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Home My WebLink AboutLUA16-000230_Report 01---.-'·--/ ~ ' . 3S 3/\'r/ Hl801 ... ... ! f J j ! ~ ASIAN RESTAURANT REMODEL TREE RETENTION/REMOVAL PLAN 17630 -108th Ave SE RENTON, WA BY Q( • . , ! ' Ill 1, .:!1 ca- l I" I ~) 3S 3/1 V Hl80 I ~./,z-,;,, / .".·:.;;<' ~·· ":;"/ c:: _]~ 3S3/\V Hl6o1/ I o kl El El . " ii ~ ·-' ~p ASIAN RESTAURANT REMODEL LANDSCAPE PLAN 17630 -108th Ave SE RENTON, WA Cl) @ (l) (j) (J) @ (!) ii) ©(I) 0 000 ' . . ' . ' , -u !;; ! ! I ! . z i I ! ""4 11 (f) () i ! ! I I ' m I . ! 0 • C I r m ! ! I I ! ! I ' I i \ • ; -< " ' m m ~ "U i; ~ I z ~ G) 0 m ~ -< )> ,= is ~~ ~ -1 ~lo ,, ,. a! ~-,, ' fil I i ~ i' ~; ~ l 8 ' I (/} lo'> :c !~i ;JJ ~j!~ C ,,!i "' " ;~g- r §~j~ )> "'_,...3\: z "~ ... " -I _£j z !h Gl ,,o 0 :: 8"1 m '! ~ :;;;! • f' $ s ~ _, ' ' ,r·t= H 0 H H ~ H F i i ··i i n l •• ~¥' s.i.· .a· !!! ~1 .. --s..., ... I{ H a• ,. . [ ii~ f :£ l a• ~i • ii ~j ' -·*'t ! i H ' j: ~ 1! jt, I • ·1 l U,H ! ' • .. • a }., • ' • l 0 .,, a .g 9: g 1 0 n • ' ' > ' • ii Q;f .r a •• ' • 1 ! g" t ! '----li ~ • E~ ~" a , 0 i •¥ £ l j. I l ! u jt-~ ~ i: j t " • [ ~"8 l ! ' • J ' •. i = s..l 8. t ' %~ • J if ~ ~t §_ " a ' ! Cj I' r· . • t I H • ~nn [ I • • l ' •'fo" ' [ !. ii. ~ •• i; ' > ' '> ~ ~ ~ 3 ~ !l a > ·a • ~ !",!~ ! if 'i • !. ASIAN RESTAURANT REMODEL PLANTING NOTES AND DETAILS 17630 -108th Ave SE RENTON, WA [ ' 0 j a ! ~ n s ' ~ ~ ~ ' ~ ' ' ~ a :::: i ~ s ' " ' ~" ~ ' ~ ' ' " ' ' ' ~ ! s ' a I 0 " g ~ ~ ~ ' ! 0 l j ~ I i ~ ' ~ ' ' e ~ ~ " ' ' H . :• i; iii!~ '~< ~ > • a i~-.; !.h z ~ ~-¥ "j Jfi ~U!~ . ~~ h ll ,o ,n,:_,.j-,,, ~ " Q s. i ~a" • °" E'&_~i& ,, ~ ~ _,. ~1~ • ~i !I I ~~II.~~ 0 if !~i •• ~""' ao f.?"e • u ; i ~ . ilH· ... ii f •• ~ • •• 1 ii =1 •• i .J ". • • I" ~if ~ ~ •• L I.<• . '. ~ " ' ;. ' ... ~'i H . ' ~"l: g ~i:: ~ 11 • • ,, I ., ~II.;.": "'' i; It' "'! ~t~ ' -· ~ @<i :i • •I • o;i 3 ~a a ti i·! -ii i !lh -·~ -~ ~·· ! $c 8' ;~ ~~ s. ~ ~ i n ~ -~ :ut • ~ o_ 3 -• 0 i;.· ! ~ • • • • '" • ' n [r • ~~? '!' ' ' ~~i !ij; •n l!j 11 G) -u --= ~ () i , 11 ~::.: w j r~ o-RENTON RESTAURANT ADON. " N " ~ -z 17630 108TH STREET SE ~ z G) RENTON, WA 98055 G) '"if ' !i ~ib-,;l ••• j~I; •I ll ih ,, •! •• ~-~~--- ~ • • Shallesh Tatu, PE. PM. B Tech, MS RENTON RESTAURANT ADON. Tatu Consulting Engineers 17630 108TH STREET SE 206-437-4190 RENTON. WA 98Cl55 shdesh _tllu@holrnal.com 54e Front StrNt Soulh Sult 100 Was ... ~ "''"" 11~1 J@fTI .. "H0 U" i i <) ~~i~ Ill~" " i ' '< i !i g: ,,~, I i?.. ~~.,, ~ :~ i?.. ":'f ':'f ':'f ':'f il' ,!~ ; i!' 1n1 ~ 11 ~ !iii ~ 0 0 fii~ :l ~. 1! ;, ~ p 0 0 f~§§tf~ <) ,~: "' 0 ~ •! " g. •• •1 :, ,_ .'~ ~ f ' I C ""'-EC'""""-'""" Shallesh Tatu, PE. PM. B Tech, MS l () -i ' ;= Tatu Consulting Engineers ,. ! ~ >: =i RENTON RESTAURANT ADON. RENTON RESTAURANT ADON. R w ~ i 17630 1 08TH STREET SE 17630 108TH STREET SE 206-'37-4190 ,. m RENTON, WA 98055 RENTON, WA 98055 lhdeah_trtu@hotmal.com (fJ 5.a Front 8trett soutll Sulll 100 Was '''" 11 i , I ' 1---!. ' l ; l ,i i ' ! i ' ; f i -~---_-_ ------lr-~ r,(~ : 1' I - ' . / \/ :i~<7i· i :I I i ,~,i i I __ I I t. -.' L__ " •'"" ;,.; ,, .,, 1-,.... 1"'1._..-.r· .. f"' ""I' -, ' ' ,;rJ ------1 I 1 : I I ~ , ' I ,.-_-Bi I I -,, "11-J ....... -, I ~r_J·C' , C:, I } ----s .'_·);'/! I m -------.' ___ ,·-·-.::!.:.il:y•-----~-------'630 103th Ave SE -0 t,------ ----------~ .10622 .J-0712 .17422 S15i . , . , j 17426 t Ii I e .J-0828 J0904 J 1002 .. 10900 · •• 11~ • 1· .10411 .10436 -------· -Jnl~ J-0413 ' --ios_oo-s· ~ ca{r -Rd I -5 • :.,. I -. J0727 J0433 -1 tll a J! ' .;.oss 1 • 1~545 .J-0561 1057~ .12575 i,0619 - 10Ji_5 :i-1621 . ' !to11-1 ~-.-• w • i>: <1 1,01e.3 J-,7.l ~ ~: ' L---~ .. 735 • 735 J7735 ~ ,J77~3 __ .., 735 e .J-7801 J7803 117803,' ' ·-,oom __ , IJ >Ji6~_}7815 :;:;--13,603,303.04072 6,015,092 12866 Meters ~ I · 1 I _ _ __ • 5 11823 ~' -·---~-------------------------------------------,------------------~------------·------- 1 NEIGHBORHOOD DETAIL MAP Scale:1'•200'..:l" I -SE 126th St ---- --r J-7604 !,082~ ?~2J )7622 t17626 T1642 ' . 11002 1757 ..... Ii I SE Petrovitsky Rd .17~04i ! • : i J09Q<! 117615 .I i1:628 • J76,46 • ,J-7660 • • J7614 : · ; ~----"··"--.,,,-I JJ'621 • •11:i .11u9 ,;162i : • r, ' '5!-------w e , < .17631, V> ' j:E ---I 4>,--~-- ew S • c.--17-ll tfl~ ' • ¢1 17653___ ' -8 5 ,. I 11755--": <( ,. ' ,:;_ ~ . ' ' e O i.658 -ti ,so ._--J::;"" ' .... ~804 •.' -_____ -.1'182 • -fl: ' • .17808 ,J-7816 i1810 • ~7818 .17819 : 117827 I:; ,J.7820 ;t;; -' .-. 1----d i I "-II ' .!782?$ L' '. 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NfAs sso ""~''" ~~g~,~~-2~0 -,c •o,,c:,,rs MCt1 --,sa,sos o,· a,c 2) JT •• :·1,s 0·1p ""' "'105[ S'IOWN .,v [<CST o, -,,1s s:TE g:_;i-r ;~~Si.!"l.::/~6,'•i~fe~=D~~ ~:~i~ >:S:SLE E\'JOCSCE 31 ·":s 5""''' oc•acsco·, ,,.,,s:c,c :,oao,c,,s· co,o,i,c'" ,~ s~~;,,,1,·e~ SCOEMBE' '· """· ""S "'"' OF 1e;s •:c,: 41 ;~~~;;~\~ :~i, :~i~:~;)c~:;::;:~~~; ~i~~~~g~::[~~~ C037S55-06. DA'COAPR:. C, 2)15 ,o ADJ:lJO~AL 'IESB>CH e•s eess P"aMPCEO 5' o•rse· 01'UiSlC,'S sec.-tlERSJS '"' ME,\S~-arn PEOPE"1J:CJL/,fi "0 PS?"ERlY ll'CS T.egend -,oo,:, MQN:;µc,-·,;,:·Eo :'.-3 :s Q .,,._ ,:,.,a1 >'('. • •ANO] C,00,CJ ~A"<"b s·", J!( • TELEP-0'-' .J<NC·,a~ ac, :T.All •TEcEP•C"MA .... C.E:'>-i -SCGS>. ac, (WI • 'L>GP;.[ ,rp; I ' t ,, '; G ~o Scale: r 1" = 20· • •·s;S"FJ •.COOR ' I :; 11 I tii ~ l '.--u~ ! I -,,-~~,, ... -';i~ ~~s:j 1 :., z~f, f~( ~~ii ~ wi;1~i'. G zS..'.!12 :z:; f>S l~~ii~ I -·· 1\' w~[~ ' :3 € r. &lj:;-· .. 1 J {,/(,, ~i'I J\1',,., :.'; l•·i;.,;, I -··· ··~ ,.,Ii I , ~ I ' I • I !t l:j 8 '""""'"s •u1.·'l rnsr•wss 5EC52TiaNR!-E1!ll n'°' 'AMS JS-~~<B s)lc·J SHT-NO ~ """ _t;._ __ -----,.__ q •, w -1 J ~ ,, s " c;; ~ ii w a~· • g .... ~ N ... "'I_____J - " ' f . .. J :I I I I I --~- I ---J,\ '\\ ' m f3> r ~ I ; a 0 ~ z UJ Iii G) m z ,o s ,', -~ ; a J> mm fj 11, 1> < • w ~::I. g Q • ~ N J i~ , I -~] ' .,.;: -> ~L --'.a:. ·, :-;:,' :._~· -, ",,, ,::: ::, ·-.c -----+- ' ,(; :J ~ ~!~ J STATE OF WASHINGTON, 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 general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a 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 February 10, 2017. The full amount of the fee charged for said foregoing publication is the sum of $108.00. ~;;4 ?!ft;~;.\ "Linda Mills Legal Advertising Representative, Renton Reporter Subscribed~~ lo me this 10th day of February, 2017. ~~ Gale Gwin, Notary Public for the State of Washington, Residing in Covington, Washington NOTICE 01< E~VIR0".'1F:NT Al, DETERMI;>;ATION ENVIRO:\'MENTAL RIWll<:W COMMITTEE RK'\.TON, WASHINGTON Department of Community and Economic Development The Environmental Review Commiltee has issued a l)eterm1- nation of Non-Significance (DNS) for the following project under the authority of the Renton municipal code Asian Restaurant Addition LU A 16-000230 Location: l 7630 108th Ave SE The applicant is requesting Ad- ministrative Site Plan Rc.,.icw and F.nv1ronmental {SEPA) Re- view for a 3,321 square foot ad- dition and facade improvements to the former McDonald's Res- taurant located at l 7630 l 08th A"e SE The rroposed building addition would result in a 7,454 square foot sit-do\.\-n restaurant The 0.87 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial {CA) zoning classification. Vehicle ac- cess to the site would continue to be provided from lOSth Ave Sf·: Appeals of the D~S must he filed in writing on or before 5:00 p.m. on February 24, 2017. Appeals must be filed m writing together with the required fee with: Hearing Ex- aminer c/o City Clerk. City of Renton, 1055 S Uradv Wav. Renton, WA 9R057 ApPeals io the l !earing Examiner are gov- erned bv RMC 4-8-llO and more information may be obtained from the R:enton City Clerk's Office, 425-430-65 lO Published in the Renton Reporter on February 10, 2017. # 1810590 • • I 'ot~ARIIVI.ENf 1or= ~Pfv'1M;9~,1~l;~FPilgiv1icPEv~i,pllrv1~ijtJ1>tANNliNt.'iR'v1s10.N .• . . , .• ii Af~lPAVit:Of!~~RVfc;;t13y. MAILiN~i . .. . ' '",l!ii!!U) ''.;'-:' " 1/Jl\maM~ - Agencies See Attached Tan Geng, Atlas Architect International Contact/Applicant Lan Wentian Owner (Signature of Sender): ~ JA~A.~ ~ ~ '" STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that Jenny Cisneros signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Asian Restaurant Addition LUA 16-000230, ECF, SA-A, MOD template -affidavit of service by mailing :rr,):z: ~..,,:' /r "'1 ·.,, ·, ,. :~· ~-r ... '· • • \ r 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 Box 47015 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 Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LEITER MAILII (ERC DETERMINATIONS) Dept. of Ecology** Attn: Misty Blair PO Box 47703 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 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. 355 110'" Ave NE Mailstop EST llW 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 39015 172°' Avenue SE Auburn, WA 98092-9763 Muckleshoot Cultural Resources Program ** Attn: Erin Slaten 39015 172nd Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson, AJCP, 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 DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Pian 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 / erin .slaten@m uckleshoot. 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 Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator February 10, 2017 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 (ER() on February 3, 2017: SEPA DETERMINATION: PROJECT NAME: PROJECT NUMBER: Determination of Nonsignificance -(DNS) Asian Restaurant Addition LUA16-000230, ECF, SA-A, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 24, 2017, 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) 430-6593. For the~irymenta\~~ommittee, /!./ ~--.. -•,L'., I . . ./ . ~-1/_/ r Matt Herrera 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 ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000230, ECF, SA-A, MOD Geng Tan, Atlas Architects, 5280 Highland Drive, Bellevue, WA 98006 Asian Restaurant Addition PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and modification of required frontage improvements for the proposed addition and fa,ade improvements to a former McDonald's Restaurant. Additional site work includes infrastructure improvements, landscaping, and the removal of the vehicle drive-through. The proposed building addition would add 3,321 square feet to the existing 4,133 square foot structure. The site is located at 17630 108th Ave SE approximately 400-feet south of the intersection of SE Petrovitsky Rd. and 108th Ave SE. The site contains perimeter and internal landscaping with 15 onsite significant trees and 31 surface parking spaces. The 0.87 acres site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue at the existing driveway along 108th Ave SE with no vehicle driveway provided along the 109th Ave SE frontage. The proposal includes the retention of 8 trees and the addition of 9 parking spaces. The site contains no critical areas. PROJECT LOCATION: LEAD AGENCY: 17630 108th Ave SE, Renton WA 98055 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). This Determination of Non-Significance is issued under WAC 197-11-340. 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 February 24, 2017. 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: DATE OF DECISION: SIGNATURES: Community Services Department February 10, 2017 February 6, 2017 7i ( /17 ate f t/tp /7 Date Rick M. Marshall, Administrator ,::e~okes' C.E. "Chip" Vincent, Administrator Department of Community & Economic Development Date ---------Renton 0 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: ASIAN RESTAURANT ADDITION LUA16-000230, ECF, SA-A, MOD PROJECT NUMBER: LOCATION: 17630 108TH AVE SE, RENTON WA 98055 DESCRIPTION: THE APPLICANT IS REQUESTING ADMINISTRATIVE SITE PLAN REVIEW, ENVIRONMENTAL (SEPA) REVIEW, AND MODIFICATION OF REQUIRED FRONTAGE IMPROVEMENTS FOR THE PROPOSED ADDITION AND FA~DE IMPROVEMENTS TO A FORMER MCDONALD'S RESTAURANT. ADDITIONAL SITE WORK INCLUDES INFRASTRUCTURE IMPROVEMENTS, LANDSCAPING, AND THE REMOVAL OF THE VEHICLE DRIVE-THROUGH. THE PROPOSED BUILDING ADDITION WOULD ADD 3,321 SQUARE FEET TO THE EXISTING 4 1 133 SQUARE FOOT STRUCTURE. THE SITE IS LOCATED AT 17630 108'" AVE SE APPROXIMATELY 400-FEET SOUTH OF THE INTERSECTION OF SE PETROVITSKY RD. AND 108'" AVE SE. THE SITE CONTAINS PERIMETER AND INTERNAL LANDSCAPING WITH 15 ONSITE SIGNIFICANT TREES AND 31 SURFACE PARKING SPACES. THE 0.87 ACRES SITE IS WITHIN THE COMMERCIAL & MIXED USE (CMU) LAND USE DESIGNATION AND THE COMMERCIAL ARTERIAL (CA) ZONING CLASSIFICATION. ACCESS TO THE SITE WOULD CONTINUE AT THE EXISTING DRIVEWAY ALONG 108TH AVE SE WITH NO VEHICLE DRIVEWAY PROVIDED ALONG THE 109'" AVE SE FRONTAGE. THE PROPOSAL INCLUDES THE RETENTION OF 8 TREES AND THE ADDITION OF 9 PARKING SPACES. THE SITE CONTAINS NO CRITICAL AREAS. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 24, 2017, 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. July 28, 2016 Geng Tan Atlas Architect International 5280 Highland Dr. Bellevue, WA 98006 Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator SUBJECT: "On Hold" Notice Asian Restaurant/ LUAlG-000230, ECF, SA-A Dear Ms. Tan: The Planning Division of the City of Renton received a resubmittal for the above master application on July 12, 2016. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before October 26, 2016 so that we may continue the review of the above subject application: Engineering Comments 1. There are no details or design calculations provided for the northeast bio- retention cell. Provide all design calculations and design details in accordance with the 2009 KCSWDM and the City Amendments to the Manual. Note: minimum setbacks from property line is 5-feet; as shown the cell encroaches into the ROW. Fencing and 15-feet of landscaping is required around all stormwater facilities. 2. The bio-retention cell in the west basin is shown to be a vault. Bio-retention is not possible when designing vaults, a wetvault or sandfilter could possibly be used. We need clarification on what the intent is with the vault on the west side of the property and how it is combined with the existing system. The civil plans show keeping all the existing pipes and CBs, but the TIR and details show otherwise. The TIR shall include full sizing and design calculations for any vault or detention facility as outlined in the 2009 KCSWDM and the City Amendments to the Manual. 3. Pre and post-developed peak flows are not included in the TIR per previous discussions. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov 4. A formal modification request for not installing the frontage improvements on both sides of the property is required, as previously requested. The fee for modification requests is $150.00 per modification. Please refer to RMC 4-9-250D2 and provide responses to the modification criteria. 5. The sewer line appears to cross directly through the proposed vault and will need to be relocated if the vault is to remain. Planning Comments 1. The proposed bio-retention pond on the northeast corner of the property encroaches into the required 10-foot wide fully sight-obscuring landscape visual barrier that is required due to the abutting residential zone (Renton Municipal Code (RMC) 4-4-070F4). Further, a storm drainage facility is required to be fenced with 15-feet if perimeter landscaping (RMC 4-4-070H6). Please resubmit plans (civil, site, and landscape) that identify compliance with the above referenced code citations. 2. Please provide details and locations for any retaining walls or fences on the landscape plan. Please refer to RMC 4-4-040 for fence and wall regulations. 3. The proposed bio-retention cell has resulted in the amount of onsite parking to be reduced to below the required 10 spaces per 1,000 square feet of dining area. The resubmitted plans show 38 spaces, which is less than the 40 spaces required for the 4,025 square foot dining area. A reduction of up to 25 percent is permitted via site plan provided the applicant can justify the modification. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities (RMC 4-4-080F10). Please provide justification for the reduction of required parking spaces. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerely, Matthew Herrera, AICP Senior Planner cc: Wentian Lan/ Owner(s) Zoe Mattson/ Party{ies} of Record Ann Fowler, Civil Engineer II H: ICED\Planning\Current Planning\PROJECTS\ 16-000230.Matt\OnHold Letter 7-28 _ 16-000230.docx Atlas Group LLC. Phone: (206) 488-3688 Email:gengtan@gmail.com LAND USE REVIEW COMMENTS RESPNSES: LUA 16-000230,ECF,SA-A Application Date: April 5, 2016 Name: Restaurant Addition to Mcdonalds Land Use Permit Review: 1. The submitted documents do not provide sufficient information to complete a thorough review of the project. The civil plans and technical information Report (TIR)shall follow all requirements as outlined in Section 2 of the City of Renton Amendments to the 2009 King County Stormwater Design manual. IN order to review the land use application submittal, the following minimum items will be required: See Civil Response letter. 2. A modification of street frontage improvement must be requested for right-of-way improvements that do not match city standards. See Civil Response letter. 3. The trash enclosure is located within the 15-foot setback and will need to be relocated. Response: Site plan has been revised to relocate trach enclosure outside of the 15-foot setback zone, see sheet A 1.1. TCE Mr. Matthew Herrera, AICP, Senior Planner City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 July 9, 2016 Re: Renton Restaurant Addition LUA 16-000230, ECF. SA-A-Response to Comments Dated April 21, 2016 Dear Mr. Herrera, Thank you and Ms. Fowler for taking the time out of your busy schedule for an informal review and guidance. We do appreciate that. Following is the manner in which the comments have been addressed on the revised drawing and report submitted herewith. I. The drawings and Technical Information Report (TIR) have been revised to reflect the requirements of City of Renton for the TIR. a. The level 1 downstream drainage analysis has been updated as required. b. With the use of the WWHM2012 program we have completed the analysis and the results have been included, showing the flow rates and facilities sizing. c. The permeable pavement has now been counted as impervious pollution generating areas. A credit of 50% pervious is being claimed in sizing of the treatment facilities. d. In the revised TIR we have included discussion on the flows calculated and capacity of the conveyance system. e. We have added sheet C-3.1 to detail the existing and the proposed conveyance system. As you can see from the WWHM2012 printout, the flows, if any will be minimal. f. We have cut back on the use of permeable pavement and are in discussion with the owner if the remaining permeable pavement is beneficial enough to keep. Depending on the decision of the owner the permeable asphalt will be detailed as requested. 2. Based on your guidance at the meeting, the street improvements have been corrected. 3. The Architect is addressing this item separately. If you have any questions, please contact us. Thank you. Shailesh Tatu, PE, PM TCE -----~ NOTICE OF APPLICATION ANO PROPOSED DETERMINATION OF NON-SIGN\f\CANCE (ONS) A Mo<tor A01>iicotjon ha, b<on fl:od ond ><cop<od "'!!:,0;::•d:;:.:n,::~~l:::-;:~::~\~:'n:~:::~• (CEOI _ Pl,nnln1 O;,i~on <>l "'• tltvo! ~or•tan, T11• P"bll<Appn,,,,I .. DATE OF NOTICE Of APPllCATICIN; AO<'.I 0, 2al~ PfRMIT APPLICATION OAT{: ~a,ch24,101S Nona Ofc;cJMP1,£TEi,PllU(AllON, Af'PllCANT/l'RO)[C'l CONTP.C'l P~,50N: Aon, 5, rois Goni un, Atl•• /l.nl,~od:lnt. / 5180 Hlit,land r,r./ eoH...,.,.,, WA 9800& / 206--488-36811 f -~"11<1!'V"•ll.a,m L<>uli<Jn .. ~ ... aopllat!on ma'j bon., ... od, E"'~OnTfteot.al(s£/>A)R-.Admlnl-• litePl•n ~ulldln1-t,~P-t,Fln1Pom,it,•nd<;lp,Permlt o .. 1,,.1•Rop<>rt,t.,,nll,ap• .......... ll,Porl<ln1Aoaly,,1' oepar<mont ofCom""'"itV & Eoonomli: v.,,.,i_..., IUO) -P1....,ln1 OM,ion, Sl""' fl-R•"'"" City Hol~ 1055 ~out!, Gra<ly W>,y, RontDn. 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CONTACl PERSON: Clark Close, Senior Planner; Tel: (425) 430-721!.9; Email etlose@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE 1DENTLf\CAT\0N CERTIFICATION I, Ci.4071.-/t--If-Clo,.,(' hereby certify that ] copies of the above document were posted in __;j_ conspicuous places or nearby the described property on Date: __ ~lf,__/ s~-,,__,/ /-"-6 ____ _ STATE OF WASHINGTON Signed: 0?4vi. //_. a ______ =----- ss COUNTY OF KING I certify that I know or have satisfactory evidence that C \ecdc \J, _ Clos.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. ,,,,',\\\\\\\11i Dated: A p) ~.~1,--y ,g, a. 1 c, c,)• Y, ------0-aMla~i,,,,~. ~·11,;. ___ N_o_t_al/-ry=p-'," '.c.."'1""·1 ----l-.l.2:l-LJ..W""-"------------ .~ -.., uo1 in and for the State of Washington 0£ C, .. 0 ~'1,. /, ':"1 : ,. ~.~ rn / ::t> t ... ..,1) "'~ ::.: --f ~ 'O -,( '!~ ~::. ,n ~d' c. -~f (I);: Notary (Print): , , "~ ,:::, 0 -;,, :,:,~"(1c '-'ff = ---'==-'\"',"'.--r-> ..... aa ..... ,"'1"'M-. '--------;.(\ '11 · ~ .. 17 ~--, I;..'''"""""'",----~ lt'Y appointment expires: ,Ai'·"" 'Hi+-;:;l. g 1 02 L:J ~ S 1--/J N G10 ,/::-----f--"u.,,0~=c~_..,__,,,_._sa.c~---- ' \ \ 1 ii\\\\'\''..,_ 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 . •,, Ly •11 COUNTY OF KING ) '"'vL P 11,, \: ,:,\""'\'\'''' o, __ · 1, ~~\SS10+11,, .... ~ I? I certify that I know or have satisfactory evidence that Sabrina Mirante " ,-o r-i~ "'+'\ "fl~ r"01,.1JJ/ signed this instrument and acknowledged it to be his/her/their free and voluntary act for \fie \\,5es.<1,nd ~µus~ mentioned in the instrument. \ \ <>'. :'-'uC. ~f ;:: Dated: 4 ,J/l&{ S J.0 I l, I I ') ',, 29 1 7 $" = ;{'-~IJ:111~1\\\\'-'"'~~Q~ Nqta y Public in and for the State of Wastiiq~t._Q<;l:s'' \., ':'; Notary (Print): ___ ...,/ ... /-i'-'-'U""'rj~--'/_.1;,.....,,W'-'d"'-"':S __________ _ My appointment expires: ..J_ 1 ; _, , a /lzj ~1 ol 11 20/r LUA 16-000230, ECF, SA-A template -affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS·240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers*** Depart. of Natural Resources PO Box 47015 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 Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING {ERC DETERMINATIONS) Dept. of Ecology •• Muckleshoot Indian Tribe Fisheries Dept.** Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 39015 -17211d Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program** 4717 W Marginal Way SW Attn: Laura Murphy Seattle, WA 98106-1514 39015 17211 d Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Muckleshoot Cultural Resources Program*"' Environmental Planning Supervisor Attn: Erin Slaten Ms. Shirley Marroquin 39015 17211 d Avenue SE 201 s. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98104-3855 WDFW • Larry Fisher* Office of Archaeology & Historic Preservation* 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler Issaquah, WA 98027 PO Box48343 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Tim McHarg Attn: Charlene Anderson, AICP 1 ECD Director of Community Development 220 Fourth Avenue South 12835 Newcastle Way1 Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Puget Sound Energy City of Tukwila Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official 355 110'" Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'" St Kent, WA 98032 *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 Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / laura.murphy@muckleshoot.nsn.us / erin .slaten@m uckles hoot. 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 Geng Tan Atlas Architect International 5280 Highland Dr Bellevue, WA 98006 Geng Tan Atlas Architect International 5280 Highland Dr Bellevue, WA 98006 Wentian Lan 2605 82nd Ave NE Medina, WA 980391507 1116100010 ARTERITANO JULIA M+BATES RO 2627 EASTLAKE AVE E SEATILE, WA 98102 1116100040 FEDERAL NATIONAL MORTGAGE A 8950 CYPRESS WATERS BLVD COPPELL, TX 75019 1116100070 STILL DOUGLAS B 17804 109TH AVE SE RENTON, WA 98055 3223059063 TRIMARK NORTH BENSON LP 406 ELLINGSON RD 2ND FL PACIFIC, WA 98047 3223059063 CURRENT TENANT 10727 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 10715 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 17615 108th Ave SE Suite B Renton, WA 98047 3223059063 CURRENT TENANT 17621108th Ave SE Renton, WA 98047 3223059063 CURRENT TENANT 10707 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 17701108th Ave SE Suite 219 Renton, WA 98047 1116100020 ARTERITANO JULIA M+BATES RO 17622 109th Ave SE Renton, WA 98055 1116100050 MATISON ZOE E 17654109TH AVE SE RENTON, WA 98055 3223059054 DESIMONE TRUST WEN DYS 1201 3RD AVE #5010 SEATILE, WA 98101 3223059063 TRIMARK NORTH BENSON LP 406 ELLINGSON RD 2ND FL PACIFIC, WA 98047 3223059063 CURRENT TENANT 10725 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 17615 108th Ave SE Suite C Renton, WA 98047 3223059063 CURRENT TENANT 10619 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 10555 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 17711108th Ave SE Renton, WA 98047 3223059063 CURRENT TENANT 17701108th Ave SE Suite 504 Renton, WA 98047 1116100030 STROHSCHEIN DONALD & JULIE 14715 SE 145TH PL RENTON, WA 98059 1116100060 MATISON ERIC M+DAVID H 17660 109TH AVE SE RENTON, WA 98055 3223059056 CHRISTMAN ERIC & JADE 28004 203RD AVE SE KENT, WA 98042 3223059063 CURRENT TENANT 17637 108th Ave SE Renton, WA 98055 3223059063 CURRENT TENANT 17705 108th Ave SE Renton, WA 98047 3223059063 CURRENT TENANT 10561 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 17709 108th Ave SE Renton, WA 98047 3223059063 CURRENT TENANT 17615 108th Ave SE Suite A Renton, WA 98047 3223059063 CURRENT TENANT 17633 108th Ave SE Renton, WA 98047 3223059063 CURRENT TENANT 10713 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 10703 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 10551 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 17625 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 17803 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 17913 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 17805 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 17911108th Ave SE Renton, WA 98047 3223059104 PRUZAN BUILDING COMPANY LL PO BOX 9386 SEATILE, WA 98109 3223059120 OREILLY AUTO ENTERPRISES 17620 108th Ave SE Renton, WA 98055 3223059201 MAEHREN MARCIAL P O BOX 494303 REDDING, CA 96049 3223059063 CURRENT TENANT 10719 SE Carr Rd Renton, WA 98047 3223059063 CURRENT TENANT 17629 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 17915 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 10640 SE 180th St Renton, WA 98047 3223059065 CURRENT TENANT 17919 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 10658 SE 180th St Renton, WA 98047 3223059065 CURRENT TENANT 17901108th Ave SE Renton, WA 98047 3223059105 BILC FLORENTINA 17655 109TH AV SE RENTON, WA 98005 3223059175 AJF LLC 1422 EDINGER AVE #150 TUSTIN, WA 92780 3223059201 MAEHREN MARCIA L 17636 108th Ave SE Renton, WA 98055 3223059063 CURRENT TENANT 17707 108th Ave SE Renton, WA 98047 3223059063 CURRENT TENANT 17615 108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 10650 SE 180th St Renton, WA 98047 3223059065 CURRENT TENANT 17921108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 17909 108th Ave SE Renton, WA 98047 3223059065 CU RR ENT TENANT 17941108th Ave SE Renton, WA 98047 3223059065 CURRENT TENANT 17923 108th Ave SE Renton, WA 98047 3223059119 MCDONALDS CORP 046/0138 PO BOX 182571 COLUMBUS, OH 43218 3223059193 US BANK CORPORATE R/E 2800 E LAKE ST MINNEAPOLIS, MN 55406 3223059270 TRI-WEST BENSON 10423 MAIN ST SUITE 4 BELLEVUE, WA 98004 3223059270 CURRENT TENANT 10829 SE Petrovitsky Rd Renton, WA 98055 5438000190 SAMSEL DONNA L C/0 17621110TH AVE SE RENTON, WA 98055 5438000220 CODON ESTHER G 17637 110TH AVE SE RENTON, WA 98055 5438000250 MARTINEZ SARAH 17659 110TH AVE SE RENTON, WA 98055 5438000260 JOHNSON ROBERTA PO BOX 58893 RENTON, WA 98058 3223059270 CURRENT TENANT 10827 SE Petrovitsky Rd Renton, WA 98055 5438000200 CUMMING MELINDA S 17621110TH AVE SE RENTON, WA 98055 5438000230 MURTHI RAM+USHA+JASON J MUR 17645 110TH AVE SE RENTON, WA 98055 1116100080 SNARSKI JOHNNIE+KAREN 17810 109TH AV SE RENTON, WA 98055 5438000270 TOM WING M+BARBARA K 18728 137TH CT SE RENTON, WA 98058 3223059016 FRED MEYER STORES INC 1014 VINE ST 7TH FLOOR CINCINNATI, OH 45202 5438000210 WHEELER DANIEL D 17629 110TH AVE SE RENTON, WA 98058 5438000240 ARUNGA MARCIA TATE 17653 110TH AV SE RENTON, WA 98055 1116100090 TERRY JASON+ TRACY K 17818 109TH AV SE RENTON, WA 98055 3223059334 GOUNDER PARAMASEVAN+CHRISTI 17661109TH AVE SE RENTON, WA 98055 Leslie Betlach -------Renton 0 Plan Number: Site Address: LUA16-000230 17630 108TH AVE SE Plan Review Routing Slip Name: Asian Restaurant Addition Description: The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review for an addition to the former McDonald's Restaurant located at 17630 108th Ave SE (APN 3223059119). The existing 4,133 sf one-story building would be expanded and repurposed into two (2) Asian Restaurants totaling 7,454 gross sf. The site contains perimeter and internal landscaping with 24 trees and 23 surface parking stalls. The 0.87 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Primary access to the site would continue to be provided from 108th Ave SE with site-to-site vehicle access ways to the north. The proposal includes retention of eight (8) existing trees and 44 total parking spaces. The site does not contain any critical areas. The applicant has submitted 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 Envi ronmenta I Hea Ith 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 Airport Envi ronmenta I Uti I iti es 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 corrections in Corrections. J/uhz_a1zrl,,() ~~ ~ ~,c,(__ Terry Flatley -------Renton 0 Plan Number: Site Address: LUA16-000230 17630 108TH AVE SE Plan Review Routing Slip Name: Asian Restaurant Addition Description: The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review for an addition to the former McDonald's Restaurant located at 17630 108th Ave SE (APN 3223059119). The existing 4,133 sf one-story building would be expanded and repurposed into two (2) Asian Restaurants totaling 7,454 gross sf. The site contains perimeter and Internal landscaping with 24 trees and 23 surface parking stalls. The 0.87 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Primary access to the site would continue to be provided from 108th Ave SE with site-to-site vehicle access ways to the north. The proposal includes retention of eight (8) existing trees and 44 total parking spaces. The site does not contain any critical areas. The applicant has submitted 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 Housl ng 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 corrections in Corrections. We recommend they select an alternative species to Callery Pear. Signature of Director or Authorized Representative Date Denis Law Mayor April 21, 2016 Geng Tan Community & Economic Development Department C.E. "Chip"Vincent, Administrator Atlas Architect International 5280 Highland Dr. Bellevue, WA 98006 SUBJECT; "On Hold" Notice Asian Restaurant Addition/ LUA16-000230, ECF, SA-A Dear Ms. Tan: 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 following information will need to be submitted before July 19, 2016 so that we may continue the review of the above subject application: • 1. The submitted documents do not provide sufficient information to complete a thorough review of the project. The Civil Plans and Technical Information Report (TIR) shall follow all requirements as outlined in Section 2 of the City of Renton Amendments to the 2009 King County Stormwater Design Manual. In order to review the land use application submittal, the following minimum items will be required: a. A complete off-site analysis in accordance with the requirements for a Level 1 Analysis outlined in Section 2 ofthe Manual. b. A complete Flow Control and Water Quality Facility Analysis as outlined in Section 2 of the Manual. Applicant shall provide flow rates for the existing site conditions and developed site conditions as outlined in the Manual. c. Note the requirements outlined in the Manual for the use of permeable pavement. The area of the site to utilize permeable pavement can be applied as a credit when modeling the developed site conditions in order to qualify for exceptions outlined in Section 1.2 of the Manual, but still counts towards impervious surface area Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • and pollution generating impervious surface area as it will be subject to vehicular use. d. The existing conveyance system shall be analyzed in accordance with Section 1.2.4 of the Manual. e. The existing conveyance system shall be detailed on the plans, including all catch basin and pipe locations from the property lines, pipe sizes, slopes and inverts, which will also be required to complete the analysis as noted above. f. The plans shall include details and specifications of any permeable pavement to be used. • 2. A modification of street frontage improvement must be requested for right- of-way improvements that do not match city standards. • 3. The trash enclosure is located within the 15-foot setback and will need to be relocated. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Matthew Herrera, AICP Senior Planner cc: Wentian Lan/ Owner(s) Zoe Mattson/ Party{ies) of Record April 5, 2016 Geng Tan Atlas Architect International 5280 Highland Dr. Bellevue, WA 98006 Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: Notice of Complete Application Asian Restaurant Addition, LUA16-000230, ECF, SA-A Dear Ms. Tan: 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: Wentian Lan/ Owner(s) Renton City Hall • l 055 South Grady Way • Renton, Washington 98057 • rentonwa.gov r R CITYOF ~ en ton.;:, NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) 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 APPLICATION: LAND USE NUMBER: PROJECT NAME: April 5, 2016 LUA16-000230, ECF, SA-A Asian Restaurant Addition PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review for an addition to the former McDonald's Restaurant located at 17630 108th Ave SE (APN 3223059119). The existing 4,133 sf one-story building would be expanded and repurposed into two (2) Asian Restaurants totaling 7,454 gross sf. The site contains perimeter and internal landscaping with 24 trees and 23 surface parking stalls. The 0.87 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Primary access to the site would continue to be provided from 108th Ave SE with site-to-site vehicle access ways to the north. The proposal includes retention of eight {8) existing trees and 44 total parking spaces. The site does not contain any critica I areas. PROJECT LOCATION: 17630 1081 h Ave SE, Renton, WA 98055 OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): 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 DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). 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. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: March 24, 2016 April 5, 2016 APPLICANT/PROJECT CONTACT PERSON: Geng Tan, Atlas Architect Int./ 5280 Highland Dr./ Bellevue, WA 98006 / 206-488-3688 / gengtan@gmail.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: Environmental (SEPA) Review, Administrative Site Plan Building Permit, Construction Permit, Fire Permit, and Sign Permit Drainage Report, Landscape Analysis, Parking Analysis Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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.: Asian Restaurant Addition/LUA16-000230, ECF, SA-A NAME:------------------------------------- MAILING ADDRESS: _________________ CITY/STATE/ZIP:----------- TELEPHONE NO.: --------------- • CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: The subject site is designated Commercial & Mixed Use (CMUJ on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map and Urban Design District D Overlay District. Environmental {SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120A; 4-4-070; 4-4-080; 4-4-090; 4-4-130; 4-6-030; 4-9-070; 4-9-200 and other applicable codes and regulations as appropriate. No mitigation measures are recommended at this time. Comments on the above application must be submitted in writing to Clark Close1 Senior Planner1 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 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Kenton® A. ADMINISTRATIVE REPORT & DECISION DECISION: 0APPROVED [8J APPROVED SUBJECT TO COND IONSrn· ...... , • REPORT DA TE: February 10, 2017 DATE -, "'I Project Name: Asian Restaurant Addition NAME INITIAL/DATE Owner: Wentian Lan, 2605 82"' Ave NE, Medina, WA 98039 Applicant/Contact: Geng Tan, Atlas Architects, 5280 Highland Drive, Bellevue, f ;g ••i ,./.// I 1 'r°. File Number: LUA16-000230,SA-A,MOD /' Ul.lt.-/VF #.I 7 I-, /z. Pro1ect Manager: Project Summary: Project Location: Site Area: Matthew Herrera, Senior Planner The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and modification of required frontage improvements for the proposed addition and fa~ade improvements to a former McDonald's Restaurant. Additional site work includes infrastructure improvements, landscaping, and the removal of the vehicle drive- through. The proposed building addition would add 3,321 square feet to the existing 4,133 square foot structure. The site is located at 17630 108th Ave SE approximately 400-feet south of the intersection of SE Petrovitsky Rd. and 108th Ave SE. The site contains perimeter and internal landscaping with 15 onsite significant trees and 31 surface parking spaces. The 0.87 acres site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue at the existing driveway along 108th Ave SE with no vehicle driveway provided along the 109th Ave SE frontage. The proposal includes the retention of 8 trees and the addition of 9 parking spaces. The site contains no critical areas. 17630 108th Ave SE, Renton WA 98055 0.87 acres Project Location Map Asian Restaurant Addition Admin Report Asian Restaurant I I 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Renton® A. ADMINISTRATIVE REPDRT & DECISION DECISION: 0APPROVED ~ APPROVED SUBJECT TO CONDITIONS D DENIED REPORT DATE: February 10, 2017 Project Name: Asian Restaurant Addition Owner: Wentian Lan, 2605 82°d Ave NE, Medina, WA 98039 Applicant/Contact: Geng Tan, Atlas Architects, 5280 Highland Drive, Bellevue, WA 98006 File Number: LUA16-000230,ECF,SA-A,M0D Project Manager: Matthew Herrera, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and modification of required frontage improvements for the proposed addition and fa,ade improvements to a former McDonald's Restaurant. Additional site work includes infrastructure improvements, landscaping, and the removal of the vehicle drive- through. The proposed building addition would add 3,321 square feet to the existing 4,133 square foot structure. The site is located at 17630 108th Ave SE approximately 400-feet south of the intersection of SE Petrovitsky Rd. and 108th Ave SE. The site contains perimeter and internal landscaping with 15 onsite significant trees and 31 surface parking spaces. The 0.87 acres site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue at the existing driveway along 108th Ave SE with no vehicle driveway provided along the 109th Ave SE frontage. The proposal includes the retention of 8 trees and the addition of 9 parking spaces. The site contains no critical areas. Project Location: 17630 108th Ave SE, Renton WA 98055 Site Area: 0.87 acres Project Location Map Asian Restaurant Addition Admin Report Asian Restaurant City of Renton Department of Community & Economic Development ASIAN RESTAURANT ADDITION Administrative Report & D~cision ' LUA16-000230,ECF,SA-A,M0D Report of February 10, 2017 I 8. EXHIBITS: Exhibit 1-13: Exhibit 14: Exhibit 15: Exhibit 16: As shown in the Environmental Review Committee Report Administrative Report & Decision Environmental Threshold Determination Transportation Concurrency Memorandum I C. GENERALINFORMAT/ON: Page 2 of 38 1. Owner(s) of Record: 2. Zoning Classification: Wentian Lan, 2605 82nd Ave NE, Medina, WA 98039 Commercial Arterial (CA) 3. Comprehensive Plan Land Use Designation: Commercial and Mixed Use (CMU) 4. Existing Site Use: Vacant former McDonald's Restaurant 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: b. East: C. South: d. West: 6. Site Area: Shopping Center and Commercial Arterial (CA} zone Single-family residential and Residenital-8 (R-8} zone Restaurant, single-family residential and CA and R-8 zones Shopping Center and CA zone 87 acres I 0. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Benson Hill Annexation I E. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A N/A Ordinance No. 5758 5758 5327 Date 06/22/2015 06/22/2015 03/01/2008 a. Water: Water service will be provided by the Soos Creek Water and Sewer District. A Water Availability Certificate will be a required submittal item with the Civil Construction Permit b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer District. A Sewer Availability Certificate will be a required submittal item with the Civil Construction Permit. c. Surface/Storm Water: A 15-inch and 24-inch stormwater main is located within 108th Ave SE. The subject property contains a private stormwater system that drains to the public facility. Admin Report Asian Restaurant City of Renton Deportment of Comm ASIAN•RESTAURANT ADDITION Report of February 10, 2017 & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Page 3 of 38 2. Streets: The subject property contains frontages along 1081h Ave SE and 1091h Ave SE. No vehicle access is provided to 1091h Ave SE. 3. Fire Protection: Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: a. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards b. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-100: Urban Design Regulations c. Chapter 4 City-Wide Property Development Standards d. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards e. Chapter 9 Permit-Specific a. Section 4-9-200: Site Plan Review f. 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 April 21, 2016 and taken off-hold December 13, 2016. The project complies with the 120-day review period. 2. The project site is located 17630 108th Ave SE, Renton WA 98055. 3. The project site is currently developed with a vacant fast food restaurant with perimeter landscaping and surface parking. 4. Access to the site would be provided via the existing driveway along 1081h Ave SE. No vehicle access is provided to 1091h Ave SE. 5. The property is located within the Commercial and Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification. 7. There are approximately 15 trees located on site of which the applicant is proposing to retain a total of 8 trees. 8. No critical areas have been identified on the subject property. 9. No soil cuts or fills have been proposed for the subject property. 10. The applicant is proposing to begin construction in 3-6 months from the date of decision. Admin Report Asian Restaurant City of Renton Department of co, ASIAN RESTAURANT ADDITION 1ity & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 4 of 38 11. The building's entrances are proposed along the west fa~ade with an overall building orientation to 1081h Ave SE. 12. Surrounding property owners and agencies with jurisdiction were notified at the time of application. No public or agency comments were received. 13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), the Environmental Review Committee issued a Determination of Non-Significance (DNS) for the Asian Restaurant Addition (Exhibit 15). A 14-day appeal period will commence on February 10, 2017 and will end on February 24, 2017. 14. 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. 15. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) 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 de~ignation is to transform strip commercial development into business districts through the intensifi'cation 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: Compliance Comprehensive Plan 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-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. ,/ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,/ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ,/ Goal L-48: Accommodate change within the Renton community in a way that maintains Renton's livability and natural beauty. ,/ Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 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. Policy L-57: Complement the built environment with landscaping using native, ,/ naturalized, and ornamental plantings that are appropriate for the situation and circumstance and which provide for respite, recreation, and sun/shade. Admin Report Asian Restaurant City of Renton Department of Comm, ASIAN-RESTAURANT ADDITION & Economic Development ~dministrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 5 of 38 16. 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: Compliance CA Zone Develop Standards and Analysis ,,, Use: Eating and Drinking Establishment Staft Comment: Eating and drinking establishments 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. Sta[[ 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. Sta[f Comment: The subject property is 37,874 square feet. Setbacks: The minimum front yard setback is 15 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 20 ft. is required. The minimum side yard along a street setback is 15 ft. The minimum setback may be reduced to Oft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum side yard along a street setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staft Comment: The existing building footprint is setback approximately 83-feet from the front property line. The building was originally constructed prior to the neighborhood's annexation into the City of Renton and under the jurisdictional ,/ authority of King County. The existing structure is considered nonconforming and the proposed alterations of the structure are intended to make the structure more conforming such as providing updated architecture that meets current urban design regulations, removal of the former fast food chain restaurant architecture, and providing new parking spaces behind the building. Additionally, the applicant will be required to construct frontage improvements along lOB'h Ave SE that will bring the sidewalk closer the building (see FOF 19} and therefore shorten the distance between the pedestrian realm and building entrance. The subject property abuts and is adjacent to Jots zoned residential on the SE portion of the property and along the east frontage. The building is setback approximately 48- feet from the abutting property line on the southeast and 74-feet from the east property line. ,/ Building Standards: The CA zone has a maximum building coverage 65% of total lot Admin Report Asian Restaurant City of Renton Department of Co, ASIAN RESTAURANT ADDITION ,ity & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D Report of February 10, 2017 Page 6 of 38 Compliant if condition of approval is met 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 addition to the existing building would result in a building coverage af approximately 20-percent. The highest point of the building is a parapet along the north elevation measuring 20-feet 7-inches. 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. Staff Comment: A conceptual landscape plan was submitted with the project application (Exhibit 6). The landscape plan proposes a ten foot wide perimeter landscape screen between the surface parking lot and the ROW. The plan identifies six existing Flowering Plum trees with dbh widths ranging from 10 to 12 inches that will remain along the frontage with the addition of two new Chancellor Linden trees. Shrubs within the perimeter screen include Otto Luyken Laurel, Japanese Yew, Dwarf Fountain Grass, and Chokeberry. Flowering Periwinkle groundcover is also proposed within the surface parking landscape screen. The proposed parking lot perimeter screen would meet the requirements of the landscaping code, however it appears the Chancellor Linden located north of the pedestrian path and two rows of shrubs are located in an area that will be dedicated as ROW. Therefore staff recommends as a condition of approval, the applicant submit a revised landscaping plan that relocates the trees and shrubs anta the subject property from the future ROW. The revised Admin Report Asian Restaurant City of Renton Deportment of Comm ASIAN·RESTAURANT ADDITION Report of February 10, 2017 & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D Page 7 of 38 landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. The landscape plan provides interior lot landscaping in excess of the 600 square foot minimum /40 parking spaces x 15sf = 600sf), however several landscaping islands do not meet the minimum width of 5-feet. Therefore staff recommends as o condition of approval, the applicant submit a revised landscaping plan that confirms all internal landscaping planters are a minimum width of 5-feet, not including the curb. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additional perimeter landscaping requirements include a 10-foot wide fully sight obscuring screen along portions of the SE perimeter and along the east property line due to abutting residential zones. The landscape plan provides plantings consisting of schipka laurel and compact strawberry shrubs that will provide a dense and opaque hedge when mature. The landscaping screen also includes flowering pear trees and other shrubs and groundcover that will provide a varietal interest to its primary screening function. Additionally, a row of existing mature flowering plum trees will be retained along the 109" Ave SE frontage that mimic a street tree aesthetic. 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 revised Tree Retention Plan prepared by GHA Landscape Architects dated December 9, 2016 /Exhibit 5) was submitted during the site pion application review period. The tree inventory identifies the primary species found on the subject property as Flowering Plum, Redwood, Maple, and Weeping Japanese Maple. Following the required dedication of right-of-way, the subject property contains 18 onsite trees of which 15 of those trees are significant. The applicant is required to retain 10 percent of the trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 15 significant trees onsite, the applicant is proposing to retain eight /8} trees. As a result, the applicant has demonstrated compliance with the Tree Retention requirements of the code. During construction, trees 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, Adm in Report Asian Restaurant City of Renton Deportment of Coo ASIAN RESTAURANT ADDITION ,ity & Economic Development Administrative Report & Decision LUAl6-000130,ECF,SA-A,MOD Report of February 10, 2017 Page 8 of 38 Compliant if condition of approval is met Compliant if condition of approval is met keeping the area clear af 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 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: The existing vehicular access connection to the northern abutting property will remain with the proposed improvements. A connection to the south abutting property is not proposed as the neighboring property contains an established parking lot with the parking spaces and a building along the property line and no available space for a connection. Parking: Parking regulations require that eating and drinking establishment 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. Staff Comment: The proposed building addition and restaurant remodel will result in a dining area of 4,025 square feet, which would require 40 parking spaces. The applicant has proposed to provide 40 total parking spaces, therefore meeting the minimum and maximum code requirement. The proposed site plan (Exhibit 3) indicates the proposed 33 standard spaces are dimensioned at 9-feet by 20-feet and 9-feet by 23-feet for parallel spaces, however 5 of the 7 compact spaces located on the east portion of the surface parking lot ore only 7-feet wide and do not meet the minimum 8.5-foot width requirement. Therefore, staff recommends as a condition of approval, that the applicant submit a revised site pion that confirms the compact parking spaces meet the dimensional requirements. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The landscape plan (Exhibit 6) provides a new fence along the eastern property line as it exists after dedication. No details of the fence were provided. Therefore staff recommends as a condition of approval, the applicant provide detail cut sheets with the landscape plan of the fencing along the eastern property line that identifies the type of fence and confirms the fence meets the maximum height requirement. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior ta construction permit approval. Refuse and Recyclabl.es: 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 Admin Report Asian Restaurant City of Renton Department of Comm ASIAN-RESTAURANT ADDITION & Economic Development Administrative Repart & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 9 of 38 shall be provided for recycling and refuse deposit areas. Staff Camment: Based on the proposal for a total of 7,47S square feet of gross floor area; o minimum area of 112 square feet of refuse and recycle area would be required. The applicant is proposing an approximately 139 square foot refuse and recyclable deposit area ot the southeast corner of the lot. The garbage enclosure is located approximately 20-feet from a lot zoned residential and not the standard code required SO-feet. The Code allows the enclosure to be placed closer than SO-feet via the site plan review process. The enclosure will be screened with a dense vegetative screen and there is existing vegetation along the property line that will provide an immediate screen following the enclosure's construction. The proposed location of the garbage enclosure allows for parking to be provided along the rear af the building and does not conflict with pedestrian areas. The enclosure will be covered on all sides and be consistent with the architecture of the restaurant building per the additional conditions of approval that will apply via the Urban Design Regulations, see FOF 17. 17. Design Standards: 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 4-3-100.E: Compliance I Design District Guideline and Standard Analysis 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 when siting structures. Staff Comment: The existing structure and the proposed addition are on the northern ,/ portion of the subject property. Solar exposure to abutting properties is maintained as the height is limited to 20-feet and 7-inches and the placement along the northern portion of the property would likely result in minimal shading impacts to the abutting northern property's parking area during winter months when the sun is lower on the horizon. Compliant Standard: Buildings shall be oriented to the street with clear connections to the Admin Report Asian Restaurant City of Renton Department of Cor ASIAN RESTAURANT ADDITION ity & Economic Development Administrative Report & Decision WA16-000Z30,ECF,SA-A:MOD Report of February 10, 2017 Page 10 of 38 if condition sidewalk. of Staff Comment: The proposed improvements maintain orientation to 1081 h Ave SE, approval is met however a clear connection is not provided to the sidewalk through the existing parking area. Therefore staff recommends as a condition af approval, the applicant submit a revised site plan that provides a delineated connection from the building through the parking lot and ta the sidewalk. The connection through the parking lat shall be a material variation from the asphalt, such as stamped concrete, pavers, ar comparable and a minimum of 5-feet in width. Striping that is shown in a portion of the parking lot is not acceptable. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Standard: The front entry of a building shall be oriented to the street or a landscaped .,,-pedestrian-only courtyard . Staft Comment: The front entry of the building is oriented to 1081 h Ave SE. 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. Sta[t 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. .,,-Staff Comment: The primary entrances to the building are on the western fm;:ade facing 1081h Ave SE. Entrances are made prominent by glazing and parapet features. A condition of approval /See FOF 17 Building Location and Orientation) was added to provide a delineated walkway from the entrance through the surface parking lot and to the sidewalk along lOB'h Ave SE. 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 . Staff Comment: Entrances to the restaurant contain fa~ade overhangs and large glass entry daors. 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 (4-1/2') wide (illustration below). Buildings Admin Report Asian Restaurant City of Renton Department of Cornn ASIAN RESTAURANT ADDITION , & Economic Development Administrative Report & Decision LUA26-000230,ECF,SA-A,M0D Report of February 10, 2017 Page 11 of 38 that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Staft Comment: Entries contain parapets and overhangs with weather protection. See FOF 17 Pedestrian Amenities for condition of approval regarding dimensional requirements. Standard: Building entries from a parking lot shall be subordinate to those related to the street. Compliant Staff Comment: The building was originally developed prior to annexation to the City. with The relationship of the building to the street is separated by the existing parking lot. intent and Therefore, the only entrance to the building is from the parking lot adjacent to the lOB'h guidelines Ave SE frontage. A condition of approval has been added to provide a delineated pedestrian connection from the street to the building to mitigate the effects of the parking lot location. Standard: Features such as entries, lobbies, and display windows shall be oriented to a ,/ street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Stott Comment: See discussion above. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Staff Comment: Not applicable Standard: Ground floor residential units that are directly accessible from the street shall N/A include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Staff 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 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. Admin Report Asion Restaurant City of Renton Department of Cor ASIAN RESTAURANT ADDITION ity & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 12 of 38 Staff Comment: The building addition and far;ade improvements to the former fast food restaurant provide varied roof lines along the primary far;ade with parapets and awnings. Side elevations provide varied lines and pitch along the middle portion of the building. The overall height also transitions from its highest point along the 108th Ave SE frontage or commercial side and steps down in the rear portion of the building as it transitions near the abutting residential zone. 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. ,r I Stoff Comment: The refuse and recycling enclosure is located in the rear of the subject property ond away from high volume pedestrian areas. The enclosure will be screened on all sides with sight obscuring landscaping. See FOF 16 Refuse and Recyclables for setback reduction justification. 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 Compliant their perimeter by a wall or fence and have self-closing doors. if condition Staff Comment: No details were provided for the refuse and recycling enclosure. of approval is Therefore, staff recommends as a condition of approval, the applicant submit detailed met elevations of the enclosure that provide details of the perimeter structure, roof, and self- closing door mechanism. Elevations shall be shall be submitted to the Current Planning Project Manager for review and approval prior ta building permit approval. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Compliant Staff Comment: As mentioned previously, no details or elevations were provided for the if condition of enclosure. Therefore staff recommends as a condition of approval, the applicant identify approval is enclosure materials consisting of the masonry, ornamental metal or wood, or met combination on the elevations. The materials shall also be consistent with the architecture of the building. Material details shall be shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 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 N/A such facility. Staff Comment: Not applicable 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 Admin Report Asian Restaurant City of Renton Department of Cornn ASIAN RESTAURANT ADDITION , & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 13 of 38 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. Stafi Comment: Not applicable Standard: Gateway elements shall be oriented toward and scaled for both pedestrians N/A and vehicles. Stafi Comment: Not applicable 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). Stott 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: Consistent (a) A building and the front property line; and/or with (b) A building and the side property line (when on a corner lot). Guidelines Staff Comment: The proposed improvements are being constructed an a building that was developed prior ta annexation to the City and under a development code that differed from the current regulations. The existing building is nonconforming as it relates Admin Report Asian Restaurant City of Renton Deportment of Con ASIAN RESTAURANT ADDITION ity & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A;MOD Report of February 10, 2017 Page 14 of 38 to surface parking and its location between the front of the building and the public sidewalk. While the existing development contains surface parking between the building and sidewalk and the proposed improvements will maintain it, the visual impacts of the parked vehicles will be reduced via existing mature trees located between the sidewalk and parking and the addition of new trees, shrubs, and groundcover via a 10-foot wide perimeter screen that will augment the existing vegetation. Pedestrian conflicts within the existing surface parking will be mitigated via a delineated walkway, as conditioned in FOF 17 Building Location and Orientation, from the public sidewalk to the building's entrance. To comply with current design regulations, the applicant has proposed a majority of the surface parking to be located along the side and behind the building, as the former fast food restaurant did not provide any surface parking behind the building. 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 surface parking is screened via a 10-foot landscaping screen along 108'" Ave SE. The landscaping screen already contains six mature Flowering Plum trees with 10-12 inch dbh that continues to provide a screen to the existing parking lot. The screen will be further augmented to add shrubs, groundcover, and additional trees. Location of the building will also provide a screen to the parking that will be provided behind the building and along the side property line. A ten-foot site obscuring screen of new trees, shrubs, and groundcover in addition to the retained mature Flowering Plum trees along the rear property line will screen surface parking impacts along the 109'' Ave SE frontage. 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. N/A N/A N/A 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 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 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 Admin Report Asian Restaurant City of Renton Department of Comn ASIAN RESTAURANT ADDITION , & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 15 of 38 other architectural elements and/or materials. Sta(t 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. Statf 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. Stott 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); (bl Decorative artwork; N/A (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard ... Stott Comment: Not Applicable 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. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. ,/ Staft Comment: Access to the subject property is proposed to remain along lOB'h Ave SE within the existing driveway. No alley access is available and access along the 109'h Ave SE would negatively impact the single-family residences that are located along that street. Standard: The number of driveways and curb cuts shall be minimized, so that ,I" pedestrian circulation along the sidewalk is minimally impeded. Stoff Comment: Driveway access to the subject property is limited to o single curb cut along 108" Ave SE. Admin Report Asian Restaurant City of Renton Department of Com ''ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D ASIAN RESTAURANT ADDITION Report of February 10, 2017 Page 16 of 38 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, Compliant if condition of approval is met 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 Pedestrian pathways are provided from the public sidewalk along 1081 h Ave SE and abutting the building to provide connections to the surface parking along the side and back portions of the subject property. As conditioned (see FOF 17 Building Location and Orientation), the existing pedestrian connection from the 1081 h Ave SE sidewalk will be further improved to provide a delineated and differentiated through the parking lot to the building entry. Pathways contain clear and straight site lines and are comprised of concrete. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (Le., 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: As conditioned in FOF 17, the applicant will be required to provide a pedestrian connection through the surface parking area between the building and the lOB'h Ave SE public sidewalk. The conditioned pathway will be perpendicular to the building and provide a connection to the public sidewalk and to vehicles in the surface parking lot. 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 Admin Report Asian Restaurant City of Renton Department of Comr ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 17 of 38 IV/A 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: Pathways along the building range in widths of 5 to 12 feet depending on building modulations. Pathways along the front of the building provide adequate widths for pedestrians to access the building entry. Larger widths are provided along the north and south portions of the western elevation that may also accommodate outdoor seating and not compromise the pedestrian pathway. Larger widths are also provided along the south elevation to accommodate both pedestrian traffic and bicycle parking. Standard: Mid-block connections between buildings shall be provided. Staff Comment: Not applicable 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 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: The submitted site and landscape provide no details of pedestrian amenities at building entrance. Pedestrian areas along the building are at widths that can accommodate such amenities without encumbering needed pedestrian space. Therefore, staff recommends as a condition of approval, the applicant submit revised landscape plans that provide at least two planters at street facing entrances. Additionally, the plan shall also provide planters appropriately spaced along the pedestrian pathway abutting the surface parking stalls along the street facing (west) fa<;ade to provide a barrier between the vehicles and pedestrian area. The revised plan shall be submitted ta the Current Planning Project Manager far review and approval prior to building permit approval. 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: The submitted site and landscape plan provide na details of referenced pedestrian amenities. Therefore, staff recommends as a condition of approval, the applicant submit revised site and landscape plans that provides outdoor seating meeting the requirements of this standard. The revised plans shall be submitted to the Current Admin Report Asian Restaurant City of Renton Department of Com ASIAN RESTAURANT ADDITION "ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 18 of 38 Compliant if condition of approval is met Planning Project Manager for review and approval prior to building permit approval. 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 (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Staff Camment: The proposed building addition and far;ade improvements include new weather protection in the form of o pedestrian arcade type covering os o component of the new parapet structures on the north and south portions of the main far;ade. These areas appear to provide weather pratection in an approximate 6-foot width for a total of 361eet or SO-percent of the street facing far;ade. The existing building also contains a canopy along the mid-section of the street facing far;ade that the applicant intends to keep. With new and existing canopies the street facing far;ade contains weather protection along BO-percent of the far;ade; however it is unclear whether the existing canopy section along the mid portion of the far;ade meets the 4.5-foot width requirement. Therefore, staff recommends os a condition of approval, the applicant submit revised site and elevation plans that clearly identifies the averhead weather protection along the mid-section of the building meets the 4.5-foot minimum width requirement. If the existing weather protection does not meet the width requirement, the applicant will be responsible to provide o modified design for the mid-section to comply with this pedestrian amenity standard. The site and elevation plans shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 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; Adm in Report Asian Restaurant City of Renton Department of Comr ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision WA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 19 of 38 N/A 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 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%ofthe 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 Admin Report Asian Restaurant City of Renton Deportment of Com ASIAN RESTAURANT ADDITION "ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D Report of February 10, 2017 Page 20 of 38 dumpsters or service areas. (d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Sta[[_ 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: (al Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. (bl 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. (cl Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. (dl 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. (el Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; ii. Rainier Avenue S.; N/A iii. Shattuck Avenue S.; and iv. Talbot Road S. (fl Puget Area: Intersection of S. Puget Drive and Benson Road S. (gl 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. (hl North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. (il Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and ii. Union Avenue N.E. Sta(t Comment: Not Applicable Admin Report Asian Restaurant City of Renton Department of Camn ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 21 of 38 Standard: The plaza shall measure no less than one thousand (1,000) square feet with N/A a minimum dimension of twenty feet {20') on one side abutting the sidewalk. Sta[f Comment: Not Applicable Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including N/A at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Staff Comment: Not Applicable 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 to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Sta[f Comment: The building's street facing fm;ade contains four modulations along the .,., street facing far;ade, two modulations along the south far;ade, ond one elevation along the north far;ode. In addition to modulations on each of these facades, articulations in the form of glazing, doors, material variations, and vertical profile variations. Modulations and articulations are provided at intervals less than 40-feet as prescribed by the standard. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in .,., height, and eight feet (8') in width . Staff Comment: Modulations range in widths of 9-feet to 14-feet with depths of 6-feet to 14-feet. Modulations span the height of the structure. 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 Admin Report Asian Restaurant City of Renton Deportment of Com ASIAN RESTAURANT ADDITION "ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 22 of 38 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. Compliant Staff Comment: As provided in FOF 17 Pedestrian Amenities, the applicant will be if required to provide pedestrian amenities such as planters and seating. Additional condition ground level details are also needed to meet the standards of this section. Therefore, of staff recommends as a condition af approval, the applicant submit revised elevation approval plans that provide building mounted lighting fixtures that provide pedestrian level is met lighting and add architectural interest to the building along the street facing farade. The revised elevation plans shall be submitted ta the Current Planning Project Manager for review and approval prior to building permit approval. Standard: On any facade 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 street facing facade contains approximately 70-percent transparency. The south farade contains approximately SJ-percent transparency. The north farade contains approximately 60-percent transparency. 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 50 percent. Sta[f Comment: Not Applicable Standard: Display windows shall be designed for frequent change of merchandise, N/A rather than permanent displays. Sta[[ Comment: Not Applicable Standard: Where windows or storefronts occur, they must principally contain clear ,/ glazing. Sta[[ Comment: Windows are identified on the elevation plans as clear glazing. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are ,/ prohibited. Staff Comment: No tinted, dark, or reflective glass or film is shown on the elevation plans. 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: No blanks walls visible from streets, sidewalks, or pedestrian pathways ore shown on the elevation or site plans. Admin Report Asian Restaurant City of Renton Department of Comi ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D Report of February 10, 2017 Page 23 of 38 N/A 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. Staff Comment: Not Applicable. 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. Compliant if condition of approval is met 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: As shown on the elevation plans /Exhibit 11), the applicant is proposing to utilize previous architectural components of the existing building such as portions of the mansard style roof and incorporate new for;ode and roof features such as parapet on the north and south portions of the street facing far;ade. Between the two parapets an the street facing for;ode, there appears to be a rooftop mechanical screen wall that connects the parapets. These proposed features result in a building roofline along the street facing for;ade that attempts an extended parapet treatment; however the mechanical screen is nearly identical in height as the southern parapet and therefore minimizes its effectiveness. There also appears to be cornices on top of the proposed parapets, but they do not appear to be projected. Therefore, staff recommends as a condition of approval, the applicant submit revised elevations plans for the street facing (west) far;ade that either extend the southern parapet vertically to match the northern parapet or provide each parapet a projected cornice. Additionally, the applicant shall provide a detail cut sheet of the mechanical screening, which shall be consistent in color and material as the street facing far;ade. The revised elevation plan shall be submitted ta the Current Planning Project Manager for review and approval prior to building permit approval. Remaining rooflines along the north and south facades step-down and provide a Admin Report Asian Restaurant City of Renton Department of Com. ASIAN RESTAURANT ADDITION ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 24 of 38 transition to the neighboring residential zone. Parapets, existing mansard roof, and vertical modulations along these facades provide varied roof lines. 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 . ., Sta([_ Comment: The proposed exterior cladding materials include James Hardie panels and siding. Building materials are a mix of brown and white and overall compliment the fa,ade changes, which is an overall improvement from the previous chain restaurant architecture. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. ., Staff Comment: Material variations include the use of panels along the street facing fa,ade and color variation with vertical siding along the north and south facades. The rear of the building incorporates grey lap siding with minimal articulation os is typical for back of house areas. Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. ., Staff Comment: Materials contain o pattern that emphasizes the entrances and new parapets along the street facing fa,ade. North and south facades emphasize glazing along the dining areas and provide a texture change by utilizing a vertical siding material. 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: Exterior materials are a cement fiber board that is durable and high quality. Cementitious siding is a typical cladding material used in the Pacific Northwest. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, N/A reveals, and/or coloring with a concrete coating or admixture. Stott_ Comment: Not Applicable Standard: If concrete block walls ore used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate N/A other masonry materials. Staff Comment: Nat Applicable ., Standard: All buildings shall use material variations such as colors, brick or metal Admin Report Asian Restaurant City of Renton Department of Com, ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D Report of February 10, 2017 Page 25 of 38 banding, patterns, or textural changes. Staff Comment: Material variations include the use of panels along the street facing far;ade and color variation with vertical siding along the north and south facades. The rear of the building incorporates grey lap siding with minimal articulation as is typical for back-of-house areas. 6. SIGNAGE: In addition to the City's standard sign regulations, developments within Urban Design Districts C and Dare also subject to the additional sign restrictions found in RMC 4-4-lOOG, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-lOOG are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-lOOF, 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. Compliance Staff Comment: A basic sign package was not included with the application materials not yet and no signage was apparent on any plan sheets. The applicant will be required to Demonstrated 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 N/A the overall building design. Staff Comment: Nat Applicable Compliance not Standard: Corporate logos and signs shall be sized appropriately for their location. yet Demonstrated Staff Comment: Compliance not yet demonstrated. Compliance Standard: Entry signs shall be limited to the name of the larger development. not yet Demonstrated Staff Comment: Compliance not yet demonstrated. Standard: Alteration of trademarks notwithstanding, corporate signage should not Compliance be garish in color nor overly lit, although creative design, strong accent colors, and not yet interesting surface materials and lighting techniques are encouraged. Demonstrated Staff Comment: Compliance not yet demonstrated. Compliance not Standard: Front-lit, ground-mounted monument signs are the preferred type of yet freestanding sign. Demonstrated Staff Comment: Compliance not yet demonstrated. Compliance not Standard: Blade type signs, proportional to the building facade on which they are yet mounted, are encouraged on pedestrian-oriented streets. Demonstrated Staft Comment: Compliance not yet demonstrated. Standard: All of the following are prohibited: Compliance not a. Pole signs; yet b. Roof signs; and Demonstrated 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 Admin Report Asian Restaurant City of Renton Department of Com, ASIAN RESTAURANT ADDITION ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 26 of 38 (see illustration, subsection GB of this Section). Staft Comment: Compliance not yet demonstrated. Standard: Freestanding ground-related monument signs, with the exception of Compliance not primary entry signs, shall be limited to five feet (5') above finished grade, including yet support structure. Demonstrated Staft. Comment: Compliance not yet demonstrated. Standard: Freestanding signs shall include decorative landscaping (ground cover Compliance not and/or shrubs) to provide seasonal interest in the area surrounding the sign. yet Alternately, signage may incorporate stone, brick, or other decorative materials as Demonstrated approved by the Director. Staft Comment: Compliance not yet demonstrated. 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. Compliance Staft Comment: No general lighting information was provided with the site plan or not yet civil sheets. Therefore staff recommends as a condition of approval, the applicant Demonstrated submit a lighting plan that provides pedestrian scale lighting in and around the building and that adequately provides far public safety without casting excessive glare an adjacent properties. The lighting plan shall be submitted to the Current Planning Project Manager far review and approval prior ta building permit approval. Standard: Accent lighting shall also be provided on building facades (such as sconces) Compliance and/or to illuminate other key elements of the site such as gateways, specimen trees, not yet other significant landscaping, water features, and/or artwork. Demonstrated Sta(!_ Comment: See comment above Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved Compliance administratively or is specifically listed as exempt from provisions located in RMC 4-4- not yet 075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or Demonstrated decorative lighting, right-of-way-lighting, etc.). Staft Comment: See comment above 18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table Admin Report Asian Restaurant City of Renton Deportment of Com, ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D Report of February 10, 2017 Page 27 of 38 contains project elements intended to comply with level of detail needed for both the Master and Site Plan requests: Compliance Site Plan Criteria and Analysis Compliant if a. Comprehensive Plan Compliance and consistency. Conditions of Approval Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis. are Met Compliant if b. Zoning Compliance and Consistency. Conditions of Approval Staff Comment: See discussion under FOF 16, Zoning Development Standard are Met Compliance. Compliant if c. Design Regulation Compliance and Consistency. Conditions of Approval Staff Comment: See discussion under FOF 17, Design District Review. are Met N/A 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 17, Design District Review: Building Character and Massing. The existing building and proposed addition is consistent with the scale of existing structures in the neighborhood. The street side {108 1h Ave SE} farade is approximately 21-feet in height and provides a commercial presence along the street while the remaining portions of the building are approximately 14-feet in height as the building transitions toward the east and the neighboring single-family residences. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: As conditioned (see FOF 17}, the applicant will provide a 5-faot wide pedestrian connection from the public sidewalk to the building entrance. This linkage ,/ also provides a delineated path through the surface parking lot to the pedestrian pathway that abuts the building along its east, west, and south facades. Per the street modification request (see FOF 19/, the applicant will provide a new 8-foot wide public sidewalk along 108th Ave SE frontage abutting the subject property that will improve walking conditions along the street by also providing an 8-foot landscope strip between the vehicle travel lane and sidewalk. 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. As conditioned (see FOF 17/, the garbage and refuse area will be enclosed by walls and roof with materials consistent with the architecture of the building. The rooftop equipment is screened from pedestrian views via parapets and a screening feature that, as conditioned (See FOF 17), will be consistent with the architecture of the Admin Report Asian Restaurant City of Renton Deportment of Com ASIAN RESTAURANT ADDITION ty & Economic Development Administrative Report & Decision LUA16-000Z30,ECF,SA-A,MOD Report of February 10, 2017 Page 28 of 38 building. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are views into 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 location. The applicant has proposed to limit the maximum height of structure ta approximately 21-feet with the most of the proposed structure to approximately 14-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. Sta[f Comment: See discussion under FOF 16, Zoning Development Standard: Landscaping. The applicant proposes to provide sight obscuring landscaping along the east and southeast property lines utilizing existing mature trees and new evergreen hedge type plantings to provide the appropriate transition between the commercial use and neighboring single-family residential uses. Existing trees and new plantings along the 108'" Ave SE frontage will provide an immediate buffer of the existing surface parking lot on the subject property. 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 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 17, 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 along the western portion of the property and single-family residential uses along the eastern portion of the property. The existing structure and proposed addition is located along the north central portion of the subject property directly abutting a commercial use. The building entrances are located along the west commercial street facing {108'h Ave SE} fa,;ade. Surface parking "' stalls are located along west, south, and east portions of the subject property. Parking areas abutting the residential zone is screened with existing mature trees that will be further augmented with evergreen hedge plantings, additional trees, and other shrubs and groundcover. Service elements have been located away from pedestrian oriented spaces. The proposed re-opening of the commercial use is anticipated to remain compatible with existing and future surrounding uses as permitted in the CA zone. 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. Sta[[ Comment: The massing of the proposed restaurant is most prominently visible Admin Report Asian Restaurant City of Renton Deportment of Com, ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 29 of 38 Compliant if conditions of approval are met from 108" Ave SE. 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 building addition and far;ade improvements include: extensive window system along the east, west, and south facade, differing height parapet, and transition in height from commercial side (west) to residential side (east). Building materials include: vertical and horizontal siding, panel siding, and glass/aluminum storefront glazing /Exhibit 11). The proposed addition would result in a total building footprint of 7,475 square feet on the 0.87 acre resulting in building lot coverage of approximately 20 percent. The proposed building complies with the size and bulk requirements of the CA zone. The building allows for adequate light and air circulation to the surrounding buildings and uses in the area. The design of the addition and far;ade improvements 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 15 significant trees of which 7 are proposed for removal. Renton Municipal Code requires thot 10 percent of the trees on site be retained. Of the 15 significant trees onsite, the applicant is proposing to retain 8 trees to meet the 10% tree retention requirement /Exhibit 5). The applicant would be required to comply with protection measures far retained trees as set forth in RMC 4-4- 130H.8 during construction. Topographically, the site is relatively flat. As the existing site is already improved, no soil removal or filling is needed for construction other than to construct stormwater and frontage improvements. Following construction, the site would hove on impervious surface cover of approximately 70 percent. 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. Stoff Comment: The landscaping is used to provide a transition between the surface parking abutting 108'h Ave SE and the residential frontage of 109th Ave SE. Perimeter landscaping areas already have existing mature trees that will be retained and provide an immediate buffer function. The use of sight obscuring landscaping along the residential perimeter provides the appropriate screening for privacy. The landscaping softens the appearance of the parking areas and generally enhances the appearance of the project. See also FOF 16, Zoning Development Standard: Landscaping. g. Access 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 subject property has two public street frontages, 108'h Ave SE and 109'h Ave SE. The existing and proposed development fronts 108" Ave SE with no existing or proposed access onto 109'h Ave SE. 108'h Ave SE is classified as o Principal Admin Report Asian Restaurant City of Renton Department of Com ASIAN RESTAURANT ADDITION Report of February 10, 2017 ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Page 30 of 38 Arterial Street. Existing right af way (ROW} width is approximately 100 feet. Ta meet the City's complete street standards far principal arterial streets, minimum right-of- way width is 113 feet. Dedication of 8 feet of right-of-way would be required for future road widening. However, staff would support a lesser standard to match the established curb line for 108th Ave SE. ond the developer install the principal arterial street required 8-foot planter strip and 8-foot sidewalk along the property frontage as port of the proposed development {See FOF 19}. Improvements are to include the installation of on 8-foot wide pion ting strip, and 8-foot sidewalk, and street trees. The subject property abuts 1091h Ave SE along the eastern frontage. 109th Ave SE is classified as a residential access raad. The existing street is approximately 33-feet in width ond has no frontage improvements an either side. Minimum right-of-way for this street designation is 53-feet. A dedication af 10-feet along the subject property's frontage would be required for future road widening. The applicant has submitted a modification (See FOF 20) fram fram street improvements ond instead dedicate the required 10-feet of right-of-way and retain the existing frontage along 109th Ave SE. Access will remain a single curb cut along 108'h Ave SE. No access is proposed or warranted along 109 Ave SE as this street is used for single-family residential access. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site provided the applicant complies with all conditions of approval. 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: Proposed improvements would maintain the existing safe ond efficient vehicle circulation on the interior of the site. The site redevelopment would include 40 total parking stalls {2 ADA accessible, 33 standard stalls and 7 compact stalls) within the surface lot, which comply with the parking requirements for the proposed use. The applicant has proposed a two-way drive aisle circulation pattern. The two-way drive isles have an aisle width of 24 feet for the 90-degree parking areas and 21-feet for the southern parking lot area for the single-side parallel spaces, which complies with the aisle width standards of the code. A vehicle connection is maintained with the abutting northern property for site-to-site access. Internal pedestrian connections to the existing public sidewalk network and across the western parking area drive aisle are conditioned with this approval {See FOF 17) in order to provide safe and efficient pedestrian access through the site and to adjacent walkways. loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Loading and delivery can occur in the back-of-house area of the subject property. While there is parking abutting the rear of the building, deliveries for restaurants typically occurs during the early morning hours prior to opening and before parking demand begins. The loading and delivery area is separated from pedestrian areas of the development. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-0BOF.11.o bicycle parking spaces are required at 10% of Admin Report Asian Restaurant City of Renton Department of Com, ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision WA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 31 of 38 the number of required off-street parking spaces. The utilities plan includes a bike rack along the south fa,;ade near the rear of the building that would accommodate locked parking for up to four (4) bicycles. The proposal complies with minimum number of bicycle parking spaces however the parking is located approximately 90-feet from a main entrance to the building and thereby exceeds the minimum SO-foot separation. Therefore staff recommends as a condition of approval, the applicant submit a revised site plan that relocates the four bicycle parking spaces to within SO-feet of one main building entrance os measured along the most direct pedestrian access route. The revised site plan shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff_ Comment: See FOF 17, 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. Staff Comment: Pedestrian areas are provided abutting the building that provides enough space for accessing the building entrance and with additional areas available for seating and outdoor dining. 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: No natural systems are located on the subject property 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. A Fire Impact Fee, based on $1.84 square feet of additional restaurant area would be applicable to the proposal. ,/ Water and Sewer. Staff Comment: Water and wastewater services are provided by Soos Creek Water and Sewer District. Copies of approved water and sewer plans from the Soos Creek Water and Sewer District shall be required prior to approval of the Civil Construction Permit. Drainage. Staff Comment: A revised Technical Information Report prepared by Tatu Consulting Engineers, dated December 11, 2016 (Exhibit 8) was submitted during the site plan application review period. Based on the City of Ren ton's flow control map, this site falls within the Flow Control Duration Standard area matching Forested Site Conditions. The Admin Report Asian Restaurant City of Renton Deportment of Com ASIAN RESTAURANT ADDITION ty & Economic Development Administrative Report & Decision WA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 32 of 38 N/A development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM} and the 2010 City of Renton Amendments to the KCSWDM. Runoff from the subject property is generated from the existing building, pedestrian areas, and asphalt parking lot. As outlined in the drainage report, the site currently sheet flows to the west and collects in existing catch basins. Flows from the catch basins are conveyed via 8-inch stormwoter fines to an onsite detention vault located near the western property line. The vault then discharges to the City's drainage system located within 108rh Ave SE. The redeveloped conditions of the subject property would include the removal of the existing detention vault and the replacement of the parking lot's asphalt with permeable asphalt. A new flow control vault and water quality vault would be provided in the western portion of the site between the building and 108th Ave SE. (Exhibit 9}. Runoff from pollution generating surfaces will be treated in the wet vault prior to discharging the detention vault. Conveyance from the parking lot area is proposed to remain via 8-inch storm water lines. Roof runoff will be conveyed to the detention vault via roof drains. Detention vault discharges to the City's stormwoter system within 108th Ave SE is proposed via 12-inch storm water line. The proposed detention and water quality vault 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. The applicant hos submitted a complete Construction Permit Application and Building Permit Application concurrently with the Land Use Application and is therefore vested to the 2009 KCSWDM and 2010 City Amendments to the Manual provided that the project does not change more than 10- percent. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and water quality vault. Special inspection from the Building Deportment is required. A surface water development fee of $0.641 per square foot of new impervious surface, but not less than $1,608.00 applies to the development. This fee is payable prior to issuance of the Civil Construction Permit. Transportation. Staff Comment: Access to the site would continue to be provided from the existing driveway along 108rh Ave SE. Traffic volumes would likely lessen with the conversion from a fast food restaurant to o sit-down restaurant ond therefore the project is not expected to cause level of service failures to surrounding intersections. Traffic created by the development would be mitigated by payment of transportation impact fees, meeting the City of Renton's transportation concurrency requirements (Exhibit 16} based upon o test of the citywide Transportation Plan, and installation of frontage improvements. Currently this fee is assessed at $30.48 per square foot for o sit-down restaurant. Credit will be provided for the previous use. The transportation impact fee that is current at the time of building permit application will be levied. I. Phasing: The applicant is not requesting any additional phasing. 19. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F2 in order to maintain the curb, gutter, and sidewalk along the subject property's 1081 h Ave SE frontage as it Admin Report Asian Restaurant City of Renton Deportment of Comr ASIAN RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 33 of 38 currently exists and not construct the Principal Arterial cross-section as provided in the minimum design standards. The proposal is not compliant with the following modification criteria referenced below, however staff would recommend a modification to the applicant's proposal of maintaining the existing curb line and constructing an 8-foot wide planter strip with street trees and 8-foot wide sidewalk along the subject property's frontage in-lieu of constructing the code required Principal Arterial cross-section. This modified 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 modified street modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis Compliant if condition of approval is met Compliant if condition of approval is met 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. Stoff Comment: The Land Use Element of the Comprehensive Plan aims to create a safe, healthy, and attractive community. Goal L-BB specifically states that new development is designed to be functional and attractive to maintain a high quality of life. Foregoing the construction of the code required 8-foot wide planter strip with street trees and 8- foot sidewalk when adequate space is available along the subject property frontage does not provide functional and attractive development. Staff concurs that widening the existing pavement width along the subject property's frontage would not be a functional improvement, however providing the Principal Arterial required 8-foot wide sidewalk with street trees and 8-foot wide sidewalk while maintaining the existing curb line is appropriate. Therefore staff recommends as a condition of approval, the applicant submit a revised Utilities Plan that provides the curb line in its existing location and adds an 8-foot planter strip and 8-foot sidewalk. The landscape shall also be revised to show approved street trees planted within 8-foot planter strip. No right-of- way dedication would be required along the subject property's 108th Ave SE frontage. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Stoff Comment: The applicant contends by not moving the curb, gutter, and sidewalk, the capacity of roadway, safety, appearance, environmental protection and maintainability remain unaffected. Staff concurs that leaving the curb and gutter in its current location will meet safety, function, appearance, environmental protection, and maintainability however right-of- way improvements moy occur between the existing curb line ond subject property line. Pedestrian improvements associated with Principal Arterials will enhance pedestrian safety, function, environmental protection, and maintainability without negatively impacting vehicle traffic. Constructing an 8-foot planter strip between the curb and sidewalk provides a buffer between pedestrian and the vehicle traffic. The 8-faot planter strip offers an enhanced appearance and environmental lift by providing street trees and vegetation. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: Constructing the modified improvements as recommended above will not be injurious to other properties in the vicinity. The applicant will construct the improvements along the subject property only and as future development occurs along Admin Report Asian Restaurant City of Renton Department of Com ASIAN RESTAURANT ADDITION ty & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 34 of 38 this street, those properties will also be required to provide frontage improvements consistent with this approval. d. Conforms to the intent and purpose of the Code. ,/ Stoff Comment: The intent of the code is to have streets that con provide safe and maintainable access for vehicles and pedestrians. This modified approval maintains safe access far vehicles and further enhances safety far the pedestrians. e. Can be shown to be justified and required for the use and situation intended; and ,/ Stoff Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Stott Comment: See comments under criterion 'c'. 20. Modification Analysis: The applicant is requesting a modification from RMCi4-6-060F2 in order to maintain the existing improvements along 1091h Ave SE. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. ,/ Stoff Comment: The Community Design Element hos applicable policies listed under o separate section labeled Promoting o Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shored uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and ore visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon Compliant sound engineering judgment. if Stoff Comment: The applicant contends by not constructing the frontage improvement condition the capacity of roadway, safety, appearance, environmental protection, and of maintainability remain unaffected. opproval Stoff concurs the proposed modification would meet the objectives of function and is met maintainability intended by the code requirements however staff recommends that the right of way dedication of 10-feet be o condition of approval for the project in order to provide for the opportunity for the City at a later date to make the required changes to the roadway. c. Will not be injurious to other property(ies) in the vicinity. ,/ Stoff Comment: Should the requested modification be approved, it would not be injurious to other properties within the vicinity of the subject site os it would maintain the existing frontage allowing o consistent travel corridor for vehicles and pedestrians. Admin Report Asian Restaurant City of Renton Department of Cami ASIA['J RESTAURANT ADDITION y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,MOD Report of February 10, 2017 Page 35 of 38 d. Conforms to the intent and purpose of the Code. ,/ Stat{_ Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and Compliant if condition Staff Comment: Provided that the recommended condition af approval is met, the of opprovol modification will maintain a safe design for vehicles and pedestrians as well as provide is met a consistent appearance along the street frontage which will be beneficial to the subject property and surrounding property owners. f, Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: See comments under criterion 'c'. 1 ,. CONCLUSIONS: 1. The subject site is located in the Commercial and Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 15. 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 16. 3. The proposed Site Plan complies with Design District D regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 4. 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 contained herein, see FOF 18. 5. There are adequate public services and facilities to accommodate the proposed Site Plan, see FOF 18. 6. The proposal is compliant with 6 of the 6 criteria for a street modification approval for 108'h Ave SE provided the applicant complies with City Code and conditions of approval, see FOF 19. 7. The proposal is compliant with 6 of the 6 criteria for a street modification approval for 109th Ave SE provided the applicant complies with City Code and conditions of approval, see FOF 20. I J. DECISION: The Asian Restaurant Addition Site Plan, File No. LUA16-00230, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. The applicant shall submit a revised landscaping plan that relocates the newly proposed trees and shrubs onto the subject property and not ROW. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 2. The applicant shall submit a revised landscaping plan that confirms all internal landscaping planters are a minimum width of 5-feet, not including the curb. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall submit a revised site plan that confirms the compact parking spaces meet the dimensional requirements or revise the site plan to ensure compact spaces meet the minimum 8.5' by Admin Report Asian Restaurant City of Renton Department of Com, ASIAN RESTAURANT ADDITION Report of February 10, 2017 ty & Economic Development Administrative Report & Decision WA16-000230,ECF,5A-A,M0D Page 36 of 38 16' dimension. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 4. The applicant provide detail cut sheets with the revised landscaping plan for the fencing along the eastern property line that identifies the type of fence and confirms the fence meets the maximum height requirement. The cut sheets and revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 5. The applicant shall submit a revised site plan that provides a delineated connection from the building entrance through the western parking lot area and to the public sidewalk along 108th Ave SE. The connection through the parking lot shall be a material variation from the asphalt, such as stamped concrete, pavers, or comparable and a minimum of 5-feet in width. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 6. The applicant shall submit elevation plans for the refuse and recycling enclosure that provides details of the perimeter structure, roof, and self-closing door mechanism. The enclosure materials shall consist of masonry, ornamental metal or wood, or combination of the three. The materials shall also be consistent with the architecture of the building. Elevations shall be shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 7. The applicant shall submit a revised landscaping plan that provide at least two planters at building entrances facing 108th Ave SE. Additionally, the plan shall also provide planters appropriately spaced along the pedestrian pathway abutting the surface parking spaces along the street facing (west) fa~ade to provide a barrier between the vehicles and pedestrian area. The revised plan shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 8. The applicant shall submit revised site and landscape plans that provide outdoor seating meeting the standards of the Pedestrian Amenities design section. The revised plans shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 9. The applicant shall submit revised site and elevation plans that clearly identifies the existing overhead weather protection along the mid-section of the building meets the 4.5-foot minimum width requirement along the street facing (west) facade. If the existing weather protection does not meet the width requirement, the applicant will be responsible to provide a modified design for the mid-section to comply with this pedestrian amenity standard. The site and elevation plans shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 10. The applicant shall submit revised elevation plans that provide building mounted lighting fixtures to provide pedestrian level lighting and architectural interest to the building along the street facing (west) fa~ade. The revised elevation plans shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 11. The applicant shall submit revised elevations plans for the street facing (west) facade that either extend the southern parapet vertically to match the northern parapet or provide each parapet a projected cornice. Additionally, the applicant shall provide a detail cut sheet of the mechanical screening, which shall be consistent in color and material as the street facing fa~ade. The revised elevation plan shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. Admin Report Asian Restaurant City of Renton Department of Comr AS//!.(',/ RESTAURANT ADDITION Report of February 10, 2017 y & Economic Development Administrative Report & Decision LUA16-000230,ECF,SA-A,M0D Page 37 of 38 12. The applicant shall submit a lighting plan that provides pedestrian scale lighting in and around the building and that adequately provides for public safety without casting excessive glare on adjacent properties. The lighting plan shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 13. The applicant shall submit a revised utilities plan that provides the curb line in its existing location and adds an 8-foot planter strip and 8-foot sidewalk along the subject property's 1081h Ave SE frontage. The landscape plan shall also be revised to show approved street trees planted within 8-foot planter strip. The utilities and landscape plan shall be submitted to the Civil Plan Reviewer for review and approval prior to construction permit approval. 14. The applicant shall dedicate 10-feet along the subject property's 1091h Ave SE frontage. The dedication shall be submitted to the Civil Plan Reviewer and completed prior to building permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: ing Director TRANSMITTED this lO'h day af February, 2017 to the Owner/Applicant/Contact: Owner: Wentian Lon 2605 82'd Ave NE Medina, WA 98039 Applicant/Contact: Geng Tan Atlas Architects 5280 Highland Drive Bellevue, WA 98006 TRANSMITTED this 10th day of February, 2017 to the Parties of Record: Zoe Mattson 17654 109'" Ave SE Renton, WA 98055 TRANSMITTED this 10th day of February, 2017 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Steve Triplett, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: Date 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 February 24, 2017. 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 Admin Report Asian Restaurant City of Renton Department of Com ASIAN RESTAURANT ADDITION Report of February 10, 2017 ty & Economic Development Administrative Report & Decision LUA16-000Z30,ECF,SA-A,l',flOD Page 38 of 38 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 decisions 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 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. Admin Report Asian Restaurant Zen Garden-Renton Restaurant Addition Project Construction Mitigation Description Proposed Construction Dates: Construction will start upon approval of construction plans fall of 2016. Hours of Operation for Commercial Construction Site: Per City of Renton: Monday -Friday: 7am -8pm Saturday: 9am -8pm Sunday: None Proposed Hauling/Transportation Routes: All equipment materials and laborers will enter the site off 108 Ave. SE. A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via 1-405 to Exit 3 from. Follow 1-405 S to Talbot Rd Sin Renton. Take Benson Dr S to 108th Ave SE in Cascade-Fairwood. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Traffic: During road and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the majority of traffic leaving the Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour traffic in the area. Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from 108 Ave SE. It is anticipated that the existing roadway will remain open during construction and access to the properties along 108 Ave. SE will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along 108 Ave. SE. EXHIBIT 12 ADVISORY NOTES TO APPLIC LUA16-000230 Application Date: March 24, 2016 Name: Asian Restaurant Addition T PLAN -Plannina Review -Land Use Fire Review -Building Comments Recommendations: Environmental Impact Comments: --------Ren ton ® Site Address: 17630 108th Ave SE Renton, WA 98055-6451 V ersion 1 I July 12, 2016 Contact: Corey Thomas I 425-430-7024 I cthomas@rentonrfa.org 1. The fire impact fees are currently applicable at the rate of $1.84 per square foot of additional restaurant area. Fees are paid at time of building permit issuance. Code Related Comments: 1. An approved fire alarm and fire sprinkler systems are required to be extended into the proposed additions and throughout the entire existing building. Approved suppression systems required in all kitchen cooking hood ventilation systems. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Alarm systems are required to be fully automatic and manual systems and fully addressable. Direct outside door required to the fire sprinkler riser room. Community Services Review Comments Recommendations: 1. There are no impact to parks. 2. We recommend they select an alternative species to Callery Pear. Police Plan Review Comments Recommendations: PROJECT LUA 16 000230 Zen Garden -Renton Restaurant Addition City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 4 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Contact: Leslie Betlach I 425-430-6619 I LBetlach@rentonwa.gov Contact: Sandra Havlik I 425-430f7519 I SHavlik@Rentonwa.gov 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. 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 1r 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. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. EXHIBIT 13 Ran: January 30, 2017 ADVISORY NOTES TO APPLIC LUA 16-000230 Application Date: March 24, 2016 Name: Asian Restaurant Addition T PLAN -Planninn Review -Land Use '41 Rlll'I SfZI 17 Site Address: 17630 108th Ave SE Renton, WA 98055-6451 'IF a q ;EJJuith Version 3 I Planning Review Comments Contact: Matt Herrera 1425-430-6593 I mherrera@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, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 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. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious suiiaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING - Protected Trees" or on each side of the fencing if less than fifty feet (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. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eanle Mananement Guidelines-'2007' and /or"our U.S. Fish and Wildlife Service nermit. T ADVISORY NOTES TO APPLIC LUA 16-000230 -------Renton® PLAN -Plannina Review -Land Use Version 3 I Engineering Review Comments Contact: Ann Fowler 1425-430-7382 I afowler@rentonwa.gov Recommendations: I have reviewed the application for the Asian Restaurant Addition at 17630 108th Ave SE (APN('s) 2526049119) and have the following comments: EXISTING CONDITIONS The site is approximately 0.85 acres in size and ls square in shape. The existing site consists of a restaurant building with approximately 5,000 square feet of roof along with walkways, asphalt pavement and parking areas. Water Water service is provided by Soos Creek Water and Sewer District. Sewer Wastewater service is provided by Soos Creek Water and Sewer District. Storm There is an existing storm drainage system in 108th Ave SE (SR 515). (The existing property contains a series of private stormwater facilities, which includes a private detention tank which discharges into the public conveyance system in 108th Ave SE. Streets 108th Ave SE is a Principal Arterial Street with an existing right of way (ROW) width of 100 ft as measured using the King County Assessor's Map. Existing frontage improvements consist of a 0.5 ft curb and a 5 ft sidewalk. 109th Ave SE is a Residential Street with an existing right of way (ROW) width of 30 ft as measured using the King County Assessor's Map. No frontage improvements are installed along 109th Ave SE. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SEWER 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SURFACE WATER 1. A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 11, 2016, was submitted by Tatu Consulting Engineers with the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development ls subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. All core requirements and the six special requirements must be discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. The applicant has submitted a complete Construction Permit Application and Building Permit Application concurrently with the Land Use Application and is therefore vested to the 2009 KCSWDM and the 201 O City Amendments to the Manual provided that the project does not change more than 10%. b. Applicant shall include discussion of core requirement tt6 in the final drainage report. CR #6 relates to the aquifer protection area, which is not applicable to this site, but should be noted as such. c. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of flow control BMPs, shall be included with the land use application, as applicable to the project. 2. The development is required to provide flow control and basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a combined water quality/detention vault system prior to connection to the existing 15 inch stormwater main located in 108th Ave SE. 3. Any proposed detention and/or water quality vault 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. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 4. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the civil construction permit application. 5. The development is subject to individual lot flow control BMPs in accordance with the Large Lot High Impervious Surface Individual Lot BMPs per Section 5.2.1.3 of the 2009 KCSWDM. Proposed flow control BMPs include Penmeable Pavement. a. Flow control BMPs must be applied to an impervious area equal to at least 10% of the site/lot or 20% of the target impervious surface, whichever is less. 6. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is Ran: January 30, 2017 T ADVISORY NOTES TO APPLIC LUA 16-000230 --------Renton e PLAN -Planning Review -Land Use Version 3 Engineering Review Comments Contact: Ann Fowler 1425-430-7382 I afowler@rentonwa.gov payable prior to issuance of the civil construction permit. TRANSPORTATION 1. The proposed development fronts 108th Ave SE (SR 515) along the west property lines. 108th Ave SE is classified as a Principal Arterial Road. Existing right of way width in 108th Ave SE is approximately 100 feet. 108th Ave SE (SR 515) is classified as Principal Arterial. Minimum right of way for this street designation is 113 ft. To meet the City's complete street standards, street improvements including a pavement width of 76 feet, a 0.5 foot curb, an 8 foot planting strip behind the curb, an 8 foot sidewalk (shared pedestrian/bicycle), street trees and street lighting will be required. To build this street section, dedication of 8 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to dedicate the required 6.5 feet right of way and retain the existing frontage improvements along 108th Ave SE. 2. Existing right of way width in 109th Ave SE is approximately 33 feet. 109th Ave SE is classified as a residential access road. Minimum right of way for this street designation is 53 feet. To meet the City's complete street standards, street improvements including a pavement width of 20 feet, a 6 foot parking lane on one side, a 0.5 foot curb, an 8 foot planter strip, a 5 foot sidewalk, street trees and street lighting will be required to be constructed in the right of way fronting the site per City code 4 6 060. To build this street section. dedication of 10 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to dedicate the required 10 feet right of way and retain the existing frontage improvements along 109th Ave SE. 3. 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. 4. Parking lot construction shall be in accordance with City code 4 4 BOG 5. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30 feet. b. Driveways shall be located a minimum of 5 feet from property lines. c. Maximum driveway slope is 8%. 6. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 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 current rate of transportation impact fee is $30.48 per square foot for a sit down restaurant. Credit will be provided for the existing use of the property. The transportation impact fee that is current at the time of building penmit application will be levied. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All civil construction permits for utility and street improvements will require separate plan submittals. All civil plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up to date plan submittal requirements: http:// rentonwa. gov /business/ def au It. aspx? id =424 7 3 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. Ran: January 30, 2017 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000230, ECF, SA-A, MOD Geng Tan, Atlas Architects, 5280 Highland Drive, Bellevue, WA 98006 Asian Restaurant Addition PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and modification of required frontage improvements for the proposed addition and fa~ade improvements to a former McDonald's Restaurant. Additional site work includes infrastructure improvements, landscaping, and the removal of the vehicle drive-through. The proposed building addition would add 3,321 square feet to the existing 4,133 square foot structure. The site is located at 17630 108th Ave SE approximately 400-feet south of the intersection of SE Petrovitsky Rd. and 108th Ave SE. The site contains perimeter and internal landscaping with 15 onsite significant trees and 31 surface parking spaces. The 0.87 acres site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue at the existing driveway along 108th Ave SE with no vehicle driveway provided along the 109th Ave SE frontage. The proposal includes the retention of 8 trees and the addition of 9 parking spaces. The site contains no critical areas. PROJECT LOCATION: 17630 108th Ave SE, Renton WA 98055 LEAD AGENCY: 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). This Determination of Non-Significance is issued under WAC 197-11-340. 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 February 24, 2017. 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: DATE OF DECISION: SIGNATURES: February 10, 2017 February 6, 2017 i(~/1 Date Rick M. Marshall, Administrator Fire & Emergency S rvices C.E. "Chip" Vincent, Administrator Department of Community & Date Economic Development EXHIBIT 15 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton® DATE: TO: FROM: SUBJECT: MEMORANDUM February 6, 201 Mathew Herrera, Senior Planner Brianne Bannwarth, Development Engineering Manager Traffic Concurrency Test -Asian Restaurant; File No. LUAlG-000230 The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and modification of required frontage improvements for the proposed addition and fa~ade improvements to a former McDonald's Restaurant. Additional site work includes infrastructure improvements, landscaping, and the removal of the vehicle drive-through. The proposed building addition would add 3,321 square feet to the existing 4,133 square foot structure. The site is located at 17630 108th Ave SE approximately 400-feet south of the intersection of SE Petrovitsky Rd. and 108th Ave SE. The site contains perimeter and internal landscaping with 15 onsite significant trees and 31 surface parking spaces. The 0.87 acres site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue at the existing driveway along 108th Ave SE with no vehicle driveway provided along the 109th Ave SE frontage. The proposal includes the retention of 8 trees and the addition of 9 parking spaces. The site contains no critical areas. The proposed development would generate an addition of approximately 763 net new average weekday daily trips. During the weekday AM peak hour, the project would generate a reduction of approximately 54 net new trips (26 inbound and 28 outbound). During the weekday PM peak hour, the project would generate a reduction of approximately 61 net new trips (25 inbound and 37 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: EXHIBIT 16 Transportation Concurrency Test -Asian Restaurant Page 2 of 3 February 6, 2017 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: The City's investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. 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 2017 is 2,477 trips, which provides sufficient capacity to accommodate the reduction of 61 trips from this project. A resulting 2,538 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 the project. 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: l. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adapted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Ren tan Comprehensive Plan, according 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 af cancurrency shall be made by the City as part of Transportation Concurrency Test -Asian Restaurant Page 3 of 3 February 6, 2017 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 o Transportation Mitigation Fee, ond an application of site specific mitigation, development will have met City of Renton concurrency requirements. ' .. } . l -i . __ ---. I 11002 ---1 _17.5 -···.. ,:; 1 ' • ' 10904 6' . ·--~ ', :'·.\ et ! ; ,... --·-··1 , 10828 . e 1 · ~ ' .10622 '630 108th A v-e . SE ~ ~. .10413 .J-0712 ; 51 5 . . . i t; ·1 •10900 11002 1757 ... , ~::':'l',,_..,J J 742: t • I -·--· . --il SE b6t J St ,---= SHetrovitsky Re ..... C. ;{f -'Ref .: ~ . . .. . t.f?. . . ~0825 ·--· 0 • ··r __ .,..... __ I .. -.17604 •-.10411 .:JC( f;·:.- --·~--_,. ·---_ .. --- / .10436 " ,- -· "' ,· .,10433 J ·--~-ill -~1773~ ~ ~ 735 (h (! 17735 ! g• ,._! -· -· -- Fi~' s~-. _ -. --, 1"1 !. . • 1 1 • , _ -J,~.00 ~ . . ~ . . . ,---,10121 . . ~ J,7604 ,. ' i J0909__L . '. , . 1 . · -· · · -· .. -;; .')' . . 1'0829 . V61S J-7614 I. --. .. .0619 ~ 10?5 !762t ~i ..... --·1 ~· L. ... \1 ~2~ • '. •11: ~ 'ion: ~; )1622 f~ • 1;*'9 --;j.7 ~2,~ · .. '-ti , lH S I , e 1 1. • • i \!ii ' .i7626 ~ ~7 ,628 .. ! ~ .. 17634 i~ 10703 1 n 11 1 t\ <(. ~ • I <( • 8 . __,_j ..... I .. ti•. I i • \----·~ --~, L q;_, · e w:= • • .. ~-~--~ · ry,. .J7646 . . 'J,) . _o -.. , ·-. 7653-7511;.. .~ · ~:· 1 · 17 -ra, . ..-• ,.,r ___..... I; > -• I ~~ .-I < ' · 1 177~3;.?. • • ~ · • r -· . £ i7658i ~78( .1055 t • I-~'5~ .1om l 1057?, .1Q575 ~ ," Ud{.' • ' " I " ,. • •o -. · •1 l ~f,. --· ·· · 17~61 J-76?:S' ~ .. hi I t16~J ~---~ ... ---;. • ~so4r-,.;, 82 ~" . . I e f--1 ---,. tii!I: , 35 73 ; .I J-7803. J,7801 , r-1.1 sio • • I !.c ! [· ~ 6 11819: L1782'0 -f. : w,-78J..8 l .. r~ . · ; ·· 11.j si i · •11~2! ! ! • ~ I . •• f • ' L .~7soa ·i ··-- .}-7816 ___ . .1.. •. ,o om --~ j ~ , __ .... ' . ,. r , -I .,. IJ >Ja'bots,17815 f~~ -1·3 ,603,303.04072 6,01 5,09:2.12866',,Meters ... . · ; '.f t ':_' 1· . 51782.3:. I ' . .., ... ..... ~'. 1 NEIGHBORHOOD DETAIL MAP Scale:1'•200'~ ~ EXHIBIT 2 ~ Boundary & Topographic Survey A portion of the NW 1/ 4 of the NE 1/ 4 of Section 32, Township 23 N., Range 5 E.. W. M. City of Renton, King County, Washington NORTH QUAR TER CORNER OF s SEC 32. n P 23 N. ANG SE. HM FOUND 2· BRASS DISC H JTH X 29 PETROVITS KY ~ /',;------/:[32 SB8 '1B'52 "E 2652.69 ' . r~M ~400 12 R~~9 20 32 33 I ~ . Basis of Bearing: GRID NORTH . BASED UPON GLOBAL POSITIONI NG SYSTE M (GPS ) L AM BERT GRID NASHINGTON STATE NORTH ZONE COORDINATES. THE NORTH AMERICAN DATUM OF 1963/20 11 (NA O 63/2011 EPOCH 2010. 00) GRID COORDINATES NERE FOUND TO BE 165409.10 / 1303018.82 AT AN ·x · ON A BRASS DI SC AT THE NORTH QUAR TER COR NER OF SECTION 32, TO HNS HIP 23 NORTH, RANGE 5 EAST OF THE HILLAMETTE MERIDIAN. THE INVERSE OF BOTH THE SEA L EVEL CORRECTION FACTOR OF 1.0000106598 AND THE GRID SCALE AT THE I NTERSECTION OF SE PETAOVITSKY RD AN D 108TH AVE SE. (COA CONTRO L 18661 1 ' '"'"" " ' ,,. .. l I I ~ I l I 'Y ~ I ... I I ;;}I '!; pi t ::c n, .. .::: .. I n :,: >f· -, u, r-. ~ I ,;11 !' ~• ~ I ~t. o m ._. SSMi 5 ~ I __ I__~ -~n'- RIM•~00 . 56 O 12 "CIH: IE N 390. 73 "'l 12 "CON: IE s 390. 83 I 1 V) r- , ! Is . 'I CD CB 3 AIM•399 .53 2 4· CONC IE S 39 4. 83 12·cONC IE N 394. 93 12·cONC IE SE 395 . 18 ;: ~, ;~,~ ~ ~ ~ g • fm ~Ip/ ! 1{lj-1;;1 ,.. V) I ~ I ~ IDO C\JO 'b. :.. C"Y 8 i~ r "Tl 11 ~ J ~fi( Ii: '----~~) I I I I I I : ifl'·~::I ~I ~I Sil ·~-I :,: ~, "' cs 0 I\~ I RIM =398. 93 ""' 24"CONC I E N 393 . 29. . . . . ASPHALT I 1 i:= ™11 M •M SSlti 14 · I/ M•M AH4•399.51 12 "CONC IE N 392. l I 12 'CONC IE S 392 . 21 ~ . ~ -NORTHE AS T CORNER OF 0) "' SEC 32. TWP 23 N, ANG SE . HM .....:, ,..: FOUND COPPER PLUG IN CONCRETE, --::, "' INCASE AT THE INTERSECTION OF ::r: ~ SE PETRDVJTSKY RD AN D 116TH AVE SE. I UJ > ~ C\J 0 ~ -w '~ 1:%l I ~ EAST QUAATEA COR NER OF SEC 32. THP 23 N. ANG SE. HM FOUND l " BRASS DISC WITH X i c:::: (COA CONTROL 186BJ 32~ I I . CONCRE TE 'Ill OVERHANG • ,.,..SPHALT I 3 . HAND RAIL BUILDING 'T1 rn ~ m F ACTOR OF 0. 9999844500 HA S APPLIED TO THE GRID COORDINATES FDR SHOHN GROUND DISTANCES. Vertical Datum: BASE: CO R 2139: FOUND 3· BR ASS DISC S TAMPE D "KC-F-BA 1993 " IN LIGHT STANDARD BASE ON EAST SIDE OF 108TH AV E SE . IN FRON T OF AUTO SUPPLY STORE. ELEVATI ON 4 00.99 FEET (NAV O BB) City of Renton Control: COR #1866 COR #1868 N•!65408.895 COR E•l3030 18 .769 CCR N• 165409 . 097 MEAS E•l303018 .8!6 MEAS N•!62574.212 COR E•l 305612. 474 COR N•l62674.387 MEAS E•!305612 . 560 MEAS .I> I .... 0 M .W V '"Tl ·r ASPHALT ; ~ ~~ NU I • 11 ;~ I,:!:. 10'POHER \ EASEMEN T REC . NO ~ .. " rn ; c:, LS l i AS PH Al T / / EXTRUOE;P,,1:URB I (' SSlti 13 RIM •411. 26 \ 8205 I 30562 . i-~2~~~ 0 co ~ I ::r: T ---MS13f O >::: . w oc (e . ~~ &J ,L S ~ rn rn 'o u~ ~ o.s w M 1~ e? "Tl ...... :;;;i ~ ".I- i O f '' 8 "CONC I E N 399 . 73 8"CONC I E S 399 .68 m wv ;~t:Jfll :} PP/L PP/1 .!ii UP ,~MwM 1,:,, MoM ~PP/l UP "'.:o Description: PARCE L A: THE NORTH 120 FEET OF THE SOUTH 392 FEE T OF THE NORTH SIX-TENTHS 15/10) OF THE HEST HALF OF THE HEST HA LF OF THE NORTHHEST QUARTER OF T HE NORTHEAST QUAR TER OF SECTION 32. TO WNSH I P 23 NORT H. RAN GE 5 EAST. HILL AMETTE MER IDI AN. I N KING COUNTY , HA SHINGTON; EXCEPT TH AT PORTION THEREOF LYI NG WITH IN 108TH AVEN UE SOUTHEAST AS ESTABLISHED UNDER RECORDING NOS. 8105220768. 791766 AND 6601867 . PARCE L B: THE NEST 160 F EET OF THE NORTH 12 FEET OF THE SOUTH 272 FEET OF THE NORTH SIX-TENTHS (6/10) OF THE WEST HALF OF THE HE ST HALF OF TH E NORTHWEST QUARTER OF THE NORTHEAS T QUARTER OF SECTION 32, TOHNSHP 23 NORTH, RANGE 5 EAS T, WILLAMETTE MERIDIAN, IN KING COU NTY, WA SHI NGTON: EXCEPT THA T PORTION THEREOF LYING WITHIN 108TH AVENUE SOUTHEAST AS ESTABLISHED UND ER RECORDING NOS . 81 0 5220768. 7 9 1766 AND 660 I 867. PARCEL C: T HE NORTH 12 FEET OF THE SOUTH 272 FEET OF THE NORTH S IX-TENTHS 16/10) OF THE HEST HALF OF THE WES T HALF OF THE NORTHHEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, TO NN SH I P 23 NORTH, RANGE 5 EAST. HILLAM ETTE MER IDI AN. IN KING COUNTY. WASH I NG TON : EXCEPT THE HEST 160 F EET THEREOF . Surveyor's Notes: 1) TH E MONUMEN T CONT ROL SHOHN FDR THIS SITE HAS ACCOMPLISHED BY FIELD T RAVERSE UTILIZING A THREE (3) SECOND THEODOLITE MITH INTEGRAL ELECTRONIC DISTANCE MEASUR I NG ME TER (TRIMB LE S-3) AND REAL TIME KINEMATIC IRTK) / STA TIC GLOBAL POSITIONING SYSTEM (GPS) LINEAR AN O ANGUL AR CLOSURE OF THE TR AVERS ES MEET THE STAND ARDS OF HA C 332-130-090. 2) UTILITIES OTHER TH AN THOSE SHO WN MAY EXIST ON THIS S ITE . DNL Y THOS E WHICH AR E VI SIBLE OR HAVING VI SIBLE EVIDENCE OF THEIR INSTALLATION ARE SHOWN HEREON . 3) THIS SURVEY REPR ESENTS PH YSICAL IMPROVEMENT CONDITIONS AS THEY EXISTED NOVEMBER 4, 2015. THE DATE OF THIS FIELD SUR VEY . 4 ) FULL RELI ANCE FOR LEGAL DES CR I PTIONS ANO RECORDED EASEMEN TS HAVE BEEN PLACED ON THE TITLE REPORT FROM CHICAGO TITLE INSURANCE COMPANY CO MM ITMEN T ORDER NO. 0037365-06. D ATEDAPRIL 7. 20 15. ND ADDITIONAL RESE ARCH HAS SEEN ATTE MPTED . 5) OFFSET DIMENSIONS SHOHN HEREON ARE MEASURED PERPENDICUL AR TO PROPERTY LINES. Legend: $ • FOUND MONUMENT . VISITED 11-3-15 . FL • FLO W LINE 'tl. • BOLLARD .. • GAS METER (GM) • • MAIL BOX 1MB ) HS • HHEEL STOP REF • REFRIGER ATO R UP • UNOEAGAOUNO POWf fl )I( • LIGHT 5 TANDA110 (l.S) w • POWrn POLE (PP) GUY W !F!f. ANCHOR (G W) IP .. TRA NSFDl1 MUI PMJ PP/L " POWER POU': WITH tUMlNMH PP/l LSU HC 11P )I( C%) 0 • j • ~ 0 Q FF onN DEC .. POWf.rl POLf Wl TH HlANSf"OllM( A -UGIH SlANOARD BASE • HANDICAPPED PARKING ST ALL • SANITARY SEWER MANHOLE (55~) • TELEPHONE JUNCTION BOX (T JBI • T ELEPHONE MAN HOLE (T MH) • SIGN • SIGNAL BOX ISB) • FLAGPOLE (FP) • STORM Dl1AINAGE MANHOLE (SDl*il • CAT CH BASIN (CB) • STO RM CLE AN OU T (SCO) • YARO ORA IN (Y D) • FINISHE D FLOOR • UBNA ME NT AI. HlEE • UEC !DUOUS J. 0 20 Scale: 1" - 40 20' I', .. ':J JRHJGA lTON LONli~Ol "••Hll Ml'TI.A(WH i H'fmlAN T (I H i BO X(Tc~XH I BIT 4 "' .,,._ H q VAi .Jt (WV ) I I >-"' ~ i tJ ~ z I IJ ,~ '.J E z~= -'zgi E- ~ !. ,,. •e§~ ~ . :Sc~ I .. ,·· ,_,~:! o·· ::~ii t·( ~~!j j JIIIIII I I~~~ u~!!&1 z: :; .. !5]~ Cl) Ji)( -l Z IO I I.~.:~ .,.,. r..:11:'.~ I s;; ..,..r..:1 1;,'{' ~--.L.:Z ,.... ,. -.elf) {"": LI~~~ .~ .....J~ .. \. > ~ -0 u &. i ::: I "' Ji "' ,_ "' .. "' f 0 >-o '""' 00> e a. W< Z(!)l< <C -'~ ~ a: ?i "' ~-i~ ,__ zo I Ii WO ;..: ,._ ~ u "' >-~ z D u u ORA'lrN BY: L N SURVEYO R:S. NOODS. PL : CHECKEO:SW SEC32T23HR5E 'l'I( DATE: DEC 23. 20 15 REVISED: PROJECT, 15-22 4 011G NAME: 15 -22 48 SHEET REV. SHT-NO I OF I EXISTING TREE LEGEND d ,-~ \ SIGNIFICANT TREE -OFF SITE TO REMAIN 0 , ,A.. : THOSE IN R.O.W ARE SHOWN WITH DRIP LINE. x.--::x/ ! ' W_ \ SIGNIFICANT TREE -ON SITE TO REMAIN \ ~.' j SHOWN WITH DRIP LINE ~l ~ "1''\ SIGNIFICANT TREE ON SITE TO BE REMOVED ;.>"),I~ iZ> -i -?;,-NON SIGNIFICANT TREE ON SITE , TO BE REMOVED ";"\ ~~ I~_;-/\ ~ ....... ~ ~ 0 OJ --i :c MOVE SIGNI Fl CANT TREE ON S ITE FROM HERE. MOVE SIGNI FICA.NT TREE ON SITE TO HERE, TWO WEEPING JAPANESE MAPLES Sl3 H I'/ I - i ii (/) l m ~ t ! ~ :; ;; iii 1 4 i j i : I I ~ ~ u TREE RETENTION/REMOVAL PLAN ' El Tree# ~ies le 127 1Redwood 12B IRedwood 129 IRedwood 130 IRedwood 131 ]Redwood 1321Scots Pine 133 IDeciduous Tree otals D (MI \D 120·" 111r-1·-o- DBH Retain 10· 10· 12· 10· 10· 10· 10· 16" 16" 16" 16" ~- 6" 32• 12· 16" 14" 12· 18" I 6" 10· 6" Cl uster Cl uster Cluster a· a· a· a· a· r_ 12· a· I B 1 S 32 @ Remove Non-S!9niftcant Off site Remove I 7 I 3 I 15 ,,..J-.-...,-\ 1 . ~· . )_ 12".li?' ·}' S,BO 'Y~~2>\;' , r ·~ ' ..._. . ..' \~ ~p C £_ -"· ~{~)1 C C ,x·""·-113 \ ) /\~, --~ ~ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------.. Renton e TREE RETENTION WORKSHEET ,i.nnlnc Dlvt1lon 1055 South Gr ady Way-Renton, WA 98057 Pkone: 425-430-7200 I www rt.,tonwa gov 1. Tot al numbe r of trees over 6" diam eter', or alder or co ttonwood trees at least 8" I n diameter on project site 16 -- 2, Deductions: Certai n trees are excluded f rom t he ret ention ca lcu l at ion: 3 , Trees t hat are da nge rous' Tr ees i n proposed public streets Trees In proposed p ri va te access ease ments/tracts Trees In crit ica l area s' and buffers Total numbe r of exduded t rHa: Subtract line Z from line J: _o __ 0 --- _o ___ 1!1 4 . Next, to determine the number of t r ees th at must be reta ined 4, mu ltiply line l by: 0.3 In zo nes RC, R-1, R-4, R-6 or R-8 0.2 In 111 other res ide ntial zones 0.1 In 111 commerci1l 1 nd industrial zones 2 5. Li st the number of 6" in di ame t er, or alder or cottonw ood trees over 8" in di am et er t hat you are proposing' to retain 4: 8 6. Subt ract line 5 from 1/ne 4 fo r t rees to be repl aced: (lf line 6 Is H ro or te n , stop htrt . No rtpl1c.ment trH1 1re requi red) 7 7, M ult i ply line 6 by 12" fo r n umber of requi red replacement Inches: __..i!!! 8. Proposed size of trees t o m eet add itional plant lnc r equirement: trees trees trees trees trees trees trees trees trees trees inches (M inimum 2• callper trees r~ulrtd ) inches per tree 9. Divide Une 7 by line I for number of replacement t rees': (tf remainder Is .5 or a reat.e r, rou n d up to the newt w hol e n1.1mberJ trees 1 M.u uritd •t ,.s• a bo¥1!' 1raicj1!', 2 A trtt certifie d. In a wr1u,n re port. It d ead, t ermlnaUy d lseawd, d1m11td, o, otMrwts.e d1 n1erovs to persons o r ~rty by I Uun.std l.ndK1pe utt,ttect, or cert!fled u bonst, and approved by t he City. 1 Crttlul ar .. 1, such H wetl1~s. strt1ms. flood~1ln1 a"d prot ected slopes, are dt'flned in RM C '-l-OSO. • Count onty thos. trff<I to bl' r.t:1l n •d outsid• of critical 1,-as and buffar1. 'The City m ty r.ciu l~ modification o f thl!' trN reter1t'°'1 plar1 to ~su re retentkm of tht mn imum num ber of trees per RMC 4-4-130H7a . 'When the ,-qui red n umber of protK1ed trni c,nnot be rtt1lned, rapl1ctmen1 trHs, with II lust I two -I nch (rl c1II JM-r or 1 n evercrHn t t le11t MIC fH t (6') t all, shall be p lanted. Sn RM C ..._..lJQ.H.1.•.(lll fOI' pro hibited types ar replacem•nt treu 1 H:\CEO\Offl\fofrnt-T•mPttn\Self·Help 11el'l4oi.1 tl\Pl1nt1 inc\TrH fl:1ier1tton WorbhHt.doc.t NO REPLACEMENT TREES NECESSARY Wl015 ----irz:-;-·;t( )!] o P L A NNING DI VISI ON RECEIVED 12:13/2016 MHerrera EXHIBIT 5 '< .) =r; ~ ! ~ I~ Q ~ ~ 15 ~ ~1ili < d, ~ 0 ~ ~ g1-1~ ~ a.MA L•ndtea~ Arol'uect• 1417 ~ !IOtt, St. SEATTU, WA Nil 15 TOJ 20l.ffl.13J4 F~ 20U2UM? 0 ... L..,._..~._ _J w 0 0 2 w O'.:: f-z ~ <( 0: O'.:: _J :=) :; <( 0 I-2J v)~ wz O'.:: ~ z w Zt;::j <( O::'. v) <( w w ~ ""'" " --... w (f) Q) > <( ..c -+-' aJ <( 0 3 z 08 nz '°w ~ Ct: ·;f'J::_ "'J,-a,"•DII ...._!aU P~(iJECT NO. DR AMNG L 1.01 SHEET ]_OF__]__ ..J. 0 CX> -i I )> < m en ~ ; i ~ ~ ! ' I lj :; ji I l ' i j ~ j : I I i ., B SR 'N\'di~ :~\'~: REMOVE OFF SITE BIRCH PROVIDE 10' LANDSCAPE BUFFER ALONG STREET FRONT AGES AND NEXT TO EXISTING RESIDENTIAL DEVELOPMENT, PROVIDE LANDSCAPE BUFFER ADJACENT TO EXISTING BUSINESS USES PROVIDE 10' LANDSCAPE BUFFER ALONG STREET FRONTAGES AND NEXT TO EXISTING RESIDENTIAL DEVELOPIAENT, PROVIDE LANDSCAPE BUFFER ADJACENT TO EX ISTING BUSINESS USES G)LANDSCAPE PLAN EXISTING ono LUYKEN l.l.UREL TO REW.IN, PLANT IN GAPS WITH NANOINA COIAPACT A AS SHOWN, FJELD VERIFY QUANTITY AND SPACING D FOR PARKING AREAS PROVID E 15 SF OF LANDSCAPE PER STALL. 39 STALLS TIMES 15 • 585 SF OF REQUIRED LANDSCAPE , 824 SF PROVIDED. SQUARE FOOTAGE AT EACH PARKING LOT PLANTING AREAS, TYPICAL PROVIDE ONE TREE PER EVERY 6 STALLS. 3916-7 REQUIRED TREES, 9 PLUS PROVIDED PROVIDE ONE SHRUB PER 20SF , 585SF120 • 30 SHRUBS PROVIDE 10' LANDSCAPE BUFFER ~ ALONG STREET FRONTAGES AND NEXT TO EXISTING RE SIDENTI AL DEVELOPIAENT, PROVIDE LANDSCAPE , 10' BUFFER ADJACENT TO EXISTING BUSINESS USES EXISTING RHOOOOENDRONS AT BASE OF TREE TO REW.IN IFREET TREES AN II LANDSCAPING EQUIRED WITHIN niE I\ 810111' OF WAY C 0 REMODELED AND EXPANDED BUILDING C 11,a" • 1'-0-nr-1.--J @ 18 32 C EXISTING RHODODENDRONS AT - BASE OF TREE TO REW.IN NEW PROPERTY LINE AFTER ....:....____:_ DEDICATION S ON EAST AND WEST OF PROJECT, SEE CIVIL AND ARCHITECTURAL PLANS \ ..J. 0 ,<O -i I \)> <: m /~ 0 Q 0 ) ~ ~ ~ ~ ) ~ v 8 ® 8 8 ~ fc CQJ D E;;'.§l IZ:a PLANT SCHEDULE OUANT MTAMIC!AJ. u.a.uc rn.uMON NAME .,,. SP•e- e-•=• 10 PVRUS CAUERVANA CHANTIClEEA CHANTICLEER FLOWERING f>EAR :!"CAL • TILIA CO A DAT A 'C~COl.E' CHANCELLOR UNOEN 2·CAL 11 THWA F'I..ICATA EXCEL.SA EXCELSA WESTERN RED CEDAR .... .. ARBUTUS U. COMPACT,\ COMPACT STRAWBERRY BUSH 20AL 37 AP.ONIA MELANOCARPA 'MORTON' IROOUOlS BEAUTY CHOKEBERRY 20AL ,. COTlNUS K 'GF\ACE' OAACE SMOKE BUSH 20AL .. ERICA SPAINOWOOD WHITE SPAINOWOOO WHITE HEATHER , OAl S7 EUONYMU6 GREEN SPIRE GREEN SPIRE EUOHVMUS >OAl 31 HELICTOTRICHON SEMPEAYIAE~ BlUE OAT OR.AS! 20AL .. n,u,.,,.,..QCI\ \,f\,l"C-..IFOUA PEE WEE OWAf\F OAKLEAF n,u,._...,CI\ 20Al I NANDIA COMPACT A COMPACT NANOINA SOAL 0 NAN01"'4 i.tOOfril BAY liitOON 8AV NANOINA 20AL 41 PEhWISETUM ·HAMELN' DWARF FOUNTAIN GRASS , OAl 24 IPOTENTILLA A880TSW000 WH tTE ¥MITE FLOWEFUNQ POTENTIUA 20Al 114 PAUNUS 'OTIO LuYKEN' OTTO LUYl<l:N LAUREL 20AL 45 ~UNUS LAUFIOCEAASUS 'SCHIPKAENSIS" SCHIPKA LAURE L SOAL ,. TAXUS CUSF>IOATA 'tlilONl.00' EMERAlO SPREAOER JAPANESE YEW 20AL 20 ANEMONE JAPONICA 'ALBA' JAPANESE ANEMONE , OAl N"O.C. 40 HOST A X 'STAINED GLASS' STAINED GLASS HOSTA , OAl N"O.C. .. POL YST ICHUM SET IFERU lwl Al..A,SJ(,V,jFE~ , OAl zc·o.c . , .. ARCT08TAPY\.L08 lNA UM! MAM. MMSACHUSETTS IQNNIIONNICK , OAl 30"0.C. 275 COTONEASTEA O....aERII BEAR BERRY COTONEASTER , OAl 30"0.C. 200 VINCA MINOR WINE WINE COLOR FLOWEFUNO PER IWINKLE , OAl 30·0 .c . 8ASEC ON AVAILAB ILITY SOME PLAN'fS MIGHT NEED TO BE SUBSTITUTED FOR SIMILAR GROWING Ftl.ANTS, TO BE APPROVED BY LANDSCAF>E ARCHITECT AHO OWNER OEC IOUC>US TREES TO BE STREET TREE FORM ANO BRANCHED AT A MINIMUlwl OF 8' HEIGHT NEW 72" TALL BLACK VINYL COATED CHAINUNK FENCE. AEli40VE FENCE AT EAST SIDE OF P"AoPERTY THAT IS IN THE NEW DEDICATED RIGHT OF WAY. ALL SMAU8S AND OROUNDCOVEA ARE DAOUOMT TOLERANT , ONCE ESTA&LISMED, NOTE SC*E SPECIES ARE DRAUGHT TOLERANT WHEN GROWN IN SHADE "8 THEY ARE ON l"M IS Ftl.AN ·--·"'"'" --R<'lllt>PO PLANNIN G DIVISION RECEIVED 12113·201 6 MHerrera EXHIBIT 6 " u ,_ ID ~ ! ~ ~ ';/. C ~ ~ ~ "' .. w c,: 0 .. .. I!! ~ 2 ~ ~ t c:i z ~ GHA L•-eope Nc:H\ecu 1417N[IOtf'ISt. stArn..L. •A M 115 TDJ a.522Dl4 r1i1. 20UM.5M7 0NL~~ftN _J w 0 0 2 w 0:::: I-z <( w 0:::: (f) :J (1) <( > <( I- Vlz _c ....., W<!'. co <( 0:::: 0: ~ 3: w z~ I z· <( t;s oO -o n1- (J)z lOZ <( :5 r---w ..-O:'.'. ~ ..-~" VI -ac:"I ON llll ~IJIII D ·~~ O lifl•ott ._ ii.I P~~J[CT NO. ORA',~N G L1 .02 SHEET Z_DF _l ; i & t ! 1:1 :; i 1 & j ~ ! I I I PLANTING HOLE TO BE 12" WIDER THAN ROOTBALL FOR SHRUBS AND 8" WIDER THAN ROOTBALL FOR GROUNDCOVERS DEPTH TO BE SAME AS ROOTBALL OR 12" WHICH EVER IS G REAT ER FORM 2" WATER BASIN TOP OF ROOT CROWN BARK MULCH PER SPECIFICATIONS KEEP MULCH 1-2" AWAY FROM STEM OF PLANT EXIST ING SOI L, DEEPLY SCARIFY AT SIDES OF PLANT POCKET BACKFILL WITH AMENDED NATIVE SOIL AND FERTILIZER PER SPECIFICATIONS SET AT 112" H IGHER THAN GROWN IN NURSERY FIRM BACKFILL IN PLACE AND WATER IN WELL CD SHRUB PLANTING DETAIL ~ 12" GREATER THAN ROOTBALL 0 TREE PLANTING DETAIL 1" WIDE SOFT RUBBER CHAIN LOCK TREE TI~ WRAP AROUND EACH STAKE AND TREE 2" DIA. WOOD STAKES, STAKE NEXT TO RQOTBALL LAYER OF MULCH PE R SP ECI FICATION~ 2"___0UTS IDE OF TREE STAKES lI BACK FI LL PE R PLANT NOTES SOI L BENEATH TRE E TO BE EXISTI NG SOIL OR COM PACT SOIL TO 85% MAX. DENSITY TREE PIT TO BE THREE T IMES THE DIAMETER OF ROOTBALL SE T STAKE S PARALLEL TO ADJACE NT STREET SET TREE 1" ABOVE GRADE AS GROWN IN NURSERY FIRM BACKFILL IN PLACE AND WATER IN WELL LANDSCAPE CONSTRUCTION NOTES Contractor shall familiar themselves with the project including all underground util ities. Al l work within dripli nes of trees to be saved is to be done by hand or small equipment, do not disturb major roots of existing trees. At shrub planting areas subgrade is to be s· below finished grade to allow for topsoil and mulch. Till/mix/excavate existing soil to depth of 1 o•, avoid damaging roots of existing trees. Add 3" of 50/50 Cedar Grove compost/sand mix to planting areas. Till into 8" of existing soi l. Compact soil to 85% to prevent settling. Notify owner if existing soil conditions will prove detrimental to plant health , even after soil prep, such as excessive clay soil, hardpan soil , poor drainage, or excessive gr avel. Plant per details this sheet. Mu lch beds with 2" of medium-fine Fir Bark. Mulch is to be free of garbage and weeds and may not contain excessive resin, tannin, or other material detrimental to plant growth. Gently loosen roots of container stock that is rootbound prior to planting . Fertilize all plants with best-Paks fertilizer, available at Horizon Inc. 425-828-4554. One packet par 1 gallon plant, 2 per 2 gallon, 3 par 5 gallon, and 12 per tree. Evenly space packets around rootball, 6-8" from soil surface. All plants shall conform to America standard for nursery stock, ANLA. All plants shall be considered very good or better in health and form based on industry standards. Provide one year warranty for all work starting form date of final acceptance. Coordinate all work with General Contractor. Owner is responsible for providing watering through at least the first two growing seasons. If tree is 4' or closer, horizontally, from a paved surfaces install a 8' by 24" sheet of plastic root barrier between tree and paved surface. Center 8' section on tree trunk, set top of barrier at top of soil surface, below mulch level. Set against adjacent paved surface. Use NOS SM-20 sheeting or similar product, available Frank J Martin Company 206-523-7665 -,i u >-en ~ ! ~ ~1 "'1. C ~ ! ~ L.J 0: w "'0 0: ~1111 0 Z I -I N ta a;..u\ La"'*up• Ar ohltect.a 14 11 Ht eot,, S\. stA,Tl\.[, WA N 1 15 1UJ: a.m.llli rA.l 20S.52UM7 0 ... l ........ ~ftN _J w 0 0 2 w 0:::: f- z (./) <( ____J w 0:::: i Ul :=) 2:S QJ <to > <( f-Z (/) <( .c -+-' w~ 0:::: 5 CX) <( s~ z z0 I -z <(~ 00 -z I") I- (/) <( C.D z <( 0: i"'-W ~ 0:: .!:!.:~ .. "'111t11 ·9.::.~ PROJECT NO. DRA.V..NG L 1.03 SHEET J_Of _]__ aL---------------------------------------------------------------------------_._ ____ __. ---------ltenton 0 Entire Document Available Upon Request November 4, 2016 File No . 201614 Mr. Wentian Lan 17630 -108th Avenue SE Renton, WA 98055 Subject: Dear Mr. Lan, Infiltration Evaluation Proposed Development Infiltration Assessment 17630 -108th Avenu~ SE, Renton, WA I Cascade GeotechNW 4957 Lakemont Blvd SE C-4, #325 Bellevue, WA 98006 As requested, PanGEO conducted field infiltration testing to evaluate infiltration characteristics at the above site in the City of Renton, Washington. The following sections documents the field infiltration testing procedure, the measured field infiltration rates, subsurface conditions encountered at the test locations, and the recommended long- term ( design) infiltration rate. SITE DESCRIPTION AND PROJECT UNDERSTANDING The subject site is located at 17630 -108th Avenue SE in the City of Renton, Washington (see Vicinity Map, Figure 1). The site is bounded by 108th Avenue SE on the west, by 109th A venue SE on the east, by a commercial building on the north, and by commercial and residential buildings on the south (see Site and Exploration Plan, Figure 2). The site is currently occupied by a one-story building surrounded by asphalt pavement and landscaping. The site is practically flat. Based on information provided to us, we understand that you plan to remodel and expand the existing building. We also understand that the current drainage design will include new permeable asphalt pavement and a detention tank. As such, evaluation of infiltration feasibility of the on-site soils and infiltration rates is needed for the drainage design. PLANNING DIVISION Page 1 RECEIVED 12/1 3/2016 MHerre ra EXHIBIT 7 TCE ----------Itenton e Entire Document Available Upon Request Renton Restaurant Addition 17630 1 oath Avenue SE Renton, WA I I Technical Information Report December 2016 Revised December 11, 2016 Prepared by Shailesh Tatu, PE, PM, M. Tech. Tatu Consulting Engineers 548 Front Street South Suite 100 Issaquah, WA 98027 548 Front Street South, Issaquah, WA 98027 --------l <c1 ·1t(}i1 0 PLANNING DIVISION RECEIVED 12/13/20 16 MH er rera EXHIBIT 8 A porlion CB I AI M 400. 12 of the NW 1/'1 o f C i ly l he NE 1/4 of Renton , of Secl ion 32, Townsh i p Co u n l y, Washing lon King 23 N., Range 5 I•:., 2 "CONC IE S 396 04 SSMII 5 RI M-400.\,G 1?'CONC rr N ]90 . /J l2"CDNC It S J90.8J - co ] AJ M-]99.\iJ ?4 " CONC II S 394. 83 1?"CONC II N 394.9] )> u, ,,_ " :c ~ tli ' < I! c:-,,_ Ii )> l; O!NMCI IN Ill ~IN At"t'I<. .vJ r)(IS J,;I \ill I( D )(s 181 SO \L, .. 1i"'E8NE -H--51--39b-~ II 14 ,, __ 12' CONC . 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"Chip" Vincent, Administrator February 10, 2017 Geng Tan Atlas Architect International 5280 Highland Dr. Bellevue, WA 98006 SUBJECT: Dear Ms. Tan: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Asian Restaurant Addition, LUA16-000230, ECF, SA-A, MOD This letter is written on behalf of the 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. Please refer to the enclosed ERC Report and Decision for more details. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 24, 2017, 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) 430-6593. Matt Herrera Senior Planner Enclosure iew Committee, cc: Lan Wentian / Owner(s) Zoe Mattson/ Parties of Record File •• ••• oo O• o -·-• --• •-, -.,_ ••-..... """""'• ••••O _,,, .. -·~·-· • •• .... -· ... ---· o --, •-• ------· --------·--··---------------"'-... o , ....... 0 -----------.~--•-• ••• MOO•oOO·--··--·••••--·'-'U·.--·-·-·••••••••-·-··-·-----°''"' .. -•·••••--'•••--·-···----• • •• O• • ••• --------•• 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----Renton® ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Site Areo: STAFF RECOMMENDATION: February 6, 2017 Asian Restaurant Addition LUA16-000230,ECF,SA-A,M0D Matthew Herrera, Senior Planner Wentian Lan, 2605 82'' Ave NE, Medina, WA 98039 Geng Tan, Atlas Architects, 5280 Highland Drive, Bellevue, WA 98006 17630 1081h Ave SE, Renton WA 98055 The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and modification of required frontage improvements for the proposed addition and fa~ade improvements to a former McDonald's Restaurant. Additional site work includes infrastructure improvements, landscaping, and the removal of the vehicle drive-through. The proposed building addition would add 3,321 square feet to the existing 4,133 square foot structure. The site is located at 17630 108th Ave SE approximately 400-feet south of the intersection of SE Petrovitsky Rd. and 108'h Ave SE. The site contains perimeter and internal landscaping with 15 onsite significant trees and 31 surface parking spaces. The 0.87 acres site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue at the existing driveway along 108'h Ave SE with no vehicle driveway provided along the 109th Ave SE frontage. The proposal includes the retention of 8 trees and the addition of 9 parking spaces. The site contains no critical areas. 0.87 acres Proposed Bldg. Area Existing and New (gross): 7,454sf Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). Project Location Map City of Renton Department of Community & Economic Development Environmental Review Committee Report ASIAN RESTAURANTADDITIONERROR! REFERENCE SOURCE NOT FOUND.WA16-000230,ECF,5A-A,MDDERROR/ REFERENCE SOURCE NOT FOU~ Report of February 6, 2017Errorl Reference source not found. Page 2 of 6 PART ONE: PROJECT DESCRIPTION/ BACKGROUND The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and modification of required frontage improvements for the building addition and fa~ade improvements of a former McDonald's Restaurant. Associated improvements with the restaurant addition include infrastructure updates, additional parking, and landscaping. The applicant has requested a modification to maintain the existing curb, gutter, and sidewalk improvements along 1081h Ave SE and maintain the existing paved line along 1091h Ave SE. The subject property is located at 17630 1081h Ave SE (King County Assessor Parcel Number 322305-9119) in a portion of the NE 3' of Section 32, Township 23 North., Range 5 East, W.M. King County, Washington (Exhibits 2 and 3). The subject property is within the Commercial and Mixed Use land use designation and Commercial Arterial zone. The property contains an existing 4,133 square foot vacant fast food restaurant building with 31 surface parking spaces, perimeter and internal landscaping with 18 total trees (15 significant). The subject property contains 132 linear feet of frontage (width) along 1081h Ave SE and 1091h Ave SE and approximately 287 linear feet of depth along the interior lot lines. The site is surrounded by commercial and single-family residential uses . ·. Neighborhood Characteristics . Location Parcel Number(s) Address(es) Land Use Zoning Site 322305-9119 17630 1081h Ave SE Commercial & Mixed Use Commercial Arterial North 322305-9120 17626 1081h Ave SE Commercial & Mixed Use Commercial Arterial Southwest 322305-9201 17634 10s•h Ave SE Commercial & Mixed Use Commercial Arterial Southeast 322305-9105 17655 1091h Ave SE Residential Medium Density Residential-8 East 111610-0030 17640 109'h Ave SE Residential Medium Density Residential-8 111610-0040 17646 109'h Ave SE West 322305-9063 17705 108tn Ave SE Commercial & Mixed Use Commercial Arterial 322305-9016 17733 1081h Ave SE The subject property consists of the existing vacant restaurant building, asphalt parking lot, and landscaping. The site is generally flat with a gentle westerly slope of approximately 3-percent. Elevations range from 410 feet along the eastern perimeter and 400-feet along the western perimeter (Exhibit 4). Vehicle access would remain in the current driveway along 108'h Ave SE with no vehicle access along 109'h Ave SE. An additional 9 parking spaces are proposed to comply with minimum parking standards. A total of 40 surface parking spaces are proposed for the site. The applicant is proposing to retain 8 of the 15 onsite significant trees and provide additional perimeter and interior lot landscaping (Exhibits 5 and 6). I 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 with a 14-day Appeal Period. ERC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report ASIAN RESTAURANT ADDITION LUA16-000230,ECF,SA-A,M0DERROR! REFERENCE SOURCE NOT FOUND. Report of February 6, 2017 Page 3 of 6 B. Mitigation Measures C. No SEPA mitigation measures are proposed. 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 Topographic Survey Tree Retention Plan (Sheet Ll.01) Landscape Plan (Sheets Ll.02 and Ll.03) Geotechnical Report -Infiltration prepared by Cascade GeotechNW (dated November 4, 2016) Technical Information Report prepared by Tatu Consulting Engineers (dated December 11, 2016) Utilities Plan Floor Plan Exterior Elevations (Sheets A3.1 and A3.2) Construction Mitigation Description Advisory Notes to Applicant D-Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant hos adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Stoff reviewers hove identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant submitted a Geotechnical Report for stormwater infiltration purposes prepared by Cascade GeotechNW on November 4, 2016 (Exhibit 7). The site is nearly topographically flat and no geologically hazardous areas were identified on the City's COR mapping system or by the geotechnical study. The report details three test pit excavations conducted on the subject property at approximately seven feet in depth. Excavations occurred on the northwest, northeast, and southwest area of the site. Subsurface conditions that were encountered consist of one-foot of topsoil, one-foot to one and one-half foot of fine to medium sand, and the remaining medium dense to dense silty sand. No groundwater was observed during the excavation. Mitigation Measures: No further mitigation recommended. Nexus:N/A 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). ERC Report Asian Restaurant City of Renton Department of Community & Economic Development Environmental Review Committee Report ASIAN RESTAURANT ADDITIONERROR! REFERENCE SOURCE NOT FOUND.LUA16.IJ00230,ECF,SA-A,M0DERROR! REFERENCE SOURCE NOT FOU~ Report of February 6, 2017Errorl Reference source not found. Page 4 of 6 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. Storm Water Impacts: A revised Technical Information Report prepared by Tatu Consulting Engineers, dated December 11, 2016 (Exhibit 8) was submitted during the site plan application review period. No current downstream flooding or erosion issues were identified in the drainage report. Per the report, a previous drainage complaint for the subject property was closed by King County in September 2004. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard area matching Forested Site Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. Runoff from the subject property is generated from the existing building, pedestrian areas, and asphalt parking lot. As outlined in the drainage report, the site currently sheet flows to the west and collects in existing catch basins. Flows from the catch basins are conveyed via 8-inch stormwater lines to an onsite detention vault located near the western property line. The vault then discharges to the City's drainage system located within 108'" Ave SE. The redeveloped conditions of the subject property would include the removal of the existing detention vault and the replacement of the parking lot's asphalt with permeable asphalt. A new flow control vault and water quality vault would be provided in the western portion of the site between the building and 108'" Ave SE. (Exhibit 9). Runoff from pollution generating surfaces will be treated in the wet vault prior to discharging the detention vault. Conveyance from the parking lot area is proposed to remain via 8-inch stormwater lines. Roof runoff will be conveyed to the detention vault via roof drains. Detention vault discharges to the City's stormwater system within 108'" Ave SE is proposed via 12-inch stormwater line. The proposed detention and water quality vault 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. The applicant has submitted a complete Construction Permit Application and Building Permit Application concurrently with the Land Use Application and is therefore vested to the 2009 KCSWDM and 2010 City Amendments to the Manual provided that the project does not change more than 10-percent. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and water quality vault. Special inspection from the Building Department is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: A revised Tree Retention Plan prepared by GHA Landscape Architects dated December 9, 2016 (Exhibit 5) was submitted during the site plan application review period. The tree inventory identifies the primary species found on the subject property as Flowering Plum, Redwood, Maple, and Weeping Japanese Maple. Following the required dedication of right-of-way, the subject property contains 18 onsite trees of which 15 of those trees are significant. The applicant is required to retain 10 percent of the trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 15 significant trees onsite, the applicant is proposing to retain eight (8) trees. As a result, the applicant has demonstrated compliance with the Tree Retention requirements of the code. ERC Report City of Renton Depanment of Community & Economic Development Environmental Review Committee Report ASIAN RESTAURANT ADDITIONERRORI REFERENCE SOURCE NOT FOUND.LUA16-000230,ECF,SA-A,M0DERROR! REFERENCE SOURCE NOT FOU~ Report of February 6, 2017Errorl Reference source not found. Page 5 of 6 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 Impacts: The redeveloped 7,454 square foot single story structure measures 73-feet wide by 119-feet deep at its largest points (Exhibit 10). The tallest point of the structure, the new parapet on the north side of the building, is 20-feet 7-inches above the finished grade (Exhibit 11). The majority of the building measures 13- feet 9-inches from finished grade behind the building's street frontage fac;ade. The redeveloped building fronts on 108'" Ave SE and includes transparent windows and doors along the north, east, and south elevations that are visible from the street frontage. The principal exterior building material is fiber cement James Hardie siding. New parapets, glazing, and weather protection provide an update/upgrade to the existing building's fast food chain restaurant architecture. Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Transportation Impacts: Access to the site would continue to be provided via the existing driveway along 108'h Ave SE with no access provided along the 1091h Ave SE frontage. The site also continues to provide internal vehicle connectivity to the neighboring site to the north. The site generated traffic volumes are not anticipated to increase with the conversion from a fast food restaurant to a sit-down restaurant. 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 new traffic created by the development would be mitigated through the payment of applicable transportation impact fees for sit-down restaurant (per new square foot). Mitigation Measures: No further mitigation recommended. Nexus: N/A 7. Fire & Police Impacts: Police and Renton Fire Authority 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. Mitigation Measures: No further mitigation recommended. Nexus: N/A E. Comments of Reviewing Departments 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." ERC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report ASIAN RESTAURANTADDITJONERROR! REFERENCE SOURCE NOT FOUND.LUA16-000230,ECF,SA-A,M0DERR0R! REFERENCE SOURCE NOT FOU~ Report of February 6, 2017Errorl Reference source not found. Page 6 ofG ./ 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 February 24, 2017. 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 - 7'h Floor, (425) 430-6510. ERC Report 'h'.'0 1 OP;th Ave SF 0 .10622 .10413 .,10411 .,10436 >'._, J-773~ t.10433 ci :e 735 • 735 17735 ~· .. i:) ·- 735 • .17803 ..,iosoo·· s't ~a~( Rd 1\545 • 10551 • .,10561 1os1~ .19s1s l.0619 ..,i1so1 .,10112 51 ,J0727 a.25 c111:>21 10} I, · . ' fio1i,~ ., .. • ~i • <• L.J (/}. 1;07Q3 Jl711 ~·· ' QO '1 Q ,J 7733. 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SE JN 'RONT ;, AUTa SUF'!'L• STORE ELE•HJOS •oo gg FEET '""" SSI City of Renton Control: coa ,16Se w" ,,sos ""'"~•oa as~ coa E"1~030iS 769 CDR N"165•0s CS) •E•s E·t:lOJO>S.e!e •EI.S ~=l~:~:/1t,cg~" ""'"'B" 367 •e•s F·\SOC.S1' SSO -'•S u 1 .. IS'"I~. ,>SP"All !.2'N, HllllOED Cl&l!l 2B!.79 ~D""cuiie• l:i .I ·~ I'' '."i :'.:'If ( l 0.3 Ni,; 0.~ ~· O' <D' .., ::c' '". 'j'1 ""'. ,s•J;;i CO" _d'~: l ; ~ & D b ~r~"'I E ~ trl ,,, .::l ~ rj g < ~; I • ),if'C'/l I~ l~:I l .,,, '"''"' I II r I Description: '/.RCE. /. ""' """rn '20 'ffT JF ,~, SOUTH '"" FEE" OF n-E N~T·< SIX-TSNTHS lcl!el 0' l'-" •tS1 HAJ OF fSE ~:;· HI.LC ;r TH[ ,oRTSWES' aO""ER 0' ,.., SOOTHE>S• (l\J>O"ER OF SECTICO 32 ;?:?~6~Nf1 ,·;~~~hi~~t" ; tASl •lLL••EHC .coma, 1, a>cee· THAT 'Cel]OS THERECl' LY!'S """" <061• "'-""'' soun-,,s, ,s ,,,.~, CSHFn '·'"'""''·""'""HOS 31CS2207SB 791765 ,,o ''"""' p"''"'"" THE ~EST :ev ,,n 0' THE ,·oaTH 1, fEET :,, 'HE SOUTH "' FE(T OF res """"" SlX·TESTHS IS/lo: c• '"" •,Sr K>.' OF '"' .,s· H/.LF DF THE SORTHHEST OUAaTER OF THE SCOTHEAS' QUARfeR ar SECT:;N :l2. "C•NSHF 2:l NO'lH. ""GE ~ a/.ST. •:c"ME'"E •ERH::AN, ;, <l"G CDU""· ••5HISSTO• EXCEP' rn,· OOSTlO~ TurnD, LYI,s Mrn•:s IOBf-< /.l"cNC'c ~g~;~~·i~o'ls~i;~~-l5H'0 .JNDE" oscoao:,·c Nos""~"""" OAQCC.C THE~""'" '" .,., ~· '"' '""'" ,,, •Er 0' n-E .,.,,. ... si.-·rnrns ••no; :>F THE .es, "''' OF "HE •E5' "'" o, Tl'C NQRTHW,ST G,OOlER '.)F THE SQRTHE•ST OUIOTER 0' SECT::>N S, 10.NSs!P ;,, SDRlH, RINSE 5 EIS. •:LLl"Sl''-v,RJU]IS ]M KC% r.oc,·, """lNG"Cs ESCE" fHE •SSl !e; SEES "HE""O" Surveyor's Noles: 5~C ~ 1 :~5~, o;~~~K ·~~~ ~~!~L~Hg~" .. :~iw~";~;J~~' ·:i~ "~~;~ OF THE]S ]MSUslUJCs •• , sso•N e,aeoN THIS !JOSEY RE'""SE'1S OHYSOC<L :•enovE•SNl CONO]Tl0''S AS ~~~;F;'1STED ~JVSMSS" <. 00!0 1>-c U'1t :}e 1H;'l F]cl; "l!I.L '0cl/.NCE "Of! LCS/.L OE~CR1ST::>SS •Ne RECQR]eD "~'"''''""'-BEEN 'LAf.EO J• THf '"lF aFeoa· FROM CHICASC 1lTlE lNSURAsCE CO•'•"' CJMM!lMCSl oacca so g~~rn~~~~.,a:;~~·~~i(..3·,E~rn. SJ 100:·rns>L 5' ~~,~~;,~~~~"Ci~~ ;ro•N "E'EON '"' •Hs.aEo oc,oE,o::JLIR Legend: " FOU'~ MOMU•SNT " 'LO• "!SE Q, ·6l>LL-'C· • MUL SC• 1MB) l<S ""f'EE.5"00 --l'.'-:,'.,NQ"'"'>I' \5 • ,.,slF· " ''""'i"•,'",f""' 1'· -m,.,;,0 oc'>',n HC "~•""J:C•PPe.U >4A'1'0 S<OLL )( -rnc 0soN, Jvscno, so, :rva: " fLL['·<OHL M"t,OL[l""tl' " 5!G". eo, 1~s: • fLAO•uLE :FPl -,;,c"" o,n:-,,·,'!. """"·',:_ 10'-"'"'' • ''"'"' .,,,n,(,'fJJ • \1(""1" Cc[,~ CL'l ~.,;J, • l"., ... l 11~"1M{Y"' " F]N!S~a; FLO:>R ]1 f Scale: 1'' = 20' I ! I I l" .. ,IQ ! l-i!!! ~~~= ~ -"j:[ ' .)· ·::i~il . .. -,. . -.;~J~ I -,,g8Ja l_ 4 -wf:';;f rJail!!" ;,-!3j1(] ~~ _'fl; ;.l:.)• ;:~!i . ··~,;,:, ' @gs: ' cl,.·. JI II!,!'> ~u& ~ ~ ij "~ ~ i! ' a 3l"HV!Y<'R S •u CHECKED SW :m:: 3e T 'l3II R SIi 1llf aec >a, 20:c EX H I BIT 41 ::':::7:a·:,. SHT-NO -"-., m X :::c - 3S 3NJ H.180 ( I 1\511\N RESTAURAN I Rl:_MODEL TRE[ RETt.N IION/~EMOVAL PLAN 1 /6.30 106th Ave SE REN 10N, WA -I I - I -j ::a m m ::a ~ m z f :::l ,o I Z t :e 0 ::a ~ ::c m ~ r f ii ! . • • ~ g • _I_ ~) m X :c -cg --t en ~ ; 1N·'- ~f 3S3-/\V H.l60t [J t:JD -, ,, ' i . " !' ' !i 8 i '' l i t i i H~ f ! i ~ ' ~! ; I~ ! ~i ! i , I' ' ' ! i : i ,, ! I I ' ! ! ! i'' :I ,, i ~ II • ; 'I '! i 1· ' ! ' ! l, 'd ii !,i ! '. ii ' I' i ' ' if i i, £ j ~ i ; ' 1~ 1· ; ,11 ~H 1\SIAN RFST.AURMH RElvlOJEL lN1ilSC/1PF Pl A\J 176.::S,J -1081_h .'~.ve 3E l{L~JIO:-.J, WA ' ' ' ·! . ! I I I 1 I i I ! ; ! ! ' ! s 'i 11 l i 0 . j! ! :; ! ! I l ' I ' ' i i I ' I ii i i ii i : I ,, ' ' • ' • ' ' ' ' . ' . ---·- ! I~ ! ,, 8 I ' ' I l ,, ! ' i ' I, ! 1, ~ I i ,a I I' ! ! 1! ; I i ' ,, !i ! 1 1! • • 1 'I I ~ ! I' ,, ' ' --< l ' ' ii ~ ! I ' I ' ; ' ~ I i I ' ' ! i ! • ' ' ! I ' ! @ 'i ! l J 1 ,, i I i ~! ' ' i ' ; ' ' -' i i i i i i ' i ; ' i ' ' ' 1l I ~15 r~ ---i CD m m ,, i;; z ---i z "' " m ~ F ~ ~~ ,~ ~ jj ~~ ~; ! ~ ~a F ,, ' p• ~. '~! ! ifa f om i "ai i"' m •• Im t E~ ~ ll. I, n~ 1! '~ ~ i~ ~ ri i en :c :n C ID "'Cl i;;: z :::! z G) 0 Ii m ~ ,m r= !~ ~-,1 ,m i~ ~~ ., m, l :a ;m " Ii i Hr· l[ 0 ii g~ ~ iH i: ;;c !I ' jl l I n • ~=> 0 Iii . -•• 1-gj~ !{ '0 • . ' [ i: ~u.i • . . "l l "i h .. •q, j' ! I 1-I' • l ; ,~.~ ; • Jl d 1 h ' • f • * ] ~ .1 ~a:i 1~ ' i [ • ' ~;; ' ""i 9.. ~ ~ • ,! • ~-{,i " ~ I ~ ii"! • ; l ; ~ ~ ~; i: I • 8" g I 0 ~ a "'al .l fi. ·' ' j f9. & a • • if .:'"[ I Z!!I i ~ a • ~ ' t" f ~ ' j "1i "'0=&~ s '· ~···§ • t I '" • ~!Ji;. ~ go I ; • l •• ' 0. ii ' [ ' !"·" ~i[~~ ,. [ a ~ ~~ ;a .,, "'"· i §" <:I! ' .3 3 ~ ~ ,; .. ~ ~";! ~ ! [ ! ASIAN RESTAURANT RFNIOIJ1: PLAN !ING NOTIS AND DE TAil S 17630 -1D8th Ave S[ RENTON, WA r-- Hi~ = H~i = ·~,~ :=· = ' ~ : ! ll i -I 1 .j. ~§~ oj:;: ;r • ~ ~ I p ~a ij ~ ~ r:i~ ! 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' !l tf • November 4, 2016 File No. 201614 Mr. Wentian Lan 17630 -108th Avenue SE Renton, WA 98055 Subject: Dear Mr. Lan, Infiltration Evaluation Proposed Development Infiltration Assessment 17630-lOS'h Avenue SE, Renton, WA Cascade GeotechNW 4957 Lakemont Blvd SE C-4, #325 Bellevue, WA 98006 As requested, PanGEO conducted field infiltration testing to evaluate infiltration characteristics at the above site in the City of Renton, Washington. The following sections documents the field infiltration testing procedure, the measured field infiltration rates, subsurface conditions encountered at the test locations, and the recommended long- term ( design) infiltration rate. SITE DESCRIPTION AND PROJECT UNDERSTANDING The subject site is located at 17630-1081h Avenue SE in the City of Renton, Washington (see Vicinity Map, Figure !). The site is bounded by 108th Avenue SE on the west, by I 09th Avenue SE on the east, by a commercial building on the north, and by commercial and residential buildings on the south (see Site and Exploration Plan, Figure 2). The site is currently occupied by a one-story building surrounded by asphalt pavement and landscaping. The site is practically flat. Based on information provided to us, we understand that you plan to remodel and expand the existing building. We also understand that the current drainage design will include new permeable asphalt pavement and a detention tank. As such, evaluation of infiltration feasibility of the on-site soils and infiltration rates is needed for the drainage design. PLANNING DIVISlON Page 1 RECEIVED a;_,,.13.'2016 M!··'et,era EXHIBIT 7 TCE ___, ---Renton() Entire Document Available Upon Request Renton Restaurant Addition 176301081h Avenue SE Renton, WA Technical Information Report December 2016 Revised December 11, 2016 Prepared by Shailesh Tatu, PE, PM, M. Tech. Tatu Consulting Engineers 548 Front Street South Suite 100 Issaquah, WA 98027 548 Front Street South, Issaquah, WA 98027 PLANNING DlV1SION RECEIVED 12/13/2016 MHerrera EXHIBIT 8 CB 7 R!M•400 . 12 A portion o f the NW 1/4 of the NE 1/4 City o f Ren t o n , of Section 32, Township Ki ng Count y, Washington 23 N., Range 5 E., 2"CONC IE S 396 .04 ,. l r:::; M: 4' SSMH 5 AI M•400 . 56 12"CONC I E N 390 . 73 I! i / i ~ / 12"CONC IE S 390. 83--4----1----' "11 CB 3 RJM =399 53 24 " CONC I E S 394.83 12 "CONC IE N 394 93 1e-'€8 NE-Hc-5E--395--te II M ,,- 12' CONC. IE E SOMH 6 AIM =402 94 36 "CMP IE N 395 .91 TOP GA TE NW 397 . 12 TOP OVERFLOW 40 l 09 ·)$ SB ~ ~ j /81i ~v«J o rn :,:, "' 0 :,. 'O r "" ~ ~ c; _(f) ¥~M !!H 111)1 ~ t1H • ASPHALT .~SPHALT D CD CD 6 . CYCLONE FE NCEc SSMH 10 RJM •4t0.56 t,. B 'CO NC IE N 401 41 8"CONC IE S 401 39 EXTRUD ED CURB f' ...J 32 " ~A PLE ,._ ·3" " ..... ; ....... , .. ~I cxfst. V,111,l(R APPUIH£NHCCS 1) JllR{C.,111,lfON SCINIC( V/ BAO<rLOV PR[vt: [Iii 1) l -1n• IJJN(SflC V41[" S("VIC[ AHD I) MY1)51:/11Ht --- ASPHALT CO NCAE TE n ~ r ~ I~ F1RE ALARM ANO SPRNCI.ER SYSToM REOUIRaENTS: APPRO\IEO FIRE ALARM ANO FIRE SPR1P«l.ER SYST1'MS ARE REQUIRED TO BE EXTENDED NTO 1lE PIIOP06EO ,JlOITIONS ANO 1HOUGHOUT THE E tmRE EXISl1NO BULDINO. APPRO\IEO SUPPftESION SVSTEMS ARE REQUIRED IN ALL KITCHEN COOKING HOOD \IENTIA TION SYSTEMS. SEPARA 'IE Pl.ANS ANO PERMITS ARE REQUIRED TO BE ~IT'IEO TO 1lE RENTOI< FIRE DEPARTMENT FOR REVIEW ANO PERMtmNG. ALARM SYSTEMS ARE REQUIRED TO BE FUl.L Y AUTOMATIC ANO W.NUAI.. SYSTEMS ANO FU\.LY AOOR ESSABLE. DIRECT OUTSDE DOOR REOUIREO TO THE FIRE SPRN<I..ER RISER ROOM . r I ~ ~v ... r 0 ASPH AL T "' \I~ ,. ~ r-.... ,. '{l ;. .... z m KVI 4.tr H -~PP/L PP /T -~ UP > "Jl'l'WM 1P . ¥W~ ~~/L .. "'.10 r W.M. Basis of Bearing: GRJD NORTH 8ASEO UPON GL08AL POSITIONING SYSTE M (GPS) L AM 8ERT GRIO WASH[NGTQN ST AT E NORTH ZONE COOR DI NATES. THE NORT H AMERICAN DATUM OF 1983/2011 (NA O 83 /20 1 1 EPOCH 2010 .00) GRID COORD[NATES WERE FOUND TO B E 165409 10 / 1303018 82 AT AN ·x· ON A BR ASS DISC AT THE NORTH QUARTER CORNEf' OF SEC T ION 32. TO WNSHI P 23 NORTH. RANGE 5 EAST OF THE WILLAMETTE MER I DIAN. THE INVERSE OF BOTH THE SEA L EVE L CORRECTION FACTOR OF I 0000\06598 ANO THE GRIO S CAL E FACTOR OF O 9999844500 WAS APPLI ED TO THE GRIO COORDINA TES FOR SHOWN GRO UND D[STANCE S. Vertica l Datum: SASE : COR 2 139· FOUND 3·· BRASS DISC SHMPED ··Kc -F -B• 199 3 ·· I N LIGHT ST ANOARO BASE ON EAST SIDE OF 108TH AVE SE . I N FRO NT OF AUTO S UPPLY S TORE EL EVA T[QN 4 00 . 99 FEET (NAVO 88) City of Renton Contro l: COR I 1866 COA 1\868 N•\65408 . 895 COR E •l30301 B. 769 COR N•165409. 097 ME AS E•\303018 816 MEAS N•t62674. 212 COR E•t305612 4 7 4 COR N• 16267 4 . 387 ME AS E •l305612.560 ME AS S u rvey Lege nd: s • FOUND MONUM EN T V I SITED 11 -3 -15 F L • FLO W L !NE Q. • BOLLARD ... • GAS ME TER (G M) ... MA [L BOX (MB ) HS • WHEEL STOP REF • REFRIGEF>A TO R UP • U NDERGROUND POWER )pf • •. p;ur C:H J•,ff!A.~I] (L S) W ... :,,·.:,~~: ;·( !:...'F·: -.:;,·. :,,,c" ·•OR (G W) : :,f.!~~}"~~;i· .... :t=/~ t°'AO ~-"-V.~V :~ <~;;· ~-() ~ : ("') ::,~' _,;~~·. ;·c ~~~, ,; ;_ ':"H L UM INAAE Pl.ANNING lllV!SION RECEIVED 1:?.:13,20~6 MH~r=e=3 ~T , i ~·!" -~;:.~r=~ ~,~;. F. ,;_:. ~H T RANSF OAMEA ':·.~:·r ~'i "! :.:~;: '.I~:) BASE ~:~.!'>::· . ,:,.:~:r ;·: P.\AKIN G S T ALL -=-~~;: s:· .-..r :~ MA NHOL E (S S MH} ''.'l .'. 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Rc•>leo, W.\ ·······---·····-· .. praf<,cl I'll>' YJ01 ~ "'"""'Th,.WO,,, llO . .lSSIJW ffJR 4}:«,~1,~ ..... ~""1,J;;,~~;.,; ..... ~"': :,~ ,., ... ~~-J..);. :.:~ f()(.fV',:.., ;:.c .t.'~.,..,._ >.iixY.~(~~ 1:~" ~'00 >,,U, lt~'· t~-« "".~"'-c:..t:'.:."'A ..... ~.....,_i-_(t<>:-<r ..i:-~ '»c ~~~ ";:b;!,,.>: ,c~~.,:,..-q. ~ ,~~ r.iA1~. ················1 ~~~:~ 1(, {~Jte-11"' 1l:.!l~ ;w~ :iarn . .F. ~lli~ Exterior .................................... Eleva ti ons r~ Sf:~t~:,,, A3.2 Zen Garden-Renton Restaurant Addition Project Construction Mitigation Description Proposed Construction Dates: Construction will start upon approval of construction plans fall of 2016. Hours of Operation for Commercial Construction Site: Per City of Renton: Monday-Friday: 7am -8pm Saturday: 9am -8pm Sunday: None Proposed Hauling/Transportation Routes: All equipment materials and laborers will enter the site off 108 Ave. SE. A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via 1-405 to Exit 3 from. Follow 1-405 S to Talbot Rd Sin Renton. Take Benson Dr S to 108th Ave SE in Cascade-Fairwood. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Traffic: During road and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the majority of traffic leaving the Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour traffic in the area. Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from 108 Ave SE. It is anticipated that the existing roadway will remain open during construction and access to the properties along 108 Ave. SE will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along 108 Ave. SE. EXHIBIT 12 ADVISORY NOTES TO APPLICANT LUA 16-000230 Application Dale: March 24, 2016 Name: Asian Restaurant Addition PLAN -Planning Review -Land Use Recommendations: Environmental Impact Comments: -------Renton® Sile Address: 17630 108th Ave SE Renton, WA 98055-6451 Version 1 I July 12, 2016 1. The fire impact fees are currently applicable at the rate of $1.84 per square foot of additional restaurant area. Fees are paid at time of building permit issuance. Code Related Comments: 1. An approved fire alarm and fire sprinkler systems are required to be extended into the proposed additions and throughout the entire existing building. Approved suppression systems required in all kitchen cooking hood ventilation systems. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Alarm systems are required to be fully automatic and manual systems and fully addressable. Direct outside door required to the fire sprinkler riser room . • c. om,niml"' 8'rv1~1.Ritii1iwcoiillnen~,i!. .·:· C".;-'"O<i\i",+ -,~~!:::::-<. ·_:,. ·-·t::.x.,', .. :<<<> ><<>>Cis!{/ic' c,;_,;::::;:::_0 :'.:''.!i!_ili;;;; ii :.L Recommendations: 1. There are no impact to parks. 2. We recommend they select an alternative species to Callery Pear. Recommendations: PROJECTLUA16 000230 Zen Garden -Renton Restaurant Addition City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 4 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. NNo 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 12n 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. 1 highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. EXHIBIT 13 Ran: January 30, 2017 ADVISORY NOTES TO APPLICANT LUA 16-000230 Application Date: March 24, 2016 Name: Asian Restaurant Addition PLAN -Plannin Review -Land Use Planning Review Comments Recommendations: 1M RlflFTE 1 iii 7 'Iii; lf*jth -------Renton® Site Address: 17630 108th Ave SE Renton, WA 98055-6451 Version 31 CQr\ta¢ Matt .. H.errera I 42S,430:.a593(mherrera@rentonwa.gQII 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, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 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. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, ~NO TRESPASSING - Protected Trees" or on each side of the fencing if less than fifty feet (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. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Ea le Mana ement Guidelines 2007 and /or our U.S. Fish and Wildlife Service ermit. ADVISORY NOTES TO APPLICANT LUA16-000230 -------Renton 0 PLAN -Plannina Review -Land Use Version 3 I !!nil!~iiifi~~iRe~iJtci,i,ifua11;m!1!' . i :,~,( i Im i,!' .• "~011t1~\IAnn F~t r4~~~~:3ai}\i~illiir!!~~:fl!Wi Recommendations: I have reviewed the application for the Asian Restaurant Addition at 17630 108th Ave SE (APN('s) 2526049119) and have the following comments: EXISTING CONDITIONS The site is approximately 0.85 acres in size and is square in shape. The existing site consists of a restaurant building with approximately 5,000 square feet of roof along with walkways, asphalt pavement and parking areas. Water Water service is provided by Soos Creek Water and Sewer District. Sewer Wastewater service is provided by Soos Creek Water and Sewer District. Storm There is an existing storm drainage system in 108th Ave SE (SR 515). (The existing property contains a series of private stormwater facilities, which includes a private detention tank which discharges into the public conveyance system in 108th Ave SE. Streets 108th Ave SE is a Principal Arterial Street with an existing right of way (ROW) width of 100 ft as measured using the King County Assessor's Map. Existing frontage improvements consist of a 0.5 ft curb and a 5 ft sidewalk. 109th Ave SE is a Residential Street with an existing right of way (ROW) width of 30 ft as measured using the King County Assessor's Map. No frontage improvements are installed along 109th Ave SE. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SEWER 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SURFACE WATER 1. A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 11, 2016, was submitted by Tatu Consulting Engineers with the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Flow Control Duration standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. All core requirements and the six special requirements must be discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. The applicant has submitted a complete Construction Permit Application and Building Permit Application concurrently with the Land Use Application and is therefore vested to the 2009 KCSWDM and the 2010 City Amendments to the Manual provided that the project does not change more than 10%. b. Applicant shall include discussion of core requirement tt6 in the final drainage report. CR tt6 relates to the aquifer protection area, which is not applicable to this site, but should be noted as such. c. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of flow control BMPs, shall be included with the land use application, as applicable to the project. 2. The development is required to provide flow control and basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a combined water quality/detention vault system prior to connection to the existing 15 inch stormwater main located in 108th Ave SE. 3. Any proposed detention and/or water quality vault 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. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 4. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the civil construction permit application. 5. The development is subject to individual lot flow control BMPs in accordance with the Large Lot High Impervious Surface Individual Lot BMPs per Section 5.2.1.3 of the 2009 KCSWDM. Proposed flow control BMPs include Permeable Pavement. a. Flow control BMPs must be applied to an impervious area equal to at least 10% of the site/lot or 20% of the target impervious surface, whichever is less. 6. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is Ran: January 30, 2017 ADVISORY NOTES TO APPLll,ANT LUA16-000230 --------Renton® PLAN -Plannina Review -Land Use Version 31 ' ', ••• Engineering Review Comments '' ','' Contact: AJ\n Fowler 1425430,7382 I afowler@rentonwa.gov payable prior to issuance of the civil construction permit. TRANSPORTATION 1. The proposed development fronts 108th Ave SE (SR 515) along the west property lines. 108th Ave SE is classified as a Principal Arterial Road. Existing right of way width in 108th Ave SE is approximately 100 feet. 108th Ave SE (SR 515) is classified as Principal Arterial. Minimum right of way for this street designation is 113 ft_ To meet the City's complete street standards, street improvements including a pavement width of 76 feet, a 0.5 foot curb, an 8 foot planting strip behind the curb, an B foot sidewalk {shared pedestrian/bicycle), street trees and street lighting will be required. To build this street section, dedication of 8 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to dedicate the required 6.5 feet right of way and retain the existing frontage improvements along 108th Ave SE. 2. Existing right of way width in 109th Ave SE is approximately 33 feet. 109th Ave SE is classified as a residential access road. Minimum right of way for this street designation is 53 feet. To meet the City's complete street standards, street improvements including a pavement width of 20 feet, a 6 foot parking lane on one side, a 0.5 foot curb, an 8 foot planter strip, a 5 foot sidewalk, street trees and street lighting will be required to be constructed in the right of way fronting the site per City code 4 6 060. To build this street section, dedication of 10 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to dedicate the required 10 feet right of way and retain the existing frontage improvements along 109th Ave SE. 3. 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. 4. Parking lot construction shall be in accordance with City code 4 4 BOG. 5. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30 feet. b. Driveways shall be located a minimum of 5 feet from property lines. c. Maximum driveway slope is 8%. 6. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 7. Payment of the transportation impact fee is applicable on the construction of the development at the time of application fof the building permit. The current rate of transportation impact fee is $30.48 per square foot for a sit down restaurant. Credit will be provided for the existing use of the property. The transportation impact fee that is current at the time of building permit application will be levied. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All civil construction permits for utility and street improvements will require separate plan submittals. All civil plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up to date plan submittal requirements: http://rentonwa.gov/busi ness/def au It.as px?id=42 4 73 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. Ran: January 30, 2017 Denis Law Mayor -···-· ,,-v 0 ~ (,' ·~=·· + + --_ . ,.i. ,;i <S' N T 0 Community & Economic Development C. E. "Chip" Vincent, Administrator February 10, 2017 G_engTan Atlas Architect International 5280 Highland Dr. Bellevue, WA 98006 SUBJECT: "Off Hold" Notice Asian Restaurant/ LUA16-000230, ECF, SA-A, MOD Dear Geng Tan: Thank you for submitting the additional materials requested in the On Hold letter from the City. Your project has been taken off hold and the City will continue review of the Asian Restaurant project. If you have any questions, please contact me at (425) 430-6593. Matt Herrera Senior Planner cc: Lan Wentian / Owner(s) Zoe Mattson/ Parties of Record File 1055 South Grady Way, Renton, WA 98057, rentonwa.gov UCt"l-\1\ I IVICl'\11 ur \..UIVIIVIUNI I T AND ECONOMIC DEVE 'MENT Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S} NAME: Wi ~(I ADDRESS: 2611!5 o2nl !2-fi!E CITY: )v1f!di(/ (1 viA ZIP: j{o31 TELEPHONE NUMBER: 421i6Jfi;f/o/ APPLICANT (if o!her than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: TELEPHONE NUMBER: CONT ACT PERSON NAME: COMPANY {if applicable): ADDRESS: CITY: ZIP: ;cfooi TELEPHONE NUMBER AND EMAIL ADDRESS: ,?[)6 4-J>t 3/,j-JY ta rr{!!) rm 1/. /;JrV/ 1 PROJECT INFORMATION PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: J7/J3c, /PJl47 /Jve.S/3-. erdnl. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 32230!;-;/l7 EXISTING LAND USE(S): PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIV (if applicable) EXISTING ZONING: PROPOSED ZONING (if applicable): SITE AREA (in square feet): ADWAYSTO BE 1 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DEN ACRE (if applicable) ........... H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc Rev: 02/2015 PROJF.CT INFORMATION continue..,' ~-------------------------~ NUMBER OF EXISTING DWELLING UNITS (i licable): PROJECT VALUE: O ooo SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): j l .32-/ 9 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE Nt:W PROJECT (if applicable): D AOUIFIER PROTECTION AREA ONE D AOUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY·, · (Attach legal description on separate sheet with the following information included) sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. SITUATE IN THE /\/£ QUARTER OF SECTION 32-, TOWNSHIP .2iURANGE .:;£, IN THE CITY OF RENTON, KING 60UNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Na~e/s) -M , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief . .:x ' --~-~~ '~-"£/~---~3~--/_8_-_2-D_I b Signalure of Owner/Representative Date Signature of Owner/Representative Date STATE OF WASHINGTON ) COUNTY OF KING ) ss ) • , , 1,,, J I · certify that I know or have satisfactory evidence .that c,'/) lt'all LLZ n signed this instrument and ed in the instrument. acknowledge it to be his/her/lheir free and voluntary act for the uses and pu ~4~hh )ated f ' - ---- Notary Public State of Washington IRENE I CHtEH LEE SHAO My Appointment Expires Nov 5, 2018 I • J.. ...... _ ... _ ............................ ,.._"" Notary Public in Notary 1 (Print): My appointment expires: 2 :\CED\Data\Forrns-Ternplates\Self-Help Handout.s\Planning\Master Application.doc nd f°i];e of Washington Nov £, .?ro It?-. Rev; 02/2015 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Ren ton WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report• (Aft__ Biological Assessment 4 Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 Deed of Right-of-Way Dedication 1 Density Worksheet 4 {;61-<- Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Environmental Checklist 4 Existing Covenants (Recorded Copy) 1 AND• Existing Easements (Recorded Copy) 1AND4 Flood Hazard Data• ()14-& Floor Plans, AND• Geotechnical Report2AND3 I CJ,.._ ' -.. .'i - Grading Elevations & Plan, Conceptual 2 , Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 Cf,K--- Improvement Deferral 2 Irrigation Plan 4 COMMENTS: V N ,i!J( {) t:n=,vY! //Yl,J) ~ PROJECT NAME: t):<;71fn'/ £.£<;·17W/t-11JVT A-POI nl)-rJ DATE: 3j2s/lb 1 H :\CED\Data \Forms-Te m plates\Self-H el p Han douts\Pla n ni ng\ Waive rsu b m itta I reqs. docx Rev: 08/2015 ' LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor'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• Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan, AND, Stream or Lake Study, Standard, otH:-- Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate 1 AND, Topography Map, ---Traffic Study 2 1:J:,E_ Tree Cutting/Land Clearing Plan 4 I; Urban Design Regulations Analysis, Utilities Plan, Generalized, Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 2 H: \CE D\Data \Forms-Te m plates\Self-Hel p Ha ndouts\Pla nning\ Wa iversu bm itta I reqs.docx Rev:08/2015 LAND USE PERMIT SUBMITIAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement, AND i Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area ,AND3 Photosimulations 2AND3 This Requirement may be waived by: l. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: C4J-<--- 3 H :\CED\Data \Fo rms-T em plates\Se lf-H elp Han douts\P la n n i ng\ Wa iversu bm itta I reqs. docx COMMENTS: Rev:08/2015 PRE-APPLICATION MEETING COMMENTS FOR ASIAN RESTAURANT ON 108TH AVE SE PRElS-000621 CITY OF RENTON Department of Community & Economic Development Planning Division September 24, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Vicki Grover, 425-430-7291 or 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 the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT -----Renton® DATE: TO: FROM: SUBJECT: MEMORANDUM September 24, 2015 Clark Close, Senior Planner Corey Thomas, Plans Review Inspector (Asian Restaurant on 1081h Ave SE -17630 108th Ave SE) PRElS-000621 1. The fire impact fees are currently applicable at the rate of $1.40 per square foot of additional restaurant area. Fees are paid at time of building permit issuance. 2. An approved fire alarm and fire sprinkler systems are required to be extended into the proposed additions and throughout the entire existing building. Approved suppression systems required in all kitchen cooking hood ventilation systems. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Alarm systems are required to be fully automatic and manual systems and fully addressable. Direct outside door required to the fire sprinkler riser room. 3. Fire department apparatus access roadways are adequate as they exist. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --~Renton® MEMORANDUM DATE: September 24, 2015 TO: Clark Close, Senior Planner FROM: Ann Fowler, Plan Review SUBJECT: Asian Restaurant Tl 17630 108'h Ave Se PRElS-000621 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel 3223059119. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water Service is provided by Soos Creek Water and Sewer District. 2. A water availability certificate will be required to be submitted to the City as part of the building permit application. The water availability certificate should include the information that the fireflow requirement of the Renton Fire Department for this project is available. 3. Approved water plans from Soos Creek should be provided during utility construction permit review. SEWER 1. Sewer Service is provided by Soos Creek Water and Sewer District. 2. A sewer availability certificate will be required to be submitted to the City as part of the building permit application. 3. Approved sewer plans from Soos Creek should be provided during utility construction permit review. Asian Restaurant Tl-Pre-App 15-000621 Page 2 of 2 September 24, 2015 SURFACE WATER 1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A-Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. Stormwater BM P's applicable on the site must be provided. 2. A geotechnical report for the site may be 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. 3. Surface water system development fee is $0.54 per square foot of new impervious surface, but not less than $1,350.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. Existing right-of-way width in 108'" Ave SE is approximately 97 feet. 108'" Ave SE (SR 515) is classified as Principal Arterial. Minimum right-of-way for this street designation is 113 ft. To meet the City's complete street standards, street improvements including a pavement width of 76-feet, a 0.5-foot curb, an 8-foot planting strip behind the curb, an 8-foot sidewalk (shared pedestrian/bicycle), street trees and street lighting will be required. To build this street section, dedication of 8-feet of right-of-way fronting the site will be required for future road widening. 2. Existing right-of-way width in 109'" Ave SE is approximately 33 feet. 109'" Ave SE is classified as a residential access road. Minimum right-of-way for this street designation is 53 feet. To meet the City's complete street standards, street improvements including a pavement width of 20-feet, a 6-foot parking lane on one side, a 0.5-foot curb, an 8-foot planter strip, a 5-foot sidewalk, street trees and street lighting will be required to be constructed in the right-of-way fronting the site per City code 4-6-060. To build this street section, dedication of 10-feet of right-of-way fronting the site will be required for future road widening. 3. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. 4. Payment of the transportation impact fee is applicable on the expansion of the restaurant facilities at the time of application for the building permit. Applicable fees are calculated in accordance with City Ordinance No. 5670. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All construction or service 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. 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. 3. All utilities serving the site are required to be undergrounded. 4. 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 September 24, 2015 Pre-Application File No. 15-000621 Clark H. Close, Senior Planner Asian Restaurant on 108th Ave SE -17630 108th Ave SE 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 on line at www.rentonwa.gov. Project Proposal: The subject property is located on the east side of 108th Avenue SE and is addressed as 17630108th Avenue SE. The project site totals 37,874 square feet (0.87 acres). The proposal includes the conversion of an existing former McDonald's restaurant building totaling 4,133 square feet (sf) into two new restaurants with separate entrances to each. The project would include a 3,390 sf addition for a combined building gross area of 7,523 sf. Access to the site would remain via existing commercial driveways off of 108th Avenue SE. No critical areas are mapped on the project site. Current Use: Currently the site is occupied with a 4,133 square foot fast food restaurant. 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. Fast food restaurants and eating and drinking establishments are permitted uses within the CA zone. The property is also located within Urban Design District 'D', and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000621 Asian Restaurant on 108th Ave SE Page 2 of7 September 24, 2015 Minimum Lot Size, Width and Depth -There are no minimum requirements for lot width or depth within the CA zone. However, the minimum lot size in the CA zone is 5,000 square feet. The existing site area totals 37,874 st which exceeds the minimum lot size requirement of the zone. Lot Coverage -The CA zone allows a maximum building coverage of 65 percent. The existing 4,133 sf building plus the proposed addition of 3,390 sf on the 37,874 sf site results in a building coverage of approximately 20 percent, which is less than the maximum 65 percent building coverage permitted. 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-foot 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, then a 15-foot setback is required. Any additions would be required to comply with the nonconforming structures code RMC 4-10-050. Gross Floor Area -There is 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 (commercial and residential in the same building). Any additions wauld be required to comply with the building height requirements. 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 the proposed methods of screening. 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 one thousand (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 one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Refuse and recycling areas will need to be identified in the land use application that meet the minimum size, screening, location, and other standards in RMC 4-4-090. 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. Where possible, existing trees, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the landscape layout and can be counted towards required landscaping. Development or redevelopment of properties shall retain existing trees when possible and minimize the impact of tree loss during development. Parking lots shall have perimeter landscaping. The minimum on-site perimeter parking lot landscaping is at least ten feet (10') in width as measured from the street right-of-way, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). Surface parking lots with more than fourteen (14) stalls must provide a minimum of 15 sf per parking space for 15 to 50 lots. For parking lots with 51 to 99 a minimum of 25 sf per parking space is required. Perimeter landscaping may not substitute for interior landscaping. Any interior parking lot landscaping area shall be a minimum of five feet (5') in width. Landscaping shall be dispersed throughout the parking area and shall include a mixture of H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000621 Asian Restaurant on 108th Ave SE Page 3 of 7 September 24, 2015 trees, shrubs, and groundcover. For existing parking lots where compliance would result in the loss of existing required parking spaces, the landscaping provisions shall prevail and the required parking minimum amount may be reduced without the requirement of a parking code modification. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. Compliance with the City's landscaping regulations would be required if the cast of the remade/ requires improvements equal to or exceeding 50% of the property's assessed valuation or if the addition ta existing building would increase the gross square footage of the building by greater than one third. Significant Tree Preservation: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least ten percent (10%) of significant trees per RMC 4-4-130H.l.a.iii, and indicate how proposed building footprints 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 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60' in height or greater than 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. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of application. Fences and Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. If proposed, retaining walls must be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall height), would require a building permit. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking: The following ratios would be applicable to the site: Square Footage at Ratio 1 Required Use Use Spaces Eating and drinking 7,523 sf Min/Max: 10 spaces/ 1,000 SF Min/Max: 75 establishments and taverns: stalls H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000621 Asian Restaurant on 108th Ave SE Page 4 of 7 September 24, 2015 1A twenty five percent {25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitati11e information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities (RMC 4-4-0BOF.10.c.i}. Based on the submitted application, it appears the applicant is requesting to re-use the existing surface parking stall area. A total of 62 surface parking stall have been proposed, which is less than the minimum and maximum 75 stalls required by RMC 4-4-080. If future practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards, if site plan review is not required. Please refer to RMC 4-9-250D.2 for decision criteria. It is the responsibility of the developer or building occupant to provide the Department of Community and Economic Development with written justification for the parking modification. Or as previously noted, nonresidential uses may be granted a 25% reduction from the minimum number of parking spaces through site plan review if the applicant can justify the reduction of parking spaces. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of BY, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. Please note parking lots ten thousand (10,000) square feet or greater in area shall have a minimum of five percent (5%) of area within the parking lot landscaped in a pattern that reduces the barren appearance of the parking lot. Alternatively, the applicant may choose to provide 35 square feet of landscaping per parking space as identified in RMC 4-4-070.6.b.; this is in addition to the required perimeter parking lot landscaping. 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. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. All non-residential development that exceeds 4,000 grass sf in size would also be required ta comply with the bicycle parking requirements. Bicycle parking is required based on 10 % a/ the required number a/ 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. A site-to-site vehicle access way between Cash America Pawn and the proposed redevelopment site would be required. 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. H:\CED\Planning\Current Planning\PREAPPS\201S Preapps\lS-000621 Asian Restaurant on 108th Ave SE Page5of7 September 24, 2015 Building Design Standards -Compliance with Urban Design Regulations, District 'D', is required due to the enlargement of the building. See the attached checklist or Renton Municipal Code section 4-3-100. The following bullets ore a few of the standards outlined in the regulations. • • • • • • • • A primary entrance of each building shall be located on the fa,ade 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. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. On any fa,ade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.1.5.f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Stoff was able to verify compliance with many of the design standards with the preliminary elevations submitted with the pre-application materials. Complete design review would be completed the during the formal land use process. Critical Areas: No critical areas are mapped on the project site. Environmental Review: Environmental (SEPA) review is required. The proposal includes retention of the existing structure which exceeds the 4,000 sf Environmental (SEPA) threshold. In accordance with WAC 197-11 Environmental (SEPA) Review would be required for any addition when the total square footage of the building (old plus new) exceeds the threshold adopted by the local jurisdiction. If a building is not exempt at the time of construction, neither would any additions to the building be exempt. Site Plan Review: Site plan review is required for all development in the CA zone per RMC 4-9- 200. The purpose of Site Plan Review is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. The general review criteria include the following items: H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000621 Asian Restaurant on 108th Ave SE Page 6 of7 September 24, 2015 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. Permit Requirements: Site plan review would be reviewed concurrently with the Environmental (SEPA) Review and processed within an estimated time frame 8-10 weeks once a complete application is accepted. The application fee for Site Plan Review is $1,500 and the Environmental Review fee is $1,000. Any modifications to the city-wide property development standards are subject to a $150 fee for each request. A 3% technology fee would also be assessed, for each fee, at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts or available online at www.rentonwa.gov. 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 also be applicable. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2015/2016 fees are as follows: • Transportation Impact Fee based on $11.00/$11.58 per square foot of additional sit-down restaurant area; and • Fire Impact fee of $1.40/$1.84 per square foot of additional restaurant area. A handout listing all of the City's Development related fees is attached for your review or is available at www.rentonwa.gov. H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000621 Asian Restaurant on 108th Ave SE Page 7 of 7 September 24, 2015 Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425-430-7289 or by email at cclose@rentonwa.gov for an appointment. Expiration and Extensions: Once the site plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000621 I I Asian Restaurant Addition in Renton Address: 17630 108th Ave. SE, Renton , 98055 ------.10• P'!I'---, .i:,. -.J ~ 00 .i:,. t ' "1. ~l f .' er· -en a f _., CX) ~ ~, -' u, •· a·· ---eii· Existing Restaurant .i:,. 0 ~ .i:,. O'\ m ~- m .I.C. m !.O. m ~ M ca m ~ t I 1 . I ~ i [ l . r -~ I : 1 2 3 4 S I ~; l J 'j I l-LU tJ u L l~JJ) I ' ''(' -r't'\rl i'--' ----,--'-r I I 0 .l Total Site Area : 37,874 sqft (0 .87 Acres) Existing Building Gross Area: 4,133 sqft Addition Building Gross Area : 3,390 sqft Total Building Gross Area: 7,523 sqft Total Parking : 62 stalls Compact: 24 Stalls (38.7%<40% of tota l parking) Total Allowed Net floor area: 6,200 sqft Set Backs: Front: min 10' Side : Min 10' Back: 15' if abut residential 113 0 57 113 Feet WGS _ 1984 _Web_ Mercator_ Auxil iary_ Sphere City of Renton Maps Information Technology • GIS RentonMapSupport@Rentonwa.gov 09/23/2015 ., ~- Th is map is a user generated static output from an lntemet mapping site and is for reference only . Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Boundary Other :-·1 L .~ City of Renton Addresses Parcels Zoning a RC-Resource Conservation R1-Residential 1 du/ac R-4-Residential 4 du/ac R6-Residential • 6 DU/AC RS-Residential 8 du/ac • R10-Residential 10 dulac R14-Residential 14 du/ac • RMF-Residential Multi-Family • RMH-Residential Manufactured Homes CN-Commerci al Neighbortiood • CV-Center VIii age • CA-Commercial Arterial • UC-Urban Center • CD-Center Downtown COR-Commerclal Office/Residential • CO-Commercial Office IL-Industrial • Light IM-lndustr1al • Medium • IH-lndustr1al • Heavy Overlay Districts A uto Mall A Auto Mall B [J E mployment Area Valley EJ City Center Sign Regulation Area (2] Uri>an Design Distrid A 0 Urban Design District B Notes 17630 108th Ave SE 0 City of &enton :~ ~ Finance & IT Division Zen Garden-Renton Restaurant Addition Project Construction Mitigation Description Proposed Construction Dates: Construction will start upon approval of construction plans fall of 2016. Hours of Operation for Commercial Construction Site: Per City of Renton: Monday-Friday: 7am -8pm Saturday: 9am -8pm Sunday: None Proposed Hauling/Transportation Routes: All equipment materials and laborers will enter the site off 108 Ave. SE. A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via 1-405 to Exit 3 from. Follow 1-405 S to Talbot Rd Sin Renton. Take Benson Dr S to 108th Ave SE in Cascade-Fairwood. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Traffic: During road and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the majority of traffic leaving the Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour traffic in the area. Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from 108 Ave SE. It is anticipated that the existing roadway will remain open during construction and access to the properties along 108 Ave. SE will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along 108 Ave. SE. Project Narrative • Project Name: Zen Garden-Renton Restaurant Addition. • Project size: Existing building 4,133 sqft, addition is 3,321sqft. The total building area is 7454sqft. • Location: 17630 108th Ave. SE, Renton, WA 98055 • Land Use Permits required: Site Plan review, Environmental (SEPA) review • Zoning of the site: CA. Adjacent properties on the east and south east corner are residential zone, others are all CA zone. • Previous Use: Previously the site is use as fast-food chain Macdonald. • Special Site Features: There is no special site features like wetlands, water bodies, or steep slopes on the site. • Soil type and Drainage Condition: According to NCRS the soils on the site consist overwhelmingly of Alderwoods gravelly sandy loams of hydrological group AgB. These are moderately well drained soils. • Proposed Use: The owner expand the building and plan to do two sit down restaurants. The site will improved to meet current parking requirement with landscapes. • Access: The site will access from same locations before from 108'h Ave SE, and adjacent lot on the northwest corner. • Construction Cost: total estimate of construction cost is $450,000. • No fill and excavation. • Trees to be removed are: Two 10" caliper Flowering Plum Five 16" caliper Flowering Plum One 6" caliper Flowering Dogwood Three non-significant heavily pruned Vine Maple Clusters One heavily pruned Birch tree located off site in Right of Way along 108th Ave SE. '630 103th Ave SE -·----------·, I ,17422 .. l , r I 0 t>---J-0904 J.1002 ------,, 1 • .1~ I 5 1 s • .J-0 8 28 I ~ .17426 .J.0712 .106-22. ~ • 1· 10900 1 1002 1757 .... .1-0413 --·-·-- .10411 --·-·-.. __ 1 05 5 c _C;'\r --R(r - 1 _ -· 5 . ..-00 -I.to-·-- -' -.-• --· --------· .J-0727 ----- ------- /' • 1043 6 ,.. ,.,,.,.-~- - ...... ' ~-, ~ r··· . .1055 1 ,.-I ,,. • • 10433 I-~~~5 ,1os6 1 t I -·-----J 77 3i w . i 1057~ .125 75 I 735 17735 . .. .... ,,,,...,. ... ;,V'-"•9 10]25 f17t>21 . ' 1o71·3 I w ti -(/) . . ~ ll0703 17711 <( l .... ·-· ~ J7 7 33 I .J-7803 J,7801 17803 7 3 5 [---· 1Js • 1 I _ ,oom --·-. · ! I I I • SE t.lb.U1-St -" I -SE-Petrov its ky -Rd l J 7 6,04 !,082 1 --•1·-1 1· -.174 04 l· 10829 J090<J _ . . ·1 _. . !,7 6 15 .,176 1.4 ... -- / I f I ~--' ~-17 62 1 . )7622 1 J ' • I • , _e lj • -• I .17~9 tf76_2 _s1__!. . ~ ,e J 1-, e j < .1763§, ~ tll"'.,_ ...::J J e I ~ ~!653 -17755.---- •I --~~. r -~ I £ ·-.17~6'L~ ~658-.. 7 ~ -----l .... j I ·• 1 • I 1'804 •. ' t--i I -1'782 L J-7808 ] £.78iO ._; I -~ . : .11 s16 I i7sls t1 19 19 · .•1820.~ .~ -I -IJJ!J.'oo'fS}7815 ,t--1·3 .603 ,303.04072 6,015,092.1 2866 Mete7 s :--1 J · L 5 11s23 .... ' I ---- 1 •_ris2'7 i1J2~~ f "; -_1 ~ ,.._ ri 1 NEIGHBORHOOD DETAIL MAP sc.ae : 1' • 200'-0" i) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Renton® ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: IbfilQl This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. 1 H : \CED \Data \Fo rms-T em p lates \Self-He Ip H a n do uts \ P Ianni n g \envcheckl i st.doc Rev: 08/2015 USE OF CHECKLIST FOR NONPROJECT PROPOSALS: [b_§_)Q] For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. For help go to: http://www.ecy.wa.gov/programs/sea/sepa/e-review.html A. BACKGROUND [b_§_)Q] 1. Name of proposed project, if applicable: [b_§_)Q] Zen Garden-Renton Restaurant Addition 2. Name of applicant: [b_§_)Q] Wentian Lan 3. Address and phone number of applicant and contact person: [b_§_)Q] 2605 82nd Ave. NE, Medina, WA 98039 2064883688, Contact: Geng Tan 4. Date checklist prepared: [b_§_)Q] 3/22/16 5. Agency requesting checklist: [b_§_)Q] City of Renton Site Plan reviewer. 6. Proposed timing or schedule (including phasing, if applicable): [b_§_)Q] NIA 2 H :\CED\Data \Forms-Temp lates\Self ~He Ip Ha ndouts\P Jann ing\envchecklist.doc Rev: 08/2015 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. lbfilQl No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. lbfilQl Iv'/ It 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. lbfilQl No 10. List any government approvals or permits that will be needed for your proposal, if known. 1bfilQl Pending for Building permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) 1bfilQl This project is an addition of 3,342sqft to existing building of a former Macdonald restaurant of 4, 133sqft. The new building will have two restaurants with seperate entrances. Additional parking spaces are provided to the 37,874sqft lot to meet new parking requirement. 3 H :\CED\Data\Forms-T ernp lates\Self-He Ip Ha ndouts\Plan ni ng\envchecklist.doc Rev: 08/2015 12. Location ofthe proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist.~ The project is located at 17630 108th Ave. SE, Renton, Wa 98055 It was a former Macdonald Restaurant. Legal: S 132 FT OF N 567.29 FT OF W 1/2 OF W 1/2 OF NW 1/4 OF NE 1/4 LESS 108TH AVE SE LESS C/M RG75 8. ENVIRONMENTAL ELEMENTS~ 1. EARTH a. General description of the site~ (check or circle one): <lliD rolling, hilly, steep slopes, mountainous, other ------ b. What is the steepest slope on the site (approximate percent slope)?~ Average slope of the developed area of the site is in the order of3%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils.~ The NCRS soils survey shows that the existing development is underlain mostly with Alderwood gravelly sandy loam AgB. 4 H :\CED\Data\Fo rms-T emp lates\Self-Help Han douts\Planning\envcheck!ist.d oc Rev: 08/2015 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.~ None e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source offill. ~ The anticipated earthwork is minimal, as this is a redevelopment project, an addition to an existing restaurant. Approximately 3,600 square feet of permeable asphalt is to be installed. The volume of permeable asphalt would be approximately 90 square yards. An equivalent volume of excavation would be involved. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. ~ No significant erosion is likely. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)?~ Approximately 81 % of the site would have impermeable surfaces, excluding the permeable asphalt. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: ~ Erosion control BMPs such as clearing limits, silt fences, construction entrance, malling & mulching, and preservation of existing vegetation will be deployed prior to beginning work. 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? If any, generally describe and give approximate quantities if known.~ Construction machinery exhaust and kitchen exhaust during operation 5 H :\CED\Data \Forms-T emplates\Self-Hel p Handouts\Pla n ning\e nvchecklist.d oc Rev: 08/2015 b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Lb.@!Ql None c. Proposed measures to reduce or control emissions or other impacts to air, if any: Lb.@!Ql N/A 3. WATER a. Surface Water: Lb.@!Ql 1) Is there any surface water body on or in the immediate vicinity ofthe site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Lb.@!Ql None. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Lb.@!Ql NIA 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Lb.@!Ql None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Lb.@!Ql NIA 6 H :\CE D\Data \Forms-T em plates\Self-Hel p Handouts\Plan ni ng\envcheckl ist.doc Rev: 08/2015 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site p I a n . lhfilQ)_ No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. lhfilQ)_ No b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. lhfilQ)_ No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals.; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. lhfilQ)_ Pearmeable asphalt allows rainwater to be stored temporarily and infiltrate over time in to the subgrade. c. Water runoff (including storm water): 7 H :\CED\Data \Forms-T emplates\Se!f-He Ip H andouts\Plan ni ng\envchecklist.doc Rev: 08/2015 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Lb.filQl Restaurant roof, concrete walkways, and impermeable asphalt generate surface runoff under existing conditions. The existing grading directs the surface water runoff to existing drainage system that includes a detention system. The discharge is to City drains in 108th Avenue SE. Permeable asphalt does not generate surface runoff. 2) Could waste materials enter ground or surface waters? If so, generally describe. Lb.filQl No. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: An existing detention system mitigates the surface water discharge into existing City drains. For additional parking areas required, permeable asphalt is employed that precludes increase in surface water runoff. 4. PLANTS 1b.filQl a. Check the types of vegetation found on the site: 1b.filQl X deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other )(_shrubs -X_grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other 8 H :\CE D\Data\Forms-T em p)ates\Self-H el p Handouts\Pla n n ing\e nvchecklist.d oc Rev:08/2015 __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? 1b.filQj Eight significant trees, three non significant trees, and one off site tree to be removed. Removed mainly due to parking lot revision requirements and a few due to building expansion. Remove all areas of existing lawn, most replaced with draught tolerant shrubs and groundcover. A few shrubs will be removed due to building expansion and/or not being in right location for new planting plan. c. List threatened and endangered species known to be on or near the site.1b.filQ] No d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: 1b.filQ] Mainly non natives used in planting plan, but almost all are draught tolerant once established. Planting of 15 new deciduous trees and 8 evergreen trees. Planting of over 300 new shrubs. e. List all noxious weeds and invasive species known to be on or near the site. None 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. Examples include: 1b.filQl No Birds: hawk, heron, eagle, songbirds, other: ___________ _ Mammals: deer, bear, elk, beaver, other: ___ N_,_> --------- Fish: bass, salmon, trout, herring, shellfish, other _N_c_, _______ _ b. List any threatened and endangered species known to be on or near the site.1b.filQ] No 9 H: \CED\Data\Forms-T emplates \Se If-Help Handouts\Pla nning\envch ecklist.d oc Rev: 08/2015 c. Is the site part of a migration route? If so, explain. Ih@!.l2l No d. Proposed measures to preserve or enhance wildlife, if any: Ih@!.l2l NIA e. List any invasive animal species known to be on or near the site. NIA 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. Ih@!.l2l Electric and natural ga for heating and cooking b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Ih@!.l2l No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Ih@!.l2l South facing large windows, sky light. Insulation for roof, wall and floors. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. Ih@!.l2l No 10 H :\CE D\Data \Forms-T emplates\Se If-Help Handouts\PI a nning\envchecklist.d oc Rev: 08/2015 1) Describe any known or possible contamination at the site from present or past uses. No 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. No 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 ofthe project. No 4) Describe special emergency services that might be required. NIA 5) Proposed measures to reduce or control environmental health hazards, if any: NIA b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? lllilli2l NIA 11 H :\CED\Data\Forms-T emplates\Self-He Ip Ha ndouts\P lann ing\envchecklist.doc Rev: 08/2015 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site.~ Potential construction notice during business hours during contruction 3) Proposed measures to reduce or control noise impacts, if any:~ Use best practice during contruction to reduce notice, and only operate during business hours. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe.~ Current use of the site is fastfood rcstaurant,adjacent site are commercial/restuarant on the north, west and south, residential on the east and south east comer. The proposal with sit down restaurant will reduce the previous impact to the area both from traffic and noice perspective. b. Has the project site been used as working farmlands or working forest lands? 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?~ No 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: No c. Describe any structures on the site.~ Existing building is former Macdonald Restaurant. 12 H: \CED\Data\Fo rms-T e mp lates\Self-He Ip Ha nda uts\Plann ing\envchecklist.doc Rev: 08/2015 d. Will any structures be demolished? If so, what? lb.filQl No. e. What is the current zoning classification of the site? lb.filQl CA f. What is the current comprehensive plan designation of the site? lb.filQl g. If applicable, what is the current shoreline master program designation of the site? lb.filQl NIA h. Has any part of the site been classified as a critical area by the city or county? If so, specify. lb.filQ} No i. Approximately how many people would reside or work in the completed project? lb.filQl About 6-10 people will work on the two restuarants. J. Approximately how many people would the completed project displace? lb.filQl None. k. Proposed measures to avoid or reduce displacement impacts, if any: lb.filQl NIA I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: lb.filQl NIA 13 H: \CED\Data\Forms-T emplates \Self-Help Ha ndo uts\Plann ing\envchecklist.doc Rev: 08/2015 m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: N/A 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing.~ None b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing.~ NIA c. Proposed measures to reduce or control housing impacts, if any:~ NIA 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 is 20'-7" of proposed building. The principal material proposed is hardi panel and wood panels. b. What views in the immediate vicinity would be altered or obstructed?~ NIA c. Proposed measures to reduce or control aesthetic impacts, if any:~ The building is well designed with natural material, will improve the asthtic of previous fast food restaurant image. 14 H :\CE D\Data \Forms-T emplates\Se If-Help Handouts\Planning\envchecklist. doc Rev: 08/2015 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur?~ Only interior lighting for dining area and exteiror profile light will be produced. Will occur at nightduring operation hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? ~ No c. What existing off-site sources of light or glare may affect your proposal?~ NIA d. Proposed measures to reduce or control light and glare impacts, if any:~ NIA 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? ~ NIA b. Would the proposed project displace any existing recreational uses? If so, describe.~ No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any:~ NIA 15 H :\CE D\Data\Forms-T em plates\Self-Help Handouts\Plan ning\envcheckl ist.doc Rev: 08/2015 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? If so, specifically describe. LbfilQ] N/A b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. LbfilQ] N/A c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. LbfilQ] N/A d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. N/A 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. LbfilQ] Public street is 108th Ave SE, proposed project will use existing access area to the road. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? 1bfilQ] No. 16 H: \CED\Data \Forms-Te mp lates\Self-He Ip Ha ndouts\P!ann ing\envchecklist.doc Rev: 08/2015 c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate?~ Existing parking space 31, 14 additional parking are added. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private).~ NIA e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. l.btllil NIA f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage ofthe volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates?~ Less than former use. 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? If so, generally describe. No h. Proposed measures to reduce or control transportation impacts, if any:~ The proposed sit down restaurant will produce less go through traffic and have less transportation impact than former use. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe.~ 17 H :\CED\Data\Forms-T emplates\Self-H el p Handouts\PI a nning\envchecklist.doc Rev:08/201S No. b. Proposed measures to reduce or control direct impacts on public services, if any.J.llfill2] NIA 16. UTILITIES a. Check or circle utilities currently available at the site:J.llfill2] electricity, X natural gas,x water, X refuse service, X telephone, X sanitary sewer, X septic system, other Communications ---------------- 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.~ Water -Soos Creek Water & Sewer District Sewer -Soos Creek Water & Sewer District Drainage -City of Renton Electricity -Puget Sound Energy Natural Gas -Puget Sound Energy C. SIGNATURE~ The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Geng Tan Name of Signee (printed): ___________________ _ Principle, Atlas Associates International Position and Agency/Organization:------------------ 3122/16 Date Submitted: ----------- 18 H :\CE D\Data \Forms-T em plates\Se!f-Help Hand outs\PI a nning\envchecklist.doc Rev: 08/2015 AL TA COMMITMENT rOR TITLE INSURANCE Commitment Number: CHICAGO TITLE 0037365-06 COMPANY OF WASHINGTON CHICAGO TITLE INSURANCE COMPANY, a Nebraska corporation ("Company"), for a valuable consideration, commits ta 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 mortgagee of the estate or interest in the land described or referred ta in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject ta the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed far have been inserted in Schedule A by the Campany. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure ta issue the policy or policies is not the fault of the Campany. The Campany will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A Countersigned By: Authorized Officer or Agent Copyright American Land Title Association. All rights reserved. Chicago Title Insurance Company By: President Attest: Secretary -'M"\I< ,\'-.. L,\'Jl) 11111" The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Page 1 Printed: 04.17.15@02:01 PM WA-CT -FNSE-02150.6224 76-SPS-1-15-0037365-06 CHICAGO TITLE COMPANY uF WASHINGTON COMMITMENT NO. 0037365-06 ISSUING OFFICE: FOR SETTI..EMENT INQUIRIES, CONTACT: Title Officer: Commercial I Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CT1SeaTitleUnit6®ctt.com SCHEDULE A ORDER NO. 0037365-06 1. Effective Date: April 7, 2015 at 08:00 AM 2. Policy or (Policies) to be issued: a. AL TA Owner's Policy 2006 Proposed Insured: Wentian Lan, presumptively subject to the community interest of his/her spouse or Policy Amount: registered domestic partner, if married or a registered domestic partner $1,350,000.00 Premium: Tax: Total: b. ALTA Loan Policy2006 Proposed Insured: Policy Amount: To Be Determined Premium: Tax: Rate: Discount(s): Total: Extended Simultaneous $ $ $ 2,794.00 268.22 3,062.22 To Be Determined To Be Determined To Be Determined 3. The estate or interest in the land described or referred to in this Commitment is: Fee Simple 4. Title to the estate or interest in the land is at the Effective Date vested in: Registered in McDonald's Corporation, a Delaware corporation, in Volume 84, Folio 299 of Registered Lands. 5. The land referred to in this Commitment is described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF END OF SCHEDULE A -~M[ kl,--\~ Copyright American Land Title Association. All rights reserved. I \~ll I Cl LI The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Page2 Printed: 04.17.15@02:01 PM WA-CT-FNSE-02150.622476-SPS-1-15-0037365-06 Parcel A: EXHIBIT "A" Legal Description The North 120 feet of the South 392 feet of the North six-tenths (6/10) of the West half of the West half of the Northwest quarter of the Northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except that portion thereof lying within 108th Avenue Southeast as established under recording nos. 8105220768, 791766 and 6601867. Parcel B: The West 160 feet of the North 12 feet of the South 272 feet of the North six-tenths (6/10) of the West half ot the West half of the Northwest quarter of the Northeast quarter of Section 32, Townshp 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except that portion thereof lying within 108th Avenue Southeast as established under recording nos. 8105220768, 791766 and 6601867. Parcel C: The North 12 feet of the South 272 feet of the North six-tenths (6/10) of the West half of the West half of the Northwest quarter of the Northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the West 160 feet thereof. -Copyright American Land Title Association. All rights reserved. \,<II 111,·,-.. ""11 111: l The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commitment (06/17/2006) Page 3 Printed: 04.17.15@02:01 PM W A-CT-F NSE-02150. 6224 76-SPS-1-15--0037365-06 CHICAGO TITLE COMPAN', -·' WASHINGTON COMMITMENT NO. 0037365-06 SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water. K. 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 mortgage thereon covered by this Commitment. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. -,HII ~I< ~'> A"ll 11 l !I Al TA Commitment (06/17/2006) Page4 Printed: 04.17.15 @02:01 PM WA-CT-FNSE--02150.622476-SPS-1-15-0037365-06 CHICAGO TITLE COM PAN', -·: WASHINGTON COMMITMENT NO. 0037365-06 SCHEDULE B (continued) SPECIAL EXCEPTIONS 1. Reservations and exceptions contained in the Deed as set forth below: Grantor: Grantee: Dated: Recording Date: Recording No.: John Winston and Clara Winston, husband and wife Fred Benson, husband of Lulu Benson November 12, 1912 April 7, 1914 924587 Said document provides for, among other things, the following: "Subject to minerals rights in the grantors." 2. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: Recording Date: Recording No.: King County May 22, 1981 8105220768 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: document Puget Sound Power & Light Company, a Washington corporation Underground electric transmission and/or distribution system and appurtenances May 13, 1982 8205130562 A portion of said premises lying within a strip of land 10 feet in width as described in Note: Said document, while recorded, is not registered. 4. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: King County Water District No. 58, a municipal corporation Water mains and appurtenances July 9, 1982 8207090453 The South 10 feet of said premises Note: Said document, while recorded, is not registered. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. -,MI Rll ,H. AL TA Commitment (06/17/2006) Pages Printed: 04.17.15@02:01 PM WA-CT -FNSE-02150 .6224 76-SPS-1-15--0037365-06 CHICAGO TITLE COMPAN, -·. WASHINGTON COMMITMENT NO. 0037365-06 SCHEDULE B (continued) 5. Payment of the real estate excise tax, if required. The Land is situated within the boundaries of local taxing authority of City of Renton. Present rate of real estate excise tax as of the date herein is 1. 78 percent. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. (NOTE: Real Estate Excise Tax Affidavits must be printed as legal size fonms). An additional $5.00 Electronic Technology Fee must be included in all excise tax payments. If the transaction is exempt, an additional $5.00 Affidavit Processing Fee is required. 6. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 322305-9119-09 Levy Code: 2128 Assessed Value-Land: $757,400.00 Assessed Value-Improvements: $750,300.00 General and Special Taxes: Billed: Paid: Unpaid: $19,609.17 $0.00 $19,609.17 Note: If the tax amount is not evenly divisible into two payments, King County will require the half payment be rounded up to the next cent. Failure to round up the half payment may result in rejection of the tax payment by the County. 7. Please be advised that our search did not disclose any open mortgages or deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 8. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. 9. Title to said property is registered under the Land Registration Act. All instruments affecting the title must be filed with the Registrar of Land Titles, and the owner's and mortgagee's duplicate certificate, if any, made available to him in any transaction involving said property. Said owner's duplicate certificate is on file. Copyright American Land Title Association. All rights reserved. -,H'.l l\lC:~, '~"" II 'I I The use of this Form is restricted to ALTA licensees and ALTA members in good standing as or the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commitment (06/17/2006) Page 6 Printed: 04.17.15@02:01 PM WA-CT-FNSE-02150.622476-SPS-1-15--0037365-06 CHICAGO TITLE COMPAN\ -·' WASHINGTON COMMITMENT NO. 0037365-06 SCHEDULE B (continued) 1 O. The Company will require the following in order to insure title vested in, or a conveyance from, the entity named below: Name: McDonald's Corporation a. Proof of incorporation from the state or other place of incorporation. b. A copy of the Articles of Incorporation and By-law. c. A copy of the resolution authorizing the purchase, sale or encumbrance of real property and designating appropriate officers to execute same. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 11. In the event title to said Land is acquired by the party(ies) named below, the policy(s), when issued, will show the following additional item(s) in Schedule B, unless disposed of to the satisfaction of the Company: Party(ies): ltem(s): Wentian Lan 12 and 13 12. Matters which may be disclosed by a search of the records against the name of the spouse or domestic partner of Wentian Lan, if married or a member of a registered domestic partnership. 13. If the proposed insured is a married person or member of a registered domestic partnership acquiring title as his/her separate estate, the Company will require a Deed be executed by the spouse or registered domestic partner of the proposed insured to establish separate property. A deed from the spouse or registered domestic partner will not eliminate the requirement that both spouses or registered domestic partners execute any new monetary encumbrances to comply with the automatic homestead provisions of RCW 6.13.060 if both spouses or registered domestic partners intend to reside on the Land. 14. To provide an extended coverage lender's policy, general exceptions A through D may be eliminated or limited after an inspection of the Land and/or review of the survey, if required, is completed. 15. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. END OF EXCEPTIONS -HH klt"\'- Copyright American Land Title Association. All rights reserved. 1 .,~n 11111 The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALT A Commitment (06/17/2006) Page 7 Printed: 04.17.15@02:01 PM WA-CT -FN SE-02150. 6224 76-SPS-1-15-0037365-06 CHICAGO TITLE COMPANY-· WASHINGTON COMMITMENT NO. 0037365-06 SCHEDULE B (continued) NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Note B: Note C: Note: The Public Records indicate that the address of the improvement located on said Land is as follows: 17630 108th Ave SE Renton, WA 98055 Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Portion of the Northwest quarter of the Northeast quarter of Section 32-23-5. Tax Account No.: 322305-9119-09 Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B -A/MRI<,\', Copyright American Land Title Association. All rights reserved. I ~Nf1 Fl flt The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commitment (06/17/2006) PageB Printed: 04.17.15@02:01 PM WA-CT-FNSE-02150.622476-SPS-1-15-0037365-06 CHICAGO TITLE COMPANY vr· WASHINGTON COMMITMENT NO. 0037365-06 CONDITIONS 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 acquired actual knowledge of any 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 of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose 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. 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 and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The poUcy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.aJta.org. END OF CONDITIONS Copyright American Land Title Association. All rights reserved. -,H\tRl<A'- t\'JI' llll> The use of this Form is restricted to ALTA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commitment (06/17/2006) Page9 Printed: 04.17.15@02:01 PM WA-CT -F NSE-02150. 6224 76-SPS-1-15-0037365-06 RECORDING REQUIREMENTS Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet: 3" top margin containing nothing except the return address. 1" side and bottom margins containing no markings or seals. Title(s) of documents. Recording no. of any assigned, released or referenced document(s). Grantors names (and page no. where additional names can be found). Grantees names (and page no. where additional names can be found). Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must also appear in the body of the document. Assessor's tax parcel number(s). Return address (in top 3" margin). ''A cover sheet can be attached containing the above format and data if the first page does not contain all required data. Additional Pages: 1" top, side and bottom margins containing no markings or seals. All Pages: No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals must be smudged for visibility. Font size of 8 points or larger. Recording Requirements WA0000924.doc/Updated: 03.26.14 Page 10 Printed: 04.17.15@02:01 PM by BB WA-CT -FNSE-02150 .620761-0037365-06 Order No.: 0037365-06-PA FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective: January 6, 2015 Fidelity National Financial, Inc. and its majority-owned subsidiary companies providing real estate-and loan-related services (collectively, "FNF", "our" or "we") respect and are committed to protecting your privacy. This Privacy Notice lets you know how and for what purposes your Personal Information (as defined herein) is being collected, processed and used by FNF. We pledge that we will take reasonable steps to ensure that your Personal lnfom,ation will only be used in ways that are in compliance with this Privacy Notice. The provision of this Privacy Notice to you does not create any express or implied relationship, or create any express or implied duty or other obligation, between Fidelity National Financial, Inc. and you. See also No Representations or Waff'anties below. This Privacy Notice is only in effect for any generic information and Personal Information collected and/or owned by FNF, including collection through any FNF website and any online features, services and/or programs offered by FNF (collectively, the "Website"). This Privacy Notice is not applicable to any other web pages, mobile applications, social media sites, email lists, generic information or Personal Information collected and/or owned by any entity other than FNF. How Information Is Collected The types of personal information FNF collects may include, among other things (collectively, "Personal Information"): (1) contact information (e.g., name, address, phone number, email address); (2) demographic information (e.g., date of birth, gender marital status): (3) Internet protocol (or IP) address or device ID/UDID; (4) social security number (SSN), student ID (SIN), driver's license, passport, and other government ID numbers: (5) financial account information: and (6) information related to offenses or criminal convictions. In the course of our business, we may collect Personal Information about you from the following sources: • Applications or other forms we receive from you or your authorized representative; • Information we receive from you through the Website; • Information about your transactions with or services periom,ed by us, our affiliates, or others: and • From consumer or other reporting agencies and public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates or others. Additional Ways lnfonnatlon Is Collected Through the Website Browser Log Flies. Our servers automatically log each visitor to the Website and collect and record certain information about each visitor. This information may include IP address, browser language, browser type, operating system, domain names, browsing history (including time spent at a domain, time and date of your visit), referring/exit web pages and URLs, and number of clicks. The domain name and IP address reveal nothing personal about the user other than the IP address from which the user has accessed the Website. Cookies. From time to time, FNF or other third parties may send a "cookie" to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive and that can be re-sent to the serving website on subsequent visits. A cookie, by itself, cannot read other data from your hard disk or read other cookie files already on your computer. A cookie, by itself, does not damage your system. We, our advertisers and other third parties may use cookies to identify and keep track of, among other things, those areas of the Website and third party websites that you have visited in the past in order to enhance your next visit to the Website. You can choose whether or not to accept cookies by changing the settings of your Internet browser, but some functionality of the Website may be impaired or not function as intended. See the Third Party Opt Out section below. Web Beacons. Some of our web pages and electronic communications may contain images, which may or may not be visible to you, known as Web Beacons (sometimes referred to as "clear gifs"). Web Beacons collect only limited information that includes a cookie number; time and date of a page view; and a description of the page on which the Web Beacon resides. We may also carry Web Beacons placed by third party advertisers. These Web Beacons do not carry any Personal Information and are only used to track usage of the Website and activities associated with the Website. See the Third Party Opt Out section below. Unique Identifier. We may assign you a unique internal identifier to help keep track of your future visits. We may use this information to gather aggregate demographic information about our visitors, and we may use it to personalize the information you see on the Website and some of the electronic communications you receive from us. We keep this information for our internal use, and this information is not shared with others. Third Party Opt Out. Although we do not presently, in the future we may allow third-party companies to serve advertisements and/or collect certain anonymous information when you visit the Website. These companies may use non-personally identifiable information (e.g., click stream information, browser type, time and date, subject of advertisements clicked or scrolled over) during your visits to the Website in order to provide advertisements about products and services likely to be of greater interest to you. These companies typically use a cookie or third party Web Beacon to collect this information, as further described above. Through these technologies, the third party may have access to and use non-personalized information about your on line usage activity. You can opt-out of online behavioral services through any one of the ways described below. After you opt-out, you may continue to receive advertisements, but those advertisements will no longer be as relevant to you. • You can opt-out via the Network Advertising Initiative industry opt-out at http://www.networkadvertising.org/. • You can opt-out via the Consumer Choice Page at www.aboutads.info. • For those in the U.K., you can opt-out via the IAB UK's industry opt-out at www.youronlinechoices.com. • You can configure your web browser (Chrome, Firefox, Internet Explorer, Safari, etc.) to delete and/or control the use of cookies. More information can be found in the Help system of your browser. Note: If you opt-out as described above, you should not delete your cookies. If you delete your cookies, you will need to opt-out again. Privacy Statement WA0000924.doc I Updated: 03.26.14 Page 11 Printed: 04.17.15@02:01 PM by BB WA-CT -FNSE-02150 .620761-0037365-06 PRIVACY NOTICE (continued) Use of Personal Information Information collected by FNF is used for three main purposes: • To provide products and services to you or one or more third party service providers (collectively, "Third Parties") who are obtaining services on your behalf or in connection with a transaction involving you. • To improve our products and services that we perform for you or for Third Parties. • To communicate with you and to inform you about FNF's, FNF's affiliates and third parties' products and services. When Information Is Disclosed By FNF We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow consumers to restrict these disclosures. Disclosures may include, without limitation, the following: • To agents, brokers, representatives, or others to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure in connection with an insurance transaction; • To third-party contractors or service providers who provide services or perform marketing services or other functions on our behalf; To law enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoenas or court orders; and/or • To lenders, lien holders, judgment creditors, or other parties claiming an encumbrance or an interest in title whose claim or interest must be determined, settled, paid or released prior to a title or escrow closing. In addition to the other times when we might disclose information about you, we might also disclose information when required by law or in the good-faith belief that such disclosure is necessary to: (1) comply with a legal process or applicable laws; (2) enforce this Privacy Notice; (3) respond to claims that any materials. documents, images, graphics, logos, designs, audio, video and any other information provided by you violates the rights of third parties; or (4) protect the rights, property or personal safety of FNF, its users or the public. We maintain reasonable safeguards to keep the Personal Information that is disclosed to us secure. We provide Personal Information and non-Personal Information to our subsidiaries, affiliated companies, and other businesses or persons for the purposes of processing such information on our behalf and promoting the services of our trusted business partners, some or all of which may store your information on servers outside of the United States. We require that these parties agree to process such information in compliance with our Privacy Notice or in a similar, industry-standard manner, and we use reasonable efforts to limit their use of such information and to use other appropriate confidentiality and security measures. The use of your information by one of our trusted business partners may be subject to that party's own Privacy Notice. We do not, however, disclose information we collect from consumer or credit reporting agencies with our affiliates or others without your consent, in conformity with applicable law, unless such disclosure is otherwise permitted by law. We also reserve the right to disclose Personal Information and/or non-Personal Information to take precautions against liability, investigate and defend against any third-party claims or allegations, assist government enforcement agencies, protect the security or integrity of the Website, and protect the rights, property, or personal safety of FNF, our users or others. We reserve the right to transfer your Personal Information, as well as any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets. We also cannot make any representations regarding the use or transfer of your Personal Information or other information that we may have in the event of our bankruptcy, reorganization, insolvency, receivership or an assignment for the benefit of creditors, and you expressly agree and consent to the use and/or transfer of your Personal Information or other information in connection with a sale or transfer of some or all of our assets in any of the above described proceedings. Furthermore, we cannot and will not be responsible for any breach of security by any third parties or for any actions of any third parties that receive any of the information that is disclosed to us. Information From Children We do not collect Personal Information from any person that we know to be under the age of thirteen (13). Specifically, the Website is not intended or designed to attract children under the age of thirteen (13). You affirm that you are either more than 18 years of age, or an emancipated minor, or possess legal parental or guardian consent, and are fully able and competent to enter into the terms, conditions, obligations, affirmations, representations. and warranties set forth in this Privacy Notice, and to abide by and comply with this Privacy Notice. In any case, you affirm that you are over the age of 13, as THE WEBSITE IS NOT INTENDED FOR CHILDREN UNDER 13 THAT ARE UNACCOMPANIED BY HIS OR HER PARENT OR LEGAL GUARDIAN. Parents should be aware that FNF's Privacy Notice will govern our use of Personal Information, but also that information that is voluntarily given by children -or others -in email exchanges, bulletin boards or the like may be used by other parties to generate unsolicited communications. FNF encourages all parents to instruct their children in the safe and responsible use of their Personal Information while using the Internet. Privacy Outside the Website The Website may contain various links to other websites, including links to various third party service providers. FNF is not and cannot be responsible for the privacy practices or the content of any of those other websites. Other than under agreements with certain reputable organizations and companies, and except for third party service providers whose services either we use or you voluntarily elect to utilize, we do not share any of the Personal Information that you provide to us with any of the websites to which the Website links, although we may share aggregate, non-Personal Information with those other third parties. Please check with those websites in order to determine their privacy policies and your rights under them. European Union Users If you are a citizen of the European Union, please note that we may transfer your Personal Information outside the European Union for use for any of the purposes described in this Privacy Notice. By providing FNF with your Personal Information, you consent to both our collection and such transfer of your Personal Information in accordance with this Privacy Notice. Privacy Statement WA0000924.doc I Updated: 03.26.14 Page 12 Printed: 04.17.15@02:01 PM by BB WA-CT -FNSE-02150. 620761-0037365-06 PRIVACY NOTICE (continued) Choices With Your Personal Information Whether you submit Personal Information to FNF is entirely up to you. You may decide not to submit Personal Information, in which case FNF may not be able to provide certain services or products to you. You may choose to prevent FNF from disclosing or using your Personal Information under certain circumstances ("opt outM). You may opt out of any disclosure or use of your Personal Information for purposes that are incompatible with the purpose(s) for which it was originally collected or for which you subsequently gave authorization by notifying us by one of the methods at the end of this Privacy Notice. Furthennore, even where your Personal Information is to be disclosed and used in accordance with the stated purposes in this Privacy Notice, you may elect to opt out of such disclosure to and use by a third party that is not acting as an agent of FNF. As described above, there are some uses from which you cannot opt-out. Please note that opting out of the disclosure and use of your Personal Information as a prospective employee may prevent you from being hired as an employee by FNF to the extent that provision of your Personal Information is required to apply for an open position. If FNF collects Personal Information from you, such information will not be disclosed or used by FNF for purposes that are incompatible with the purpose(s) for which it was originally collected or for which you subsequently gave authorization unless you affirmatively consent to such disclosure and use. You may opt out of online behavioral advertising by following the instructions set forth above under the above section "Additional Ways That Information Is Collected Through the Website," subsection "Third Party Opt Out." Access and Correction To access your Personal Information in the possession of FNF and correct inaccuracies of that information in our records, please contact us in the manner specified at the end of this Privacy Notice. We ask individuals to identify themselves and the information requested to be accessed and amended before processing such requests, and we may decline to process requests in limited circumstances as permitted by applicable privacy legislation. Your California Privacy Rights Under California's "Shine the Light" law, California residents who provide certain personally identifiable information in connection with obtaining products or services for personal, family or household use are entitled to request and obtain from us once a calendar year information about the customer information we shared, if any, with other businesses for their own direct marketing uses. If applicable, this information would include the categories of customer information and the names and addresses of those businesses with which we shared customer information for the immediately prior calendar year (e.g., requests made in 2015 will receive infonnation regarding 2014 sharing activities). To obtain this information on behalf of FNF, please send an email message to privacy@fnf.com with "Request for California Privacy Information" in the subject line and in the body of your message. We will provide the requested information to you at your email address in response. Please be aware that not all information sharing is covered by the "Shine the Light" requirements and only information on covered sharing will be included in our response. Additionally, because we may collect your Personal Information from time to time, California's Online Privacy Protection Act requires us to disclose how we respond to "do not track" requests and other similar mechanisms. Currently, our policy is that we do not recognize "do not track" requests from Internet browsers and similar devices. No Representations or Warranties By providing this Privacy Notice, Fidelity National Financial, Inc. does not make any representations or warranties whatsoever concerning any products or services provided to you by its majority-owned subsidiaries. In addition, you also expressly agree that your use of the Website is at your own risk. Any services provided to you by Fidelity National Financial, Inc. and/or the Website are provided "as is" and "as available" for your use, without representations or warranties of any kind, either express or implied, unless such warranties are legally incapable of exclusion. Fidelity National Financial, Inc. makes no representations or warranties that any services provided to you by it or the Website, or any seivices offered in connection with the Website are or will remain uninterrupted or error-free, that defects will be corrected, or that the web pages on or accessed through the Website, or the servers used in connection with the Website, are or will remain free from any viruses, worms, time bombs. drop dead devices, Trojan horses or other harmful components. Any liability of Fidelity National Financial, Inc. and your exclusive remedy with respect to the use of any product or service provided by Fidelity National Financial, Inc. including on or accessed through the Website, will be the re-performance of such service found to be inadequate. Your Consent To This Privacy Notice By submitting Personal Information to FNF, you consent to the collection and use of information by us as specified above or as we otherwise see fit, in compliance with this Privacy Notice, unless you inform us otherwise by means of the procedure identified below. If we decide to change this Privacy Notice, we will make an effort to post those changes on the Website. Each time we collect information from you following any amendment of this Privacy Notice will signify your assent to and acceptance of its revised terms for all previously collected information and information collected from you in the future. We may use comments, information or feedback that you may submit in any manner that we may choose without notice or compensation to you. If you have additional questions or comments, please let us know by sending your comments or requests to: Fidelity National Financial, Inc. 601 Riverside Avenue Jacksonville, Florida 32204 Attn: Chief Privacy Officer (888) 934-3354 privacy@fnf.com Copyright© 2015. Fidelity National Financial, Inc. All Rights Reserved. EFFECTIVE AS OF: JANUARY 6, 2015 Privacy Statement WA0000924.doc / Updated: 03.26.14 Page 13 Printed: 04.17.15@02:01 PM by BB WA-CT -FNSE-02150.620761-0037365-06 Order No.: Property: CHICAGO TITLE COYIPANY OF\\ "ASHIKGTO!'\ 0037365-06 17630 108th Ave SE Renton, WA 98055 I SELLER(S) McDonalds Corp I BUYER/BORROWER(S) Wentian Lan LISTING AGENT Keller Williams Realty 505 106th Ave NE Suite 210 Bellevue, WA 98004 Phone: (425)454-0911 Fax: (425)454-4577 SELLING AGENT Skyline Properties Phone: Fax: 701 5th Avenue, Suite 2300 Seattle, WA 98104 Phone: (206)628-5610 I Fax: (206)628-9717 Main Contact: Joey Ferrick Phone: 425-285-3200 Cell: 425-502-2928 Fax: 425-458-4700 Email: ferrickcg@gmail.com Main Contact: Heather Lin Email: linhai87@gmail.com Thank You for specifying Chicago Title Company of Washington Your transaction is important to us. Commitment Distribution Letter WA0000924.doc / Updated: 03.26.14 Page 14 Printed: 04.17.15@02:01 PM by BB WA-CT -FN SE-02150.620761-0037365-06 RECEIPT EG00051138 BILLING CONTACT Wentian Lan 2605 82nd Ave NE Medina, WA 98039-1507 REFERENCE NUMBER LUA16-000230 FEE NAME PLAN -Environmental Review PLAN -Site Plan Review -Admin Technology Fee Printed On: March 24, 2016 Prepared By: Clark Close ---------Renton 1055 S Grady Way, Renton, WA 98057 Transaction Date: March 24, 2016 TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD Fee Payment Check #413 $1,000.00 Fee Payment Check #413 $1,500.00 Fee Payment Check#413 $75.00 SUB TOTAL $2,575.00 TOTAL $2,575.00 Page 1 of 1