HomeMy WebLinkAboutD_Triumph_Freezer_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Triumph Freezer_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 12, 2023
Project File Number: PR23-000080
Project Name: Triumph Restaurant Outdoor Freezer Alteration
Land Use File Number: LUA23-000148, ECF, SA-A
Project Manager: Jill Ding, Senior Planner
Owner: Ruozhong Zhang, Constant Source Investment, 7901 Aurora Ave N, Seattle, WA
98103
Applicant/Contact: David Lee, Techcraft Corp., 2126 NW 204th St, Shoreline, WA 98177
Project Location: 3750 East Valley Rd, Renton, WA 98055
Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review for the addition of a 437-square foot outdoor freezer to an existing
8,460-square foot restaurant. The project site totals 73,020 square feet in area with
approximately 112 surface parking spaces and is located within the Commercial
Arterial (CA) zone and Urban Design District D. No change in access is proposed. A
wetland is mapped along the east side of the project site, however in accordance
with RMC 4-3-050B.1.g "Sites Separated from Critical Areas", the wetland buffer may
not be applicable to the proposed freezer addition, as the addition is separated from
the wetland by existing lawfully constructed improvements (i.e. restaurant building
an asphalt parking lot). In addition, the project site is mapped within a seismic hazard
area.
Site Area: 73,020 sq. ft. (1.68 acres)
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 2 of 30
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B. EXHIBITS:
Exhibits 1-4: ERC Report and Exhibits
Exhibit 5: Administrative Decision
Exhibit 6: Tree Retention and Tree Credit Worksheet
Exhibit 7: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Ruozhong Zhang
Constant Source Investment
7901 Aurora Ave N
Seattle, WA 98103
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: The site is currently developed with a 8,460-square
foot restaurant and surface parking lot.
5. Critical Areas: A wetland is mapped to the east of the site and a
seismic hazard area is mapped on the project site.
6. Neighborhood Characteristics:
a. North: Hotel, CA zone
b. East: SR 167
c. South: Auto Dealership, CA zone
d. West: Auto Dealership, CA zone
7. Site Area: 73,020 sq. ft. (1.68 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1745 04/19/1959
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City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 3 of 30
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196
hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road that
can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12-inch sewer main
located in East Valley Road.
c. Surface/Storm Water: There is an existing storm drainage system in East Valley Road as well as an
existing private storm drainage system located on the subject parcel.
2. Streets: East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85 feet.
Current street frontage improvements include curb and gutter and a 6-ft sidewalk on both sides of the
street. The site borders State Route 167 (SR 167) on the east property line.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 9,
2023 and determined the application complete on May 11, 2023. The project complies with the 120-day
review period.
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City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 4 of 30
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2. The project site is located at 3750 East Valley Rd, Renton, WA 98055.
3. The site is currently developed with an 8,460-square foot restaurant and surface parking lot.
4. Access to the site would be provided via an existing curb cut off East Valley Road.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. There are approximately eight (8) trees located on the site. All trees are proposed to remain.
8. A wetland is mapped to the east of the site and a seismic hazard area is mapped on the project site.
9. No grading is proposed for the outdoor freezer replacement.
10. The applicant is proposing to begin and complete construction in Summer of 2023.
11. No public or agency comments were received during the 14-day public comment period.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
June 12, 2023, the Environmental Review Committee issued a Determination of Non-Significance (DNS)
for the Triumph Restaurant Freezer Replacement. A 14-day appeal period commenced on June 12, 2023
and ends on June 26, 2023. No appeals of the threshold determination have been filed as of the date of
this report.
14. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. Employment Areas provide a significant economic development and
employment base for the City. Maintain a variety and balance of uses through zoning which promotes the
gradual transition of uses on sites with good access and visibility to more intensive commercial and office
uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓ Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
✓
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
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City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 5 of 30
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15. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated ac cess,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4 -2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: The applicant is proposing to replace an existing outdoor freezer attached to an
existing restaurant use.
Staff Comment: Eating and drinking establishments are outright permitted uses within
the CA zone.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: Not applicable, no residential development is proposed.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The project site total 73,020 square feet in area, which exceeds the
minimum lot size requirement for the CA zone.
✓
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. The
minimum setback may be modified through the site plan review process if it can be
demonstrated to the Administrator’s satisfaction that the following criteria as set forth
in RMC 4-2-120C.16 are met:
A maximum front yard and secondary front yard setback of 20 ft. is required. The
maximum setback may be modified through the site plan review process if the
applicant can demonstrate that the proposed development meets the criteria as set
forth in RMC 4-2-120C.15.
There are no minimum side or rear yard setbacks, except 15 feet. if the lot abuts or is
adjacent to a lot zoned residential.
Staff Comment: The project site does is not abutting or adjacent to a residential zone,
therefore no side or rear setbacks are applicable to the project site. The proposed
freezer would maintain an approximately 183-foot front yard setback, a 6-foot side yard
setback from the south property line, and a 95-foot rear setback. The existing restaurant
is non-conforming with respect to the maximum 20-foot front yard setback requirement
in the CA zone. The proposed freezer addition would not increase the existing non -
conforming front yard setback and therefore may be permitted.
✓ Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
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City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 6 of 30
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garage. The maximum building height permitted is 50 ft., except 70 ft. if the building is
mixed use.
Staff Comment: The existing building and freezer addition would have a total footprint
of approximately 8,897 square feet, which results in 12 percent building coverage on
the 73,020-square foot project site. The proposed building coverage is less than the
maximum permitted by City Code.
The highest point of the proposed buildings would not exceed nine feet, which is less
than the 50-foot maximum height permitted by City Code.
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) shall apply to the entire
site, all parking areas, and street frontages in any of the following cases:
a. All subdivision including short plats; or
b. All new buildings and new storm drainage facilities; or
c. Additions to existing buildings that increase the gross square footage of the building
by greater than one-third (1/3); or
d. Conversion of vacant land (e.g., to parking or storage lots); or
e. Conversion of a residential use to a non-residential use; or
f. Other changes in the use of a property or remodel of a structure that requires
improvements equal to or greater than fifty percent (50%) of the assessed property
valuation.
Staff Comment: The City’s landscaping regulations are not applicable, per RMC 4-4-
070B.1.c and f as the proposal does not include additions to existing buildings that
increase the gross square footage of the building by one -third (1/3) or changes in the
use of a property or remodel of a structure that requires improvements equal to or
greater than fifty percent (50%) of the assessed property valuation.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant submitted a Tree Retention and Tree Credit Worksheet
(Exhibit 6) and a Tree Planting Plan (Exhibit 2) with the project application materials.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 7 of 30
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There are eight (8) existing significant trees located on the project site, all trees would
be retained, which would exceed the thirty percent (30%) retention requirement.
The City’s Tree Retention Regulations also require that a minimum tree density of 3 0
credits per net acre. Based on a total site area of 73,020 sq. ft. or 1.68 acres the project
site would be required to provide 50 tree credits. Tree Credit requirements shall be
satisfied through the retention of existing trees or the planting of new tre es per the
ratios specified on the Tree Credit Worksheet. The submitted Tree Credit Worksheet
(Exhibit 6) indicates that the required tree credits would be provided through a
combination of tree retention and tree planting. The eight (8) existing onsite tr ees
proposed for retention would result in a total of 38 tree credits, the remaining 12 -tree
credits would be provided through the planting of forty-eight (48) small species of trees
(0.25 credits * 48 trees = 12 credits), which would comply with the tree credit
requirements. Staff recommends, as a condition of approval, that a final detailed
landscape plan be submitted at the time of Building Permit Review that provides
existing and new tree planting that identifies compliance with the site’s 50 tree credits
requirement and that the new trees be planted prior to the final building inspection
unless otherwise determined by the Current Planning Project Manager.
Tree protection measures would be required during project construction in accordance
with RMC 4-4-130H.10, these measures would include the installation of a 6-foot high
chain link fence as well as signage identifying the trees as protected.
✓
Refuse and Recycling: In retail developments, a minimum of five (5) square feet per
every one thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of ten (10) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
Staff Comment: The proposed freezer addition would result in a 437-square foot
increase in area to the existing 8,460-square foot restaurant resulting in a total square
footage of 8,897 square feet. Based on a total square footage of 8,897 square feet of
retail area, the proposal would require 44 square feet of recyclable deposit areas and
89 square feet of refuse deposit areas. The existing restaurant has a total refuse and
recycling service area that totals approximately 560 square feet, which would exceed
the minimum required refuse and recycling deposit area required
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls but is not allowed between a building and a public street.
Staff Comment: The proposal includes the replacement of an existing outdoor freezer
with a new 437 square foot outdoor freezer. No changes to the existing surface parking
lot or site access are proposed.
N/A
Parking: Parking regulations require that eating and drinking establishments provide a
minimum and maximum of 10 spaces per 1,000 square feet of dining area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Compact spaces shall not account for more than thirty percent (30%)
of all onsite parking spaces. For parking lots with 300 -400 parking spaces, a total of
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 8 of 30
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eight (8) of those spaces shall be designated as Accessible per the Americans with
Disabilities Act (ADA).
Staff Comment: Per RMC 4-4-080B.1.b.ii building additions that do not increase the size
of the an existing building/structure by more than one-third (1/3) of the area of the
building/structure do not exceed the applicability threshold to bring the site into
conformance with the City’s current parking regulations.
N/A
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Per RMC 4-4-080B.1.b.ii building additions that do not increase the size
of the existing building/structure by more than one-third (1/3) of the area of the
building/structure do not exceed the applicability threshold to bring the site into
conformance with the City’s current parking regulations.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls were shown on the submitted site plan
application materials. Any proposed fences or retaining walls would be required to
comply with the above standards.
✓
Screening and Storage: All on-site surface mounted utility equipment shall be screened
from public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
screens, or a landscaped visual barrier allowing for reasonable access to equipment.
Equipment cabinets, fencing, and walls shall be made of materials and/or colors
compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so as to
be screened from public view.
Outdoor storage must be screened from adjacent or abutting properties and public
rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls
a minimum of six feet (6') in height, berming, and/or landscaping as determined by the
Administrator to achieve adequate visual or acoustical screening.
Staff Comment: The proposed freezer would also include the installation of the
compressor unit, the compressor unit would be located on the east side of the proposed
freezer and would not be visible to the public.
16. Design Standards: The project site is located within Design District ‘D’. The proposal includes the
replacement of an existing 96 square foot outdoor freezer with a new 437 square foot outdoor freezer.
Compliance with the applicable design standards for the proposed building is discussed in the table below.
The following table contains project elements intended to comply with the standards of the Design District
‘D’ Standards and guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
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City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 9 of 30
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1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct
sun exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The proposed outdoor freezer would have a height of nine (9) feet
and is not anticipated to impact natural light to nearby properties.
N/A
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: Not applicable, no new buildings are proposed.
N/A
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: Not applicable, no new buildings or entries are proposed.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Administrator may allow facades that do not feature a
pedestrian orientation; if so, substantial landscaping between the sidewalk and
building shall be provided. Such landscaping shall be at least thirty feet (30') in
width as measured from the sidewalk.
Staff Comment: Not applicable, no standalone office buildings are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
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City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 10 of 30
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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.
N/A
Standard: A primary entrance of each building shall be located on the façade facing
a street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: Not applicable, no new buildings or building entrances are
proposed.
N/A
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See previous discussion above.
N/A
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. 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.
Staff Comment: See previous discussion above.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related
to the street.
Staff Comment: The proposed building would have two (2) main entries, one (1)
fronting East Valley Road and the other fronting the parking lot. The entry facing
the parking lot would also be visible from East Valley Road, making it important that
this entry is as functional and attractive as the entry facing the public street. The
entry features proposed to highlight the entrances (i.e. glazing, weather protection,
increased building height etc.) have been replicated at both entries which adds
visual interest to both façades.
N/A
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.
Staff Comment: See discussion above.
N/A
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.
Staff Comment: See discussion above.
N/A
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.
Staff Comment: See discussion above.
c. Transition to Surrounding Development:
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City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
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Report of June 12, 2023 Page 11 of 30
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Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
N/A
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear
of a building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: Not applicable no new buildings are proposed.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent
to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative
screening in addition to or as part of service enclosures.
N/A
Standard: Service elements shall be located and designed to minimize the impacts
on the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: Not applicable, no new service areas are proposed nor are changes
proposed that would impact the existing service area.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: See previous discussion above.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: See previous discussion above.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 12 of 30
D_Triumph Freezer_FINAL
Staff Comment: See previous discussion above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building façades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 13 of 30
D_Triumph Freezer_FINAL
N/A
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: Not applicable no changes to the existing surface parking are
proposed.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets
by buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See previous discussion above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable.
N/A
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from
the sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing façades shall be articulated by arches, lintels, masonry trim,
or other architectural elements and/or materials.
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
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.
Staff Comment: Not applicable.
N/A Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 14 of 30
D_Triumph Freezer_FINAL
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(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
(h) Other treatments that meet the intent of this standard.
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
N/A
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: Not applicable no changes in access are proposed.
N/A
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See previous discussion above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 15 of 30
D_Triumph Freezer_FINAL
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
N/A
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 appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: Not applicable.
N/A
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 façade and no greater than one
hundred fifty feet (150') apart.
Staff Comment: Not applicable.
N/A
Standard: Sidewalks and pathways along the façades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the façades of mixed use and retail buildings
100 or more feet in width (measured along the façade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: Not applicable.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year -
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 16 of 30
D_Triumph Freezer_FINAL
N/A
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at façades along streets, shall be
provided.
Staff Comment: Not applicable.
N/A
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: Not applicable.
N/A
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 façade facing the street, a maximum
height of fifteen feet (15') above the ground elevation, and no lower than eight feet
(8') above ground level.
Staff Comment: Not applicable.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light exposure
to the area and located so that they are aggregated to provide usable area(s) for
residents.
(d) For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual. Such
facilities shall be counted towards no more than fifty percent (50%) of the required
open space.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 17 of 30
D_Triumph Freezer_FINAL
(e) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the site
and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(f) The following shall not be counted toward the common open space or recreation
area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or
semi-private (from abutting or adjacent properties) courtyards, plazas or passive
use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access
links, such as pedestrian trails.
Staff Comment: Not applicable.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet
of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
(a) The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 18 of 30
D_Triumph Freezer_FINAL
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition
of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 19 of 30
D_Triumph Freezer_FINAL
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a
minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
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.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a hum an
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building façades 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.
N/A
Standard: All building façades shall include modulation or articulation at intervals
of no more than forty feet (40').
Staff Comment: Not applicable, the proposed freezer does not include a façade the
exceeds 40 feet in length.
N/A
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16')
in height, and eight feet (8') in width.
Staff Comment: Not applicable.
N/A
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 façade (illustration in District B, below); or provide an additional special
feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 20 of 30
D_Triumph Freezer_FINAL
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
N/A
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the façade’s ground floor.
Staff Comment: Not applicable.
N/A
Standard: Upper portions of building façades 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.
Staff Comment: Not applicable.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays. Display racks and fixtures may not obscure more
than fifty percent (50%) of the window space.
Staff Comment: Not applicable, no windows are proposed.
N/A
Standard: Window coverings, such as blinds and curtains, must be functional, they
may not be affixed so that they cannot be open and/or closed.
Staff Comment: Not applicable, no windows are proposed.
N/A
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Not applicable, no windows are proposed.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building façades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include a
window, door, building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet
or greater and does not include a window, door, building modulation or
other architectural detailing.
Staff Comment: The freezer façade facing East Valley Road would have a total area
of 171 sq. ft. and would therefore not qualify as a blank wall.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 21 of 30
D_Triumph Freezer_FINAL
Staff Comment: Not applicable, no new blank walls are proposed.
Compliant with
the intent of
this standard
Standard: On any façade visible to the public, transparent windows and/or doors
are required to comprise at least 50 percent of the portion of the ground floor
façade that is between 4 feet and 8 feet above ground (as measured on the true
elevation).
Staff Comment: The proposed freezer addition would not include any windows,
however, the proposed addition would be setback approximately 44 feet from the
front façade of the existing restaurant, thereby reducing the visibility of the freezer
addition.
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Not applicable, no windows are proposed.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliant
with the
intent of
this
standard
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
(e) Roof-mounted mechanical equipment shall not be visible to pedestrians.
(f) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed freezer addition would have a maximum height of nine
feet (9’). No parapets or roof treatments are proposed, however the proposed addition
would be setback approximately 44 feet from the front façade of the existing restaurant,
thereby reducing the visibility of the freezer addition.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of façades. This shall occur on all façades 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.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 22 of 30
D_Triumph Freezer_FINAL
Compliant
with the
intent of
this
standard
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The proposed freezer addition would be setback approximately 44 feet
from the front façade of the existing restaurant, thereby reducing the visibility of the
freezer addition from the public right-of-way.
Compliant
with the
intent of
this
standard
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: It is unclear what materials the freezer is composed of. However, as
noted above the freezer would be setback from the fron t façade of the restaurant,
thereby reducing the visibility of the freezer from the public right-of-way.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible façades.
Staff Comment: See previous discussion above.
✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See previous discussion above.
✓
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff comment: See previous discussion above.
N/A
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.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
N/A
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: No signage was proposed, not applicable.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with
the overall building design.
Staff Comment: No signage was proposed, not applicable.
N/A
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: No signage was proposed, not applicable.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 23 of 30
D_Triumph Freezer_FINAL
N/A
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: No signage was proposed, not applicable.
N/A
Standard: Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: No signage was proposed, not applicable.
N/A
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: No signage was proposed, not applicable.
N/A
Standard: Blade type signs, proportional to the building façade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: No signage was proposed, not applicable.
N/A
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 G8 of this Section).
Staff Comment: No signage was proposed, not applicable.
N/A
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.
Staff Comment: No signage was proposed, not applicable.
N/A
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: No signage was proposed, not applicable.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
N/A
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building façades, awnings with
down-lighting and decorative street lighting.
Staff Comment: Not applicable, no new lighting is proposed.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 24 of 30
D_Triumph Freezer_FINAL
N/A
Standard: Accent lighting shall also be provided on building façades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See previous discussion above.
N/A
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions
located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental
flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous discussion above.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
✓
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers.
Staff Comment: The project site is located within a seismic hazard area, a Geotechnical
Report was not included with the land use application materials, however it may be
required at the time of Building Permit review. The project site is developed with an
existing restaurant and a surface parking lot. The proposal includes the replacement of
an existing 8’ x 12’ (96 sq. ft.) outdoor freezer with a new 23’ x 19’ (437 sq. ft.) outdoor
freezer. The topography of the site is flat. According to the submitted SEPA Checklist
(Exhibit 4), the proposal would include the removal of existing asphalt pavement and
the replacement with a six-inch (6”) concrete slab for the freezer replacement.
It is anticipated that the City’s adopted building code and construction standards would
adequately mitigate any impacts of the proposed freezer replacement on the project
site.
✓
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050G.2:
Wetland Category Buffer Width Structure
Setback
beyond
buffer
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
15 ft.
Category I – Bogs
& Natural
Heritage
Wetlands
200 ft.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 25 of 30
D_Triumph Freezer_FINAL
Category I – All
Others
200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: A wetland is mapped along the east side of the project site. In
accordance with RMC 4-3-050B.1.g "Sites Separated from Critical Areas": the critical
areas regulations may not apply to development proposed on sites that are separated
from critical areas by pre-existing, intervening, and lawfully-created structures, roads,
or other substantial existing improvements. For the purposes of thi s Section, the
intervening lots/parcels, roads, or other substantial improvements shall be found to:
i. Separate the subject upland property from the critical area due to their height or
width; and
ii. Substantially prevent or impair delivery of most functions from the subject upland
property to the critical area.
As the proposed freezer addition would be separated from the existing wetland by
existing lawfully-created improvements (i.e. surface parking lot and restaurant
building), the wetland buffer would end at the edge of the existing surface parking lot
and would not apply to the freezer addition.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and Site
Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions
of Approval
are Met
a. Comprehensive Plan Compliance and consistency .
Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis.
Compliant if
Conditions
of Approval
are Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
Compliant if
Conditions
of Approval
are Met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 16, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓ e. Off Site Impacts.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 26 of 30
D_Triumph Freezer_FINAL
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: Not applicable, the proposal includes the addition of a freezer to an
existing building, no new buildings are proposed.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: Not applicable, the proposed addition does not impact the existing
pedestrian or vehicular circulation onsite.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: As previously discussed, the proposed freezer addition wo uld be
setback from the front façade of the restaurant, reducing the visibility from the public
right-of-way. The outdoor compressor unit associated with the freezer would be located
behind the freezer and screened from public view.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed freezer addition would impact
the views of any surrounding properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 15, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: Not applicable, the proposal would not impact existing onsite lighting.
✓
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: No new buildings are proposed. The proposed freezer addition would
be setback from the front of the restaurant to limit the visibility of the freezer from the
public right of way.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed freezer addition would have a maximum height of nine
feet (9’), which is not anticipated to adversely impact views, sunlight, prevailing winds,
and pedestrian and vehicular needs.
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.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 27 of 30
D_Triumph Freezer_FINAL
Staff Comment: See FOF 17, Critical Areas: Wetlands.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: See FOF 15, Zoning Development Standard: Landscaping.
✓
g. Access
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: Not applicable, no change in access is proposed.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access
points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: Not applicable, no change in existing pedestrian or vehicular circulation
is proposed.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, the proposed freezer addition would not impact the
existing loading and delivery area.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Bicycling parking is not applicable, see FOF 15. The proposed freezer
addition is not anticipated to generate additional trips.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposed freezer addition would be located to the side of the
existing building, away from existing pedestrian walkways.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The proposed freezer addition would not impact existing landscaped
areas onsite.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed addition would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: See FOF 17, Critical Areas: Wetlands.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 28 of 30
D_Triumph Freezer_FINAL
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development if the applicant provides Code required
improvements and fees. Current fire impact fees would be charged at the rate of $5.92
per square foot of new building area. This fee is assessed and paid at the time of
building permit issuance.
Water and Sewer.
Staff Comment: The project site is served by existing City of Renton water and sewer
service. No change to the existing service is proposed.
Drainage.
Staff Comment: A drainage report was not required to be submitted with the project
application as the proposal did not include 2,000 sq. ft. of new or replaced impervious
surface. The existing onsite drainage system currently flows into the storm drainage
system within East Valley Road. No changes are proposed to the existing onsite storm
drainage system.
There is a 2023 system Development Charge of $0.92 per square foot of new
impervious. SDC fees are payable at construction permit issuance.
Transportation.
Staff Comment: Access to the site would be provided via the existing curb cut off East
Valley Road. No change in access is proposed. New construction or addition with
valuation less than one hundred fifty thousand dollars ($150,000.00) is exempt from
providing street frontage improvements.
Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee is $68.51 per square foot of restaurant area. The
transportation impact fee is assessed and paid at the time of building permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
I. CONCLUSIONS:
1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies
with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant compl ies with City
Code and conditions of approval, see FOF 15.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 29 of 30
D_Triumph Freezer_FINAL
3. The proposed site plan complies with the Urban Design District D Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 16.
4. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 17.
5. The proposed site plan complies meets the Wetland Buffer Determination Criteria for Sites Separated
from Critical Areas provided the applicant complies with City Code and conditions of approval, see FOF
17.
6. The proposed site plan complies with the site plan review criteria as established by City Code provided all
advisory notes and conditions are complied with, see FOF 18.
7. The proposed site plan complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 18.
9. Key features associated with this proposal include the proposed tree plantings.
J. DECISION:
The Triumph Restaurant Outdoor Freezer Alteration site plan, File No. LUA23-000148, ECF, SA-A, as depicted
in Exhibit 2, is approved and is subject to the following condition/s:
1. A final detailed landscape plan shall be submitted at the time of Building Permit Review and the trees be
planted prior to the final building inspection.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on June 12, 2023 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Ruozhong Zhang
Constant Source Investment
7901 Aurora Ave N
Seattle, WA 98103
David Lee
Techcraft Corp.
2126 NW 204th St
Shoreline, WA 98177
TRANSMITTED on June 12, 2023 to the Parties of Record:
No parties of record
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
6/12/2023 | 1:54 PM PDT
for
City of Renton Department of Community & Economic Development
Triumph Restaurant Outdoor Freezer Alteration
Administrative Report & Decision
LUA23-000148, ECF, SA-A
Report of June 12, 2023 Page 30 of 30
D_Triumph Freezer_FINAL
TRANSMITTED on June 12, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on June 26, 2023. An appeal of the decision must be filed within the 14 -day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2)-year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Triumph Restaurant Outdoor Freezer
Alteration
Land Use File Number:
LUA23-000148, ECF, SA-A
Date of Report
June 12, 2023
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
David Lee
Techcraft Corp.
2126 NW 204th St, Shoreline,
WA 98177
Project Location
3750 East Valley Rd,
Renton, WA 98055
The following exhibits are included with the Administrative report:
Exhibits 1-4: ERC Report and Exhibits
Exhibit 5: Administrative Decision
Exhibit 6: Tree Retention and Tree Credit Worksheet
Exhibit 7: Advisory Notes
DocuSign Envelope ID: D20C48FF-2A4A-4D53-A474-3E5BB4571226