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I ~~~ ~ <J O ffi :;: ~~ (0) l> :0 :J 0 ffi ~ 5 .... -> (Q = 0 ::0 ~ ~' = <' CD R &,i ffi (ii' :::I 0' ..... 0 =lfj :J Ii J~ :::I lA'A\©iQl@lrufIDO@l'@. FEBTA.URANT REDEVELOPMENT 4411 fIE 8lNSCT BLVD ® e e :!~:a~!l : ~ ;~ ~ '1 iii "I l:l ~~"1~~!il~>ll ~ I' ~ P I <;; ~z~:Zi!ei~ ", ""I " M;li~!I 11111 i~', i~i.!. ~ alJl"~~ fijllf~i ; K .. I: iii ~ ;:I , !i'16j';' I 11 I ~ l! i ,. J:I"la~ 1R~01 j" i ~ ~"!ai 1 ;'I! 11' 6ijJ;~ ~"1 !XI @@ @ "'''>i'~~ " !l" ii' I '" ! a "I "I ~ ~ ~~ ii'! ;1 1 ' i~i ' Ii .. ,~ iii" , ' I ! j ; !, li!i <I" ~ ill!;! I; !!' "!' it~ ~ ~~ il : ~i~~'E 1.1 1 ~!" ~~! <lIb I'! q , i ::I""r;'" i , 'I!l i' 9 i: i I"" , 8 "1~"1J:§l!!e~§ 5;5~i!ei~R I!i,h~"i 92 9 a.ll"'l!" ~g~i~i~~~ j:l~:a::l2i~ :;: ,Ii"·;' 2 i1 "<I~ n,"~<> iii::;!'" :II: .!.~ l! !l"1R" 2~!;! a !it " ""~ I; -.. t;l:;§ .. '1'<;; I I .. ~ .. '" I"'"'' t;; "";0 ~~ ~~~~~ ~ ~i ~"!i i ili ' , " , 'i i ~ '" ~ ' . , , , , ! 'iii" , ~ , ! ! i , ;i~iii ! , , "'il! i i i ! i ' , , , II i ' , ! , i ' • I I i ~ ·8 " • • • ~~'®'®I ~®II ~ ®® ®® > , .: 3: :t> "'" t<> -> ~. s ~', C') 3~ :::J 0 :5 (Q ..... :xl 0 <' CD (jj' ::::I 6' r+ 0 :::J ::::I <lUI ~q"-h~~ ! • ! i i I , ;~~;: , , I ! i i • ! ! , ! I , i ~ 1l1U5I<1III!it. T (QS)45l-9!iC1 _m f (U5) .. 53-GDI -...WlllllOOS -~ I IiIlI i ~ • ! ~~c~e I ! . . .. _ ... --.. 0>/21/7012 ....., ... _. 0-.. ... "*"~ n~. ~Z1QI~ \ I~ \ \ , '. ~\ J.-\ :,~\ ~\ ~ .... .. -~ T{41!)4SJ-9SC\ f (421)4j:HU18 -""''-- ~ -" ..... " '" ..-.." In/PJ~ -~~ ... - 03/27/2012 .E .... ' ........ 5OI2701~ ~ .. ~ . . I~ """ Or --I ",,':"-=;;-" t , , i li li = & .. ~ III ~!::~ , , &H ! " • g !: . Ii I ANACORTES AVEN..E N.E. " , " ~ , I rr , !! , j " , ~~ , , I • • Front Elevation • ! ~::'~~""" oe,,'oo~'m 26 January 2012 Materials legend ~ __ (!J_Ib>i,gl ~""'T __ "' __ D~I~_ ~ =-~·""'L_"'_ O ............. ~....,.(Pn>- -,~ C~- 0.-...-... , ..... (0'-.... 1 O" .... (~ ~~--~.-.".-.... , __ Il r -=--' - ---:--" Rear Elevation 9~ B Non-Drive-Thru Side Elevation ·"'";~n~'i¥S;;: .. _~-C ((ir • Drive-Thru Side Elevation Planning DiJl.fgFc~~ea McDonald's Restaurant #046-0106 Color Elevation Study Renton, WA MAR 2 7 li!11 [Rf~rc~DW~/Q) CORE STATES =!2I=t::5:!O t:=D=ot..'11 GIOU' ... - ! ! 1: ~ ~ ~ ~~~~~~ Ii;;; ~ :l ~ ~ 1:1 ill mm bbbb~\o ! ."" . " ........ ~I , , t~ .~ ~18 , , .ji !jo'~ .!i -;~ -ai, J~ , ! i. " 0 ~,~ ~.~ ~~~ ii .. ~ 'III ~.," 6~~ !!I~b 6h!:! ail!b !'.lIb !'liil! Bil e <iii <iii GJ <iii ® e \ 1 j 'I! " ! \ , ij i!! B~ i ~~ I, ~g >jji ~I~ss~!~ ,~ 'i ;~ ! ' ~" t;OIIo!'jflo ! , !' !'In ,., ,- " l'j~ l5i~ ih " ,. ®® " ., " I: o c ..,.., .9 I: .f!! (/) .~ era .... OJ o .S .€' J ()Q ~!hi n~~'_i ~~(;§3 '" ; -'" --~f"-\.·--~V,"~:~-1"'''''':-',--' -.. >l" " > , , , , " '0 Jenelle Taflin, P.E. PACLAND PARTIES OF RECORD MeDONAlDS ON SUNSET LUA12-023, ECF, MOD, SA-A Rick Peterson McDonalds USA LLC Sonja Beck 11711 SE 8th Street ste: #303 Bellevue, WA 98005 12131 113th Avenue NE ste: #103 c/o Beck Holdings LLC 13708 SE 43rd Street Bellevue, WA 98006 tel: (425) 746-8199 (party of record) tel: (425) 453-9501 eml: jtaflin@pacland.com (contact) Updated: 04/18/12 Kirkland, WA 98034 tel: (425) 242-2412 ( applicant) (Page 1 of 1) STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Rel!l1tol!l1 Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on May 11,2012. The full amount of the fee charged for said foregoing publication is the sum of $77 .00. ~~~ae Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 4th day of May, 2012. a~ (! &iu1Jt.i£A.- KatIeen c. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington NOTICE OF E;\VIRO:'liME;\,TAL DETERMINATION E;\,VIRO;'oiME:\,TAL REVIEW COMMITrEE RENTO:'\, WASHl;\,GTO:\, The Environmental Review Committee has issued a Determi- nation of Non-Significance (DNS) for the following project under the authority of the Renton Municipal Code. McDonalds On Sunset LUAI2-023. SA-A. ECF Location: 4411 NE Sunset Blvd. Site Plan & SEPA review for I-story 5,050 SF McDonalds on 0.97ac CA zoned site. Access provided via Sunset Blvd and Anacortes Ave. Appeals of the DNS must be filed in writing on or before 5:00 p.m. on May 25, 2012, together with the required fee ,villi: Hear- ing Examiner, City of Renton. 1055 South Grady Way. Renton. WA 98057. Appeals to the Ex- aminer are govemed by City of RMC 4-8-110. Additional infor- mation may be obtained from the Renton City Clerk's Office. (425) 430-6510. Published in Renton Reporter on May 11.2012. #623935. ,-\\\\\ll\llh ''''''''~N c. 8~ ''''''' .;5:" ~€ ~"''''''''''If ~..t\ I~ :~~ .:-'sS'ON J:-!"'I."IA ~ -" ...:-",:,,\: '1"".0 '" '7' z =.V':..~". OTA..9 ~\~ ~ ;~;o ~ .J-~~Z ~ ~ ~o -• -"'j i ~~.() v=:= ~ <p\ VB\"~ ~~ = ~ ~ I"" "'19-'\ \) ,.",.,<; ... ~ ';" I,. ~,,,,, r.... .:::- 1'1 ~ 111,\\\\\",..: ~v.:::- "," Of:: WASv..'" """ "1 11",\\\\\\\\",...: • CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: June 14, 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 rr-~ --::::.., " ~~ McDonalds on Sunset : Project Name: : LUA (file) Number: LUA-12-023, ECF, SA-A, MOD Cross-References: , . AKA's: : Project Manager: Rocale Timmons i Acceptance Date: April 10, 2012 I Applicant: Rick Peterson, McDonalds USA LLC I Owner: McDonalds USA LLC i Contact: Jenelle Taflin, P.E., PACLAND I PID Number: 0323059097 \ ERC Approval Date: May 7, 2012 : ERC Appeal Date: , May 25, 2012 i Administrative Approval: May 8, 2012 Appeal Period Ends: May 25, 2012 ! Public Hearing Date: , Date Appealed to HEX: 'By Whom: HEX Decision: Date: ~ Date Appealed to Council: : By Whom: ! Council Decision: Date: . . Mylar Recording Number • Project Description: The applicant, McDonalds USA LLC, is requesting Administrative Site Plan :. Review, Environmental Review and a parking modification, for the construction of a new McDonalds i restaurant with associated parking, landscaping and a play area. The proposed building would have i a gross square footage of approximately 5,050 square feet which includes the 865 square foot " enclosed Play Place structure. The site contains an existing 5,200 square foot McDonalds restaurant , I I I I I ::....:w~h-"i"'Ch.:...:.:is:.Jp::.:.rr""'ol:Cp(O"'so::e""d....:t"'o...::bo::e....:d'-'e:.:.:m-"o::.:.li:.:::S:..:.he"'d::.:.. ______________________ --11 ,i_L_o_c_a_ti_o_n_: ________ 4_4_1_1_N_E_S_u_ns_e_t_B_lv_d ________________ --iI !I Comments: Ii I I'======================='J , I' I, . Denis Law· Mayor' June 14; 2012 'Department of Community and Economic Development . C.E;"Chip'Vincent, Interim Adminis'trator ... Jenelle Taflin, P.E .... PACLAND , 11711 SE.sth Street #303 Bellevue, WA 98005 SUBJECT: McDonalds on Sunset .' LUA12-023, ECF;SA-A, MOD .. Dear MS.·Taflin: , This letter is to inform you that the appeal period ended May 25, 2012 for the' . Admiriistr,ative Site Development'Plan Reviewapproval,Parking Modification request, aridErivironniental Review Committee's (ERC) Det~rmin'ation of Non-Significance- , Mitigated for the above-referenced ·proje~t. No app,ealswere filed, therefore, this. deciSion. is final and application fpr the appropriatelyreCluired perm\ts may proceed ... . T'he applicant mustcomply with the ERC Mitigation Measures and Site Plan Conditions ofAppr~val and must adhere to theadviso'ry notes listed in the City of Renton Report' and Decision dated May 7,'2012 during construction and priodo firialinspection. . Furthermore, theAdministrative Site Development Plari Review decision will expiretwo (2) years from the date of decision. If you are unable to finalize the developrnentwithin the two-yeartime-frame,'a single two,(2)year extension m'ay be'requested in writing, .. pursuantto RMC 4-9-200.' .' ,... '. . . , In. regards to the vesting of the above referenced project, please be.aware that as long . as the develoJlment oftheproject conforms to the approvedplims and building permits . are submitted' within the relevant time limits, the zoning regulations in effect'~t the time of the original a'pproval shall continueto apply. However, allcoristruction.shall c6nform to the International Bui'lding Code arid Uniform Fire Code regulations in force at the 'time of'building permit applkati.on. .' . . .' " . . If you have any questions regarding the report and decision issued for this site plan .. development proposal, please 'call me at (425) 430-7219. .. ' . Re~ton,City Hall • 1 055 SOU~~ Grady Way • Rento~, Washington 98057 •. rentonwa.gov .. / '. , ' " ' .:: . • '1"- . ' ",' " ' .' , }" Janelle Taflin, P:E, page' 2 o{i, :; June'14,2012, , .... , Sir\ce~ely; ',' ::,: •• "'"~,,,~ ~,~ e Timmons \.' .. " ,,' " , '"'r" ':, c;c: Rick·Peterson· McDo"nal,ds USA:LLC /~ppllca'n~ 'Sonja,Beck'/ Party(ie,) olRecord ,'," , " ,"., . r " ..... . ',', .. " " . ... ," , '- :.,'.'- . ~.' ' .... " " .,:. . ',. , '.: , , .-,,' . , .. ',', . . ''-', ... '.: ", ,", .".: " ' , ' ':- '" " ... '.\, "'" . ". r ) ", '. ",;. '" " ..... ,," .',- ~. : .f· '.," , ' OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (ONS) ~OSTED TO NOTIFY INTERESTEO PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAM!. PROJECT NUMBER: Mo:llonlld. on SUnlit LUAll-0l3, ECf, SA-A LOCATION, 4411 NE SUnoit Blvd OESCRII'TION, Tn. IPplicont, McDonlld. USA LLC. b ,Iqulllln, Admlnlllrilivi Sit, ~In AIVIIlW, [nvl",nmontll AI;'llw Ind. plri"n, m .. dlntollon, I ... I'" «InsttLICIIDn DII now McDonald .... taurlnl with .IIOdl1ldJ,orlllna. IllMbeopln, .nd I plly ., ••. Tho prapo.ld bulldl", would h •• o. , ...... 'qulfllootq, of .ppro,lm'llly 5,05D sqII'''' let which Indud •• lho .55 ~Ire loot ... elmod pllypr.eo .lNtturo. Tho ,III "",UI", In ,><In!", S,zoo """'", loot MdIonokfo , .. tauronl w"'tII I. pra ........ to be dtmoll'l>ocI. Tho D.91 aero .111 " within the """ .... rdIl Con1cI .... (CC! land .... dul&nall .... Ind tbo """mordal Aftorlol (CA) 'oninc cr.nlfltollon. Tho wIojoa praplrty Is 1oc:I1t<1 on the OOIIIh_ ... ,.,..,. of HE SU .... I , ..... _ AnKott.t "' .. HE. ,,"",II to I'" ,II, would IN! pnwIdod ..... now curb Nt .1 ..... HE SUnKI Blvd Ind .. "" of Ih, two 1II1tt1", curb CIItIIIeI", "'",<ort .. ","" HE. Tho prapoollinclud •• I ,"duct"'n In lho 1111011"11 pu1<lnr .tllls kom 4110 J9 PIrkl.,. Iptets. PI' IIMC ~.oID I maolmum of 1. Illrr,.ro lllowod on .ltellhe,llo ... Ih' Ippllcont II ... qunlln, I PIrkl", modlncotlon In DrG .. 1o lllcoed Iho numb .. 01 p ... kln,.pl<1I .'Ivw.d on Iiti. A CII .. 4 mllm hoi boon Idutllild on .110 (HonlY Dtlw Crook). T'" ,I,"m I. Ioclted wllhln In ",I,tln' cul"'rt Ind II not p",posld 10 bo .It.rod II port DI tho p'OPOSII. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMlmE (ERe) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON TH~ ENVIRONMENT. AppU!5 of Ih •• nvl ..... m.nt.1 dltennlnlllDfl must be nl.d In wrltln, on 0' blfore S:OO p.m. on M.y 25, lOU, "",p .. l, must b, flied In Wl'Iti", IOJ~h" with Ih. required fee with: Hurl", bamln", Oly .. f lIenlDfl, 1055 South Gl'ldy W.y, Renton, WI. 'BOn. Appe&IJ 10 Ihe £xiomlnet oro 1000med by Oly of Rent"", MunielPlI Codl S,",lon ...... 110.1. Addlll ..... t InlonnaliDfl roprdl", I'" 'PP'" pl'OtlU ""'Y btl .. btlln,d from th.lltnton Oly Oert's Dffiu, (415) 430.6510. If THE ENVIRONMENTAL DEURMINATION IS APPEALED, '" PU8UC HEARING Will BE SET AND ALL ~ARTIES NOTIFIED. fOR Of CERTIFICATION I, j2>C4-f 0;7 t7~~ereby certify that :3 copies of the above document were posted in --.::2.-conspicuous places or nearby the described property ~ Date: __ -,,5'~,!t<....!.(....:.I/-+!--,z=-o~/_Z--__ Signed>~ ~<~ j STATE OF WASHINGTON COUNTY OF KING ) ) SS ) -----I certify that I know or have satisfactory evidence that ---I.......!..~~~ __ \~\LJ~L.Y..:~::=!::=-~- signed this instrument and acknowledged i tp be his/ heir free and voluntary actfor the uses and purposes menti~d'f«~instru '11~~ fl.. MO }(--- Dated: 5 ---} (Y I kt·p;iE;i;;;~~~~~"';';;::::::-~.J.A..l,--~~;-::-:--:-:---:---~ ~/l :\t-RY "'..;.... ~otary P e of Washington ~():;r~O,4> \%~ \' li : 0 ,. (., : 0 ;: ~ m '\ \~ plJ'?>v ~b~~ (print):_:.-." .bi1.:s..:p.'':!:>''''-'"--r--':!o--='---l~~=f'c;,,---,'. I\'~'::#." I j \ ~-~~~8i~~e\~t expires:, __ ---I:~?::::-J_J_j.L.:II_------ ~""~HJIII CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of May, 2012, I deposited in the mails of the United States, a sealed envelope containing ERC Determination and Administrative Site Plan Development Report documents. This information was sent to: Name Representing Agencies See Attached Janelle Taflin Contact Rick Peterson, McDonalds .l,jSA LLC Owner Sonja Beck Party of Record (Signature of Sender): k m~ /~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) ,,/1//"" ,I ' ........ . ",1 ... R /WO ---_ . k " ~\r........ J-.-o.. I certify that I kn'ow or have satisfactory eVidence that Stacy M. Tuc er ,I' -<.: ••• ·~\ON fiX;;'::? -:;,. signed this instrument and acknowledged it 0 be his/her/their free and voluntary act $~s~~~tPosil.S mentioned in the instrument. \\ . ~ () to ~O ."'" "'\ z ~ ~ .0 crt' CJ :O~ /-. '7 ~ \ PU'O'V : .... )i Dated: '--;, ~CI ~ I L . r<--~.... _~/ r.!J $ Notary Public in and for teState ~_ ~I:tinil itl~C; II" ~ ~ ... 1£ OF \1'1 ,,1 .~ 0 f\0. "~~J''''//IJ/,'I Notary (print): ___ ~,c-.,::::"I,!:,",-::'~..I.,.....l...=o-~_~.3:;=:""\'\\~1.-~9=t-:"c,>,,-_______ _ My appointment expires: <2 J () I J 9Cll-j Project Name: McDonalds on Sunset Project Number: LUA12-023, ECF, SA-A template -affidavit of service by mailing Dept. of Ecology"'''' Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region '" Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers '" Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers '" Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Larry Fisher· Muckleshoot Indian Tribe Fisheries Dept. ... 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172 nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office'" Muckleshoot Cultural Resources Program '" 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 17i1d Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division '" Office of Archaeology & Historic Preservation· Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal liaison Manager Steve lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Bellevue, WA 98009-0868 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. "Department of Ecology is emailed a copy ofthe Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: McOonalds on Sunset LUA12-023, ECF, SA-A 4411 NE Sunset Blvd PROJECT NUMBER: LOCATION: DESCRIPTION: The applicant, McDonalds USA LLC, is requesting Administrative Site Plan . Review, Environmental Review and a parking rpodiflcation, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an exIsting 5,200 square foot McDonalds restaurant which 15 proposed to be demolished. The 0.91 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial ICA) loning classification. The subject property Is located on the southwest corner of NE Sunset Blvd and Anacortes Ave NE. Access to the site would be provided via a new curb cut along NE Sunset Blvd and one of the two existing curb cuts along Anacortes Ave NE. The proposal includes a reduction In the existing parking stalls from 49 to 39 parking spaces. Per RMC 4-4-080 a maximum of 14 stalls are allowed on site; therefore the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed on site. A Class 4 stream has been identified on site (Honey Oew Creek). The stream is located within an existing culvert and is not proposed to be altered as part of the proposal. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERe) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the enVironmental determination must be filed in writing on or before 5:00 p.m. on May 25, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4~8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. Denis Law Mayor MayS, 2612 Jenelle Tafiin; P.E .. PAClAND · 117i1 SE' 8th Street ste: #303" Believue,WA 98005 . Department of Community and Economic Development· C.E."Chip"Vincent, Interim Administrator SUBJECT: ENVIRONMENTAL THRESHOLD (SEPAl DETERMINATION' MeDon'alds on Sunset, LUAi2-023, ECF, SA-A Dear Ms. Taflin: This I~tteris writt\=n on behalf of the. Enliironmental Review Committee (ERC) andis to . · inform you that the'ihave completed their review oftheenvironmental impacts of the above-referenced project. The Committee, on May 7, 2012, decided that your 'project ·will.be issued a Deterrri.ination of Non-Significance. please see the enclosed ERC Report . and Decision fcir:more d'etails: .. .Appealsof theenvirorimental d~termination must be filed in writing on. or before 5:00 '" p.m. on May 25, 2012 together with the required fee with: Hearing Examiner,City of· . · Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are' governed by City of Renton Municipal Code Se~i:ion 4-8-110: Additional information' regarding the appeal process may be obtained.from the Renton City Clerk's Office, (425) 430-6510 .. . Ifthe EnvironnientalDeterminationis appealed,a public hearing date.will be set and all· parties notified. If you have. any questions or desire clarification of the.above, please call . me at(425) 430-7219; . For the Environmental Review Committee, ..• ~~~/ ·~~i~atePlanner .... ..•.. Enclosure cc: McDonalds USA LLC / Owner . Rick Peterso~ -McDonalds USA lLC / Applicant . Sonja Beck -Beck 'Hoidings LLC / Party(ies) of Record' . . Re!'ton City Hall • 1055 South Grady Way • Renton, Wa;hington 98057 • rentomiva.gov Denis Law Mayor liMh f .. May 9,2012 Department of Community and Economic Development Alex Pietsch, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAl DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on May 7, 2012: DETERMINATION OF NON-SIGNIFICANCE PROJECT·NAME: McDonalds on Sunset PROJECT NUMBER: LUA12-023, ECF, SA-A LOCATION: 4411 NE Sunset Blvd DESCRIPTION: The applicant, McDonalds USA HC, is requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. Appeals of the environmental determination must be filed in writing on or before S:OO p.m. on May 25, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 . . Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, ~~ Roc e Timmons As ciate Planner Enclosure Renton City Hall. 1055 South Grady Way. Renton, Washington 9~057 • rentonwa.gov Washington State Department of Ecology Page 2 of 2 May 9, 2012 cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW . Duwamish Tribal Office US Army Corp. of Engineers DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT APPLICATION NUMBER: APPLICANT: PROJECT NAME: DETERMINATION OF NON-SIGNIFICANCE ADVISORY NOTES & CONDITIONS LUA12-023, ECF, SA-A, MOD McDonalds USA LLC McDonalds on Sunset DESCRIPTION OF PROPOSAL: The applicant, McDonalds USA LLC, is requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. LOCATION OF PROPOSAL: LEAD AGENCY: 4411 NE Sunset Blvd The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits Water: 1. Applicant is required to install a separate fire line for the new fire sprinkler system. A system development fee for the new fire line is required. The fee is based on the size of the fire service line. A double detector ERe AdviSOry Notes & Conditions Page 1 of 3 check valve assembly will be required to be installed for the fire sprinkler system. The assembly shall be installed inside a vault outside the building or inside the building in accordance with the City of Renton's requirements. 2. The project can either install an inside DDCVA or an external DDCVA. An inside DDCVA is required to be installed in a room with an external door. If the DDCVA is installed outside, it needs to 'be located within 50' of a fire hydrant. This may mean that an additional fire hydrant must be installed to meet the 50' requirement. 3. Water system development fees will be based on the size of the water meters that will serve the site. This is payable prior to issuance of the construction permit. Sewer. 1. The project shall install a new grease interceptor in accordance with the current UPC. 2. System Development Charges (SDC) are based on any and all domestic water meters. These fees are triggered if there is an upsize of the water meter or an additional water meter installed. These fees are collected at the time a construction permit is issued. Surface Water: 1. A storm drainage report and conceptual drainage plan was submitted with the formal application. The storm drainage appears to be in accordance with the City of Renton Amendments to the 2009 King County Surface Water Drainage Manual. The civil engineer states in the report submitted that runoff will go to a new underground detention/wet vault. The report also states that runoff will receive water quality treatment by means of settlement within the wet vault and pass through an oil retaining baffle prior to controlled release to the existing culvert at the southwest corner of the site. 2. The Surface Water SDC fees are $0.405 (but not less than $1,012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Transportation: 1. Street improvements to include curb, gutter, and an 8-foot sidewalk with an 8-foot planter strip will be installed on NE Sunset Blvd. 2. On Anacortes Ave NE, street improvements include 36-feet of pavement face of curb to face of curb, a 6- foot sidewalk, and an 8-foot planter strip are required. An additional seven feet (7') of right-of-way is required to be dedicated. 3. All lot corners at intersections of dedicated public rights-of-way shall have minimum radius of twenty five feet (25'). 4. Traffic Mitigation fees are not triggered. Fire: 1. The fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. Two fire hydrants are required. One fire hydrant is required within l50-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. The existing hydrants all need 5-inch storz fittings in order to meet code and they do not have them at present. It appears adequate fire flow and fire hydrants exist in this area. 2. Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. ERe AdviSOry Notes & Conditions Page 2 of 3 3. An annual place of assembly permit is required for occupancies exceeding 50 persons. 4. Fire department apparatus access is adequate. 5. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the bUilding. General: 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of. Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two horizontal and vertical controls per the City's current horizontal and vertical control network. CONDITIONS: 1. The applicant shall be required to submit a revised site plan in order to incorporate additional pedestrian connections on site to Anacortes Ave NE and the abutting property to the west. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 2. The applicant shall submit a revised site plan depicting a differentiation in material for all pedestrian connections within parking areas or drive lanes on site. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 3. The applicant shall submit a revised site plan depicting pedestrian amenities, along with plantings, within the pedestrian plaza area. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 4. The applicant shall submit a revised landscape plan depicting a vegetated buffer east of the drive-thru lane for its full length and trees and shrubs within the 8-foot planter along Anacortes Ave NE. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 5. The applicant shall submit revised elevations depicting ornamental lighting fixtures along the northern building facade. The revised elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 6. The applicant shall submit a revised comprehensive sign age package which eliminates the use of back lit cabinet signage. The revised signage package shall be submitted to and approved by the Current Planning Manager prior to sign permit approval. 7. The applicant shall submit revised elevations depicting ornamental lighting fixtures along the northern building facade. The revised elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 8. The applicant shall revise the site plan to comply with the bicycle requirements outlined in RMC 4-4- 080F.ll. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. ERe Advisory Notes & Conditions Page 3 of 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) APPLICATION NUMBER: APPLICANT: PROJECT NAME: LUA12-023, ECF, SA-A, MOD McDonalds USA LLC McDonalds on Sunset DESCRIPTION OF PROPOSAL: The applicant, McDonalds USA LLC, is requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. LOCATION OF PROPOSAL: 4411 NE Sunset Blvd LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 25, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerm ,A Public Works Depart Terry Higashiyama, Administrator Community Services Department May 11, 2012 May 7,2012 C.E. "Chip" Vincent, Interim Administrator/Planning Director Department of Community & Economic Development DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TO: FROM: MEETING DATE: TIME: LOCATION: ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA Gregg Zimmerman, Public Works Administrator . Terry Higashiyama, Community Services Administrator Mark Peterson, Fire & Emergency Services Administrator Alex Pietsch, CED Administrator Jennifer Henning, Current Planning Manager Monday, May 7, 2012 3:00p.m. Sixth Floor Conference Room #620 THE FOLLOWING IS A CONSENT AGENDA Wilson Park 2 Preliminary Plat & PUD (Henning) WAll-013, ECF, PP, PPUD Location: 698 S 55 th Street. Description: The applicant proposes to subdivide an existing 2.15 acre parcel into 10 lots for the eventual development of detached single family homes, and 1 tract for open space. The site is zoned Residential -14 dulac (R-14) & Residential - 1 dulac (R-1). The site contains 9,783 s.f. of protected slopes (>40%). Proposed density averages 6.4 dwelling units per acre across the site, with 9 lots proposed in the R-14 area, & 1 lot proposed within the R-1. A Planned Urban Development is proposed in order to modify minimum lots size within the R-1 Zone and provide larger lots within the R-14 zone. Access would be provided from South 55th Street via new street constructed as part of the approved Wilson Park #1 plat. . McDonalds on Sunset (Timmons) WAll-023, ECF, SA-A, MOD Location: 4411 NE Sunset Blvd. Description: The applicant, McDonalds USA LLC, is requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed Play Place structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director 0 R. Perteet, Deputy PW Administrator -Transportation C. Vincent, CED Planning Director 0 N. Watts, Development Services Director oil L. Warren, City Attorney 0 Phil Olbrechts, Hearing Examiner D. Pargas, Assistant Fire Marshal 0 J. Medzegian, Council \ \ \ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION ERC MEETING DATE: Project Nome: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: STAFF RECOMMENDA nON: May 7, 2012 McDonalds on Sunset McDonalds USA llC; 12131113'h Ave NE Ste #103; Kirkland, WA 98034 Jenelle Taflin; Pacland; 11711 SE 8th Street, Ste: #303; Bellevue, WA 98005 LUA10-023, ECF, SA-A, MOD Rocale Timmons, Associate Planner The applicant, McDonalds USA llC, is requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the southwest corner of NE Sunset Blvd and Anacortes Ave NE. Access to the site would be provided via a new curb cut along NE Sunset Blvd and one of the two existing curb cuts along Anacortes Ave NE. The proposal includes a reduction in the existing parking stalls from 49 to 39 parking spaces. Per RMC 4-4-080 a maximum of 14 stalls are allowed on site; therefore the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed on site. A Class 4 stream has been identified on site (Honey Dew Creek). The stream is located within an existing culvert and is not proposed to be altered as part of the proposal. 4411 NE Sunset Blvd 0.97 ac Proposed New Bldg. Area (gross): 5,050 SF Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). Project Location Map REPORT. doc City of Renton Department of Community & .. "onomie Development MCDDNALDS ON SUNSET Report of March 7, 2012 I A_ EXHIBITS: Exhibit 1: Zoning Map Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Elevations Exhibit 5: Signage Plan Exhibit 6: Grading and Drainage Plan Exhibit7: Environmental "SEPA" Determination Exhibit 8: Aerial Photograph I B-GENERAL INFORMATION: 1_ Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: . Environmental Revl~w Committee & Administrative Site plan Report LUAlZ-OZ3, SA-A, ECF McDonalds USA LLC 12131113" Ave NE Ste #103 Kirkland, WA 98034 Commercial Arterial (CA) Commercial Corridor (CC) Page 2 of 27 Existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. a. North: Multi-Family Residential (RM-F zone) b. East: Strip Retail (CA zane) c. South: Oaycare Center (CA zone) d. West: Vacant (CA zone) 6. Site Area: 0.97 acres I C. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation I D. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A N/A Ordinance No. 5099 5100 2408 Date 11/01/04 11/01/04 OS/29/68 a. Water: The subject development is within the water service area of the City of Renton and in the 565-pressure zone. The static pressure is approximately 73 psi at the street level. There is an existing 8-inch DI watermain located in Anacortes Ave NE. See City of Renton water drawing # ERC/Site Plan Report City of Renton Deportment of Community r 'Jomic Development Environmental Rf Co"!mittee & Administrative Site PIon Report MCDONALDS ON SUNSET LUAlZ-OZ3, SA-A, ECF Report of March 7, 2012 Page 3 of 27 W1474 for detailed engineering plans. The City records show that the site has a I-inch irrigation meter and a 1 Y, -inch domestic water meter. b. Sewer: There is an existing 12-inch concrete sanitary sewer main located in NE Sunset Blvd. City records show that there is'an existing 6-inch PVC sewer from building to stub at NE Sunset Blvd. c. Surface/Storm Water: There is an existing IS-inch storm sewer pipe located in Anacortes Ave NE. See City of Renton drawing R1474. There is an existing 12-inch storm sewer pipe located in NE Sunset Blvd. See City of Renton drawing R1492. 2. Streets: There is partial sidewalk, curb, gutter, or street lighting fronting the site. 3. Fire Protection: City of Renton Fire Department E. APPLICABLE SEcrlONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Development Standards for Commercial Zoning Classifications 2. Chapter 3 Land Use Districts a. Section 4-2-020: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-7-200: Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SEcrlONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element I H. ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Environmental Threshold Determination Based on analysis of probable impacts from the proposal, .staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. 2. Mitigation Measures None ~ ERC/Site Plan Report \ City of Renton Department of Community f 10mic Development Environmental Re Committee & Administrative Site Plan Report MCDONALDS ON SUNSET WAIZ-OZ3, SA-A, ECF Report of March 7, 2012 Page 4 of 27 3_ Environmentallmpacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has odequately identified and addressed environmental impacts anticipoted to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: a_ Earth Impacts: The site is nearly level with the steepest slope at approximately 20 percent. The site currently contains impervious cover due to existing restaurant building and associated pavement. Following development, impervious surface coverage will be approximately 80 percent (approximately 3,000 square feet less than the existing impervious coverage). . According to the Geotechnical Engineering Report by the Riley Group dated May 31, 2011, the soils encountered during field exploration include five feet of loose to medium dense fill comprised of sand with some gravel and silt over native soils. The native soils consist of up to six feet of loose to medium dense silty sand with gravel over two to four feet of still to very stiff silt. Native soils below the silt layer are medium dense to very dense silty fine sand to silty sand with gravel. The applicant proposes to excavate approximately 1,500 cubic yards, which would be balanced onsite. Removal of the existing impervious cover during construction would leave soils susceptible to erosion. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. b_ Water I. Wetland, Streams, Lakes Impacts: The City of Renton Water Class Map identifies Honey Dew Creek, a Class 4 stream, on the subject property. The creek is conveyed, on the subject property, via storm pipes and is day-lighted on the property to the west. The applicant is not proposing to increase impacts to the stream. No new storm-water connections would be made to the creek or the existing on-site to culvert. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. Ii. Storm Water Impacts: The subject site is located in the Honey Creek Drainage basin. Currently runoff flows across the site towards the southwest. A system of catch basins convey stomwater runoff to a 30-inch underground detention pipe located in the western portion of the site. The runoff is then released to an existing culvert in the southwest corner of the site, where it ultimately discharges to Honey Creek, on the adjacent property to the southwest. The applicant is proposing to add and/or replace more than 2,000 square feet of impervious surface, therefore detention is required in accordance with the 2009 King County Surface Water Design Manual as amended by the City. The applicant submitted a "Technical Information Report," by PacLand (Dated March 27, 2012). On-site storm water runoff from new paved surfaces are proposed to be collected and transported via a system of curb, gutter catch basins and underground piping to new catch basin Storm Filter facilities for treatment. From there, the treated runoff is conveyed to an underground detention vault facility prior to controlled-release to the existing underground Honey Creek conveyance pipe. ERC/Site Plan Report City of Renton Department of Community F 10mic Development Environmental Rf r::ommittee & Administrative Site Plan Report MCDONALDS ON SUNSET Report of March 7, 2012 Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. c. Transportation WA12-023, SA-A, ECF Page 5 of 27 Impacts: The site has two public street frontages, NE Sunset Blvd (arterial) and Anacortes Ave NE. The existing restaurant currently uses two curb cuts along Anacortes Ave NE. However, the northern-most curb cut is in close proximity to the intersection leaving very little sight distance for ingress to, and egress out of, the property and has historically been problematic. Therefore the applicant has proposed to abandon the northern-most curb cut and has proposed a new right-in/right-out curb cut along NE Sunset Blvd in order to ensure adequate vehicular circulation on site. The applicant has proposed this design in order to address safety concerns that exist with the current site layout and would be used to separate pedestrians and vehicles. There is no change in use, or increase in the size of the use, therefore there would be no additional impacts to the City's street system. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. d. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. There is no change in use or increase in size of the use therefore there would be no additional impacts to the City's Fire and Police Services. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." I. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The applicants, McDonalds USA LLC, are requesting Administrative Site Plan Review and Environmental 'SEPA' Review for the removal of the existing restaurant structure and associated improvements and the construction of a 4,185 square foot restaurant building and 865 square foot Playplace with a dual drive-thru facility. 2. The proposed structure would have a height of 23 feet and 4-inches at the tallest point. 3. The applicant is proposing 39 surface parking stalls; a reduction of 10 stalls from the existing 49 stalls. 4. The applicant is requesting a parking modification in order to increase the maximum stalls allowed from the maximum of 14 to 39 stalls. 5. The Planning Division of the City of Renton accepted the above master application for review on March 27, 2012 and determined it complete on April 10, 2012. The project complies with the 120-day review period. 6. The subject site is located on the southwest corner of the intersection of Sunset Blvd NE and Anacortes Ave NE. ERC/Site PIon Report City of Renton Department of Community 8 'omic Development Environmental Re' '7ommittee & Administrative Site plan Report MCDONALDS ON SUNSET WA12-023, SA-A, ECF Report of March 7, 2012 Page 6 of 27 7. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation and the Commercial Arterial (CA) zoning classification. 8. The site is currently contains a 5,200 square foot McDonalds restaurant constructed in 1979 which is proposed to be demolished. 9. Access to the site would be provided via a new curb cut along NE Sunset Blvd and one of the two existing curb cuts along Anacortes Ave NE. 10. The City of Renton Water Class Map identifies Honey Dew Creek, a Class 4 stream, on the subject property. 11. The site is nearly level with the steepest slope at approximately 20 percent. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on May 7, 2012, the City's Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS) (Exhibit 6). A 14-day appeal period will commence with this Administrative Site Plan Review Decision on May 11, 2012 and end on May 25, 2012. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. The proposal requires Site Plan Review. The following table contains project elements intended to cOlllolv with Site Plan Review decision as outlined in RMC 4-9-200.E: Policy LU-256. The NE Sunset Boulevard, Northeast Fourth, and Puget Corridors are unique in the City due to the highly eclectic mix of commercial uses. Similar uses to those found in these corridors should be fostered as development and redevelopment of properties in these areas occur over time. Policy LU-262. Support the redevelopment of commercial business districts located along' principal arterials in the City. Policy LU-266. Development within defined activity nodes should be subject to additional design guidelines as delineated in the development standards. Policy LU-268. Public amenity features (e.g. plazas, recreation areas) should be encouraged as part of new development or redevelopment. Density: Per RMC 4-2-120A the allowed density range in the CA classification is a minimum of 20 dwelling units per net acre (du/ac) up to a maximum of 60 dulac. Net density is calculated after public rights-af-way, private access easements, and critical areas are deducted fram the gross acreage of the site. ERe/Site Plan Report City of Renton Department of Community 8 omic Development Environmental Re' '7o(11mittee & Administrative Site Plan Report MCDDNALDS DN SUNSET WAIl-Ol3, SA-A, ECF Report of March 7, 2012 Page 7 of 27 Not applicable. ~ Lot Dimensions: Per RMC 4-2-120~ the minimum lot size, in the CA zone, is 5,000 squore feet. Not applicable. Setbacks: Per RMC 4-2-120A the CA zoning clossificotion requires a minimum front yard setback of 10 feet which may be reduced to zero feet during the site plan development review process, provided blank walls are not located within the reduced setback. There is a maximum front yard setback of 15 feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone. The following table contains setbacks for the proposed structures: Front Yard Setback East Side Yard Setback West Side Yard Setback Rear Yard Setback 32' 12' 84' 136' The proposed structure exceeds the maximum IS-foot front yard setback. RMC 4-2-120C states that the maximum front yard setback may be modified by the Reviewing Official through the site development plan review process if the applicant can demonstrote that the site development plan meets the following criteria: a. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promotes safety and visibifity through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. There is no parking proposed in between the street and the proposed structure. The applicant has proposed enhanced landscaping along the frontage of the site to promote safety and separate the pedestrian traffic from the proposed drive aisle. Additionally, the applicant is proposing a differentiated pedestrian pathway from the street to the primary entrance. Therefore, staff supports a modification to the maximum front yard setback. The proposal complies with all other setback reqiJirements of the zone. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet unless a conditional use permit is obtained. The height of the proposed structure would be 21 feet and 11 inches at the tallest point of the barrel vaulted roof. The applicant is also proposing a roof cap element on the northern fa~ade which would have a height of 23 feet and 4-inches above grade (Exhibit 4). The proposal complies with the height requirements of the zone. Building Standards: Per RMC 4-2-120A the allowed lot coverage is 65 percent for proposals within the CA classification. The proposed building would have a footprint of 5,050 square ·feet on the 0.97 acre resulting in a ERC/Site Plan Report City of Renton Department of Community f 'omic Development Environmental Re Committee & Administrative Site Plan Report MCDONALOS ON SUNSET LUAU-023, SA-A, ECF Report of March 7, 2012 Page 8 of 27 building lot coverage of approximately 12 percent. -'- Landscaping: Per RMC 4-4-070 ten feet of on-site landscoping is required along oil public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. The applicant is proposing a range of 15-25 feet of landscaping along NE Sunset Blvd. Those portions of the frontage along Anacortes Ave NE, not occupied by the proposed drive thru lane, contain more than 10 feet of landscaping. A conceptual landscape plan was submitted with the project application (Exhibit 3). The landscape plan includes a planting plan; the proposed tree species largely consist of red sunset maple, weeping Alaskan cedar, raywood ash, spire cherry, and arborvitae trees. The shrubs proposed largely consist of: dwarf winged euonymus, Oregon grape, mugo pine, spirea, spreading yew, and viburnum. Refuse and Reeyclables: Per RMC 4-4-090 for retail/eating and drinking establishments a minimum of 5 square feet per every 1,000 square feet of building gross floar area shall be provided for recyclable deposit areas and a minimum af 10 square feet per 1,000 square feet af building gross floor area shall be provided far refuse deposit areas with a total minimum area af 100 square feet. In retail developments, a minimum of 5 square feet per everyl,OOO square feet of building. Based on the proposal for a total of 5,050 square feet of retail/eating and drinking establishment space; a minimum area of 100 square feet of refuse and recycle area would be required. The applicant is proposing a 400 square foot refuse and recyclable deposit area in the southwestern corner ofthe site. The proposal complies with the refuse and recyclable standards. Vehicles: Per RMC4-2-120 a connection shall be provided for site-to-site vehicle access ways, where tapographically feaSible, ta allow a smoath flaw af traffiC acrass abutting CA parcels without the need ta use a street. Access may camprise the aisle between rows af parking stalls but is nat alia wed between a building and a public street. This section of code is intended to provide vehicular connections to abutting commercial uses. The proposal is bordered by a daycare to the south and a vacant parcel to the west. Vehicular connections to abutting properties would not be appropriate at this time. Critical Areas: The City of Renton Water Class Map identifies Honey Dew Creek, a Class 4 stream, on the subject property. The creek is conveyed, on the subject property, via storm pipes and is day- lighted on the property to the west. The applicant is not proposing to increase impacts to the stream. No new storm-water connections would be made to the creek or the existing on-site culvert. Parking: The parking regulations, RMC 4-4-080, require 0 specific number of off-street parking stolls be provided following: The following ratios would be applicable to the site: Use DininqArea Rotio Required Spoces SF Eating and 1,050 Min: 1 spaces / 75 SF Min: 14 Drinking Max: 1 spaces / 75 SF Max: 14 com bination sit-down/drive- through restaurant Based on these use requirements a maximum of 14 parking spaces would be allowed in order to meet code. The applicant is proposing a total of 39 spaces. Therefore, the applicant is requesting a ERe/Site Plan Report City of Renton Department of Community 8 'omic Development Environmental Rei -ommittee & Adm!nistrative Site Plan Report MCDONALDS ON SUNSET LUA1Z-023, SA-A, ECF Report of March 7, 2012 Page 9 of 27 parking modification to allow more than the maximum of 14 spaces. Section 4-4-0BO.F.l0.d allows the Aaministrator to grant modifications from the parking stondards for individuol cases, provided the modification meets the following criteria (pursuant to RMC 4-9- 250.0.2): 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. The requested modification conforms to the intent and purpose of the parking regulations by providing sufficient on-site parking for the amount necessary for the new McDonalds restaurant. The applicant is reducing the number of existing parking spaces (49) by 10 stalls therefore the allowance of 'more than the code required stalls would have no negative impact relative to the environment. The applicant has demonstrated that the high-volume nature of the restaurant and NE Sunset Blvd warrants the need for more than the maximum stalls allowed by code. Staff supports a modification to the maximum number of parking spaces. The parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. Sidewalks, Pathways, and Pedestrian Easements: A pedestrian connection is provided from NE Sunset Blvd (Exhibit 2). However, additional connections should be made from Anacortes Ave NE and the neighboring property (currently vacant) to the west in order to promote safe and efficient pedestrian access throughout the site for existing and future neighboring uses. Staff recommends, as a condition of approval, the applicant be required to revise the site plan in order to incorporate additional pedestrian connections on site to Anacortes Ave NE and the abutting property to the west. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 1. Building Location and ()rientation: '.' Intent: To ensure' visibility. of businesses and· to:·es·tablish active, lively uses along sidewaiks and pedestridn pailiways~'To'organize buildings!orpedestrian, use and so thqt.naturallight is available to other structures and open space:· To ensure· an appropriatetrarisition between buildings, parking areas, and other land uses;imd increase privacy forresidential uses. .. . :. . .... . ". . '" .' Guidelines: Developments shall enhance the mutual relatie;nship of buildings with each ather, as well as with the rocids, open space,and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural . is available to and The individuals in resideritial uses shall be ERC/Site Plan Report City of Renton Deportment of Community 8 MCDONALDS ON SUNSET 'omic Development Environmental Re ":ommittee & Administrative Site Plan Report LUA1Z-OZ3, SA-A, ECF Report of March 7, 2012 Page 10 of 27 N/A Standard: The ovailability 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. Standard: Buildings shall be ariented ta the street with clear connectians ta the sidewalk. Standard: Buildings with residential uses lacated at the street level shall be set backfram the sidewalk a minimum af ten feet (10') and feature substantial landscaping between the sidewalk and the building ar have the ground flaar residential uses raised abave street level far residents privacy. Z. BuiJdil1g Entries: Intent: Ta make bUilding· entrances convenient ta lacateand easy ta access, and ensure that building entries further the pedestrian nature af the franting sidewalk and the urban character 'of the district. Guidelines:: Primary entries shall face the street, serve as a facal paint,. and allow space far saciol interaction .. All entrie; shall inciude features that make them easily identijiap'le while reflecting the architectural character af the building. The primary entry shall.be the mast visually prominent entry. Pedestrian access ta .the building from the sidewalk, parking lots, and/or ather areas shall be pravided imd shall enhance the averoll quality of the pedestrian experience on the site. N/A N/A 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. 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/ar ornamental lighting. Standard Building entries from a street shall be clearly marked with canapies, 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 (3D') in height shall also ensure that the weather protection is proportional to the distance above ground level. Standard: Building entries from a parking lot shall be subordinate to those related to the street. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorotive features should be incorporated. 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. Standard: Ground floor residential units that are directly accessible from the street sholl include entries from front yards to provide transition space from the street or entries from an open spoce such as a courtyard or garden that is accessible from the street. 3. Transition to Surrounding Development: -. Intent: To shape redeveiopment projects so that the character and ~alue of Ren'ton's lon!i-established, existing neighborhoods are preseived. .' . . .' Guidelines: Careful siting' and design treatment' shall be used to achieve'a compatible transition where new b~ildings differ from surro~nding d~velopment in terms of building height, bulk and scale. " Standard: At leost one of the following design elements shall be considered to promote a transition to surrounding uses: ERC/Site Plan Report (a) Building proportions, including step-backs on upper levels; (b) Building articulation to divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. City of Renton Department of Community' ",omie Development Environmental Re Committee & Administrative Site Plan Report MCDONALDS ON SUNSET LUAIZ-0Z3, SA-A, ECF Report of March 7, 2012 Page 11 of 27 Additionally, the Administratar 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 and/or 4. Service ElemeniLocation,and Design: Intent: To reduce the potential negative impacts of service elements' (i.e., waste', receptacles, loading docks) by locating service and loading areas away fromhigh~volume pedestrian areas, and screening them !fom view in high visibility areas. " , " " Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses'areminimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with that is' Not Compliant N/A Standard: Service elements sholl be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be cancentrated and located where are accessible to service and tenant use. 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 doars. Staff Comment: The applicant's submittals for the refuse and recyclable enclosure elevations do not depict a roof. Therefore, staff recommends as a condition of approval, the applicant be required to submit revised elevations for the refuse and recyclable enclosure depicting a roof. The revised elevations shall be submitted to and approved by the Current to b Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination the three Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a minimum 3 shall be located on 3 sides L Surface Parking: . . ... '. ,'.,' Intent: To rribintain.activepedestrian environments aionristreets by'ploCing parking lots p~imarily'jn back of buildings. . , -":' -" ." ' " .. ...,'... ' Guidelines: Surface parking shall. De located and designed so as to reduce' the vis'ual impact of thepbrkihg· and assoCiated vehicles. La;ge (mfas oj sudace;JI'Jrking shall also be designed to'accommodate . , . ~ , . . . .... :". ",': , . ,.; ,.. ; .: . ,:' Standard: Parking shall be located so that no surfoce 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. ,/ Standard: Parking sholl be located so thot it is screened from surrounding streets by . as dictated location. 2. Structured Parking .'" .:., . ' .. .', Iritent:To 'promoi:emor~ effi~ierd use of landneeded fal-vehicle pbi-king; encDuragethe use of str~ctured, pa~king; physically and visually integrote parkinggarages.with other uses; and reduce the'overallimpact' ERC/Site Plan Report City of Renton Department of Community & MCDONALDS ON SUNSET Report of March 7, 2012 omic Development Environmental ReI ":ommittee & Administrative Site Plan Report LUAIZ-OZ3, SA-A, ECF Page 12 of 27 Guidelines: Parking garages shall not dominate the streetscope;they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate,pedestrion entries. Similarf~rms,materials,ond/or details to the primary building(s) should be used to enhance' . Nt A Standard: Parking structures shall provide space for ground floor commercial uses along street at a minimum the width. 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 NtA structure sholl 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 sholl be increased to ten feet (10') when abutting a ndm,,,,, arterial minor arterial. Nt A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements materials. Nt A Standard: The entry to the parking garage shall be located away from the primary street, to either the Side or rear Standard: Parking garages at grade sholl include screening or be enclosed from view with Nt A treatment such as walls, decorative grilles, trellis with landscaping, or a combination of Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant con 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: (0) Ornamental grillwork (other than vertical bars); NtA (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or treatments that meet the intent standard .. 3. VehicularACCf?ss:, intent: To maintain a' con'tigu~us and uninter;upted sidewalk by minimiziiig;'consolidating, and/or elimin~tingvehic~/draccessoff streets. ... ... '. . . ". . Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian . . The cuts to . access on sidewalks shall beminimized: .' .' NtA Standard: Access to parking lots and garages shall be from alleys, when available. If not access shall occur at side <trpp,,< ./ Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian the sidewalk is ~~~~~~~ o;=.;;==:,;;;;;;=;;==.;;;:=="",,~ 1. Pedestrian Circulation: Intent: To create a network . '.' " ". ~nd ~oi1Venience and . ERC/Site Plan Report City of Renton Deportment of Community f 10mic Development Environmental Re Committee & Administrative Site Plan Report MCDDNALDS ON SUNSET LUA12-023, SA-A, ECF Report of March 7, 2012 Page 13 of 27 the pedestrian ·environment. . ." .. Guidelines: Tli'epedestrian enviranment shall be given priority. and importance in' the design of projects. Sidewalks and/or pathways shall be provided and sllall provide safe access to buildings from parking areas. Providing pedestrian conflections to abuttiflg properties is an important aspect of connectivity and encourages pedestrian activity.: and shall be considered. Pathways shall be easilY identifiable to pedestrians and drivers. .. . '. .... Not Compliant Not Compliant N/A Standard: A pedestrian circulation system of pathways that are clearly delineated and cannect 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 demonstrote that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: A pedestrian connection is proposed from the NE Sunset Blvd (Exhibit 2). However, additional connections should be made from Anacortes Ave NE, to the entrance, and the neighboring property (currently vacant) to the west in order to promote safe and efficient pedestrian access throughout the site for existing and future neighboring uses. Staff has recommended, as a condition of approval, the applicant be required to revise the site plan in order to incorporate additional pedestrian connections on site. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., roised walkway, stamped concrete, ar pavers) fram abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: The applicant has proposed a pedestrian connection from the entrance of the structure to NE Sunset Blvd. However, there is not a differentiation in materials across the drive lane, located north of the structure (Exhibit 2). Additionally, staff has recommended as a condition of approval, the applicant provide additional pedestrian connections to be located within parking areas. Therefore, staff recommends as a condition of approval the applicant revise the site plan to depict a differentiation in materials for all pedestrian connections within parking areas and/or drive lanes on site. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Standard: Sidewalks and pathways along the facades of buildings shall be of suffiCient width to accommodate imticipated numbers of users. Specifically: (a) Sidewalks and pathways alang the facades af mixed use and retail buildings 100 ar more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Standard: Mid-block connections between buildings shall be provided. 3. Pedestrian Amenities: . Intent: Toc(eateattractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; 'and provide publicly accessible areas that function for a variety of activities, I at alltimes of the year, and undertypical seasonal weather conditions. ........ '., . Guidelines: The pedestrianenvir6nmentshall be given priority and importance in the design of piojecbi. ERC/Site Plan Report City of Renton Department of Community 8 'omic Development Environmenta( Re' t;ommittee & Administrative Site PIon Report MCDONALDS ON SUNSET WA12-023, SA-A, ECF Report of March 7, 2012 Page 14 of 27 that use and enhance the 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. Staff Comment: The applicant has not proposed architectural elements along the building's facade incorporating plants (Exhibit 4). However, the applicant has partially achieved an Not attractive space that unifies the building and the street through an increase in the setback to Compliant accommodate a pedestrian plaza area abutting the structure. However, the applicant has not proposed pedestrian amenities or plantings within the proposed plaza area (Exhibit 2). Therefore, staff recommends as a condition of approval the applicant revise the site plan to depict pedestrian amenities, along with plantings, within the pedestrian plaza area. The revised site plan shall be submitted to and approved by the Current Planning Project to buildi rmit a I. Standard: such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vondal-and weather-resistant materials Not that do not retain rainwater and can be reasonably maintained over an extended Compliant period of time. (b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. See comment above. 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 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing the street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above level. ~~~ N/ A Standard: All mixed use residential and attached housing developments of ten (10) or more units shall common recreation areas. N/ A Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) unit. Standard: The location, layout, and proposed type of common space or recreation area shall N/ A be subject to approval by the Administrator of the Department of Community and Economic or 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 N/ A developments having more than one hundred (100) units): (a) Courtyards, plazas, or multi-purpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such the street level must views or amenities that are to ERC/Site Plan Report City of Renton Department of Community 8 'lomic Development Environmental Re' ':ommittee & Administrative Site Plan Report MCDONALDS ON SUNSET LUA12-023, SA-A, ECF Report of March 7, 2012 Page 15 of 27 N!A N/A N/A the site and are provided as an asset ta the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces 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. 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 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: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and (b) Paved walking surfaces of either concrete or approved unit paving; and (c) On-site or building-mounted lighting providing at least four (4) foot-candles (averoge) on the ground; and (d) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat area or 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: (a) 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. (b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or or service areas. Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited 1. Bui/ding Character and Massing: ' Inte~t: TcJ,erisure that buildings"aie hot bland and visually bppear to bea(a humbn ~cale; bnd ensure ihai:allside~ of 0 buildi~g, that can be seehby the public, are visually interesting.' ,',., ",,'" ." Guideiines:8uildihg jocadessiiciii be' modulated a'nd/or articu:iatedtoied~cetheappare~{sizeof 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 scole important to' residential .,-.. " " ". '. ,.,,;'. ..... '. ';.' ,-" '.' Standard: All building facades shall include modulation or articulation at intervals of no more than fortY feet (40'). Not Staff Comment: The applicant has not proposed modulation along the building's eastern and Compliant southern fa~ades (Exhibit 4). The, applicant has partially met the intent of this standard to achieve visual interest along the southern fa~ade with the use of landscaping. However, the eastern blank wall along the eastern street fa~ade is partially buffered by landscaping drive aisle The I abuts the drive ERC!Site Plan Report City of Renton Department of Community & 'omic Development Environmental Re' . Committee & Administrative Site Plan Report MCDONALDS ON SUNSET LUA1Z-OZ3, SA-A, ECF Report of March 7, 2012 Page 16 of 27 N/A thru lane with no separation between pedestrians and vehicles. Additionally, the applicant has not proposed a variety of vegetation within the 8-foot planter located within the right- of-way. The use of continued and variety of vegetation along the property edge and within the 8-foot planter would create human scale, add Visual interest along the blank fa~ade and create a safe separation between vehicles and pedestrians. Therefore, staff recommends as a condition of approval, the applicant submit a revised landscape plan depicting a vegetated buffer east of the drive-thru lane for its full length and trees and shrubs within the 8-foot planter along Anacortes Ave NE. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Standard: Modulations shall be a minimum of twa feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 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; or pravide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. 2. Ground-Level Details: Intent: To ensur~ that bl.;ildings are ~i~~ally inte;esting andreinfaree the inte~ded human-scale character of the pedestrian environment; and ensure that all sides ';f a building within near or di~tant"public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building" entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). D~tailfeatures should also be used, toiilclude things such" as decdrativeentrj.ipaving, streeifurnitur~ (benches; etc.), and/or public art:' " "" "" . .. Not Compliant N/A Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be pravided along the facade's ground floor. Doesn't depict human scaled elements. Staff Comment: The applicant has not proposed human-scaled elements such as lighting fixtures, trellises, or other landscape features along the building's eastern and southern fa~ades (Exhibit 4). The condition above, for a vegetated buffer along the east side of the drive-thru lane for its full length would meet the intent of this standard for the eastern facade. However, the primary fa~ade needs additional human scale elements in order to reinforce a pedestrian oriented development. Ornamental lighting fixtures would create a more prominent primary building fa~ade. Therefore, staff recommends as a condition of approval, the applicant submit revised elevations depicting ornamental lighting fixtures along the northern building facade. The revised elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Anacortes 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 50 percent. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian ERC/Site Plan Report City of Renton Department of Community 8-'"Iomie Development Environmental Re' ':ommittee & Administrative Site Plan Report MCDONALDSON SUNSET WAll-Ol3, SA-A, ECF Report of March 7, 2012 Page 17 of 27 N/A pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or (e) Any portion of a ground floor wall has a sUrface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Standard: if blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent ta the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, cantrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. 3. Building Roof Lines: . Intent: To ensure that roaf forms provide distinctive profiles and interest cansistent with an urban project and contribut~ to the visualcontinuity of the district... . . ;' . Guidelines: Building roof lines shall be varied and include architecturol elements to add visual interest ta the building. , . . . Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements prajecting above parapets; (c) Projected cornices; (d) Pitched or sloped roafs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope af one to four (1:4) and shall have dormers or interesting raof forms that break up the massiveness of an uninterrupted sloping roof. 4. Building Materials: . .. . .... ,. ... .. :.. . . . . ..., . '. '. intent: To ens'(;rii high standards oj quality ahd eitecti~e.inairite;'ance 'over time;. encourage theuseof materials th~t reduce the vis~al bulfof large buildings;"a~d enco~rage tti~.use Of materials thiitadd vi;uai interest to the neighborhood. > .... ". , , . Guidelines: Building,materials are an important and integral part ohhe architect~ral design of a'building that' is attractive and, ojhigHquality" Material variation'shall be used to· create visual appeal and eliminate manotony .of facades:, This sl}all occu,"on all/acades in a consistent mcmner, High quality materials sholl be used, Ifmaterials like concrete or block walls' are used they shall be 'enhanced to create variation'.an·d enhance 'thedr visual appeal. ',' , . .' N/A Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the some building materials, detailing, and color scheme, or if different, with materials af the same quality. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masanry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. ERC/Site Plan Report City of Renton Deportment of Community & 'omic Development Environmental Rf1 . ':ommittee & Administrative Site Plan Report MCDONALDS ON SUNSET LUAU-DZ3, SA-A, ECF Report of March 7, 2012 Page 18 of 27 N/A Standard: If concrete block walls are used, they sholl be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other materials. Standard: All buildings shall use material variations such as colors, brick or metal banding, or textural vi. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; pravide directional assistance; encourage signs that are bath clear and af opprapriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Guidelines: Front-lit, ground-mounted manument 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 signage should not be garish in color nor overly lit, although creative deSign, strang accent colors, and interesting surface materials and are N/A Not Compliant Not Compliant Standard: Entry signs shall be limited ta the name af the larger development. Standard: Corporate logos and signs shall be sized appropriately for their location. Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall Standard: Freestanding monument signs, with the exception primary entry signs, sholl be limited to five feet (5 ') above finished grade, including support structure. Staff Comment: There is an existing freestanding pole sign located on site that the applicant is proposing to retain which exceeds the height of five feet (Exhibit 5). The existing sign is a non-co I I and would be allowed to without alteration. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surraunding the sign. Alternately, sign age or other decorative materials as the Director. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection 68 of this Section). Staff Comment: The sign package submitted with the Site Plan materials provided details for directional signage and did not include details for any wall signage (Exhibit 5). It appears, the applicant intends to use back lit cabinet directional signage which is prohibited. Therefore, staff recommends the applicant submit a revised comprehensive sign age package which eliminates the use of back lit cabinet signage. The revised signage package shall be submitted to and approved by the Current Planning Manager prior to sign permit Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. include sconces on with and ERC/Site Plan Report Oty of Renton Deportment of Community 8 10m;c Development Environmental Re' Committee & Administrative Site Plan Report MCDDNALDS ON SUNSET LUAll-D23, SA-A, ECF Report of March 7, 2012 Page 19 of 27 Standard: Corporate logos ond signs shall be sized oppropriately for their location. Standard: Accent lighting shall also be provided an building facades (such as scances) and/ar to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Not Staff Comment: The primary fa~ade needs additional human scale elements in order to Compliant reinforce a pedestrian oriented development (Exhibit 4). Ornamental lighting fixtures would create a more prominent primary building fa~ade. Staff has recommended a condition of approval requiring the applicant submit revised elevations depicting ornamental lighting fixtures along the northern building facade. The revised elevations shall be submitted to and the Current PI Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been appraved 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- Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. The single structure is located in the northeast quadrant of the site and there is not a concentration of development on the site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. A pedestrian connection is proposed from the NE Sunset Blvd (Exhibit 2). However, additional connections should be made from Anacortes Ave NE, to the entrance, and the neighboring property (currently vacant) to the west in order to promote safe and efficient pedestrian access throughout the site for existing and future neighboring uses. Staff has recommended, as a condition of approval, the applicant be required to revise the site plan in order to incorporate additional pedestrian connections on site. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, raoftop equipment, loading areas, and refuse and recyclables to minimize views fram surrounding properties. Landscaping has been thoughtfully incorporated into the site plan in order to screen refuse and recyclable areas. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. There are no large attractive natural features on or near the site for which to maintain visual accessibility. The applicant has proposed to limit the height of the proposed structure to below 25 feet which mitigate view impacts from surrounding properties. The applicant is proposing a 7-foot 8- inch landscape buffer along the western and southern property lines to buffer the use from abutting properties. Landscaping: Using landscaping to provide transitions between development and surrounding to reduce' noise and maintain and enhance the the ERe/Site Plan Report City of Renton Department of Community F "lomie Development Environmental Re' Committee & Administrative Site Plan Report MCDONALDS ON SUNSET LUAIZ-0Z3, SA-A, ECF Report of March 7, 2012 Page 20 of 27 project. See Landscaping discussion under Findings Section 14.b. Lighting: Designing ond/or placing exterior lighting and glozing in order to avoid excessive brightness or glare to adjacent properties and streets The applicant provided a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. The proposed structure would be placed in approximately the location of the previous building in the northeastern quadrant of the project site with an orientation to the north. The proposed drive thru· lane would be predominately located along the eastern boundary of the site (Exhibit 2). Both the proposed structure, and drive thru lanes, are located as far from abutting properties as possible. The applicant is proposing a total of 39 surface parking stalls to the west and south of the structure. Service elements have been located away from the pedestrian oriented spaces in order to minimize their impact on the pedestrian environment. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The scale and bulk of the building is also reduced through the use of differing materials on the building facades, building articulation and modulation and differing roof profiles. Architectural features such as roof cap and aluminum trellis elements have been incorporated into the primary entrance design (Exhibit 4). The proposed building is designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. The site contains S trees of which 3 are proposed for removal. Renton Municipal Code requires that 5 percent of the trees on site be retained. Of the S trees, 1 tree is required to be retained at the 10 percent retention rate. As proposed the applicant would comply with the tree retention requirements of the code with the retention of three trees (Exhibit 3). The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130HS during construction. Topographically, the site is relatively flat. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. Grading would be necessary in order to prepare the site for the proposed improvements. The applicant is proposing the excavation of approximately 1,500 cubic yards of on-site material that would be balanced on site (Exhibit 6). Following construction the site would have an impervious surface cover of approximately 80%. Landscaping: Use of landscaping to soften the appearance of parking areas, to pravide shade and privacy where needed, ta define and enhance open spaces, and generally to enhance the appearance the also includes the and areas so that are fRC/Site Plan Report City of Renton Deportment of Community & ,omic Development Environmental Rev ':ommittee & Administrative Site Plan Report MCDONALDS ON SUNSET LUA12-023, SA-A, ECF Report of March 7, 2012 Page 21 of 27 less susceptible to damage from vehicles or pedestrian movements. The landscaping is used to provide a transition between the proposed development and NE Sunset Blvd. Landscaping has been incorporated into to the surface parking areas at 7-10 vehicle stall intervals (Exhibit 3). The landscaping softens the appearance of the parking areas and generally enhances the appearance of the project. Locatian and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feaSible, with adjacentproperties. The site has two public street frontages, NE Sunset Blvd (Arterial) and Anacortes Ave NE. The existing restaurant currently uses two curb cuts along Anacortes Ave NE·(Exhibit 2). However, the northern- most curb cut is in close proximity to the intersection leaving very little sight distance for ingress to and egress out of the property and has historically been problematic. Therefore, the applicant has proposed to abandon the northern-most curb cut and has proposed new right-in/right-out curb cut along NE Sunset Blvd in order to ensure adequate vehicular circulation on site. The applicant has proposed this design in order to address safety concerns that exist with the current site layout and would be used to separate pedestrians and vehicles .. The proposed development is expected to maintain the safety and effiCiency of pedestrian and vehicle circulation on the site if all conditions of approval are complied with. Internal Circulation: Promoting and the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. See Location and Consolidation discussion above. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. There are no dedicated loading or delivery areas proposed on site. Tronsit and Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4-0BOF.11 0.5 bicycle the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Based on the proposal which requires a minimum of 14 vehicle parking stalls, 2 bicycle parking stalls are required to be provided. The applicant has not depicted bicycle parking stalls. Therefore, staff recommends the applicant revise the site plan to comply with the bicycle requirements outlined in RMC 4-4-080F.11. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. . The existing sidewalks and landscaping within the right-of-way along NE Sunset Blvd and Anacortes Ave NE would be removed and replaced with a new 8-foot (minimum) planter strip and 6-foot sidewalk. The applicant is proposing right-of-way dedications in order to accommodate these off-site improvements. A pedestrian connection is proposed from the NE Sunset Blvd (Exhibit 2). However, additional connections should be made from Anacortes Ave NE, to the entrance, and the neighboring property (currently vacant) to the west in order to promote safe and efficient pedestrian access throughout the site for existing and future neighboring uses. Staff has recommended, as a condition of approval, the applicant be required to revise the site plan in order to incorporate additional pedestrian connections on site. ERC/Site Plan Report City of Renton Deportment of Community g lomic Development Environmental Re' Committee & Administrative Site Plan Report MCDONALDS ON SUNSET LUAIZ-OZ3,SA-A, ECF Report of March 7, 2012 Page 22 of 27 The applicant is proposing a large landscape area along NE Sunset Blvd between the main building entry location and the roadway to enhance the site's appeal to pedestrians (Exhibit 3), A pedestrian-only plaza area is located at the main building entry in front ofthe PlayPlace structure facing NE Sunset Blvd. In addition, the PlayPlace structure proposed as part of the redevelopment and will serve as an indoor children's play space/recreation area. Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal. Parks and Recreation: Not Applicable Drainage: The project is required to comply with the new City of Renton ments to the 2009 King County Surface Water Design Manual. A conceptual drainage plan and report stamped by a PE was submitted with the formal application, and per the report the project is complying with the 2009 King County Surface Water Design Manual. The site would flow control and water quality through a combined detention/treatment vault located on the southwestern portion of the site. Preliminary calculations require a 66,240 cubic foot vault (Exhibit 6). Subsurface drainage blankets would be installed in conjunction with retaining walls on site to create the level parking areas and building pads. These drains relieve hydrostatic pressure behind the retaining walls. Transportation: The site has two public street frontages, NE Sunset Blvd (Arterial) and Anacortes Ave NE. The existing restaurant currently uses two curb cuts along Anacortes Ave NE (Exhibit 2). However, the northern-most curb cut is in close proximity to the intersection leaving very little sight distance for ingress to and egress out of the property and has historically been problematic. Therefore, the applicant has proposed to abandon the northern-most curb cut and has proposed new right-in/right-out curb cut along NE Sunset Blvd in order to ensure adequate vehicular circulation on site. The applicant has proposed this design in order to address safety concerns that exist with the current site layout and would be used to separate pedestrians and vehicles. There is no change in use or increase in size of the use therefore there would be no additional impacts to the City's street system. Schools: Not Applicable. Water and Sewer: A majority of the existing utlity infrastructure would be removed and replaced with existing infrastructure. Per the City of Renton Fire Department, the preliminary fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. One fire hydrant is required within ISO-feet of the one uired within 30D-feet. The ERC/Site Plan Report City of Renton Deportment of Community 8 lomic Development Environmental Re ":ommittee & Administrative Site Plan Report MCDDNALDS ON SUNSET LUA12-023, SA-A, ECF Report of March 7, 2012 Page 23 of 27 fire hydrants need to be per current code with a stortz fitting if not existing (records indicate that they do not have the stortz fitting). There is an existing 12-inch concrete sanitary sewer main located in NE Sunset Blvd. City records show that there is an existing 6-inch PVC sewer from building to stub at NE Sunset Blvd. The project shall install a new grease interceptor in accordance with the current Upc. i I. CONCLUSIONS: 1. Based on analysis of probable impacts from the proposal, staff recommends that the responsible officials issue a Determination of Non-Significance (Exhibit 7). 2. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 3. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 5. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification. 6. The scale, height and bulk of the proposed buildings are appropriate for the site. 7. Safe and efficient access and circulation has been provided for all users. 8. The proposed open space (along NE Sunset Blvd) and indoor play area serve as project focal points and provide adequate areas for passive and active recreation by the patrons of the restaurant. 9. There are adequate public services and facilities to accommodate the proposed use. 10. The proposed location would not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location is suited for the proposed use. 11. The existing use would not result in a substantial or undue adverse effect on adjacent properties. The construction of a new McDonald's restaurant, which would replace the older structure on site, would result in an overall improvement of the visual environment. 12. Adequate parking for the proposed use has been provided. 13. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 14. The .proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 15. Landscaping has been provided in all areas not occupied by the building or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. ERC/Site Plan Report City of Renton Department of Community & omic Development Environmental Rev; (ommittee & Administrative Site Plan Report MCDONALOS ON SUNSET WAll-OZ3, SA-A, ECF Report of March 7, 2012 Page 24 of 27 I J_ DECISION: The proposed Site Plan and Parking Modification for McDonalds on Sunset, File No. LUA12-023, ECF, SA-A, MOD-is approved subject to the following conditions: 1. The applicant shall be required to submit a revised site plan in order to incorporate additional pedestrian connections on site to Anacortes Ave NE and the abutting property to the west. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 2. The applicant shall submit a revised site plan depicting a differentiation in material for all pedestrian connections within parking areas or drive lanes on site. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 3. The applicant shall submit a revised site plan depicting pedestrian amenities, along with plantings, within the pedestrian plaza area. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior·to building permit approval. 4. The applicant shall submit a revised landscape plan depicting a vegetated buffer east of the drive-thru lane for its full length and trees and shrubs within the 8-foot planter along Anacortes Ave NE. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 5. The applicant shall submit revised elevations depicting ornamental lighting fixtures along the northern building facade. The revised elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 6. The applicant shall submit a revised comprehensive sign age package which eliminates the use of back lit cabinet signage. The revised signage package shall be submitted to and approved by the Current Planning Manager prior to sign permit approval. 7. The applicant shall submit revised elevations depicting ornamental lighting fixtures along the northern building facade. The revised elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 8. The applicant shall revise the site plan to comply with the bicycle requirements outlined in RMC 4-4- 080F.l1. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. ~ J r:{ 20(2- . trator/Planning Director Date ERC/Site Plan Report City of Renton Deportment of Community !' 'nomic Development MCDONALDs ON SUNSET Report of March 7, 2012 Environmental Rf TRANSMITTED this 7" day of May 2012 to the Contact/Applicant/Owner: Contact: Jenelle Taflin, P.E. PACLANO 11711sE 8th Street ste: #303 Bellevue, WA 98005 Owner: McDonalds USA LLC 12131113th Avenue NE ste: #103 Kirkland, WA 98034 TRANSMITTED this 7" day of May 2012 to the Parties of Record: Sonja Beck c/o Beck Holdings LLC 13708 SE 43rd Street Bellevue, WA 98006 TRANSMITTED this 7" day of May 2012 to the following: Neil Watts, Development Services Direc~or Larry Meckling, Building Official Kayren Kittrick, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter Land Use Action Appeals, Request for Reconsideration, & Expiration Committee & Administrative Site Plan Report LUAll-023, SA-A, ECF Applicant: Rick Peterson McDonalds USA LLC Page 25 of 27 12131113th Avenue NE ste: #103 Kirkland, WA 98034 The Environmental Determination and the Administrative Site Development Plan Review decisions will become final if the decisions are not appealed within 14 days of the decision date. Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing to the Hearing Examiner on or before 5:00 p,m., May 25, 2012. Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on May 25, 2012. Parking Modification Approval Appeal: Appeals of the parking modification decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on May 25, 2012. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by the Administrator (Decision-maker). The Administrator (Decision-maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision-maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from ttie date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to ERC/Site Plan Report City of Renton Department of Community & ·-'· ... flomic Development MCDONALDS ON SUNSET Environmental Rev! -.. , Committee & Administrative Site Plan Report WAll-OZ3, SA-A, ECF Report of March 7, 2012 Page 26 of 27 know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by.the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed Or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and ·eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits Water: 1. Applicant is required to install a separate fire line for the new fire sprinkler system. A system development fee for the new fire line is required. The fee is based on the size of the fire service line. A double detector check valve assembly will be required to be installed for the fire sprinkler system. The assembly shall be installed inside a vault outside the building or inside the building in accordance with the City of Renton's requirements. 2. The project can either install an inside DDCVA or an external DDCVA. An inside DDCVA is required to be installed in a room with an external door. If the DDCVA is installed outside, it needs to be located within SO' of a fire hydrant. This may mean that an additional fire hydrant must be installed to meet the SO' requirement. 3. Water system development fees will be based on the size of the water meters that will serve the site. This is payable prior to issuance of the construction permit. Sewer. 1. The project shall install a new grease interceptor in accordance with the current UPC. 2. System Development Charges (SOC) are based on any and all domestic water meters. These fees are triggered if there is an upsize of the water meter or an additional water meter installed. These fees are collected at the time a construction permit is issued. Surface Water: 1. A storm drainage report and conceptual drainage plan was submitted with the formal application. The storm drainage appears to be in accordance with the City of Renton Amendments to the 2009 King County Surface Water Drainage Manual. The civil engineer states in the report submitted that runoff will go to a new underground detention/wet vault. The report also states that runoff will receive water quality treatment by means of settlement within the wet vault and pass through an oil retaining baffle prior to controlled release to the existing culvert at the southwest corner of the site. 2. The Surface Water SOC fees are $0.405 (but not less than $1,012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Transportation: 1. Street improvements to include curb, gutter, and an 8-foot sidewalk with an 8-foot planter strip will be installed on NE Sunset Blvd. 2. On Anacortes Ave NE, street improvements include 36-feet of pavement face of curb to face of curb, a 6-foot sidewalk, and an 8-foot planter strip are required. An additional seven leet (7') 01 right-of-way is required to be dedicated. 3. All lot corners at intersections 01 dedicated public rights-aI-way shall have minimum radius 01 twenty five feet (25'). 4. Traffic Mitigation fees are not triggered. Fire: ERC/Site Plan Report City of Renton Department .of Community & ""--'''omic Development MCDONALDS ON SUNSET Report of March 7, 2012 Environmental Rev l -"' Committee & Administrative Site Plan Report LUA1Z-0Z3, SA-A, ECF Page 27 of 27 1. The fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. Two fire hydrants are required. One fire hydrant is required within lSD-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. The existing hydrants all need 5- inch storz fittings in order to meet code and they do not have them at present. It appears adequate fire flow and fire hydrants exist in this area. 2. Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 3. An annual place of assembly permit is required for occupancies exceeding 50 persons. 4. Fire department apparatus access is adequate. 5. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. General: 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two horizontal and vertical controls per the City's current horizontal and vertical control network. ERC/Site Plan Report : ! " i I ! \ \ .,-,oR'S ' •.... J i i ! NE 171h 6' Iii • I R-l r'r Ii! I TrT~;R-I0 NElsr_~_:::;_-'·"-·r-----i--_!.L-' i ! , N 16lt.1'I 1-" c~, ZONING MAP BOOK PW TECHNICAL SERVICES PRINTED ON 11/13/09 ,,,,,,,,,," ... nt~ .... P~''''''·''"'''_'''''' :::.::::::..::= :"":.'::',::: ~:=':...n Th" ... p~,nIOndod""C",,<I·pIovP"'_""" RM-F SIT~ E6 -10 T23N RSE W 112 (I 0 200 400 I LwI I _ . Feet 1:4,600 R-B N -F ."'~. r--t D6 03 T23N R5E W 112 5303 RESIDENTIAL MIXED USE CENTERS ~ (RC) Resource ConselVation ~ (CV) Center Village ~ (R~l) Residential 1 dulac IUC~NII (UC·N1) Urban Center· North 1 ~ (R-4) Residential 4 dulac ~ (UC-N2) Urban Center -North 2 ~ IR-8) Residential. dulac \. ~ \ ~1~.8I~own ~ (RMH) Residential Manufactured''a0mes \ \ ~ "\ ~ 1\ ~ ~ (R·10) Residential 10 dulac COMMERCIAL INDUSTRIAL ~ (lL) Industrial -LIght o {IMllndustrlal-Medium 00 (lH) Industrial· Heavy ~ (R-14) Residential 14 dulac I RM-FI (RM-F) Residential Multi-Family ___ Renton City Umih ~ (COR) Commercial/Office/Residential ____ Adjacent City Limib IRM-T I (RM-TI Residential Muitl-FamllyTradltlonal IRM-U I (RM-U) Residential Multi-Family Urban Center ~ (CA) Commercial Arterial Q:§] (CO) Commercial Office ~ (CN) Commercial Neighborhood KROll PAGE PAGE# INDEX SECf/TOWNIMNG! "".,~;"., . _/-, , ) ." j!" I. I, g~1l ~~ i~ ~i~llffi~ U~ ~llo ~I ~;s L- .... c:: ~ fQ ~ I, .... 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"'-,:;;::=--===----_1'-... 1 ___ ~ f.\ ORDER HERE CANOPY INSTAlLATION '\,J'IC'I1: "'I Ir= -~A ~~Mrn<IWDIIIDCDI!'-' t==,fl:..~-"""" .. _~':_-r __ ._"'.II'IV<I.6> .. ~ ___ IICO' """"" ... """"' .......... ~"""_''''_UlCM.. __ -------_ .... ---- --w-, ~_-r.:'.= .~." "11,_::.'.:' "'=l:l~'~::/ rClCII1_ -=~. 'I .-r=.= .. ~-,=_/-~! ,=--iU I r~' .. ~- :,1 "0-'1 ' .. ~~-... i"': 1:= ~,....-.. ,-~~ /-, . ~_---./"'.=._. _-.r " -=t.C"·~~= _. -- -"--~ rv~ ~.:.. __ • __ ~~~!:!~ERHERECANOPY ~ , I-.... r::::o c::; ~PERSIIAIR --~ --.;:, ... _----~ "'""!':""~_ .. '~';-7·"r , ~ ,', ii;\:; n J >,. __ I ID -~ I ;i--_"I u->:-_ ' , i I .",,:1,_' "" --..!-" •• " :-;::-~-' , R " .",' o ; ;,.~ tl'=''':'S-:' i L __ I ;---. --. ~"--"" ..... - ____ ~ ___________ •• _____________ ._ •• _______ •• ____ .__________ _. ______ •• _____ ••• ___ J (;\ McDONALD'S PRE·SELL BOARD INSTALLATION \C-I- eJrl/j$I?=~ City Of Ren Planning DiVision AiM! 27 ,® 1IfIII'1below, "Call bIfIn ~ou dig. 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DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M 0 RAN DUM May 1, 2012 Rocale Timmons, Planner Arneta Henninger, Plan Review 44 McDonalds on NE Sunset Blvd Drive-Thru 4411 NE Sunset Blvd Parcel 032305-9097 LUA 12-023 I have completed the review for the above-referenced proposal to demolish the outdoor playplace, construct an enclosed playplace, install a dual lane drive-thru, and re-route service utilities (as needed). The project also includes the construction of asphalt paved parking lot areas, all in Section 3, Township 23N, Range sE. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Existing Conditions WATER: SANITARY SEWER: STORM: Code Requirements WATER The subject development is within the water service area of the City of Renton and in the s6s-presure zone. The static pressure is approximately 73 psi at the street level. There is an existing 8" DI watermain located in Anacortes Ave NE. See City of Renton water drawing # W1474 for detailed engineering plans. The City records show that the site has a 1" irrigation meter and a 1 Y, domestic water meter. The site is located in the Aquifer Protection Zone. There is an existing 12" concrete sanitary sewer main located in NE Sunset Blvd. City records show that there is an existing 6" PVC sewer from building to stub at Sunset Blvd. There is an existing 15" storm sewer pipe located in Anacortes Ave NE. See City of Renton drawing R1474. There is an existing 12" storm sewer pipe located in NE Sunset Blvd. See City of Renton drawing R1492 1. Per the City of Renton Fire Department, the preliminary fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. One fire hydrant is required within ls0-feet of the proposed building and one hydrant is required within 300-feet. The existing fire hydrants need to be per current code with a stortz fitting if not existing (records indicate that they do not have the stortz fitting). 2. An approved fire sprinkler system is required throughout the building. McDonalds on Sunset -LUA 12-023 Page 2 of 2 May 1, 2012 3. The project can either install an inside DDCVA or an external DDCVA. An inside DDCVA is required to be installed in a room with an external door. If the DDCVA is installed outside, it needs to be located within 50' of a fire hydrant. This may mean that an additional fire hydrant must be installed to meet the 50' requirement. 4. System Development Charges (SDC) are based on any and all water meters. These fees are only triggered if there is an increase in size and/or number of water meters. These fees are collected at the time a construction permit is issued. SANITARY SEWER 1. The project shall install a new grease interceptor in accordance with the current Upc. 2. System Development Charges (SDC) are based on any and all domestic water meters. These fees are triggered if there is an upsize of the water meter or an additional water meter installed. These fees are collected at the time a construction permit is issued. STORM DRAINAGE 1. A storm drainage report and conceptual drainage plan was submitted with the formal application. The storm drainage appears to be in accordance with the City of Renton Amendments to the 2009 King County Surface Water Drainage Manual. The civil engineer states in the report submitted that runoff will go to a new underground detention/wet vault. The report also states that runoff will receive water quality treatment by means of settlement within the wet vault and pass through an oil retaining baffle prior to controlled release to the existing culvert at the southwest corner of the site. 2. The Surface Water SDC fees are $0.405 (but not less than $1,012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS 1. Street improvements to include curb, gutter, and an 8-foot sidewalk with an 8-foot planter strip will be installed on NE Sunset Blvd. 2. On Anacortes Ave NE, street improvements include 36-feet of pavement face of curb to face of curb, a 6-foot sidewalk, and an 8-foot planter strip are required. An additional seven feet (7') of right-of-way is required to be dedicated. 3. All lot corners at intersections of dedicated public rights-of-way shall have minimum radius of twenty five feet (25'). 4. Traffic Mitigation fees are not triggered. H:\CED\Planning\Current Planning\PROJECTS\12-033.Rocale\Plan Review Comments LUA 12-023.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pian fu-ieA.>J COMMENTS DUE: APRIL 26,2012 DF'VFI . ~~RVICES APPLICATION NO: LUA12-023, ECF, SA-A, MOD DATE CIRCULATED: APRIL 12, 2012 CITY OF RENTON APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT MANAGER: Rocale Timmons APR L22012 PROJECT TITLE: McDonalds on Sunset SITE AREA: 0.97 acres PROJECT REVIEWER: Arneta Henninger .-".. _ ;'"'fI%-"H.%''II IR:: IF II IWllrll » EXISTING BLDG AREA (grossl: 5,200 square feet" U -• v ....... lOCATION: 4411 NE Sunset Blvd PROPOSED BLDG AREA (gross) 5,050 square feet SUMMARY OF PROPOSAL: Application requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor MoJor Information Impacts Impacts Necessary Element of the Probable Probable More EnvIronment Minor Major In/ormation Impocts Impacts Necessary Earth 'ausina § ~ i~ ~:~;:~ ~ II· A!r!!~,!; :7~;,;, c; 8. POLICY-RELATED COMMENTS C. We have reviewed this application with po iculor attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in (motion is eded to properly assess thi proposal. Signature of Director or Auth rized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ., fCLr iSu::>r..ll(..C-\i l'lV'"\ , APPLICATION NO: LUA12-023, ECF, SA-A, MOD APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT TITLE: McDonalds on Sunset SITE AREA: 0.97 acres LOCATION: 4411 NE Sunset Blvd COMMENTS DUE: APRIL 26, 2012 n.-"'" . CI::oIIICES DATE CIRCULATED: APRIL 12,2012 CITY OF RENTON PROJECT MANAGER: Rocale Timmons IIPR 1 I). ?nl? PROJECT REVIEWER: Arneta Henninger • __ EXISTING BLDG AREA (gross): 5,200 square fe,!t{~II..#II:U~ PROPOSED BLDG AREA (gross) 5,050 square feet SUMMARY OF PROPOSAL: Application requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Element oj the Probable Probable More Environment Minor Mojor Information Impocts Impacts Necessary Earth Hous;nq Air Water Plants Lond/Shoreline Use Animals ~ Environmental Health Energy/ Natural Resources A~~O';;'.;". ,;,';';';' c: B. POLICY-RELATED COMMENTS C. COOE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pr'''-/fu 0v(S COMMENTS DUE: APRIL 26, 2012 . APPLICATION NO: LUA12-023, ECF, S:-A, MO'lr' DATE CIRCULATED: APRIL 12, 2012 APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT MANAGER: Rocale Timmons PROJECT TITLE: McDonalds on Sunset PROJECT REVIEWER: Arneta Henninger SITE AREA: 0.97 acres EXISTING BLDG AREA (gross): 5,200 square feet LOCATION: 4411 NE Sunset Blvd PROPOSED BLDG AREA (gross) S,050 square feet SUMMARY OF PROPOSAL: Application requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Earth Housing Aesthetics 'at" Light/Glore ants Recreation , Use Utilities ~ Transportation Public Services ~:~J;:;; Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in/! -is-needed to properly assess this proposal. \ ( __ 1..L_r-=z4,-,-+-='20",,-. =12.-=-__ Signature of Di ector or Authorized Representative Date I City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET _R_E_VI_EW_'N_G_D_EP_A_RT_M_E_N_T:_~6ms=' ~~kL.1.l.iu.!dJ",-.:tllh1b)''--lL-_-+..:C:::OM::::.::M:.::EN:.::T:.::S-=D.:.U::.:E:..:.A..:.:P~R..:.:I:::L.:2::6'!...1 :::2.:.0=12::0:..:E:..:V..:;E:..;LO:;;P:,..:M~E~N~T~· Q~t"":.\ltCES lA I r UF RENTON APPLICATION NO: LUA12-023, ECF, SA-A, MOD DATE CIRCULATED: APRIL 12,2012 APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT MANAGER: Rocale Timmons APR 1 22012 PROJECT TITLE: McDonalds on Sunset PROJECT REVIEWER: Arneta Henninger /ell L": j'\ ,.. ••• = SITE AREA: 0.97 acres EXISTING BLDG AREA (gross): 5.200 square ;eet -..... 'I!I K;;I1.1I LOCATION: 4411 NE Sunset Blvd PROPOSED BLDG AREA (gross) 5,050 square feet SUMMARY Of PROPOSAL: Application requesting Administrative Site Plan Review. Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification, A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major In/ormation Element 0/ the Probable Probable More Environment Minor Major Information Impacts Imports Necessary Impacts Impocts Necessary Earth Air Water ~:~:e Plants Land/Shoreline Use ltmties Animals Environmental Health Energy/ Natural Resources ~Services Af0~7dFeet 14;000 Feet 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 probabfe impact or areas where additional information is needt: pro erlyassess this proposal. c..v \ 0,/ ( t- Date! 7 Signature of Director or Authorized Representative I City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ [:;;y.>, A COMMENTS DUE: APRIL 26, 2012 • APPLICATION NO: LUA12-023, ECF, SA-A, MOD DATE CIRCULATED: APRIL 12, 2012 APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT MANAGER: Rocale Timmons PROJECT TITLE: McDonalds on Sunset PROJECT REVIEWER: Arneta Henninger SITE AREA: 0.97 acres EXISTING BLDG AREA (gross): 5,200 square feet LOCATION: 4411 NE Sunset Blvd PROPOSED BLDG AREA (gross) 5,050 square feet SUMMARY OF PROPOSAL: Application requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Probable Probable More Environment Minor Mojor In/Ormation Impacts Impacts Necessary Element of the Probable Probable More En."lronment Minor Mojor In/ormation Impacts Impacts Necessary forth Housing Air Aesthetics Woter Light/Glare Plants Recreation Land/Shorefine Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment . 10,000 Feet 14 000 Feet -";)1 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 needed to properly assess this proposal. 1-1&-"-/;{ < Signature of Director or Authorized Representative Date FIRE & EMERGENCY SERVICES DEPA~RTMENT ... , r' . I u\ M E M 0 RAN DUM ~ DATE: TO: FROM: SUBJECT: April 13, 2012 Rocale Timmons, Associate Planner Corey Thomas, Plans Review Inspector McDonald's on NE Sunset Boulevard Environmental Impact Comments: 1. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. Credit would be granted for the existing building to be removed, so no new fees would apply as the old building is bigger than the one proposed. Code Related Comments: 1. The fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. Two fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. The existing hydrants all need 5-inch storz fittings in order to meet code and they do not have them at present. It appears adequate fire flow and fire hydrants exist in this area. 2. Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and Permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 3. An annual place of assembly permit is required for occupancies exceeding 50 persons. 4. Fire department apparatus access is adequate. 5. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: APRIL 26, 2012 APPLICATION NO: LUA12-023, ECF, SA-A, MOD DATE CIRCULATED: APRIL 12, 2012 APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT MANAGER: Rocale Timmons PROJECT TITLE: McDonalds on Sunset PROJECT REVIEWER: Arneta Henninger SITE AREA: 0.97 acres EXISTING BLDG AREA (gross): 5,200 square feet LOCATION: 4411 NE Sunset Blvd PROPOSED BLDG AREA (gross) 5,050 square feet SUMMARY OF PROPOSAL: Application requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Mojor In/ormation Impocts Impocts Necessary Eorth Hous;nQ Air Water Plants Land/Shoreline Use Animals .~. Environmental Health , Energy/ Natural Resources '!istor;c/c,ulturOI Arf~~::~ ~w }- 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 information is needed to properly a sess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMEN~6 ~ COMMENTS DUE: APRIL 26, 2012 APPLICATION NO: LUA12-023, ECF, SA-A, MOD DATE CIRCULATED: APRIL 12, 2012 APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT MANAGER: Rocale Timmons PROJECT TITLE: McDonalds on Sunset PROJECT REVIEWER: Arneta Henninger SITE AREA: 0.97 acres EXISTING BLDG AREA (gross): 5,200 square feet LOCATION: 4411 NE Sunset Blvd PROPOSED BLDG AREA (gross) 5,050 square feet SUMMARY OF PROPOSAL: Application requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (cq land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Eorth HousinQ Aesthetics Woter Li ht/Gfore Plonts Recreation Use Utilities 'nlmols Transportation ~ Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14 000 Feet B. POLICY-RELATED COMMENTS Me>Do VI tid d ~ 'Is-C?f Vd I vtd VV10Vl1 ~ of-+he ~~ VI 0111 b i V1CS C; CD vnvn til Vl i ~ . 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 information is needed to properly assess this proposal. Signature ir etar or Authorized Representative City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~A"A COMMENTS DUE: APRIL 26, 2012 APPLICATION NO: LUA12-023, ECF, d.-A, MOD DATE CIRCULATED' ADOII 10 OM.O APPLICANT: Rick Peterson, McDonalds USA LLC PROJECT M~AG~OCale Timmo~ ') -..... -PROJECT TITLE: McDonalds on Sunset PROJECT REVIEWER: "rne,a nennmger SITE AREA: 0.97 acres EXISTING BLDG AREA (gross): 5,200 square feet LOCATION: 4411 NE Sunset Blvd PROPOSED BLDG AREA (gross) 5,050 square feet SUMMARY OF PROPOSAL: Application requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonalds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Probable Probable More Environment Minor Mojor In/ormation Element of the Probable Probable More Environment Minor Major Information Impacts Impocts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics 1& Liqht/Glare Recreation Utilities Transportation Public Services ::.~:~,:::, Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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 infor af is needed to properly assess this proposal. Signature of Director or Authorized Representative Date CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 12th day of April, 2012, I deposited in the mails of the United States, a sealed envelope containing Acceptance letter, (Accpt ltr) Notice of Application (NOA), Environmental Checklist (Env Checklist), Reduced Site Plan documents. This information was sent to: Name Agencies -Env Checklist, NOA, Site Plan Janelle Taflin, PACLAND· Accpt Ltr Rick Peterson, McDonalds USA LLC· Accpt Ltr 300' Surrounding Property Owners· NOA only (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ss ) Dated: A ~ ~~ ~O\L ) Representing See Attached Contact· Applica nt/Owner See attached ... '. I Notary publl in and for the State of Washington Notary (print): ____ ~'_':\..:.._'A"_'.'__'b-"'_!.r..,c..Jo=.if"'_ __ =_----.,__--- My appointment expires: A"'i:l~" J,-~'1( ~D\3 Project Name: McDonalds on Sunset Project Number: LUA12·023, ECF, SA-A, MOD template -affidavit of service by mailing Dept. of Ecology·· Environmental Review Section PO 80x 47703 Olympia, WA 98504-7703 WSDOT Northwest Region ... Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO 80x 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers ... Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers ... Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO 80x 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETIER MAILING (ERe DETERMINATIONS) WDFW -Larry Fisher· Muckleshoot Indian Tribe Fisheries Dept .• 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 . d 39015 -172n Avenue SE Auburn, WA 98092 Ouwamish Tribal Office ... Muckleshoot Cultural Resources Program ... 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172 nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division '" Office of Archaeology & Historic Preservation· Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southeenter Blvd. PO Box 90868, MS: XRO-01W Tukwila, WA 98188 Bellevue, WA 98009-0868 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. ·*Department of Ecology is emailed a copy of the EnVironmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing ,. .. 032305909304 ADF PROPERTIES LLC 15007 WOODINVILLE-REDMOND RD #A WOODINVILLE WA 98072 032305904404 BECK HOLDINGS LLC 13708SE 43RD ST BELLEVUE WA 98006 032305909700 GIA MANAGEMENT INC 10575 NE 4TH ST BELLEVUE WA 98004 032305928205 OLYMPIC DEVELOPMENT C/O BLAND DUANE A 6355 NE EARLY DAWN LN POULSBO WA 98370 149450005009 ALAMO RENTON LLC 3201 DANVILLE BLVD #175 ALAMO CA 94507 032305920202 BLAND DUANE A 6355 NE EARLY DAWNLN POULSBO WA 98370 516970010505 LALL NEIL +PAMELA 4619 NE 21ST PL RENTON WA 98059 516970011503 PAUL YANG PROPERTY LLC 15533 SE 79TH PL NEWCASTLE WA 98059 032305905500 BEALE DOROTHY 4325 NE SUNSET BLVD RENTON WA 98059 102305905006 COLUMBUS PACIFIC PARTNERS C/O NIELSEN TANYA 429 SANTA MONICA BLVD #600 SANTA MONICA CA 90401 516970010307 LAM STANLEY+YIN PING TSANG+ 5210 NE 8TH PL RENTON WA 98059 032305904800 WEST FREEMAN PROPERTIES C/O CEDAR VILLAGE APARTMENTS 1810 15TH AVE SUITE C SEATTLE WA 98122 -~~'4·······JSID~ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: April 12, 2012 LAND USE NUMBER: LUA12-023, ECF, SA-A, MOD PROJECT NAME: McDonalds on Sunset PROJECT DESCRIPTION: The applicant, McDonalds USA LlC, is requesting Administrative Site Plan Review, Environmental Review and a parking modification, for the construction of a new McDonalds restaurant with associated parking, landscaping and a play area. The proposed building would have a gross square footage of approximately 5,050 square feet which includes the 865 square foot enclosed playplace structure. The site contains an existing 5,200 square foot McDonafds restaurant which is proposed to be demolished. The 0.97 acre site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the southwest corner of NE Sunset Blvd and Anacortes Ave NE. Access to the site would be provided via a new curb cut along NE Sunset Blvd and one of the two existing curb cuts along Anacortes Ave NE. The proposal includes a reduction in the existing parking stalls from 49 to 39 parking spaces. Per RMC 4-4-080 a maximum of 14 stalls are allowed on site; therefore the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed on site. A Class 4 stream has been identified on site (Honey Dew Creek). The stream is located within an existing culvert and is not proposed to be altered as part of the proposal. The site is also located within Zone 2 of the Aquifer Protection Area. PROJECT LOCATION: 4411 NE Sunset Blvd OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (ONS-M): As the lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated (ONS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION' DATE: March 27, 2012 NOTICE OF COMPLETE APPLICATION: April 12, 2012 APPLICANT/PROJECT CONTACT PERSON: Jenell Tafl1n, PE; PACLAND, 11711 SE 8th Street #303; Bellevue, WA 98005 Permits/Review Requested: Other Permits which may be required: Requested Studies: location where application may be reviewed: Environmental (SEPAl Review, Administrative Site Plan Review, Parking Modification Review Construction and Building Permits Geotechnical Report and Drainage Report Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: McDonalds on Sunset/lUA12-023, ECF, SA-A, MOD NAME: ____________________ ~ ______________________________________ ___ MAILING ADDRESS: TELEPHONE NO.: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: N/A The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120A and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; and The applicant wi/{ be required to pay the appropriate Fire Mitigation Fee. Comments on the above application must be submitted In writing to Rocale Timmons, Associate Planner, CEO - Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on April 26, 2012. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Associate Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Denis Law Mayor· AprillO~ 2012 •. Department of Community and.·Economic Development' Jenelle Taflin, P.E. PAClAND .' 11711SE 8th ' Street #303 Bellevue, WA 98005 .. . C.E."Chip"Vincent, Interim Administn;tor Subject: -'~- Notice of Complete Application McDonalds onSunset,.LUA12-0Z3, ECF, SA-A, MOD. Dear Ms. Taflin:. The Planning Divisiori of ~he CitY of Renton has determined that the subject application iscom:plete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee,on' . . May 7, 2012. Prior tcithat reyiew; you will 'be . notified if any additional information is' required to continue processing your application. '. Please contact me at (425}430~7219ifyou nave anyquestions. SinCere~IY' '.' ....•. .'. ~""'" . " : . ............•. ~ .... Roc e Timmons '. ..... . .As' ci<itePlanner' . ... . cc: . McDonalds USA LLC / Owner(s) , Rick Pete"rson / Applic~nt . . . . ,. ., -" . , Renton City ~all' •. ' 055 Sout~ Grady "'!ay • Renton, ~a5hington 9.8057 • rentonwa.gov McDonald's Redevelopment at 4411 NE Sunset Boulevard Renton, Washington Traffic Narrative City of Renton Planning Division MAR 27 lOll The proposed project is located on a 0.97-acre site located at 4411 NE Sunset B~~a~~~~lIE[Q) City of Renton, Washington (Tax Parcel Number 032305-9097-00). The site is currently zoned Commercial Arterial (CA) and is developed with a 5,200 square-foot McDonald's restaurant, outdoor PlayPlace structure, a single lane drive-thru facility, asphalt paved parking lot, trash enclosure, and associated utility infrastructure. I n the developed condition, the existing restaurant bu i Idi ng wi II be demol ished and a new 4,185 square-foot restaurant building and 865 square-foot enclosed PlayPlace structure will be constructed. Additional on-site improvements will include the construction of a dual throat drive- thru facility, an asphalt-paved parking lot area, underground utilities, and landscaping. Because there is no change in use, a detailed traffic study is not needed, nor required. Furthermore, since the square footage of the building is actually decreasing in the redeveloped condition, there would be less trips generated. Therefore, a trip generation estimate is also not needed. McDonald's Redevelopment at 4411 NE Sunset Boulevard Renton, Washington Stream Assessment Narrative CI\. • r "nt on Plannl ny 01v.510 n MAR 27 2011 The project site is located at 4411 NE Sunset Boulevard in Renton, WA . An existing 44" x 72" CMP culvert discharges to Honey Creek on the adjacent property to the southwest. The City of Renton Water Class Map, shown below, identifies Honey Dew Creek as a Class 4 Stream . The site is located within Aquifer Protection Zone 2, and Honey Dew Creek is not classified as a shoreline that is regulated under RMC 4-3-090 . ---. -. "-"---_. Vegetation and habitat information for Honey Dew Creek was found in the Standard Stream Assessment and Supplemental Stream Study with Concept Mitigation that was prepared for the ADF -Sunset Property, dated March 19, 2008. This property is located directly west of the project site. The vegetated cover of the creek includes red alder, Himalayan blackberry, and Japanese knotweed . A large portion of the creek is conveyed underground via storm pipes, so the hydrologic and ecological functions are limited . The portions of the creek located directly southwest of the project site contain no documented fish use. However, downstream portions of the creek contain documented salmonid usage. Below is a picture of Honey Dew Creek, taken from the southwest corner of the project site . The creek is located offsite, outside of all construction areas, and no direct stormwater connection will be made to the creek or the existing on -site culvert . Storm water discharge from the site will receive water quality and oil control treatment prior to being discharged to the on -site CMP culvert via the existing 30" storm pipe connection. Therefore, no impacts from the proposed project are anticipated . In addition, no trees or vegetation within the creek or any area downstream of it will be removed or impacted by the proposed project. PLANNING DIVISION. ~o-r- ENVIRONMENTAL CHECI«o1$~~\~~~: PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. ·1· 06/09 B:\Washington\RENTON\MCD\7Submittal Requirements\SEPA\MCD Renton SEPA Checklist_120320.doc A. BACKGROUND 1. Name of proposed project, if applicable: Mcdonald's Redevelopment 2. Name of applicant: McDonald's USA, LLC 3. Address and phone number of applicant and contact person: Brian Mattson TH 12131 -113 Avenue NE, Ste. 103 Kirkland, WA 98034 425-242-2420 4. Date checklist prepared: March 20, 2012 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): June 2012 -June 2013 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None anticipated. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical Engineering Report by the Riley Group dated May 31, 2011 Phase I Environmental Site Assessment by the Riley Group dated June 3, 2011 Focused Phase" Subsurface Investigation by Riley Group dated July 11, 2011 Technical Information Report by PACLAND dated March 27, 2012 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known. 10. List any governmental approvals or permits that will be needed for your proposal, if known. Site Plan Review Environmental Review Demolition Permit Combo Building Permit Construction Permit Right-of-Way Permit ·3· B:\Washington\RENTON\MCD\7Submitta! Requirements\SEPA\MCD Renton SEPA Checklist_120320.doc 06/09 • • Grading License Sign Permit Health Department Approval 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The McDonald's Redevelopment project proposes to construct a new 4,185 SF restaurant building and an 865 SF Playplace structure, with a dual lane drive-thru facility and associated parking lot, on a 0.97-acre site at 4411 NE Sunset Boulevard in Renton, Washington. An existing McDonald's restaurant will be demolished as part of this redevelopment. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located at 4411 NE Sunset Boulevard in Renton, Washington. See enclosed Civil Construction Documents by PACLAND for the topographical survey map. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); @ rolling, hilly, steep slopes, mountainous, other ______ _ b. What is the steepest slope on the site (approximate percent slope?) Approximately 20%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the Geotechnical Engineering Report by the Riley Group dated May 31, 2011, the soils encountered during field exploration include five feet of loose to medium dense fill comprised of sand with some gravel and silt over native soils. The native soils consist of up to six feet of loose to medium dense silty sand with gravel over two to four feet of stiff to very stiff silt. Native soils below the silt layer are medium dense to very dense silty fine sand to silty sand with gravel. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None known. ·4· 06/09 B:\Washington\RENTON\MCD\7Submittal Requirements\SEPA\MCD Renton SEPA Checklis!_120320.doc e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. It is anticipated that approximately 1,500 CY of material shall be moved during grading operations. The site shall be graded to approach a balanced site (cut to fill). Any imported and exported materials shall be obtained and/or transported from an approved and permitted location. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Temporary erosion and sediment control measures will be implemented in accordance with City of Renton standard practices and requirements to minimize short term construction impacts. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 80% of the site. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A Temporary Erosion and Sediment Control Plan will be submitted for the City's review and approval. Approved erosion mitigation measures will be implemented prior to and during construction. The erosion control plan will include such elements as filter fabric fencing, a construction entrance and the employment of Best Management Practices during construction. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Construction vehicles and equipment will result in increased emissions and dust into the air. After project completion, emissions to the air will be limited to the vehicle exhaust generated by employees and customers of the restaurant. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Site will be sprinkled with water during dry construction months as necessary to control dust. Construction vehicles are typically equipped with factory-installed mufflers and spark arresters that will control excessive emissions. • 5 • 06/09 B:\Washington\RENTON\MCD\7Submittal Requirements\SEPA\MCD Renton SEPA Checklist_120320.doc • 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Honey Creek is located to the southwest of the project site to which on-site stormwater runoff ultimately discharges. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Honey Creek is tight lined across the site in an existing underground conveyance pipe. The creek daylights on the neighboring property near the southwest corner of the project site. The existing conveyance pipe will be protected during construction activity and the current connection to this pipe from the existing on-site stormwater conveyance system will be maintained. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. N/A. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be ·6· 06109 B:\Washington\AENTON\MC0\7Submittal Requirements\SEPA\MCD Renton SEPA CheckJisC120320.doc 'j , served (if applicable), or the number of animals or humans the system(s) are expected to serve. Domestic sewage flow will be maintained to the existing municipal gravity sanitary sewer system in NE Sunset Boulevard. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. On-site stormwater runoff from paved surfaces will be collected and transported via a system of curb, gutter, catch basins and underground piping to new catch basin Storm Filter facilities for treatment. From there, the treated runoff is conveyed to an underground detention vault facility prior to controlled-release to the eXisting underground Honey Creek conveyance pipe. 2) Could waste material enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: An on-site stormwater management system that consists of catch basin StormFilters and an underground detention vault facility shall mitigate the impacts of stormwater quantity and quality leaving the site. 4. PLANTS a. Check or circle types of vegetation found on the site: __ deciduous tree: alder, ~, aspen, other __ evergreen tree: ({IT) cedar, pine, other _x_ shrubs _x_ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? To accommodate the proposed project, portions of the existing landscaping will be removed and replaced in kind elsewhere on the site. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: • 7 • 06/09 B:\Washington\AENTON\MC0\7Submittal Requirements\SEPA\MCD Renton SEPA Checklisl_120320.doc • • The project will be landscaped in accordance with City of Renton requirements. This landscaping includes perimeter and parking lot landscaping. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, mngblrm., other ________ _ Mammals: deer, bear, elk, beaver, other ,..---..,. _______ _ Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain No. d. Proposed measures to preserve or enhance wildlife, if any: The project will be landscaped in accordance with City of Renton requirements. This landscaping includes perimeter and parking lot landscaping. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric and natural gas will be used for electricity and heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The project will utilize energy efficient mechanical systems and will comply with the requirements of the Washington Non-Residential Energy Code. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. ·8· 06/09 B:\Washington\RENTON\MCD\7SubmittaJ Requirements\SEPA\MCD Renton SEPA Checkiisc 120320.doc 1) Describe special emergency services that might be required. N/A. 2) Proposed measures to reduce or control environmental health hazards, if any: N/A. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from adjacent developments, nearby roads and highways should not affect the proposed project. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. On a short term basis, construction noise at levels typically associated with commercial construction would be created. On a long term basis, noise from customer vehicles will exist. Construction noise shall occur only during City mandated hours. Long term noise shall occur 24 hours a day. 3) Proposed measures to reduce or control noise impacts, if any: Operation hours for construction activities shall be per City of Renton requirements. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? An existing McDonald's restaurant and associated asphalt-paved parking lot are currently located on the project site. The site is bordered to the north by NE Sunset Boulevard, to the south by Renton Highlands KinderCare, to the west by vacant land and to the east by Anacortes Ave SE. b. Has the site been used for agriculture? If so, describe. Not known. c. Describe any structures on the site. An existing McDonald's restaurant building and associated drive-thru facility and parking lot currently exist on the site. d. Will any structures be demolished? If so, what? Yes, all existing buildings/structures will be demolished. e. What is the current zoning classification of the site? Commercial Arterial (CA) -9-06/09 B:\Washington\AENTON\MCD\7Submiltal Requirements\SEPA\MCD Renton SEPA Checkiisc 120320.doc --------------------------------------------- • f. What is the current comprehensive plan designation of the site? Commercial Corridor (CC) g. If applicable, what is the current shoreline master program designation of the site? N/A. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? Approximately 80 employees will work at the completed project. j. Approximately how many people would the completed project displace? People do not currently reside at the subject site; therefore, permanent displacement is not applicable. k. Proposed measures to avoid or reduce displacement impacts, if any: N/A. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed development is consistent with the zoning requirements of the City of Renton. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. N/A. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A. c. Proposed measures to reduce or control housing impacts, if any: N/A. -10-06/09 B:\Washington\RENTON\MCD\7Submittal Requirements\SEPA\MCD Renton SEPA Checkiisc 120320.doc 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Tallest height is approximately 24 feet. The principal exterior building material is wood stud load bearing walls with stucco and stone veneer finishes. b. What views in the immediate vicinity would be altered or obstructed? Views of adjacent properties will be altered. Future development in the immediate vicinity may be obstructed by the proposed project. c. Proposed measures to reduce or control aesthetic impacts, if any: The project has been designed in accordance with City standards. This effort includes enhancement to the building architecture and landscaping throughout the parking lot and property perimeter. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Parking lot will be illuminated during evening hours. Vehicle headlights will also produce light and glare during evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? Parking lot lighting from the adjacent developments and roadways may affect the project site. d. Proposed measures to reduce or control light and glare impacts, if any: The project lighting will be designed to provide a safe level of lighting in the parking lot and around the building in accordance with City requirements. Light fixtures and pole spacing will be designed to minimize any light encroachment on adjacent properties. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? The Gene Coulon Memorial Beach Park is located approximately 3 miles from project site. b. Would the proposed project displace any existing recreational uses? If so, describe. . 11 . 06/09 B:\Washington\RENTON\MCD\7Submittal Requirements\SEPA\MCD Renton SEPA Checklisl_120320.doc The existing covered play area on-site will be replaced by a PlayPlace facility. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The existing covered play area on-site will be replaced by a PlayPlace facility. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A. c. Proposed measures to reduce or control impacts, if any: N/A. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The project site is accessed by means of NE Sunset Boulevard and Anacortes Avenue SE. The two driveway accesses to/from the site are currently located on Anacortes Avenue SE. In the redeveloped condition, the northernmost driveway access on Anacortes Avenue SE will be closed and a new driveway access will be opened along NE Sunset Boulevard. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, nearest transit stop is approximately 0.1 mile from project site. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will have approximately 39 stalls, which is 10 stalls less than in the existing condition (prior to redevelopment). d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? New 6-foot wide sidewalk and minimum 8-foot wide planter strips will be. constructed along NE Sunset Boulevard and Anacortes Avenue SE . . 12 . 06/09 B:\Washington\RENTON\MCD\7Submiltal Requirements\SEPA\MCD Renton SEPA Checklisl_'20320,doc e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Not known at this time. There will be a reduction in building square footage in the redeveloped project; therefore, less trips are projected to be generated. g. Proposed measures to reduce or control transportation impacts, if any: N/A. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Not anticipated. b. Proposed measures to reduce or control direct impacts on public services, if any. The proposed project will implement design to meet or exceed City fire/life/safety codes. 16. UTILITIES a. Circle utilities currently available at the site: etectriclfi/l Cljjtural g31 ~ @fuse serviC1!? te!ephon~nitary sew~septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Domestic/irrigation water service to be supplied by City of Renton -extend from existing main in Anacortes Avenue SE. Sanitary sewer service to be supplied by City of Renton -extend from existing main in NE Sunset Boulevard. Electricity service to be provided by Puget Sound Energy -extend from existing transformer/junction box. Natural gas to be provided by Puget Sound Energy -extend from existing main in NE Sunset Boulevard. ·13· 06/09 B:\Washington\RENTON\MCD\7Submittal Requiremenls\SEPA\MCD Renton SEPA ChecklisC120320.doc • C. SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent Signature: _______________ _ Name Printed: Date: -14 -06109 B:\Washinglon\RENTON\MCD\7Submittal Requirements\SEPA\MCD Renton SEPA Checklis!_120320.doc D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and ro rams. You do not need to fill out these sheets for ro'ect actions. Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? . 15· 06/09 B:\Washington\AENTON\MCD\7Submittal Aequirements\SEPA\MCD Renton SEPA Checklis!_120320.doc • Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? 'P~QPosed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment . . . . SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent Signature: " $3~ Name Printed: ~c~ Date: s,/e2;fe.. I » - , 6 -06/09 C:\Users\mc25670\Oesktop\Renton Highlands\MCO Renton SEPA Checkllsl_120320,doc I I I I I I I I I I I I I I I I I I I McDonald's Restaurant Redevelopment 4411. HE Sunset Boulevard Rental'l, Washington Technic:allnformation Report March 27, 2012 ! 0 i. ot f\eotoO c\w. O\\I\SIOfl 11711 SE 8th Street. Suite 303; Bellevue, Washington 98005 Plaflnlng (425) 453·9501 FAX: (425)453·8208 EMAIL: apust@pacland.com Prepared By: April Pust Reviewed By: Jenelle TafUn, P.E. Paul Manzer, P.E. \I.~\\ ~ 1 1~\1 WiVi~Vi~~Vi© I I I I I I I I I I I I I I I I I I McDonald's Redevelopmen, Technical Information Report Renton, WA Table of Contents Section Page Project Overview .................................................................................................................. 2 1. TIR Worksheet... ............................................................................................. (Inserted) 2. Site Location ............................................................................................................... 4 3. Drainage Basins, Subbasins, and Site Characteristics .................................................... 5 4. Soils ........................................................................................................................... 5 Conditions and Requirements Summary ................................................................................ 6 Offsite Analysis ................................................................................................................... 1 0 1. Task 1: Study Area Definition and Maps .................................................................... 10 2. Task 2: Resource Review .......................................................................................... 11 3. Task 3: Field Inspection ............................................................................................ 11 4. Task 4: Drainage System Description and Problem Descriptions ................................ 16 Flow Control and Water Quality Facility Analysis and Design ............................................. 1 7 1. Existing Site Hydrology ............................................................................................. 17 2. Developed Site Hydrology ........................................................................................ 17 3. Water Quality System ............................................................................................... 25 4. FIRM Map ................................................................................................................ 26 Conveyance System Analysis and Design ............................................................................. 27 Special Reports and Studies ................................................................................................. 27 Other Permits ..................................................................................................................... 27 ESC Analysis and Design ..................................................................................................... 28 1. Erosion Risk Assessment ........................................................................................... 28 2. Construction Sequence and Procedure ...................................................................... 28 3. Trapping Sediment ................................................................................................... 29 4. Wet Weather TESC ................................................................................................... 29 Bond Quantities, Facility Summaries, and Declaration of Covenant.. .................................. 30 Appendix: PACLAND A -Figures B -Operation and Maintenance Guidelines C -Special Reports and Studies 50186001 Page 1 I I I I I I I I I I I I I I I I KING COUl> ,WASHINGTON, SURFACE WATE ESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner McDonald's (Applicant) Phone 425 -242 -242 0 Address12131 113th Ave NE, Ste 103 Kirkland, WA 98034 Project Engineer J ene 11 eTa fl in, P. E . Company PAC LAND Phone (425) 453 -9501 Part 3 TYPE OF PERMIT APPLICATION o Landuse Services Subdivison I Short Subd. I UPD ~ BuildiQQ..Services M/F ~ommeric~ SFR o Clearing and Grading D Right-of-Way Use D Other Part 5 PLAN AND REPORT INFORMATION Technical Information Report Type of Drainage Review @/ Targeted I (circle): Large Site Date (include revision 03[27[2012 dates): Date of Final: Part 6 ADJUSTMENT APPROVALS Part 2 PROJECT LOCATION AND DESCRIPTION Project Name McDonald I s Redevelopment DDES Permit # ..;.N.::.;/A:.:..... _______ _ Location Township _2..;.3_N ___ _ Range .=5.=E ____ _ Section 3 ---~~- Site Address 4411 NE Sunset Boulevard Renton, WA Part 4 OTHER REVIEWS AND PERMITS ! 0 DFWHPA D COE404 o DOE Dam Safety o FEMA Floodplain D COE Wetlands D Other D Shoreline Management o Structural RockeryNauIU __ o ESA Section 7 Site Improvement Plan (Engr. Plans) Type (circle one): @I Modified I Small Site I Date (include revision 03/27/2012 dates): Date of Final: Type (Circle one): Standard I Complex I Preapplicalion I Experimental I Blanket Description: (include conditions in TIR Seclion 2) N/A Date of Approval:i . 2009 Surface Water Design Manual 1/9/2009 KING COUNTY,,0SHINGTON, SURFACE WATER D.N MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes/(§) Describe: Start Date: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan :.-.,. ___________ _ Special District Overlays: ________ ~ _____________ _ , Drainage Basin: Honey Creek Drainage Basin Stormwater Requirements: No special requirements required , Part 9 ONSITE AND ADJACENT SENSITIVE AREAS ~ River/Stream Honey Creek D Lake N/A ~~------------~ o Wetlands N I A ----~~---------o Closed Depression ._N_I_A _____ __ o Floodplain _N_I_A ________ _ o Other N/A ~------------~--- Part 10 SOILS Soil Type Slopes Silty Sand o High Groundwater Table (within 5 feet) o Other o Additional Sheets Attached 2009 Surface Water Design Manual 2 o Steep Slope _N_I_A-;-_____ _ o Erosion Hazard _N:-:/~A-:-. _____ ~ o Landslide Hazard -::N;-I A;-::-____ _ o Coal Mine Hazard ,..,N-:-/_A _____ _ o Seismic Hazard _N.;,.I_A,...· _____ _ D Habitat Protection _N_I'-A _____ ~ D ____ ----:---,--__ _ .. Erosion Potential D Sole Source Aquifer o Seeps/Springs 1/912009 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I • I U I I I KING COU~ , WASHINGTON, SURFACE WATE ,ESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE LIMITATION / SITE CONSTRAINT e9 Core 2 -Offsite Anal~sis Nf.A e9 Sensitive/Critical Areas N/A lID SEPA N/A o Other 0 o Additional Sheets Attached Part 12 TIR SUMMARY SHEET (provide one TIR Summ~lySheet Der Threshold Discharge Area) Threshold Discharge Area: (name or descriptiorii Core Requirements (all 8 apply) Discharge at Natural Location Y Number of Natural Discharge Locations: 1 Offsite Analysis Level: UJ/ 2 / 3 dated: MARCH 16,2012 Flow Control Y Level: 1 :.(~F 3 or Exemption Number '(inc!. facility summary sheet) Small Site BMPs Conveyance System Y Spill containment located at: Erosion and Sediment Control Y ESC Site Supervisor: TBD Contact Phone: After Hours Phone: Maintenance and Operation Y Responsibility: <E!:ivat~/ Public If Private, Maintenance Log Required: Yes / No Financial Guarantees and Y Provided' <. Yes]) No Liabilitv Water Quality Y Type: C Basic.)' Sens. Lake / Enhanced Basicm / Bog (include facility summary sheet) or Exemption No. Landscape Management Plan: Yes([ No ) Special Requirements las applicable) Area Specific Drainage N/A Type: CDA / SOO / MDP / BP / LMP / Shared Fac. / None Requirements Name: Floodplain/Floodway Delineation Type: Major / Minor / Exemption / None N/A 1 DO-year Base Flood Elevation (or range): Datum: Flood Protection Facilities N / A Describe: Source Control Describe land use: Commercial (comm.lindustriallanduse) Y Describe any structural controls: 2009 Surface Water Design Manual 119/2009 3 KING COUNTY,0.SHINGTON, SURFACE WATER D.N MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High-use Site: cYID No Treatment BMP: Oil retaining: baffle N/A Maintenance Agreement: Yes I No with whom? Other Dralnaae Structures : Describe: - I, Underground detention vault with wet vault for water quality. Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ~ Clearing Limits ~ Stabilize Exposed Surfaces ~ Cover Measures lID Remove and Restore Temporary ESC Facilities ~ Perimeter Protection ~ Clean and Remove All Silt and Debris, Ensure IE:! Traffic Area Stabilization Operation of Permanent Facilities ~ Sediment Retention D Flag Limits of SAO and open space ~ Surface Water Collection preservation areas o Other D Dewatering Control ~ Dust Control D Flow Control Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facilitv Summarv and Sketch) Flow Control Tvoe/Descriotion Water Qualitv Tvoe/Descriotion ~ Detention Detention Vault o Biofiltration o Infiltration o Wetpool Wet vault o Regional Facility D Media Filtration ,- Q Shared Facility ~ Oil Control Baffle I:!I Flow Control D Spill Control BMPs o Flow Control BMPs D Other D Other 2009 Surface Water Design Manual 119/2009 4 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTSfTRACTS Part 16 STRUCTURAL ANALYSIS D Drainage Easement lEI Cast in Place Vault o Covenant o Retaining Wall o Native Growth Protection Covenant o Rockery > 4' High o Tract o Structural on Steep Slope o Other o Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is accurate. S/giledlD.,. 2009 Surface Water Design Manual 1/912009 5 I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmenl Technical Information Report Renton, WA . Project Overview Existing Conditions The project site is located at 4411 NE Sunset Boulevard in Renton, Washington. The site is approximately 0.97 acres and is currently occupied by an existing McDonald's restaurant and parking lot totaling approximately 35,242 SF of existing impervious area. The remainder of the site consists of landscaping around the existing building, along the frontages of Anacortes Ave SE and along NE Sunset Boulevard. Per the Geotechnical Engineering Report by The Riley Group, Inc., dated May 31,2011, the site is underlain by loose to medium dense silty sand with gravel over stiff to very stiff silt. The site is generally rectangular in shape and is bordered to the north by NE Sunset Boulevard, to the south by Renton Highlands KinderCare, to the west by vacant land and to the east by Anacortes Ave SE. There does not appear to be any upstream tributary flow onto the site. The project site is generally flat. Developed Conditions The McDonald's Redevelopment project proposes to construct a new 4,185 SF restaurant building and an 865 SF Playplace, with a dual-throat drive-thru facility and an associated parking lot. The total impervious area upon completion will be approximately 32,320 SF, which is 2,922 SF less than the existing impervious coverage. The existing McDonald's restaurant will be demolished as part of this redevelopment. On-site stormwater runoff from the paved and roof surfaces will be collected and transported via a system of curb, gutter, catch basins and underground storm drainage pipe to a new underground detention/wet vault. Runoff will undergo water quality treatment by means of settlement and pass through an oil retaining baffle prior to controlled release to the existing 44" x 72" CMP culvert at the southwest corner of the site. The existing culvert then discharges directly to Honey Creek, which daylights onto the adjacent property at the southwest property line. Pre-Development Storm water Runoff As discussed above, the site is generally flat and currently drains towards the southwest. A system of catch basins conveys stormwater runoff to a 30" underground detention pipe located in the western portion of the site. The runoff is then released to an existing culvert in the southwest corner of the site, where it ultimately discharges to Honey Creek, on the adjacent property to the southwest. Post-Development Stormwater Runoff Stormwater will be managed on the project site in accordance with the standards of the 2009 King County Surface Water Design Manual (KCSWDM), as amended by the City of Renton. On-site stormwater runoff from the paved and roof surfaces will be collected and transported via a system of curb, gutter, catch basins and underground storm drainage pipe to a new PACLAND 50186001 Page 2 McDonald's Redevelopment n Technical Information Report • Renton, WA underground detention/wet vault. Runoff will receive water quality treatment by means of settlement within the wet vault and pass through an oil retaining baffle prior to controlled release to the existing CMP culvert at the southwest corner of the site. Since the project proposes more than 2,000 SF of new impervious area, a Full Drainage Review will be required. PACLAND 50186001 Page 3 I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmenl Technical Information Report I Site Location: I nnydat". I I I I I I Figure 1: Vicinity Map I location: 4411 NE Sunset Boulevard Renton, WA D Section/Township/Range: SW 14 of SW 14 Sec. 3, T.23N, R.05E of W.M. Parcel/Tax lot: 0323059097 I Size: Approximately 0.97 acres I County, State: King County, Washington Governing Agency: City of Renton I I I PACLAND 50186001 I . ..; " Renton, WA I' ·i ' -.. t:: .'--.~ ;; .:l 'I I '. Page 4 McDonald's Redevelopment '"") Technical Information Report • Renton, WA Drainage Basins, Subbasins, and Site Characteristics: Drainage Basin The project site is located within the Honey Creek Drainage Basin. There are no special stormwater management requirements for this drainage basin. Subbasins The site consists of a single sub-basin. The proposed drainage system consists of a system of curb, gutter, catch basins and underground storm drainage pipe that will convey the stormwater runoff from the paved and roof surfaces to a 20' W x 14B' L x 10' D combination detention/wet vault in the western portion of the site. Runoff will be controlled released from the vault to the existing CMP culvert at the southwest corner of the site, which then discharges directly to Honey Creek. Soils: Per the Geotechnical Engineering Report by The Riley Group, Inc., dated May 31,2011, the site is underlain by loose to medium dense silty sand with gravel over stiff to very stiff silt. These soils are not suitable for infiltration; therefore, detention will be utilized for stormwater management. PACLAND 50186001 Page 5 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmen, Technical Information Report Renton, WA Conditions and Requirements Summary As required by the 2009 King County Surface Water Design Manual (KCSWDM) and as amended by the City of Renton, this project is subject to a Full Drainage Review. Therefore, the storm drainage design for this project is required to comply with all eight (8) Core Requirements as well as all five (5) Special Requirements. The applicable requirements have been met as follows: Core Requirements Core Requirement #1: Discharge at Natural location All surface and storm water runoff from a project must be discharged at the natural location so as not to be diverted onto or away from downstream properties. The manner in which runoff is discharged from the project site must not create a significant adverse impact to downhill properties or drainage systems. Response: On-site runoff will be detained, treated and conveyed to the existing CMP culvert to which it currently discharges. No downstream impacts are anticipated. Core Requirement #2: Offsite Analysis All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site and propose appropriate mitigations of those impacts. The initial permit submittal shall include, at minimum, a level 1 downstream analysis as described in Section 1.2.2.1 of the 2009 Manual. Response: See page 10 for Offsite Analysis. Since the on-site runoff will be detained to match pre-developed, fully forested conditions, and will be treated prior to being conveyed to the existing culvert, no downstream impacts are anticipated. Core Requirement #3: Flow Control All proposed projects, including redevelopment projects, must provide onsite flow control facilities or flow control BMPs or both to mitigate the impacts of storm and surface water runoff generated by new impervious surface, new pervious surface, and replaced impervious surface targeted for flow mitigation. Flow control facilities must be provided and designed to perform as specified by the area-specific flow control facility requirement in Section 1.2.3.1 and in accordance with the applicable flow control facility implementation requirements in Section 1.2.3.2. Flow control BMPs must be provided as directed by the flow control BMPs requirement in section 1.2.3.3 and applied as specified by the flow control BMP requirements in Section5.2. Response: The proposed flow control system will consist of an underground detention facility deSigned per the requirements of the 2009 King County Surface Water Design Manual (KCSWDM), as amended by the City of Renton. See the Flow Control and Water Quality Facility Analysis and Design section below for detailed calculations. PACLAND 50186001 Page 6 (" McDonald's Redevelopment Technical Information Report • Renton, WA Core Requirement #4: Conveyance System All engineered conveyance system elements for proposed projects must be analyzed, designed, and constructed to provide a minimum level of protection against overtopping, flooding, erosion, and structural failure as specified in Sections 1.2.4.1, 1.2.4.2, and 1.2.4.3 of the 2009 Manual. Response: The new on-site conveyance system has been sized to adequately convey the 25-year, up to the 1 DO-year storm. See the Conveyance System Analysis and Design section below for detailed calculations. Core Requirement #5: Erosion and Sediment Control All proposed projects that will clear, grade, or otherwise disturb the site must provide erosion and sediment controls to prevent, to the maximum extent practicable, the transport of sediment from the project site to downstream drainage facilities, water resources, and adjacent properties. To prevent sediment transport as well as other impacts related to land-disturbing activities, Erosion and Sediment Control (ESC) measures that are appropriate to the project site must be applied as described in Section 1.2.5.1 and shall perform as described in Section 1.2.5.2. In addition, these measures, both temporary and permanent, shall be implemented consistent with the requirements in Section 1.2.5.3 that apply to the proposed project. Response: Erosion and sediment control requirements as outlined in the 2009 KCSWDM will be an integral part of the project construction documents. These measures will include methods to reduce erosion of on-site site soils and measures to prevent sediments from inadvertently leaving the project site, such as silt fencing, catch basin inserts and construction entrance installation. Core Requirement #6: Maintenance and Operations Maintenance and operation of all drainage facilities is the responsibility of the applicant or property owner, except those facilities for which King County is granted an easement, tract, or right-of-way and officially assumes maintenance and operation. Drainage facilities must be maintained and operated in compliance with King County Maintenance Standards. Response: An Operations and Maintenance Manual is located in Appendix B of this report. Core Requirement #7: Financial Guarantees and Liability All drainage facilities constructed or modified for projects (except flow control BMPs to be privately maintained) must comply with the financial guarantee requirements in King County Ordinance 12020 and the liability requirements of King County Code 9.04.100. There are two types of financial guarantees for projects constructing or modifying drainage facilities; the drainage facilities restoration and site stabilization guarantee, and the drainage defect and maintenance guarantee. Response: A Bond Quantities worksheet will be included with the final submittal of the construction documents. Core Requirement #8: Water Quality PACLAND 50186001 Page 7 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmenc Technical Information Report Renton, WA All proposed projects, including redevelopment projects, must provide water quality (WQ) facilities to treat the runoff from new and replaced pollution-generating impervious surfaces and pollution-generating pervious surfaces targeted for treatment. These facilities shall be selected from one of the area-specific WQ menus described in Section 1.2.8.1 and implemented according to the applicable WQ implementation requirements in Section 1.2.8.2 of the 2009 Manual. Response: Water quality treatment for this site will be provided by means of a wet vault, designed per the 2009 KCSWDM. See the Water Quality section below for detailed sizing calculations. Special Requirements Special Requirement #1: Other Adopted Area-Specific Requirements The drainage requirements of adopted CDAs, MDPs, BPs, LMPs, and SFDPs shall be applied in addition to the drainage requirements of the 2009 Manual unless otherwise specified in the adopted regulation. Where conflicts occur between the two, the drainage requirements of the adopted area-specific regulation shall supersede those in the 2009 DOE Manual. Response: There are no area-specific requirements applicable to this project site. Special Requirement #2: Flood Hazard Area Delineation Floodplains and floodways are subject to inundation during extreme events. The 100-year floodplains are delineated in order to minimize flooding impacts to new development and to prevent aggravation of existing flooding problems by new development. Regulations and restrictions concerning development within a 100-year floodplain are found in the Sensitive Areas Ordinance. Response: Per the most current FIRM Map, shown on page 26 of this report, the project site does not lie within the 1 DO-year floodplain. Special Requirement #3: Flood Protection Facilities Developing sites protected by levees, revetments, or berms require a high level of confidence in their structural integrity and performance. Proper analysis, design, and construction are necessary to protect against the potentially catastrophic consequences if such facilities should fai I. Response: The project site does not contain any levees, revetments, or berm protection. Special Requirement #4: Source Controls Water quality source controls prevent rainfall and runoff water from coming into contact with pollutants, thereby reducing the likelihood that pollutants will enter public waterways and violate water quality standards and County storm water discharge permit limits. The County may require mandatory source controls at any time through formal code enforcement if complaints or studies reveal water quality violations or problems. PACLAND 50186001 Page 8 o McDonald's Redevelopment ' Technical Information Report • Renton, WA Response: Since the project proposes a building and pollution generating impervious surfaces, water quality source control is proposed as part of the redevelopment. Special Requirement #5: Oil Control Projects proposing to develop or redevelop a high-use site must provide oil controls in addition to any other water quality controls required by the 2009 Manual. Such sites typically generate high concentrations of oil due to high traffic turnover or the frequent transfer of oil. Response: Per the 2009 KCSWDM, as amended by the City of Renton, commercial developments with an expected average daily traffic (ADT) count of 100 or more vehicles per 1,000 square feet of gross building area are considered high-use sites. This project is a high- use site and will provide oil control by means of an oil retaining baffle within the wet vault. PACLAND 50186001 Page 9 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I McD o nald's Redeve lo pm en l · Tec h nica l In fo r mation Report Ren to n, WA Off-Site Analysis Task 1: Study Area Definition and Maps Ava il abl e r eso urces suc h as th e sur vey and to pog raph ic maps wer e ut il i zed to pr epar e fo r th e downstr ea m analys is. Fig ur e 2, b el ow , sho w s th e ge neral l ocat io n o f th e se n siti ve ar eas r e lati ve to the propose d pr o j ect site. Task 2: Resource Review Honey Creek ... .,.or Resource Review :;;11'1111' I' Drainage Complaint I -...... r __ lmtCT L A review o f drai nage co mpl ain ts w it hi n one-quar te r mil e around t he pr oject si te, as suppli ed by th e Ci ty o f Rento n, i nd ica tes th at th er e have no t bee n any co mpl aints re lated to signifi ca nt dr ain age o r w ater q uali ty co n ce rn s at or n ea r th e project si te . Th er e have o nly bee n pri va te PACLAND 50 186001 Page 10 McDonald 's Redevelopment Technical Information Report Renton , WA I property complaints reported at Parcel #1494500050 and Parcel #7229600000 (both in 2002) for localized flooding. I I Task 3: Field Inspection Upstream Analysis The project site does not receive runoff from upstream properties. Upstream flows drain to closed conveyance systems in NE Sunset Boulevard and Anacortes Avenue NE. I I # 1 PACLAND 50186001 tion Looking northeast near the I northwest corner of the The properties upstream of the project site drain to closed conveyance systems in NE Sunset Boulevard and Anacortes Avenue NE. I I I Honey Creek is conveyed across the subject property I through a 44" x 72 " CMP culvert which discharges I at the southwest corner of the site . Page 11 I I I I I I I I I I I I I I I I I I I I I I I I I I I McDonald 's Redevelopmen,-Technical Information Report Renton , WA Downstream Analysis A formal downstream analysis has been completed in accordance with the 2009 KCSWDM , as adopted by the City of Renton. The downstream was comp leted on March 16, 2012. The temperature was approximately 45 degrees and it was overcast. Figure 3, below, shows the downstream analysis path from the project site to 14 mile downstream. McDonald's Downstream Map I ..... ~~~~~r~~~~~~~71 :--=...~, I ... o ". ... - 0311112012 Figure 3: Downstream Analysis Path Map .--.--.... · ~-· --'-,-_ .. -.-.... , .--.--.... . -....... · -.-.'~' .--...... . --.... . ------~ -,-.-.-.-c -· --.,--.-~- o As discussed above, the site is gene rally flat and current ly drains towards the southwest. A series of catch basins conveys storm water runoff to a 30" underground detention pipe located in the western portion of the site. The runoff is then released to an existing culvert in the southwest corner of the site, where it ultimately discharges to Honey Creek on the adjacent property to the southwest. PACLAND 50186001 Page 12 ,-r-I McDonald's Redevelopment Technical Information Report "-Renton, WA I ng at Honey Creek from I project site. On-site stormwater I runoff flows to a system of catch basins and 30' detention pipe within I the paved area of the 1 project site. Runoff is then conveyed to a 44' I x 72" CMP culvert, which discharges to Honey Creek in an I open channel on the adjacent property to the southwest. I I Looki ng west near I 1200 Whitman Court NE office building I Honey Creek continues through a heavi Iy treed I and brushy open creek through two large 2 diameter culverts I adjacent to 1200 Whitman Court NE. From there it enters a I tightlined closed conveyance system in Whitman Court NE and I flows west under Greg's Japanese Automotive shop. I I PACLAND 50166001 Page 13 I I I McDonald's Redevelopment Technical Information Report Renton , WA I I Looking north along NE Sunset Blvd. • Runoff is conveyed in a northwest direction 3 from the closed • conveyance system across NE Sunset Boulevard and I discharges to a roadside drainage swale . I I I I Looking north along Union Ave NE. I The roadside drainage 4 swale directs flows I from the north side of NE Sunset Blvd to the east side of Union Ave I NE. I I I I I PACLAND 50186001 Page 14 I ~ '\ I McDonald's Redeve l opme nt Technical Information Report Renton, WA I Looking east from I Union Ave NE. I The open roadside 5 drainage swale enters I two large diameter cu l verts which crosses to the west side of I Union Ave NE. I I I Looki ng west from Union Ave NE. I H o ney Creek is 6 conveyed underground I across Union Avenue NE and then daylights agai n on the west side I of NE Union Ave. • I I I I PAClAND 50186001 Page 15 I I I I I I I I I I I I I I I I I I McDonald's Redevelopmen. Technical Information Report Renton, WA Task 4: Drainage System Description and Problem Descriptions There are no known problems with the drainage system in and around the site. None of the reported drainage complaints in the area involved storm water drainage capacity or other concerns; therefore no downstream impacts are anticipated. PACLAND 50186001 Page 16 I I I I I I I I I I I I I I I I I McDonald's Redevelopment Technical Information Report Renton, WA -- Flow Control and Water Quality Facility Analysis and Design Existing Site Hydrology: The project site is located at 4411 NE Sunset Boulevard in Renton, Washington. The site is approximately 0.97 acres and is currently occupied by an existing McDonald's restaurant and parking lot totaling approximately 35,242 SF of existing impervious area. The remainder of the site consists of landscaping around the existing building, along the frontages of Anacortes Ave SE and along NE Sunset Boulevard. The site is generally flat and currently drains towards the southwest. A system of catch basins convey storm water runoff to a 30" underground detention pipe located in the western portion of the site. The runoff is then released to an existing culvert in the southwest corner of the site, where it ultimately discharges to Honey Creek, on the adjacent property to the southwest. Per the 2009 KCSWDM, as adopted by the City of Renton, the site is located in the Flow Control Duration Standard area and is, therefore, required to be modeled as fully forested. Existing Conditions Time Series File Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.061 2 2/09/01 18:00 0.017 7 1/06/02 3:00 0.045 4 2/28/03 3:00 0.002 8 3/24/04 20:00 0.027 6 1/05/05 8:00 0.047 3 1/18/06 21:00 0.039 5 11/24/06 4:00 0.078 1 1/09/08 9:00 Computed Peaks Developed Site Hydrology: -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 0.078 1 100.00 0.990 0.061 2 25.00 0.960 0.047 3 10.00 0.900 0.045 4 5.00 0.800 0.039 5 3.00 0.667 0.027 6 2.00 0.500 0.017 7 1. 30 0.231 0.002 8 1. 10 0.091 0.072 50.00 0.980 The McDonald's Redevelopment project proposes to construct a new 4,185 SF restaurant building and 865 SF Playplace, with a dual-throat drive-thru facility and an associated parking lot. The total impervious area upon completion will be approximately 32,320 SF, which is 2,922 SF less than the existing impervious coverage. The existing McDonald's restaurant will be demolished as part of this redevelopment. On-site storm water runoff from the paved and roof surfaces will be collected and transported via a system of curb, gutter, catch basins and underground storm drainage pipe to a new PACLAND 50186001 Page 17 McDonald's Redevelopment (~ Technical Information Report • Renton, WA underground detention/wet vault. Runoff will receive water quality treatment and pass through an oil retaining baffle prior to controlled release to the existing 44" x 72" CMP culvert at the southwest corner of the site. The existing culvert then discharges directly to Honey Creek at the southwest property line. See Appendix A, Figure 1 -Grading and Drainage Plan. The new on-site underground detention facility was sized using the King County Runoff Time Series (KCRTS) Methodology. A summary of KCRTS inputs is given below. Table 1· Developed Conditions Square Feet (SF) Pavement Roof Landscape Total Developed Conditions Time Series File Flow Frequency Analysis Time Series File:developed.tsf Project Location:Sea-Tac 23,951 8,359 9,940 42,250 Acres (AC) 0.550 0.192 0.228 0.970 ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks Rank Return Prob (CFS) (CFS) Period 0.200 7 2/09/01 2:00 0.399 1 100.00 0.990 0.169 8 1/05/02 16:00 0.276 2 25.00 0.960 0.239 3 12/08/02 18:00 0.239 3 10.00 0.900 0.189 6 8/26/04 2:00 0.226 4 5.00 0.800 0.226 4 10/28/04 16:00 0.213 5 3.00 0.667 0.2l3 5 1/18/06 16:00 0.200 6 2.00 0.500 0.276 2 10/26/06 0:00 0.189 7 1. 30 0.231 0.399 1 1/09/08 6:00 0.169 8 1.10 0.091 Computed Peaks 0.358 50.00 0.980 A detention vault was designed to meet Conservation (Level 2) Flow Control Standards per the 2009 KCSWDM. A summary of the KCRTS output is given below: Facility Data Retention/Detention Facility Type of Facility: Detention Vault PACLAND 50186001 Page 18 I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmen, Technical Information Report Renton, WA I Facility Length: 148.00 ft Facili ty Width: 20.00 ft I Facility Area: 2960. sq. ft Effective Storage Depth: 4.70 ft Stage o Elevation: 0.00 ft I Storage Volume: 13912. cu. ft Riser Head: 4.70 ft Riser Diameter: 18.00 inches Number of orifices: 2 I Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) I 1 0.00 0.54 0.017 2 3.00 1. 00 0.035 4.0 Top Notch Weir: None I Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation I (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 O. 0.000 0.000 0.00 0.01 0.01 30. 0.001 0.001 0.00 I 0.02 0.02 59. 0.001 0.001 0.00 0.03 0.03 89. 0.002 0.001 0.00 0.04 0.04 118. 0.003 0.002 0.00 0.05 0.05 148. 0.003 0.002 0.00 I 0.15 0.15 444. 0.010 0.003 0.00 0.25 0.25 740. 0.017 0.004 0.00 0.35 0.35 1036. 0.024 0.005 0.00 I 0.45 0.45 1332. 0.031 0.005 0.00 0.55 0.55 1628. 0.037 0.006 0.00 0.65 0.65 1924. 0.044 0.006 0.00 0.75 0.75 2220. 0.051 0.007 0.00 I 0.85 0.85 2516. 0.058 0.007 0.00 0.95 0.95 2812. 0.065 0.008 0.00 1. 05 1. 05 3l08. 0.07l 0.008 0.00 I 1.15 1.15 3404. 0.078 0.008 0.00 1. 25 1. 25 3700. 0.085 0.009 0.00 1. 35 1. 35 3996. 0.092 0.009 0.00 I 1. 45 l. 45 4292. 0.099 0.010 0.00 1. 55 l. 55 4588. 0.105 0.010 0.00 1. 65 1. 65 4884. 0.112 0.010 0.00 1. 75 1. 75 5180. 0.119 0.010 0.00 I 1. 85 1. 85 5476. 0.126 0.011 0.00 1. 95 1. 95 5772 . 0.133 0.011 0.00 2.05 2.05 6068. 0.139 0.011 0.00 I 2.15 2.15 6364. 0.146 0.012 0.00 2.25 2.25 6660. 0.153 0.012 0.00 2.35 2.35 6956. 0.160 0.012 0.00 2.45 2.45 7252. 0.166 0.012 0.00 I 2.54 2.54 7518. 0.173 0.013 0.00 2.64 2.64 7814. 0.179 0.013 0.00 2.74 2.74 8110. 0.186 0.013 0.00 I PACLAND 50186001 Page 19 I McDonald's Redevelopment • Technical Information Report Renton, WA I 2.84 2.84 8406. 0.193 0.013 0.00 I 2.94 2.94 8702. 0.200 0.014 0.00 3.00 3.00 8880. 0.204 0.014 0.00 I 3.01 3.01 89l0. 0.205 0.014 0.00 3.02 3.02 8939. 0.205 0.015 0.00 3.03 3.03 8969. 0.206 0.016 0.00 I 3.04 3.04 8998. 0.207 0.017 0.00 3.05 3.05 9028. 0.207 0.019 0.00 3.06 3.06 9058. 0.208 0.021 0.00 3.07 3.07 9087. 0.209 0.021 0.00 I 3.08 3.08 911 7. 0.209 0.022 0.00 3.18 3.18 9413. 0.216 0.026 0.00 3.28 3.28 9709. 0.223 0.029 0.00 I 3.38 3.38 10005. 0.230 0.031 0.00 3.48 3.48 10301. 0.236 0.034 0.00 3.58 3.58 10597. 0.243 0.036 0.00 3.68 3.68 10893. 0.250 0.038 0.00 I 3.78 3.78 11189. 0.257 0.039 0.00 3.88 3.88 11485. 0.264 0.041 0.00 3.98 3.98 11 781. 0.270 0.043 0.00 I 4.08 4.08 12077. 0.277 0.044 0.00 4.18 4.18 12373. 0.284 0.046 0.00 4.28 4.28 12669. 0.291 0.047 0.00 I 4.38 4.38 12965. 0.298 0.048 0.00 4.48 4.48 13261. 0.304 0.050 0.00 4.58 4.58 13557. 0.311 0.051 0.00 4.68 4.68 13853. 0.318 0.052 0.00 I 4.70 4.70 13912. 0.319 0.053 0.00 4.80 4.80 14208. 0.326 0.516 0.00 4.90 4.90 14504. 0.333 1. 360 0.00 I 5.00 5.00 14800. 0.340 2.460 0.00 5.10 5.10 15096 . 0.347 3.750 0.00 5.20 5.20 15392. 0.353 5.220 0.00 5.30 5.30 15688. 0.360 6.650 0.00 I 5.40 5.40 15984. 0.367 7.180 0,.00 5.50 5.50 16280. 0.374 7.670 0.00 5.60 5.60 16576. 0.381 8.140 0.00 I 5.70 5.70 16872. 0.387 8.570 0.00 5.80 5.80 17168. 0.394 8.990 0.00 5.90 5.90 17464. 0.401 9.390 0.00 6.00 6.00 17760. 0.408 9.770 0.00 I 6.10 6.10 18056. 0.415 10.140 0.00 6.20 6.20 18352. 0.421 10.490 0.00 6.30 6.30 18648. 0.428 10.830 0.00 I 6.40 6.40 18944. 0.435 11.170 0.00 6.50 6.50 19240. 0.442 11.490 0.00 6.60 6.60 19536. 0.448 11.800 0.00 6.70 6.70 19832. 0.455 12.110 0.00 I Hyd Inflow Outflow Peak Storage Target Calc Stage E1ev (Cu-Ft) (Ac-Ft) I 1 0.40 0.08 0.25 4.74 4.74 14035. 0.322 2 0.20 ******* 0.05 4.53 4.53 13421. 0.308 PACLAND 50186001 Page 20 I I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmen, Technical Information Report 3 0.24 0.05 0.04 4.06 4 0.20 ******* 0.04 4.05 5 0.21 ******* 0.03 3.26 6 0.13 0.03 0.01 2.82 7 0.17 ******* 0.01 2.71 8 0.19 ******* 0.01 1.96 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.399 Peak Outflow Discharge: 0.246 Peak Reservoir Stage: 4.74 Peak Reservoir Elev: 4.74 Peak Reservoir Storage: 14035. 0.322 4.06 4.05 3.26 2.82 2.71 1.96 CFS at CFS at Ft Ft Cu-Ft Ac-Ft 12006. 11980. 9661. 8355. 8013 . 5811. 6:00 on 10:00 on Flow Duration from Time Series File:rdout.tsf Jan Jan 0.276 0.275 0.222 0.192 0.184 0.133 9 in 9 in Cutoff Count Frequency CDF Exceedenc8_Probability CFS % % % 0.001 27096 44.188 44.188 55.812 0.558E+00 0.002 6515 10.625 54.812 45.188 0.452E+00 0.004 6290 10.258 65.070 34.930 0.349E+00 0.005 6040 9.850 74.920 25.080 0.251E+00 0.007 4413 7.197 82.11 7 17.883 0.179E+00 0.008 4848 7.906 90.023 9.977 0.998E-01 0.009 1469 2.396 92.418 7.582 0.758E-01 0.011 1591 2.595 95.013 4.987 0.499E-01 0.012 1848 3.014 98.027 1.973 0.197E-01 0.014 790 1. 288 99.315 0.685 0.685E-02 0.015 107 o . 174 99.490 0.510 0.510E-02 0.017 16 0.026 99.516 0.484 0.484E-02 0.018 7 0.011 99.527 0.473 0.473E-02 0.020 6 0.010 99.537 0.463 0.463E-02 0.021 5 0.008 99.545 0.455 0.455E-02 0.022 27 0.044 99.589 0.411 0.411E-02 0.024 23 0.038 99.627 0.373 0.373E-02 0.025 20 0.033 99.659 0.341 0.341E-02 0.027 17 0.028 99.687 0.313 0.313E-02 0.028 33 0.054 99.741 0.259 0.259E-02 0.030 22 0.036 99.777 0.223 0.223E-02 0.031 16 0.026 99.803 0.197 0.197E-02 0.032 6 0.010 99.812 0.188 0.188E-02 0.034 6 0.010 99.822 0.178 0.178E-02 0.035 8 0.013 99.835 0.165 0.165E-02 0.037 8 0.013 99.848 0.152 0.152E-02 0.038 13 0.021 99.870 0.130 0.130E-02 0.040 13 0.021 99.891 0.109 0.109E-02 0.041 8 0.013 99.904 0.096 0.96 2E-03 PACLAND 50186001 Renton, WA Year 8 Year 8 Page 21 McDonald's Redevelopment r Technical Information Report 0.042 9 0.015 99.918 0.082 0.815E-03 0.044 20 0.033 99.951 0.049 0.489E-03 0.045 6 0.010 99.961 0.039 0.391E-03 0.047 6 0.010 99.971 0.029 0.294E-03 0.048 5 0.008 99.979 0.021 0.212E-03 0.050 2 0.003 99.982 0.018 0.179E-03 0.051 5 0.008 99.990 0.010 0.978E-04 Duration Comparison Anaylsis Base File: predev.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability 0.0l3 0.97E-02 0.75E-02 -22.7 I 0.97E-02 0.017 0.63E-02 0.48E-02 -23.5 I 0.63E-02 0.021 0.50E-02 0.46E-02 -8.2 I 0.50E-02 0.024 0.37E-02 0.36E-02 -2.2 I 0.37E-02 0.028 0.29E-02 0.27E-02 -7.9 I 0.29E-02 0.032 0.22E-02 0.19E-02 -13.3 I 0.22E-02 0.035 0.15E-02 0.16E-02 11. 0 I 0.15E-02 0.039 0.10E-02 0.11E-02 6.3 I 0.10E-02 0.043 0.64E-03 0.78E-03 23.1 I 0.64E-03 0.046 0.34E-03 0.29E-03 -14.3 I 0.34E-03 0.050 0.21E-03 0.15E-03 -30.8 I 0.21E-03 0.054 0.16E-03 O.OOE+OO -100.0 I 0.16E-03 0.057 0.98E-04 O.OOE+OO -100.0 I 0.98E-04 0.061 0.16E-04 O.OOE+OO -100.0 I 0.16E-04 Maximum positive excursion ~ 0.002 cfs ( 5.3%) occurring at 0.041 cfs on the Base Data:predev.tsf and at 0.043 cfs on the New Data:rdout.tsf Maximum negative excursion ~ 0.006 cfs (-28.5%) occurring at 0.020 cfs on the Base Data:predev.tsf and at 0.014 cfs on the New Data:rdout.tsf Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.399 Peak Outflow Discharge: 0.246 Peak Reservoir Stage: 4.74 Peak Reservoir Elev: 4.74 Peak Reservoir Storage: 14035. 0.322 CFS at 6:00 CFS at 10:00 Ft Ft Cu-Ft Ac-Ft Flow Duration from Time Series File:rdout.tsf PACLAND 50186001 on on Base 0.0l3 0.017 0.021 0.024 0.028 0.032 0.035 0.039 0.043 0.046 0.050 0.054 0.057 0.061 Jan Jan Renton, WA Tolerance------- New %Change 0.013 -2.7 0.014 -18.0 0.016 -22.7 0.024 -1. 6 0.027 -2.9 0.030 -6.3 0.037 4.1 0.040 2.2 0.044 2.0 0.046 -0.7 0.048 -3.2 0.050 -7.2 0.051 -11.0 0.052 -14.7 9 in Year 8 .9 in Year 8 Page 22 I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmenc Technical Information Report Renton, WA I Cutoff Count Frequency CDF Exceedence_Probability CFS % % % I 0.001 27096 44.188 44.188 55.812 0.558E+00 0.002 6515 10.625 54.812 45.188 0.452E+00 0.004 6290 10.258 65.070 34.930 0.349E+00 I 0.005 6040 9.850 74.920 25.080 0.251E+00 0.007 4413 7.197 82.11 7 17.883 0.179E+00 0.008 4848 7.906 90.023 9.977 0.998E-01 I 0.009 1469 2.396 92.418 7.582 0.758E-01 0.011 1591 2.595 95.013 4.987 0.499E-01 0.012 1848 3.014 98.027 1. 973 0.197E-01 0.014 790 1. 288 99.315 0.685 0.685E-02 I 0.015 107 0.174 99.490 0.510 0.510E-02 0.017 16 0.026 99.516 0.484 0.484E-02 0.018 7 0.011 99.527 0.473 0.473E-02 I 0.020 6 0.010 99.537 0.463 0.463E-02 0.021 5 0.008 99.545 0.455 0.455E-02 0.022 27 0.044 99.589 0.411 0.411E-02 0.024 23 0.038 99.627 0.373 0.373E-02 I 0.025 20 0.033 99.659 0.341 0.341E-02 0.027 17 0.028 99.687 0.313 0.313E-02 0.028 33 0.054 99.741 0.259 0.259E-02 I 0.030 22 0.036 99.777 0.223 0.223E-02 0.031 16 0.026 99.803 0.197 0.197E-02 0.032 6 0.010 99.812 0.188 0.188E-02 0.034 6 0.010 99.822 0.178 0.178E-02 I 0.035 8 0.013 99.835 0.165 0.165E-02 0.037 8 0.013 99.848 0.152 0.152E-02 0.038 13 0.021 99.870 0.130 0.130E-02 I 0.040 13 0.021 99.891 0.109 0.109E-02 0.041 8 0.013 99.904 0.096 0.962E-03 0.042 9 0.015 99.918 0.082 0.815E-03 0.044 20 0.033 99.951 0.049 0.489E-03 I 0.045 6 0.010 99.961 0.039 0.391E-03 0.047 6 0.010 99.971 0.029 0.294E-03 0.048 5 0.008 99.979 0.021 0.212E-03 I 0.050 2 0.003 99.982 0.018 0.179E-03 0.051 5 0.008 99.990 0.010 0.978E-04 I I I I I PACLAND 50186001 Page 23 I McDonald's Redevelopment r Technical Information Report Renton, WA e Paused . Dumion ARilysis -KeRTS 1=!@J ) '" co ~ ~ 0 rdout.dur " targat.dur " R "' ~ ~ 0 1!i 0 \ ~ Vl U. ~ .. '" '" 0 -0 \ .. .c " .. C N 0 0 ~ 00 ~ 0 0 .~ 0 0 0 1-0 i i i iii I Ii i i i Iii 111.3 i i I iii iii i i i 111111 I Ii lilill 10 ·s 10 -4 10 10 ·2 10 ·1 10. Probabiiity Exceedence Per the 2009 KCSWDM, Section 5.3.2, a detention vault will be used to provide the required detention volume, as shown in Appendix A, Figure 2 -Proposed Grading and Drainage Plan. The proposed on-site underground detention vault is 20 feet wide by 148 feet long by 10 feet deep, with 14,030 CF of live storage capacity. I PACLAND 50186001 Page 24 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmen, Technical Information Report Renton, WA Water Quality Per the 2009 KCSWDM, Section 6.4.2, the proposed on-site water qual ity treatment system consists of a wet vault that will treat the pollution-laden stormwater runoff from the site by means of settlement. Because this is a high use site, the wet vault will contain an oil retaining baffle located near the outlet. The required water quality storage volume was calculated per the 2009 KCSWDM, Section 6.4.1.1, and the calculations are as follows: Step 1: Identify required wetpool volume factor (f). The required wetpool volume factor is 3. Step 2: Determine rainfall (R) for the mean annual storm. The value of R for this site is 0.039'. Step 3: Calculate runoff from the mean annual storm (V.) for the developed site. V. ~ (0.9A; + 0.25A'g + 0.10A,r + O.OlAo) x (R) A; ~ 32,310 SF A,r ~ 9,940 SF A,r ~ 0 Ao ~ 0 VR ~ (0.9(32,310) + 0.25(9,940) + 0.10(0) + 0.01(0)) x (0.039) ~ 1,231 CF Step 4: Calculate wetpool volume (Vb). Vb ~ M ~ 3(1 ,231) ~ 3,693 CF The wetpool volume required is equal to 3,693 cubic feet and the volume provided is equal to 11,840 cubic feet (4' x 148' x 20'). PACLAND 50186001 Page 25 McDonald's Redevelopment C Technical Information Report Renton, WA 100-Year Flood/Overflow Condition Review of the most recent FIRM maps indicates that the project site does not lie within the 1 ~O-year flood plain. The portion of FIRM containing the subject property is included below. The storm water system for this project will be designed to address all storm events, including the 1 ~O-year, 24-hour storm, in accordance with the design criteria described previously. Also, an overflow pipe has been designed to discharge the overflow into the existing drainage system. PACLAND "'NACO~T(S AVENUE 'IE Project Site I I 50186001 APPROXIMATE SCALE IN FEET 500 0 5(lO I, I" FIRM ",I ': FlOOD INSURANCE RATE MAP , , KfNG COUNTY, " " I, WASHINGTON ArID Ii' ,II AREAS ! uaGfmS ==: IIAP NUMBER 5JD33CQ661 F IW' IMSED: MAY 18.1995 Page 26 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmel" Technical Information Report Renton, WA Conveyance System Analysis and Design Stormwater conveyance for the site will be provided by 8-inch and 12-inch storm drainage pipe. Backwater calculations will be provided at the next submittal. . - Special Reports and Studies Special reports and studies for this property include the following: o Geotechnical Engineering Report by The Riley Group, Inc., dated May 31, 2011. (Included in Appendix C) o Phase I Environmental Site Assessment by The Riley Group, Inc., dated June 3, 2011. (Under separate cover) o Focused Phase II Subsurface Investigation by The Riley Group, Inc., dated July 11,2011. (Under separate cover) ---., Other No additional permits are anticipated to be required for this site. Since the project area is less than one acre, a NPDES Construction Storm water General Permit will not be required. PACLAND 50186001 Page 27 r McDonald's Redevelopment Technical Information Report Renton, WA r ------ ESC Analysis and Design . All erosion and sediment control measures shall be governed by the requirements of the City of Renton. A temporary erosion and sedimentation control plan has been prepared to assist the contractor in complying with these requirements. The Erosion and Sediment Control (ESC) plan is included with the construction plans. 1. Erosion Risk Assessment The degree of erosion risk on the proposed project site is minimal. The following factors contribute to a low degree of erosion risk: o Slope across the site is minimal. Runoff will not travel at high velocities across the site and, therefore, will not cause noticeable erosion impacts. 2. Construction Sequence And Procedure The proposed development will include an erosion/sedimentation control plan designed to prevent sediment-laden run-off from leaving the site during construction. The erosion potential of the site is influenced by four major factors: soil characteristics, vegetative cover, topography, and climate. Erosion/sedimentation control is achieved by a combination of structural measures, cover measures, and construction practices that are tailored to fit the specific site. Prior to the start of any grading activity upon the site, all erosion control measures, including stabilized construction entrances, shall be installed in accordance with the construction documents. The best construction practice wi II be employed to properly clear and grade the site and to schedule construction activities. The planned construction sequence for the construction of the site is as follows: 1 . 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. PACLAND Hold a pre-construction meeting with the city and obtain remaining required permits. Establish limits of clearing and grading. Install stabilized construction entrance. Install temporary silt fencing and orange construction fence. Install inlet protection on all existing storm drainage structures to remain. Remove all existing features per demolition plan. Begin grading site. Start construction of building pad and structures. Install proposed storm drainage systems, utilities, and curb. Adjust construction entrances as needed upon closure of existing northern site access from Anacortes Ave NE. Install inlet protection on all new storm drainage structures. Finish grading site for paving activities. Install proposed drive-thru, curbing and all above ground features. Pave site. Complete site grading and install permanent seeding and planting. Remove all temporary sediment and erosion control devices, only after the site is deemed completely stabilized by the inspector. 50186001 Page 28 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopme,,, Technical Information Report Renton, WA 3. Trapping Sediment Structural control measures will be used to reduce erosion and retain sediment on the construction site. The control measures will be selected to fit specific site and seasonal conditions. The following structural items will be used to control erosion and sedimentation processes: o Stabilized construction entrances o Filter fabric fences o Catch Basin Inlet Sediment Protection o Proper Cover measures Weekly inspection of the erosion control measures will be required during construction. Any sediment buildup shall be removed and disposed of off site. Vehicle tracking of mud off-site shall be avoided. Installation of a stabilized construction entrance will be installed at a location to enter the site. The entrances are a minimum requirement and may be supplemented if tracking of mud onto public streets becomes excessive. In the event that mud is tracked off site, it shall be swept up and disposed of off site on a daily basis. Depending on the amount of tracked mud, a vehicle road sweeper may be required. Because vegetative cover is the most important form of erosion control, construction practices must adhere to stringent cover requirements. More specifically, the contractor will not be allowed to leave soils open for more than 14 days and, in some cases, immediate seeding will be required. 4. Wet Weather TESC Operating Plan Work between October 1" and April 30'h must adhere to the Wet Season Special Provisions noted in Section D.5.2 in Appendix D of the 2009 KCSWDM. PACLAND 50186001 Page 29 McDonald's Redevelopment (' Technical Information Report • Renton, WA __ ~_ ~ ~ _ ~r _____ _ T __ ~ ___ ---T""r __ ~_~__ ~ ~ Bond Quantities, Facility Summaries, and Declaration of Covenant o Site Improvement Bond Quantity Worksheet (to be provided at next submittal) o Declaration of Covenant for Maintenance and Inspection of Flow Control BMPs (to be provided at next submittal) PACLAND 50186001 Page 30 I I I I I I I I I I I I I I I I I I I I McDonald's Redevelopmer .. Technical Information Report Renton, WA I I I I I I Appendix A I figures I Figure 1 -Existing Conditions Plan I Figure 2 -Grading and Drainage Plan I I I I I I I I PACLAND 50186001 Page 31 I \ --- - (L "",W ,,~ " >-~ >--0 -~ Z~ iJO _Z > - '" Z W " OJ - "3"N 3nN3/W S3HJO:JltNIt ...J ai o:i J~~~ci":~~~~~~~...J~~O:~~~~~~~~~~\ ---- ~l.I)i£ YM :l1llhNI(JO(W, " a~ QNOI'jCJlO-3T1V1NKlOO'II WO'i1 :>11 S3UH3d01id jOW 8~~eH; 7lfI .lnd .lWf(6 & ,1.(17 " ~~ ~~ .' " ~~, <: ~~~ u ~~D I <Uf-§;g " &~~ z z &:S13 0 .~~ N -- ~' " ..:0.. 0 .. ..,~ ~s~~ 1l ... 0;;: !:l~i~ 0" " i!j<t"", ,h; r! i!'1£~ Z ~'il;;:; 0 /;~~§ " ffi~/;~ <: Z ~~~j'O..: " ...... &:~"'''' 200 ;. in w i'··'~ '" ~ .. :.: ..... w '§." H ; z ~~~.,.",\'; o "" e!. N b8:!li~~ " '" ~~~~~c , 0 ~a~~~~ 3 • 0 --' ~m,~ • ~ "- -- - n i~ 2~ ~~ IS ~< <" " -, <" .' ~~ ~~ .. ~~e -I, " ~ .. 5! Z ,,0 " i~! ct: <: "- - \ \" '\ r w w "- ~ w --' <: U "' u I "-<: ct: " - ~ "2 ~ "0 "2 " N - J~ "?j.v ~I'~ -00 ~ I I I I I I I I I I. " ~ I~ r I I I I I I I I I I I I I I I - I I I I I I I I I I I I I ! .-I , ~ ~ ~ " ~ I ! l;l ~, c I ~ "' ; ! B I ~ § ~ ~ I ~ " ~ a; I PORTION OF SW 1/4 OF SW 1/4, SECTION 3, TOWNSHIP 23N, RANGE 5E, W.M. ......... / /~/' ~ < ~ ~/ \ / ~a .. 1./" ,~ j./~,)' '[ /.,/ """.4 ~/ \. .. 'iiP"J I .. AoI~'?P ~~ ~/ .: .. /' .,r I //#~",. .' ~~ /,/ ~/ ~/'" , /'''' ./ . /" .,..-( o. ').1 .' ~. \s. # !./' .... ,Ai. /' I / .\~'O"'~." . s' ,.,~. v' . ," "' ,/ ,/ SV s· .~1 ",/ . ~ 0+/1 .--/ • ~.'{ ~" _/ ~~. \S". "'?'/~/.>I . (\~ j...... .~~.,' I • ~/ // ,0,0 /'")\: ~ J',. "''"~:\ t~~.:..-. BENCHMARK .-' / "" '\ ""' /":/ \) ~_-.r.:: ,-i~ ~........ '5Wl.Y T:£ SOl T~' ,....,/ F<>""~\.. //" .• ,;;:::~.~;o:-...."./,'\\:'\~.~.L:'''' <~ -'. _ lRAr'lC'>ICtIALPC1..E ,,~ ./ ,/ ,~~ .. \,;): __ \-.,o~~~-:;'\~Ij",.;-;;;'" "tv _ ~1.~6 i ~ Ih @Iirl +.H~N!J ~, ... , . .:;-0 "<i '" "~~~ _0'" ('.l _..)"'&!'" ..... <~ ,i< ,:-. \-.. ~~'!l -, ::S\t~~ ::.~~ Q .... ; ~ ;/ I" ; r~a ""=1t~90fjC8 -.,-J .. J~~ " iiI n -.3g8.6J ! ";I~ !lIf,[i K:~ I;.~ ~--;J \ A5I , , \~~~I,~ :;~ ~ ~Ii E; I, ~I[ ,,)"~, I ~1~sB69 - ,if-. r ' ., II , - 11-_- 1 Yl3.:lO,,- 1 0 ~~ I I 'v , :~93 8~· -~98 6~ ~ , I \...---1 5 ,t--_'II" I ,~ \' EXI$llNG BUILDING 4411 N.E. SUl4SET BL\{) ai'S' .. 1~~ e" f't I~~. ,,"oot11'1;:111~;!/: , II"'"'' i II , I u t~ _1'J863 \ ' I~~' L .. I'IOSC .... E ~<.If"ftP.. ---, / \ RE'" IlO 79(l8;C'G517 1"1 l, ' , , MA-;: H~~ TE?MiNATrD Ir-~ -," • 'U-:; , ..... :1 I 3.g~! I2.J n~~r~~ ~.~. --I~,~ !i1' _. ~97 o4Fn, ~ ~ __________ 39(;--11 II : <,' ", ]97.5r ~ ~ _ ~ ,..::,g___ " ..... i'5 ~ '" ,r II m /' 06.~ , ~ ,/ - i 6i_-~, t &:: '\; ~ I " 'I~ ~/ , ~'G i\ 7:*% " i/ii-?,,-r- y\o·,j~ '" .,;!"- 1f'· , ., v -==:=.,,:: .:.:..~==~== ","~~,.!...= ''''-''-=_~o-"~~ J ____ C~ MH \.D) RltJ -3"~ 0 ,'1 _7 @~~" ':' In'l ASFHAll O"A'IING , "'0 ;:-(,-' n.·'" -\.' , Ole .. ~o\DlrlGS llC ",' ,-.~"~.,,, ~'2~ <;1 '0 " RIo.! • ~OO_5 'Nil ~ J9~.4 GRAPHIC SCALE 'f j j (INnxr) lil>l;b_20tt. ,~. -0BENCHMARK TIY CENTFF. BOL, 00 FI~E HYO~~Nl urv· :\98)4 D~T\nI _ ""'\'1) 98 _ E IJN~SWln~wt/4 STRUC11JRE SCHEDULE PIPE SCHEDULE I 0) ® ® 0 ® ® tZJ ® ® ® @ @ """"~ F'lPf , DI ...... ElER ~IH H CB TYPE 1 I 12" CPEP RIM _ 397.84 , 12-0.1. 12" IE 394.JO , 12* O.t. CB TYPE 1 • 12" CPEP RIM = 396.20 5 12" CPEP 12" IE -395.20 5 12" CPEP , 12" CP[P CB TYPE 1 , lB" CP[P WITH SOUO LOCKING UO RIM .. 398.12 , 6" CPEP 12" IE = 394.84 C8 TYPE 1 RIM .. 397.04 12" IE ~ 395.04 CB TYPE 1 RIM. 398 05 12" IE = 394.47 CB TYPE 2-48- WITH GRATE RIM .. 397.67 12-IE '" 392.55 CB TYPE 2-48" WITH SOUD LOCKING UO RIM", 39S.00 12-IE '" 391.05 DETENTION VAULT INLET 12-IE '" 390.05 DETENTION VAULT OUlEr IS" IE = 391.05 CONNECT TO EXISTING CATCH BASIN MANHOLE Willi IS" CPEP REPLACE UD WI lli SOLID LOCKING UD RIM = 397.SS NEW IS" IE = 390.80 EX. 30" IE -390.S0 STORM DRAINAGE CLEANOUT 6" IE = 393.37 DETENTION VAULT INLET 6" IE = 390.05 SEE SHEETS C-2.1, C-2.2, AND C-2.3 FOR GRADING AND DRAINAGE NOTES AND DETAILS. 58 " " " " 15 10 " J8 (FT_/FT.) ,030 .009 .005 .005 .021 .100 .100 .010 ,087 LEGEND' EXISTING GRADE PROPOSED GRADE PROPOSED SPOT ELEVATION SLOPE ARROW HIGH POINT LOW POINT TOP OF CURB TOP OF PAVEMENT MATCH EXISTING ROOF DRAIN LINE STORM DRAINAGE PIPE TYPE I CATCH BASIN TYPE II MANHOLE STORM DRAIN CLEANOUT SPOT ELEVATIONS SHOWN ALONG CURB LINES ARE SHOWN AT TOP OF PAVEMENT ELEVATION UNLESS OTHERWISE NOTED. ii, ._" _~5~7--'-- -"-- r'" i .aJla.. I "' : I d! " TC ! I TP Ii ~ ME !I ......-:~' ~:I~ I I C -2. C-2. ! ib N ~ I -~ ...., o ~ l.!lll. 'I'R -I -, IJ l!. ~ " ':::l d:"'" 00 I • -2. -2. ' . 3;. 3; , I 0.3; 0 i' ~ JW Know whaf. below. Call belo .. you dig. , "Ii "r' . ,---' .. ---, ~ . I a -~§ ~;~ '" ~~i "~ t4 ~ ~ ~ maGi --il §~~ z j .iz 0... ®il W w 6~~ 0 \00--, <{ c:::J ...J m « z @~Iii~ <{ r:=o 0 {!l:z a: bw~O 0 @a:CI)iz 0 @~!l!1l! ~ @::>~ 0 ~~ ~ C:S w 0 a: <{ C-2.0 a: o I McDonald's Redevelopmer,. Technical Information Report Renton, WA I I I I I Appendix B I I Operation and Maintenance Guidelines I I I I I I I I I I PACLAND 50186001 Page 32 I I McDonald's Redevelopme,,, Technical Information Report Renton, WA I I Al'f'FNDlX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROl CONVFY ANCI<' AND WQ FACILITIES , , NO.3 -DETENTION TANKS AND VAULTS I Maintenance Dehlct or Probllm Conditions Whln Maintenanee Is Nellded R •• ults Expect8d When Componant M.lntonllnee Ja Performed Site Trash and debrls Any Irash and debris which exceed 1 cubic foot Tralh and debris cleared from site. per 1.000 square feet (Ihls Is about equal to !he I amount of lraah It would take to fill up one standard sile office garbage can), In general, there should be no vIsual evidence of dumping. Noxious weedS Any noxiou8 or nuisance vegetation which may Noxious and nuIsance vegetation constitute a hazard to County personnel or the removed according to appHcable I publiC, regulations. No danger of noxious vegetation where County personnel or lI"Ie public might normally be. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of poRution as 011, gasoline, concrete slurries or paint. according to applicable regulaUons. Source control BMPs Implemented If I appropriate. No contaminants preaent o!her !han a sulface oil 111m. Grasslgroundcover Gran or ground cover exceeds f8 inches in GraBS or groundcovar mowed to a height. height no greater than 6 inches. I Tank or Vault Trash and debris Any trash and debriS accumulated In vault or tank No trash or debris In vault. Storage Area (indud~s floatables and non-!IOatablt:l_s). Sediment Accumulated sediment depth exceeds 10% of the All sediment removed from storage accumUlation diameter of the storage area for 'h length of area. storage vault 01' any point depth exceed. '5% of diameter. Example: 72-lnch atorage tank would require cleaning when sediment roaches depth 01 7 Inches for more than ~ length of tank. Tank Siructure Plugged air venl Any blockage of the venl Tank or vault freely venls. Tank bent out of Any part of tanklplpe la bent out 01 shape more Tank repaired or replaced 10 dealgn. I shape than 10% of Its design_shape, Gaps betwaen A gap wider then ~Inch at the Joint of eny tank No water or soil entering tank sections, damaged sections or an~ evidenc& of soil particles entering through Joints or walls. loints Of cracks or the tank at a joint or through a wall. tears In wall I Vault Structure Damage to wall, Cracks wider than ~inch, any evidence of soU Vault is sealed and structurally frame, bottom, and/or entering the structure through cracks or qualified sound. top slab inspecUon personnet determines thai the vault Is nOI structurally sound. InletfOuliet Pipes Sediment Sediment filling 20% or more of the pipe. Inletfoutlel pipes clear of 5edlment. accumulation Trash and debris Trash and debris accumulated In InleUoutlet No trash or debris in pipes. pipes (includes Hoatables and non-noatables). Damaged Cracks wider than ~-Inch at the )oinl 01 the No cracks more than 'I.-Inch wide at inlet/outlat pipes or any evidence of soli entering the Joint of the Inlet/outlet pipe. at the joints of lI"Ie intel/outlet pipes. I 2009 Surface Water Design Manual-Appendix It. 11912009 I A·' I I PACLAND 50186001 Page 33 I McDonald's Redevelopment • Technical Information Report Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL CONVEYANCE AND WQ FACILITiES " I NO, 3 -DETENTION TANKS AND VAULTS MalntelUlnu Defact or Problem Condhlona When Malntanlnce Is Needed R •• ults Expactad Whan Componant Malntllnanc:a II POlformod I Access Manhole CoverlUd nolln place Coverl1ld Is missing or only partl8Qy In place. Manhole BcoaSS covered. Any open manhole requlr .. Immediate maintenance. locking moctumlam Mochanllfll ClInn<lt be opened by one Mechanism opens with proper tools. not work.lng maintenance person with proper tools. Boltl cannot be seated. Self-locking co'lorilid does not I work. Cover/lid difficult to One maintenance person cannot remove CGvarllld can be removed and remove cover/Hd after applying 80 [bs of Htt. relnslaned by one maintenance person. I ladder rungs unsafe Missing rungs. misalignment. rust. cr aaclls. ladder mem design standards, Allows maintenance pariOn safe acceas. Large access Damaged or difficult Lallie actesro doors or plates cennot be Replace or ropalr access door so it door&lplate to open openedlremoved using normal equipment. can opened 81 designed. I Gapl, doesn'l cover Large access doors not flat andlof access Doors dose flat and covers aeees! completely opening not completely cowred. opening completely. Lifting Ringl missing, lifting rings not capable of lifting weight of door Lifting rings luffidenllo lift or rusted or plato. remow door Of plate. I I I I I 11912009 2009 Surface Water Design Manual -Appendix A A-6 PACLAND 50186001 Page 34 I I I McDonald's Redevelopme", Technical Information Report Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL CONVEYANCE AND WQ FACILITIES NO.4 -CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Defect or Problem Condition When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Structure Trash and debns Trash or debris of more than Yo cubic foot which No Trash or debris blocking or I is located Immediately in front of the structure potentially blocking entrance to opening or is blocking capacity oIlhe structure by structure. more than 10",i,. Trash or debris in the structure that exceeds 113 No trash or debris 11 the structure. the depth from the botlom of basin 10 invert the I IONesl pipe Inlo or out oflhe basin. Deposits of garbage eXceeding 1 cubic fool In No condition present which would volume. attract or support the breeding of insects or rodents. I Sedment Sediment exceeds 60% of the depth from the Sump Of structure contains no bottom Of the structure 10 Ihe Invert of the lowest sediment. pipe into or out of the structure or the bottom Of the FRQP-T section or Is within 6 Inches of the Invert of the lawest pipe into or out Of the structure or the bcttom of the FROP-T section. I Damage to frame Corner,Offrame extends more than ~ inch past Frame Is even with curb and/or top slab curb face into thl!! street (If applicable). Top slab has holes larger than 2 square inches or Top stab is free of hOles and cracks. cracks wider than )4 InCh. I Frame not slUingfklsh on top slab. i.e .. Frame is Sitting lIush on top Slab. separation ofmore than ~ Inch Of the frame from the top slab. Cracks In walls or Cracks wider than Y>lnch and iooger than 3 feel. Structure is sealed and structurally bottom any evidence of 5011 par1icles entering structure sound. I through cracks, or maintenance person judges that structure Is unsoond. Cracks wider than Yi inch and tonger than 1 foot No crackS more than '/~ Inch 'Nide at at the joint of any Inlet/oullet pipe or any evidence the joint of inleUoutJet pipe. of soil particles entering structure through cracks. I SettlemenU SlI1Jcture has selUed more than 1 Inch or has Basin replaced or repaired to deslgn mlsallgnment rotated more than 2 Inches out of alignment. standards. Damaged pipe joints Cracks wider than Yi-Inch at the Joint of the No cracks more than Y .. lnch wide al inlet/outlet pipes or any evidence of soli entering the Joint of inlet/outlet pipes the structure at the Joint of the InleUOtJllet pipes.' Conlaminllnts lind My evidence of contllminllnts or pollution such Materillis remewed lind disposed of pollution as oil, gllsollne, concrete slurries or paint. according to IIpplicabie reguletions. SOHce control BMPs il11>temeniad if eppropriale. No contaminants present other than a surface oil film. I Ladder rungs missing Ladder is unsafe due to missing rungs. Ladder meets design standards and or unsafe mlselignmenl. rust, cracks, or sharp edges. allows maintenance person $ate access. FROP-T Section Damage T section Is not securely atlactled 10 structure T section securely attached 10 wall wall and ouUet pipe structure should support at and outlet pipe. leas11.000 Ibs of up or dONn pressure. I Structure is nct In upri~1 posltiat (allow up to Structure In cCllTeCt position. 10% from plumb). Connections to outlet pipe are not watertight or ConnectiOl'lslo outlet pipe are waler show signs of deteriore.ted grout U\1l1: structure repaired or replaced and works as designed MY holes-other than designed holes-in the Structure has no holes other than structure. designed hoies. I Cleanout Gale Damaged or missing Cleanoot gate 15 msslng. Replace cleanout gale. I 2009 Surface Water Design Manual Appendix A 1/9/2009 A·7 I I PACLAND 50186001 Page 35 I McDonald's Redevelopment 81 Technical Information Report • Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CON"I'ROL CONVEYANCE, AND WQ FACILITIES I NO.4 -CONTROL STRUCTUREIFLOW RESTRICTOR Maintenance Defact or Problem Condition Whan Malnt.nancals Needed Results Expected When Component MaIntenance Is Performed Cleanoul gale Is not watertight. Gate Is watertight and works as I desiSJled. Gate cannot be moved up and dONn by ene Gale m0l.l8S up Bnd down easily and maintenance person. is watertight. Chainhod leading 10 gale 15 missing «damaged. Chain Is in place and works as designed. I Orifice Plate Damaged Of missing Control device Is nol working properly due to Plate Is in place and works 85 missing, out of piace, ex bent orifice plate. designed, Obstructions Ivlylrash, debris, sedjment, or vegetation Plate is free of aft obsIructlcns and blocking the plate. works as designed. I OVer1low Ape Obstructions MY trash or debris blocll.ing (or having the Pipe Is free of all obstructions and potential of blocking) the overflow pipe. works as designed. Deformed or damaged Lip of overflow pipe Is bent or deformed. Overflow ppe does not allow liP overflow at an elevation lower than I design InletlOutfet PIpe Sediment Sediment filling 20% or more of the pipe. InlellouUet pIpes clear of sediment. accumulation Trash and debris Trash and debris accumulated In inletlootlet No trash or debris in pipes. pipes (Includes floatable! and non·floatables). I Damaged Cracks wider than Yrlnch at the joint of the No cracks more than Y ... inch wide el Inletloullet pipes or eny evidence of soil entering the Joint of the InteUoutiet pipe. at the joints of the inlatloutlet ppes. Metal Grates Unsafe grate opening Grate with opening wider than 'Ia Inch. Grate openIng meets desIgn I (If Applicable) standards. Trash and debris Trash and debrts thai Is blocking melfe than 20% Grate ftce of trash and debris. of grate surface. footnote to guidelines for disposal Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design standards. I Manhole Cover/Ud CoverAld not In place Cover/lid is I'Tisslng Q" only partially In place. CoverAld protects opening to Any open "luclure requires urgent structure. maintonance. locking mechanism Mechanism cannot be opened by Q'Je Mechanism opens with proper tools. I Nol Wming maintenance person with proper tools. Bolts cannot be sealed. Self·locklng coverl!ld does nol w"". CoverAld difficult to One maintenance person cannot remove Coverllld can be removed and Remove coverllld after applying 60 Ibs. of 11ft. reinstalled by on(l maintenance I person. I I I 11912009 2009 Surface Waler Design Manual Appendix A A·S I PACLAND 50186001 Page 36 I I I McDonald's Redevelopme", Technical Information Report Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE AND WQ FACILITiES NO.5 -CATCH BASINS AND MANHOLES Maintenance Defect or Problem Condition When Maintenance Is Needed Results Expected When Component Maintenance Is Perfonned Structure Sediment Sediment exceeds 60% of the depth from the Sump of calch basin contains no I bottom ~ the catch basin to the invert of the sediment. jOlNes! pipe Into CI out of the catch basin or Is within 6 inches otlhe Invert ottha lowest pipe Inlo Of out of the catch basin. Trash and debris Trash or debris of more than Y. cubic foot which No Trash or debris blocking or I is located immediately in froot oltha catch basin potentially blocking entrance to opening or is blocking capacity of the catch basin eEllch basin. by more than 10%, Trash or debris in the catch basin that exceeds No trash or debris In the catch basin. lf~ the depth from the bottom of basin to invert Ihe I lowest pipe lnio or oul oflhe basin. Dead animals or vegelation thai could generate No dead animals or vegetation ocIas that coutd cause cOl'T'plaints a dangerous present within catch basin. gases (e,g., methane). I Deposits of garbage exceeding 1 cubic foot in No condition presenl which woutd volume. attract Of support the breeding of Insects or rodenls. Damage 10 Imme Corner offrBme extendS more than ~ Inch past Frame is even With curb. andlor top Slab curb face Into the street (If applicable), I Top slab has holes larger than 2 SQuare inches or Top slab Is free of holes and craclls. cracks wider than Y.lnCh. Frame not sitting flush on top slab, I.e., Frame is sitting nush on top slab. seperation of mae than "t: inch of the frame from the top slab. I Cracks in walls or Cracll:s wider than Vi inch and longer than 3 feel, Catch basin is sealed and bo'an any evidence of soil particles entering catch structurally sound. basin through cracks, or maintenance person judges that catch basin is unsound. Cracks wider than l4lnch and longer than 1 foot No cracks more than 1/lnch wide at I at the joint of any Inletfoutlet pipe or any evidence the joint of Inlet/outlet pipe. d soil particles entering catch basin lhroultl cracks. Se!tlemenU Catch basin has settled more than 1 inch or hes Basin replaced a repaired to design misalignment rotated more than 2 Inches out of alignment. standards. I Damaged pipe joints Cracks wider Ihan Y .. inch at the joint Of th~ No cracks more than Y ... inch wide at intetloullet pipes or any evidence of soil entering tha joint of inleVoullet pipes, the catch basin at Ihe joint of the inlet/outlet pipes. I Contaminants and Any evidence of contemlnanls or pollution StIch Materiets removed and disposed Of pol1ution as oil. gasQine, concrete slurries or paint. accadlng to applicable regulations, Source control,BMP, implemented If appropriate. No contaminants present other then a Stlmce oil film. I InleUOUtiet Pipe Sediment Sediment niling 20% Q" more of the pipe. InleVoutiet pipes cleer of sediment. accumulation I Trash and debris Trash and debris accumulated In in!etlootlet No trash or debris In pipes. pipes (includes floatables and non-ftoatables). Damaged Cracks wider than Yrinch at the joint of the No cracks more than Y ... inch wide at Inlel/outlet pipes or any evidence of soil enlering the joint of the InteUoutiet pipe. at the janis Of the inleUooliei pipes. 2009 Surface Water Design Manual -Appendix A 11912009 A·' I I PACLAND 50186001 Page 37 I McDonald's Redevelopment C' Technical Information Report • Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL CONVEYANCE AND WQ FACILITIES I NO.5 -CATCH BASINS AND MANHOLES Maintenanci Defect or Problem Condition When Maintenance Is Neltded Results Expected Whan Component Malntenanclls Perfonnad Metal Grates Unsafe grate openIng Grate with opening wider than 1"lnch. Grate opening meets design I (ClltCh Basins) standards. Trash and debris Trash and debris thai Is blocking more than 20% Grate free oIlrash and demls. cA gale surfEle •. footnote 10 guidelines for disposal Damaged or missing Grale missing or broKen member(s) of the grate. Grate Is In place and meets design Any open structure requires urgenl standards. I malntenanca. Manhole CoverlUd CoverJlld not In place COYerJlld Is missing or only partially In piece, Covemlld protects opening 10 Any open structure roqulres urgonl structure. malntenance. I locking mechanism Mechanism cannot be opened by one Mechanism opens wllh proper lools. Not Wor1<ing maintenance person with proper tOOls. Bolls cannot be sealed. Self-locking coverl1ld does not wori<. C(J'(erJlid difflcult 10 Dne maintenance person cannot remove CoverJlid can be removed and I Remove cOOIerAld after applyjng 80 Ibs. of 11ft. reinstalled by one melntenance person. I I I I I I I I 119/2009 2009 Surface Water Design Manual -Appendix A I A·tO I PACLAND 50186001 Page 38 I I I McDonald's Redevelopmen, Technical Information Report Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL CONVEYANCE AND WQ FACILITIES NO.6 -CONVEYANCE PIPES AND DITCHES Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Pipes Sediment & debris Accumulated sediment or debris that exceeds Waler nows freely through pipes. I accumulallon 20% of the diameter oftha pipe. Vegetalionhoots Vegetationlrools thai reduce free movement of Water flows freely through pipes. water throu\tl pipes. Contaminants and MY evidence of cootaminants or pollution such Materials removed and disposed of I pollution as oil. gasoline, concrete slurries or paint. according 10 applicable regulations. Source control BMPs implemented if apprOpriate. No contaminants present other than a surface oillilm. Damage 10 protec1ive Protective coating Is damaged: rust or corrosion Pipe repaired or replaced I coaling or corrosion Is weakening the structurallnlegrHy of any part of pipe, Oamaged Any dent that decreases the cross section area cI Pipe repaired Of replaced, pipe by mOfe than 20% Of Is determined to have weakened structural integrity of the pipe. I QjtChes Trash and debris Trash and debris exceeds 1 C\lblc foot per 1 ,000 Trash and debris cleared from square feet of ditch and slopes. ditches. Sediment Accumulated sediment that exce&ds 20"~ of the Ditch ctellnedlllush'ed of all sediment accumulation design depth. and de,bfls so that it matches design. I Noxious weeds Ally noxlOJs Of nuisance vegelaUon which may Noxious and nuisance vegetation cCflstitute a hazard 10 County personnel or the remO\led according to applicable public. regulatioos. No danger of noxious vegetation wnere Crunty personnel a' tha public might norrne~y be. I Contaminants and Ally evidence 01 contaminants or pollution such Materials removed and disposed of polluUon as oil. gasoline, concrete slurries or paint. aCCCfding to applicable regulations. I SOJrce control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Vegetation Vegetation that reduces free movement of water Water flows freely through ditChes. Ihrough dItches. Erosion damage to My erosion observed on a ditch slope. Slopes are not eroding. slopes Rock lining out of One layer or less of rock exists above native soil Replace rocks 10 design standards. place or missing (If afea 5 ~are feet a' more, any exposed nalive ApphcBble) sci!. I I I 2009 Surf.'tce Water Design Manu"l Appendix. A l19n009 A·ll I I PACLAND 50186001 Page 39 I McDonald's Redevelopment Technical Information Report c Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES I NO.7 -DEBRIS BARRIERS (E.G., TRASH RACKS) Maintenance Defect or Problem Condition When Malnt.nance Is Needed Results Expected When Component Maintenance Is Perfcrmed. SUe Trash and debrts Trash CI debrls plugging more than 20% of the Barrier Clear to receive capacity ftOfJ. I area otthe barrier. Sedmenl Sediment accumutatioo of greater than 20% 01 BarrieT clear to rec(live capacity new. accumulation the area of the banier Structure cracked broken Of Structure which bars attached to is damaged-structure barrier attached to is 100 .. pipe Is loose or craCked or concrete structure Is S<:IUnd. I cracked, broken of loose. .. " Bar speclng Bar spacing exceeds 6 Inches, Bars have at most 6 inche spacing. Damaged or missing Bars are benl out of shape mete than 3 Inches. Bars In place with no bend5 more 08'" than'% Inch. I Bars are missing or entire barrier missing. Bars in place IIccorcing to desi\Jl. Bars are loose and rust Is causing 50% Repair or replace barrier 10 desil11 deterioration to any part of barrier. standards. I I I I I I I I 11912009 2009 Surface Water Design Manual-Appendix A A-12 I PACLAND 50186001 Page 40 I I McDonald's Redevelopment Technical Information Report Renton, WA I I APPENDIX A ~WNTENANCE REQUIREMENTS FOR FLOW CONTROL CONVEY A.'JCE AND WQ F AClLlTIES NO.8 -ENERGY DISSIPATERS Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed. Si" Trash and debris Trash and/or debris Ilccumulation. Dissipater clear of trash and/or I debris. Contaminants and Any evidence of contaminants or pollution such Malerials removed and disposed of pollution as oil, gasoline, concrete slurries or paint ace «ding to applicable regulalion5. Source control BMPs implemented If appropriate. No contaminants I present other than a surface oil film. Rock Pad ,""ssing or moved Only one layer of rock exists above nalive soil in Rock pad prevents erosla!. "cok area fIVe squore feet or larger or any exposure of native soil. I Dispersion Trench Pipe plugged with Accumulated sedIment that exceeds 20% oflhe PIpe deanedl1'lushed so that it sediment design depth. matches desIgn. Not discharglngwaler Visual evIdence of waler discharging at Water discharges from feature by properly concenlraled points along trench (normal sheet flow. conditlm is a 'sheel flcM" ofwaler along trench). I Perforations plugged. OVer 114 of perfaatloos in pipe are plugged with Perfaatioos freely diScharge flON. debris or sediment. Water flows oullop of Water flows 001 of distributor catch basin during No flow discharges from distributa "distributor" catch any starn less than the design storm. catch basin. baSin. I Receiving arn"over· Water in receiving area is causing or has No danger of landslides. saturated potential of causing landslide problems. Gabioos Oamaged mesh Mesh of gab/oo broken, twisted a deformed so Mesh Is Intact, no rock missing. structure is weakened Of rock may fall out. I Corrosion Goblon mesh shows corrosion through more than All gab/on mesh capable of v.. of Us gage. containing rock and retaining designed form, Collapsed o"r Gabion basket shape deformed due 10 any All gablon baskets Intact, struct~re deformed baskets cause. stands as designed. I Missing rock My rock missing Ihal cwld cause gabioo to No rock missing. loose structural Integrity, ManhOleIChamber Worn or da maged Structure dissipating low deteriorates to Yi or Structure is in no danger of failing. post, baffles or side of original size or any coocentrated worn spol I chamber exceeding one square foc:t which would make structure unsound. Oamage to wall, Cracks wider than Y,·lnch or any evidence of soil Manhole/chamber Is sealed and frame, bottom. and/or entering the structure through cracks, or structurally sound. top slab maintenance inspection persoonel cletermlnes that the stI\Icture is not structura!ly sound. I I Oamaged pipe joints Cracks wider than Y ... lnch at the joint of the No soil a water enters and no water In!et/Olltiet pipes or any evidence of soil entering discharges at the joint of inleVoutiet the structure lit the Joint of the inlel/outlet pipes. pipes. I I I 2009 Surface Water Design Manual -Appendix A I19n009 A-13 I I PACLAND 50186001 Page 41 I McDonald's Redevelopment r Technical Information Report • Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES I NO.9 -FENCING Maintenance Defect or Problem ConditIonS When Maintenance Is N.eded Results Expected When Component Maintenance Is Performed Site ErosIon or haes Erosion or holes men than 4 Inches high and 12· No access under the fence. I under fence 18 inches wide permitting access through an opening under II fenca. Wood Posts, Boards Missing or damaged Missing or broken boards, post out or plumb by No gaps on fence due to missing or and Cross Members parts more than 6 inches or cross members broken broken boards, post plumb to Within 1 Y. inches, cross members sound. I Weakened by rctting My part showing structural deterioration due to All parts of fence are structurally ainsecls rotting or insect damage sound. Damaged or failed Concrete or metel attachments deteriorated or Post foundation capable of post foundation unable to support posts. supporting posts even In strong wind. I Metal Posts, Rails Damaged parts Post out of plumb more than 6 inches. Post plumb to within 1 ~ inches. and Fabric Top rails bent mere than 6 Inches. Top rail free of bends greater than 1 inch. I My part of fence (Including post, top ralls, and Fence Is aligned and meets design fabric) more than 1 foot out of design aUgnment. standards. Missing or loose tension wire. Tension wire In place and holding fabric. Oeterlerated paint or Part er parts that have a rusting eX scaling StructUrally adequate posts or parts I protective coating condition that has affected structurel adequacy. with a uniform protective coating. Openings In febrtc Openings in febrlc ere such that an a-inch Fabric mesh openings \'Iithin 50% of dam Iller ball could fit through. grid size. I I I I I 1<')/2009 2009 Surface \Vafer Design Manual -Appendix A I A·14 I PACLAND 50186001 Page 42 I I I McDonald's Redevelopmenl Technical Information Report Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL CONVEYANCE AND WQ FACILITIES NO. 10 -GATESIBOLLARDS/ACCESS BARRIERS I Maintenance Defect or Problem Condillons When Maintenance Is Needed Results Expected When Component Maintenance Is Perfonnod Chain link Fencing Oamaged or missing Mlss"g gate. Gates In place. Gate members Broken or missing hinges such thai gate cannol Hinges intact and lubed. Gate is be easily opened and dosed by a maintenance working freely. person, Gale Is oul of plul1"b more than 6 inches and Gale Is aligned and vertical. I more then 1 foct out of deslgl alignment. Missing stretcher bar, streicher bands, and ties, Stretcher bar, bends, and ties in place, locking mochanism Locking device missing, no-functioning or does Locking mechanism prevents I does net lock gole not link 10 an parts. opening of gate. Openings In fabric Openings in fabric are such that an a·lnch Fabric mesh openings within 50% of diameter ball could fillhroogh. grid size. Bar Gale Damaged or missing Cross bar does nct swing open a closed, is Cross bar s<Mngs fully open and cross bar missing or is benllowhere It does net prevent closed and prevents vehicle access. I vehicle access. LocII.ing mechanism Locking device missing, no-runctlonlng or does locking mechanism prevents does not lock gale not link to al parts. opening of gate. SUppat post SUpport post does not hOld cross baf up Cross bar held up preventing vehicle I damaged access Into facility. Bollards Damaged or missing Bollard broken, missing, does not fit Into support No access fa motorized vehicles to hole or hinge broken or missing. get Inlo facility. Does not lock Locking assembly or lock missing or cannot be No access for motorized vehicles to attached to lock bollard In place. gellnlo facility. I Boulders Dislodged Boulders nol located to prevent molorized vehicle No access fa motorized vehicles to access. gellnlo facility. Circumvented Motorized vehicles going aroond or between No access for motorized vehicles to boulders. get into facility. I I I I I I 2009 Surface Water Design ~1anua1 -Appendix A A-IS I PACLAND 50186001 Page 43 I McDonald's Redevelopment • Technical Information Report Renton, WA I I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL CONVEYANCE AND WQ FACILITIES I NO. 11 -GROUNDS (LANDSCAPING) Maintenance Defect or Problem Conditions Wtlen Maintenance Is Ne,dtd Resulls ElCpechtd When Component Maintenance Is Performed SUe Trash or litfer Ally trash and debris which exceed 1 cubic foot Trash and debris cleared from site. I per 1,000 square feel (this is about equal to the amount allrash II would take to fill up one standard size ot1ICI! garbage cen). In general, there should be no visual evidence of dumping. Noxious Weeds Any noxious 01 nuisance vegetation which may Noxious and nuisance vegetation I constitute a hazard to County personnel or the removed according 10 applicable public. regulations. No danger of noxious vegetation where Coonty personnel «the public might normaly be. Contaminants and Ivly evidence of contaminants CI pollution such Materials removed and disposed of pollution as oir, gasoline, concrete slurries or paint. according to applicable regulations. I Source control BMPs Implemented if appropriate. Noconlaminants present other than a surface 011 nlm, GrasSlgrou ndcover Grass CI groundcover exceeds 18 inches In Grass or groundcover mowod to a height. helghl no greater than 6 inches. I Trees and Shrubs """'''' My tree or limb 01a tree identifted as having a No hazard trees In facility. potential 10 fall a·nd cause property damage or threaten human life. A hazard trealdenllnad by a quallned arborlst must be removed as soon as possible. I Damagod Limbs or parts oftreos or shrubs that are spill or Trees and shrubs with less than 5% broken which affect more than 25" of the lotal of lotal fotiage with split or broll:en foliage of the tree or shrub. limbs. Trees or shrubs that have been blown down or No blown down vegetation or I knocked over. knocked overwgetotion. Trees or shrubs free of injury. Trees or shrubs which are not adequately Tree or shrub in place and supported ex are leaning over, causing exposure adequately" supported; dead ex 01 the roots. diseased trees removed. I I I I I I 1/9/2009 2009 Surface Water Design Manllal-Appendix A I A·16 I PACLAND 50186001 Page 44 I I I McDonald's Redevelopmenl Technical Information Report Renton, WA I I AI'PENDIX A MAINTENANCE REQUIREMENTS FOR f'l OW CONTROL CONVEYANCF AND WQ FACILITIES '. I NO. 17-WETVAULT Malntenanco Defect or Problem Condition When Maintenance is Needed Rasulbl Expected Whon Component Maintenance I. Performed I Site Trash and debris Trash and debris accumulated on faCility Site. Trash and debris removed from facility Site. Treatment Area Trash and debris Any Iraah and debris accumulated in vault No !rash or debris In vault. (Indudes floatable. and non-f!oatables). I Sediment Sediment accumulation In vault bottom exceed. No sedlmenlln vault. accumulation the depth 01 the sediment zone plus 6 inches, Contaminants and Any ellidence of contaminants or pollution such Materials removed and dlspoled of pollution as 011, gasoline, concrete slurries or paint. according to applicable regulalions, Source controleMPs Implemented if appropriate. No contaminants I present other than a surface 011 ~Im. Vault Structure Oamage to wall, Cracks wider than ~Inch, any evidence of soil Vault Is &geled and structurally frame, bonom. andlor entering the structure through cracks. vault doas sOUlld. lop slab nol relain waler or qualified inspection personnel determines that the vault Is nol structurally I aound, Baffles damaged Baffles corroding, cradling. warping and/or Repair or replace bafftes or walls to showing slgne of failure or bame cannot be specifications. removed. " Ventilation Ventilation erea blocked or plugged. No reduction of ventilation area I exists. Inlet/Outlet Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes dear of sediment. accumulation Trash and debris Trash and debris accumulated In Inlelloutlet No trash or debriS In pipes. I pipes (Includes floatables and non-floatables). Damaged CraCkS wider than !-S-Inch at the Joint of the No cracks more than Y.·lnch wide at Inlet/outlet pipes or any evidence of soli entering the joint of the Inlet/outlet pipe. at the joints of the inlet/ouliet pipes. Gravity Drain Inoperable valve Valve will not open and dose. Valv8 opens and doses normally, I Valve won't seal Valva does. not seal completely. Valve completely seals <:Josed. Access ManhOle Access covar/lid Access cover/lid cannot be easily opened by one Access coverllld can be opened by damaged or difficult to person. CorrosiOll/deformaUon of cover/lid. one person. open I loOting mechanism Mechanlsm cannot be opened by one Mechanism opens with proper IOOls. notwol1dng maintenance person with proper tools. Bolts , cannot be seated, Self-locking coverilld does not work. Coverl1ld difficult to One maintenance person cannot remove Cover/lid can be removed and remove cover/lld after applying 80 Ibs of lift. reinstalled by one maintenance I person. Access doors/ptate Large access doors not flat andlor access Ooors close nat and covers access has gaps, doesn't opening not completely covered. opening completely. cover completely I Lifting Rings miSl!ing. lifting rlrlgs not capable of lifting weight of door lIftlrlg rings lufficient 10 lift or rusled or plate. remove door or plate. Ladder rungs unsafe MiS$lng rungs, misalignment, rust, or uecl<.&. ladder moots design standardS. Allows maintenance person safe access. I I 2009 Surface Waler nesign Manual Appendix A 1/912009 A·23 I I PACLAND 50186001 Page 45 I I McDonald's Redevelopmen, Technical Information Report Renton, WA I I I I I I Appendix C I Special Reports and Studies I I I I I I I I I I PACLAND 50186001 Page 46 I I I I I I I I I I I I I I I I I I I I North Pugel Sound -Corporate Office 17522 Bothell Way NE. Suite A Bothell, WA 98011 Phone 425.415.0551 • Fax 425.415.0311 The Riley Group, Inc. GEOTECHNICAL ENGINEERING REPORT PREPARED By: THE RILEY GROUP, INC. 17522 BOTHELL WAY NE, SUITE A BOTHELL, W A 98011 PREPARED FOR: McDoNALD'S USA, LLC MR. BRIAN MATTSON 12131_113TH AVENUE NE, SUITE 103 KIRKLAND, W A 98034 RGI PROJECT No. 2011-247 GEOTECHNICAL ENGINEERING REpORT RENTON HIGHLANDS McDONALD'S 4411 NE SUNSET BOULEVARD RENTON, W A 98059 SERVING THE PACIFIC NORTHWEST South Pugel Sound Office 711 St. Helens St, Suite 204 Tacoma, WA 98402 Phone 253.565.0552. Fax 253.460.2981 ~.riley-group.com MAY 31, 2011 Ea.~tern Washington & Oregon Office 1838 South Washington Street Kennewick, WA 99337 Phone 509.586.4840. Fax 509.586.4863 I I I I I I I I I I I I I I I I I I I The Riley Group, Illc. May 31, 2011 Mr. Brian Mattson McDonald's USA, LLC 12131 - I 13 th Avenue NE, Suite 103 Kirkland, WA 98034 Subject: Geotechnical Engineering Report Renton Highlands McDonald's 4411 NE Sunset Boulevard Renton, W A 98059 Project No. 2011-247 Dear Mr. Mattson: As requested, The Riley Group, Inc. (RGI) has perfonned a geotechnical engineering study for the above referenced subject site. Our services were completed in accordance with our proposal PRP2011-112 dated April 28, 2011 and authorized by the client on May 5, 2011. The infonnation in this report is based on our understanding of the proposed construction, and the soil and groundwater conditions encountered in the borings completed by RGI at the site on May 13, 2011. We recommend that you submit the project plans and specifications to RGI for a general review so that we may confinn that the recommendations in this report are interpreted and implemented properly in the construction documents. We also recommend that a representative of our finn be present on site during portions of the project construction to confinn that the soil and groundwater conditions are consistent with those that fonn the basis for the engineering recommendations in this report. We trust the infonnation presented is sufficient for your current needs. If you have any questions or require additional infonnation, please contact us. Sincerely yours, THE RILEY GROUP, INC. Chien-Lin (Johnny) Chen, P.E. Project Engineer Nortll Pugel So""d ~ Corporale Office 17522 Botllell Way NE. Suite II BOlhell. IVA 980 II P 415.415.0551 + F 415.415.03/1 SERVIXG TilE PACIFIC NORTHWEST SOlltll Pugel So,,"d Office 7/ J St, He/ellS AVcllfle. Suite 204 Tc'COl/Ia, WA 9840] P 153.565.0551+ F 153.460.1981 \\'lI'lI'.,-iley-group.colll Ricky R. Wang, Ph.D., P.E. Principal Engineer Eastem Waslrlllgtoll & Orego" Office 1838 SOIl/" WashilJgtoll Street Kenllewick. IVA 99337 I' 509.586.4840 + F 509.586.4863 I I I I I I I I I I I I I I I I I I I Geotechnical Engineering kt:port ii May 31. 20ll RGJ Project No. 2011-247 Renton Highlands McDonald's. Renton. WA TABLE OF CONTENTS EXCECUTIVE SUMMARy ......................................................................................................................... iii 1.0 INTRODUCTION ............................................................................................................................... 1 2.0 PROJECT DESCRIPTION ............................................................................................................... 1 3.0 FIELD EXPLORATION AND LABORATORY TESTING .......................................................... 1 3.1 FIELD EXPLORATION ............................................................................................................................. I 3.2 LABORATORY TESTING ......................................................................................................................... 2 4.0 SITE CONDITIONS ........................................................................................................................... 2 4.1 SURFACE ............................................................................................................................................... 2 4.2 GEOLOGY .............................................................................................................................................. 2 4.3 SOILS ..................................................................................................................................................... 2 4.4 GROUNDWATER ..................................................................................................................................... 3 4.5 SEISMIC CONSIDERATIONS .................................................................................................................... 3 4.6 GEOLOGIC HAZARD AREAS ................................................................................................................... 4 5.0 DISCUSSION AND RECOMMENDATIONS ................................................................................. 4 5.1 GEOTECHNICAL CONSIDERATIONS ........................................................................................................ 4 5.2 EARTHWORK ......................................................................................................................................... 4 5.2.1 Erosion and Sediment Control ..................................................................................................... 4 5.2.2 Stripping ....................................................................................................................................... 5 5.2.3 Excavations .................................................................................................................................. 5 5.2.4 Site Preparation ............................................................................................................................ 6 5.2.5 Structural Fill ............................................................................................................................... 7 5.3 FOUNDATIONS ....................................................................................................................................... 8 5.4 SLAB-ON-GRADE CONSTRUCTION ......................................................................................................... 9 5.5 DRAINAGE ............................................................................................................................................. 9 5.5.1 Surface ......................................................................................................................................... 9 5.5.2 Subsurface .................................................................................................................................... 9 5.6 UTILITIES ............................................................................................................................................. 10 5.7 PAVEMENTS ......................................................................................................................................... 10 6.0 ADDITIONAL SERVICES .............................................................................................................. 11 7.0 LIMITATIONS ................................................................................................................................. 11 LIST OF ApPENDICES Figure J ................................................................................................................... Site Vicinity Map Figure 2 ............................................................................................. Geotechnical Exploration Plan Figure 3 ................................................................................................ Typical Footing Drain Detail Appendix A ........................................................................ Field Exploration and Laboratory Testing THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I Geotechnical Engineering k"'rJrt May 31.2011 RGI Project No. 2011-247 Renton Highlands McDonald's, Renton, WA Ex.ecutive Summary This geotechnical executive summary should be used in conjunction with the entire report for design and/or construction purposes. It should be recognized that specific details were not included or fully developed in this section, and the report must be read in its entirety for a comprehensive understanding of the items contained herein. The section titled Limitations should be read for an understanding of the report limitations. RGI's geotechnical scope of work included the advancement of seven borings to depths of 11.5 to 16.5 feet below existing ground surface (bgs). Based on the information obtained from our subsurface exploration, the site is suitable for development of the proposed project. The following geotechnical considerations were identified: Soil Conditions: Groundwater: Foundations: Slab-on-grade: The soils encountered during field exploration include five feet of loose to medium dense fill comprised of sand with some gravel and silt over native soils. The native soils consist of up to six feet of loose to medium dense silty sand with gravel over two to four feet of stiff to very stiff silt. Native soils below the silt layer are medium dense to very dense silty fine sand to silty sand with gravel. Groundwater seepage was encountered in three boring locations from depths of 8 to 12 feet bgs during our subsurface investigation. Foundations for the proposed building can be supported on conventional spread footings bearing on the existing medium dense fill, structural fill or competent native soils. The suitability of the existing fill soils for foundation support should be evaluated during construction. Slab-on-grade floors and slabs for the proposed building can be supported on existing medium dense fill or structural fill. Pavements: The following pavement sections are recommended: ~ For heavy truck traffic areas: four inches of asphalt concrete (AC) over eight inches of crushed rock base (CRB); ~ For general parking areas: three inches of AC over six inches of CRB; and ~ For drive-thru areas: five inches of concrete over six inches of CRB. The Executive Summary is intended to be used in conjunction with the complete text of the enclosed report. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I Geotechnical Engineering Atport Renton Highlands McDonald's, Renton, WA 1.0 Introduction May 31.2011 RGI Project No. 2011-247 This report presents the results of the geotechnical engineering services provided for the Renton Highlands McDonald's in Renton, Washington. The purpose of this evaluation is to assess subsurface conditions and provide geotechnical recommendations in support of the construction of a new McDonald's restaurant. Our scope of services included field explorations, laboratory testing, engineering analyses, and preparation of this report. The recommendations in the following sections of this report are based upon our current understanding of the proposed site development as outlined below. If actual features vary or changes are made, we should review them in order to modify our recommendations as required. In addition, RGI requests to review the site grading plan, final design drawings and specifications when available to verify that our project understanding is correct and that our recommendations have been properly interpreted and incorporated into the project design and construction. 2.0 Project description The project site is located at 4411 Northeast Sunset Boulevard in Renton, Washington. The approximate location of the site is shown on the Site Vicinity Map, Figure I. The site is currently occupied by an existing drive-thru McDonald's restaurant with an asphalt paved parking lot. RGI understands that the existing building will be demolished and a new McDonald's building will be constructed in approximately at the same location. The remainder of the site will be developed with asphalt surfaced parking and drive-thru areas. At the time of preparing this report, detailed site grading and building plans were not available for our review. Based on our experience with similar construction, we anticipate that the proposed building will be supported on perimeter walls with bearing loads of one to two kips per linear foot, and a series of columns with a maximum load up to 50 kips. Slab-on-grade floor loading of 250 pounds per square foot (pst) are expected. 3.0 Field Exploration and laboratory Testing 3.1 FIELD EXPLORATION On May 13, 2011, RGI observed the drilling of seven test borings. Test borings (B-1 through B-3) were drilled next to the existing building. Test borings (B-4 through B-7) were drilled in the parking and drive-thru areas. The approximate exploration locations are shown on Figure 2. Field logs of each exploration were prepared by the geotechnical engineer that continuously observed the drilling. These logs included visual classifications of the materials encountered during drilling as well as our interpretation of the subsurface conditions between samples. The boring logs included in Appendix A represent an interpretation of the field logs and include modifications based on laboratory observation and analysis of the samples. THE RILEY GROUP, INC. Geotechnical Engineering Report Renton Highlands McDonald's, Renton, WA 3.2 LABORATORY TESTING 2 " May 31.2011 RGI Project No. 2011-247 During the field investigation, a representative portion of each recovered sample was sealed in containers and transported to our laboratory for further visual and laboratory examination. Selected samples retrieved from the borings were tested for moisture content and grain size analysis to aid in soil classification and provide input for the recommendations provided in this report. The results and descriptions of the laboratory tests are enclosed in Appendix A of this report. 4.0 Site Conditions 4.1 SURFACE The subject site is a rectangular-shaped parcel of land approximately 0.98 acres in size. The site is bound to the north by Northeast Sunset Boulevard, to the ease by Anacortes Avenue Northeast, to the south by a day care center, and to the west by vacant property The site is currently occupied by an existing drive-thru McDonald's restaurant with an asphalt paved parking. Honey Creek runs into a culvert at the southwest comer of the site and across the south portion of the site. The site is relatively flat with an overall elevation difference of less than five feet. 4.2 GEOLOGY RGI reviewed the Geologic Map of Surficial Deposits in Seattle 30' by 60' Quadrangle, Washington (James C. Yount, etc., 1993). The review indicates that the soil in the project vicinity is mapped as Vashon advanced outwash deposits (Map Unit Qva), which consist of slightly oxidized, light red-brown gravel and sand and light brown to gray silt and clay, moderately-to well-sorted, well-stratified. These descriptions are generally similar to the findings in our field exploration. 4.3 SOILS The soils encountered during field exploration include approximately five feet of loose to medium dense fill comprised of sand with some gravel and silt over native soils. The native soils consist of up to six feet of loose to medium dense silty sand with gravel over two to four feet of stiff to very stiff silt. Native soils below the silt layer are medium dense to very dense silty fine sand to silty sand with gravel. Test boring B-1 next to the northeast comer of the building encountered interbedded silt layer with trace organics approximately six feet below the ground surface (bgs). More detailed descriptions of the subsurface conditions encountered are presented in the borings included as Figures A-I through A-7 in Appendix A. Sieve analysis was performed on two selected soil samples. Grain size distribution curves are included in Figures A-8 and A-9. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Geotechnical Engineering kt:pvrt Renton Highlands McDonald's. Renton. WA 4.4 GROUNDWATER 3 May 31,2011 RGI Project No, 2011-247 Groundwater seepage was encountered between depths of 8 to 12 feet bgs during our subsurface investigation, The groundwater encountered appears to be the static water level in the area, Based on the soil colors and time of the field exploration was performed, in our opinion the groundwater should be close to the seasonal-high level. It should be recognized that fluctuations of the groundwater table will occur due to seasonal variations in the amount of rainfall, runoff, and other factors not evident at the time the explorations were performed, In addition, perched water can develop within seams and layers contained in fill soils or higher permeability soils overlying less permeable soils following periods of heavy or prolonged precipitation, Therefore, groundwater levels during construction or at other times in the future may be higher or lower than the levels indicated on the logs. Groundwater level fluctuations should be considered when developing the design and construction plans for the project. 4.5 SEISMIC CONSIDERATIONS Based on the 2009 International Building Code (IDC), we recommend the follow seismic parameters should be used for design, ----_._------------ 2009 IBC Parameter Site Soil Class' Site Latitude -_._._-_._._------_._--------_._-_._--- Site Longitude Short Period Spectral Response Acceleration, S, (percent g) Value D' 47° 30' IS" N 122°09' 35"W 140.9 -_·_-------1------· __ .. _-- I-Second Period Spectral Response Acceleration, SI (percent g) 48.0 Seismic Coefficient, FA 1.0 Seismic Coefficient, F v 1.52 I. Note. In general accordance With the 2009 InternatIOnal Buddmg Code, Table 1613.5.2. !Be Site Class IS based on the average characteristics of the upper 100 feet of the subsurface profile. 2. Note: The 2009 International Building Code (lBe) requires a site soil profile detennination extending to a depth of 100 feet for seismic site classification. The current scope of our services does not include the required 100 foot soil profile determination. Borings extended to a maximum depth of 16.5 feet, and this seismic site class definition considers that similar soil continues below the maximum depth of the subsurface exploration. Additional exploration to deeper depths would be required to confirm the conditions below the Current depth of exploration. Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations from a seismic event. Liquefaction mainly affects geologically recent deposits of fine-grained sands that are below the groundwater table, Soils of this nature derive their strength from intergranular friction, The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction, thus reducing or eliminating the soil's strength. THE RILEY GROUP, INC. Geotechnical Engineering Report C Renton Highlands McDonald's, Renton, WA 4 r May 31,2011 RGI Project No. 2011-247 We reviewed the soil conditions encountered during field exploration and assessed the potential for liquefaction of the site's soil during an earthquake, Since the soils below groundwater level are silt and relatively dense silty sand with gravel, in our professional opinion the potential of soil liquefaction during an earthquake event is minimal 4.6 GEOLOGIC HAZARD AREAS Regulated geologically hazardous areas include erosion, landslide, earthquake, or other geological hazards, Based on the definition in the City of Renton Municipal Code, the site does not contain geologically hazardous areas 5.0 Discussion and Recommendations 5.1 GEOTECHNICAL CONSIDERATIONS Based on our study, the site is suitable for the proposed construction from a geotechnical standpoint. Foundations for the proposed building can be supported on conventional spread footings bearing on existing medium dense fill, structural fill or competent native soils, If any unsuitable (e,g" organic, soft) soil is encountered at footing sub grade, it should be over-excavated and backfilled with structural filL Slab-on-grade and pavements can be supported on existing medium dense fill or structural filL Detailed recommendations regarding the above issues and other geotechnical design considerations are provided in the following sections, These recommendations should be incorporated into the final design drawings and construction specifications, 5.2 EARTHWORK RGI expects that minor site grading would be needed for the proposed development. Due to the moisture sensitive nature of native soils, we recommend earthwork take place in the dryer summer months, 5.2.1 EROSION AND SEDIMENT CONTROL Potential sources or causes of erosion and sedimentation depend on construction methods, slope length and gradient, amount of soil exposed and/or disturbed, soil type, construction sequencing and weather. The impacts on erosion-prone areas can be reduced by implementing an erosion and sedimentation control plan, The plan should be designed in accordance with applicable city and/or county standards, We recommend the following erosion control Best Management Practices (BMPs): » Scheduling site preparation and grading for the drier summer and early fall months and undertaking activities that expose soil during periods oflittle or no rainfall; » Retaining existing vegetation whenever feasible; » Establishing a quarry spall construction entrance; THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Geotechnical Engineering kt:port Renton Highlands McDonald's. Renton, WA 5 May 31.2011 RGI Project No. 2011-247 ~ Installing siltation control fencing or anchored straw or coir wattles on the downhill side of work areas; ~ Covering soil stockpiles with anchored plastic sheeting; ~ Revegetating or mulching exposed soils with a minimum 3 inch thickness of straw if surfaces will be left undisturbed for more than one day during wet weather or one week in dry weather; ~ Directing runoff away from exposed soils and slopes; ~ Minimizing the length and steepness of slopes with exposed soils and cover excavation surfaces with anchored plastic sheeting. Graded and disturbed slopes should be tracked in place with the equipment running perpendicular to the slope contours so that the track marks provide a texture to help resist erosion and channeling. Some sloughing and raveling of slopes with exposed or disturbed soil should be expected. ~ Decreasing runoff velocities with check dams, straw bales or coir wattles; ~ Confining sediment to the project site; and ~ Inspecting and maintaining erosion and sediment control measures frequently. The contractor should be aware that inspection and maintenance of erosion control BMPs is critical toward their satisfactory performance. Repair and/or replacement of dysfunctional erosion control elements should be anticipated; Permanent erosion protection should be provided by reestablishing vegetation using hydroseeding and/or landscape planting. Until the permanent erosion protection is established, site monitoring should be performed by qualified personnel to evaluate the effectiveness of the erosion control measures. Provisions for modifications to the erosion control system based on monitoring observations should be included in the erosion and sedimentation control plan. 5_2_2 STRIPPING Stripping efforts should include removal of pavements, vegetation, organic materials, and deleterious debris from areas slated for building, pavement, and utility construction. The boring locations encountered up to eight inches of asphalt concrete. RGI expects that eight inches of stripping will be needed for most portions of the site in the proposed building pad and new pavement areas. 5_2_3 EXCAVATIONS All temporary cut slopes associated with the site and utility excavations should be adequately inclined to prevent sloughing and collapse. The site soils consist of loose to medium dense fill over native soils. Accordingly, for excavations more than four feet but less than 20 feet in depth, the temporary side slopes should be laid back with a minimum slope inclination of I V,H: I V (Horizontal:Vertical) for upper 10 feet soils and IH:IV for 10 feet below. If there is THE RILEY GROUP, INC. (""\ Geotechnical Engineering Report Renton Highlands McDonald's. Renton. WA 6 May 31. 2011 RGJ Project No. 2011-247 insufficient room to complete the excavations in this manner, or excavations greater than 20 feet in depth are planned, using temporary shoring to support the excavations should be considered. For open cuts at the site, we recommend » No traffic, construction equipment, stockpiles or building supplies are allowed at the top of cut slopes within a distance of at least five feet from the top ofthe cut. » Exposed soil along the slope is protected from surface erosion using waterproof tarps andjor plastic sheeting. » Construction activities are scheduled so that the length of time the temporary cut is left open is minimized. » Surface water is diverted away from the excavation. » The general condition of slopes should be observed periodically by a geotechnical engineer to confirm adequate stability and erosion control measures. In all cases, however, appropriate inclinations will depend on the actual soil and groundwater conditions encountered during earthwork. Ultimately, the site contractor must be responsible for maintaining safe excavation slopes that comply with applicable OSHA or WISHA guidelines. 5_2.4 SITE PREPARATION We anticipate that some areas of loose or soft soil will be exposed upon completion of stripping and grubbing. Proofrolling and subgrade verification should be considered an essential step in site preparation. After stripping, grubbing, and prior to placement of structural fill, we recommend proof rolling building and pavement sub grades and areas to receive structural fill. These areas should be proofrolled under the observation of RGI and compacted to a firm and unyielding condition in order to achieve a minimum compaction level of 95 percent of the modified Proctor maximum dry density as determined by the ASTM D 1557 test procedure Proofrolling and adequate subgrade compaction can only be achieved when the soils are within approximately ± 2 percent moisture content of the optimum moisture content. Soils which appear firm after stripping and grubbing may be proof rolled with a heavy compactor, loaded double-axle dump truck, or other heavy equipment under the observation of a RGI representative. This observer will assess the subgrade conditions prior to filling. The need for or advisability of proofrolling due to soil moisture conditions should be determined at the time of construction. In wet areas it may be necessary to hand probe the exposed subgrades in lieu of proof rolling with mechanical equipment. Sub grade soils that become disturbed due to elevated moisture conditions should be overexcavated to reveal firm, non-yielding, non-organic soils and backfilled with compacted structural fill. In order to maximize utilization of site soils as structural fill, we recommend that the earthwork portion of this project be completed during extended periods of warm and dry weather if possible. If earthwork is completed during the wet season (typically November through May) it will be necessary to take extra precautionary measures to protect subgrade soils. Wet season earthwork will require additional mitigative measures beyond that which would be expected during the drier summer and fall months. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Geotechnical Engineering kt;ytJrl Renton Highlands McDonald's. Renton, WA 5.2.5 STRUCTURAL FILL 7 May 31.2011 RGI Project No. 2011-247 Once stripping, clearing and other preparing operations are complete, cuts and fills can be made to establish desired building grades. Prior to placing fill, we recommend proof- rolling as described above. We recommend fill below the foundation and floor slab, behind retaining walls, and below pavement and hardscape surfaces be placed in accordance with the following recommendations for structural fill. The structural fill should be placed after completion of site preparation procedures as described above. We recommend placing structural fill in lifts not exceeding 10 inches in loose thickness and thoroughly compacted to at least 95 percent of the maximum dry density (MDD) as determined by the ASTM D 1557 test procedure. The suitability of excavated site soils and import soils for compacted structural fill use will depend on the gradation and moisture content of the soil when it is placed. As the amount of fines (that portion passing the US No. 200 sieve) increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult or impossible to achieve. Soils containing more than about five percent fines cannot be consistently compacted to a dense, non-yielding condition when the moisture content is more than two percent above or below optimum. Optimum moisture content is that moisture which results in the greatest compacted dry density with a specified compactive effort. The existing fill and native soil excavated on site without organics and silt may be used as structural fill if the soil is near the optimum moisture content. If on-site soils are or become unusable, it may become necessary to import clean, granular soils to complete site work that meet the grading requirements listed in Table I to be used as structural fill. Table 1 Structural Fill Gradation U.S. Sieve Size Percent Passing 3 inches 100 No.4 sieve 75 percent No. 200 sieve 5 percent • *B-~sed on minus "3/4 inch fraction.-~----"--------· ---.-----~.-------~----~~-~- Prior to use, a RGI representative should observe and test all materials imported to the site for use as structural fill. Structural fill materials should be placed in uniform loose layers not exceeding 10 inches and compacted as specified in Table 2. The soil's maximum density and optimum moisture should be determined by ASTM Test Designation Dl557 (Modified Proctor). THE RILEY GROUP, INC. Geotechnical Engineering Report r Renton Highlands McDonald's, Renton, WA 8 r May 31.2011 RGI Project No. 2011-247 Table 2 Structural Fill Compaction ASTM 01557 :-----~"',"--r =,~;,,~P' T~;:~#': -M-Oi-st~-:e-n-~~,;=-l +2 -2 Foundations On-site granular or approved 95 imEorted fill soils: +2 -2 Retaining Wall Backfill On-site granular or approved 92 imported fill soils: +2 -2 c------ Slab-on-grade On-site granular or approved 95 iml'orted fill soils: +3 -2 General Fill (non-On-site granular or approved 90 structural areas) imported fill soils: +2 -2 Pavement -Subgrade On-site granular or approved 95 and Base Course imported fill soils: Placement and compaction of structural fill should be observed by RGI. A representative number of in-place density tests should be performed as the fill is being placed to confirm that the recommended level of compaction is achieved. 5.3 FOUNDATIONS Following site preparation and grading, the proposed building foundation can be supported on conventional spread footings bearing on existing medium dense fill, structural fill or competent native soils. If any unsuitable (e.g., organic, soft) soil is encountered at footing subgrade, it should be over-excavated and backfilled with structural fill. Perimeter foundations exposed to weather should be at a minimum depth of 18 inches below final exterior grades. Interior foundations can be constructed at any convenient depth below the floor slab. Finished grade is defined as the lowest adjacent grade within five feet of the foundation for perimeter (or exterior) footings and finished floor level for interior footings. Table 3 Foundation Design --------------------i Design Parameter I Allowable Bearing Capacity Friction Coefficient Passive pressure (equivalent fluid pressure) T: psf~ pounds per square foot 2. pcf= pounds per cubic fOOl Minimum foundation dimensions Value 2,000 pst' 0.23 250 pcf Columns: 24 inches Walls: 16 inches The allowable foundation bearing pressures apply to dead loads plus design live load conditions. For short-term loads, such as wind and seismic, a 113 increase in this allowable THE RILEY GROUP, INc. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Geotechnical Engineering hl.-yJrt Renton Highlands McDonald's. Renton, WA 9 May 31,2011 RGI Praject No. 2011-247 capacity may be used. At perimeter locations, we recommend not including the upper 12 inches of soil in the computation of passive pressures because they can be affected by weather or disturbed by future grading activity, The passive pressure value assumes the foundation will be constructed neat against competent soil or backfilled with structural fill as described in section 5,2.5 Structural Fill of this report, The recommended base friction and passive resistance value includes a safety factor of about 1.5, With spread footing foundations designed in accordance with the recommendations in this section, maximum total and differential post-construction settlements of one inch and Yz inch, respectively, should be expected, 5.4 SLAB-ON-GRADE CONSTRUCTION Once site preparation has been completed as described in section 5.2 Earthwork, suitable support for slab-on-grade construction should be provided, RG [ recommends that the concrete slab be placed on existing medium dense fill or structural fill. Immediately below the floor slab, we recommend placing a four-inch thick capillary break layer of clean, free- draining pea gravel, washed rock, or crushed rock that has less than five percent passing the No, 200 sieve, This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab, Where moisture by vapor transmission is undesirable, an eight to ten millimeter thick plastic membrane should be placed on a 4-inch thick layer of clean gravel or rock. For the anticipated floor slab loading, we estimate post-construction floor settlements of Y.-to 'Iz-inch, For thickness design of the slab subjected to point loading from storage racks, we recommend using a sub grade modulus (Ks) of 150 pounds per square inch per inch of deflection (pci). 5.5 DRAINAGE 5,5,1 SURFACE Final exterior grades should promote free and positive drainage away from the building area, Water must not be allowed to pond or collect adjacent to foundations or within the immediate building area, For non-pavement locations, we recommend providing a minimum drainage gradient of three percent for a minimum distance of ten feet from the building perimeter. In paved locations, a minimum gradient of one percent should be provided unless provisions are included for collection and disposal of surface water adjacent to the structure, 5.5.2 SUBSURFACE We recommend installing perimeter foundation drains, A Typical Footing Drain Detail is shown on Figure 3, The foundation drains and roof downspouts should be tightlined separately to an approved discharge facility, Subsurface drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved discharge, THE RILEY GROUP, INC. Geolechnical Engineering Reporl r Renton Highlands McDonald's, Renton, WA 5.6 UTILITIES 10 May 31, 20ll RGI Project No. 20ll-247 Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APW A) specifications. For site utilities located within the right-of-ways, bedding and backfill should be completed in accordance with City of Renton specifications. At a minimum, trench backfill should be placed and compacted as structural fill, as described in section 5.2.5 Structural Fill. Where utilities occur below unimproved areas, the degree of compaction can be reduced to a minimum of 90 percent of the soil's maximum density as determined by the referenced ASTM standard. As noted, on-site excavated soils without organics and silt may be used as backfill only if the soil is near the optimum moisture content. Imported structural fill should be used for trench backfill if the construction occurs in wet winter months. 5. 7 PAVEMENTS Pavement subgrades should be prepared as described in section 5.2 Earthwork of this report and as discussed below. Regardless of the relative compaction achieved, the sub grade must be firm and relatively unyielding before paving. This condition should be verified by proof-rolling with heavy construction equipment or hand probe by inspector. With the pavement subgrade prepared as described above, we recommend the following pavement sections for parking and drive areas paved with flexible asphalt concrete surfacing. » For heavy truck traffic areas: four inches of asphalt concrete (AC) over eight inches of crushed rock base (CRB); and » For general parking areas: three inches of AC over six inches of CRB. The asphalt paving materials used should conform to the Washington State Department of Transportation (WSDOT) specifications for Class B asphalt concrete and CRB surfacing. » For drive-thru areas: five inches of concrete over six inches of CRB. Long-term pavement performance will depend on surface drainage. A poorly-drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. For optimum pavement performance, surface drainage gradients of no less than two percent are recommended. Also, some degree of longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. THE RILEY GROUP, INC. I I I I I I ,. I I I I I I I I I I I I I I I • I I I I I I I I I I I I I I Geotechnical Engineering h",yvrt Renton Highlands McDonald's, Renton. WA 6.0 Additional Services 11 May 31.2011 RGI Project No. 2011-247 RGI is available to provide further geotechnical consultation throughout the design phase of the project. We should review the final design and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and incorporated into project design and construction. RGI is also available to provide geotechnical engineering and construction monitoring services during construction. The integrity of the earthwork and construction depends on proper site preparation and procedures. In addition, engineering decisions may arise in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this scope of work. If these services are desired, please let us know and we will prepare a cost proposal. 7.0 limitations This report is the property of The Riley Group, Inc., McDonald's USA, LLC, and their designated agents. Within the limits of the scope and budget, this report was prepared in accordance with generally accepted geotechnical engineering practices in the area at the time this report was issued. This report is intended for specific application to the Renton Highlands McDonald's project at 4411 Northeast Sunset Boulevard in Renton, Washington, and for the exclusive use of McDonald's USA, LLC and its authorized representatives. No other warranty, expressed or implied, is made. Site safety, excavation support, and dewatering requirements are the responsibility of others. The scope of services for this project does not include either specifically or by implication any environmental or biological (e.g., mold, fungi, bacteria) assessment of the site or identification or prevention of pollutants, hazardous materials or conditions. If the owner is concerned about the potential for such contamination or pollution, we can provide a proposal for these services. The analyses and recommendations presented in this report are based upon data obtained from the test exploration performed on-site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, RGI should be requested to reevaluate the recommendations in this report prior to proceeding with construction. It is the client's responsibility to see that all parties to the project, including the designers, contractors, subcontractors, etc., are made aware of this report in its entirety. The use of information contained in this report for bidding purposes should be done at the contractor's option and risk. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I USGS, 1983, Bellevue South, Washington USGS, 1994, Renton, Washington 7.5-Minute Quadrangle The Riley Group, Inc. 17522 Bothell Way Northeast, Suite A Bothell, Washington 98011 Phone: 425.415.0551 • Fax: 425.415.0311 RGI Project Number 2011-247 Approximate Scale: 1"= 1000' o 500 1000 Site Vicinity Map i AN 2000 Date Drawn: 05/2011 -Vacant Property- • • • • • • • • • • B·6 • • • • • • ·7 • • KinderCare Learning Center • B·2 L "il ..co ~ -Parking Lot- • • Site • Building • • • Albertsons Planet Fitness Trash Big Lots Enclosure Ace Hardware Ee = Geotechnical test boring location drilled by RGI on 05113/20 II. Approximate Scale: I "=60' .&I. b~'~'~"~~3~~#M~'~~6~~~'~'~"~' ~~~I!O ~ = = = = Site Boundary The Riley Group, Inc. 17522 Bothell Way Northeast, Suite A Bothell, Washington 98011 Phone: 425.415,0551 • Fax: 425.415,0311 Renton Highlands McDonald's Figure 2 RGJ Project Number 2011·247 Geotechnical Exploration Plan Date Drawn: 0512011 Address: 4411 Northeast Sunset Boulevard, Renton, Washington I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I BUILDING SLAB ~ __ +-~_.,....,.,,....,--!'4 : .. .• . • ;.' .. /l ..... 4"~· .C· . .'· ••. :.:.,:.,., ,,'" '. "" ."'.' ,////////// ;0 • " ~.A • • .... .... ': .. :-;\ .. ~ ""::-:~:~'<': .. ':":,,:"'/".~::~: .:.~:::. : .... ::: ~: ..... V' "< /<"': /, '" / /, /, /, /, /( . ~~'. ;;;~·:·;~,~:,:,·.:;'<\'::':~::':<·\:<';2L><: " '.' ...~;·'\C:OI\1PACTEJ) .".,::: .. ~ " :--'. ··,~·;/STRUCTURAC·":\~'., /. ,,' . •. .' '::--.. , BACKFILL ..... -:, .. ;,. v, " " \:.''; . '.' '.' .... . '.~.' .' 0 ~ /'. ~.:"'".' ~ .... .. '4·. ". .: ~ :', /" >.;: ~ '. :. ~ ... .t .. . .. ... .. \d . >:::- /x, /x, /x, // 4" PERFORATED PIPE 3/4" WASHED ROCK OR PEA GRAVEL NOT TO SCALE The Riley Group, Inc. Renton Highlands McDonald's FILTER FABRIC 17522 Bothell Way Northeast, Suite A Bothell, Washington 98011 RGI Project Number 2011-247 Typical Footing Drain Detail Figure 3 Date Drawn: 05/2011 Phone: 425.415.0551 • Fax, 425.415.0311 Address: 4411 Northeast Sunset Boulevard, Renton, Washington I I I I I I I I I I I I I I I I I I Geotechnical Engineering }(~y'-'rl Renton Highlands McDonald's, Renton, WA APPENDIX A May 31,2011 RGI Project No, 2011-247 FIELD EXPLORATION AND LABORATORY TESTING On May 13,2011, RGI perfonned field explorations using a track-mounted drill rig, We explored subsurface soil conditions at the site by observing the drilling of seven borings to a maximum depth of 16.5 feet below existing grade. The boring locations are shown on Figure 2, The boring locations were approximately detennined by measurements from existing property lines and paved roads. The Boring Logs are presented on Figures A-I through A-7, An engineer from our office conducted the field exploration and classified the soil conditions encountered, maintained a log of each test exploration, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A-I. Representative soil samples obtained from the explorations were placed in closed containers and taken to our laboratory for further examination and testing, As a part of the laboratory testing program, the soil samples were classified in our in house laboratory based on visual observation, texture, plasticity, and the limited laboratory testing described below. Moisture Content Determinations Moisture content determinations were perfonned in accordance with ASTM 02219 on representative samples obtained from the exploration in order to aid in identification and correlation of soil types, The moisture content of typical sample was measured and is reported on the Boring Logs, Grain Size Analysis A grain size analysis indicates the range in diameter of soil particles included in a particular sample, Grain size analyses for the greater than 75 micrometer portion of the samples were perfonned in accordance with ASTM 0422 on five of the samples, the results of which are shown on Figure A-S and A-9, THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I Project Name: Renton Highlands McDonald's Project Number: 2011-247 Client: McDonald's USA, LLC .; u c 'if ;'Ji m "in "0 ~ m C .c '" a:: E 0 ,., --' m u m :c (J 0- m ~ ::> (9 8 COLUMN DESCRIPTIONS ~ Key to Log of Boring ~Sheet1 of1 MATERIAL DESCRIPTION 9 m Elevation (feet): Elevation (MSL, feet). [!] Recovery (%): Core Recovery Percentage is determined based on 2 Depth (feet): Depth in feet below the ground surface. a ratio of the length of core sample recovered compared to the 3 Sample Type: Type of soil sample collected at the depth interval cored interval length. shown. [l] uses Symbol: uses symbol of the subsurface material. [!] Sample ID: Sample identification number. [!] Graphic Log: Graphic depiction of the subsurface material rn Sampling Resistance, blows/ft: Number of blows to advance driven encountered. sampler one foot (or distance shown) beyond seating interval [!J MATERIAL DESCRIPTION: Description of material encountered. using the hammer identified on the boring log. May include consistency, moisture, color, and other descriptive text. FIELD AND LABORATORY TEST ABBREVIATIONS CHEM: Chemical tests to assess corrosivity COMP: Compaction test CONS: One-dimensional consolidation test LL: Liquid Limit. percent MATERIAL GRAPHIC SYMBOLS Asphaltic Concrete (AC) AF SILT, SILT w/SAND, SANDY SILT (ML) Silty SAND (SM) TYPICAL SAMPLER GRAPHIC SYMBOLS I'V1 Shelby Tube (Thin-walled. ~ fixed head) I Auger sampler ~ Bulk Sample ~" 3-inch-OD California wI !AI brass rings GENERAL NOTES rn CME Sampler rn Continuous Core Sampler rn Grab Sample 1 2.5.inch~OD Modified California wI brass liners ng Moisture (%): Moisture, expressed as a water content. PI: Plasticity Index, percent SA: Sieve analysis (percent passing No. 200 Sieve) UC: Unconfined compressive strength test. Qu, in ksf WA: Wash sieve (percent passing No. 200 Sieve) :::.-: . • <B'.' Poorly graded SAND (SP) rn Pitcher Sample ~ 2·inch·OD unlined split ~ spoon (SPT) OTHER GRAPHIC SYMBOLS ------¥ Water level (at time of drilling. ATD) ~ Water level (after waiting) ~ Shelby Tube (Thin-walled, • ~ fixed head) Minor change in material properties within a stratum -Inferred/gradational contact between strata -?-Queried contact between strata 1: Soil classifications are based on the Unified Soil Classification System. Descriptions and stratum lines are interpretive. and actual lithologic changes may be gradual. Field descriptions may have been modified to reflect results of lab tests. 2: DeSCriptions on these logs apply only at the specific boring locations and at the time the borings were advanced. They are not warranted to be representative of subsurface conditions at other locations or times. The Riley GrouP. Inc. 17522 Bothell Way NE. Bothell. WA 98011 711 St. Helens Avenue. Taccoma. WA 98402 1838 South Washington Street. Kennewick, WA 99337 I I I I I I I I I I I I • I I I I I I Project Name: Renton Highlands McDonald's ~ Boring/Well No.: B-1 Project Number: 2011·247 Client: McDonald's USA, LLC Oale(s) Drilled: May 13, 2011 Drilling Method(s): Hollow Stem Auger Drill Rig Type: Rubber Track Drill Rig Groundwater Level 10 feet b 5 ATD and Date Measured: 9 Borehole Backfill: Bentonite Chips <Ii u c '" 'if 'it 12 .~ ~ ~ 'if ~ Q '" c ~ 0> ~ 0 11 ~ .= -= ., ~ ~ 0. 0.'" > > E E ~ 0 u ., ~ '" "'.2 ~ ill 0 r/) r/).c '" - S1 19 80 - S2 8 20 -¥- S3 22 60 - 54 20 90 -20- -25- - - Sheet 1 of 1 Logged By: JC Surface Conditions: Asphalt Drill Bit Size/Type: nla Total Depth of Borehole: 16.5 feet bgs Drilling Contractor: Boretee Approximate I Surface Elevation: n a Sampling Method(s): SPT H 0 140 Ib, 30 In drop, rope and ammer ala: cathead location: 4411 Northeast Sunset Boulevard, Renton, Washington "0 .c Ii ~ E >-~ r/) r/) 2 '-' .~ r/) MATERIAL DESCRIPTION 0 => ::; 7" asphalt concrele Fm Brown SAND with some gravel and "It, , damp 10 moist 91 Tgray , sitly, gravelly SAND with I sill and Irace organics, loose, moisl _ 3M r-- Gray, fine, silty SAND with trace gravel, medium dense, wet - Bottom of boring a116.5 feel bgs - f-- The Riley Group, Inc, 17522 Bothell Way NE, Bothell, WA 98011 711 St. Helens Avenue, Tacoma, WA 98402 1838 South Washington Sireet, Kennewick, WA 99337 12.4 - 19.4 - 25.6 - - - Figure A-1 Project Name: Renton Highlands ~cDonald's ~ BoringlWell No,: B-2 Project Number: 2011·247 Client: McDonald's USA, LLC Date(s) Drilled: May 13, 2011 Drilling Method(s): Hollow Stem Auger Drill Rig Type: Rubber Track Drill Rig Groundwater Level 9 f t b ATD and Date Measured: eo gs Borehole Backfill: Bentonite Chips 1i c 16 ~ ~ 00 ~ 16 ~ c Q 0:: c ~ C> c:-o J ~ .S: 4;: ~ ~ % "-,,-", > > E q 8 ~ ~ '" ~ ill Cl (f) ~:E 0:: - St 9 .0 - 52 18 20 ~ -10~ 53 6 60 - 54 35 90 -20- - -25- - - .... ;. Sheet 1 of 1 logged By: JC Surface Conditions: Asphalt Drill Bit Size/Type: n/a Total Depth of Borehole: 16.5 f •• t bgs Drilling Contractor: Baratee Approximate I Surface Elevation: n a Sampling Method(s): 8PT HOI 140 Ib, 30 In drop, rope and ammer a a: cathead Location: 4411 Northeast Sunset Boulevard, Renton, Washington <5 Iii MATERIAL DESCRIPTION I ~ ill Brown: some gravel and sHt, loose, damp to moist ~ , sHty SAND wHh trace gravel, medium dense, moist to wet , sHty, fine SAND, loose to medium dense, wet Brown SILT, medium stiff, wet , silty SAND with trace gravel and mottled "ollom 01 bonng aI 1 b.O leet bgs - - The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 71151. Helens Avenue, Tacoma, WA 98402 1838 South Washington Stmot, Kennewick, WA 99337 ,dense, wet '" "-e .3 "5 :::;; - 10.7 - 22.2 - - 27.5 - 15,3 - - Figure A-2 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Project Name: Renton Highlands McDonald's ~ Boring/Well No,: B-3 Project Number: 2011-247 Client: McDonald's USA, LLC oale(s) Drilled: May 13, 2011 Drilling Method(s): Hollow Stem Auger Drill Rig Type: Rubber Track Drill Rig Groundwater Level 12 feet b s ATD and Dale Measured: 9 Borehole Backfill: Bentonite Chips oj u ~ ~ ~ ! .~ a ~ ~ ~ ~ .c 9 a: E ~ ~ '" ~ >- 0 I ~ ~~ ~ (f) ~ 'E. 0. > (f) > E E ~ 0 (J u ~ ~ ro ro 0 ~ (f) ill 0 (f) (f)]5 a: :> -I " 51 27 65 - 52 • 75 - - - -1O~ 53 24 75 8M ~ -15- 54 3. 60 - -20- -25- -30 Sheet 1 of 1 Logged By: JC Surface Conditions: Asphalt Drill Bit SizelType: n/. Total Depth of Borehole: 16.5 feet bgs Drilling Contractor: Baretee Approximate I Surface Elevation: n a Sampling Method(s): SPT HOI 140 Ib, 30 In drop, rope and ammer a a: cathead location: 4411 Northeast Sunset Boulevard, Renton, Washington Ii MATERIAL DESCRIPTION .6" I Gray, silly SAND with some gravel, , damp ,._/ SAND with some silt, loose, moist Light g'ay SILT, stiff to 'e"l stiff, moist to wet I- , silty SAND wilh I to g'"y, silty, fine SAND wilh t,"ce g,",el, medium dense to dense, wet - Bottom of boring at 16.5 feet bgs - - The Riley Group, Inc 17522 Bothell Way NE, Bothel" WA 98011 711 51. Helens Avenue, Tacoma, WA 98402 1838 South Washington Street, Kennewick, WA 99337 c ~ .3 w '0 ::;; 8.8 - 22.6 - 27.8 - 14.2 - - Figure A-3 Project Name: Renton Highland~w 'wid's ~ ng/Well No.: B-4 Project Number: 2011-247 : Sheet 1 of 1 Client: McDonald's USA, LLC Dale(s) Drille'" May 13, 2011 Logged By: JC Surface Conditions: Asphalt Drilling Method(s): Hollow Stem Auger Drill Bit SizefType: nla Total Depth of Borehole: 16.0 feet bgs Drill Rig Type: Rubber Track Drill Rig Drilling Contractor: Boretee Approximate I Surface Elevation: n a Groundwater Level N t E t d ATD and Dale Measured: 0 ncoun ere Sampling Method{s): SPT H 0 140 Ib, 30 In drop. rope and ammer ala: cathead Borehole Backfill: Bentonite Chips 11 c ~ ~ I '" ~ ~ ~ ~ Q c:: L c :! C> c:-0 ~ ~~ ~ "' .c Q. > ro 8 > Q. E E ~ " " ro ~:a ~ ljj 0 rn c:: -0 81 28 .0 - S2 9 .0 -10- 83 43 75 -15- S4 50f6' 40 -20- -25- - location: 4411 Northeast Sunset Boulevard, Renton, Washington "0 .c 13" E ,., rn rn u rn MATERIAL DESCRIPTION ::J ~J I ;II Brown some gravel and silt, medium dense, damp to moist ML IsM r-- I SILT with lrace mottled brown, sl'ff, mo'st 10 wei Brown 10 gray, silly some gravel, dense 10 very dense, mo'sl Bottom of DOring a1 ".0 feel .gs r - The Riley Group, Inc. 17522 Bothell WayNE, Bothell, WA 98011 711 51. Helens Avenue, Tacoma, WA 98402 1838 South Washington Street, Kennewick, WA 99337 ~ ~ ~ 0 ;:;; - 9.1 - 28.9 - - - 7.5 - 9.6 - - Figure A-4 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Project Name: Renton Highlands McDonald's Project Number: 2011-247 ~ 8oring/Well No,: 8-5 ~Sheet1 of1 Client: McDonald's USA, LLC Dale(s) Drilled: May 13. 2011 logged By: JC Surface Conditions: Asphalt Drilling Method(s): Hollow Stem Auger Drill Bit SizelType: nla Total Depth of Borehole: 11.5 feet bgs Drill Rig Type: Rubber Track Drill Rig Drilling Contractor: Saretee Approximate Surface Elevation: nla Groundwater level 8 feet b 5 ATD and Date Measured: 9 Sampling Melhod(s): SPT H D t 140 Ib, 30 in drop, rope and ammer a a: cathead Borehole Backfill: Bentonite Chips Location: 4411 Northeast Sunset Boulevard, Renton, Washington ,,; u c iii ~h7.5~"'~I~~~~========j--j ~ Brown SAND with some~-den-s8, damp to moist m ~ 12 .~ ~ m ~ ~ Q rr c ~ '" '" 0 II ~ .5 ~ ~ ~ t 0. c." > ro 0 > E ~~ u ~ ~ ro ~ ijj 0 en en.c rr -MATERIAL DESCRIPTION S1 17 70 16.5 -[['" ' trace gravel, medium deose, moist S2 20 50 ~ Gray SAND w,th trace~ dense. wet - 22.5 -10-i-- S3 21 85 18.5 ~ Bottom of bonng a111.5 feet bgs -15-- -20-- -25-- -30-L-L __ -L __ -L ____ L-~L_~ ______________________________________________ ~ ______ _l The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 711 SI. Helens Avenue, Tacoma, WA 98402 1838 South Washington Street, Kennewick, WA 993J7 Figure A-S Project Name: Renton Highlands IIncDonald's ~ 80ringIWeil No,: 8-6 Project Number: 2011·247 Client: McDonald's USA, LLC Dale(s) Drilled: May 13, 2011 Drilling Method(s): Hollow Stem Auger DriU Rig Type: Rubber Track Drill Rig Groundwater Level ATD and Date Measured: Not Encountered Borehole Backfill: Bentonite Chips '" u c ~ t:l ! 'in ~ ~ ~ " Q tr .... c ~ C> ~ 0 i " :8.~ ~ '" ~ C. '" > E E g " " '" " [ij 0 en ~:o tr -0 S1 11 100 - 82 26 90 - 53 34 90 -15- · -20- · -25- . · . - '0 ., E >-en en (J en ::l " ML ; Sheet 1 of 1 logged By: JC Surface Conditions: Asphalt Drill Bit SizelType: nl. Tolal Depth of Borehole: 11,5 feet bgs Drilling Contractor: Baretee Approximate I Surface Elevation: n a Sampling Method(s): SPT HOI 140 Ib, 30 In drop, rope and ammer a a: cathead Location: 4411 Northeast Sunset Boulevard, Renton, Washington Ii MATERIAL DESCRIPTION I Gray SILT with motlled brown and j silty sand layers, stiff, moist r- ,silty some gravel, trace mo.'ed brown, medium dense to dense, moist to wet Bottom of boring at 11,5 feet bgs - - - The Riley Group, Inc. 17522 Bothell Way NE. Bothell, WA 98011 711 51. Helens Avenue, Tacoma, WA 98402 1838 South Washington Street, Kennewick, WA 99337 e:. ~ ~ '0 ::; 20.3 - 23.7 - 11.3 - - - Figure A-6 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Project Name: Renton Highlands McDonald's ~ Boring/Well No,: B-7 Project Number: 2011-247 Client: McDonald's USA, LLC Date(s) Drilled: May 13, 2011 Drilling Method(s): Hollow Stem Auger Drill Rig Type: Rubber Track Drill Rig Groundwater Level N t E t d ATD and Date Measured: 0 ncaun ere Borehole Backfill: Bentonite Chips '" u c ~ 1Jl II ·in "0 ~ ~ ~ .c Q; 9 '" ~ E c ~ C> 2:->- 0 ~ .= = ~ rJ) ~ t 15. c." > rJ) > E E 3 0 () u ~ ~ ~ ~ 0 ~ rJ) iIi D rJ) rJ):O '" :::> - FiiI 51 41 70 -5 5P 52 75 50 - 53 45 85 f-- -15- - -20- -25- - Sheet 1 of 1 Logged By: JC Surface Conditions: Asphalt Drill Bit SizelType: nla Total Depth of Borehole: 11.5 feet bgs Drilling Contractor: Saretee Approximate I Surface Elevation: n a Sampling Method(s): SPT HOt 140 Ib, 30 in drop, rope and ammar a a: cathead Location: 4411 Northeast Sunset Boulevard, Renton, Washington Ii MATERIAL DESCRIPTION 7" asphalt concrete ' Gray to brown, silty, gravelly SAND, dense, damp ~Brown SAND with trace ,ilt, den'e, mo;'t to wet Gray, s;lty SAND w;th ,orne gravel, dense, wet . Bottom of bor;n9 a111.5 feet bg, f- f- f- The Riley Group, Inc 17522 Bothell Wa NE, Bothell, WA 98011 y 71151. Helens Avenue, Tacoma, WA 98402 1838 South Washington Street, Kennewick, WA 99337 ~ ~ ~ ·0 :; 5.0 - 196 - 12.0 - - - · · · - Figure A-7 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PHONE: (425) 415-0551 FAX: (425) 415-0311 GRAIN SIZE ANALYSIS ASTM D 421, D 2217, D 1140, C 117, D 422, C 136 PROJECT TITLE Renton Hi~hlands McDonald's I SAMPLE mrrYPE I B-2 I SI I PROJECT NO. 2011-247 SAMPLE DEPTH 2.5' -4.0' TECHIDATE JC 5/19/11 WATER CONTENT {Delivered Moisturel Total Weight OfSam~le Used For Sieve Corrected For H):::groscoI!:ic Moisture Wt Wet Soil & Tare (gm) (wi) 304.00 Weight Of Sample (gm) 275.90 Wt Dry Soil & Tare (gm) (w2) 275.90 Tare Weight (gm) 13.60 Weight ofTare (gm) (w3) 13.60 (W6) Total Dry Weight (gm) 262.30 Weight of Water (gm) (w4'=WI-w2) 28.10 SIEVE ANALYSIS Weight of Dry Soil (gm) (w5~2·w3) 262.30 Cumulative Moisture Content (%) (w4/w5)*100 10.71 Wt Ret {Wt·Tarel (%Retained) % PASS +Tare (Cwt retlw6)' 1001 {100·%retl % COBBLES 0.00 12.0" 13.60 0.00 0.00 100.00 cobbles %CGRAVEL 9.11 3.0" 13.60 0.00 0.00 100.00 coarse gravel %FGRAVEL 11.06 2.5" coarse gravel %CSAND 4.77 2.0" coarse gravel %MSAND 33.93 1.5" 13.60 0.00 0.00 100.00 coarse gravel % FSAND 32.86 1.0 11 coarse gravel % FINES 8.27 0.75" 37.50 23.90 9.11 90.89 fine gravel % TOTAL 100.00 0.50" fine gravel 0.375" 55.30 41.70 15.90 84.10 fine gravel DlO (mm) 0.12 #4 66.50 52.90 20.17 79.83 coarse sand 030 (mm) 0.29 #10 79.00 65.40 24.93 75.07 medium sand D60 (mm) I #20 medium sand Cu R 1 #40 168.00 154.40 58.86 41.14 fine sand Cc 0.7 #60 fine sand #100 246.50 232.90 88.79 11.21 fine sand #200 254.20 240.60 91.73 8.27 fines PAN 275.90 262.30 100.00 0.00 silt/clay 100 ..12" '",7 • " . #10 <20 , #61 ~10 #2' % 90 ....... 80 P 70 "-A 60 5 50 5 40 "- I 30 "' 20 N 10 "" G 0 1000 100 10 1 0.1 0.01 0.001 Grain size in millimeters DESCRIPTION SAND with some gravel and silt Descrintive Terms trace o to 5% little 5 to 12% USCS SP-SM I some 12 to 30% and 30 to 50% FIGURE A-8 The Riley Group, Inc. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 GRAIN SIZE ANALYSIS PHONE: (425) 415-0551 FAX: (425) 415-031\ ASTM D 421, D 2217, D 1140, C 117, D 422, C 136 PROJECT TITLE Renton Highlands McDonald's SAMPLE mrrYPE I B-3 I S2 I PROJECT NO. 2011-247 SAMPLE DEPTH 5.0' -6.5' TECHffiATE JC 5119111 WATER CONTENT illelivered Moisturel Total Weight OfSamgie Used For Sieve Corrected For Hygroscogic Moisture Wt Wet Soil & Tare (gm) (wi) 281.10 Weight Of Sample (gm) 231.90 Wt Dry Soil & Tare (gm) (w2) 231.90 Tare W~ight (gm) 14.00 Weight ofTare (gm) (w3) 14.00 (W6) Total Dry Weight (gm) 217.90 Weight of Water (gm) (w4~wl-w2) 49.20 SIEVE ANALYSIS Weight of Dry Soil (gm) (w5~w2-w3) 217.90 Cumulative Moisture Content (%) (w4/w5)*100 22.58 WtRet (Wt-Tarel (%Retained) % PASS +Tare l(wt retfw6)t JOOl (lOO-%ret) % COBBLES 0.00 12.0" 14.00 0.00 0.00 100.00 cobbles %CGRAVEL 0.00 3.01! 14.00 0.00 0.00 100.00 coarse gravel %FGRAVEL 0.18 2.5" coarse gravel %CSAND 1.15 2.0" coarse gravel %MSAND 58.05 1.5" 14.00 0.00 0.00 100.00 coarse gravel %FSAND 31.48 1.0" coarse gravel % FINES 9.\3 0.75" 14.00 0.00 0.00 100.00 fine gravel % TOTAL 100.00 0.50" fine gravel 0.375" 14.00 0.00 0.00 100.00 fine gravel DID (mm) 0.092 #4 14.40 0.40 0.18 99.82 coarse sand D30 (mm) 0.29 #10 16.90 2.90 1.33 98.67 medium sand D60 (mm) 0.71 #20 medium sand Cu 7.7 #40 143.40 129.40 59.39 40.61 fine sand Cc 1 .1 #60 fine sand #100 204.90 190.90 87.61 12.39 fine sand #200 212.00 198.00 90.87 9.13 fines PAN 231.90 217.90 100.00 0.00 silt/clay 100 ". 1".7 " .l7 • #4 #10 ." # 0 #61 ff10 #20 % 90 80 "- P 70 A 60 5 50 5 40 "- I 30 "- N 20 '" 10 G 0 1000 100 10 1 0.1 0.01 0.001 Grain size in millimeters DESCRIPTION SAND with some silt Descrigtive Tenns trace Oto5% little 5 to 12% uscs SP-SM J some 12t030% and 30 to 50% FIGURE A-9 The Riley Group, Inc. ! I , .1 , ,Ii. -.~ o\~\O{\ City of Renton C" \{\~ '?\?>{\{\ . ,\i.\\\t I 4ND USE PERMIT , ... ~ ... , .•. ~,,:TERAPPLIC~"fION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: McDonalds USA LLC McDonalds's on NE Sunset Blvd Redevelopme t PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 12131 113th Ave NE, Suite 103 4411 NE Sunset Blvd. Renton, WA CITY: Kirkland ZIP: 98034 TELEPHONE NUMBER: 425-242-2420 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 032305-9097-00 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Rick Peterson Fast-Food Restaurant COMPANY (if applicable): McDonalds USA LLC PROPOSED LAND USE(S): Fast-Food Restaurant EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 12131 113th Ave NE, Suite 103 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Kirkland ZIP: 98034 (if applicable) EXISTING ZONING: TELEPHONE NUMBER: 425-242-2412 CA CONTACT PERSON PROPOSED ZONING (if applicable): N/A NAME: Jenelle Taflin, P.E. SITE AREA (in square feet): 0.97 acres SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): PACLAND DEDICATED: N/A SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 11711 SE 8th St, Suite 303 N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Bellevue ZIP: 98005 ACRE (if applicable) N/A TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 425-453-9501 x 1511 N/A jtaflin@pacland.com NUMBER OF NEW DWELLING UNITS (if applicable): N/A H:\CED\Data\Fonns-Templates\Self-Help Handouts\P1anning\masterapp.doc -t -03/11 ., .' PROJECTINFORMATrIO~N_~(lc~o~n=ti~n=ue~d~I) ______________ -. NUMBER OF EXISTING DWELLING UNITS.(if applicable): PROJECT VALUE: N/A $900K SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A Q AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON·RESIDENTIAL ~ AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): 5,050 Q FLOOD HAZARD AREA ___ sq.tt. SQUARE FOOTAGE OF EXISTING NON·RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 Q GEOLOGIC HAZARD ___ sq.tt. NET FLOOR AREA ON NON·RESIDENTIAL BUILDINGS (if Q HABITAT CONSERVATION ___ sq.tt. applicable): Q SHORELINE STREAMS & LAKES ___ sq.tt. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): Q WETLANDS sq. tt. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION 3 ,TOWNSHIP 23N, RANGE 5E, IN THE CITY ------ OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) '6:0= ~ ?n£?SC?\/ ' declare under penalty of pe~ury under the laws of the State of Washington that I am (please check one) __ the current owner of the properly involved in this application or K 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. i2<i¥ . i;Ib-. Signature of Owner/Representative Dae Signature of Owner/Representative Date j(~~t'1,~ STATE OF WASHINGTON) ) SS COUNTY OF KING ) I certify that I know or have satisfactory eviden~at K \C)<--~~ signed this instrument and acknowledge it to b~/her/their free and voluntary act for the uses and purpose mentioned in·the instrument. \~ c:y\ _1~hl;t Notary Public in and for the State of Washington Notary (Print): _W-,--,::-~,-c--,-.~-=-__ A._. _r-_-_owv_...,;ll<---_V\..9Jr_'--_ y appointment expires: _~-"=,=.:.J=C~=,,-!!,,_C1,-<,,-'W-=-.:,,-,,l5,,-______ _ H:\CED\Data\Fonns.Templates\Self-HeJp Handouts\Planning\masterapp.doc -2-03/11 !. i i i I CityOfR Planning Denton IVlsio n McDONALD'S USA. LLC MAR 2 7 lUll SECRETARY'S CERTIFICATE I, Catherine A. Griffin, an officer of McDonald' s USA, LLC, a limited liability com:~(f;~UW'~[f}J organized under the laws of the State of Delaware (the "Company"), hereby certify as follows, as of the date hereof: 1. I am the duly appointed, qualified and acting U.S. Vice President and Secretary of the Company; and 2. The Board of Directors of the Company duly adopted resolutions, on July 6,2010 (the "Resolutions"), a true, complete, and correct copy of which are attached hereto as .Exhibit A, to authorize certain officers anc! employees of the Company to execute documents in connection with construction projects undertaken by the Company, and such Resolutions have not been amended, modified or rescinded in any way and remain in full force and effect. , '?1~ IN WITNESS WHEREOF, I have hereunto set my hand on this _.M_ day . .&'0,,(11,20 /j, . \ Catherine A. Griffin '''-.'''''_ \ U.S. Vice President and Secr y Document.#: 826688~vl EXHIBIT A Resolutions of the Board of Directors of McDonald's USA. LLC Adopted July 6, 20 I 0 • RESOLVED, That any of James Carras, Christine Cole, Catherine A. Griffin, Deruse Home, Kathleen M. Kuta, Jerome N. Krulewitch, Larry B. Long, Michael D. Richard, Heather Smedstad, Padraic Molloy and Robert L. Switzer all of whom are officers of the Company; Maximiliano Carmona, Senior Construction Director of the Company, Michael B. Ebanks, Construction Director of the Company; any U.S. Division Development Officer of the Company; and any attorney holding the title of Managing Counselor Senior Counsel and practicing in the U.S. Legal Practice Group, are authorized to execute for and 6n behalf of the Company, such agreements, documents, certificates and all other instruments as may be necessary or appropriate in connection with construction projects undertaken by the Company; provided, however, tharthe authority granted to the U.S. Division Development Officer shall only be for construction projects undertaken in his or her respective geographic area of responsibility. FURTHER RESOLVED, That each U.S. Division President of the Company is authorized to execute in the name of and on behalf of the' Company such agreements, documents, certificates and all other instruments as may be necessary or appropriate in connection with construction projects undertaken by the Company in his or her respective geographic area of responsibility, up to a limit of One Million Nine Hundred Thousand Dollars ($1,900,000) per construction project. FURTHER RESOLVED, That each U.S. Vice President -General Manager is authorized to execute in the name of and on behalf of the Company such agreements, . documents, certificates and all other instruments as may be necessary or appropriate in connection with· construction projects undertaken by the Company in his or her respective. geographic area of responsibility, up to a limit of One Million Four Hundred Thousand Dollars ($1,400,000) per construction project. . -FURTHER REsoLvED, Thaieach'U:S. Division IJeve!opinenfDirectOr, eacli" U.S. Region Development Director and each U.S. Region Construction Manager, is authorized to execute in the name of and on behalf of the Company such agreements, documents, certificates and all other instruments as may be necessary or appropriate in connection with construction projects undertaken by the Company in his or her respective geographic area of responsibility, up to a limit of Fifty Thousand Dollars ($50,000) per occurrence not to exceed Three Hundred Thousand Dollars ($300,000) per project. FURTHER RESOLVED, That any of the above signatories for U.S. construction matters; any Assistant Secretary and any Assistant Treasurer of the Company; and any attorney holding the title of Counsel and practicing in the U.S. Legal Practice Group, are authorized to attest to the signatures on any documents that have been executedpursuant Document #: 826688-vl A-I !' to the foregoing resolutions (except that no individual may attest to his or her own signature). FURTHER RESOLVED, That any of the above signatories for U.S. construction matters may also sign governmental permit applications and forms for the construction projects undertaken by the Company in his or her respective geographical area of responsibility. FURTHER RESOL YEO, That the resolutions previously adopted by the Board of Directors of this Company on June 21, 2010 relating to the execution of documents for construction projects and to such agreements, documents, certificates and other instruments as may be required in connection with construction projects undertaken by the Company are superseded by the above resolutions, and all actions taken by the persons duly authorized therein and in conformity therewith are in all respects confirmed, adopted and ratified as the valid and subsisting acts of this Company, having full force and effect from and after the dates thereof. - Document #: 82668B-v} A-2 MCDONALD'S ON NE SUNSET REDEVELOPMENT 4411 NE SUNSET BLVD CITY Of RENTON PRE12-001 January 19, 2012 Contact Information: Planner Rocale Timmons Phone: 425.430.7219 Public Works Reviewer: Arneta Henninger Phone: 425.430.7216 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an apPointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). #-/7 iF :2{...B DATE: TO: FROM: SUBJECT: • January 10, 2012 Rocale nmmons, Associate Planner Corey Thomas, Plans Review Inspector McDonald's on NE Sunset Boulevard • 1. The preliminary fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. Two fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. The existing hydrants all need 5-inch storz fittings in order to meet code and they do not have them at present. It appears adequate fire flow and fire hydrants exist in this area. 2. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. Credit would be granted for the existing building to be removed, so no new fees would apply as the old building is bigger than the one proposed. 3. Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 4. An annual place of. assembly permit is required for occupancies exceeding 50 persons. 5. Fire department apparatus access is adequate. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. See attached sheet for the format in which to submit your plans. Renton Fire Department Pre Fire Planning 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.af3 ABC Flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawing.dwg AutoCad Drawing.dgn Computer Graphics Metaf1le.cgm Corel Clipart Format.crnx Corel DRAW! Drawing File Format.edr Corel Flow.cft Encapsulated Postscript File.eps Enhanced Metaflle.emf IGES Drawing File Format.igs Graphics Interchange Format.gif Macintosh prCT Format.pct Micrografx Designer Ver 3.l.drw Micrografx Designer Ver 6.0.dsf Microstation Drawing.dgn Portable Network Graphics Format.pnf Postscript File.ps Tag Image File Formattif Text.txt Text.csv VISIO.vsd Windows Bitrnap.bmp Windows Bitrnap.dib Windows Metafile.wmf Zsoft PC Paintbrush Bitrnap.pcx c:\users\rtimmons\appdata\loca1\mi('Tosoft\windows\temporary internet files\content.outlook\o8k6733o\mcdonald's.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVElOPMENT MEMORANDUM DATE: January 13, 2012 TO: Rocale Timmons, Planner FROM: Arneta Henninger, Plan Review 4# SUBJECT: McDonald's on NE Sunset Blvd Drive-Thru 4411 NE Sunset Blvd PARCEL 032305-9097 PRE 12-001 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal to demolish the outdoor playplace, construct an enclosed playplace, install a dual lane drive-thru and re-route service utilities (as needed). The project also includes the construction of asphalt paved parking·lot areas, all in Section 3, Township 23N, Range 5E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. /).«.U~ . <'"'-V' Water (:;, ~ 8 ) 1. The subject develop ent is within the water service area of the City of Renton and in the 565- presure zone. Th static pressure is approximately 73 psi at the street level. 2. There is an existi ,& 8" DI water main located in Anacortes Ave NE. See City of Renton water drawing # W1474 for detailed engineering plans. 3. The City records show that the site has a 1" irrigation meter and a 1 Y, domestic water meter. 4. Per the City of Renton Fire Department, the preliminary fire flow requirement is 1,500 gpm, based on a fully fire sprinklered building. One fire hydrant is required within 150- feet ofthe proposed building, and one hydrant is required within 300 feet. The existing fire hydrants need to be per current code, with a Stortz quick connect fitting if not existing (records indicate that they do not have the Stortz fitting). 5. An approved fire sprinkler system is required throughout the building. 6. The project can either install an inside DDCVA or an external DDCVA. There are specific requirements on both systems. If you design for an inside DDCVA, one of the requirements is that it be installed in a room with an external door. If you install the DDCVA outside it needs to be located within 50' of a fire hydrant. This may mean the installation of an additional fire hydrant to meet the 50' requirement. McDonalds Drive Thru -PRE 12-001 Page 2 012 January 17, 2012 7. System Development Charges (SDC) are based on any and all water meters. These fees are only triggered if there is an increase in size and or number of water meters. There is a Fire service Fee triggered by the size of the fire service lines. 8. These fees are collected at the time a construction permit is issued. 9. Civil plans for the water main improvements shall be prepared by a professional engineer registered in the State of Washington and shall meet the City's standards. Sanitary Sewer 1. There is an existing 12" concrete sanitary sewer main located in NE Sunset Blvd. 2. The new project needs to show how the existing sanitary sewer service from the sewer to the building will be in relation to the new 2" drive thru. 3. The new design needs to show how the area around the existing trash enclosure for this site is handling surface water runoff and what it is tied to (sewer main or storm). 4. The plans need to show if there is an existing system at the trash enclosure, and whether it will be capped or re-routed, and how. S. City records show that there is an existing 6" PVC sewer from building to stub at Sunset Blvd. 6. The new project shall install a new grease interceptor in accordance with the current Upc. 7. A commercial building permit will trigger a separate review. 8. System Development Charges (SDC) are based on any and all domestic water meters. These fees are collected at the time a construction permit is issued. Storm Drainage 1. There is an existing 1S" storm sewer pipe located in Anacortes Ave NE. See City of Renton drawing R1474. (lld(f'4) 2. There is an existing 12" storm sewer pipe located in NE Sunset Blvd. See City of Renton drawing R1492. (6, tJ) , 3. There is an existing 72" CMP arch culver located diagonal from the southwest corner ofthe site to the southeast corner of the existing structure, to and across Anacortes Ave NE. See City of Renton drawing R-1147 for engineering details. 4. The amount of new and/or replaced impervious surface area will determine what drainage review requirements are triggered under the City of Renton amendments. 5. The Surface Water SDC fees are $0.405 per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Street Imorovements Construction of a commercial building will trigger a separate review. General Comments 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum oftwo of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Halfof the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. H:\CED\Planning\Current Planning\PREAPPS\12-001.Rocale\Plan Rev,ewComments PRE 12-001.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: January 19, 2012 TO: Pre-Application File No. 12-001 FROM: Rocale Timmons, Associate Planner SUBJECT: McDonald's on NE Sunset 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 southwest corner of the intersection of NE Sunset Blvd and Anacortes Ave NE at 4411 NE Sunset Blvd. The project site totals 0.97 acres in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to demolish the existing McDonald's restaurant building and play- space area and construct a new restaurant and play area. Additionally, the applicant is proposing to re-arrange the drive-thru area, parking layout, utilities, landscaping, and the refuse and recyclables area. A total of 43 surface parking stalls would be provided on site surrounding the restaurant. Access to the site is proposed via existing curb cuts along NE Sunset Blvd and Anacortes Ave NE. There appear to be no critical areas on site. Current Use: The property currently contains an existing 5,200 square foot restaurant place space to be demolished. Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning designation. Restaurant uses are outright permitted within the CA zone and drive thru is permitted as an accessory use. The property is also located within Urban Design District 'D', and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. h:\ced\planning\current planning\preapps\12-001.rocale\12'()Ol (ca mcdonald's on sunset l.doc r McDonald's on Sunset, PRE12-D,,_ • Page 2 of 6 January 19, 2012 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 5,050 square foot footprint, on a 42,250 square foot site results in a building lot coverage of 12 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 exceeds the maximum front yard setback allowed by code. The maximum setback may be modified by the Reviewing Off/cial through the site develapment plan review process if the applicant can demonstrate that the site development plan meets the follOWing criteria: a. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. Detailed elevations are required in order to provide an estimation of support for the proposed front yard setback in excess of the maximum IS-feet. 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. Based on elevations the proposed structure would have an approximate height of 21 feet and 4 inches which is compliant with the height limits of the zone. 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. h:\ced\planning\current planning\preapps\12-001.rocale\12-DOl (ea mcdonald's on sunset ).doc McDonald's on Sunset, ' .2-{)Ol Page 3 of 6 January 19, 2012 Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). For restaurant 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. Based on the proposal for a total of 21,900 square feet of retail space; a minimum area of 110 square feet of recyclables and 220 square feet of refuse area would be required. The location and size of the proposed refuse and recyclable area appears to comply with the standards outlined above. 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 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 4-8-120D.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 application. The tree retention plan must show preservation of at least 5 percent of significant trees, and indicate how proposed parking would be sited to accommodate preservation of significant trees that would 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 Footaqe gf Use Ratio Required Spaces Restaurant unknown Min and Max: 1 space / 75 Min and Max: SF of dining area Unknown The applicant IS proposing a total of 43 parkmg stalls. It IS unclear how many stalls would be allowed on site as the applicant did not provide the square footage of the dining area. It is likely that the proposed number of stalls will exceed the maximum allowed by code. Where practical diffic'ulties 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 fo provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. The drive-through facilities shall be 50 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 h:\ced\planning\current planning\preapps\12-001,rocale\12-001 (ca mcdonald's on sunset ).doc McDonald's on Sunset, PRE12-( Page 4 of 6 January 19, 2012 Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. It appears the applicant's site plan provides adequate area for stacking spaces. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 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 prapasal would need to be revised in order to provide bicycle parking based on 10 % of the required number of porking stalls. Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. It appears the northern most curb cut does not meet distance requirements. Pedestrian Access - A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. It appears that the proposal does not provide adequate pedestrian connections to the NE Sunset Blvd. The applicant would be required to revise the site plan to include pedestrian connections from the entrance to NE Sunset Blvd. 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. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the fa,ade, to which it is applied, are also permitted. Building Design Standards -Compliance with Urban Design Regulations, District 'D', is required along the eastern facade. See the attached checklist and Renton Municipal Code sect/on 4-3- 100. The following bullets are a few of the standards outlined in the regulations. o The front entry of all building shall be oriented to the street or a landscaped pedestrian- only courtyard. o 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. o All building facades shall include modulation or articulation at intervals of no more than forty feet (40'), o 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 h:\ced\planning\current planning\preapps\12-o0Lrocale\12-o01 (ca mcdonald's on sunset ).doc McDonald's on Sunset, PageS of6 January 19, 2012 .2-001 between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-lDO.ISf): (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 subject to Washington State Environmental Policy Act (SEPAj review due to the size of the proposed structure. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements The proposal would require Administrative Site Plan and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: a. Conformance with the Comprehensive Plan; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities; and j. Prevention of neighborhood deterioration and blight. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Site Plan Review application fee is $2,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. A 3% technology fee, for h:\ced\planning\current planning\preapps\12-001.roeale\12-001 (ea mcdonald's on sunset ).doc McDonald's on Sunset, PRE12. Page 6 of 6 January 19, 2012 land use application fees, would also be assessed at the time of 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 may occur concurrently with the review of the land use permits, but cannot be Issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact fees, which would replace mitigation fees, may be odopted prior to construction. Those fees are to be determined. ~ A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; ~ A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. h:\ced\planning\current planning\preapps\12-001.rocale\12-00l (ca mcdonald's on sunset l.doc .. PLANNING DIVISION WAI\ _R OF SUBMITTAL RE.QL .. {EMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services 2. Public Works Plan Review \~'Il. \I-.~'!-CI.'\ ~~OJECT NAME: _!...i~>..:.;.=:-;.:-y.)..;.t-,d.:.c.-,1:...;"_I_'~_'1_J_'_;i_"_J_:e._f __ fF>'ff:,~ > DATE: a/zt; /z012 3. Building 4. Planning ~~~ ~~I~~~------- H:\CEO\Osta\Forms-Templalos\Sclf-Help Handout5\Planning\wai"Verofsubmlttalreqs.xls 06/09 PLANNING DIVISION WAIVE!C')F SUBMITTAL REQUIR.ENTS FOR LAND USE APPLICATIONS IDllro""T A,n"",rne"t Statement 2 AND 3 Inventory of Existing Sites 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning P ROJ ECT NAM E: _-If;'-L..!.!'Jc,-,· D",t::....'/l'-"&""'-!:."',--f -=b..:../'}'--"-.J 6::::;'..:../1;.:.[4.=' ""- DATE: _..:::.3'-1-/~2:...:&+/...::.;z...=..CJ/~· 2=-~ __ H:\CEo\Data\Forms--Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs.xJs 08109 City of Renton l[~JElE [RlEllE~l~(Q)~ W(Q)~rt{~lH[E[Eu 1. Total number of trees over 6" in diameter1 on project site: 1. __ ...;0,,-,-__ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. ____ trees ____ trees ____ trees ____ trees ______ trees __ ..;15'.t-__ trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones Re. R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. _---.:._4...1-__ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain4 : '7 5. ~ trees 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is less than zero, stop here. No replacement trees are required). 6. _~2=-=-. ..::.6_ trees 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" caliper trees required) 8. _______ inches 9. Divide line 7 by line 8 for number of replacement trees 6 : (if remainder is .5 or greater, round up to the next whole number) 1. Measured at chest height. 9. per tree ______ trees 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. , Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 9~ Of Fie the Renton Municipal Code (RMC). Plann' . nton . Ing Dlv; . 4, Count only those trees to be retained outside of critical areas and buffers, S/On 5 The City may require modification of the tree retention plan to ensure retention of the maximum num~'2 7 "In trees per RMC 4-4-130H7a 'u12 8, Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retai~~ are less than 6" but are greater than 2" can be used to meet the tree replacement reqUireme~'f1l7!;:;~I.f;UW'~{J)) C :\U sers\rlei gh\AppData\LocaJ\M icrosofi\ Win dows \ T em porary In teme t Files\Content.Outlook\RTYF I G26\TrecRetentionWorksheet.doc 12/08 McDonald's Redevelopment at 4411 Renton, Washington 1!..O~ f!'1.e'<" ~ ~ 'ri,\O(\ '1!..i 0 o~~ NE Sunset Boulevard C" \'o.(\~\(\Q, , ~ '\ \~\\. \I-~'l-q, ~<fJ Modification Request ~~~ Project proponent requests that the 39-stall parking lot proposed as part of the M~~ald's Redevelopment at 4411 NE Sunset Boulevard in Renton, Washington, be allowed based on the following justification. a. Substantially iniplements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; The project site is located within the Commercial Corridor (CC) land use designation and within the Commercial Arterial (CA) zoning designation. A McDonald's restaurant with an associated drive-thru facility is permitted outright in the CC land use and CA zoning designations. The current McDonald's restaurant has been in existence since 1979 and since then, has provided 49 parking stalls for use by its customers and employees. In the redeveloped condition, the existing McDonald's will be demolished and a new restaurant building will be constructed with a new dual throat drive-thru faci I ity, which will increase the service efficiency of the drive-thru operation. The number of parking stalls will be reduced from 49 stalls to 39 stalls. The final 39-stall count is above the minimum/maximum required parking stall ratio required by code. Per code, the McDonald's restaurant would be required to provide a minimum of 14 parking stalls and a maximum of 14 parking stalls. With a maximum of 14 parking stalls, the McDonald's restaurant would not be a viable operation, particularly in a high use area such as the CA zone in Renton. As proposed, the redeveloped McDonald's will have 10 less parking stalls to accommodate customers and employees. The remaining 39 stalls is the minimum needed to provide adequate user parking and, therefore, we are requesting a modification for the approval of 39 parking stalls. As the use is not changing and is further permitted outright in the CC land use and CA zoning designations, the proposed redevelopment of the existing McDonald's, including a minimum of 39 parking stalls, remains in compliance with the policies and objectives of the CC land use and CA zoning designations. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; The proposed redeveloped McDonald's site meets the objectives of safety, function, appearance, environmental protection and maintainability intended by the Code, specifically Title IV, Development Regulations. It is only the minimum/maximum parking ratio under section 4-4-080, Parking, Loading and Driveway Regulations, that the proposal does not meet, which only allows for a maximum of 14 parking stalls based on the proposed dining area 1,050 SF. Particularly in relation to function as intended by the Code, 14 parking stalls is insufficient for a McDonald's restaurant of this size in the Commercial Arterial zone in Renton to be operable. A modification to allow for 39 parking stalls (10 stalls less than in the existing condition) is, therefore, being requested as the minimum needed to provide for sufficient customer and employee parking. ("'. , c. Will not be injurious to other property(ies) in the vicinity; The provision of 39 parking stalls (10 stalls less than in the existing condition) will not be injurious to other properties in the vicinity. d. Conforms to the intent and purpose of the Code; The project site is located within the Commercial Corridor (CC) land use designation and within the Commercial Arterial (CA) zoning designation. A McDonald's restaurant with an associated drive-thru facility is permitted outright in the CC land use and CA zoning designations. Specifically and as described in the Renton Municipal Code, the Commercial Arterial (CA) Zone ... "provides for a wide variety of retail sales, services, and other commercial activities along high- volume traffic corridors" and shall "evolve from 'strip commercial' linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. " The redevelopment of the existing site shall include a new McDonald's restaurant building and PlayPlace structure, a new dual-throat drive-thru faci I ity, the relocation of one of its site access driveways, the construction of new 6-foot wide sidewalks and 8-foot (min.) planter strips along NE Sunset Boulevard and Anacortes Avenue NE, and the provision of a reconfigured 39-stall parking lot. These enhanced site design elements speak directly to the intent and purpose of the CA zone by providing a site that is more pedestrian oriented while also supporting its use as a fast food establishment serving this high-volume traffic corridor. e. Can be shown to be justified and required for the use and situation intended; and With a maximum of 14 parking stalls as prescribed by Code, the McDonald's restaurant would not be a viable operation, particularly in a high-volume area such as the CA zone in Renton. As proposed, the redeveloped McDonald's will have 10 less parking stalls than in its existing condition to accommodate customers and employees. The remaining 39 stalls is the minimum needed to provide adequate user parking and maintain business viability. f. Will not create adverse impacts to other property(ies) in the vicinity. The provision of 39 parking stalls (10 stalls less than in the existing condition) will not create adverse impacts to other properties in the vicinity. McDonald's Redevelopment at 4411 NE Sunset Boulevard Renton, Washington ~o~ ~~e~ \0(\ P · N . 0'" ~\~\'" rolect arratlve C,'cl r,\(\t}, v The proposed project is located on a 0.97-acre site located at 4411 NE Sunset ~~~Ievar~i'{l"t\ City of Renton, Washington (Tax Parcel Number 032305-9097-00). The site is curr~~ zone1.~~'© Commercial Arterial (CA) and is developed with a 5,200 square-foot McDonald's restauran\e,~ outdoor PlayPlace structure, a single lane drive-thru facility, asphalt paved parking 10t,AP;@j,\,I;::> enclosure, and associated utility infrastructure. ~~"'" In the developed condition, the existing restaurant building will be demolished and a new 4,185 square-foot restaurant building and 865 square-foot enclosed PlayPlace structure will be constructed. Additional on-site improvements will include the construction of a dual throat drive- thru facility, an asphalt-paved parking lot area, underground utilities, and landscaping. In addition, the existing sidewalk and landscape areas along NE Sunset Boulevard and Anacortes Avenue NE will be removed and replaced with a new 8' minimum planter strip and a new 6' pedestrian walkway. Right-of-way will be dedicated to the City to accommodate these off-site improvements. The site is currently accessed from two driveways along Anacortes Ave NE. Upon development of the project, the site will be accessed from one driveway along Anacortes Ave NE and a new right-in, right-out driveway along NE Sunset Boulevard. Traffic curb will be installed along NE Sunset Boulevard to prevent left-in, left-out movements at the new driveway. A majority of the existing utility infrastructure (water, irrigation, sanitary sewer, gas, electrical, etc.) will be removed and replaced with new utility infrastructure. Some service connections will be rerouted and/or extended as needed to serve the proposed restaurant. On-site stormwater runoff from the paved and roof surfaces will be collected and transported via a system of curb, gutter, catch basins and underground storm drainage pipe to a new underground combination detention and wet vault designed in accordance with City of Renton Standards and 2009 King County Surface Water Design Manual. The collected runoff will undergo water quality treatment by means of settlement and will pass through an oil retaining baffle prior to controlled release to the existing tie-in location at the existing 44" x 72" CMP culvert at the southwest corner of the site. This existing culvert discharges directly to Honey Creek, which daylights onto the adjacent property at the southwest property line. The redevelopment will include removal of five out of eight existing significant trees on-site (6" diameter or greater) as shown on the Landscape Plan. The two largest diameter trees (1-44" fir and 1-40" fir) will be saved. It is anticipated that approximately 1,500 CY of material shall be moved during grading operations. The site shall be graded to approach a balanced site (cut to fill). Any imported and exported materials shall be obtained and/or transported from an approved and permitted location. The proposed project will include a total of $1,000,000 of site improvements and construction of the new McDonald's building. McDonald's Redevelopment at 4411 NE Sunset Boulevard Renton, Washington Construction Mitigation Narrative 'J.O(\ ~e(\. ~ 0' .,.j\<;\O C,'cl r..\~~ \)~ <>\'3-'" .'\ T ·f\\. \I-.~'l-'1.'\ -~<fJ ~~~ ~~ Construction of the new McDonald's restaurant at 4411 NE Sunset Boulevard is anticipated to commence in June of 2012 and to be completed by December 2012. The proposed construction hours shall be from 7:00 am to 8:00 pm, Monday through Friday. If work is required on a Saturday, the proposed construction hours shall be from 9:00 am to 8:00 pm. No construction will occur on Sundays. Erosion and sediment control measures will include methods to reduce erosion of on-site site soils and measures to prevent sediments from inadvertently leaving the project site. These measures will consist of the installation of silt fencing, catch basin inserts, and construction entrances. Two construction entrances will be employed at the existing driveway accesses onto Anacortes Avenue NE. One of the construction entrances will be relocated to the new driveway access onto NE Sunset Boulevard once it is opened and the existing, northernmost driveway access onto Anacortes Avenue NE is closed. The construction entrances will serve as the main entrances/exits to/from the site. A traffic control plan will be provided by the contractor prior to the commencement of construction. ) PLANNING DIVISION DESIGN DISTRICT!tD II CHECKLIST ~~ City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 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. SI1£ DESIGN AND BUILDING LOCATION Intent: To ensure that buildings are located in relation to streets. and other buildings so tha.t the Vision of the City of Renton tan be realized for a high-density urban environment; so that bl.lSinesses enjoy visIbility from publfc rights-of'way: and to encourage pedestrian activity • . Building Location ;mdOrient~tlori .... '.,. ; ..... . Jnten~: TO en~ure visibility of busiressoosi3nd toesta~lish~~t1ve, I(vely uses along sidewalks ahd pedestrill!1 pathwaYs •• To.o~gani~oo quilpi~lSs.for ped~~tria~ u~e .and. ~iP tflilt miMalliglkis available to .iOtherstructures •• aridopenspace, To ens.ure ar apprpprl,ate't\a!;1sitiop tletween buildings, parking areas, and.other.land uSes; and increaSe priv~cy forresidoolJtial uses.' '.' , Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as I with the roads, 6p~nspa'ce; and pedestrian amenities whilevJorking 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. The building has been placed in approximately the location of the previous building, which maximizes nearby building and open space exposure to natural light. In addition, the building is less than 25 feet tall, which allows for greater exposure to natural light by surrounding areas. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. The main building entrance is oriented toward NE Sunset Boulevard as well as Anacortes Avenue NE with a clear pedestrian connection to the public sidewalk within NE Sunset Boulevard and Anacortes Avenue NE. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. The front entry of the building is oriented toward a pedestrian-only plaza area in front the PlayPlace structure facing NE Sunset Boulevard. Moreover, a large landscaped area along NE Sunset Boulevard between the project site and the roadway further enhances the site's appeal to pedestrians. 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 district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human- scale elements. The primary building entrance is oriented toward NE Sunset Boulevard as well as Anacortes Avenue NE with a clear pedestrian connection to the public sidewalk within NE Sunset Boulevard and Anacortes Avenue NE. In addition, a pedestrian-only plaza area is located at the main building entry in front the PlayPlace structure facing NE Sunset Boulevard. A large landscaped area along NE Sunset Boulevard between the main building entry location and the roadway further enhances the site's appeal to pedestrians. Moreover, the main building entry is set apart by the words "WELCOME" above the doorway to draw customers in to the establishment. 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. Architectural features such as a roof cap element and an aluminum trellis element have been incorporated into the primary building entrance design. 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 primary building entrance from the street incorporates a distinguishable roof cap element, aluminum trellis element (which provides weather protection) and is set apart by the words "WELCOME" above the doorway to draw customers in to the establishment. Standard: Building entries from a parking lot shall be subordinate to those related to the street. The secondary building entrance from the parking lot in not as prominent and features none of the pedestrian-scale amenities provided at the primary building entrance. 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. The primary building entry, vestibule area and building windows (including the large windows that are part of the PlayPlace structure) are oriented to the street and/or pedestrian-oriented space. 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. Does not apply. 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. Transition toSlirroullC:ilng Develo~fitilnt . ,'-. .' , Intent: TO shape redevelopment projects so that the character and value of Renton's long-established, exi~]ing neighpQlhoods arepreservel:\. , . Guidelines: Careful sitingancl design treatmentsl"iall b'eused to'achieve a c6mpatibletransiti6n where' n~w' buildings differ f;om 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. Significant building articulation and roof line/pitch/shape variation have been incorporated into the building design to diminish apparent bulk and to transition with nearby development. Service Element Location and Design Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service .nd loading areas .way 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. Service elements such as trash receptacles and trash enclosure have been located away from pedestrian-oriented spaces to minimize their impact on the pedestrian environment. 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 trash enclosure area is fully screened on all sides by an 8-foot tall split face CMU wall. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). The trash enclosure area is fully screened on all sides by an 8-foot tall split face CMU (masonry) wall. 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. Does not apply. Trash enclosure is proposed to be located along an interior property line in the southwest corner of the project site. 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 of these types of features 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 VEHICULAR ACCESS Intent: To provide safe, convenient access; incorporate various modes of transportation, including . public triln$it, .in order to reduce traffic volumes and other Impacts from vehicles; enSure sufficient parking is prOVided, while encouraglns creativity In reducing the Impacts of parking ;!re;!s; allow an ilctlve pede.?trian. environment bv maintaining contiguous street frontllges, without parkin!: lot sIting along sidewalks and building facades; minimize the visuallmpacf of parking lots; and use access streets and ,parking to .maintain an urban edge to the district. ~ -'. ,-, ' . . $urfaceParkiM. "',' '." ,.,' ... " , . , .• , ", . Intent: 'f;6.maintain actiye.pe<;le~tri'!n (;lnv,ironm,el)ts al!J~g sj,reet,s byj)l~cing parking 19ts primarily in back e>f buildings, "'. . " ' " •. , . Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles,. Large .areas of surface parkingshall alsobe designed to accommodate,future infill development .. , , .. ',' ,r " ..' " ,. , , 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. No parking spaces are located between the building and the front or side 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. The parking areas are screened from surrounding streets by buildings and/or landscaping. Structurec!'P';ti(fl1li ~nilG'arage~' , 0' ,' .. ,., " . , --.,. I', 'I .'-" -'F "',', ,,-1 "'.',-, '., '1::' q " 1,' '," , ,,' , _, ,,' Interit: 1<;> promote more 'eff,cientuse of lahd needed for Venicle parking; encourage the use of o st,ru.;tured.pafking;:p;\y~!caIlY and visually irltegrateparking garages withother'uses; .and reduce the . overall impact of p~rkirlg garagik .. , " ' , 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 ~ ~ ~, ~" ,,, •. ," " ." 'q '>' ~"; ", " "~,, ~ ~ , ;,hit~nt:',.o, ~l11ai ntal" aeonttguousanl:!u n irlterrliPted;sidel.\(a,lk,gy~ 111 i njl111zing)consO Ii,Qati ng, and/or eliminating \Iehicular~ccess off streets, , ~ ~ ~, Guidelines: Vehicularaci:ess to' parkinggaragesand 'parking Ibtsshall not impede or interrupt ~ ~ ~ , pedestriarimobility.,The impacts of curbcutsJo pedestrianaccess:onsidewalks 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. The existing, northernmost, full access driveway onto the site from Anacortes Avenue NE that proved to be problematic because of its close proximity to the intersection has been eliminated. A new, limited right-in, right-out driveway onto the site from NE Sunset Boulevard will be provided. The second, existing, southernmost full access driveway onto the site from Anacortes Avenue NE will be maintained. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded, The site will continue to have just two driveway access in the redeveloped condition. PEOES:rRIAN ENVIRONMENT Intent: To enhance the urban character of development by creating pedestrian networks and by pl'Ovidlng strong links ftom streets lind drlvesto building entrantes; rna ke the pedestrian environment safe, ~c;onvenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and pronlote the use of multi-modal and public transportation SYStelllS III, order to redule otber vehlcl.!lar tr.affi,", Pedestrian Circulation '.. ".. ..., ". ...' ..', . " Irltenti:~To cfeatea· n'etworkofl1nkages fOr pedestrians,thatlssafe arid cohvenieht; enhances the . pedestrian'environm~nti<in(j prJ)vid,es aijYay(pr pE:lge.st(ijlns,~,p Walk from .on,e Ipcatipn to anoti'ler , Without having to drive their vehicle.' , Guidelines: ThepedestHaii ehviionmentshall be given priority and importance in the design of projects. ,Sid~walks,ard/prpa~hWays,shall be p~Clvide,<:l and shall pro~.ide, sa~e access to buildings from parking , ' areas;,Providing pedestrian conrie'ctions to abutting properties is an important aspect of connectivity . a"d:enc'ourages pedesfrian activity and 'shall be'considered. Pathways shall be easily identifiable to .. ' ~,' ,-", . : ' " b:, ".' . pedestrians and,drivers. '. cC 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. New 6-foot wide concrete sidewalks and new 8-foot (min.) wide planter strips will be constructed along NE Sunset Boulevard and Anacortes Avenue NE as part of this redevelopment. A clear pedestrian connection from the primary building entry to the public sidewalk within NE Sunset Boulevard and Anacortes Avenue NE will be constructed. A pedestrian-oriented plaza area front shall front the primary building entry and acts as the main connection between the primary and secondary building entrances. • • 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 clear pedestrian connection from the primary building entry to the public sidewalk within NE Sunset Boulevard and Anacortes Avenue NE will be constructed in stamped concrete. 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 sidewalk around the new restaurant building is greater than 6 feet in width and up to 9 feet in width along the western side of building. Standard: Mid-block connections between buildings shall be provided. Does not apply. Pedestrian Amenities Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas tnat function for a v<1riety 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. A large landscaped area along NE Sunset Boulevard between the main building entry location and the roadway will be constructed to enhance the site's appeal to pedestrians. In addition, a pedestrian-only plaza area is located at the main building entry in front the PlayPlace structure facing NE Sunset Boulevard. 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. Site furniture shall be provided at the pedestrian-only plaza area. 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. An aluminum roof canopy system will be provided along the main building fa~ade facing NE Sunset Boulevard. RECREATION AREAS AND COMMON OPEIllSPACE Intent: To ensure that areas fOr both passive and active rel:reation "re available to reside!lt~/ workers, and visitors andtnat these areas are of sufficient size for the intended activity and in convenient locations. To eteate usable and inviting open space that is aceess/ble to the public; and to promote pedestrian activity on streets particularly at street t;t)rners. Guidelines: Developments located at street intersections should provide. pedestrian-oriented space at the street cbrner to emphasize pedestrian activity (illustratio~ belg':V). Recr~~tionarid common open space areas areinteg'ralaspects of quality development'that encourage pedestrians and users. These areasshallbeprovkledinan amount t~~ti~adequate to bli ~u~cti,onaland"usable; th~y shall alia be landscaped and located.so that they are appealing to. users and pedestrians. Standard: All mixed use residential and attached housing developments often (10) or more dwelling units shall provide common opens space and/or recreation areas. Does not apply. Project does propose a large landscaped area along NE Sunset Boulevard between the main building entry location and the roadway to enhance the site's appeal to pedestrians. In addition, a pedestrian-only plaza area is located at the main building entry in front the PlayPlace structure facing NE Sunset Boulevard. Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) square feet per unit. Does not apply. Project does propose a large landscaped area along NE Sunset Boulevard between the main building entry location and the roadway to enhance the site's appeal to pedestrians. In addition, a pedestrian-only plaza area is located at the main building entry in front the PlayPlace structure facing NE Sunset Boulevard. 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. Project does propose a large landscaped area along NE Sunset Boulevard between the main building entry location and the roadway to enhance the site's appeal to pedestrians. In addition, a pedestrian- only plaza area is located at the main building entry in front the PlayPlace structure facing NE Sunset Boulevard. 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. Project does propose a large landscaped area along NE Sunset Boulevard between the main building entry location and the roadway to enhance the site's appeal to pedestrians. In addition, a pedestrian- only plaza area is located at the main building entry in front the PlayPlace structure facing NE Sunset Boulevard. Moreover, a PlayPlace structure will be provided as part of the redevelopment and will serve as children's play space. 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. Acknowledged. 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. Project does propose a large landscaped area along NE Sunset Boulevard between the main building entry location and the roadway to enhance the site's appeal to pedestrians. In addition, a pedestrian-only plaza area is located at the main building entry in front the PlayPlace structure facing NE Sunset Boulevard. 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. Acknowledged. Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Acknowledged. 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. 176th • 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. Does not apply. 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. Does not apply. 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. Does not apply. BUILDING ARCHITECTURAL DESIGN Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discourage franchise retail architecture. Building Character and Massing Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that all sides of a building which can be seen by the public are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Building design incorporates significant articulation and/or modulation to meet this standard. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Acknowledged. 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. Significant building artkulation and roof line/pitch/shape variation have been incorporated into the building design to diminish apparent bulk . . Grou'n'I:I'revehj'etails'? ',;' .. ";'" .• ; ......... ; ... ;.")" .;iI''','.......... . "'." ,','. , .. i.lnti1r~:~? en~ure ~hat~Hili:li~g~ar;~.vis~ally!.lmer;!l.Hi~g.laQcI; ~~infpr,ce trfl· iri~encjed hurna~7s~ale '!. char.~~~e.o.r .. pfJDe p .• ~~~~ .. ~.;i.an .~.7vir .. Orim,.e~t; ~;n,d .. en~uie.·.th~t.a,I.I,sides of a buildingwithin near'or distant· I puf:jhc View nave vlsual:mterest.';· '; ,'" 'j' "',p.' , ":!!" , d', •. ' Z"'. :,'c" . ;';·'.f . ' .. ' { ..... , Guideli.l!es: The u,septl)1~terial variations ~uch as.solors, brkk, shingles, stl!cco, and horizontal wood , ,: ,', ":" (1, ", ':'" .',; ':.,d "",' ",," "" ,: -'. ," ' ", 1i "i '" <", ' ,"" ," , " ' , siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features ~uch as a facade Qverhang,trellis,largeerltry dogrs, and/orornamentallighting (illustration bel~w). Detail features sh6uld afs o be' used, tei in~lude things such as decorati~e entry paving,streetfurnitLr.:;.(benches, etc.), and/or p'ublic art, .,. ' .... ' .••..•..... . ... ' ..... Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Trellis elements, canopy elements and accent lighting will be provided along the building fa~ade. 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). Transparent windows and doors will be provided along the building fa~ade to meet this standard. 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%). Clear windows are proposed in the upper portions of the building fa~ade to meet this standard. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Does not apply. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Acknowledged. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Acknowledged. 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 r • 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. No untreated blank walls are proposed. 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. Byilding Roof lines Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: 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. Varying architectural elements have been incorporated into the roof design to meet this standard. Building Materials Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. Building materials, detailing, and color scheme are consistent throughout building design. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Colors, materials, patterns and textural changes are incorporated into the building design. 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. Proposed building materials are durable, high quality and consistent with the urban design guidelines. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Bare concrete walls are not proposed. 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. Concrete block walls are not proposed. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Significant material, pattern and textural variations are incorporated in the building design. SIGNAGE Intent: addition to tile Ciry's standard sign regulation!, developments wltllin Orban Design Distrk:ts C and D are also slIbject to tile additional sign restrictions found in RMC 4-4-100G, urban design sign area regulations. Modifications to tile standard requirements found in ItMC 4"4-100G are pOssible for those proposals that can eomply wltll tile Design District aiterla fOllnd ill RMC 4,;J-100F, ModificatiOl! of Minimum Standards. For proposals unable to meet tile modification criteria, a variance is required. Guidelines:' Front-lit,ground-mounted monumEmt sigl1s arethe preflirred type of freestanding sign. Blad~typesigns, proportional to the building facade on which they .. are mounted, are encouragedon pedestrian-oriented str~ets. Alteration of trademarks notwithstanding, corporate signage should not be g~ri~hih color noroJeil1i iit"~lthoLJgh 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. Acknowledged. Standard: Entry signs shall be limited to the name of the larger development. Acknowledged. Standard: Corporate logos and signs shall be sized appropriately for their location. c • Acknowledged. Standard: In mixed use and multi-use buildings, signage 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 freestanding sign will be maintained and will be surrounded by renewed landscaping. 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. Acknowledged. LIGHTING Intent: To ensure safety and security: provide adequate lighting levels1n pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Accent lighting shall be provided along building fa~ade and at building entries. 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. Accent lighting shall be provided along building fa~ade and at building entries. 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.}. Downlighting will be provided in the parking lot area to assure safe pedestrian and vehicular movement throughout the site. o P R 5 CHICAGO TITLE COMPANY 701 FIFTH AVENUE, #2300, SEATTLE, WA 98104 PHONE: (206)628-5610 FAX: (206)628-9717 ORDER NO: YOUR NO: UNlTNO: LOAN NO: 001323016 SITE NO /L/C 46-01 06 -NDU #99-4698 06 o R D ERR E FER ENe E I N FOR MAT ION SUPPLEMENTAL NUMBER: SELLER: PURCHASER/BORROWER: PROPERTY ADDRESS: 1 OF THE SECOND COMMITMENT MCDONALD'S CORPROATION MCDONALD'S USA, LLC WASHINGTON Our Title Commitment dated 12/28/11 at 8:00 A.M. is supplemented as follows: PARAGRAPH NUMBER(S) 5 HAS (HAVE) BEEN AMENDED AS FOLLOWS: 1. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2012 032305-9097-00 2100 $ 765,500.00 '$ 567,700.00 BILLED: $ 17,647.21 PAID: $ O. 00 UNPAID: $ 17,647.21 NOTE: IF THE TAX AMOUNT IS NOT EVENLY DIVISIBLE INTO TWO PAYMENTS, KING COUNTY WILL REQUIRE THE HALF PAYMENT BE ROUNDED UP TO THE NEXT CENT. FAILURE TO ROUND UP THE HALF PAYMENT MAY RESULT IN REJECTION OF THE TAX PAYMENT BY THE COUNTY. THERE HAS BEEN NO CHANGE IN THIS COMMITMENT SINCE DECEMBER 28, 2011, EXCEPT THE MATTERS NOTED HEREINABOVE. SEE NEXT PAGE SUPI'J..coM/RDA/om I I CHICAGO TITLE COMPANY Order No.: 1323016 Your No.: SITE NolLlc 46-0106 -NBU *99-4698 Unit No.: 06 SUPPLEMENTAL COMMITMENT (Continued) THE COMMITMENT EFFECTIVE DATE IS HEREBY AMENDED TO BE MARCH 19, 2012. T MARCH 23, 2012 AUTHORIZED BY, KEITH EISENBREY SIJPLCOM2/ROA/0999 I • I I ! (~2 Chicago Title Insurance Company )' COMMITMENT FOR TITLE INSURANCE BY _Chicago Title I!1surance Company Chicago TItle Insurance Company, a Missouri corporation ("Company"), for a valuable consideration, commits to issue its policy or P9licies of title insurance, as identified in Schedule A, in favor of the Pro- posed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Require- ments; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. TIlls Commitmt;nt shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Corninitment shall cease and terminate 6 months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue i:he policy or policies is not-the fault of the Company. The Company will provide a sainple of the policy form upon request. IN WITNESS WHEREOF; Chicago TItle Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Chicago Title Insurance Company FORM 72·83·06 (3100) ALTA CommItment -2006 r CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shail be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowiedge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option mal' amend Schedule B of this Conunitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Uability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form Of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with !lie requirements hereof, or (b) to eliminate exceptionnhown in Schedule B, or (c) to acquire or create the estate,or interest or mortgage thereon covered by this Conunitment. In no event shall such liability exceed the amount stated in ScheduleA for tbe policy or, policies conunitted for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies ,conunitted for in favor of the proposed Insured wWch are hereby incol1'orated by reference and are made a part of this Conunitment except as expressly moQified herein. 4. TWs Cominitn\ent is a contract to issue one or more titie insurance policies and is not an abstract of title 01' a report of the condition of tltle. Any action or actions or rights of action that, the proposed Insured may have or may bring against the Company arising out of the status o.f the title to the estate or interest or the status of the mortgage thereon covered by this Conunitment must be based on and are subject to the provisions of this Cornmi,tment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amounts of Insurance Is $2, 000, 000 or less shilll be arbitrated at the' option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules' at <hnp://www.alta,arg!>. FORM 72:-83-06 (8/06) ALTA Commitment· 2006 CHICAGO TITLE COMPANY 701 FIFTH AVENUE,#2300,SEATTI,E, WA 98104 A.L.T.A. COMMITMENT SCHEDULE A SECONDCO~TMENT Order No.: 1323016 Title Unit: U-06 CustomerNumher: SITE NO/L/C 46-0106 -NBU #99-4698 Phone: (206)628-5610 Buyer(s): MCDONALD'S USA, LLC Fax: (206)628-9717 Officer: SA V1DIS/CAMPBELL/EISENBREY /HARRIS Commitment Effective Date: DECEMBER 28, 2011 1, Policy or Policies to he issued: at 8:00 A,M. ALTA Owner's Policy STANDARD POLICY (6/17/2006) NON-RESIDENTIAL PRIOR POLICY Amount: Premium: Tax: $750,000.00 $1,925.00 $ 182.88 Proposed Insured: MCDONALD'S USA, LLC, A DELAWARE LIMITED LIABILITY COMPANY Policy or Policies to he issued: ALTA Loan Policy Proposed Insured: Policy or Policies to he isslled: ALTA Loan Policy Proposed Insured: Amount: $0.00 Premium: Tax: Amount: $0. DO Premium: Tax: 2 . The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3 . Title to the cslate or interest in the land is at the effective date hereof vesled in: MCDONALD'S CORPORATION, A DELAWARE CORPORATION 4. The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT COMMAMS/KI..C/l1.1.05 • CHICAGO TITLE COMPANY A.L.T.A. COMMITMENT SCHEDULE A (Continued) Order No.: 1323016 Your No.: LEGAL DESCRIPTION EXHIBIT (paragraph 4 of Schedule A continuation) LOT 1 OF CITY OF RENTON SHORT PLAT NO. 345-79, RECORDED UNDER RECORDING NUMBER 7908179008, RECORDS OF KING COUNTY, WASHINGTON, BEING A PORTION OF: THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPTING THEREFROM THAT PORTION THEREOF CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER RECORDING NUMBER 2002010400001. CLTACMAti/ROAj0999 • CHICAGO TITLE COMPANY A.L.T.A. COMMITMENT SCHEDULEB Order No.: 1323016 Your No.: Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights~of-way, Jiens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utiJities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. H. Water rights, claims or title to water. 1. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW INLTACOMB bk 06/17/07 CHICAGO TITLE COMPANY A.L.TA COMMITMENT SCHEDULEB (Continued) Order No.: 001323016 Your No.: SPECIAL EXCEPTIONS A 1 .. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: PUGET SOUND POWER & LIGHT COMPANY UNDERGROUND ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM, INCLUDING ALL NECESSARY APPURTENANCES THERTO THE EAST 10 FEET OF THE SOUTH 80 FEET OF SAID LOT 1 NOVEMBER 28, 1979 7911280702 L 2. THIS PARAGRAPH HAS BEEN INTENTIONALLY OMITTED. C 3. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR GROUND OPERATIONS AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, INCLUDING LANDS CONTAINING COAL OR IRON, FOR THE PURPOSE OF EXPLORING, DEVELOPING AND WORKING THE SAME. RECORDED: RECORDING NUMBER: AUGUST 13, 1890 60425 D NOTICES OF CLAIMS TO SEVERED MINERAL INTEREST AFFECTING SAID PREMISES AND OTHER PROPERTIES WERE RECORDED UNDER RECORDING NUMBERS 20030125002078 AND 20030125002079. J 4. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF RENTON. PRESENT RATE IS 1.78%. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING CT.TACMAl/RDA/or:Ji:F.J . • • CHICAGO TITLE COMPANY A.L.T.A. COMMITMENT SCHEDULEB (Continued) Order No.: 1323016 Your No.: SPECIAL EXCEPTIONS OF THE CONVEYANCE DOCUMENTS. (NOTE: A DEED EXEMPT FROM EXCISE TAX IS STILL SUBJECT TO THE $5.00 TECHNOLOGY FEE AND AN ADDITIONAL $5.00 AFFIDAVIT PROCESSING FEE). E 5. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTI ES) : YEAR: TAX ACCOUNT NUMBER: LEVY. CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2012 032305-9097-00 2100 $ 765,500.00 $ 567,700.00 BILLED: $ NOT AVAILABLE PAID: $ 0.00 UNPAID: $ NOT AVAILABLE SAID AMOUNT HAS NOT YET BEEN CERTIFIED BY THE KING COUNTY ASSESSOR AND IS SUBJECT TO POSSIBLE CHANGE. NOTE: TAXES FOR 2011 IN THE SUM OF $ 15,455.22 HAVE BEEN PAID. M 6. MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 2011061490g003, AS FOLLOWS: LOCATION OF FENCE EAST OF THE WEST LINE OF SAID PREMISES 7. THE PROPOSED CONVEYANCE MUST BE AUTHORIZED BY RESOLUTION OF THE DIRECTORS OF THE FOLLOWING NAMED CORPORATION AND A COPY SUBMITTED: MCDONALD'S CORPORATION, A DELAWARE CORPORATION 8. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE CT.TACMBl/RnA/0999 CHICAGO TITLE COMPANY A.L.T.A. COMMITMENT SCHEDULEB (Continued) • Order No.: 1323016 Your No.: SPECIAL EXCEPTIONS POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. G NOTE 1: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 8706229026. N NOTE 2: THE LAST DEED CONVEYING THE PROPERTY ADJOINING ON THE WEST IS RECORDED UNDER RECORDING NUMBER 20061122002350. THE LAST DEED CONVEYING THE PROPERTY ADJOINING ON THE SOUTH IS RECORDED UNDER RECORDING NUMBER 20110105000966. H NOTE 3: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.KINGCOUNTY.GOV/BUSlNESS/RECORDERS.ASPX AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 1, RENTON SP 7908179008 END OF SCHEDULE B CT .TACMR2/RIJA/0999 • -, ',' ' .. J •..• ; ., " , .. • ,) ) Fflod for Record ot Rltqvell 01 Statutory Warranty Deed a6'12/1~ RECD F C~SI<S\. ~ J,29~ 9 THE GflA1>.'70P. ~ 1\. l\L'nIOJi'I" one:'! ,.llW.lr:: 1~. I\L'I1JO[l'[', bis wiC~, '01 ,.00 In funsldc:raHo" 001 'l'cn dol1ftl"lJ MCl otmt 9QOd nnd v41uablo oomsidtlc(ltiCfl 'hf follo"Tnp; d~tetlhd R:.I t'JIAtlt, dlw.lrd 'n Ihl CIILlnt)' ", KI»U , .,.,. ,J WMhlrq\onl tot l. of City 01: Rfmton ShI:»::t Plat NO. l4~7S1, rocorclltld undftr 1~i.ng county Jteco1."cUng No, 790Ql7~008, bling « portiCl'l of! 'l'he Gout.hwe!ilt quarter of the Southwc!Jt quartel' of ."Iet1tiQ'l l, 'Io,lfH5hip 23 North, RMge S E8St, W.M. in KinCil COJnt)-', Washint)ton 0/ 'ltXm'tlIER WITH tmy ri9ht, title anO 1ntocest oppv[tenant to the ab:)lJa-4eSlod~ premiacta, U "-'Yf 1n MY (ldjolnil'Vi! attoate, highways and rights of WRY. SUJl»rT '!OJ RF.SEIM'ITIQIlS -and othor mattot8 -08 oontalnGd. in instr'-'1lOl'\t ClXBCUtod by,~ J.:IhCII!'%C Rl\U.roAD <::CMPmY I Aocordod AUQJST 13, 1990 uncle: Kinq CQYnty Audltor 'o rile No. 60425, C'OVINNn'S, c:c:tmtTICNS M'D JUrSTIUCTICt\'S on::! other Mtl:ers AI contained .tn inutt'Ultl'l'nt OXIXlItcd by AI~ -1'1, ,AImJOFF and .ll'tl.IC E. htIlHOf'F, his wlte f ReCOrdad ,l\l,.(iUST 20, 1979 under King CDunty Auditor's, File No. 79Q8200517, F..hSl:MEm' with provisions, condit:ionu 4ncl CQ1I'eNl\ts 411 ~y be sat forth thorcin, In fa"", of POOm' 0ClJNI). ro;;zm & ~1Gll1' caiPANlI. h 1'llSlIlWllXl COOOOM1IOO •• ,oCl""Wl of record by instrwne:nl: recorded ~ER 29, 1979 und&c King County Auditor's Fn~ No. 7911290702, Nrt RIOJrI'S, it any, 1n StJIto of washington or their: BUCCf!S3OtS to entor upon tho premiseD, lind to rmovo Gaves, OOl'lBt\:\Ict .oPPrOAchou, cut ",r~ and oonstruct 9uard railo, as Bot forth in lnstn:mt'nt Recorded JI\Nt.IllRY 27, 1972 under fi:ln9 O."",,lfIl.:y Al.ldH.or's Pile tlo. 72012'0090. . .... 11th d'JI at .19 66 STATP. Of WA.StllNOTON, f .. , Cauln), ot KING " On ttlb dny P(tlon.U". APp'Mtd bolDre ma AN'lQol A. ALniOr-v' and MrLUrt E!.j~NJllIOrP 10 ml knOWfl ID b. th. IndJ.,dulr 8 duc,lbcd In lIMf "ho nKvled til. wllllin IIId rOhloln, In,lfU$n., V1d Itl:knCl"".d~w I~. t.hey sla,.«1 {be Nm, u their rnt Uld volunu..,. ae~ and dnd, fDr lbe ~. Ihd PLlrpOla therein. mcfttIoMd. OIYEN Itl'ldtt InY band &tid ullit/.I JlAI \hIt ',1.09, ", • • • .. , l' • , .-8 • I- . . . ' . \ • f\ ,I/. i~ \'. , ;:.;, .. ~ .... , .. Til,· '" • ~I'II' ~~ \1 J,I"! :11 ..... I" ~ \.. ,. , •• li"Ei·ill'''S.{ ~LEC IIO~> KING~i)C!W ,,' " I. I, l'Urpofa. GrolrulIl ~IIIIII b""1/ lilt! til/III It I PIIPlnH;I,nj,"whl, m"lntnln. ul",lr, fllJIllICa 1M IIfIlltl_" nJllt»ll.'fltHUmd (jln.~ Ir"I\IIm\~I1/l II/UUM ,U.trlhullfln ""Ium IIlmn untlll1u ur Ih" IUKf',I·nr·\\'ny h'f,,'CIlhllr wHh IlII flOC/'ilnW ~~ ef1nvllnlvn11lp" j'UrlnMnllCtllbnndnr. whir-II I1Il1r In,:hul,. hull"'1 nllillmlled In lha jillln\\'I~III"rlrr'JI'IIII11r1 wMII!la. c;nIJlM, "clln,,"lnl~LIUIi tnMI "nllh~. mllnlmln., .wlt"'.",,, nn,llfMl'hlrnUlr,; nrnl.l'lml.hminrl nr !lNIIlnn mllmdllli rIl!llHU,,"~. foUClwhtJ thlllnlllni u,,· tlMlelttln ,I' ILl rllulllll~. Grunh',t MI)' t,ltm Ihnll Ih Ihnn 1iI)J\~I/llr.t Rllcm IlddUlnnll1 r~~ltllllll n~ II mn)' loqulfd • ro4ll10ft.p,'tt. &, ,\mll, Omnlar. «hnll hnW'Ilhn,H",.I,I' nl:flll!lJ hllh,IIUulll-nf,WII}' 1'I\'lIr lind IItfnlP Ihll JlnlpnrlY Le lin. hili Ohlllll111 III o:'lnr· r.blliln rl,ll'rtll h(lwun~(lr. pnwlt!nrl. 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Ih" Rlih!,nl,WIIV, or IIfldnflX'1t Ihllljllotrlll ~1tI'ltrlrll" ~nhl #111:111111111, find 111111 fill "'IIft! IIIllIbll" h" 11unn ~,IIIII" 1" tlflll ,,( Ihn MiJjhl • .,I. Wd),. J, r"d.,..nl'~, br. lI.tQljJlJni nd IIITunli1lM thl" "II.IUIIUI\I, ti'flnh)!1 IlH'IIU~ h~ IIlIlull1'1II)' 1111111111111 111"'1\/.,l1li Urllnkl, fra)m lin)' .mt all ,J,lm' fgt n!lI,I" .. nMor ch."uIJtv.,I1Ullrud lil un)'IIUt,'HII whlllh IUlI)'h~1 GIIH~!1tl hy .hll Ut.1I11111"U~II,.d"'I tit Inu tllfhl, M"ln \'f\IIIDllj IIU,Ivlliud. Ihnl GrMlluti ,hnl111111 hll '1IIIlIlnalhlll m Urlllllilt tll\' IInj'!nlmitlA nNVur III,UIIIII\II tn ~n)' l!UIIOR ""I"ad I)' ar.l~ VI Dmlrth",. aI':ir::IIIIIJ, •• "b~ntlonmlm\" 11111 rlKltl,l!JIlwln *,,,lItf~ 1 IIhnll1l1l\lhlllr unlll Jur,h IImll n~ Orllnl.,u r.ft11l/l'J! 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'.- tlillil' kllnwU tn hi' Ihl'II\1ll1'htll~1 Iln:q;rlhnllh .jllrlwhn ~'~~I!"tlilm 1'1'11111,. nnll fnrllflllh~ IMII'1'rJlml1, IUIII n.r:kn'lwI,~~tlltlllr " •• _ ........ ~\II1I1~1 Ih,· ~nn ... ' 11,11 I,.,,· 1111,1 \'I'll1"fllr~' nr~ IIml 11"",\ fnr th., 11M' 1t~1 \"lqIU_I", Ibn",\n ml·nU"nlltl . S'rATti ()FWAllIIINC:'I'I);": I HR OOIIN'n' rlJ.' I N"\lltr ftuhHI! In 1m! fl'Jr It", SIIIII: nf Wn~hItH!lIm. ti.:.hUnll ul • 111 On Ihl~ 1!lIr !"lfjl'nldl~' lIt'tIlIlIPr.l1 hllrutit 1110 .. _ •• '_',' " •• n.·· .... ·,· "n'_ .• ~.-. _ •• _-... -_.-.-----..... -.--.~ •. h' {IIi! kll.'WII hi h'IIIt,'I~,lh·hhml .. "' [h",;rllunlln 111,,1 \\,llIlll)I"uIIIIIII 'hll \\11i1lill1lulluruJ,.,n~ [lIllrun'l,..nI,I'II"t 1Id1l\11wlJldJllII"I ,hilI .... _ ....... , .. I\I~n'~1 rl\l' ,\'HII" "~., , .• /r"" all,1 \'ulnnJIIf), 1\f!1 ,mll,I,!",1 rnr dlt! II~'I.\ nmII'1IT111\UI,t Ihl'l"ln m"lIl1oIlUd. ,111),"( ,111_ .... " ..... ,. . ... , ,. .' .......... . ,\,.Hlm· 11"IIIIr, In IInll '"r Ih" Alrrln ,./ WMhlfll'lun, ,,);ildIUIl ~I "_.n"" ,M" \\'hr."I\~ 111\' Imulilltid IIHJ'~rrlll"nlll!'r"II' rrru~ ... lllr'·II,,), .11111 r11ut II'~I "I"lIr wrlll ,II IIJ c.n.-.... [J~~CI U., II, lISt ,,~df:.''ii!~:'-;;'~::;' ~ .... , ", o· "~ -.. -.'--' .. --.. ~~~ '.;'1." l /' l.~ P i ! . ..::." , . '''; " .. " '. ',' ".1 " • . i I I :. ' .. I I , . '.' . " 1,,,1 t' .. ,. . ~ ~',) if, , {~ , t'''' \ ., "j '/.' . 'I:u, , .. .... " ..... . ~l. ~ -~-&J -.. '" I' ~ I :6 '-ii 0" 1 .1"'- I" " ?, :, .: .. .. " n 'I ." w ", 1\ .. . " f •. ', .. -~ '. ",' , " " ; • • , ..... . . !:.: t " ': !, . ..... ';:5' ,. ~~ :C" :::::::::::.=..==== ,_._- I· , " ...... '. ." ~ .. • · · • : ., '~.' . ,." .... ,,' .. .. " , . .. '.~ OJ .. o 11\ N ... "'{,' " I. . .... .. , . I. HlIBIW'AS, AntOIl A. MUlo[( 4111J hi.. wlh JoU111t1 B. Altt.rt![, an th, glometlt or the followLn~ J'Ul proparty in tho Cit.V of Rvnt~n, COl,lht.y of "'lng, $itat. D( Wnhin9tcn. ISoscrLbod .,~ folloWI' 'I'h~l. 1lort-ton of t,l\t IfO\tthW'oat. L/4 of. tho ~Clut.hw.tI·'" l/~ or Section 3, Township 23 ~ott.h. ~ny~ 5 tDDt, N.M. K~n9 County WD.hJ~vton, da&orlbod a. falloVAI C'OfI'fTIfmainv at tM Bouthwn.t t'Ornet of 11\14 ~oet.lon ~, t.hllnee aQut.h eO'3,'Ol 11 Clast alon", t.h •• outh Une Qt •• .hi. sollt.hWeat. 1/4 ot the 8outh"ut. 1/4 (or 965.01 foat t.o the tru. po'nt c! boglnnlng, \henCe north 0·"'25" east 4~'.74 Cut. to the louth.ul:lrly fNlf91n of' STATS tlIOHWAV SMOO, thetnu ~ort.h 64'1)(;'00"' .ast. 4).QnQ ,.oi4 louthoutctly 1I'I0I:'9LI\ .220 • .19 feat, thenee north 70.11 121" aut 125.85 tofttl t.hanee laut.h 1-12 1 00'" .... eat parAllel with t.he c6et Un. of DII~d southw.ot 1/4 ot tho .outhw~ut 1/4 and 40.0 f~~t welterly of lald ••• t 11nt f~r 598.01 feat to t.he .ou~h lin. ot said oou~nwQ8t 1/4 of the aouthw •• t 1/41 th~ncill north BO·,HI'I01" w~.t. olon\1 said bO"llth Hno 313,S) feet t.o.t::he true point ot b...,inniny. Containin9 3.83 flarea. NHtMA$, the DlmQn of 8ft,tet c1 .. cr1b,d proplu'ty, hllxeinAfter 11th_ PropGrty,M Jesira to 1m-pall. the foU(l'lt.i1l9 ro.t~letJ.vl/I eav~nanta rlJnnin9 w.1th tht bnd AS to \.I", pra.ont An~ rutur.., of tha Frop~rty, NOW, ~R~REFOAE. the aforOSAid gwner4 and purc~« •• r. hozaby •• t~lloh. 9r~nt and .lmpoao re.tt1otiono and eovan.nta tllnn.ill9' w.!.t.h the LoIl/\d 1\1 to tho un of the lana hO.l:'tUnllbove d.",O'rib.c1 .... "tl1 t'4S})eQt t~ tthe \.1110 by the undu.hnod, t;h,,1,. ftUOC'U""Otl, noire .n~ 580.l.9n8, as folloWs I ~ 25-toot land.oape buffor .hall be ~fovi4.d betvee~ ~tb 1, a and 3 oe Short Pl~t 345-", clty ot Renton, which ahall consiat of 12.~ faot on eaCh lot batw&on Lote 1 And 2 t.o the WcPt., and ontit'oly on Lot 3 botwutn Lot.a 1 .. nd 1 to the DO\.lt.h. Aa mu;-h not\lnl v09ol:.at!on l1li8 pou1ble tlMl1 be ln~l.u.cS~ 1" thc buffer. DUMTION These covenanta ahall run with tha lan~ and BT~ira on D6e,mber 31, 2025, If at Any time r_olaDBifLo.tio~ ot the property ODours Whloh or'AtGS co~pat1bl. zooe., the portion of t;1Ul oovenantu pertainlng to tho landaoa.p!f\!l butfo; .hall tenn.l.Rato without IIlT1Y furt.her documantation. Pt'opor h9a4 prOO¢4Ut:'ft8 in tno Supedot' COQt'1:. ot Xing County M)' be 1n.Ugated. by ~it~.r thv City of Renton or Iny Ptop~t'ty own~r. acSjoin1n9 lubject propurty who dre advotnly dfeoted by any violat-,ion or bl'uof'l of thuG r .. "d.ot,.!.vl covenanta, Roasol\ab~u attornuya' taoa lnc:urred aunng 6n entor~OftI.n\. tJlI,II;VtILUU\I wHl be born(l b~ tho PA~tJ~B whom the oour~ detorminna are in urror Bnd ah&ll bo ontoled os ~ judvmcnt in luoh ootlon, ., ..... OZ·!III : ,. (J " .. , Sl& SVRVEY vOl~/-/.9,--PG!J! 288 ',.' . '. ,. I. · :.,' .. ~. ".:;:.~,:. " :} BTA'nl or WII"""NG'lUl) COIJtt'l"1 01' KINO ) c.,. _ ..' ,I' ~ .~ .. "" .. " . : ... :;.:.~·::'_~ __ "".n On t.llt. ~ 7-day gl J-t. 'V,.' , 19 ~'t1. bGCI'Il"o II\fI p.rt~"l1y appurrod Anto" A. ,Ut.hoff nnd. MilU. B. Althoft f tl·tI pflr.ons who Olteouhd th~ wl~hLn and: ton5joingo lnetrtDl.nt, and a('knQ",1~90d odd Jntr.rwi"'lt tD bit tha t't'8Q aM voluntary bOt. And dood o( odd peraon.o rOt tho l.1.a8 and pu-rpoal.l''' '~hera1n mentioned. IN WITNESS WHnR!OV. % have herounto _ot. my hand _04 atfixed my ottlot.l seal tho dq ani.1 yeln:' fJ"nt /above ",dUon, -,- ......... -.. --.. ~ ~ ..... I. '" ,f i... .:. . ..• :. f. :.' '" ~. :. " ) 20030126002078.001 Burbae;ton Rmourcetl OU & GA' Co LP Al101 Rolly A. Ly .... '.O.B"" 51810 !\I,dland, Tex" 7!1710.1810 NOTICE OF CLAIM TO SIi:VERED MINERAL INTEREST STATBOFWASHlNGTON I i COUNrY OF KINO § In ... 0t1Ianee WIth the apphcabl. provlSIon of law mcludmg Chapter 1822040 ROYI8od Codo of W.shmgton, the folloWlns No~ce orCI_un ofS ...... d Min",," IntmstlS given 1 aelmaut Burhog1on Resource, 011 8r. a .. Company LP, • Dolaware Corp""'~on (fonn.dy known a. MendlBD 001 l'roduotoon Im:) authon •• d to oonduct bu8lllCO' In the State of W .. bJngton 2 CI.unanI'. pnDOlp.! place of bus me" .s locatod at 801 Cherry S~e!, FOri Worth, Texas 76102 3 py,'ulpt!oD or Land AlToct.d by Tb!! NlItWI AU,.hed h""lo as Exlnbll "AU and moorpomtod hemn by moron.,., 1S • h.t and des,",pl!On of the scvorod mm0l'1l1 mWresto m the .bove oapM.eO moly owned end ol.uncd by ChulIlDlll 4 Clalmant 18 tho owner of t~ 3~Q mmoral mtcreBtli m tho llUlda dcscnbed Ul ExhibIt "A» 1hat we", origInally hold oy the NOr\llOffi P""dic Ra1\way Company 5 Nagar! and Ertent nrQabn With respeCl to the scvered D'IlDOIlI.l mtc~sls. covered hereby, CI.,manl .... 11u ond olOUl18 1\ll nghto end pnV1lege. oppurtenent 10 ,uch ",ter •• ls IDcl"dl11B. but nol Im"ted to, free .nd \IIIenoumbered 109 ..... and oj)f'" ut ull tun .. for tho pUrpo.o of OlC],lorallOn. mmmg IUl<l 40lhng on 'IUd londs and .ondu.~g all .uob ollter .OI1Vl~" end opetallon •• s moy b. apP"'pn.to tn StatOrung for and r~moVJng 01~ gas and othtu' mmerab of any land or nature, Uloludmg. but not bnutcd to hydrocarbons of"any nlll.'lJre, rare cmihs, fcilTOUB and non-ramus m~ta1s and orcs , 6 Non"Walvpr TIlw notlctl (If olaun lS capressJy made WlU10ut waIver or pteJucllU to C\aun1InI'S nght, expressly r.sOlVed and retomed heretn Bod hereby, to ell.nenge the •• ltdlty of ony 21tatult, ordmlUloe or cnllCtment raqUlJ1llg such nohcc as a condition to contlnucd ownership DC 5CVCt'cd m",cml t.., mtore.to. on thu bo.,. tho! any auob stotute, ordmllIlCo or , .. elm .. t 18 vlolu\wo of P"'POrIY fight. Illld prooeduro! nghlll .fforded and suanmtced under the CollbbtuMn of Ibo Umte<! Stet •• or Ar.len~8 a.nd 1he SU!.t8: ofWoshmgtOll, and IS tllereforc vOld CRuet. 13Z3U16 DO!.. Kt.2U03 200301LiOil),iJlB Public Rccorl P&J9 t 01 t Oeatiid flY. sliblStmfl Pi'iliteO: S/23J21l11 9:IU.U AM PSI .. : :.: " "', (' . ! ,." " ' ....... ".:~.: .. ':.' I ...... , .......... ,.: .. .:~.;.-.---. , ... -..... , .. \.\ ::"H.:'.:'," •. ,· •• : .... ',:" ..... " ' ...... . .. ' 200a~ 26002078.00Z .. I!.XJlCUTI!D 1111, .3\BI' day of Ootober, 2002 IIU!WNGTON RESOURCES OIL" GAS COMPANY LP By BROG GP In. ,lIB .010 GoDcre] Partner STATBOFTBXAS § § CO'UNTY OF MlDLAND § IlI!J!OR.E Mil, the Wlderslgned .u!honty, on 1h1s dRY ptmIOcnUy appeured S KElTH FRANK, mown to mo to be tho person whoae name IS sub$cnbed to tho CQrogomg matnlmont 08 Attomey·m~FjLot of BROG OP !no , • Dolowa", oorporauon and tho eole Oencml 1'.",... ofBU!WNGTONRI!SOUllCBS OIL" OAS COMPANY LP, • PolaWliftl bmlled pnrlnetshlP, and ,clmowled8ed to me thot h ...... k>d the srune Cor the purpORI and. cori$lI!emtlon Utmlln expressed, tit tho capaClty elated. and as the 81lt a.nd deed of &Old luruted parlnomlup OIVBN UNDim. MY HAND AND sm OF OPPleB ,Jus.3t day of Oolober, 2002 • :..t...: NOTARY f'V8UC e HOLLY LYNCH .ll<r. STATE OF TEXAS !II 00nI!> I!Ip 117-OO-IOOa ·:\<:""" ....... u~.~ ... My oommJlSlon 0Xp1tO. 3300N "A",llIdg 6, I land, TX 79710 .. • • ... "'-1 .. '.:: .I ": I Ofdcr. 13230[6 Dbt; KC:2W3 20030125U020}8 CN!§tlkl M; StiOISUM Pi'ihtetil !t123j20119.10.23 AM PSI , ' I " STATI!OFWASHINGTON COUNTY OF KING ."' ...... ",' .' .. " EXIDBlT "A" MINERAL OWNERSHIP, OIL, GAS AND OTHER HYDROCABBONS. LEGAL DltSClUl'TIONS Town!luP 019 North, RMpo 007 EMI Scollon S NW/4SW/4 (40 0 a •• ) SI2BW14 (80 Ooc.) Sccban 9 N!ZNW/4 (SO 0 lOS) TQWDMlp 01.0 North. RanAA 007 EMt Scotian S S12NB14 (80 0 acs) SllI4NWI4 (40 0 acs) SW/4SBl4 (40 0 .,,) Lot 1, LOla 2, 3,!,eBB 1000 ao BNRIW (9891110$) Scooon 7 NBl4 (1(j() 0 a",,) Sechon 9 Scebon IS Seobon 17 BI2NW/4 (SO O8Oe) BIlSWl4 (80 0 aO$) SW/4NW/4 of Lot 2 (43 62 .... ) NWI4SW/4 of Lot 3 (42 64 003) SIl14 Less 54 01 8o BN RIW (lOa •• ) All (640 080') All (640 Q8Of) BIl (320 0 008) mWI2 (l(j() 0 1lOS) NW/4NW/4 (40 0 acs) Wf2SWI4 (80 0 a .. ) Scouon 1!1 m (320 0 aoa) BIlSWI4 (SO 0 .... ) NW/4NW14 of Lot I (41 03 003) Scotian 29 W/2NW/4 (80 0 Bes) SeoI1on 31 SBl4NB14 (40 0 a •• ) S1ll4SWI4 (40 0 ... ) 8oot1on 33 Sl2NBi4 (80 0 a •• ) BIZW/2 (160 0 .OI) SBl4 (1600 ... ) T9WDsluP 020 North. Range 008 East Soollon S All (641 2S ."') Soohon 7 All (S91 92 a.,) ToymohlP 020 North. Range 009 EMt S •• bon II N'l2 (320 0 a.s) oraer. 1323016 ~Ot!. KC:ZOO3 Z003UI2SUlJ20JB ueatfUi by. sllQiSUi Iii . ' , 20030128002018.003 Pnmeo. S)23}lO .. l 9.10:23 AM PSI " I: I I I I iC ' .. . ": ..... ' ', .. : .. ::. '," .. :.:: .. -: /"'!" .. ) : •• :.1 " IOWP$p 920 NQIlh Rftnny OJ 0 Eag SOOllon 6 NW/4SW/4 of Lot 6 (34 54 pea) SooM. 34 E/2tN{14 (80 0 ."') NBl4SW/4 (40 0 ••• ) .,,) SeaIlOll 31 a ICII) NWI4NE14 .rLot 1 (32 os ... ) SBl4NB14 olLO! 2 (33 5 MO) B_on 3S NWI4NW/4 (400 8oa) TgwpahlP 021 Nmtb RQQ8fl ODS BaRt SootIDII29 NWI4SW14 (40 0 ... ) Towna!up 021 Norlh.!\ansc 008 Bo.t BOObon 22 SW/4SBl4 (40 0 80S) Sl2NW/4SJl14 (20 0 ••• ) NWI4NW/4SIlI4 (10 0 .oo) Iownshm 021 North, Rml .. DOg Il!!at SecIlOll 30 SIlI4SW/4 (40 0 BO.) SWI4SF/4 (40 O •• a) SecIlou 32 SW14NE14 (40 0 aca) SflNW/4 (80 0 ••• ) N12SW/4 (80 0 ... ) . SE/4SW14 (400 m) SE/4 (160 0 aoo) 'Jownsbm 62 1 Nwtb Range 010 Boat Seabon 3 All (548,96 •• 8) s..u •• 9 All (640 0 aca) s..u.., II All (640 0 ... ) SecIlon U All (640 0 .. ,) SeOllon 17 All (6400 aoa) S.oIIoo 19 All (640 0 coa) S •• b •• 26 W/2SW/4 (800 ... ) So.lIon 27 All (640 0 ••• ) SooIIon 28 Bl2SW/4 (SOh •• ) Seonon 29 All (640 0 .ca) S.obon 31 All (631 08 ••• ) Be.hon 32 N12S1lI4 (80 0 .ce) N12SWI4 (80 0 aca) SF.J4SF/4 .fl.oll (33 58 MO) SWI4SF/4ofLot2(34 II ... ) SF/4SW14 of Lot 3 (34 66 •• ,) Seeba.,3 AlI(61043.ea) Scoban,4 NI2NI2 (160 0 aca) Nl2SWI4 (80 0 ... ) SIl14SWI4 of lotS (31 39oea) orOat. 1323016 Ddt! "'.2003 20WOI250020JB ','" '. .' . .:", .... , ... 20030126002078.004 :', ael1tW BY. ~f\Qi$lme PhiltEO. 5123120n 9.10:24 Ai'i liS, I· i" I I ! I l • , I • . "~,, .", . ,~., . , . '. "','- " TQwnnhtP 02.1 North, Range GiO Ban Seetton 3~ All (595 48 B •• ) Townshtp 022 North. RDnga 004 F.rurt SOOl1oo 36 Lol41\nd Part .fLot 7 (164 00.) IownBJun 022 Nmtb. RM .. 010 Bast SeeMn 31 11/2NW14(80 0 ... ) NEl4SWI4 (40 0 80.) SllI4 (160 0 80s) NWI4NW/4 of Lot I (3849 .ca) SWI4NW/4 ofLol2 (3847 aca) NW/4SW/4 of Lot 3 (3845 aca) SW/4SW/4 of Lot 4 (38 43 aca) Scotton 33 NEl4 (160 0 acs) SI2 (320 0 ... ) TownshiP 022 North Itnn~o Q11 Rgst S •• t1oo S RIW "1'0$, SPJ4SW14, W12SBl4 (5 85.,,) Secllon 17 R/W .. to" WI2NWI4, SI2NIl (1589 acs) Tpwnsbm 023 North Bongo 005 Rf1Al SOCIIOO 1 SW/4SW/48W/4SW/4 (2 5 acs) s.cu"" 3 SBl4NEl4 (40 OIl(lB) SEl4SEl4 (40 0 aca) NPJ4SBl4 (40 0 .OB) NEl4NPJ4 (35 92 nos) W12SW/4 (80 0 BO') NW14NWI4 (35 77..,.) Scc1>on 7 SW/4SW/4 (32 6 nos) S .. ~on 9 NPJ4 (160 0 ••• ) N/lSPJ4 (80 0 801) Sceuon II All (640 0 •• 9) Secllon 18 Portion ofSW/4 dcscnbcd b1-endbOllllds m deed to MlI,slone (480 001), Those pottIo •• ofTmcts 8 and 9, supplomtntBl map .fRonton ShDRlonds, and 1M SIlI4SW/4 dcscnb,d 1>1 metea end bolIods In dood \Q M!lcs\Qnc S ...... 19 PoIl1o. of Govcmmont Loll d •• enbed m dccdto Mll"'on. (1 S3 OOB) Scouen 25 SI2SPJ4 (80 0 acs) Pan of SW/4NE14, s/ZNWI4, NI2SWI4, NWI4SB/4 (53 46 80s) Se<>IIOO 27 'ltaot Ul NW/4NPJ4 (1 0 ... ) Soohoo 29 SIlI4SWI4 (40 0 tOIl) Part ofSB/4NW/4( 5 .e.) Seellon 95 SBl4NE14 (40 0 000) TOWMlup 02S North. &loge 006 BaS Seehoo 1 All (626 02 ace) lOfaC!r. 13230t6 VOt. KClWl 21J0301250020JS page SOl i2 UQted by, snOISWiC 200SD125002D7e.o06 Pi[htea. S}lJ/20119:10:24 AN PSI , 1 ] .~ . . ." . I ... . .' ) TOWPatui' 023 North. Bang; 006 Bd§1 Seebo. ! SEl4Nll14 (40 0 BOO) El2SEl4 (80 0 RCO) , .. " . ...... ~\. NllI4Nll14 ofL.1I ()I 760 .. ) :::.r . ... NWI4NW/4 ofLol4 (30 89 aca) . 0 .. ,. "." ::. ,'" " , ...... ~' 200301251lO207e.o08 PartofEl2SEl4 hOllIS a .lnp ofland 7S' Wlde d •• anbed an deed 10 M,leotonc (4 2) BO.) SecIlonS PoriofLatB 3,4, W .. Ior Sun.etHtahway(22 0 .,.) 100' ROW AoroO<! Lota 3, 4, SW/4NW/4 (24 06.os) SeallDn 11 All (640 0 aO$) Scallon 17 SW/4NW/4NW/4SW/4 (2 5 IIOIl) S/2NllI4 (80 0 a •• ) 1lflNW/4 (800 .. e) NW/4NW/4 (40 0 ... ) Nl2S1lI4 (SO 0 8C8) SJlI4SIlI4 (40 0 BOO) Sl2SW/4 (SO 0 8C8) TowmblR 02) Naill!-nnggo 007 En!t S.etton 1 Parta ofLota I, 2, Sl2Nll14 (160 0 ••• ) SBObon ~ AD (629 OGIIe.) Scc_ 7 AU (642 40 ... ) S •• _ 9 AU (640 0 .oa) S •• llon 11 AU (6400 608) S •• bon I~ All (6400\108) Sectt()lllS AU (6400 ... ) Section 17 AU (640 0 1108) S •• bon 19 AU (648 58 BOS) S_on 21' All (/S40 0 ... ) SoQt\on 2) AU (/S40 0 """) SeoIlOlI 2~ All Lc .. 4 04 a. BN FJW (635 96 Il00) Socb<lI1 27 NI2N'l2 (160 0 ... ) Scotton 29 All (640 0 ... ) Seotlon I[ Hwy FJW ....... La" 2, 3, NllI4SW/4, WIZNW/4, NW/4NE14 (25 [7 oos) SooUen 35 NW4 ([60 0 aoa) NBl4SW4 (40 0 .as) Townthm Q2;J North Range 008 P.yt Scallon 3 NBl4Nll/4 of Lot 1 (4780 aeB) SBl4Nll/4 of Lot 5 (42.9 POO) oroUt. IlZ3016 DOt; "CmU) 200301250020;8 'IOOtl.!d BY: ShOiSOlia PiliiCiJa, $Ill/lOll 9.10.24 Ai-[ PSi ., . . : ... . . ",~ . L.·.·· ... :.:.:.: .. :: ) " tpwnMm 023 North Ran@009 EUt Sooho.l Lot IZ (400 acs) Lot 13 (40 0 lOS) Lot 14 (40 0 a •• ) LollS (37 5 'os) Lot 16(40 laoa) Lo117(40 0 loa) lollS (40 0 all.) Lot 19 (40 0 108) Seol1on ~ Soobon 5 Sooboo? Lat 20 (21 0 acs) All (593 90 Be.) SI2StZ(l60 0 acs) WI2NEI4 (SO 0 0 •• ) NBl4NW/4 (40 0 aoa) NW/4NWI4 ofLot I (35 11 ac,) SWI4NW/4 ofLotl (34 15 .e.) SBl4NWI4 of LoiS (39 07 ao.) SW!4NB14 ofLo! 6 (39 44 """) SBl4NB14ofLot?{3981 acs) Seobon 9 "NI2NW14 (80 0 aca) NWI4NE14 of Lot 1(314008) SWI4NWI4 of Lot Z (38 4 aos) SBi4NWI4 of Lot 3 (38 6 ... ) SWI4NB14 of Lot 4 (32 4 a .. ) Seetlon 11 Sll/4NB14 (40 0 ao.) SFJ4SWI4 (40 0 ... ) SBl4(1600 aos) NBl4NB14 of Lot 1 (3905 ao.) NW/4NB14 of Lot 2 (44 2acs) SW/4SBi4 of Lot 3 (44" ••• ) NBl4SW/4 ofLat 4 (39 75 a •• ) NWI4SWl4 afLot 5 (44 0 ... ) SW/4SW/4ofLot 6 (4HS 8.S) So.hon IS SBi4NB14 (40 o a •• } S!2SWI4 (800 POO) 8Bi4(1600 ... ) NBl4NBI4 DfLot 1 (44 0 lO.) NWI4NB14 ofLoIZ (46 25 ... ) SW/4NBI4 of Lot 3 (41 5 .os) NBf4SWI4 of Lot 4 (42 0 all.) NWI4SWl4 of Lot 5 (40 880') S_on 21 BI2NBI4 (SO 0 aDS) NW14NB14 of Lot 1 (37 ~5 ... ) SWI4NB14 of Lot 2 (38 4 ... ) Towmbm q24 Norib Ran"" 004 BlISt .~ .. .. .' '.'." SocUon 6 City of ScoUlo, 810ab 5 and 12, DaVld S Maynard', Donauoo Claun No 43. North 30' L .... o1I<C!ofLots 5, 6,8lock 12, North W Lot S, Block' (09 ."") otdt!i. 1323016 DOC. "'C.lOW 200J01250020J8 pagl!, ill 12 created BY. !SIOLSDilS . ::." . 20~0120002078.007 ... ." Ammo. 51Z3}lOLl :I:lO.Z5A1'lj PSi / 'i .' ' :, :'~.' .. , ': ", " .,( .. :\ .. , " ,,'.! ,: .. :'.:;,'. '. '" .:.': ... :.' ... ~.;.\. ...... '1 I) 2ooS0126002018,008 Townlihm 024 North. Bango 004 EMt Soo~on 8 S •• ttI .. pllrt of vacated 8~ Avenue South BeCWCOll Block. 243 and 2S0, Scottl.ndDland. Addillo.n, Scattle, 8lock 245, Seattle Tideland" LotS, lobi 6 through 9, Cd)' of S .. Wo, Block 248, So.tt1.nd.land. Su1>d,,,,,,,,,,, Smp oflllDd 32' Wlde oxtendmg North and South througb B100k 248, also part otLobi 16 to 19, Blool<:2481ymg Easl<l'ly ofa hne parallel and ecnccntne With POl1>CIIlcitc\llarly dJ,tant 17 0' n .. ,edy of tho Easterly hue of 8" Avenue Soua" .. &blbh8hcd by Onlmerwo No 23591, OIly o{Scattle, I1look 249, Seanle 'l'ldelarul$, Weat 27 SO' of E •• 1 50' of LoIS 12 throo!;h 14, City of SOllttle, Blook 250, Scottle Tld.land. subdt",Slo", WO<I22~' of Lot; I through II, except West 114' of Lots 9, 10 and II and We" 114' of3225' of Lot 8, S.atUe, Blook2'2, S ... tt1e Tidelands, parts ofLo1ll3, 4, 17-20, pe.rool called parts of LoIS 1,2,3,20,21,22, Blook 252, eI.o par13 of Lots 7, 8, 9, 10 11, Block 252, paroelo.llod port of Lot8 1,2, 3, 4, S, 6, tn Blool<: 252, pe.rool called pOl'llOlUl ofLol$ 12 through 16 "'OlllSlve .. estabhshed by ordInan .. No 23591, all dcaonbed Inore II1ny JI\ deed To Mlle.tone, CIty o{ScoW .. BWck 253, Suttl. Txlelanda, Lot 11 and .n tho •• ParI3 ofLoll7to 10 lying Soulheuterlyof.lme d .. tant IS' a. m ... ~r.dtally From Railway Traok CCnterltnt dcacnbod by motea and botutM tn deed to Mdcatono, Also part. of Lots 6 to 9 In Blook253, d .. onbed .. 'cparn,. paroel UI deed, Cllyof SeBtU. of Block 2S4, Seattlo Tldelauda, Par! of Lot' 7-9 ( 230 ... ), CIty of Seattle of Illo.' 255, SeoUl. Tld.land" Be" 225' ofLolll 1-5, Wcst 22 5' of Lots 6.10, CIty of Selllllo, Blook 256, S •• ttl. TIdelands, :&tsterly 25' of Lot a 1-4, W08tetly 25' of Lo~ 19 And 20, CIty of Seattle, Bloele 27$, Scattle 'l'ldolands, Ea., 270' of 1.018 17 through 19, City of Seattle, BI"". 297, S""III. 'l'Id.hmd. SubdJ .. Slon partofNol1h SO' o{ .. cated Hanford SItett ac\)omtngllast 183' of Lo\24, ",d E.oI183' oftbc South 20' of Lot IS, Th. Ea.t 183' of Lots 16 through 24 In01UBI .. , Blook 297, City o(SoattIo, Blook 300, S.attl.Tld.Iand" part ofLo1llI through 5, Ctty ofScatt)e, Blook 243, 250, Seattle TIdeland. Blltng tho West 60' of Lot 5 oxecptlho South 10' thereof, tho W0<I5Z' of TboNorth 22' of Lot 5 wlIIoh be Southorly ofa 00. parallel to and IS' Southerly of the Oc.onbedoClll¢tltnc bcmg B100k243, •••• rdUlslo plat thoroof, thol. portionS of Lot 17 And t 8 o£Block 250 wlu.h h. n.oIerly of 8" Avonu. South as c.1IIbhahed by Ordutalt'. No 23591, IIl\d Southerly of. !tne paraUel to and IS' Southerly of oentorllne dcacnbed In Deed to Mllestolle, l'ortofvaccted S" Avenue Sou!lt lymg between Lots 12 to IS TnclUSIve In Block 248, and LofJI6 to 9 mclu'lVe, Block 245, .... rdlng to PInt Ibareo! ( 49403) l'm!Pilnp 024 North, fun .. 005 n.w S~cn 11 Nt!I4SBl4 Les. I 43 80 oold (38 57 101) SCOfullt 21 S/2NW/4SW/4 (20 0 ... ) S,.bon 23 El2Nt!14 (80 O.DS) NFJ4SBl4 (40 0 •• ,) Sool!cn 5 SBl4NE14 0 .es) SliI4 (1500 ... ) S.Cbon 13 SWl4NWI4 (40 0 R.S) NWI4SWI4 (40 0 ac.) S12SWI4 (80 0 lOa) SW/4SB/4 (40 0 "".) I . ordel; 1323016 [)(Ie KG,lOW 2UWOI25OU20Jd ClEilt&) uy. SfiOl5tllie PflhMd. S/23(2011 9:10:25 fiN PSI " ,. ',. \: , ! 1 I J 1 j 1 I ::.:' : " ,: ';\ .. ,t. ..... ,;.;.~,;. ':: ... ;'. ·"n •• "~ t ", :'.1 .• ' •.. .' : .. ~ Wfl.SIlI4Nlilt4 (20 N128El14 (80 0 _) NW/4NE14 (40 0 ... ) NW/4NE14SW!4 (10 0 ... ) WI2NElI4NE14SW/4 (S 0 ... ) SW/4SW/4 (40 0 .os) W .. t 330' of North 990' OffrlD~oml NW/4NW/4, South 200' ofth. We8t 99' of Oovemmenllot 1 \I S n •• ) Sechon 21 SBl4Nl!14 (40 0 00.) NElI4SElI4 (40 0 .0.) SBl4l.e8aIIZ ... BNRRROW(388aaC6) 8001101123 SflNW/4 (800 ... ) 800110.2$ SBl4N1l14 (40010') SBl4NW/4SIlI4 (10 0 acs) 1'art SW/4SW/4, Sll/4SW/4, SJlI4SllI4, NEl4SBl4, Leo. BN IVW, I ..... Sble Road (143 0 I .es), .hondoneel RIW ooroo, Sl2S12, NW/48Wf4, NIlI4SFJ4 (13 S .os) Sooboo 27 Sl2SEl4 (80 0 ••• ) NElI4SE14, 1.0 .. 4 09 aD RfW ('J5 91 ... ) Seebon 29 WI2 (320 0 _) llaoIton 35 NW/4 (160 0 ... ) NlZSWf4 (W 0 ... ) 19Wn!Inp 024Nortb, n,nso 007 E .. t SccbOD 3 100' WIde otnp11llUlm8 ....... lot4""dpomons o(tho SI2NW/4, NPJ4SW/4, and S/2SE/4 d""cnbeel m"", fully m de«! to MlIUlOllC (14 6' .. B) Sccboo17 1lI2Ef2(1600oos) NI2SW/4 (80 0 ••• ) SWf4SW/4 (40.0 a •• ) 8,",,00 21 NEl4NElI4 (40 0 ... ) NW/4NWf4 (40 0 aDO) SW/4SW/4 (40 0 ... ) Seobcn27 NW/4NFJ4NW/4 (10 0 ... ) Sooh"" 31 FRT. WI2 [.es, North ISO' thoreof(309 95 "".) 100' ROW aorose NIlNlll4, NllI4NWI4 ""dl.ol I S,obon 3S All (626 28 .0.) TownslUp QU North. RauB!) OGR BMt S .. _ 25 SBl4SBl4(40 0 .... ) S.ollon 29 Clty ofSnoqWllnuo Falls, Blook 24, Nortboos\er!y 60' ollots 17 tbroup 20 And Southo .. terly IS' oiNortheasterly 60' of Lot 16 ( 18 """) SeCbon 31 NWJ4SElI4 (40 0 nea) Town.lup Q24 Nortb.l!I!nS" 009 EtI!! 8.01100 25 NIiI4 (ISBa ,os) 20030125002078.009 Otde!, 13L$016 0«, KC.ZOQ3 ZW.lVilSOOlOJ8 . I OMted By: IUlOtsUi1b Pt!hb!d: S12S]20n 9:10.25 AI" PS i " .. '.' .. L: .. ::. • . ' .. "" . ," " ' . , ';,i:, . '. ) . ' , . 20030126002078.010 .. S .. ~on23 Seouon2S S .. ~on 27 o .OB) ao.) NW·,4s1V4 (4<) 0 .os) SIlI4SBl4 efLot 1 (42 76 ... ) SWJ4SEl4 of Lotl (43 4S BO.) SI!I4SW/4 of Lot '(44 13 acs) SW/4SW/40fLot4 (44 82_) NW/4NB14 of Lot 2 (38 69 BGI) NBl4NW/4 of Lot l (38 8S .OB) NW/4NW/4 of Lot 4 (39 \2 ... ) SW/4NW/4 efLoI' (39 0 """) BBl4NW/4 ofLol6 (38 73 .,,) SWJ4NB14 of Lot 7 (38 77 ... ) SI!/4S1!/4 .fLot 8 (38 S BOB> SWJ.lNBl4 (40 0 .0.) SI'1.NW/4 (80 0 a •• ) SWJ4 (160 0 soa) WflSB'4 (80 0 BO.) NW/4SW4 of Lot 2 (33 468 •• ) NBl4SW/4 ofLotl (3312001) NW/4SW/4 of Lot 4 (32 8$ BO.) SW14SWJ4 of LotS (32 88 •• 'l BBl4SW/4ofLot6(33 IS Be.) SW/4SFl4 of Lot 7 (33 46 acs) Iownt1np 025 :tWJb, ReAse 903 lin.11 Sechon 2 City ofDallllrd, BlookB f Bryggers 1M Home AddJuon. 'YaCfl.ted streels ad;ommg Su1>dlYl"o~ Block II, 8ryggcrs 2" HoOlo Adchuon, part .fLot. I",d 2, mack6, BrySS",,2 Hom, Addlbon, part of saW block (28 OCB), Block 7, Bryuer. 2"' Ho"",AWhbOll,l'artofLoIs $-7, Parts ofLo18 2 ond 3, A 1rUIJl&Ularparo.1 m that portion ofWesl 57· SItcet, VIIOatod by 0I'CIulan0G No 82757 •• n par.el. de,onbed .. doed w Mll.c$tonc: Beot1on 11 ThatpartofSeobonll1>o8ol1l1ll>&at t.baoom'lOf_n SoWOlU II, 12,13.11d 14, Thence North on the hne botwcon 8<ot101l1 1I.n412,62 7'Ib tho 50l11li ""'1!1Dlllm. OfShd.hol. A-vetlue.lhenoo North 66 dOS 18mm WeslalonS ,.,4mergmoll"",352' To tho !>OIn' ofbellUlllll1l1. tho.o. followm~ ... d ..... gIII.llm. North 66 dog 18 mill W .. ~ .,0', thonoo North 23 deg 42mm Jlaet, I" ondpmllallblho Saulhorly_1 LIllo ofShd,hoo> Avenuo, ISO', then •• North 23 de, 42 rum Bast, IS' ScoIlon 14 C.ty ofS..,l11o, Blook I, Gtlmon'. AddrtlOll, E .. 1ody 60' ofLotB20 ond 21, nosoporClon. o!Lo"4,1~,20, 21.ndpot1lonor ..... todalloy. dcaon1>cd by Mo'" ond bo\ll1d. ,n deed 10 Mdo,tone TownsbJp 025 North. Range 00$1 HMt SectIon 13 NBl4 (160 0 8 .. ) SI2(3200eoo) 'fowrutl!!P oM North. RAAge O()S 'Hnst S_on 3 SInp oflond In SW14NB14 (362 .. s) Order: 1323016 Doe: KC.20D3 2003012500Z018 i'ubli~ Rcl:otd PilOa 10 01 II uealEd By. !hOt!itUIU Piitlted. 5/Z3jZOlt 9,lO.2G;;::;J , 1 I " '. , .. '. , l, ). : .• ~': ..... ('" .') . " ',' v SIlI4SEl4ofLot (3887 ... ) SOCIlOlll Lot 3 (42 Ih(8) Lol4 (41 06 ... ) Lot 5 (37 39 .oa) Lot 6 (37 3900.) SW14NB14 of Lot 10 (39 17 .ca) SEl4NW/4 of Lot 11 (3769 B08) SW/4NW/4 .fLot 12(37 69 oc.) NW/4SW/4 of Lot 13 (37 94 aoa) N1!14SW/4 of Lot 14 (37 81 .ea) SBl4SW/4 of Lot U (38 12 a<l$) SWI4SW/4ofLo! 16 (18 25 .ca) Seoll"" 5 SW/4 (160 0 a08) Lot 1 (391 ... ) Lot 2 (38 93 ... ) Lot 3 (38 77 ••• ) Lol4 (386 •• s) NW/4NW/4 of Lot ~ (40 0 008) NEl4NW/4 of Lot 6 (40 0 oos) NW/4N1!14ofLot 1 (40 0 lOS) NEl4NEl4 of Lot 8 (40 0 aos) SEl4NEl4 of Lot 9 (40 0 "8) SWl4Nl!l4 of Lot 10 (40 0 D.S) SE/4NW/4 .fLot II (400 •• 0) sw/ifNW/4onot 12 (40 0 ft •• ) Scobon 1 Bl2WI2 (160 0 .. a) NEl4NE14 .fLot 1 (39,91 se8) NW/4NE14 of Lot 2 (39 91 acs) NW/4NW/4 ofLot3 (45 2Z .os) SW/4NW/4 of Lot 4 (44 79 ... ) SW/4NB14 of Lot S (3972 ... ) SllI4NEl4 of Lot 6 (39 72 60s) NW/4SW/4 oftol 7 (44 35 a.8) SW/4SW/4 of Lot 8 (43 92 ecs) Scotian 11 SW/4 (159 02 ... ) SeotJon t 5 NEl4 (160 0 ... ) NJY4SW/4 (40 0 001) Nl2SE/4 (80 0 .os) SBl4SEl4 (40 O.es) IownBhm 926 North. RAngo 010 East Seotton I NIl (32' 68 ••• ) Soollon 11 W/2SW/4(80 0 • .,) NllI4SW/4 of Lot 9 (39 laD.) SEl4SW/4 ofLo! 14 (34 4S B •• ) ttmrnf, 1323016 Dl5Ct KC!2(jilJ lOWUi250020,S . ...... : .:) page 11 01 1Z OEaLEd By: SilOiSUIlU : .. :;.:.: .:. ::.~'.: 20030126002078.011 PliliWU. 5/ZJj20119,1O.26 AM PSI !, j j I ! , , I ~ '> '~ ~ :. : •••• : \ .. ::'. :" ...... ) " Iowmh1p 026 North. Runge 01 J Resl Sootlon 22 S.llI4 (160 0 80S) Secnon 26 PIIrt of Lot S (26 90 .C8) SOObon 3~ Clly orsqum..b, Block 3, ToWlWlto Lots II and 12 IOWlIIbip 026North. RaMO 012 Ilwit Soollon 31 SI2N.llI4N.ll14 (20 0 ooe) TowaAhlp 026Nortb RROgo 013 811"t Sootlon 28 SW/4B.llI4(40 0 aca) 8.011On 29 SIlNWI4S.llI4 (20 0 lOS) Thai partofS12S.ll14, SBl4SW/4, SI2N.llI4SW/4!ytng Northerly ofRIW, Inclll(bng 28.0 RIW In SW14SEl4 (106 65 .c.) Wmometto 1851 Plat City of Seaut., Block lJS, Seanl. Tlde Lond", part of Lot 4 and pw .f .... ted olley In Lot4 City ofS .. ut., Sootlle Tld~Land" Blook 139, pw of Lot, 8·10 City.fS,*ttl., Block 140, Se,ttle Tldo Lands, porta cfLots 1.3, 14.16,lIIId Lot 6 ODd pIIrt8 of V,cotod olley thorelll City of Sea ttl .. Block 103, DaVId T DOlIDy" I" Adchnon,Lota 11·14, L ... &,t 17', 1m North 11 36' oflot 14 IIIId Lo" WC&I 5' City oiS,,"le,Blook 101, DaVid T Donny" t\.cl<hhOll, Lots 1\ and 12 CltyofSoatllc,llIock I, BNNo'1"c Tndustnal D'81 #1 Lot 7 ODd 8 (214 Be.) City ofS.attlc, Blook4, Lot. I·S und Bout 110' of Lot 6 (7 41 ... ) ~ of Se,ttl .. Block 18, Lawton Parle Subdl., ... n, All Lot 4, pm .fLoI. 8-13 wluoh mel)'lll8 Sou1hwesterly of Otlmun A\ICIlue City ofScattlc, ladd'. In Addl~on, psm afLots 8-10 (35 nos) CltyofNol1h Seatll.,Blook 101 DTDenoy" 5~ Addlbon, Lolli 7·10 Le,. the Wcsl4' th ... of City of Seattle. Lewton Pork AddlbOll, Block 7, th ... portl ... oCHarlcy A.venue und Lots 1-4 A:ld IS .U ofwbloh J8 Dloro IioIIy d""",bed III A doed to MIlestone Oty pfEW1mgten Plal CityofDAlIUJgIon, Eal'1 .. atonInd ... tnaIP",k~I, LotS (10 OJ ... ) r OftlC!I.13Z301b Doe. KCJ2WJ 20UJOIZS0D2U}o P\lbho Rtc«rd 20030126002078.012 hUlted; 5(4Z0119,lO:2) ;n:sTJ I : . ~ . I' I I , I I I .. '''''~'''M'_ •. ~ .... , ...... "."'" .". __ .. :,1 .... " ..... :., .... _ ........ ~ .. ~ --" .. , ... . 200301250020711.001 BurllngtoD :RaoW'c::n Oil" Gn Co LP Attn, lIo1l1 A. Lynllb P.O. Box 51310 Mldlaad, TexM 11710·18HI NOTICE O~ CLAlM TO SEVERED MINERAL INTEREST OF WASHINGTON f § -:y Ol' KINO I rdOll.' WIth 11>0 applIcabl. prOVl81OJ1 of law moludmg Chopt", 78 2Z 040 R..,,"'" Code of glon, 11>0 fo11owmg NObce <>f CI.un of 8 ..... d MlllCn.llntm.t" 81- ClAimant GJaOleT Park Compw:ry, 8 DelaW8l'C Corporabon (fonnerly known os Mendnm ,d M_ at Conlp"'Y) a.then=! to conduct b_ .. , m the SUIe .(North DIIko1a Claunant'. pM.,pal pl ... <>fbuOlnoss "looulod at 801 Chorry Street, Fort Wol1h, T .... 76102 nucripUon orLagd AHmAA hy Ill&! NOUCD Attnch:ed hereto AS Bxlu1:nt uA Il and anoorpom1e4 .y refc:rem:c 19 a hilt and d08onptlon of tho flovcrod mmcra1 mteresu In the above ~ptlOned counlY md ol""""d by Clam1ant CI.n ... ! I. th¢ awnor of tho .overed IIlJrImU ",I_Is m tho land. d .. onbe<l In ExluM "N' that I8lnally held by tho Northom Poolflo RAIlway Compony :laIn .. !!!IdE!!! .. ! oCgalya W,th ~ 10 the sel'ered lIIUleml urtem~ com'" h",,~y, 1t assW and !;lteJlm aU nghtB and pnV1iCjO$ tpP\I.rtenant to ~h IQtC1Qt.. m.;.ludmg, but not '0, freo 0IId UMI1oumborod 1Oi!'<" ",d egme al all _ for tho purpose of "'pl"",llOn, ",millS ling on ,aid londo and IlOnduohng all luch other alltMltes and OPenJuon. IS "",y bo appropnate m IS for and remOVIng Ol~ SRI and o1hor nnner>I. of ony bnd or naturo, ",.lucimg, bllt not lmuted to <bone .r ony"\vee, ..... earths, fcm>U& and non·ferro"" metal. and or.' Nan .. Wftl"er This nouce of ~ 15 oxpro:ss!y ~do Wltbout walVW' or ~JUdl00 to \t," nght, expressty.r~Jervcd IUld rctnmed herem and ".eteby, to ohallongo tho vahdLty of nny oldmanoe or enactment rcquD'lllg suoh non~ 8$ " conrutloo to conbnucd owneramp of mered fo •• otero>.." on the b •• ,. lbat any NOb .IaMe, ordtnonoo or onaoilnen, " Vlolallw of propony nd procedural "gh" afforded 0IId guaronteed under Ibe CQ.nlU1tlbon .1 the Umted SUltes of • and tho Sb>.1e ofWashonP>n, .",1 .. Ibmfore 'I'O.d ..~~~~--...... -~ .... ''' .. , : ... -: ...... : 18.002 tOO) 20030125002079 ueataJ By. ShOiSOM PhilU!d! 5/23jZ01l9.10.Z9 AN hi lUI19.IO!l.9 AN PSI j '. I 1 I I I ~ j j j Ii l i I • . -..... ' (" ... STA'IEOFWASBINGTON CO'UNTY OF KING EXHIBIT "A" MINERAL OWNEllSJIlP, ALL MINERALS EXCEn OIL, GAS AND OTHER BYDROCAR]lONB, LEGALPESCRn?IONS , Soouon9 (400.,.) SW/4Sl!I4 (40 0 .os) Lot I, Lo14 2, 3.l.oss 10 00 •• BN RfW (9897.,.) Scobon7 NBl4 (160 0 aos) Bl2NW/4 (80 0 a08) Bl2SWl4 (80 0 001) SWI4NW14 ofLol2 (4362 a"l NW/4IJWI4 of Lot 3 (42 64 ... Saobon9 SEl4 La .. S4 01 ao BN RIW (1 0 aos) All (640 0 aDS) Soouon IS All (640 0 aoa) Sootlon 17 BI2 (320 0 aca) Bl2Wn. (160 0 aoa) NW/4NW/4 (40 0 aes) W12SW/4 (80 0 aoa) s,,"on 19 BI2 (320 0 aoa) Bl2SW/4 (800 acs) NW/4NW/4 of Lot 1 (41 03 .. 0) S.oIlon 29 W/2NW/4 (800 ae.) Saobon31 SBl4NB14 (40 0 aos) SW4SW/4 (40 0 aos) Soo~on 33 SIlNBI4 (80 0 ao.) El2Wn. (160 0 aoa) SllI4 (1600 ... ) Townsbm 020 Ngrth Range 008 EMt ScononS All (641 2S .0.) Seatton 7 All ('91 92 .,.) TQwnalUlI 020 North, Rnnge 009 Boat Scabon 11 NI2 (320 0 ae.) " OtOht. 13D01& Obe: KC:2OUJ ZOO3U12SUOlOJ9 ~bllC Reco:d gGJCIIU ouaURi BY. kllbtSilhG 20030126002078~03 • '. ti'Q!tutI; S/23j20115l,1020AM PSI I . I 1 i j , 1 J I J 1 i I I ! I J I :. '/'" .. ~. To. 020 North Rm'"' glQ EasL Sootton 6 NWI4SWI4 of Lot 6 (34 54 acs) Soohon 34 Bl2NW14 (80 0 aoa) NFJ4SWI4 (<HI 0 lOS) TO\fa1lQUp 021 North Range 994 Elltfl Scobon ~l NFJ4NE14 (400"".) NWl4NFJ4.not I (32 OS .oa) SEl4NE'4 otLot 2 (33 S 00.) TOWD0hm 021 NQt1b Range OOS Bast Seollon 29 NW/4SW/4 (40 0 "".) T0WMhm 021 North Ran~. 008 J!ast S.etwn 22 BWI4SJl14 (40 0 .. a) SI2NW/4SEl4 (20 0 aos) NWI4NW14S1lI4 (10 0 .. ,) TQWpo!up 021 North RInAA 0091!!!at Seouon 30 SEl4SW/4 (40 0 ,0') SW/4Sl!I4 (40 0 ... ) SeeMn 32 SW/4NE'4 (40 000.) S/2NW14 (ll0 0 .0.) NIZSW/4 (l!O 0 .os) SEl4SW/4 (400.",,) SEl4(160 Oao.) TOWPshm 021 NQlfh.. Ranp 010 East SooMIl3 All (54896 .os) S.obo.9 . All (640 0 aoa) S.otlon 11 All (640 0 ... ) SOOUefi IS All (640 0 ••• ) Seauonl7 All (6400.oa) Soo~on I~ All (640 0. .. ) Seotlon2G Wf2SW/4(800 ... ) Seollon 27 All (640 0 aca) Seouon 28 Si2SW14 (80 0 .oa) B.oben 22 All (640 0 ... ) Seohon3! All (631.08 ... ) Seobon 32 N/2SBl4 (80 0 ... ) N/2SW/4 (80 0 0 •• ) SEl4SE14 of Lot 1 (33 58 aoa) SW/4SE14 ofLat 2 (34 11110') SBl4SW/4 ofLat 3 (34 66 I •• ) Soollon 33 All (61043 aoa) Sootlon 34 NI2NI2 (!60 0 ae.) NI2SW/4 (800 .. s) SEl4SWI4 ofLol3 (31 39 ••• ) Seobon 3S All (S9S 4800.) OroM. lfi2JOlb 00 .. ; KC:2U03 2OO30125U020,9 . -,', . ,," '" ... I ........ .. ... ".'''~'' ". \., ..... ,' ... 20030126002076.004 warun ay. ShOlStlUU PflIItt!b. 5JDf2Ul19:10:3U AM PSI , , , I i " ~ ! J .. . H, ... ,." >' •• l • '" ~ .. " ........ ~"" •• ) 2003012&002019.008 1 (38 49 ."") SW/4NW/4 of LotZ (,8 47.ca) NW/4SW/4 of Lol3 (38 45 .oa) SW/4fIW/4 of Lot 4 (38 43 .os) Soohon 33 N.BI4 (160 0 aoa) SIl (320 0 00') Thwmilup 022 Nm1b. RpIlS,? 0) I Ea.1t Seot1on 5 RIW '''''''" SFJ4SW/4, W/2SPl4 (S 85 I •• ) Seot1on 17 RIW ocron W12NW/4, BI2NI2 (IS B9 acs) fowmhm 02' North, Benge 094 BAst ~MI\ 13 NI2NW/4(800ao.) Townllpp 923 Nqrtb. !!Mg. 005 EM! SeeM. 1 SW/4SW/4SW/4SWI4 (2 $ .Oi) So.uon 3 SBl4N.BI4 (40 0 ... ) Sl1I4SBl4 (40 0 0.1) N.BI4SBl4 (40 0.",,) NBl4N.B14 (35 92 ... ) W12SW/4 (80 0 .os) NW/4NW/4(SS.77aoa) S .. ~on 7 SW/4fIW14 (32 6.",,) Soobon 9 NEl4 (160 0 ••• ) N/2Sl!I4 (80 0 .ca) Seohon \I All (640 0 ""a) Seouon 2S S/2SBl4 (80 0 aca) Part of SW/4NB14, S/2NW14, N12SW/4, NW/4SB/4 (53 46 .. I) S.otlon 27 Traot UI NW/4NE14 (1 0_) S.ollon 29 SBl4SW/4 (40 0 ""') Part of SBl4NW/4 ( 5 .... ) S.,tlOn 35 SBl4N.B14 (40 0 aCi) Tgwnsbm Q21 North Bongs 006 'ROd Scouon 1 All (626 02 ""s) s •• non 3 SB/4NB14 (40 0 0 •• ) Bl2SBl4 (BO O.os) NBl4N1l14 of Lot 1 (31 76 ... ) NW/4NW/4 ofLol4 (30 B980.) Part ofEl2SBl4 be.,.. atop .fland 75' WId. desCribed m deed tG Mllostune (4 23 Baa) Scotlan S Port of Lots 3, 4, W .. t ofSon.e1 HlghWl!)' ('22 0 .oo) 100' ROW "",088 Lota 3, 4, SW/4NW/4 (24 06.CB) Sootlon 11 All (640 0 ..,0) Sconon 17 SW/4NW/4NW/4SW/4 (25 ... ) S/2N.B14 (80 O.os) BllNW/4 (80 0 .os) NW/4NW/4 (40 0 ""s) utb!r: 1323016 UbC KC!20OJ 200301250020)9 ueaWd By; lihOIS1Jnb Pniitilu. 5/23J2011 9.10:30 A1:n:.il1 ! i ,> "." ... ,,, .. \ ..... " ",., ) TOMWllp 02) North. RADge 006 EUt Seobon 17 Nt2SPl4 (80 0 aoa) SIV4SEl4 (40 0 ... ) Sl2SW/4 (80 0 ... ) TpwnRbJP OV North Range On? East Seotlon I l'arta of Lola I, 2, SI2NEI4 (160 0 ae.) Seotton S AU (629 06 ... ) Soobon 7 AU (642 40 .. s) SootIon 9 All (640 0 .os) SootIon 11 All (640 0 _) Seouon 13 All (640 0 _) Soouen 15 All (640,0 20$) Sootton 17 All (6400 aos) Section 19 All (648 58 aos) . Sooboo 21 All (640 0 ... ) Seouon 23 All (640 0 lOS) SootIon 25 All Loa. 4 04 sO BN RIW (635 96 .os) SootIon 27 Nf2N12 (160 0 .oa) Soobon 29 All (640 0 ... ) J. ... ..., .. \ SeoUon 31 Hwy RIW aoro •• Lo1& 2, 3, NEl4SW/4, W12NW/4, NW/4NE14 (25 17 "oe) 500110.3S NEl4 (160 0 lOS) NEl481V4 (40.0 000) Towns\up 023 Norlh, R .... OOS East Scotlon 3 NPl4NE14 of Loll (47 808 .. ) SPl4NE14 ofLo! S (42 9 ... ) ThwnshlP 023 Nprth. Rang& 009 Bast Seotlon 1 W12SW/4 (80 O.oa) Lot 1 (19 65 &01) Lot 2 (37 40 ... ) Lot 5 (3740 1108) Lot 6 (38 65 .oa) Lol1{4140 1108) Lot 8 (40 O.oa) Lol9 (40 0 lOS) Lot 10 (210 lOS) Lot 11 (21 O ... J Lot 12 (400 loa) Lot 13 (40 0 IIQIJ> Lot 14 (400 •• 8) Lot IS (>7 5 lea) Lol16 (40 I lOS) Lol17 (40 0 ae.) Loll8 (40 O •• s) LoH9 (400 ••• ) Lot 20 (21 Ooos) Sootton 3 All (593 90 ... ) Seotlon 5 8128/2 (1600 """) Uidet. 1323016 Doe. KC:20W &030125002019 Pub~o R.cconI Pbg IJQf IV DeSooa By: 5h61Stlhe ........ ,\ ., ......... . 200S0125002078.008 Pflhteti: 5/23]2011 9,10:31 AM PSI L , f j 1. i ~. , I: ! I 1 · ',", .1 ) Townsb'P 023 Nprtb, Rouge 009 HMt Se.bon 7 W12NE14 (80 0 .os) NEl4NW/4 (40 0 ••• ) NW/4NW/4 oILol I (35 II ",.) SW/4NWI4 oILot2 (34 IS 008) SIlI4NW/4 of lotS (3907..,.) BW14NE14 ofLo! 6 (3944Il0l) SIlI4N\l14 of Lot 7 (39 81 .os) Scotian 9 NI2NW/4 (80 0 aos) NW/4NE14 oCLot f (31 4 .os) SW/4NW/4 .fLo12 (38 4 .0.) SIlI4NW/4 of Lot 3 (38 6 1IDlI) SW/4NE14 of Lot 4 (324 .os) Soobon 11 SIl/4NEl4 (400 lOS) SIlI4SW/4 (40 0 .0.) SIlI4 (160 0 00.) NBl4NE14 of Lot I ('j9 os _) NW/4NB14 of Lot 2 (44 2 aD.) SW/4SFJ4oILot3 (444 ... ) NBl4SW/4 01Lot4(39 75 Il0l) NW14SW/4 01 Lot S (44 0.0') SW/4SW/4 of Lot 6 (43 45 .os) Boobon IS SIlI4NB14 (400 .OB) S/2SW/4 (800 .. s) SIlI4 (160 0 110&) NBl4NB14 of Lot 1 (44 0 aoa) NW/4NEl4 ofLoI 2 (46 2S lOS) SW/4NB14 ofLol3 (41 , 00.) NIlI4SW/4 of Lot 4 (42 0 o.s) NW/4SW/4 of Lot S (40 8 "'0) 8001100 21 El2NE14 (8ll 0 ... ) NW/4NB14 of Lot 1 (37 55 .00) SWl4NEl4 of Lot 2(38 4 aos) o. ,old (38 57 .os) S.obo.21 SI2NW/4SW14 (20 0 acs) Soobon 23 1lI2NBI4 (80 0 ... ) . NBl4SBl4 (40 0 80S) Boobon S SIlI4NE14 o 'os) SIlI4 (1600 ooa) 800110' 13 SW/4NW/4 (40 0 les) NW/4SWI4 (40 0 ... ) Sl2SW/4 (80 0 ... ) SW/4S1lI4 (40 O.os) Soobon 15 SEl4SW/4 (40 O.os) S •• bon 19 Wt.lSIlI4NIlI4 (~O O ... ) r O,dlH! 1323016 ObE. KC:2UW &03012500&19 i., , I ". :) 2003012600207$.007 UiWU!d bY: shoiStJM ?noted! SJ2JJbJIl 9,LU,Jl'iU""1'S1J • "J TownWm 024 North, Rang. 006 nost Sechon 19 N12SEl4 (&0 0 110') NW/4N1!14 (40 Q tI\1O) NW/4N1!14SW/4 (10 0 lCO) WIZNEl4NE14SW/4 (5 0 a •• ) SW/4SW/4 (40 0 aos) i ... ') West 330' of North 990' offtllOllonol NW/4NW/4. South ~OO' 01111. We.t 99' of (Joverrunont Lot 1 (J 5 a06) Scotlon 21 SBl4NB14 (40 0 ao.) NBl4SE/4 (40 0 ... ) SBJ4Los.ll2BosBNRRROW(3888acs) SDcbon2J SI2NW/4 (80 0 aos) Scotton 25 SEl4NE14 (400 ... ) SIlI4NW/4SBi4 (100 a.o) PIIrt SWI4SW/4, SFJ4SW/4, SBJ4SBi4, NEl4SEI4, Los. BN lVW, Los. StatoRoad (143 01 oos) •• bandonod lVW aoroa. SI2S/2, NWf.4SWI4, N1!14SEl4 (13 5 aDS) Sootlon 27 stzSl!I4 (80 0 aos) NBl4Sl!I4. t.., 4 09 80 lVW (35 91 806) Sootlon 29 WI'Z (3100 ae.) Sootlon 35 NW/4 (l60 0 80.) N12SWI4 (80 0 00$) TownsbijJ 024 Nm1b Range 007 East Seollon 17 llI2l!I2 (160 0 .. 0) N12SWI4 (800 a .. ) SW/4SW/4 (40 0 ao.) So.uon21 Nl!I4N1!14(400aos) NW/4NW14 (40 04co) SW/4SW/4 (40 Q o.s) SocI1on 27 NW/4NE14NW/4 (10 0 acs) SocI1on 31 FRL W121.&oNorth 150' t1t'lOof(309 95 acs) 100' ROW."",,. N12NB14. NBl4NW/4 and Lot 1 S_on 35 All (626 28..,.) TnwpBhm 024 North Bangs 008 Enat Seobon 25' SBl4Sl!I4 (40 0 .os) Sooboo 31 NW/4SBJ4 (40 0 a.s) Townilutl OM North, RAnge 009 Bast S .. bon 2S Nl!I4 (158 90 .011) oos) Se.tton2J ~~:i~ 1(42760.0) 8' of Lot 2 (434500') SEl4SW/4 of Lot 3 (4413 ... ) SW/4SWI4 of Lot 4 (44 82 lOS) PubUo Reoard lQJ;r: 1323016 DOe. KC:2003 20030125002019 NgC & bf 10 UiUlted By. !lhOISQiI§ 20030125002079,008 Pflfltt'!d! 5}23/20Il9:tO~:;::ps:JJ t ! I t I I I j I I 1 I 1 i I I , I I I I . '-, TomllflJlR 024 North· RUp 91 0 EMt Secbon 25 NW/4NI!I4 of Lot 2 (38 69 .os) NllI4NW/4 of Lot 3 (38 8S m) NW/4NW/4 of Lot 4 (39 12 ... ) SW/<fNW/4 orLot 5 (39 0 ... ) S1ll4NW/4 otLol6 (38 73 803) , SW/4NI!I4 of Lot 7 ('38 77 ... ) SEl4Sll14 of Lot 8 (38 S .os) Sootwn27 SW/4NI!I4 (40 0 ooa) SIZNW/4 (80 0 .ca) SW/4 (160 0 ... ) W12SE14 (80 0 ",s) NW/4SE14ofLot2(3346.00) N1!I4SW14 ofLo!l (33 12.os) NW/4SW/4 of Lot 4 (32 85 aca) SW/4SW/4 ofLot S (32 88 .,,) SllI4SW/4ofLot6(33 IS ... ) SW/4SEl4 ot Lot 7 (33 46 .ca) Tgwnglup 025 North Range 009 EPBt SootJon 13 N1!I4 (100 0 ... ) 812 (320 0 DO.) Lol (3887 .. B) 800U0II3' Loll (42190,,) Lot 4 (41 06 aool Lot 5 (37 390 .. ) Lot 6 (37 390",,) SW/4NI!I4 of Lot 10 (3917 ooa) SBl4NW/4 o(Lo.11 (3769 BO.) SW/4NW/4 ofLol12 m 69 •• B) NW/4SW/4 of Lot 13 m 94 •• ,) N!!I4SW/4 of Lot 14 (37 Slae.) SllI4SW/4 otLo! 15 (38 12 a.,' SW/4SW/4 of Lot 16 (38 2S '''l Soo1lon' 1TW14 (160 0 ... ) Loll (391 aos) Loll (38 93 ... ) Lotl (38 77 ... ) Lol4 (38 6 ••• ) NW/4NW/4 of LotS (40 0 ••• ) NBl4NW/4 of Lot 6 (40 0 ••• ) NW/4NBl4 ofLol7 (400 ••• ) NBl4N!!14 of Lot 8 (40 0 ... ) SFJ4N!!14 ot Lot 9 (40 0 .oo) SW/4NFJ4 afLo! to (40 0.0.) I oniCr: 1323016 Dot: KC!2003 20030125002019 • ,.. ." • .; •• " •. , •• _, ~ ...... , ••• I~· 2DDiDI2GOIl2079,ODt c' 1 i ii I ; CfWoo By; shbi!'ltiOiJ PfUitaU: 5}l3I20119.ly~3ZAM }:;:,I f t j ~ 'I i 1 " , , I j I l ~ i I ! i .. ".,.' .... ,,~. "") ToWMhtP QZ6 NQrrb RllOao g09 Rut Section 5 SEl4NW/4 of Lot 11 (400 •• s) SW/4NW/4 of Lot IZ (40 O.os) Seebon 7 Bf2WIl (160 0 ••• ) NE'4NR14 .fLot 1 (39 91 a .. ) NW/4NE14 01' Lot 2 (39 91 eos) NW/4NW14 ofLo! 3 (4522"".) SW/4NW/4 of Lot 4 (44 7P ••• ) SW/4NE14 of lotS (3972 ."') SBl4N1!14 ofLo! 6 (3P 72 ... ) NW/4SW/4 of Lot 7 (44 35 a .. ) SW/4SW/4 ofLol8 (43 92 .ca) S.obon II SW/4 (15902 .ca) Secllon 15 NBl4(J60 O.e.) NBl4SW/4 (40 0 ••• ) N12Sll14 (80 0 aee) SEl4SEl4 (40 0 oca) ~er.13Z3016 Doe; KC!2U03 200301250020;9 Pa9iT1lT'Of 10 ' ..... :,'., '. ' . 20030126002078.010 aMmo BY. SllbJStltlG P/ifiU!d: 5/23/20Ll9.10.Ji AM PSI , ; , " I j ! I c:> -"" "C, R" ... nA~, CttYClcrk's om .. Clly orRenton lOSS South omdy Way Ranlon, WA ~80's-3212 ;-") ., '. ".' " ) o PAUl HI OF oel 1'01'\10' 1, RoDto, Sbort Plol No, 345-", _rckd 7908179008, UlfSW 114, 83, .,.13 II, II. 5 II, WM mlClog eOaDf:)', WBllliagtOliI for ... d p.,., .......... p.rtloolarlj> d ...... b.d .n E.t!l.1nt A .'...,bod .. p ... ' horeot rho dIIir IIIId y", .. WIIIlCb below "" ... .c:..... •• "Y Ole .... 1JJII.""jac.", 1001. belll .. me perro •• lly .ppo ..... and ~ theml11DODIIOOcd, .. Ii to execute tIJd lnSIlUlIlMI Md Ihllt 1ba corporotton autbonud ..uo,1OI<I Otdl!f. 1323016 DOt. "'.2002 ZOUM04OO0001 Publio R.ecord pagel 013 WtOd BY: mOlstttnr'J'l'lMmd. Sj19}2011 [0:31.51 AM PSI .. .., .. .' ',' i l: ! I j l j l I ) I 1 , -<= ." "" <:> c::o --"" -"" .... . .,. c> .... ....... ! ,," , ':." ADDENDUM A •• conwtlOn of 0011"')'1118 Ihl8 propmy, Onnlce "Il'"os 10 lb. folloWl118 covenant .. wluch .... h.",by ma<lo • part of lh .. D<:ed Otantee ""'" 10 1II00,mlll(Y, defend IIIId hold Granlor harmloSl "pnst any and all oIauns, h.blbty and 00,,,, (lDoIudmg, but nmlUlUted to _bl. alloIrlO)l" f ... and C08t.) fOl' any and aD lI1jon .. to per,,,,,, ond for any IIl<I aD dornago to propOJly OCCllInng as • result of Grant..'. f.du", to sorely IIIId properly cOIIduol Iho proposed OOD.lruotlon on tho preml ... 2 ann"", oh.n poriorm all conSirucl10n and "pa" oflho IInpro~monll ("Grantee', Work") I. a ptofeo ..... l..,d quality m""",,, '0 •• 10 nolllnduly "Ul!\lpt Ibo opmtl .. of Ibe 3 4 5 6 7 8 McDonald'. r .. ",want on Ibo p"m •••• ood will m .... every .ffon not to block velnol .. that need mgreu onol ogross 0001 to ""It the Dnve-thru I .. . Grant.e, through Its Oentl'Al Conlnetor .haIlacbodule a pre-c>OlIItIUOUon me.u.g With Pal Nowbu!)', Cho OwnerIOp.nIlOl' of the McDonald'. restauran~ IIIId the McDonald'. ConltructJClI MImogcr Tho Gcmeral Cowactor ,baD m"~IP direct oommulllcobon With I'll Newbury througho~1 tho COll,tl'UO/Jon penod Grant .. shall provulo a lornpor1lC)' curb cuI onto AilllCOtlos Avenu .. alB mutuaU, bend,o,oJ I"".uon, fOl' Ihoe. vehlcl •• O><llIng Ih. Dnv .. lhru lanolo oIl'Vlate ooy dlSturbaoco of dnv.- Ibru InOblbly dunng ..... 1n>c\1011 . Ilrantee aSJ'COlIO perfonn oil oon'ltUC~on, relocanon olllll"IIgO IIIId unhtJe •• ,..tombon of spnnklor eyltem, landsoap,ng .. d any othor ..... InlOUO. reletod ,tom .. ..-.d wlIh the :antended work at Ita BOle cort Otant .. _10 rc>toro lb. C>llstlllg curb Cut onto An.ooneo to • WIdth of no I ... Chon 3Q fool. Q,anleo a&r«& tllal th, prem .... , 1.16 the ."'. w be taken, Will bo reoI<>JOd III It. solo e.pon .. to t1J, samo c .. dlhon tbat .."Iod pnorto tho comlTlCllocment of Orant .. ' 8 work Gronl .. __ OtanlDr ·Ihat only one patkmg .",11 ",II be 108t III Iho c"""",onon or OtanI .. '. Imptavem •• t8 alld lholaronunlng wall WID be tnstalled adja"""t to tho most nortbeastorly pru1<Ing ,Iall vioar: 13ZJOI6 Doc. KC:200l20020104oo0001 Pul.1!io P.cco~ paga2bl.). ut!Uh!(J By: !.hOisone PiIiMO. SilW201110;31:S} J\M PS I I. I: I :.' " ~'-:, ,." " , •• ,' •••• 1 I'"' \.. .. '.\ .~ : (,\" .. ," " ) " ____ ::',-i __ o o Legal DescrJption Aoacortes Avenue NE Realignment at NE Sunset Blvd Thot pomon of Let I omenton Short Phil No 34S-79, reoorded Olldor Kmg COlIIUy RecordlDg N._ 790S179008, '" 111. SW quanor or Seeuon 3, Township 23 North, Rani" Eall, W,M, In, tho CIt)' of Rmoa, King COUnIY, W .. hlll8lon, de<cnbod .. follow. IIegmnlng.t lb. nOJ1heaat comer of 'Old Let I, Th .... S OI'IS'IQ'W, 01008 thO"" II .. thmof, a <bI1 .... Of 78 ~ foellO. pomt on. DOII- tMJj6l\1 eurv. havmg a radlU' of 126 S fcot IbHCDler of which bean S BI'13' la''W, Thcnco northerly and nOllhwoslerly along the ore of <AId curve 47 86 feel, Thence N 30'27'28" W • d"lnncc of 18.54 fccl to the beginning of. curve 10 the left h.vlns a radlu. of 29S0f .. ~ Thence along .Old curve •• ore dullUlee or 2.80 fcct; Thenc. N 7S'23'14" W • w" •• ", of B,46 fco"o a point on III ..... tmg northerly propotly hac of lOll! leI \, .Bld pomt aI •• bemg on the $Outh .. ly ngbt of way mugm or NIl SUII .. ' BOIJlevw, Theue. N 10'IB'2O" II alon, srud northerly property hn., a dll1ltDe. or 3903 (cot 10 1110 polD! at begbllllng Coni ..... '" area of Ll!Z2.qu .... f .. ~ mor. or I ... TOOi!l'Hl!R WI'\'H a1cmpotory con,\fII<lI1on' .. rement for Ihe d",aUon or Ill. aomtrucUon potU .. of tho jJJ'OJc<t d."",bed .. foUow. BllGINNING at til. DOrthaaoI com ... ofoald Lot I, tIwn", SOI'13'16"W, lIongthc ... 1 1m. th.,.or, • dl.tJlnco of 78 4' re.t I<> • pOInt en a bOn-tansen! curv. havlns • radlU' of 126 S t.et &he cen • .,. o(whICh bean S BI'13'12''W aad the True POInl ofB.gmamB, Thenc. northerly and nonhwestorly 010118 the arc of .. Id .urv.47 86 reet, Thence N 30'~7'28" w. dlstonce of 18$4 feet to Ut. begtnning of a curve 10 thela/\ havmS a radlu. of 29 ~O f.el, TIl ..... klDg said cllrVC .n arc dl.tan •• of 2 BO feet, Th .... N 1S'2)'14" W a dlltJInco of 8 46 reet 10. po'"l .. Ihe"""ung nOrtherly property hno of laid Lot I, .. Id poml lIso bemS on Uto ,oluherly oaJll o(WftY mars'" ofNE Sunset Boulevard, Thonee B 70'18'20" W along ... d Un. a dlStaJlte 0(8.31 I'oot; Thence S 19'41 '40" B. dlBlon .. of26 94 r •• I, Thence S 38"8'12" n a dl'tance of 4$,99 reotl Thence S 01'13'16" W a dlst .... of21 33f0Cl, Th .... S 88'46'44" n. dl,tJI.c. of3,oo rcot. polnt .. the ... , hll8o(,"d Loti, ,wdl'OIJIt al.o being Qn Ihe w.".tly ngllt or way margin or AnllCortco Avenue NBI ThenceNOI'13'16"B along eo", 1m. 22 37 feetl<> Ihe Tnlo PomtofBe21nnmg, CcntAlns an area of ~ lquare fe'lOt. moro or le.ss ", .. , " , Older: 1,123016 COt: Ke!ZU02 20020104000001 Puhlio Rcoo,d OdnM~ By; $nij,SOilU j'h/lillu: SJJ9i201110.31,S';;;sT1 puya J Of J " .' " 1,-- I I I 1 ~ 1 I I I I I I I I i , i j , : , : , . , .~ ':".' . , , ' ". ' :' " : .. :'._'" .. .. . i '." ,. .. ,. .. , .'" , .. • · ... · ., · .. ; '" a ~ • !i VI I' I i ~ l , . ' :. ... . ...... " ... ) .u I'" " ..... I~ ... . ~ " .. , ... , · . , I I: Printed: 03-27-2012 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA12-023 03/27/2012 02:17 PM Receipt Number: Total Payment: 2,163.00 Payee: PACLAND-BELLEVUE, INC Current Payment Made to the Following Items: Trans Account Code Description 3080 503.000000.004.322 Technology Fee 5007 000.000000.011.345 Appeals/Waivers 5010 000.000000.007.345 Environmental Review 5020 000.000000.007.345 Site Plan Approval Payments made for this receipt Trans Method Description Amount Payment Check 1149 2,163.00 Account Balances Amount 63,00 100.00 1,000.00 1,000.00 \r:(: Trans Account Code Description Balance' Due ------------------------ 3021 303.000000.020.345 3080 503.000000.004.322 3954 650.000000.000.237 5006 000.000000.007.345 5007 000.000000.011.345 5008 000.000000.007.345 5009 000.000000.007.345 5010 000.000000.007.345 5011 000.000000.007.345 5012 000.000000.007.345 5013 000.000000.007.345 5014 000.000000.007.345 5015 000.000000.007.345 5016 000.000000.007.345 5017 000.000000.007.345 5018 000.000000.007.345 5019 000.000000.007.345 5020 000.000000.007.345 5021 000.000000.007.345 5022 000.000000.007.345 5024 000.000000.007.345 5036 000.000000.007.345 5909 000.000000.002.341 5941 000.000000.007.341 Park Mitigation Fee Technology Fee Special Deposits Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use, Hobbyk, Fence Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R1201325