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I~I~ ;i~ 1 ~~ ! ,.'"" . ,""zf' -" '-"" ~l , ~.t1ili q",I!LI -.-- ~I ;Ii'l' " 'I" • ~i 111111111 ~ ! • ~ ~ T -20' ~ , 'r_.J9 'I' / ~-I I ), I I ,I I I !I I L 1~ PAEI...JMINARY ORADING AND DRAINAGE PlAN FOR ARBY'S RENTON, WA A PORTlON OF SECTlON 18, TOWNStF 23 N., RANGE 05 E. WM CITY OF RENTON, KING COUNTY, WASHINGTON _4O'2r'W :sall4lCl D,I,,{W) LOT 2 CITY OF RENTON L.L.A. NO. LUA-02-098-LLA REC. NO. 20021126900015 ""'" _ .. ""'-----.. ... Ir or-. DaP'I ....... _'---- Cic],Ofp PI. ~S~t __ Cil?l?il?g D' .. "v,) IV/SiOI? , I __ -I-~"-'."'-""""'· ~ " 1JiJ1fI~,~ I I ,--m S:.!!H~S=" :;,~ / '="'.... -~~ ... ~W~ ~ ! , ...... _ .. ;;;::(-l.'''~ :::..~::.~ .. G ".. ":~".-'. ~I 1 i (I Ocr la- fUI! j , ~ I --"II="" I fft """(l) ~~.. _CJWlNl~""""""FUN 2 j / or ~ :;;.=...,. _..-....; ~ ARBY'S RENTON. WA III ;:. or _,.". ~ ' ... '.-......... SIIUBI '?,. ! -.... "" 0 ~ I ~ or -,.r~·''''·~, .. 1:' ~= .. ~ ,,"--...""), , -'~" " ,~~,-~ ',........ -~ ~,.... '" ",""""'cwo........ __ 2 .. 4. M ~~-~ If! ~ "' d. 8 • }-ro t~: If I _Ld Ib ;~ !li!1 ~ ~z ~ o~ ~ >oz ,!! E::'" ~ I. u" j ! } I i -;-- 5 i ~@ t ~ I ~ , ! ~ ~:I r I '-I !!i ~ I I ),1 !~ j I II ~ ~ ~ I ; I • ~ , / , • , I II 111111 I, , ~-I I ' I 11 I I:! I I i~ L_ DEt.4Ol..I1lON AND TEt.f"ORARY EROSION CONTROL PLAN FOIl ARBY'S RENTON, WA A PORT1ON OF SECTION 18, TOWNSHP 23 N., RANGE 05 E., W.M. aTY OF fENTON. KING COONTY. WASHINGTON _<G'n'W 1lI ... '(C) UUl~ LOT 2 CITY OF RENTON LLA, NO, LUA-02-098-LLA REC, NO, 20021126900015 , r. -', '" "., "'--J 0, '-S_'T~C'l p'r n . ~ \. ,ntng DiViSion OCi 1 9 201/ =g' ':,:'1 "~.­ewe ~ "' __ "'_IIDOCD 0-- ~ ;r;.;:;;;.,~ __ CITY OF RENTON I HI DI!' .. ........-n.oo!NT Of".-.-....c ~.. !;Q ~ ~":~ J :===~= __ \MG~II "------------ 1!BD.1ID< Nfl"""""'"",," cxwnn fUN I g ABBY'S RENtON. WA -% I" ;.:;' t:. _ ~ " w --'-_3 _"' __ ~L I ~ < lO tilJ ~ I"", _;.,~l ~'fJ:I".7:I~-./ • .... • ,." ....... ",!<,. __ 1I"'l -. ""''''''''' ,.,-o."" ·,",1"/&-1/_ '''_''<0«\ -." _, ... ,\ ....... \ .... .J ! I I I! III ••• < -i ___ -.J I I I 1'~~~~71 I! III ••• ore t GAlS NOlONHSYM 3)I\f1 3N 6Oi:!> ,_ ON! 'BlO3.ll-fOij\t OH ClNV l13HI3I:l:l llll-SS-ddd NE!GHBORHOOD DETAIL MAP ~ ~ ~ ~ «' er PROJECT .*-SITE SW 7TH STREET S 6TH STREET II (f) w > « ~ U =:J f- f-« :::r: (f) S 7TH STREET Ci~., '--' 0'" r,.,. PI. . I ("!" :O>t,.-,. Cinn/ng D· .. ' .... ,,) IV/Sio n Ocr 19. <lJi/ I (f) w Z ::s (f) w (f) 0 2 #IP~~ ~#~~""= 200' I SCAl£ l!;;;!/ " ru1J -I 400 ft. o o 50 100 200 NO.LDNI .... M 'NO.LN3lI '. BII'f"lIillNntll ~.., 'aaowa~ J.NYl:InYJ.Sa~ S.AS~Y IIOl UNi.n:xJO IOlI\iV NY1~ iUS .. "no"'_~_'_I .• I_""I""'I'.""_._"" SI:)8l1.,:)JS ,'!5i1_E!!l!IIll"mEIIEIIIIil!lIIilE.lll!ft!lIIiIailIIlII!II!IBIi!EIIG!!I11I!! 0H' Ilaqlaj:l ! , I ! i I ! I I I CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: January 26, 2012 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Arby's Remodel LUA (file) Number: LUA-11-084, MOD, MOD CrOSS-References: LUA09-071 AKA's: Project Manager: Rocale Timmons Acceptance Date: November 9, 2011 Applicant: Tom Spader, Freheit & Ho Architects Inc PS Owner: CCD Enterprises Inc Contact: Same as applicant PID Number: 1823059123 ERC Decision Date: ERC Appeal Date: Administrative Approval: January 4, 2012 Appeal Period Ends: January 18, 2012 Public Hearing Date: Date Appealed to HEX: By Whom: Ii HEX Decision: Date: \' Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting a Site Plan Modification in order to demolish a 524 square foot portion of the existing 3,748 square foot restaurant structure along the eastern fa<;ade. Additionally, the applicant is proposing to reconfigure the drive thru and parking areas in order to accommodate the Rainier Ave widening project (LUA09-071). A parking modification has been requested in order to exceed the allowed number of stalls, 13, by 12 stalls to a total of 25 parking stalls. Location: 641 Rainier Avenue S Comments: I I Denis Law Mayor January 4, 2012 Tom Spader Freiheit & Ho Architects, Inc. Department of Community and Economic Development Alex Pietsch, Administrator 5209 Lake Washington Blvd NE, Suite 200 Kirkland, WA 98033 SUBJECT: ARBY'S -MINOR MODIFICATION OF APPROVED SITE PLAN AND PARKING MODIFICATION (FILE NO. LUAll-084, MOD, MOD) Dear Mr. Spader, I am in receipt of your correspondence and attachments dated October 19, 2011 wherein you requested revisions to the approved Site Plan for the remodel of the former Arby's restaurant along with a parking modification request. The subject site is located on the west side of Rainier Ave S north of SW ]'h St. A. Minor Modification Request of Approved Site Plan The requested revisions are summarized below and shown in Exhibit A: 1) Removal of the eastern portion of the building; and 2) Reconfiguration of the existing drive-thru lane; and 3) Reconfiguration of the parking areas on the north and south sides of the building with a reduction in the number of stalls from 37 to 25 parking stalls; and 4) Provision of new landscaping. Renton Municipal Code Section 4-9-2001, allows minor adjustments to an approved site plan, provided: 1. The adjustment does not involve more than a ten percent (10%) increose in area or scale of the development in the approved site plan; or 2. The adjustment does not have a significantly greater impact on the environment and facilities than the approved plan; or 3. The adjustment does not change the boundaries of the originally approved plan. Analysis of Request The site plan modification requested and as shown in your October 19, 2011 submittals have been compared to the site plan as approved by the City on September 12, 1990 (SA90-020). The subject property is located on the northwest corner of SW 7th St and Rainier Ave S at 641 Rainier Ave S. The project site totals 1.45 acres in area and is located within the Commercial Arterial (CA) zone. . The submittal packet indicates that the proposal is to demolish an Renton City Hall. 1055 South Grady Way. Renton, Washington 98057 • rentonwa.gov January 4,2012 Page 2 approximately 440 square foot portion of the existing 3,663 square foot restaurant structure along the eastern fa<;ade. Additionally, the applicant is proposing to reconfigure the .drive-thru and parking areas in order to accommodate the Rainier Ave widening project (LUA09-071). There is also Brown Bear carwash located on the subject parcel, on a separate building pad, which would not be impacted by the subject proposal. A total of 25 surface parking stalls would be provided on site, surrounding the restaurant, which is a 12-stall reduction from the existing 37 parking stalls Access to the site is proposed via existing curb cuts along SW 7'h St and Rainier Ave S which have been relocated in order to accommodate the widening project. There appear to be no critical areas on site. As part of the remodel the applicant has also proposed several architectural elements along the new eastern, street-facing fa<;ade in order to create visual interest. The applicant is proposing new windows, comprising approximately 70 percent of the fa<;ade, in addition to new awnings along the street. The proposed revisions add visual interest and reinforce the intended human- scale character of the fa<;ade along the street. There would be no parking provided between the front of the building and the property line. Finally, the additional area created along the frontage, due to the partial demolition, would create the space needed to accommodate right- of-way improvements designed as part of a pending public transportation project along Rainier Ave S. The right-of-way improvements would include at least an 8-foot wide sidewalk and a 5- foot wide planter strip between the street and the sidewalk. While the applicant has not proposed an entrance along the street-facing fa<;ade, caused by the existing building location, new direct access would be provided from the Sidewalk to the main entrance along the north side of the building. Additionally, a pedestrian connection would be provided from the sidewalk to the secondary entrance on the southern fa<;ade. Bicycle parking is proposed along the frontage of the site as an alternative to single occupant vehicle transportation. The proposal complies with the intent of the Urban Design Regulations (RMC4-3-100). There are a total of seven trees on site of which four are located within the right-of-way. Of the remaining three trees the applicant is proposing to remove one tree along the northern portion of the building pad. The other two existing trees, located along the western portion of the property are proposed to remain. The applicant has provided a landscaping plan proposing the planting of a total of 10 new trees (Katsura, Saskatoon, and Vine maple); several shrubs and groundcovers. The proposed landscape plan provides adequate on-site landscaping. The proposed changes would not result in more than a 10 percent increase in area or scale of the development. The proposal would not have a greater impact on the environment and facilities, nor would it change the boundaries of the originally approved site plan. All other applicable setback, development and design standards would continue to be achieved. Decision Based on staffs analysis, I have determined the proposed revisions are within the parameters defined by the Renton Municipal Code. Therefore, the proposed modifications to the site plan are approved subject to the following conditions: January 4,2012 Page 3 1. Prior to the issuance of the building permit for the former Arby's restaurant, 3 full size copies and a 8 ~ x 11 inch photo reduction of a final site plan, approved landscape plan, building elevations, shall be submitted to the Current Planning Project Manager. B. Parking Modification Request The requested modification is summarized below: 1) The applicant has requested a modification from section 4-4-080.F of the City's Parking Regulations in order to provide sufficient parking for the remodeled restaurant. A restaurant requires a maximum of 1 stall per 75 square feet of dining area. The maximum number of parking spaces provided for restaurant uses also serves as the minimum requirement. Based on a parking analysis no more than 13 parking spaces should be provided for the proposed 985 square foot dining area. The applicant is proposing to provide a total of 25 stalls. The site currently has 37 parking stalls and does not conform to the parking standards outlined in the City's parking regulations. While the nonconformity of the site is an existing condition; the code applies in this instance because the proposed number of stalls still exceeds the number of stalls allowed by code. Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9-250.D.2): a. Will meet the Objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b. Will not be injurious to other property(ies) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property{ies) in the vicinity. Analysis a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Though there is a requested increase of 12 stalls more than the 13 parking stalls allowed by code, the applicant is actually proposing a 12-stall reduction in the number of existing stalls which reduces the non-conformity of the site. The requested modification does continue to exceed the number of stalls allowed by code but it conforms to the intent and purpose of the parking regulations by providing sufficient on-site parking for the amount necessary for the restaurant. The allowance and reconfiguration of more parking spaces than what is allowed by code should have no negative impact relative to the environment. b) Will not be injurious to other property(ies) In the vicinity. January 4,2012 Page 4 The applicant contends that an decrease in the number of parking stalls to 25 stalls from 37 stalls would not be injurious to properties in the vicinity and is a decrease in the intensity of the existing condition. Staff concurs with the applicant that no additional impacts would be caused by the approval of the proposed modification. c) Conform to the intent and purpose of the Code. See discussion under criterion "a ll • d) Can be showri to be justified and required for the use and situation intended. The applicant contends, and staff agrees, that the modification is justified, as an adequate number of parking spaces would be provided for the patrons of the remodeled restaurant. e) Will not create adverse impacts to other property(ies) in the vicinity. As stated under criterion "a" & "b", the proposed parking should not create adverse impacts to other properties in the vicinity of the former Arby's structure. Decision Based on staff's analysis, I have determined the proposed parking modification request is within the parameters defined by the Renton Municipal Code. Therefore, the proposed parking modification is approved. Appeal Process: This administrative land use decision will become final if not appealed In writing to the Hearing Examiner on or before 5:00 p.m. on JanuarY 18, 2012. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerks' Office, (425) 430-6510. Appeals must be filed in writing, together with the $250 appeal fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Should you have any questions regarding this determination or the requirements discussed in this letter, please contact Rocale Timmons, Associate Planner, at (425) 430-7219. Sincerely, cc: Jennifer Henning, Planning Manager Rocale Timmons, Associate Planner CCD Enterprises, Inc., Owner Yellow File Attachments: Site Plan Landscape Plan "" '" no _ ."' .. , .... .--. mo • • 1 •• 1 ....... 1_· . -~-- " I ...... • .. ··, .... ·,., .... I I tlil II t:::1 ~I [/)1 I I < ---I ---~ f-'i LJ.....J.-', I I ! ! .!IO }..LIJ ¥ II III , , , I I ~ / DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M 0 RAN DUM December 5, 2011 Rocale Timmons, Planner Jan lilian, Plan Review gl2 Arby's Remodel 641-Rainier Ave 5 LUA 11-084, MOD I have reviewed the application for the Arby's Remodel located at 641-Rainier Ave 5 and have the following comments: EXISTING CONDITIONS WATER There is a 1-inch domestic water meter serving the existing building. SEWER There is a side sewer serving the existing building. STORM There is no storm conveyance system. STREETS There are existing street improvements. CODE REQUIREMENTS WATER 1. A reduced system development fee for water will be owed if the size of the existing water meter is increased . . 2. A backflow device is required to be installed inline of the domestic water meter. SEWER 1. The existing fats, oils and grease (FOG) removal system will need to be checked to ensure it meets current City Wastewater requirements. 2. A reduced system development fee for sewer will be owed if the size of the existing water meter is increased. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PJan Bev; f 1JJ COMMENTS DUE: NOVEMBER 23 2011 CES APPLICATION NO: LUA11-084, MOD, MOD DATE CIRCULATED: NOVEMBER 9, 2011 CITY OF RENTON" APPLICANT: Tom Spader PROJECT MANAGER: Rocale Timmons ~In\l n Q ?nt1 PROJECT TITLE: Arby's Remodel PROJECT REVIEWER: Jan lilian SITE AREA: 63,212 square feet EXISTING BLDG AREA (gross): LOCATION: 641 Rainier Avenue S PROPOSED BLDG AREA (gross) 3,224 square feet SUMMARY OF PROPOSAL: The subject property is located on the northwest corner of SW 7th St and Rainier Ave S at 641 Rainier Ave S. The project site totals 1.45 acres in area and is located within the Commercial Arterial (CA) zone. The applicant is requesting a Site Plan Modification in order to demolish a 524 square foot portion of the existing 3,748 square foot restaurant structure along the eastern fa~ade. Additionally, the applicant is proposing to reconfigure the drive thru and parking areas in order to accommodate the Rainier Ave widening project (LUA09-071). A parking modification has been requested in order to exceed the allowed number of stalls, 13, by 12 stalls to a total of 25 parking stalls. There is also Brown Bear carwash located on the subject parcel, on a separate building pad, which would not be impacted by the subject proposal. Access to the site is proposed via existing curb cuts along SW 7th St and Rainier Ave S which have been relocated in order to accommodate the widening project. No critical areas are located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor MoJor In/ormation Element 0/ the Probable Probable More Environment , Minor Major Informat/on Impacts Impacts Necessary I Impacts Impacts Necessary lrth ant. ~ : ! . ,Use ~ ~~~;;';;;, "'-. Af!:g~E ~;~~ B. POLICY-RELATED COMMENTS " C CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in/ormation is needed to properly assess this proposal. Date 7 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t: i re.... COMMENTS DUE: NOVEMBER 23, 2011 APPLICATION NO: LUA11-084, MOD, MOD DATE CIRCULATED: NOVEMBER 9, 2011 APPLICANT: Tom Spader PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Arby's Remodel PROJECT REVIEWER: Jan lilian SITE AREA: 63,212 square feet EXISTING BLDG AREA (gross): LOCATION: 641 Rainier Avenue 5 PROPOSED BLDG AREA (gross) 3,224 square feet SUMMARY OF PROPOSAL: The subject property is located on the northwest corner of SW 7th St and Rainier Ave S at 641 Rainier Ave S. The project site totals 1.45 acres in area and is located within the Commercial Arterial (CA) zone. The applicant is requesting a Site Plan Modification in order to demolish a 524 square foot portion of the existing 3,748 square foot restaurant structure along the eastern fal'ade. Additionally, the applicant is proposing to reconfigure the drive thru and parking areas in order to accommodate the Rainier Ave widening project (LUA09-071). A parking modification has been requested in order to exceed the allowed number of stalls, 13, by 12 stalls to a total of 25 parking stalls. There is also Brown Bear carwash located on the subject parcel, on a separate building pad, which would not be impacted by the subject proposal. Access to the site is proposed via existing curb cuts along SW 7th St and Rainier Ave S which have been relocated in order to accommodate the widening project. No critical areas are located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Probable Probable More EllvIronment Minor Mojor Information Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Earth 7iJi' I ~ I ~:~:;~ , AifE!f.,-:,:; . ::.~~~ ~: B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas 0/ probable impact or areas where additional in/ormation is needed to properly assess this proposal. C-J:=7L .,0 Signature of Director or Authorized Represerltative , I Date City 0/ Renton Department 0/ Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: c/?": ::~ v APPLICATION NO: LUAll-084, MOD, MOD APPLICANT: Tom Spader PROJECT TITLE: Arby's Remodel SITE AREA: 63,212 square feet LOCATION: 641 Rainier Avenue S COMMENTS DUE: NOVEMBER 23, 2011 DATE CIRCULATED: NOVEMBER 9, 2011 To~ PROJECT MANAGER: Rocale Timmons PROJECT REVIEWER: Jan lilian EXISTING BLDG AREA (gross): ,~.", PROPOSED BLDG AREA (gross) 3,224 square feet SUMMARY OF PROPOSAL: The subject property is located on the northwest corner of SW 7th St and Rainier Ave S at 641 Rainier Ave S. The project site totals 1.45 acres'in area and is located within the Commercial Arterial (CA) zone. The applicant is requesting a Site Plan Modification in order to demolish a 524 square foot portion of the existing 3,748 square foot restaurant structure along the eastern fa,ade. Additionally, the applicant is proposing to reconfigure the drive thru and parking areas in order to accommodate the Rainier Ave widening project (LUA09-071). A parking modification has been requested in order to exceed the allowed number of stalls, 13, by 12 stalls to a total of 25 parking stalls. There is also Brown Bear carwash located on the subject parcel, on a separate building pad, which would not be impacted by the subject proposal. Access to the site is proposed via existing curb cuts along SW 7th St and Rainier Ave S which have been relocated in order to accommodate the widening project. No critical areas are located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor MoJor In/ormation Impacts Impacts Necessary Earth 'Dusing Air Water Plants Land 'Shoreline Use Animals rc~ ~ Environmental Health ubNc Services -Energy/ Natural Resources .. .,~: '1~,~~~:et B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we haJe expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. (Jj?oJ\ "W ,,-'-'-1 ,--=--::./ 0_·1..:....1 __ _ Signature of Director or Authorized Representative Date I I I · , ~kll-oB4 City of Renton .. y VI nt:fllOn Planning Division LAND USE PERMIT OCT 191Ull MASTER APPLICATION~~~~n\¥,~/Q) PROPERTY OWNER(S) I I PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: CCD Enterprises, Inc. Arby's Remodel ADDRESS: /1(,30 s,trrce AlE ,vI> PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: S~rl~ S'" 641 Rainier Ave. S. CITY: 1"'~'4~ ZIP: 9tD3f Renton, WA 98057 TELEPHONE NUMBER: 425-732-4400 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) I 182305-9123 NAME: Tom Spader EXISTING LAND USE(S): Restaurant with drive-thru COMPANY (if applicable): Freiheit & Ho Architects, Inc., P.S. PROPOSED LAND USE(S): Restaurant with drive-thru EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 5209 Lake Washington Blvd NE, Suite 200 CC -Commercial Conridor PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Kirkland, WA ZIP: 98033 (if applicable) Same EXISTING ZONING: TELEPHONE NUMBER: 425-827-2100 CA -Commercial Arterial CONTACT PERSON I PROPOSED ZONING (if applicable): Same NAME: Same as applicant SITE AREA (in square feet): 63,212 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: TBD SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) N/A TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) N/A tspader@fhoarch.com NUMBER OF NEW DWELLING UNITS (if applicable): N/A C:\Usl'[s\OAVIDW\AppData\Local\Microsoft\Windows\Tcmpnrl.llY inlL'ITIcl Filcs\OLKC5BAmas\cmpp.doc -I - I I • PROJECTINFORMATrIO~N~~(4c~o~n~ti~nu=e~d~I) ______________ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): N/A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALL Y CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO 0 FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 3,224 0 GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if 0 HABITAT CONSERVATION sq. ft. applicable): 3,224 0 SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): TBD 0 WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW/SE QUARTER OF SECTION 18 , TOWNSHIP 23N , RANGE 5E , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) [J9\1 /Q WD liIZ,Tf:J1AO~G" , declare under penalty of pe~ury und5< 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. ~4oLzI-~ Signature of Owner/Representative Date Signature of Owner/Representative STATE OF WASHINGTON) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that~~~~~~~~~~~¥,"""~ signed this instrument and acknowledge it to be his/her/their free and voluntary act for uses and purpose mentioned in the instrument. Notary Public in and for the State of Washington Date I bU4l'e-/+·If1a.of 0 f'e AndetS6/1 C:\USl'fS\DA V I DW\AppData\Local\M icroson\ Windows\T cmpomry Internet FileslOLKC5BF'l.mastcmpp.doc -2- . . .. LEGAL DESCRIPTION ARBY'S RESTAURANT 641 RAINIER AVENUE SOUTH LOT 2, CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-02-098-LLA, RECORDED UNDER RECORDING NUMBER 20021126900015, IN KING COUNTY, WASHINGTON. I PRfEAPrP'l][CATJION MlEfETJING fOR ARBY'S ON RAINER REMODEL PREAPPLICA TION 641 RAINIER AVE S CITY OF RENTON Department of Community and Economic Development Planning Division PRE11-036 August 11,2011 Contact Information: Planner Rocale Timmons Phone: 425.430.7219 Public Works Reviewer: Jan lilian Phone: 425.430.7216 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 City of Renton Planning Division OCT 1 9 ~Ull 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 and Economic Development Administrator, Public Works Administrator and City Council). CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: August 11,2011 TO: Rocale Timmons, Associate Planner FROM: David Pargas , Assistant Fire Marshal SUBJECT: Preliminary comments for I"RE11-036, Arby's 941 Rainer Ave 1. The pre-existing fire flow for this existing facility has been 1500 GPM with two hydrants required. All of the water conditions are pre-existing. 2. No Fire mitigation impact fees are applicable to this project due to it being an existing building. 3. If the building project was to exceed 50 percent of the buildings valuation, a total coverage addressable Fire alarm system would then be required, with full detection. 4. Current Fire department apparatus access is adequate .. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. See attached sheet for the format in which to submit your plans. DP:ci Rainer Arby's Renton Fire Departlnent I PRE-FIRE PLANNING I In an effort to streamline our pre~fire process) we are requesting that you submit a site plan of your construction project in one of the following formats which we can then convert to VISIO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.aD ~ ABC flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawjnp .. dwg AutoCad Dra\~l COllloutcr Graohics Mctafile.cS'ln Corel CliQart Format.emx Corel DRAWl Drawing File Formatedr Corel F1ow.ell Enca[!sulated Postscriet FiJe,ces Enhanced Metafile.emf ~ IGES Drawin~ Fi"le Forrnat.igs I Graehics Interchange FOffi1at.gif MacLntosh PJCT Format.pct Micrografx DesiRner Vel' 3.1 :drw -- ~qgmfx Designer Vel' G.Q,dsf Microstation Drawin~ Port.1ble Network Grachics Format.Euf Post.scrint File.Ds ~g Image File Formauif Texl.txt -- TexLcsv vrSrO.vsd Windows Bitmap.bmp Windows BitmaQ.dib Windows Metafile.wmf Zsofl PC Paintbrush Bitmau.pcx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M 0 RAN DUM • DATE: August 4, 2011 TO: Rocale Timmons, Planner FROM: gAan lilian, Plan Review SUBJECT: Arby's 641-Rainier Ave S. PREll·036 ,------_ .. NOTE: The "pplicant is c"utioned 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 complet~d a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The site is served by the City of Renton Water Utility. Sanitary Sewer 1. The site is served by the City of Renton Wastewater Utility. Storm Drainage 1. A drainage plan and drainage report will be required with the site plan application or building permit application if the redevelopment of this site meets anyone of the following criteria: • The project adds or will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, OR The project proposes 7,000 square feet or more of land disturbing activity, OR • The project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in size/depth, or receives surface and storm water runoff from a drainage pipe/ditch that is 12 inches or more in Size/depth, OR • The project contains or is adjacent to a/food hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area as defined in RMC 4-3-050, or projects located within a landslide hazard drainage area, OR o The project is a redevelopment project on a single-or multiple-parcel site in which the total of new plus replaced impervious sUrface is 5,000 square feet or more and whose valuation of .. Arby's Redevelopment Page 2 of 2 August 4, 2011 proposed improvements (including interior improvements and excluding required mitigation and frontage improvements) exceeds 50% of the assessed value of the existing site improvements. If drainage review is required for the proposed project the type of drainage review must be determined based on project and site characteristics as described in Section 1.1.2. of the City of Renton Amendments to the 2009 King County Surface Water Manual Transportation/Street 1. A section of the drive-through is located in the City's proposed right of way. Applicant will be required to submit application to secure a revocable permit for use of the public right of way once the right of way has been acquired. General-Comments 1. All construction uti'lity permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. PI,,"s shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. ",\,.d\pl.nnrog\cu"eot planning\preapps\11-036.rocale\plan review comments 11-036.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M 0 RAN DUM DATE: August 11 , 2011 TO: Pre-Application File No. 11-036 FROM: Rocale Timmons, Associate Planner SUBJECT: Arby's Restaurant • General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located on the northwest corner of SW ]" St and Rainier Ave 5 at 641 Rainier Ave S. The project site totals 1,45 acres in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to demolish a 524 square foot portion of the existing 3,748 square foot restaurant structure along the eastern fa,ade. Additionally, the applicant is proposing to reconfigure the drive thru and parking areas in order to accommodate the Rainier Ave widening project (LUA09-071). There is also Brown Bear carwash located on the subject parcel, on a separate building pad, which would not be impacted by the subject proposal. A total of 25 surface parking stalis would be provided on site surrounding the restaurant. Access to the site is proposed via existing curb cuts along SW ]'h St and Rainier Ave 5 which have been relocated in order to accommodate the widening project. There appear to be no critlcal areas on site. Current Use: The property currently contains an existing 3,748 square foot restaurant, formerly used by Arby's. Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning designation. Retail uses are outright permitted 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. i:\rtimmons\preapps\U-036 arby's (ca demolish -sa mod).doc • • Arby's Restaurant, PRE11-036 Page20f5 August 11, 2011 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), Minimum Lot Size, Width and Depth -There are no minimum requirements for lot size, lot width or depth within the CA zone at this location, Lot Coverage -The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage, . A 3,224 square foot footprint, combined with the 1,560 square foot carwash, on a 63,224 square foot site results in a building lot coverage of 7.5 percent, The project proposal appears to comply with the lot coverage requirements of the zone. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; and a 15 foot maximum front yard setback, It appears that the restaurant would not meet the minimum front yard setback based on the new right of way lille. Should the applicant submit for the required Site ploll modification following the Rainier Ave widening project the minimum setback would be required to be modified as part of the Site Plan Modification application. The minimum setback may be modified by the Reviewing Official through the site development plan review process provided blank wolfs are not located within the reduced setback. 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, It appears the proposed structures would be I-story, However, compliance with the height requirements of the zone could not be verified as elevations were not provided with the pre- application materials, Building elevations and detailed descriptions of elements and building materials are required with your site plan review submittal. 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" (enclosed), For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet, The location and size of the refuse and recyclable area could not be verified with the pre- application materials, Landscaping -Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped, The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan i:\rtimmons\preapps\ll-036 arby's lea demolish -sa mod),doc Arby's Restaurant, PRE11-036 Page 3 of 5 August 11, 2011 development review process. Further landscaping requirements can be found below in the Design Guidelines. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-1200.12, shall be submitted at the time of application for Site Plan Review. Tree Preservation - A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use applicatjon. The tree retention plan must show preseniation of at least 5 percent of significant trees, and indicate how proposed parking would be sited to accommodate preservaUon of significant trees that woufd be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. Fences -If the applicant intends to install any fences as part of this project, the location must be deSignated on the landscape plan. A fence detail should also be included on the plan as well. Parking -The following ratios would be applicable to the site: Use Square Footogft.!2i Use Ratio Required 2i2Qces Restaurant 985 SF Min and Max: 1 space / 75 Min and Max: 13 SF of dining area The applicant IS proposrng a total of 25 parkrng stall, while It IS a reductIOn of 12 stalls, the number exceeds the maximum number of stalls allowed. Where practical difficulties exist in meeting parking requirements. the applicant may request a modification from these standards. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and c~lcul()tion5 of the subject site and the overall campus use. The drive-through facilities shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per window are. required unless otherwise determined by the Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. 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 8Y, 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. 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. i:\rtimmons\preapps\l1-036 arby's (ea demolish -sa mod).doc • Arby's Restaurant, PREll-036 Page 4 of 5 August 11, 2011 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 Irom buildings to abutting properties. It appears that the proposal complies with the development standards in the CA zone for Pedestrian Access. However, please refer to the Design District Guidelines for additional pedestrian access requirements. Signage -Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the CA zone. Eilch sign shall not exceed an area greater than one ilnd one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with il copy area not exceeding 20% olthe fa,ade, to which it is applied, are also permitted. Building Design Standards -Compliance with Urban Design Hegulations, District 'D', is required along the eastern facade. See the attached checklist and Renton MuniCipal Code section 4-3- 100. The following bullets are a few of the standards outlined in the regulations. • :rhe front entry of all building shall be oriented to the street or a landscaped pedestrian- only courtyard. • A primary entrance of each building shall be located on the facade fileing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). • On any facade visible to the publiC, tr"nsparent windows and/or doors are required to comprise at least fifty percent 150%) of the portion of the ground floor facade that is between four feet 14') ilnd 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 4-3-100.151): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. • Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Environmental Review The proposed project would be exempt from Washington State Environmental Policy Act (SEPA) review. i:\rtimmons\preapps\1l-036 arby's (ca demolish -sa mod).dDC Arby's Restaurant, PRE11-036 Pa~e 5 of 5 August 11, 2011 Permit Requirements The proposal is exempt from Environmental (SEPA) Review therefore the proposal would only require a Site Plan Modification (to approved site plan SA90-020) and a parking modification to increase the number of stalls allowed on site. The applicant will also be subject to Design Review as part of the Site Plan modification and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 2-4 weeks once a complete application is accepted. The Site Plan modification application fee is $100. The application fee for parking modification is also $100. There is an additional 3% (of all land use fees) technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits m<1y 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, the Expiration: Upon site plan modification approval, the approval is valid for two years with a possible two-year extension. i:\rtimmons\preapps\1l-036 arby's (ca demolish -sa mod).doc , " ARBY'S REMODEL I 641 RAINIER AVE. S. I RENTON, WA PROJECT NARRATIVE The building on this property was formerly occupied by Arby's restaurant. Their lease expirr<l itn,~CthW,,~~W;© chose not to renew it with the property owner. At the same time, the City of Renton is wor1si~!fto'W'~rd widening Rainier Avenue South and is taking a portion of this site's frontage, which has great impact on this building. The property owner would like to maintain a drive-thru lane for any future tenants. In order to accomplish this, a portion of the building has to be removed, leaving 3,224 s.f. of building. As part of this project, we'll be submitting for Site Plan Review, Parking Modification and a Building Permit. This site and the sites around it are all zoned CA -Commercial Arterial. This site is fully developed, with paved parking and landscaping. There are also existing catch basins for storm drainage. The site is accessed from curb cuts on Rainier Ave S. and South ]'h Street. The Brown Bear car wash to the north is on the same parcel of land, and there is shared access between these two businesses. The scope of this project would include the removal of the east portion of the building, reconfiguring the drive-thru lane and reconfiguring the parking areas on the north and south sides of the building. New landscaping will also be provided. This will allow for continued use of the drive-thru and will make parking and access to the site easier to navigate for customers. To accomplish this, one 8" maple tree will be removed in the north parking area. The value of this project is estimated at $750,000, but we won't know the exact amount until we send this project out for bid. There are no offsite improvements planned for this project. All of the off site work will be done by the City of Renton as part of their road widening project. As part of the widening project, the City of Renton is taking a portion of the land from this property along both street frontages. The exact amount of land is still to be determined. Onsite, there will be minimal excavation and fill in the relocation of the drive- thru lane and addition of landscaping areas. There will be one job shack on site during the construction of the project. As part of this project, we are requesting a Parking Modification. There are currently 37 parking stalls on site. The reconfiguring of the parking lot and drive-thru lane will reduce that number to 25 stalls. The City of Renton Zoning code only allows 13 stalls for a project of this size. We are requesting a modification to this requirement. The code requires a minimum and maximum number of stalls, but it's the same number. This allows no flexibility in site planning. We have been doing restaurants with drive- thru's for years, and our experience tells us that 13 stalls for a restaurant of this size is not enough. Also, reducing the number of parking stalls would add to the cost of this project. The City of Renton is providing funding to the property owner for having to make these changes, so any cost savings are passed on to the City. We look forward to working with the City of Renton to gain the necessary approvals for this project and being able to provide a successful project that will serve the citizens of Renton for years to come. TEL: 4258272100 FAX, 4258286899 WEB, www.FHOARCH.(OM AClORESS: 5209 uk! Washington Blvd N.E. I Ste 200 I Kirkland I WA I 98033 RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR FREIHEIT. HO ARCHITECT"NC," RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR OCT 19 "0 ARBY'S REMODEL I 641 RAINIER AVE. S. I RENTON, WA l 11 PARKING MODIFICATION /f5J ~ cr:: ~UW'~ ItJJ As part of this project, we are requesting a Parking Modification. There are currently 37 parking stalls on site. The reconfiguring of the parking lot and drive-thru lane will reduce that number to 25 stalls. The City of Renton Zoning code only allows 13 stalls for a project of this size. We are requesting a modification to this requirement. The code requires a minimum and maximum number of stalls, but it's the same number. This allows no flexibility in site planning. We have been doing restaurants with drive- thru's for years, and our experience tells us that 13 stalls for a restaurant of this size is not enough. Also, reducing the number of parking stalls would add to the cost of this project. The City of Renton is providing funding to the property owner for having to make these changes, so any cost savings are passed on to the City. We look forward to working with the City of Renton to gain the necessary approvals for this project and being able to provide a successful project that will serve the citizens of Renton for years to come. Ht: 425827 2100 FA~: 4258286899 WEll, www.FHOAACH.COM ADIIR£SS: 5209 lillie Wiilshington Blvd N.E. I Ste 200 I Kirkland I WA I 98033 FREIHEIT & HO ARCHITECT5,INc', P.s. PLANNING DIVISION DESIGN DISTRICT liD II CHECKLIST ,.. .. City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 . • 'J 01 F1 Planning Denton IV/Sion Phone: 425·430·7200 Fax: 425·430·7231 OCT 19 "Il lull PURPOSE OF CHECKLIST: Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a, Maintain and protect property values; b, Enhance the general appearance of the City; c, Encourage creativity in building and site design; d, Achieve predictability, balanced with flexibility; and e, Consider the individual merits of proposals, INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4·3·100), There are two categories that have been established: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines if the standard cannot be met, Please describe how your proposal meets each standard, If you are not able to meet the standard, please describe how the proposal meets the intent and guidelines of the applicable section, If a question does not apply to your proposal, write "does not apply", Complete answers may avoid unnecessary delays in the processing of your review, SIrE 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 "an be realized for a high-den5ity urban environment; so that busInesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity, 'Building Location andOrientatlon ." . ". '. .. ..." " '. ..' 'Intent: To e'nsure iii~lbility of buslnesses1antl tdestablish 'active, 'lively uses along sidewalks and 'pedestri~h'pathways: To ol'galiize buildings'for'lpedestr'ianuse and so that natural light is availaple to 'otherstructuresaHd open'space:'Toensure'an .appropriate ,transition between ,buildings, parking areas, and other lahduses; and ,increase privacy for residential use.s, ,. ' •.. ' 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. There is an existing building on site that will be remodeled. However, because of the existing layout of the site, there is plenty of natural light into this site. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. There is an existing building on site that will be remodeled. As part of the reconfiguration of the drive- thru lane, we are providing a twos paths directly from the public sidewalk to the building entrances. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. There are two existing building entrances that will continue to be utilized. There will be a new direct access from the public sidewalk to the main entrance on the north side of the building, as well as a direct access from the public sidewalk to the secondary entrance on the south side of the building. There is also a new large landscaped area that can be used for outdoor seating. Standard: Buildings with residential uses located at the street level shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building or Have the ground floor residential uses raised above street level for residents' privacy. Does not apply. 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 di~trict. 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. There are two existing building entrances that will continue to be utilized. The main entrance is on the north side of the building and is easily identified by the covered entry that is provided. This entrance will provide a direct link from the parking area on the north side of the building, which will be the most used parking stalls. There is also a direct link to this entrance from the public sidewalk. The addition of another entrance that faces the street is prohibitive, as it will take valuable space out of the interior of the building that would be used for seating. It would also add costs to the project, which are shared by the City of Renton. 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. The existing primary entrance to this building has double doors and a covered entry area, making it visibly prominent. 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 that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. The existing primary building entrance has a covered entry. There are also awnings along the route from the public sidewalk to this entrance, to provide weather protection along the entire route. The existing secondary building entrance also has a covered entry and direct path to the public sidewalk. Standard: Building entries from a parking lot shall be subordinate to those related to the street. The existing building entries will serve the parking lots and any customers accessing the site from the street. 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. There are new display windows and awnings oriented toward the street as part of this remodel. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. There is only one building on this site. Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Does not apply. Tran§ition to Surrounding De~elol!ment ... .. .' ... f. Interlt: To. sh~p~red~veIClptfient pr1iiects s6:that tne'charailteranchialue ~f'Rent()n'slong·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 of the Department of Community and Economic Development or designee 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. This is an existing building that provides articulation on all sides. Service Elen;;;;-nUncatiorif.,and,Deshm . . . , , " r. Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from 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 and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. The existing trash enclosure is located at the back of the site, away from the pedestrian environment. It is constructed of chain link fence with slats to provide screening. It is also conveniently located near the service door for ease of access by employees. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. The existing trash enclosure is constructed of chain link fence with slats to provide screening. Parapet walls provide screening for all rooftop equipment. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). The existing trash enclosure is constructed of chain link fence with slats to provide screening and will remain as is. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. The existing trash enclosure is not located adjacent to a street, pathway or pedestrian-oriented space. Gateways Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples ofthese types offeatures include monuments, public art, and public plazas. Standard: Developments located at district gateways shall be marked with visually prominent features. Does not apply. Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Does not apply. Standard: Visual prominence shall be distinguished by two (2) or more of the following: 1) Public art; 2) Special landscape treatment; 3) Open space/plaza; 4) Landmark building form; 5) Special paving, unique pedestrian scale lighting, or bollards; 6) Prominent architectural features (trellis, arbor, pergola, or gazebo); 7) Neighborhood or district entry identification (commercial signs do not qualify). Does not apply. PARKING AND \IEI:IICULARACCESS Intent: To provide safe, convenient access: incorporate various modes of transportation, including public transit, In order to reduce traffic volumes and other Impacts from IIehkles; ensure 5ufflc1ent parking Is provided, while encouragingcreativJty iI'U'educing the Impacts of parking areaSI allow an active pedestrian environment by maintaining contiguous street frontages, without p;lrking 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. Surface Parking ~ " , '" , Intent: To maintain active ped~strian e,nvironments ~Iong streetsby placing parking lots primarily in back of b'uildings.'" , ,) " , ' , '. ' , '," ,,' " Guidelines: Surface parking shall be located and designed so as to'reduce the visual 'impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. This is a previously developed site with existing parking and an existing building. There is no parking between the front of the building and front property line. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. This is a previously developed site with existing parking and an existing building. Every effort will be made to screen the parking. Structured Parking arid Garages ' ' IntEint:,l'o promote more'~fficient'!Ise Of land needed forvel'licleparking;,Eincourage the use of stryctufEtd J1arkir,g; p~ysicilily ~nd \lisUilIlY:!f;!tegrateipar,~ing gara~es with other uses; and r!)duce 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. 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. Does not apply. 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. Does not apply. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. • Does not apply. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Does not apply. 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 combination of treatments. Does not apply. 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: 1) Ornamental grillwork (other than vertical bars); 2) Decorative artwork; 3) Display windows; 4) Brick, tile, or stone; 5) Pre-cast decorative panels; 6) Vine-covered trellis; 7) Raised landscaping beds with decorative materials; or 8) Other treatments that meet the intent of this standard. Does not apply. 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. There are two existing curb cuts, which will continue to be utilized for access to this project. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. There are two existing curb cuts, which will continue to be utilized for access to this project. PEDESTRIAN ENVIRONMENT Intent: To enhance the urban character of development by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safe, 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 r!!duce other vehicular traffic. Pedestriitn.CiCculation . :.. .••. . '. . ,,;i;,',' . , . . j~::·t··· ;1",,%< """''', "'"" "A·L /1-t ,'" ',:, ':. ,-fit:];"", , ' ' :,' .,', . " h'tentl!Cf~~llate a ~etwor~ of,lJi'I~~e~fqr pedestr:ians,tn:a~,j~'~!!i~e and conilenlent,enMnces the pedeStrian eflliironment, and pr'oltldesa way for 'pedestrl.ms,to walkfrom one location to another without having,to drive their vehicle. 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. P~oviding pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers; Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. There is a new access provided from the public sidewalk to the primary entrance of the building. There are awnings along this route to provide weather protection. There is also a direct path from the secondary building entrance to the public sidewalk. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. The two pathways from the public streets to the building entrances with have stamped concrete to differentiate them from the abutting paving materials. 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 one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). The interior pathways are no smaller than five feet wide. Standard: Mid-block connections between buildings shall be provided. Does not apply. Pedestrla'n 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. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. While the dimensions of this site prohibit the addition of adding many pedestrian amenities as noted above, there are two new pedestrian pathways from the public sidewalk to each building entrance. 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. New site furniture will be up to any potential building occupant to provide. However, there is a new, large grass area provided in front of the building that can be used as an amenity by customers. 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. There will be new awnings provided along the east face of the building, and these awnings will be 4-1/2' wide. The existing awnings along the north and south sides of the building will remain. Both building entrances have large covered areas in front of the doors. 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. 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. Does not apply. Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) square feet per unit. Does not apply. Standard: The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator of the Department of Community and Economic Development or designee. Does not apply. Standard: At least one of the following shall be provided in each open space and/or recreation area (the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having more than one hundred (100) units): 1) Courtyards, plazas, or mUlti-purpose open spaces; 2) Upper level common decks, patios, terraces, or roof gardens/pea-patches. 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; 3) Pedestrian corridors dedicated to passive recreation and separate from the public street system; 4) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or 5) 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. Does not apply. Standard: The following shall not be counted toward the common open space or recreation area requirement: 1) Required landscaping, driveways, parking, or other vehicular use areas; 2) 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; 3) Private decks, balconies, and private ground floor open space; and 4) Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Does not apply. 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. Does not apply. 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. Does not apply. Standard: The pedestrian-oriented space for buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses shall include all of the following: 1) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and 2) Paved walking surfaces of either concrete or approved unit paving; and 3) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and 4) 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. Does not apply. Standard: The following areas shall not count as pedestrian-oriented space for buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses: 1) 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 of the Department of Community and Economic Development or designee determines such space meets the definition of pedestrian-oriented space. 2) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. Does not apply. Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Does not apply. Standard: At each corner of the intersections listed below, a public plaza shall be provided: 1) Benson Area: Benson Drive S'/108th Avenue S.E. and S.E. 176'h. 2) Bronson Area: Intersections with Bronson Way North at: a) Factory Avenue N./Houser Way S.; b) Garden Avenue N.; and c) Park Avenue N. and N. First Street. 3) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. 4) Northeast Fourth Area: Intersections with N.E. Fourth at: a) Duvall Avenue N.E.; b) Monroe Avenue N.E.; and c) Union Avenue N.E. 5) Grady Area: Intersections with Grady Way at: a) lind Avenue S.W.; b) Rainier Avenue S.; c) Shattuck Avenue S.; and d) Talbot Road S. 6) Puget Area: Intersection of S. Puget Drive and Benson Road S. 7) Rainier Avenue Area: Intersections with Rainier Avenue S. at: a) Airport Way/Renton Avenue S.; b) S. Third Street/S.w. Sunset Boulevard; c) S. Fourth Street; and d) S. Seventh Street. 8) North Renton Area: Intersections with Park Avenue N. at: a) N. Fourth Street; and b) N. Fifth Street. 9) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: a) Duvall Avenue N.E.; and b) Union Avenue N.E. This is a previously developed site that does not have room at the intersection of Rainier Ave and S. Seventh Street for a public plaza. The widening of Rainier Avenue by the City of Renton further reduces this space. Standard: The public plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. This is a previously developed site that does not have room at the intersection of Rainier Ave and S. Seventh Street for a public plaza. The widening of Rainier Avenue by the City of Renton further reduces this space. Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. This is a previously developed site that does not have room at the intersection of Rainier Ave and S. Seventh Street for a public plaza. The widening of Rainier Avenue by the City of Renton further reduces this space. BUILDING ARCHITECTURAL DESIGN Intent: To encourage building design that Is unique and urban In character, comfortable on a human stale, lind uses appropriate building materials that arl!'5uitable for the Pacific Northwest cllm;lte and to discourage franchise retail architecture. Building Chara'cter and Ma~~I!lg Intem::'T6:enstlre i~anfoildll'\gs are not bland and so that they appear to.be at a human scale, as well as to ensure that all sidespfabuilding which.can·be seen by th.e publicilre 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'). This is an existing building that is being remodeled. There is articulation on all sides of the building except for the back side, which does not face any street. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. There is existing modulation on this building as noted above. Due to the site dimension constraints, the modulation on the east side of the building is not 2' deep, but does meet the rest of the dimensional requirements. 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 facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Does not apply. ·GroundL.eve!.Details • . 'L " ~' , . - Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of th'e pedestrian environment; and ensure that all sioesof a buildIng within near or distant public vi~.w .havevisualinterest. ..•. c.' .. " . 0> . : . . Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating ' . • architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. This is an existing building that is being remodeled. The east side of the building is new, and is built to match the rest of the building. Standard: On any facade 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). There are new windows on the east side of the building that are visible to the public. These windows comprise 68% of the fa~ade. 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 energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). Does not apply. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. The existing and new windows in this building are open to the dining area. Standard: Where windows or storefronts occur, they must principally contain clear glazing. All windows and storefront contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. There is no tinted or highly reflective glass being used on this project. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. 1) A wall (including building facades and retaining walls) is considered a blank wall if: a) It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), 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 four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. There are no untreated blank walls visible from the public streets or sidewalks. Standard: If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following: 1) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines abutting the blank wall; 2) Trellis or other vine supports with evergreen climbing vines; 3) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; 4) Artwork, such as bas-relief sculpture, mural, or similar; or 5) Seating area with special paving and seasonal planting. Buildill!l;R?ofLines. .'... .' .•..•..•. ••••. Intent: To ensure that roof forms provide distinctive profiles and interestcohsistent with an urban project i!nd c()ntrib\l~e to the vis!Jal continui:tY of the district. Guidelines: Building rooflines shall be varied and include architectural elements to add visual interest to the building. Standard: At least one of the following elements shall be used to create varied and interesting roof profiles: 1) Extended parapets; 2) Feature elements projecting above parapets; 3) Projected cornices; and/or 4) Pitched or sloped roofs. 5) Roof mounted mechanical equipment shall not be visible to pedestrians 6) 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. This is an existing building that has extended parapets and projected cornices. All rooftop mechanical equipment is hidden. BuildirigMa!srials . '" . . .'. . . . . •. . . . . . IntentfTo ensure high standards of quality"and effectiitemaintenancebveF'time and encourage the use of materials tnat requce the visual bulk of large buildings, as well as tel encourage the use of l)1aterials that<ldd visual interesttO'the neighborhoo"d'; . ,. ..' ' . Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Malerial 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 niaterials 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 with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All four sides of this building are finished with the same building materials and detailing, Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. This existing building uses a variety of colors and patterns. 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. This existing building is finished with stucco walls and aluminum storefront glazing. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Does not apply. '-• Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Does not apply. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. This existing building uses a variety of colors and patterns. SIGNAGE Intent: addition to the City's standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found In RMC 4·4-1000, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4·100G are possible for those proposals that can comply with the Design District criteria found in RMC 4-S-100F, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate sign age should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Standard: Signage shall be an integral part of the design approach to the building. Signage will be determined by the new tenant of this bUilding. Standard: Entry signs shall be limited to the name of the larger development. Signage will be determined by the new tenant of this building. Standard: Corporate logos and signs shall be sized appropriately for their location. Signage will be determined by the new tenant of this building. Standard: In mixed use and multi-use buildings, sign age shall be coordinated with the overall building design. Does not apply. Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Administrator of the Department of Community and Economic Development or designee. The existing pole sign is being relocated out of the new Right of Way for use by the new tenant of this building. Standard: All of the following are prohibited: 1) Pole signs; 2) Roof signs; and 3) Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted, as are signs with only the individual letters back-lit. Signage will be determined by the new tenant of this building. LIGHTING Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as ,plazas, pedestl'ian walkw~parking areas, building entriN, lind other public places; and increase the , vlsual attractiveness of the a~ea 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. There is existing lighting at both building entrances that will be maintained, as well as existing lighting under the existing awnings. There will be new lighting under the new awnings. Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. There is existing lighting under the existing awnings. There will be new lighting under the new awnings. Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is speCifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). There is existing lighting under the existing awnings. There will be new lighting under the new awnings. There are also numerous site lights on this property. City of Renton TREE RETENTION WORKSHEET Ci~y of Re Iton Planning Div :ion OCT 1 9 lull . If'U~(G~nW~[Q) 1. Total number of trees over 6" in diameter1 on project site: 1. 7 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 _....;O:,-_trees Trees in proposed public streets -t trees Trees in proposed private access easements/tracts 0 trees Trees in critical areas 3 and buffers 0 trees Total number of excluded trees: 2. Lj __ -1. ____ trees 3. Subtract line 2 from line 1: 3. ___ 3 ___ trees 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. __ ,--,-I_~ ___ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : 5. 2 trees 6. Subtract line 5from line 4 for trees to be replaced: 6. _-_,_, S,,---C: __ trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. ______ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" calipertrees required) 8. _______ inches 9. Divide line 7 by line 8 for number of replacement trees6 : (if remainder is.5 or greater, round up to the next whole number) per tree 9. ______ trees I. Measured at chest height. 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4. Count only those trees to be retained outside of critical areas and buffers. 5. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a 6. Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6 6 but are greater than 2-can be used to meet the tree replacement requirement. H:\CED\Data\Forms-Temptates\Self-HeJp Handouts\Planning\TrecRetentionWorksheet.doc 12108 ARBY'S REMODEL I 641 RAINIER AVE. S. I RENTON, WA CONSTRUCTION MITIGATION DESCRIPTION This project will begin construction as soon as all required permits are obtained from the City of Renton. Hopefully we can get started before the end of the year. Construction will take approximately 90 days. It will be up to the chosen general contractor for this project to set their work hours, but they will presumably be between 7 am and 5 pm. If there are any special hours requested by the general contractor, they will contact the City of Renton prior to performing any work at these times. Any haul routes will be on those roads required by the City of Renton. Any dust, traffic, erOSion, mud or noise measures required by the City of Renton during the course of construction will be adhered to by the general contractor. If the City of Renton requires a traffic control plan, this will be submitted by the general contractor prior to the beginning of construction. We look forward to working with the City of Renton to gain the necessary approvals for this project and being able to provide a successful project that will serve the citizens of Renton for years to come. City of Renton Planning Division 00 1 9 Lull TEl: 4258272100 FAX, 4258286899 WEB, www.FHOARCH.COfJI ADDRESS: S209lakl! Washington Blvd N.E. I Ste 200 I Kirkland I WA I 98033 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~ ~~~~~~~~~~~~~~~~~~~~~~~~~fI:~~fl:fl:fI:~fI:~~fI:~~fl:fl:fl:fl:fl:fl:fI:~~fI:~~fl:fl:fI:~fI:~~fl:fI:~~~~~~~fI: FREIHEIT. HO ,"CHIT'''' IN~ " ~fI:~fl:fl:fl:fl:fl:fl:fl:fI:~fl:fI:~fl:fI:~~~~~fI:~fl:fl:fl:fI:~fl:fl:fl:fI:~~fI:~fI:~~~fl:fl:fl:fI:~fl:fl:fl:fl:fl:fl:fI:~~~~~~fI:~fl:fI:~~~~fI:fI: 1 PROJEC-DATA PROJECT ADDRESS, PROPERTY OY'lNER PROJECT ARCHITECT, CIVIL ENGINEER! LANDSCAPE ARCHITECT, AUTHORITY, GOVERNING CODE, NUMBER OF STORIES, TYPE OF CONSTRUCTION, PARCEL NO., SQ. FT. OF PROPERTY SQ. FT. OF EXIST. BUILDINGS, SQ. FT. OF DEMO AREA, SQ. FT. OF REMAINING BLDG, % OF LOT COVERAGE, PARKING, 641 RAINIER AVE. S. RENTON,i"lA CCD ENTERPRISES, INC. 11630 SLATER AVE. NE, SUITE S KIRKLAND, i"lA ~8034 PHONE, (425) 132-4400 TOM SPADER FREIHEIT 4 HO ARCHITECTS, INC., p.s. 520~ LAKE i"lASHINGTON BLVD NE, SUITE 200, KIRKLAND, Y'lA ~8033 PHONE, (425) 821-2100 FAX, (425) 828-b8~~ DAN BALMELLI BARGHAUSEN CONSULTING ENGINEERS 18215 12ND AVE SOUTH KENT, Y'lA ~8023 PHONE, (425) 251-6222 FAX, (425) 251-8182 CITY OF RENTON 200~ INTERNATIONAL BUILDING CODE CA -COMMERCIAL ARTERIAL VB 63,212 S.F. (1.45 ACRES) 3,148 S.F. OLD ARBY'S 1 1,560 S.F CARY'IASH = 5,308 S.F. 524 S.F. OLD ARBY'S 3,224 S.F. OLD ARBY'S 1 1,5b0 S.F. CARI"lASH = 4,184 S.F. 63,212/4,184 = 1.6% EXISTING, PROPOSED, 31 STALLS 25 STALLS 24 STANDARD STALLS I HANDICAP ACCESSIBLE STALL 13 STALLS 1/15 S.F. OF DINING AREA ~85 S.F. OF DINING/15 = 13 ACCESSIBLE PARKING, I NEY'I ACCESSIBLE PARKINS STALL ADJACENT TO BUILDING EXISTING IMPERVIOUS SURFACE, 63,212 TOTAL S.F. -2628 L.S. AREA = 60,584 S.F. PROPOSED IMPERVIOUS SURFACE, 63,212 TOTAL S.F. -4,514 L.s. AREA = 58,638 S.F. PARKING LOT LANDSCAPING, 4,514 S.F. , r'/ann' .... , Q (On tng o' IVision OCT 19 lUll Proposed Arby's Remodel 1RI~~~UW~ftJJ t% 641 Rainier Avenue South Renton, Washington Prepared for: Arby's Restaurant 641 Rainier Avenue South Renton, Washington September 8, 2011 Our Job No. 15293 CIVIL ENGINEERING, LAND PLANNING, SURVEYING 1821572NDAvENUESOUTH KENT,WA 98032 (425)251-6222 (425)251-8782FAX BRANCH OFFICES 0 OLYMPIA, WA 0 CONCORD. CA 0 TEMECULA. CA www.barghausen.com • TABLE OF CONTENTS 1.0 INTRODUCTION/GENERAL INFORMATION EXHIBIT A EXHIBITS EXHIBITC VICINITY MAP AREA OF IMPROVEMENTS EXISTING SITE PLAN ApPENDIX 1S293.001.doc 1.0 INTRODUCTION/GENERAL INFORMATION • 1.0 INTRODUCTION/GENERAL INFORMATION Per the pre-application meeting held at the City of Renton for the proposed Arby's remodel, certain requirements are delineated for this remodel project. It is understood that the City of Renton is widening Rainier Avenue South and acquiring 23.3 feet of right-of-way from the existing Arby's site, thereby necessitating remodeling the building and portions of the site improvements. The net total impervious surface will actually decrease with this development. Per the pre-application meeting, the City has indicated a Drainage Plan and Drainage Report will be required with the Site Plan Application or Building Permit Application if the redevelopment of this site meets anyone of the following criteria: • The project adds or will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, or the project proposes 7,000 square feet or more of land disturbing activity, or • The project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in size/depth, or receives surface and stormwater runoff from a drainage pipe/ditch that is 12 inches or more in size/depth, or • The project contains or is adjacent to a fiood hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area as defined In RMC 4-3-050, or projects located within a landslide hazard drainage area, or o The project Is a redevelopment project on a single -or multiple -parcel site in which the total of new plus replaced impervious surface Is 5,000 square feet or more and whose valuation of proposed improvements (including Interior improvements and excluding required mitigation and frontage improvements) exceeds 50 percent of the assessed value of the existing site improvements. If drainage review is required for the proposed project, the type of drainage review must be determined based on project and site characteristics as described in Section 1.1.2 of the City of Renton Amendments to the 2009 King County Surface Water Design Manual. The total area of new plus replaced impervious surface for this project site within the project site boundary as delineated by the new right-of-way line is 1,944 square feet of new pius replaced impervious surface, which is less than the 2,OOO-square-foot threshold. In addition, there is 1,954 square feet of new landscaping, which actually decreases by quite a bit the amount of impervious surface that currently exists on the project. Therefore, the total disturbed area on this project site is 3,898 square feet, which is less than the 7,OOO-square-foot threshold as delineated in the City's requirements. Please refer to the Exhibit within the Appendix of this drainage narrative, which delineates areas of improvements and areas of landscaping. As a result of the above considerations, no Drainage Report is required for this project site. 15293.001.dOC • EXH!Bit A ViCINITY MAP t.iii\ ., MAP 656 1 I;:M,OOO 1 ...... 100011. O,2~ O.~ ! mI~ ~ ~ ~ ~ ~ I • lEXH~I8!l B AIREAS OF ~MIPROVIEMENl ~ ~~;' '" .. '" ~ )! 0-~-i~1 ilill ~ .i r.:...z ~ 00 I ~~ ~ uP:: 't , ~1 t@'l .. ~, 1 ':1/ --.-- ~ i --c::;?::-:J- ~. ,-_40 EE'L-?~ -d '--I 1"\ 1 I , , . , !i 1 ~ 1 , II 1 I~ '------ PREl...MNARY GRADt«3 Af\I) DRAtIAGE PLAN FOR ARBYS RENTON, WA A PORTION OF SECTION 18. TOWNSHIP 23 N.. RANGE 05 e.. WM CITY OF RENTON. KING COlMY. WASiNCITON _4O'2ro Ul. .... !t'J ll$.I'·n~ lOT 2 CiTY OF I4:ENTON L-L.A NO. LUA-02-098-lLA REC. NO. 200211269-0001.5 ,/1' I / // / NOTS _ ..... _,-QO-""' .. lIGJO': ... """" ... """ ........ , ..... -.. ", ..... ,-.- I Cj 41" "'" Ott' N~"; P""") rUP"~ .... 0 I i"'tet'v j O ... ~. = aTY OF RENTON ~I _ ~ ~ HA.(J O<>"_~ Of" .......... 00 woo"",.. ~ ff"'''~;'' "'_, ... ..w q..G . .s-~ ~RJI'I~ ;;.: "'~.~ 'r . (t> F'fEt}.4NARYORAOt«lI>n)DRA.tIA<1:PlAN 0 I .',j...fj._. " ~-m=~~ , J!'" ':...~_~ ~, : ': ARBY'SRENTON WA • ,1/11" 1,1 1-.. . . 1 ~fJ ~~!'::"'-~~ ,.~~-' ''''''" -.,,"" ~ ! J I i ! , ~'I .. .. .. __ . __ . _ __ ~ :=:~... <t', •• i.G ........ "'::.., ;~ • ,-.20 -=-b 14 ,....0('1, """ .......... , -<----.-..or..... 2 _ 4 ~ II ~ ii iii ~ <:1 !lJf,~ .'~'.~ fill !it ~'I\ 'I-I-I,! ~ '. ,j\ ~" '-.. ~$' ... ,~ ~ ~ ~ "-<f\ 'b., ~ ~ ... II J J J ., ',00(1"'*,,~.~~ NO,LN~IH ~ t:£086 "1M 'Cl'KDII:I)I 00l' • 0.\18 NO.LONHSVM 3)f1f1 3N fSm!g dO A.LIJ · ' EXHIBIT C EXISTING SITE PLAN MOJ.CII*!9WM :JO 1m.' AlNr.oo eNOl NO,UrQIl 40 AJ.Kl IMC!lIIl/II UllI'lYT1lM 'un I 3DM'l1I1Ii1lON U oIIIISlIMOl 'Il 1I01.I~n 'M ill 'til Mt 1H! ~o IIIOUWCHI A3AI::lnS :JIHdVHDOdOl >- W > a:: :J C/) U J: D-« a:: (!) o D- O I- ...J « I-a:: « D- eC >-a:: « o z :J o al 1VIll::lVd , AI::lVONnOB o8IlJ. I I CC086 "1M '(Nf1)H)I ''-18 NOlONlHSVM 3)fV1 OI'\I'~OHONV ,r .. " " .: I' I ., Ii !' ,I ~ ,~ II, :.! • §!I :1 ij :.\ !.! i. d~ Printed: 10-19-20 II Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA11-084 10/19/2011 10:32 AM Receipt Number: Total Payment: 206.00 Payee: THOMAS L. SPADER Current Payment Made to the Following Items: Trans Account Code Description 3080 503.000000.004.322 Technology Fee 5022 000.000000.007.345 Variance Fees Payments made for this receipt Amount 6.00 200.00 Trans Method Description Amount Payment Credit C VISA Account Balances Trans Account Code Description 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/Waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax 206.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 City of Renton Planning Division OC1 19 lUll R1104183