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Report 1
Harry & Janet Blencoe 112 Monterey Drive NE Renton, WA 98056 tel: (425) 255-7376 (party of record) Updated: 10/30/12 fP>ARTIES Of RECORD CHAICIHAO LUA12-078, SA-A, MOD A.R. Gould 8464 W Mercer Way Mercer Island, WA 98040 tel: (206) 232-4165 (party of record) (Page 1.of 1) -..... r- ~ ~ ~rl ....... """""'" J. 1lII5 i p p , , p p I--I-- ~ ~ ~ , , , ,II , , p 1UZ5 mm '" 1UZ5 '- 1 .... 71:>1 1 .......r.. 1 '" I ~ I , """""" .......... ............. r ~ -~ ~ I ....... fl::QIC3 I ",,_oft ,... ,... I 0 '" , , '" , , 0 [j ~ ~ II"""" II"" II 1UZ5 1UZ5:m!h ~ L ...... :'-7A"--2G'· I -. """""'" I ~ ~ ~ § ...,..., ~ ~ § ~ 1'= __ """",/ • Ii •• 5IX):t.lIIiIfn)$, .............. ~. I 1lII5 p p ~ [ p I--I--, R '" R I--I--,.." !it I....,.~ 1a.NJ J 1'MNfiWALL ....... = ,.." , ,II , '" , '" , , 1UZ5 ,.'-cl- \ CXlIIJrU.rlODt. \. -----; v t ,=- -. """""" I I ....... F0<S2C:5 1lII5 1lII5 • !.o~ 1lII5 p p p , P ,II R , R~ -,r, I-f-, , R '" , ~ -R R , , I-I" , 1lII5 I-1UZ5 1lII5 f- RAD/D. Ave. 9 aflfA1lOlI WfSI' C) ...... ",,01\6 ~ , """'" """'" ...... -,... , , I[ , , , , I--, , , , , (II 11 In ,... .,.,..."'" I 7'_ I io -..... ,- '" '" , , "'" '9'a aflfA1lOlI9OIITtt ~ SiiIiiS IS -1'Cii - ~ ... ttl? O? PAQAPft' 1pEt:IU.Wi -<>IIDC?~_ la-i4'·cr I£IIi'I. I • 0 GRDUlQ) IISATlOl ...... """""'" I i R ' i ~ <r J (~~ , --", I -I .. / I .. / f!I / .L.!I' ..... •• .AI) I:PZDa 1JGiH'I'OG~ m:so:t.l.IGKI'IICI, I5UQ;( UGttTDC8, aflfA1lOlI1CtIl1 (4\ ID-.'G' '\J -""'" \. ~ ....... """""" I 1lII5 , ,II , ~ ~ , , , " mm 1lII5 . , aflfATJO:II i!A5l' ® s=s& 1/1i1-1'G' PARAPET F!(AM.NG ~ /UN.T . Rf9TAIJRANT ROOF 5ECflON SEP -5 lUI2 "'" 5CAI.f: '/4" '" "..(j' IfffIE rt; ~U~~ffJJ II Ii ,-.~ I • "1" • • & " • I ."1 " ""1 • • I " ~ I "1 ~ " . " • " ~ • • .. ,," l ~ I . " " • . " '" .., :1 .., .., .., \ \ \ \ \ \ \ \ .• ~ r . ~ \ \ \ \ I i II d 11 n J 1 1 t 1 r {J J lit til f ~I! ~l JI 11j I o • • \ \ \ \ \\ Al \ :\ \ -.:r • .:. .. . ~ .. . . • TACOIlW. ~ "4' 411 .. .•. ·4 ' . • 4. • ~TR~ 4· '."~ ~ j [] • • • ( .••. . . ..• -. .:411. :.. • ~+ COO". 1: __ --':1 ~!!a.s'~ Ip~W!a.s'xi!Jlp:J\I!;;;';u 1 • ONE WAY ~ \ [CS'I5002. TYPE I Rill ELa29.54 \ SYMBOLS LEGENP;\ itP LCATCIUjASIW d"~ FIRE HYDRANT \ Ilf:fJ ,CAS-VALVE] ~ GUY' ANCHOR ~ -<>-~V POWER POLE(AS NOTED [fJ POWER VAULT o SANITARY SEWER MANHOLE \ -,,-SGN @ e TR rA- UB~ o SIGN STORM ORAIN MANHOLE TELEPHONE RISER TRAFFIC SIGNAL [.WATE!!-METER] DECIDUOUS(AS NOTED) ---x FENCE UNE AS NOTED '-------ss .SANITARY_SEWElCUNE] r"' , . so ' -SroRM-DRAlNjjN"O \ ~ \~ \ '/ /' / /' /' /' A/' /aQ ?" / /c, 'l~ ~~ / /' ~~ / ,tJY /' ASPHALT HATCH 0 .... · · .... . · .... . · .... . · .... . · .... . 0 .. ··<· " .~ · . CONCRETE HATCH ~ N ~5ITEPLAN \JlJD 9CAU!a I' Q2(1 LEGEND: rCB) FEC FH FVC IE CcATCH-BASlN::I FACE OF EXTRUDED CURB FIRE HYDRANT FACE OF VERTICAL CURB INVERT ELEVATION POWER VAULT \ PV SGN SLl (SSMH TEL V TR SIGN • SOL!D_LO,CJ~I!'I.G lJD ,CIty of Renton 5ANlTARY_SEWER_MANH~ . TS CWw PL TELEPHONE VAULT anntng Division TELEPHONE RISER TRAFFIC SIGNAL lWATER_~EIER7 SEP -5 2012 PLUt.A f?d~({;~llW~[g II) ------', ~ r « Diamond hi's Card CaSino L II) C ~ ~nCenter ChiropractiC 5 2nd 5t Vlllage Square 5hopp1"9 Center 5 3rd 5t Mclendon Hardware .....---... '" f\ 5 2nd 5t Harambee . I 5t Anthony 5chool '--' luther'S Table 5 3rd 5t 54th 5t s: o 3 til :> (i (J) --~~ "~~ ~(fo~ 5 5th 5t , i;--- ~ I l' (\j (J) s: o 3 til :> (i (J) City Of Renton Planning Division SEP -5 2012 fRf~(f;~UW!~[Q) NEIGHBORHOOD ~ DETAIL MAP 'QY Ref: KCC2l a.12.030 Max Impervious Surface Allowed Max. Bldg. Height Allowed Ref: KCC2Ia.12.l70 Min Bldg setback from Street Min Garage setback from Street Min. Bldg. Setback from interior Pennit Center Validations: o Zoning o Site Review Not Applicable Validated Signature ________ _ Login Initials Date: Notice -Historical Landmark o Notice -Fannland Preservation o Notice -Fire Sprinklers Required o Notice -Served by Septic and/or well o Notice -Special Site Conditions (See attached) o Notice -Flood Elevation Certificate Required o Notice -Critical Areas Notice on Title Required o Notice -Drainage Covenant Required. o Other Notice -________ _ PSS Submittal Approvals General Critical Areas Initials Date __ Wetland/Aquatic Areas Initials Date __ Grading/Clearing Initials Date __ Geotechnical Initials Date __ Site Engineering Initials Date __ Shorelines Initials Date __ Fire Initials Date Sprinklers Required? Yes No Zoning SEPA Required? Yes No Initials Date __ _ \ \ \ \ \ \ \ \ ,~ ~ ~ Z ((\ (fI \ \ \ \ \ \ \ \ \ \ \ \ \ Site Plan Template \ \ \ \ \ \ ?,Q \ \ \ " ~\ \ \ "\~ \ \ \ \ \ \ \ \ \ \ \ \ \ A~/ \ / \ .. / (E) CUrb CONC SLAB ~ .= fJ_+_~~' " ~J$'/ !!ewwFulmeIlL""_ ----d SSMH-~.{_ ..>0--, /' ~'" , . t>.u<c.. <?v/' c.,. '?J~Q . UlO /' TOPOGRAPHIC SITE PLAN SCALE: 1" = 30'.0" (1 :360) Permit Number: ------- King County ~.:\., ., fl· .... tD1 2009 King County Surface Water Design Manual Applicant Name: ________ _ ,./ SYMBOL LEGEND ~ FIN. ElEV. - - - - -EXIST. CONTOURS FIN. CONTOURS City Of Renton Planning DiViSion SEP -5 lOTi ffW~rc~U~~ftJJ Parcel Number: 9228900005 Sheet of Sheet -------- 330 Rainier Ave. S Site Address: Renton, WA 98057 KING COUN'fY Sl'ANDAAD ~LAN NOl'~S The standard plan notes must be induded on all en¢!eertno 1113115. Notes WIlIch in 1\0 way apply to the project may be omitted; however, the remaining notes must not be renumbefed. For example, if General Note #3 were omitted, the remaining notes should remain numbered I, 2,4, 5, 6, etc. GENERAL NOTES (1) All design and construction shall be In accordance with permit conditions, the KIn!I County Code (KCC), Road standards (KCRS), Washington State DOT (WSDOn standard Spedllcations and the conditions of preliminaly approval. It shall be the sole respos lSibility of the applicant and the professional civil engineer to correct any error, omission, or vanation from the above requirements found in these plans. All corrections shall be at no additional cost or Oablfrty to King County. (2) The design elements Within these plans have been reviewed accortliR9 to the KiR9 County Department of DevelOpment and Environmental Services (DOES) engineering Review checldlst Some elements may have been over1Ooked or missed by the ODES plan reviewer. Any V31iance from adopted standards is not allowed unless specifically approved by KIng County prior to construction. (3) Approval of this road, grading, parking and drainage plan does not constitute an approval of any other construction (e.g. domestic water conveyance, sewer conveyance, gas, electrical, etc.) (4) Before any construction or development activity, a preconstrudion meeting must be held between the DOES's land Use Inspection Section, lI1e Applicant, and the Applicanfs Construction Representative. (5) A copy of these approved plans must be on the job SRe whenever construction is in progress. (6) Grading activities (stte alteration) are Umited to the hours of 7 a.m. to 7 p.m. Monday through Saturday and 10 a.m. to 5 p.m. on Sunday, lUIless otherwise approved With a wrttten decision by the Reviewing Agenq. (7) It Shall be the apIIIlcanfslcontraclO(s responsiWity to obtain all construction easements necessary before Initiating off-stte 'Mlrk. Easements require reVieW and approval pilar to construction. (8) Franchised utilities or oI/1er instaDatiOns that are not ShoWn on these approved plans shall not be constructed unless an approved set of plans that meet all requirements of KCRS Chapter 8 are submitted to the DOES's land Use Inspection Section three days prior to construction. (9) Datum shall be KCAS unless otherwise approved by DOES. (10) Dewatering system (lUIderdrain) construction shall be within a right-of-way or appropriate drainage easement, but not lUIderneath the roadway section. All underdrain systems must be constructed in accordance with WSDOT Standard Specifications. (11) All utiUty trenChes and roadway subgrade shall be backfilled and compacted to 95 percent density, standard proctor. (t2) Open cutUng of existing roadways for non-ffilnchised Ulility or storm work Is not allowed lUIless specifically approved by DOES and noted on these approved plans. Any open cut Shan be restored in aCCOrdance with KCRS. (13) The contractor Shall be responsible for providing adequate safeguards, safety devices, protective equipment flaggers, and any other needed actions to protect the life, health, and safety of the publiC, and to protect property in connection with the performance of work covered by the contractor. Any work within the traveled rlght-<JJ.way that may interrupt normal traffic flow shaD require at least one flagger for each lane of traffic al!ected. Manual on Uniform Traffic Control Devices (MUTCD) ShaD apply. Work in right-of-way Is not authorized unto a traflic control plan Is approved by KiR9 County. tQ King County DRAINAGE NOTES (1) Proof of liability inSurance shall be SUbmitted to ODES prior to the construction at the drainage facilities, prefer.Jbiy at the preconstruction meeting. (2) All pipe and appurtenances shall be laid on a property prepared toundation in accordance with WSDOT specifications. This shall include levefino and compacting the trench bottom, the top of the foundation material, and any reqUired pipe bedding, to a uniform grade so that the entire pipe is supported by a uniformly dense lUIyleiding base. (3) Steel pipe shaD be aluminized, or galvanized WiIl1 asphalt treatment #1 or better inside and outside. (4) All drainage structures, such as catch basins and manholes, not located within a traveled roadway or sidewalk. shaD have saUd locking lids. An drainage structures associated With a permanent retentionldetention facility shall have solid locking lids. (5) All catch basin grates shall confolm to KCRS, Which indudes the stamping "OUTFAll TO STREAM, DUMP NO POllUTANTS" and "Property of Kino County", except thai private drainage systems shan not have the words "Property of King County". (6) All drlveway culverts located within King County right-of-way shall be of sufficient length to provide a minimum 3: 1 slope from the edge of the driveway to the bottom of the ditch. Culverts Shall have beveled end sections to match the side slope KCRS. (7) Rock tor erosion protection of roadWay ditches, where reqUired, must be of sound quarry rock, placed to a depth of 1 foot, and must meet the following specifications: 4"-8"/40%-70% passing; 2"-4" rockJ3O%-4O% passing; and -2" rockI10%-20% passing. Installation Shan be in accordance with KCRS. (8) Drainage outlets (stub-outs) Shall be provided for each individual lot, except tor those lots approved for infiltration by King County. Stub-outs shall confoIm to the following: a) Each OUIIet shall be suitably located at the lowest elevation on the lot, so as to service all future roof downspouts and footing drains, dJiveways, yard drains, and any other surface or subsurface drains necessary to render the lots suitable tor their Intended use. Each OUIIet shall have tree-fIov.tng, positive drainage to an approved stormwater conveyance system or to an approved outfall location. b) ouUets on each lot shall be located with a five-foot-hioh, 2" x 4" stake mar1led "storm" or "drain". The stub-out shall extend above surface level, be visible, and be secured to the stake. c) Pipe material shall confolrn to underdrain specifications described in KCRS and, if non-metallic, the pipe shaD contain Wire or other acceptabte detection. d) Drainage easements are required tor drainage systems designed to convey flows through individual lots. e) The applicant/contractor is responsible for coordinating the locations of all stub-oot conveyance lines with respect to the utilities (e.g. power, gas, telephone, television). f) An individual stub-outs shall be privately owned and maintained by the lot home owner. City Of R Plan' entO[b (9) (10) (11) All disturbed pervious areas (compacted, graded, landscaped, etc.) of the development sae must ntng Divi . demonstrate one of the following: The existing duff layer shall be staged and rediStributed to maintain the S/On moisture capacity of the SOil, OR; Amended SOil shall be added to maintain the moisture capacity. SEP _ 5201} Seasonal dearing is limited between October 1 and March 30 inclusive, untess otherwise approved with a fi'5J written decision by the Reviewing Agency. tFtJltlrc~ Improvements andior buildings shall not be installed lUItil drainage fadlities are "in operation", (KCC 9.04). UfJfltlrt» Pennit Number: Parcel Number: 9228900005 Sheet 330 Rainier Ave. S of Applicant Name: _______ _ Site Address: Renton, WA 98057 Sheet EROSION AND SEDIMENTATION CONTROL NOTES (1) Approval of tills erosion and sedlmentatlon control (ESC) plan does not constitute an approval of permanent road or dralnaoe desiQll (e.o. siZe and lOCation of roads, pipes, restrlctors. channels, retenUon facillUes, utilities, etc.) (2) The implementation of tIlese ESC plans and the construction, maintenance, replacement, and upgradlng of tIlese ESC facilities Is Ine responsibility of tile appIjcanllESC supelVisor until an construction Is approved. (3) The bOUndaries of tile dearino IbniIs snown on tnis plan shaD be dearly flagoed by survey tape or fencinO, If required, prior to construction (SWDM Appendix D). During Ine construction period, no disturbance beyond Ine clearino limitS snao be pemrilled. The dearino limits snail be maintained by tile applicanllESC supervisor for Ine duration of construction. (4) stabiliZed construction entrances shall be installed at tile beginning of construction and maintained for tile duration of tile project. Additional measures, suen as constructed wheel wasn systems or wasn pads, may be required to ensure that aD paved areas are kept dean and track out to road IiOht of W<rf does not occur for Ine duration of Ine project. (5) The ESC fadlities snown on Inls plan must be constructed prior to or In conjunction with all clearing and grading so as to ensure Inat tile transport of sediment to surface waters, drainage systems, and adjacent properties Is minImiZed. (6) The ESC fadlities snown on tIlis plan are tile minimum requirements for an~ctpated site conditions. During Ine construction period, Inese ESC facilities shall be upgraded as needed for unexpected storm events and modified to account for changing site cond'rtions (e.g. additional cover measures, additional sump pumps, relocation of ditenes and sitt fences, pertmeter protection etc.). (7) The ESC fadlities shall be inspected <laDy by tile applicanllESC supervisor and maintained to ensure continued proper functionlng. WriUen records shall be kept of weekly reviews of the ESC facilities. (8) Ivry areas of exposed soils, including roadway embankments, lnat will not be disturbed tor two days durino Ine wet season or seven days during Ine dry season shaD be immediately stabiliZed witn Ine approved ESC cover methods (e.o., seeding, mulchlng, plastic covering, etc.). (9) Ivry area needing ESC measures, not requiring immediate attention, snail be addressed within seven (7) dayS. (10) The ESC fadlities on inactive sites snatl be inspected and maintained a minimum of once a rnonln or within 24 hours following a storm event (11) At no tin1e shall more than one (1) toot of sediment be allowed to accumulate witnin a eaten basin. All catch basins and conveyance lines shall be cleaned prior to paving. The deanino operation snatl not Hush sedlment~den water into tile downstream system. (12) Ivry permanent retention/detention facility used as a temporary seWing bastn shaD be modified with Ine necessary erosion control measures and shall provide adequate storage capacity. Iflne permanent fadlity is to function ultimately as an infiltration system, Ine temporary fadlity must be roogh graded so tnat Ine bottom and sides are at least tnree feet above tile final grade of Ine permanent fadllty. (13) Cover measures will be applied In conformance witn Appendix D of the Surtace Water Design Manual. (14) Prior to the beginning of tile wet season (Oct. 1), all disltfbed areas shall be reviewed to identifY whien ones can be seeded in preparation for tile winter rains. Disturbed areas snan be seeded witnin one week of tile beginning of the wet season. A sketen map of tnose areas to be seeded and tnose areas to remain uncovered shall be submitted to tile DDES inspector for review. tQ King County STRUCTURAl NOTES (1 ) These plans are approved for standard road and drainage improvements only. Plans for structures such as bridges, vaults, and retaining walls require a separate review and approval by DDES prior to construction (KCC 16.04. 16.70, 14.20). (2) Rockeries are considered to be a me1hod of bank stabilization and erosion control. Rockeries snan not be constructed to serve as retaining walls. All rockeries in County road right.f-way snail be constructed in accordance with KCRS. Rockeries outside of road right-f-way snan be constructed in accordance with Ine International Bulldlng Code. EROSION AND SEDIMENT CONTROL RECOMMENDED CONSTRUCT10N SEQUENCE (1 ) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11 ) (12) (13) (14) (15) Pre-construction meeting. Post sign with narne and phone number of ESC superviSOr (may be consolidated wiln tile required notice of construction sign). Flag or fence dearing fimits. Install catch basin protection if required. Grade and install construction entrance(s). Install perimeter protection (silt fence, brush barrier. etc.). Construct sediment ponds and traps. Grade and stabilize construction roads. Construct surface water controls (interceptor dikes, pipe slope drains, etc.) simuttaneously witn clearing and gralfmg for project development Maintain erosion control measures in accordance witn King County standards and manufacturer's recommendations. Relocate erosion control measures or install new measunes so lnat as site conditions change Ine erosion and sediment control is always in accordance wiln Ine King County Erosion and Sediment Control Standards. Cover an areas that will be unworked for more !nan seven days during Ine dry season or two days during tile wet season with straw, wood fiber mulch, compost, plas~c shee~ng or equivalent Stabilize all areas Ina! reach final grade within seven days. Seed or sod any areas to remain unworked for more Inan 30 days. Upon completion of tile project, all disturbed areas musllJ!! stabilized and BMPs removed if appropriate. City of Renton Planning DiViSion Pennit Number: Applicant Name: _______ _ SEP -51011 fRl~((;~U~~ft)) Parcel Number: 9228900005 Sheet --------------- 330 Rainier Ave. S Site Address: Renton, WA 98057 of Sheet Ref: KCC21a.12.030 Max Impervious Surface Allowed Max. Bldg. Height Allowed Ref: KCC2 I a.l 2. 170 Min Bldg setback from Street Min Garage setback from Street Min. Bldg. Setback from interior Pennit Center Validations: o Zoning o Site Review Not Applicable Validated Signature ________ _ Initials Date: Notice -Historical Landmark o Notice -Farmland Preservation o Notice -Fire Sprinklers Required o Notice -Served by Septic and/or well o Notice -Special Site Conditions (See attached) o Notice -Flood Elevation Certificate Required o Notice -Critical Areas Notice on Title Required , o Notice -Drainage Covenant Required. o OtherNotice-________ _ PSS Submittal Approvals General Critical Areas Initials Date, Wetland! Aquatic Areas Initials Date __ GradinwClearing Initials _ Date Geotechnical Initials Date Site Engineering Initials Date Shorelines Initials Date Fire Initials Date Sprinklers Required? Yes No Zoning SEP A Required? Yes No Initials Date \ \ \ \ \ \ \ \ \ \ ,~ ~ ~ "'L ~ w \ \ \ \ \ \ \ \ \ \ Site Plan Template \ \ \ \ \ \ \ \ \ '?,o \ \ \ \ \ \\ \ \ "\ If> \ \ \ \ \ \ \ \ \ \ \ \ tQ» :-. ',' . . 2009 King County Surface Water Design Manual King County \ " \,.-" CONC Curb SlAB 30,2 --A Commercial BLDG / ~Q~ dQ<?' v c.,.":>'V 0>0 / ESC PLAN SCALE: 1" = 30'-0" (1 :360) Pennit Number: ________ _ Applicant Name: _______ _ /" / SYiIIlBOLLEGEND x-x-SILT FENCE ~ ~ ® STRAW BALLS CONSTRUCTION ENTRANCE PLASTIC COVERED SOIL PILES City Of Renton Planning DiViSion SEP -5 2012 IRf [g ((; {gDIif{g © Parcel Number: 9228900005 Sheet of Sheet ---------------- 330 Rainier Ave. S Site Address: Renton, WA 98057 "' Ref: KCC21a.12.030 Max Impervious Surface Allowed Max. Bldg. Height Allowed \ Ref: KCC21a.12.170 Min Bldg setback from Street -\ Min Garage setback from Street Min. Bldg. Setback from interior Pennit Center Validations: o Zoning o Site Review Not Applicable Validated Signature ________ _ Login Initials Date: Notice -Historical Landmark o Notice -Fannland Preservation o Notice -Fire Sprinklers Required o Notice -Served by Septic and/or weD o Notice -Special Site Conditions (See attached) o Notice -Flood Elevation Certificate Required o Notice -Critical Areas Notice on Title Required o Notice -Drninage Covenant Required. o Other Notice . ________ _ PSS Submittal Approvals General Critical Areas Initials Date __ Wetland/Aquatic Areas Initials Date, __ Grading/Clearing Initials Date, __ Geotechnical Initials Date, __ _ Site Engineering Initials Date __ Shorelines Initials Date __ Fire Initials Date, __ _ Sprinklers Required? Yes No Zoning SEP A Required? Yes No Initials Date \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \~)CI \ \ \ '?JO \ \ \ \ \ Site Plan Template \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~E)C \ --,,-- (E) Curb ----. ----. .... CONC SLAB /' c.Yo /' v<c., <?~. ?,Q .. ,y liD = ", ."> I back t!.. '!) 'I'i I" compacted ";~ ';> , .: "j ~ ed distribution p~_ ~\ ,:; ~ 6" perforat NI;~.:I~ filter fabric <D, ·t~4 V r' . . washed rock ,~~"~~ 1·112"·314" ,.<:.:.24;:"'I.~in. 31101 permeable soil :r~""':;f'f'J36:'*, per geotechnical report • ":'X~. _ .-;"; .... ' -, ""F<:_~ SECTIOMA MTS FLOW CONTROL BMP SITE PLAN SCALE: 1" = 30'.0" (1 :360) Permit Number: n"fll D King County 2009 King County Surface Water Design Manual Applicant Name: ________ _ ./ CONSTRUCTION NOTES (j) ROOF DRAIN COLLECTOR PIPE PER ARCH. <%! 6" MIN PVC STORM DRAIN PIPE @ EXIST. STORM DRAIN PIPE @ GRAvel FILLED TRENCH INFILTRATION SYSTEM PER KCSWDM FIG. Co2.2.A o = 48 L.F. 24" o = 22L.F. 2'" @ CATCH BASIN TYPE 1 PER KCRS FIG. 7-003 WI SOLID UD; RIM 30±. ® CATCH BASIN SUMP WI SOLID LID; RIM 30± TYPICAl TRENCH INfil TRA1rDON SYSTEM PLANVlEW NTS ( ... ; .................................... / .. ' .. -----------·-i~;ltrati·ciilti9iiCti----·--··---- PLAN VIEW NTS 4' rigid or 6-flexible / perforated pipe ;";.:. ' liVii '" i : 0 (I" c.: 0.; n. ,.., 0c,.-[! 4~ '0;' '" w""'".!' ~k . ~. C' 0"0. c, t~~·:·:l;·~··~···_·:-~·-·'l--i'-··-·O-.. -.. -.~-.J., I~-___ varies 36" A roof drain SUI'J1) w/9:ltid lid rl'drBin 0 .. _ .ofash block -~ .....,.\..,- :P'rf}n 50'mit'l-J .I 11'"1" fine ~h '-CB sump wlsotid lid err_n City of Renton Planning DiViSion SEP -52012 Parcel Number: 9228900005 IPJ ~ © 'O~ Site Address: 330 Rainier Ave. S Renton, WA 98057 Sheet c o .-~ i) -w c: o c: ..... 2 c: .!!1 QI .<! a:: a ..... 0> o .S ~§ '-~ ()Q.. ~ '" .... ""' I a.. LLI V) ©l ~ = IYl!J g IYl!J @b c o .-~ -W OCCUPANCY LOAD: el'AU;WI1'5I'ACe (MAIII R.OOO) 1.sIS 51'. ~ I!AIoCi: fl.OO:t Nri:A OCCU?AN1' LOAD PACIIJ:t OCCU?AN1' lOAD I • DlI!ING Nri:A 1.2 G305I'. I 15 INm DlKII!G 42 2. kfCb'11C»j, D:al(XSTA1lI»I 14051'. 200 (GIICaS) mQ1aI I 3. M'CI1i:N. 0ClCIXII/G Nri:A 41051'. 200 (GIlCi3e) mQ1aI 2 TOI'AI. RaTAI.WIN1' OCCU?AN1' LOADt 415 0CCU7ANI5 RfTAII. 5I'ACe (MAIN R.OOO) 1.170 51'. ,.--="'" 1-:::.-1 .."....-= I-""""''"'"l TOI'AI. RfTAIL OCCU?AN1' LOADt aECmICAI. ~. g) 51'. 1OI'AI. ilIJIIDIIIIGs 261451'. EQUIPMENT U5T DESCRIPTION MANUFAClURER MODEL NUMBER ELEClRlCAL PLUMBING I GAS 4!!'41 r;...;---R-R -----. I " ~ RETAIL SPACE I , 170 SF. City of Renton Planning Division 5£1' -!i 10\1 ~~cc~~~~\Q) FLOOR PLAN ~ SCALf: 1/8a = I '-0' \JUIJ 0 0-\ 9 1_9 a C(:+ ~\ .....(\ + ~-\ ~ REfUSE ~II . AREA 1\\ ~ ~ 101 Ilt( : : ~ ~I '00 Sf., 3 0 MIN. 16"PL '<Y TOP VIEW 16' • I ' 9'-9" T1-c.o...&:!' eu;;!' ~l~ ~ ~Kr-7'-9" [ 11 Jl ~ tI "'.PI' I T r I I I 11--~;:;::;:;:;::;::;:'f:;;::;:::;:;::;:;:;:;:;:;11--1 I I I I I I I I ~5fAM I--f- I T r I I I T I I I I I I I ~: 0 = I I I I I I ~f--, _ TIT I T I I I EXTERIOR WOOD V ~ _ I I I I I I 5W1NGOOOR f-_ 1 TIT T I I I "-~~~~~~ IS' ELEVATION EAST C9 IS' ELEVATION WEST ® E ;~:: 11':1 ELEVATION NORTH ® 2'XG' WOOD PANElING EXTERIOR TILE 12'X24' • -' • -' 9'-9" 9'-9" ~:~i/~ ~~~~~n ELEVATION SOUTH e;r 2011 TRASH ENClO9!~~D\'ff{Q) SCAlf 1/40 El 11-0 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: July 3, 2013 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Chai Chao LUA (file) Number: LUA-12-078, SA-A, MOD I Cross-References: AKA's: I Project Manager: Rocale Timmons I Acceptance Date: October 8, 2012 Applicant: Elizabeth Montgomery Owner: Chao Chai & Yen Contact: Chao Chai PID Number: 9228900005 I ERC Decision Date: I ERC Appeal Date: I Administrative Approval: November 7, 2012 Appeal Period Ends: November 21, 2012 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: --1~ , I' " , , II I I I I I II I, II :1 " ,i ., Ii I I d .' !I I Date App~aled to Council: I' By Whom. 1.1 II Council Decision: Date: " I! Mylar Recording Number: :1 I Project Description: The applicant, Chai Chao, is requesting Administrative Site Plan Review and ,: I a parking modification, for the construction of a new retail/restaurant structure with associated: I parking and landscaping. 1 Location: 330 Rainier Avenue S l ~---------------------------------------------------------------':I I ' Comments: Ii !: 11'==1 ==========.====~.JJ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE PLAN REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: November 7, 2012 ChaiChao Chai Chao; 10821 Rainier Ave S; Seattle, WA 98178 Elizabeth Montgomery; Catch Design Studio; 1405 Boylston Ave; Seattle, WA, 98122 LUA12-078, SA-A, MOD Rocale Timmons, Associate Planner The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retail/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave Sand 5 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave S and a curb cut along S 3rd PI. The proposal includes 12 parking stalls. Per RMC 4-4-080 a maximum of 10 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. There are no critical areas located on site. 330 Rainier Ave S 8,840 SF Total Building Area GSF: 2,674 SF Project Location Map Site Plan Report City of Renton Department of CommUl .~ Economic Development CHAICHAO Report of November 7, 2012 ! B. EXHIBITS Exhibit 1 Zoning Map Exhibit 2 Site Plan Exhibit 3 Landscape Plan Exhibit 4 Elevations Exhibit 5 Aerial Photograph Ie. GENERAL INFORMATION: 1. Owner(s) of Record: 2. 20ning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 6. Proposed Orientation: 7. Access: 8. Site Area: I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation I E. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A N/A 'ministrative Site Plan Report & Decision WA12-07B, SA-A, MOD ChaiChao 10821 Rainier Ave S Seattle, WA 98178 Commercial Arterial (CA) Commercial Corridor (CC) Vacant Gas Station (CA zoned) Page 2 of 21 Parking Lot (CA zoned) McClendons Hardware (CA zoned) Vacant (CA zoned) West Rainier Ave Sand S 3'd PI 8,840 SF Ordinance No. 5099 5100 1225 Date 11/01/2004 11/01/2004 09/18/1945 a. Water: Water service is provided to the site by the City of Renton. The previous building was served by a Yo" meter. b. Sewer: Sewer service is provided to the site by the City of Renton. There is an existing manhole on- site, which the applicant may reconnect a sewer stub. c. Surface/Storm Water: There is no storm conveyance system. Site Plan Report City 0/ Renton Deportment of Commur CHAICHAO Report of November 7, 2012 Economic Development 'rninistrative Site Plan Report & Decision WA12-07B, SA-A, MOO Page 3 of 21 2_ Streets: There are eXisting street improvements in Rainier Ave Sand S 3'd PI. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120B: Commercial Development Standards 2. Chapter 3 Environmental Regulations a. 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 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element I H. FINDINGS OF FACT: 1. The applicant, Chai Chao; is requesting Administrative Site Plan Review and a Parking Modification from RMC 4-4-080 for the construction of a 2,674 square foot retail/restaurant structure, associated parking, landscaping, and infrastructure improvements. 2. The Planning Division of the City of Renton accepted the above master application for review on SEptember 5, 2012 and determined complete on October 8, 2012. The project complies with the 120- day review period. 3. The proposed structure would have a height of 18 feet and 6-inches at the tallest point of the extended parapet. 4. The applicant is proposing 12 surface parking stalls. 5. The applicant is requesting a parking modification in order to increase the maximum number of stalls allowed from 10 to 12 stalls. 6. The subject site is located on the northeast corner of the intersection of Rainier Ave Sand S 3'd PI. 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 vacant. 9. Access to the site would be provided via a right-in/right-out curb cut off Rainier Ave S and curb cut along S 3'd PI. 10. The site is nearly level with average slope of less than 1 foot. Site Plan Report City of Renton Department of Commur CHAICHAO Report of November 7, 2012 Economic Development ''TIinistrative Site Plan Report & Decision WAl2-07B, SA-A, MOO Page 4 of 21 11. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), the proposal is exempt. 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 have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. The proposal requires Site Plan Review in order to reduce the front yard setback and required on-site landscaping. The following table contains project elements intended to comply with Site Plan Review decision as outlined in RMC 4-9-200.E: Policy LU-262. Support the redevelopment of commercial business districts located along principal arterials in the City. Policy LU-266. pment within defined activity nodes should be subject to additional design guidelines as delineated in the development standards. Policy LU-26S. 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 zoning classification is a minimum of 20 dwelling units per net acre (dulac) up to a maximum of 60 dulac. Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. Not applicable. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet. Not applicable. Setbacks: Per RMC 4-2-120A the CA zoning classification requires a minimum frant yard, and side yard along-a-street setback of 10 feet which may be reduced to zera 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 East Rear Yard North Side Yard South Side Yard Along- A-Street 10' 64' 19' 5' The applicant is proposing a reduced side yard along-a-street setback down to a minimum setback of 5 feet a S 3'd PI. The elevations indicate various materials would be used in Site Plan Report City oj Renton Department oj Commw '. Economic Development CHAICHAO Report of November 7,2012 'ministrative Site Plan Report & Decision LUA12-078, SA-A, MOO Page 5 of 21 order to add texture to the southern fa~ade which would only have a length of 30 feet. If the conditions of approval are complied with the applicant will achieve visual interest along the fa~ade facing the S 3'd PI. Therefore staff supports the proposed reduction in the side yard along-a-street setback from 10 feet to 5 feet if all conditions of approval are met. The proposal complies with all other setback requirements of the zone. Building Height: Per RMC 4-2-12oA building height is restricted to 50 feet unless a conditional use permit is obtained. The height of the proposed structure would be 18 feet and 6 inches at the tallest point of the extended parapet. The applicant is also proposing a pitched roof element on the southwest portion of the structure which would have a height of 20 feet and 4-inches above grade (Exhibit 4). The proposal complies with the height requirements of the zone. Building Standards: Per RMC 4-2-12oA the allowed lot coverage is 65 percent for proposals within the CA classification. The proposed building would have a footprint of 2,674 square feet on the 8,840 square foot lot resulting in a building lot coverage of approximately 30 percent. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all 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 2-10 feet of landscaping along Rainier Ave Sand 5 feet of landscaping along S 3'd PI. 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 Japanese maple trees. The shrubs proposed largely consist of: snowberry and Oregon grape. The applicant is requesting a modification in order to reduce the landscaping along the frontage of the site down to 5 feet along S 3'd PI. Additionally, the applicant is requesting a modification in order to reduce the landscaping down to as little as 2 feet along Rainier Ave S . Staff has recommended approval of the requested setback modification to site the structure 5 feet from the S 3'd PI property line, therefore approval is also recommended for the reduction in landscaping down to 5 feet along the southern fa~ade. The landscaping modification along Rainier Ave S is being requested in order to accommodate a pedestrian plaza. However, the high volume character of Rainier Ave S would decrease functionality and usability of the narrow plaza area. While a pedestrian walkway in front of the structure and a small plaza area, dedicated to outside seating for the restaurant, would be appropriate, the proposed plaza should be balanced with landscaping. The use of additional landscaping would separate the building and street environments and create an inviting and comfortable space for pedestrians. Therefore, staff recommends as a condition of approval, the applicant submit a revised landscape plan depicting at least a 5-foot on-site landscape strip between the public sidewalk and the proposed pedestrian plaza. The revised landscaping shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Refuse and Recyc/ab/es: 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 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. In , retail developments, a minimum of 5 square feet per every 1,000 square feet of building. Based on the proposal for a total of 2,674 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 Site Plan Report City oj Renton Department oj Commur " Economic Development CHAICHAO 'ministraUve Site Plan Report & Decision WAIZ-07B, SA-A, MOO Report of November 7,2012 Page 6 of 21 applicant is proposing a 400 square foot refuse and recyclable deposit area in the southwestern corner of the site. The proposal complies with the refuse and recyclable standards. Vehicles: Per RMC4-2-120 a cannection shall be pravided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need ta use a street. Access may camprise the aisle between raws af parking stalls but is not allawed 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 gas station to the north and a parking lot to the east. Existing mature vegetation precludes vehicular connections to neighboring properties at this time. Critical Areas: There are not critical areas located on site. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be pravided fallowing: The following ratios would be applicable to the site: Use Net Area SF Ratio Reguired Spaces Eating and 630 Min: 1 spaces / 100 SF Min: 6 Drinking Max: 1 spaces / 100 SF Max: 6 Restaurant Retail 880 Min: 2.5 spaces / 1,000 SF Min: 2 Max: 5 spaces / 1, 000 SF Max: 4 Based on these use requirements a maximum of 10 parking spaces would be allowed in order to meet code. The applicant is proposing a total of 12 spaces. Therefore, the applicant is requesting a parking modification to allow more than the maximum of 10 spaces. Section 4-4-080.F.10.d allows the Administrator ta grant modifications fram the parking standards for individual cases, provided the madification meets the following criteria (pursuant to RMC 4-9- 250.0.2): a. Will meet the abjectives and safety, functian, 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 restaurant and retail location. The allowance of two more parking spaces beyond what code allows would have no negative impact relative to the environment or other properties in the area. The applicant has demonstrated that the potential high-volume nature of the restaurant and Rainier Ave 5 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: The applicant is proposing a pedestrian plaza, within the 10-foot setback, along Rainier Ave S. However, as a condition of approval the applicant is required to revise the landscape plan to include additional landscaping within the setback area along Site Plan Report City of Renton Department of CommUf CHAICHAO ~, Economic Development Iministrative Site Plan Report & Decision WA1Z-07B, SA-A, MOD Report of November 7, 2012 Page 7 of 21 Rainier Ave S. The applicant would be required to maintain pedestrian connections to the public sidewalk along Rainier Ave S. There are no other pedestrian connections proposed on site. Staff recommends, as a condition of approval, the applicant be required to provide a pedestrian connection through the 5-foot on-site landscaping along S 3'd PI, at the southeastern corner of the structure. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. N/A Site Plan Report , ")," ",', " ',' ii,', ["'1,' Standard: The availability of natural light (bath 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 oriented to the street with clear connections to the sidewalk. Standard: Buildings with residential uses located at the street level shall be set back fram 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 : "'~T'" j,;,;:":,, 1,,;;:/,,'" , ,:d,.",, ,,' 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, ornamental 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 City oj Renton Department oj CommUf CHAICHAO " Economic Development 'ministrative Site Plan Report & Decision LUAlZ-07B, SA-A, MOD Report of November 7,2012 Page 8 of 21 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 pratection is praportionol to the distance above graund 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 decorative features should be incorporated. Standard: Multiple buildings on the same site shall direct views to building entries by N/ A providing a continuous network of pedestrian paths and open spaces that incorporate landscoping. Standard: Ground floor residential units that are directly accessible from the street shall N/ A include entries from front yards to provide transition space fram the street or entries fram an open space such as a courtyard or garden that is accessible from the street. :Gl.lrt!~Ii"e.~:.c:areful'sitiljg;:'d.hd.! desigh·tri!iJtr:nent shiJ/fbe. used,to,;·achiel(e·.ci.· co[l1patible ... transitio[1'·where. ·~At>J'jjt;idih~~'ditt(itii'(;m:s~Hb~nitirig;de~eli:ii!lJtlen.i'if{te;ihs"iJi bdiliJ;'ri~'ti~ight, bUlk'and sc(ile!·S;;,>S;.~:; N/A Site Plan Report Standard: At least one of the following design elements sholl be considered to pramote a transition to surrounding uses: (a) Building proportions, including step-backs on upper levels; (b) Building articulation ta divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and raof 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. Standard: Service elements shall be located and designed to minimize the impacts an 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. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the raof and screened around their perimeter by a wall or fence and have self-closing doors. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). 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. City of Renton Department of Commur 1: Economic Development "ministrative Site Plan Report & Decision LUAU-07B, SA-A, MOD CHAICHAO Report of November 7,2012 Page 9 of 21 N/A N/A N/A N/A N/A N/A Site Plan Report Standard: Parking shall be lacated sa that no surface parking is located between a building and the frant property line, ar the building and side property line, an the street side of a corner lot. Standard: Parking shall be lacated so that it is screened from surraunding streets by as dictated lacation. I"~ ".,,'::.:' Standard: Parking structures shall pravide space for ground floor commercial uses along street at a minimum width. Standard: The entire facade must feature a pedestrian-ariented facade. The Administratar of the Department af Cammunity and Economic Develapment may apprave 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') fram 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 arterial arterial. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements materials. Standard: The entry to the parking garage shall be located away fram the primary street, to either the side or rear the 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. Standard: The Administrator of the Department of Community and Ecanamic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or ather 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; City of Renton Department of Commu,' CHAICHAO 'i Economic Development fministrative Site Plan Report & Decision LUAll-07B, SA-A, MOD Report of November 7,2012 Page 10 of 21 c,-" _'" Brick, tile, or stone; (e) Pre-cost decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or Other treatments that meet the intent this standard .. ,." 'J .. "',!" " ".';' .""',, ""',,,,,:,,,' :-·'_!rt.,_;;' ./ Standard: Access to parking lots and garages shall be from alleys, when available. If not shall occur at side streets . ./ Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian Not Compliant N/A N/A Site Plan Report circulation the sidewalk is minin~ally irnm'de,d. -Ii ,,:' 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 pravided. (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: The applicant is proposing a pedestrian plaza, within the lO-foot setback, along Rainier Ave S. However, as a condition of approval the applicant is required to revise the landscape plan to include additional landscaping within the setback area along Rainier Ave S. The applicant would be required to maintain pedestrian connections to the public sidewalk along Rainier Ave S. There are no other pedestrian connections proposed on site. Staff has recommended, as a condition of approval, the applicant be required to provide a pedestrian connection through the 5-foot on-site landscaping along S 3" PI, at the southeastern corner of the structure. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped can crete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable and no one hundred Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: Sidewalks and the mixed use and retail 100 City of Renton Department of Commu, CHAICHAO ': Economic Development 'ministrotive Site Plan Report & Decision LUAll-07B, SA-A, MOD Report of November 7, 2012 Page 11 of 21 'f,. 'f. or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). (c) For all other interiar pathways, the proposed walkway shall be of sufficient width ta the number users. N/A Standard: Mid-block connections between buildings shall be provided. ~~~~~I . , .hi" ",,; 'il':':;!.!,.!;'::'i ...... ~:" Ii··, 'I:i,;! , .. J;i " " ,,',, . '" Standard: Architectural elements that incorporate plants, particularly at building entrances, in and at shall be 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, vondol-and weather-resistant materials that do not retain rainwater and con be reasonably maintained over an extended period of time. (b) Site furniture and amenities shall not impede or block pedestrian access to public or entrances. 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 sholl common recreation areas. N/A Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) N/A N/A unit. 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 or Standard: At least one of the following shall be provided in each open space and/or recreation area (the Administratar af the Department of Cammunity and Econamic Development or designee may require more than one of the following elements for more than one hundred Site Plan Report City oj Renton Department of CommUf CHAICHAO , Economic Development 'ministrative Site Plan Report & Decision WA12-07B, SA-A, MOD Report of November 7, 2012 Page 12 of 21 N/A N/A N/A N/A Not Compliant Site Plan Report (a) Courtyards, plazas, or mUlti-purpose open spaces; (b) 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; (c) Pedestrian corridors dedicated to passive recreation and separate fram the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming poals, 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 f/oorplate 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 non vehicular 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 (average) 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 thausand (30,000) square feet of nonresidential uses: (a) The minimum required walkway. However, where walkways are widened or enhanced beyand 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, firewaod, etc.) is prohibited Standard: All building facades shall include modulation or articulation at intervals of no more than 40 feet. Staff Comment: The applicant has not proposed modulation along the building's 65-foot western The remainder of the western modulates at City of Renton Department of Commur ~ Economic Development ~ministrative Site Plan Report & Decision WAll-07B, SA-A, MOD CHAICHAO Report of November 7, 2012 Page 13 of 21 interval of no more than 45-feet. The southern facing fa~ade is 30-feet wide. The applicant has met the intent of this standard to achieve visual interest along the western fa~ade with a variety of high-quality building materials, lighting fixtures, trellises and the use of landscaping. Standard: Modulations shall be a minimum of two 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 N/ A variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. i'fJ;2h~~E~b1§11~~t'i.!n;~¥tt~~;~~j~·r~caiJ~!';O~~~h·iJhdfi!!ti~ilisJ"lbr~~i~ht?';(iJb'6r~;·ghd;~AiJfna'frjg;,tbTlig7Jtiiig '7iliJst}gti6iPiJ~i6XJ:iQifdi/jlbt'fjt~g!Shotlii'i1if8·bii.~k~~,;·t(;)1jricilid~thrr,'~£l~tk~?as.:de~dlci;Xe·~ni;Y'Paving, .. ;!~i1~~tj~fHitUt~.7iiefi~h'~~1:~tt~tjb~d)6j·~iJlllic!!aitrr!~~!~r!{~!;'i:~~~iN~1\';;\:l~jt::.~!J::;:ii~L;::f!if.hli:J:::t~,:f~:'·~:~~ii;£~.::.)lffk:'::;!?~{:i~t~!;fl:;':::!~;"~~~::::J~; .~~:~: N/A N/A N/A Site Plan Report Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Doesn't depict human scaled elements. 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 an the true elevation). Anacortes Standard: Upper portions af building facodes 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 ar storefronts occur, they must principally contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirrar-type) glass and film are prahibited. Standard: Untreated blank walls visible fram public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or partion of a graund floor wall over 6 feet in height, has a harizantal length greater than 15 feet), and does not include a windaw, door, building modulation or other architectural detailing; or (e) Any portion of a ground flaor wall has a sUrface area of 400 square feet or greater and does not include a windaw, door, building modulatian or other architectural detailing. Standard: If blank walls are required ar 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 graund caver, 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; City of Renton Department of Commur ' Economic Development 'rninistrat;ve Site Plan Report & Decision WAI2-07B, SA-A, MOO CHAICHAO Report of November 7, 2012 Page 14 of 21 (d) Artwork, such as bas-relief sculpture, mural, or similar; or ~~~~~~~~@a~r~eo~w~ith andseaso~n~o~/~~~~~~~~~~~ rba," .DI·ciiect Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended paropets; (b) Feature elements projecting above poropets; (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof that break I~~·"'''··~·· ~~ 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 with the same Standard: All buildings sholl use material variations such as colors, brick or metal banding, or textural Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, and concrete. N/ A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, with a concrete or admixture. Standard: If concrete block walls are used, they shall be enhanced with integral color, N/ A textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other materials . ./ Standard: All buildings shall use material variations such as colors, brick or metal banding, or texturol vi. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of apprapriate 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 monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and are Site Plan Report City oj Renton Department oj Commur ", Economic Development 'rninistrative Site Plan Report & Decision LUAIZ-07B, SA-A, MOD CHAICHAO Report of November 7, 2012 Page 15 of 21 Not Compliant Not Compliant Not Compliant Not Compliant Not Compliant Not Compliant Standard: Entry signs shall be limited to the name the larger development. Staff Comment: A sign package was not submitted with the application materials. The applicant will be required to submit a sign permit in compliance with the Signage standards outlined in District'D'. Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: See comment above. Standard: In mixed use and buildings, signage shall be coordinated with the overall building design. See comment above. Standard: Freestanding graund-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. See comment above. Standard: Freestanding signs shall include decorative landscaping (ground cover 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. See comment above. Standard: All of the following are prohibited: a. Pale 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. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facodes, awnings with down-lighting and decarotive street Standard: Corporate logos and signs shall be sized appropriately for their location. Standard: Accent lighting shall also be provided an building facades (such as sconces) and/or to illuminate ather key elements of the site such as gateways, specimen trees, ather water artwork. Standard: Dawnlighting 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 pravisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of- 11 •. ;/,. I Structures: Restricting averscale structures and avercancentratian of development an a particular portion of the site. The structure would be located in the southwest uadrant of the site and there is not a Site Plan Report City 0/ Renton Department 0/ Commur CHAICHAO Report of November 7, 2012 Economic Development concentration of development on the small site. 'ministrative Site Plan Report & Decision WAI2-07B, SA-A, MOO Page 16 of 21 Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. A pedestrian connection is proposed to Rainier Ave S (Exhibit 2). However, an additional pedestrian connection should be made from the parking lot to S 3'· PI. Staff has recommended, as a condition of approval, the applicant be required to revise the site plan in order to incorporate the additional pedestrian connection on site. Loading and Storage Areas: Locating, designing and screening storoge areas, utilities, rooftop equipment, loading areas, and refuse and recyclobles to minimize views from 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 naturol 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 2S feet which mitigate view impacts from surrounding properties. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. See Landscaping discussion under Findings Section 14.b. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets The proposed lighting on site 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 southwest quadrant of the project site with an orientation to the west (Exhibit 2). The proposed structure is located as far from abutting properties as possible. The applicant is proposing a total of 12 surface parking stalls to the north and east 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 ond vistas, site omenities, 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 and a variable sloped roofline. Architectural features and building treatments such as wood, metal banding, and decorative case concrete have been incorporated into the street facing facade (Exhibit 4). The proposed building is designed appropriately to allow adequate light and air circulation to the I and the site. The of structures would not result in excessive shad I of the Site Plan Report City of Renton Department of CommUf CHAICHAO Economic Development ministrative Site Plan Report & Decision LUA12-078, SA-A, MOD Report of November 7, 2012 Page 17 of 21 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. There are no existing trees on site. Topographically, the site is virtually flat. Any small amounts of excavation would be balanced on-site. Following construction the site would have an impervious surface cover of approximately 92%. However, the proposal is conditioned to provide additional landscaping which would reduce the impervious cover. 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 50 that they are less susceptible to damage from vehicles or pedestrian movements. The proposed and conditioned landscaping is used to provide a transition between the proposed development and Rainier Ave S. The landscaping softens the appearance of the parking areas and generally enhances the appearance of the project. /.,', ) ,",'< 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. The site has two public street frontages, Rainier Ave S (Arterial) and S 3'd PI. The site has two public street frontages, Rainier Ave S (Arterial) and S 3'd PI. The site abuts the Rainier Ave Street Improvement project (LUA09-0ll) which includes a permanent easement on site. The applicant is proposing a full access curb cut along S 3'd PI and the curb cut along Rainier Ave S would be restricted to right in/right out. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site if all conditions of approval are complied with. Internal Circulation: Promoting safety and efficiency af the internal circulatian system, including the location, design and dimensions of vehicular and pedestrian access paints, 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. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4-oBoF.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 10 vehicle parking stalls, 1 bicycle parking stall is required to be provided. The applicant is proposing two bicycle parking stalls. Pedestrians: Providing safe and attractive pedestrian cannectians between parking areas, buildings, public sidewalks and adjacent properties. The applicant is proposing a pedestrian plaza, within the lO-foot setback, along Rainier Ave S. However, as a condition of approval the applicant is required to revise the landscape plan to include additional landscaping within the setback area along Rainier Ave S. The applicant would be required to maintain connections to the I sidewalk a Rainier Ave S. There are no other Site Plan Report City of Renton Department of Commur CHAICHAO Report of November 7, 2012 Economic Development ninistrative Site Plan Report & Decision WA12-07B, SA-A, MOD Page 18 of 21 pedestrian connections proposed on site. Staff has recommended, as a condition of approval, the applicant be required to provide a pedestrian connection through the S-foot on-site landscaping along S 3'd PI, at the, southeastern corner of the structure. The applicant is proposing a pedestrian plaza, within the 10-foot setback, along Rainier Ave S. However, as a condition of approval the applicant is required to revise the landscape plan to include additional landscaping within the setback area along Rainier Ave S. The combined pedestrian plaza area and landscaping would serve as focal point for the project. Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal. Mitigation Fees. Parks and Recreation: Not Applicable Drainage: The project is required to comply with the new City of Renton Amendments 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. Since the site is less than 22,000 square feet, the project is subject to Appendix C, Small Site Drainage Review. Project is exempt from water quality treatment under the exemption in Core Requirement #8; however, onsite flow control is triggered. The engineer is proposing to mitigate 10% of the lot area by providing limited infiltration with an emergency overflow. Transportation: The site has two public street frontages, Rainier Ave S (Arterial) and S PI. The site abuts the Rainier Ave Street Improvement project (LUA09-071) which includes a permanent easement on site. The applicant is proposing a full access curb cut along S 3'd PI and the curb cut along Rainier Ave S would be restricted to right in/right out. It is anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts the applicant would be required to pay an appropriate Transportation Impact Fee. A fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. Schools: Not Applicable. Water and Sewer: Water service is provided to the site by the City of Renton. The previous building was served by a Yo-inch meter. A reduced system development fee for water will be owed if the size of the existing domestic water meter is increased. Water system development fees and water meter installation fees will a I if the adds a new water meter or increases the size of the Site Plan Report City of Renton Department of Commur " Economic Development CHAICHAO fministrative Site Plan Report & Decision WAlZ-078, SA-A, MOD Report of November 7, 2012 Page 19 of 21 existing domestic meter. Sewer service is provided to the site by the City of Renton. There is an existing manhole on-site, which the applicant may reconnect a sewer stub. A reduced system development fee for sewer will be owed if the size of the existing water domestic meter is increased. Depending on the extent of food preparation facilities in the restaurant, a grease trap or grease interceptor will be required to be installed and connected to the sanitary sewer. I,. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria for approval of reduced side yard along-a- street setback and reduced on site landscaping if all conditions of approval are met. 2. The proposal complies with the parking modification criteria for approval of an increase in maximum parking stalls allowed on site from 10-12 stalls 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. There are adequate public services and facilities to accommodate the proposed use. 9. 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. 10. The existing use would not result in a substantial or undue adverse effect on adjacent properties. The construction of a new structure would result in an overall improvement of the visual, environment. 11. Adequate parking for the proposed use has been provided. 12. 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. 13. 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. 14. 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. Site Plan Report City oj Renton Department oj Commur ' Economic Developm,ent CHAICHAO Report of November 7, 2012 II 1. DECISION 'ministrative Site Plan Report & Decision LUA12-07B, SA-A, MOO Page 20 of 21 The proposed site plan and parking modification for Chai Chao, File No. LUA12-078, SA-A, MOD is approved and is subject to the following conditions: 1. The applicant shall submit a revised landscape plan depicting at least a 5-foot on-site landscape strip between the public Sidewalk and the proposed pedestrian plaza. The revised landscaping shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 2. The applicant shall be required to provide a pedestrian connection through the 5-foot on-site landscaping along S 3,d PI, at the southeastern corner of the structure. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: C. £_Ul. t C. E. "Chip" Vincent, Administrator Department oj Community & Economic Development TRANSMITTED this t h day of November, 2012 to the Contact/Applicant/Owner: Contact: Elizabeth Montgomery Cotch Design Studio 1405 Boylston Ave Seattle, WA,98122 Applicant/Owner: ChaiChao 10821 Rainier Ave S Seattle, WA 98178 TRANSMITTED this t h day of November, 2012 to the Parties of Record: Harry & Janet Blencoe 112 Monterey Drive NE Renton, WA 98056 A.R. Gould 8464 W mercer way Mercer Island, WA 98040 TRANSMITTED this t h day of November, 2012 to the following: Larry Meckling, Building Official Jennifer Henning, Current Planning Kayren Kittrick, Development Services Jan Conklin, Development Services Fire Marshal Renton Reporter Site Plan Report \\h-{"l..OI2.. Date City of Renton Department of Commw '! Economic Development CHAICHAO Report of November 7, 2012 ~ministrative Site Plan Report & Decision LUA12-078, SA-A, MOD Page 21 of 21 J_ LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The Administrative Site Development Plan Review decision will become final if the decision is not appealed within 14 days ofthe decision date. Administrative Site Development Plan Approval Appeal: Appeals ofthe administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on November 21, 2012_ APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21_C.07S(3); WAC 197-11-680)_ Renton Municipal Code Section 4-8-110 governs appeals the appeals process. Appeals must be filed in writing together with the $75.00 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 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. 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 4-9-200J. 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 ofthe 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. Site Plan Report • "BE] -RM-F CA .,-... , -_ ... "." -··r .. · .. " ~~" ...... ~.M~l . .....• ···R····."B···· ......... I :;;.. ~ --i '" .... J ,-. I 't .•. -i=;"" f Ij;' ..... . f • t! R-l0 .... ~ ~.R""-10;;po!l<::::' ~. ~H""""'I ZR .., ~ QO .... 1M i CA -c_-,-"'"-l i "'-j , rr 1. ~:::==, =,;:::, ~, ==, ~, ~, '--'-'-' ",.,..,.=':"i '-'-'----'-'--' .,1. 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Cio' co N ~~~1-~~~~~~ __ ~CA~~j-:~~-~~~U~'~~~.~';"j,~~~M~'~L_~'_~"~~L-__ ~~ ___ '_'~'~/~ __ --J~ G3 -19 T23N R5E E 112 ZONING MAP BOOK PW TECHNICAL SERVICES PRINTED ON 11/13/09 1\0 LJI 200 400 I fiFe" 1:4,800 \EXHIBIT 1 :.'I"I~ RESIDENTIAL o (Re) Resource Conservation [!:!J (R-l) Residential 1 dulac [B (R-4) Residential 4 dulac ~ (R-8) Residential 8 dulac ~ (RMH) Residential Manufactured Homes IR-IO I (R-10) ResidentlallOdu/ac IIH41 (R-14) Residential 14 dulac I RM-FI (RM-F) Residential Multi-Family I"M-T I (RM-n Residential Multi-Family Traditional IRM-U I (RM-U) Residential Multi-Family Urban Center MIXED USE CENTERS ~ (CV) Center Village lut-NII (UC-Nl) Urban Center -North 1 ~ (UC-N2) Urban Center-North 2 ~ (CD) Center Downtown COMMERCIAL ~ (COR) Commercial/Office/Residential @] (CA) Commercial Arterial ~ (CO) Commercial Office ~ (CN) Commercial Neighborhood INDUSTRIAL W (IL) Industrlal-Ught ~ (1M) Industrlal-Medium o (lHl Industrial -Heavy __ Renton City Umih ____ Adjacent Cily Umilll KROll PAGE PAGE# INDEX \ \\ ~ :\ \ SYMBOLS LEGENO'\ .c(H F1RE I-f'l1lRAHT -\ (! ~R ~ -<>~V POWER POL£(AS NOT£[) rn POWER VMJlT o SNfITAR'1 SEWER IIWIHOLE \ ~"" o OTR <E- ®'!!' o .ON STORIoI DRAIN WANHOl..£ m£PHONE RISER lRAfflC SICNAI... 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Legend Jurisdiction Boundaries i:1 ""* o ClIyofR"""" Addresses o Parcels EXHIBIT 5 ~;;;;;;;;~~~;;~~~~~~~~~~~~~~~~~~~;;;;~;;;;;;~~~;;.~~~,I 1~16 I ~ I Information Technology -GIS Thi. map is. user generated static output from an Internet mapping site and I· n 93 0 46 93 Feel RentonMapSupport@Rentonwa .gov iSforreferenceonly.Dat8Iayersthat=r::.n~::'~r:~:~: CIty of ::ft:elil rtton e NAD_1983_HARN_StatePlane_Washington_ North]IPS_ 4601 1011912012 THIS MAP IS NOTTO BE USED FOR NAVIGATION Finance & IT Division J DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM October 22, 2012 Rocale Timmons, Planner Jan lilian, Plan Review p£ ChaiChao 330 -Rainier Ave South LUA 12-078, SA-A,MOD I have reviewed the application for the Chai Chao building, located at 330 -Rainier Ave S., and have the following comments: EXISTING CONDITIONS: WATER Water service is provided to the site by the City of Renton. The previous building was served by a Yo" meter. SEWER Sewer service is provided to the site by the City of Renton. There is an existing manhole on- site, which the applicant may reconnect a sewer stub to. STORM There is no storm conveyance system. STREETS There are existing street improvements in Rainier Ave S. and S. 3'd Street. CODE REQUIREMENTS: WATER 1. A reduced system development fee for water will be owed if the size of the existing domestic water meter is increased. Water system development fees and water meter installation fees will apply if the applicant adds a new water meter or increases the size of the existing domestic meter. 2. A backflow device is required to be installed inline of the domestic water meter. SEWER 1. A reduced system development fee for sewer will be owed if the size of the existing water domestic meter is increased. 2. Depending on the extent of food preparation facilities in the restaurant, a grease trap or grease interceptor will be required to be installed and connected to the sanitary sewer. Chai Chao -LUA12-078 Page 2 of 3 October 22, 2012 STORM DRAINAGE A drainage plan and drainage report was submitted by Tecinstruct LLC, with the site plan application. The report complies with the 2009 King County Surface Water Manual. Since the site is less than 22,000 square feet, the project is subject to Appendix C, Small Site Drainage Review. Project is exempt from water quality treatment under the exemption in Core Requirement #8; however, onsite flow control is triggered. The engineer is proposing to mitigate 10% of the lot area by providing limited infiltration with an emergency overflow. TRANSPORTATION 1. There is existing sidewalk, curb, and gutter fronting the site in Rainier Ave S. and S. 3'd Place. 2. Traffic mitigation fees will be based on the new (net) anticipated daily trips for this site. Fee will be $75.00 per additional generated daily trip as determined by the ITE trip generation manual. Credit will be given for the existing use. H:/CED/Planning/Current Planning/PROJECTS/12-078.Rocale /Plan Review Comments LUA 12-078.doc City of /lenton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PlOJ) r2evteuJ COMMENTS DUE: OCTOBER 22, 2012 APPLICATION NO: LUA12-078, SA-A, MOD DATE CIRCULATED: OCTOBER 8, 2012 DEVELOPMENT SER~ICES '''' , APPLICANT: Chai Chao & Yen Liem Chao PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Chai Chao PROJECT REVIEWER: Jan lilian UC I 0 :I LUlL SITE AREA: 8,840 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 330 Rainier Avenue 5 PROPOSED BLDG AREA (gross) 2,674 square feet SUMMARY OF PROPOSAL: The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retail/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave 5 and 5 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave 5 and a curb cut along 5 3rd PI. The proposal includes 12 parkign stails. Per RMC 4-4-080 a maximum of 9 stails are ailowed on site; therefore the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed on site. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non·Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Element of the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Impacts Impocts Necessary Earth Air Water Plants Land 'Shoreline Use Animals ~ Environmental Health I Energy/ Natural Resources " A:'J;r;:;,; '4 nnn"p, 8. POLlCY·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 information is needed to properly assess this proposal. Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 22, 2012 -------------u~~~~~~~~==~~~~~~~~~~~~~S APPLICATION NO: LUA12-078, SA-A, MOD DATE CIRCULATED: OCTOBER 8, 2012 CITY OF RENTON APPLICANT: Chai Chao & Yen Liem Chao PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Chai Chao PROJECT REVIEWER: Jan lilian SITE AREA: 8,840 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 330 Rainier Avenue S PROPOSED BLDG AREA (gross) 2,674 square feet SUMMARY OF PROPOSAL: The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retaii/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave Sand S 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave S and a curb cut along S 3rd PI. The proposal includes 12 parkign stalls. Per RMC 4-4-080 a maximum of 9 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. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Eorth Air Woter Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS Element 0/ the Environment Housin Probable Minor Impacts Probable Mojor Impacts More In/ormation Necessary A~me~~ ________ +-______ +-______ 4-______ ~ ioht/( lore ~ies -Public Services We have reviewed this application with particular attention to those areas in which we have expertise and hove identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ) r; City of Re,uon Department of Community & Economic Develvpment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 22, 2012 APPLICATION NO: LUA12-078, SA-A, MOD DATE CIRCULATED: OCTOBER 8, 2012 APPLICANT: Chai Chao & Yen Liem Chao PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Chai Chao PROJECT REVIEWER: Jan lilian SITE AREA: 8,840 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 330 Rainier Avenue S PROPOSED BLDG AREA (gross) 2,674 square feet SUMMARY OF PROPOSAL: The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retail/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave Sand S 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave S and a curb cut along S 3rd PI. The proposal includes 12 parkign stalls. Per RMC 4-4-080 a maximum of 9 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. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Earth Housif}.9 Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS • C. COOE-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 ad 1; I information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Deportment of Community & Economic Deve(opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: R" nr..{;::V~ 8ves COMMENTS DUE: OCTOBER 22, 2012 APPLICATION NO: LUA12-078, SA-A, l,OD "-..) DATE CIRCULATED: OCTOBER 8, 2012 APPLICANT: Chai Chao & Yen Liem Chao PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Chai Chao PROJECT REVIEWER: Jan lilian SITE AREA: 8,840 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 330 Rainier Avenue S PROPOSED BLDG AREA (gross) 2,674 square feet SUMMARY OF PROPOSAL: The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retail/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (Ce) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave Sand S 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave S and a curb cut along S 3rd PI. The proposal includes 12 parkign stalls. Per RMC 4-4-080 a maximum of 9 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. There are no criticai.areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non"Codej COMMENTS Element 0/ the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More EnvIronment Minor Major Information Impacts Impacts Necessary forth Housin! Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Ii ;on Natural Resources Mf§,gggT"v' ,,<'" (GOO Fe" B. POLICY-RELA TED COMMENTS C. CDDE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas oj probable impact or areas w~r: additional erma' is nee e to properly assess this proposal. Signature of Director or Authorized Representative Date \ CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: October 10, 2012 TO: Rocale Timmons, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for 330 Rainier Avenue South Building Environmental Impact Comments: 1. Fire mitigation impact fees are currently applicable at the current rate of $0.52 per square foot of building area. Credit will be granted for the building area recently demolished from this site (1,872 square feet per King County Assessor). Fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,250 gpm. Three fire hydrants are required. One within 150-feet and two within 300-feet of the building. It appears adequate fire flow and fire hydrants are existing in this area. 2. An approved fire.sprinkler system may be required in a restaurant occupancy that exceeds 100 total occupant load and/or 1,500 square feet. An approved fire alarm systems would be required throughout the building if the area exceeds 3,000 square feet. Separate plans and permits required by the fire department. Fire alarm systems shall be fully addressable and full detection is required. Direct outside access is required to the fire sprinkler riser control room. 3. Fire department apparatus access is adequate. 4. An electronic site plan is required prior to occupancy for pre-fire planning purposes. CT:ct 330bldg2 City of Renton Department oj Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: H r-e.-COMMENTS DUE: OCTOBER 22, 2012 APPLICATION NO: LUA12-078, SA-A, MOD DATE CIRCULATED: OCTOBER 8,2012 APPLICANT: Chai Chao & Yen liem Chao PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Chai Chao PROJECT REVIEWER: Jan lilian SITE AREA: 8,840 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 330 Rainier Avenue S PROPOSED BLDG AREA (gross) 2,674 square feet SUMMARY OF PROPOSAL: The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retail/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use deSignation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave Sand S 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave S and a curb cut along S 3rd PI. The proposal includes 12 parkign stalls. Per RMC 4-4-080 a maximum of 9 stalls are allowed on site; therefore the applicant ;s requesting a parking modification in order to exceed the number of parking spaces allowed on site. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Informotion Impacts Impacts Necessary Element of the Probable Probable More Environment Minor MoJor Information Impacts Impocts Necessary f. Irth Housing A Aesthetics ~ 'ater Light/Glare p, ants Recreation ,Use Utilities Transportation Public Services ::,':'.?;,:, , Historic/Cultural Preservation Airport Environment 10,000 Feet 14,DOOFeet 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 information is needed to properly assess this proposol. ~ Signature of Director or Authorized Representative Date , , City of Renton Department of Community & Economic Development ., ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET\ REVIEWING DEPARTMENT: Paries ~ \.' <. ~ COMMENTS DUE: OCTOBER 22, 201:r~9>, ~ .... ~ ~ , APPLICATION NO: LUA12-0lB, SA-A, MOD DATE CIRCULATED: OCTOBER 8, 2012 APPLICANT: Chai Chao & Yen Liem Chao PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Chai Chao PROJECT REVIEWER: Jan lilian SITE AREA: 8,840 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 330 Rainier Avenue S PROPOSED BLDG AREA (gross) 2,674 square feet SUMMARY OF PROPOSAL: The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retail/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave Sand S 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave S and a curb cut along S 3rd PI. The proposal includes 12 parkign stalls. Per RMC 4-4-080 a maximum of 9 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. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Environment Earth Air Woter Plants Land 'Shoreline Use Animals Environmental Health Energy/ Natural Resources Probable Minor Impacts ENTS Probable Major Impacts More Information Necessary Element 0/ the Environment Housing ltilities ~. Feet T~E "DOOFeet I. . .1.-~ -<. AL. (....., r 1ct.X-'7-...., ~~ /0 ~~~s Iz; 'J>a/}/<) Probable Probable More Minor Mojor Information Impacts Impacts Necessary .J.-)dl? :s 3"0/ 'Pk. 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 i? rm 'on is needed to properly assess this proposal. _It) -/12"/-8 Date City of Renton Department of Community & Ecanomic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 22, 2012 APPLICATION NO: LUA12-078, SA-A, MOD DATE CIRCULATED: OCTOBER 8, 2012 APPLICANT: Chai Chao & Yen Liem Chao PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Chai Chao PROJECT REVIEWER: Jan lilian SITE AREA: 8,840 square feet EXISTING BLDG AREA (gross): N/A LOCATION:{330 Rainier Avenue'S 1 PROPOSED BLDG AREA (gross) 2,674 square feet SUMMARY O~OPOSAl: 1111:;: al-'~ant, Chai Chao, is requesting A~ministratiye Site Plan Review and a parking modification, for the construction of a new retajl/restJI,lr:ar::.t strttctllre with associated parking and landscaping. The proposed building would have a gross square footaie' of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use deSignation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave Sand S 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave S and a curb cut along S 3rd PI. The proposal includes 12 parkign stalls. Per RMC 4-4-080 a maximum of 9 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. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Probable Probable More Environment Minor Major Information Impocts . Impacts Necessary Element of the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Earth Air Water Plants ~ Land/Shoreline Use Animals Environmental Health Energy/ , Natural Resources Air!,~,!. "innM •• t B. POLICY-RELA TEO 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 information is needed to properly assess this proposal. NOTiCIE OF APPliCATION ,. M .. lo, "'~pll_ "". b.,n fUod and N<.ptod ... m tile De""r1ment of Community & £tonornlc D ..... lo' .... nl (CEDI -PI..rI,,11\I Dlvblon of the CIty of hnton. TlMo foIlowIna bo'Itfty dncrlba tho IIJ!IIICItlon and the ""tmry Public Approv.1l. O,t,TE OF NOTICE 01' Al'PUtATlOfrl: October" lOU PROJECT NAME/HUMBER, th~1 Chao I LUAU-07a. SA-A, MOO I'ItOJ£CT DlSCIIII'TlOH: The .,pllant,. Chli ChiD, II. requestlnf: AdmlnlstntlYe 511. PIon lie ..... and • P"tilnI moc!iI\Qtlan, lor the can<truttloft of I !'leW fttllil/, ... t.unnt Itrutt .... witll ..... d.I1N parl<l<lc ,fill "",bul'lnl. The proposed bulldl"ll would lLne I "" .. sqll&'f foot,.t of .ppru.I""te!y 2,67' sqUire 1m. The vaanl 1.540 SCI"'''' IDOl <110 Is wtthln the Commerdol Cosridor ICC) lind use deolpallon and !he Commerdol Merlal (CA.) .onl", tlIssIIkaUon. The tubjooc' pllIperty Is IDutO<! on the n0I1"" .. 1 CDmo. of hlni., AYe S and S lrd PI. A,ttUllo lhe I~' would be proyidtd oil I curb cut Ilonlllll:l;", Ave S Ind. curb cutalanl S 3rd PI. The pro_I 1nd000sll 1""'." .tllls. '". RMC ... .oeo. mplrnum ,,' 9 stIlls Ire 1110-.1 on site; 1 ...... 1ore tile .pplbnt I< ",que.Ii"C. PltilnI modJlitaU"" In order to .. ,ud lhe numbe. of p;1IrkI .... splices do....ed on "' •. There .... IlO mlbl •• n. IocIltd on Jilt. PAOJECT LOCATIOI'!; 330 Rllnler AvenueS 'U~UCA'''''OVALS; Admlnlstf'ilt"'. SIt. Plln _WI"" Modll~tlon 11 .. ,_ ..... 'UCANT/'1I0JECT COPfTACT 'ERSON; lll.abf!lh Mont80mery, carth Oultn Studio; 1405 Soyillon Avenue: SIIIIIIo, WA 98122; Eml; ome..pcltthstudio,com • P\IBUC HEARING: NtA Commonn on thllbov.lppllQllon must '" lubm!ttlil Inwrltlnrto Itocal. nmmon .. AllDClot. Plonnor, DliH'l'tm4Inl of Community & Economic On.lopmln!, 1055 South Grody Way, Renton, WA 9105"7, "" 5:00 p.m. on Ottob., U, 1011. II you hive queltlons lbout thl. pro~",. or wish to be mlde I party ofrecor~ ""~ rec.",. Id~ltlo""1 ncllneltion by mill, contict the Project Mlnlle, " (425) 430.7219. Anyone who submits written tommenu wliliutomillcilly become I plrtyol 'tcOrd Ind w111 be notified olany decision on this project. PLEASE INCLUOE THE PROJECT NUMBER WHEN CAUjNG FOR PROPER FilE IDENTIFICATION 'OATE OF APPLICATION: September 5, 2012 If you would Ilk. 10 be mlde I Plrty of record 10 receNt further Information on th~ pro~~ p'ojtct. complett thll form Ind ~um to; CIty of Renton, CEO. ""'nnl", Olvlslnn, 1055 South GradyWrv. Renton, WA 9IOS7. File Nome I No.: Chli ChIlo I LUAIHI78. SIw\ MOO NAME'~~~========================~~~;;~================ MAlUNGADOI\US",================== __ Oty/stite/Zlll: TElEPHONE tID.: _ CERTIFICATION I, &cc:;..4-?E «Atr-( eJ;JS . hereby certify that <; copies of the above document were posted in ~ conspicuous places or nearby the described property on Date:,----L/~() !~!Lf6#-9u,a~/#-~-I I STATE OF WASHINGTON SS COUNTY OF KING S;""d'~9 1 certify that 1 know or have satisfactory evidence that 'Ko CAR, Tvno:vs n£ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Oc!.kl! ~ «Ol? i.( fA ~"-!t. Notary Public in and for the State of Washington Notary (print): __ .l:ML.... . ...I.,4.:t-~~;x:u~l:.f!£L..... _____ _ My appointment expires.: ___ .-".A~!+f,fjf.!4-""Sh::+L--'02~q~( _cW~::\.. (L31-___ _ CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 8th day of October, 2012, I deposited in the mails of the United States, a sealed envelope contai,ning Acceptance Letter and Notice of Application documents. This information was sent to: Name Representing Elizabeth Montgomery Contact Chai Chao & Yen Liem Chao Owner 300' Surrounding Property Owners See attached ~ (Signature of Sender): ilL ~~ 7A h'J JJ1 \. 'LI J.u~ W .g( ~ ,;~~, J!~~, \ ~ )U f~'~~~ \ STATE OF WASHINGTON ) SS ~ 6J.. ~ COUNTY OF KING ) (}.2@-~ ;- " I ~,,;, '"~ , k,~" h'" g",fucto, "Id,,~ '"" S~" M. T"'" ~"::.# signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Q~ ~ :lOIZ Notary Public iI1aI1d for the State of Washington Notary (print): ____ --.:.11.:.: . ..;4:!.:.'--'{,;lJCuil'-'!h21:(CJ:J __________ _ My appointment expires: A-lI(j'(k50/ ;Zq, ,loG Project Name: Chai Chao ,Project Number: LUA12-078, SA·A, MOD I ....... BLENCOE HARRY A & JANET 112 MONTEREY DR NE RENTON, WA 98056 CSK AUTO CORP STORE #3696 C/O THOMSON REUTERS PTS PO BOX 06116 CHICAGO, IL 60606 J J J INC 5641 PLEASURE PT BELLEVUE, WA 98006 TENNESSEE GROUP LLC 715 LIND AVE S RENTON, WA 98055 BRICK MANAGEMENT THE LLC 25831 211TH AVE SE MAPLE VALLEY, WA 98038 FRED MEYER STORES INC C/O NICKEL & COMPANY PO BOX 35547 TULSA, OK 74153 JJJ INC 5641 PLEASURE POINT LN BELLEVUE, WA 98006 TOULA PROPERTIES LLC 1815 ROLLING HILLS AVE SE RENTON, WA 98055 CHAO CHAI & YEN 10821 RAINIER AVE S SEATTLE, WA 98178 GOULD ALVIN R & W NELSON 8464 W MERCER WAY MERCER ISLAND, WA 98040 MALIK DAVID 26220 116TH AVE SE KENT, WA 98030 A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: October 8, 2012 PROJECT NAME/NUMBER: Chai Chao / LUA12~078, SA-A, MOD PROJECT DESCRIPTION: The applicant, Chai Chao, is requesting Administrative Site Plan Review and a parking modification, for the construction of a new retail/restaurant structure with associated parking and landscaping. The proposed building would have a gross square footage of approximately 2,674 square feet. The vacant 8,840 square foot site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The subject property is located on the northeast corner of Rainier Ave 5 and 5 3rd PI. Access to the site would be provided via a curb cut along Rainier Ave 5 and a curb cut along 5 3rd PI. The proposal includes 12 parkign stalls. Per RMC 4-4-080 a maximum of 9 stalls are allowed on site; therefore the appli<;ant is requesting a parking modification in order to exceed the number of parking spaces allowed on site. There are no critical areas located on site. PROJECT LOCATION: 330 Rainier Avenue 5 PUBLIC APPROVALS: Administrative Site Plan Review and Modification Review APPLICANT/PROJECT CONTACT PERSON: Elizabeth Montgomery, Catch Design Studio; 1405 Boylston Avenue; Seattle, WA 9B122; Eml: office@catchstudio.com PUBLIC HEARING: N/A Comments on the above application must be submitted In writing to Rocale Timmons, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on October 22, 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 at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: September 5, 2012 If you would like to be made a party of record to receive further information on this proposed project. complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. Fife Name / No.: Chai Chao / LUA12·07B, SA·A, MOD NAME: __________________________________________________________ __ MAILING ADDRESS: _____________________________ City/State/Zip: _________________ _ TELEPHONE NO.: _________________________ __ Denis Law Mayor City 0"f Il " ',' a:, "'~f?\ ' , ' • ' .' '(; , .J .. -'.' -_ _ _. _ ,,' , October 8, 2012 Department of Community and EcOnomic Development . 'CE,"Chip"Vincent, Administrator' 'Elizabeth Montgomery , Catch Design Studio' 140SBoyiston Avenue Seattle,WA 98122 Subject: Notice of Complete Application Chai Chao, LUA12-078, SAcf:!-, MOD Dear Ms, Montgomery: The Plar)ninifDivisio~ of the City ofRtmton has deter~ined that the subject application, ' is complete according to submittal requirements and, therefore, is accepted for revieW. " . '. ..' , You will be notified.if any additional information is required to tontinue processing your 'application, ' ", " " Plea~e contact me at (425) 430-7219 if you have any questions: Sincerely, ~F:Si~ '·~t;ciate Planner cc: Chai Chao & Xen Uem Chao / Owner(s) . Renton City H~II • 1055 South Grady Way • Renton, Washington 98057_. rento'nwa,gov " --~ , City of Renton City of R lA~ (0) lUJ § [E [P [E IRM ~ 1 Planning Oi:~!~n . Sfp MA§lEIR A[P[Pl~CCA l~(Q)~~ '51011 PROPERTY OWNER(S) PROJECT INFORMATION NAME: C, It)B i Cn3.0 PROJECT OR DEVELOPMENT NAME: ChCA'\ C \rio-0 ADDRESS: 10e-2-1 j28/lI1lelf AVe... g.. CITY: q.~ ZIP: QSr?f) PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: ·~'70 f.:sJV] lev Ave..-<;) {2.evff(7lll ) WA-C?/D77'- TELEPHONE NUMBER: Wb-2~2 £ 14~rs' KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) i',\,rvtJ ~ q n yq 0000;; NAME: ~ EXISTING LAND USE(S): VesT"" "--~ COMPANY (if applicable): ~ PROPOSED LAND USE(S): /' h 'I Ve S Tv\' V\. v v\."'-t '( e... C\. { ADDRESS: ;f EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CG CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): TELEPHONE NUMBER ,f EXISTING ZONING: Av 1-e.v i d (C.Ay CONTACT PERSON PROPOSED ZONING (if applicable): NAME: e J-lza-il1 /v1MtcpIM "'~'~ . I SITE AREA (in square feet):. ~'ff L1 0 ~ SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): . DEDICATED: vlt-rCH t7tJ:1(6N ~(710. . --_ .~_vT, .• _: .,.' • ~ SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADI0-0o/.:.i~r9{;~ /-tvi. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET . • .• ;. "., '.~, . I ,. ZIP:[NA-• CITY' 'dYfIli' ,,', . . ' .q, .' " , '. " ' ! : r: .' ;\'. . .,-. , --:.',,' ':)" ... '" ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: 2.Ob-3-zz-47227 C>FF1C-E"(d)~~I?(O-COf/V! NUMBER OF NEW DWELLING UNITS (if applicable): H:\FotmS\piatming\masterapp.doc • 1 • 08107 PI -JECT INFORMATION (conti&d) + ,.:-Pc:.;R=-O:...:JE....lC""T-=V-"AL:.::U:.:.E=,ff. ~L!:.l-O-O--'-()-O-O-------, NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable):. d. (:J 7-1-.5';:= SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA o GEOLOGIC HAZARD o HABITAT CONSERVATION' o SHORELINE STREAMS AND LAKES o WETLANDS ___ sq. ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION _, TOWNSHIP _, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. S;fTc; ?L~ ;P'=v/e-c.-v 3. 2. r""dE&Ak'. ,HuO 4. Staff will calculate applicable fees and postage: $ !I?;:J~ AFFIDAVIT OF OWNERSHIP ,~. I. (Pnnt Name/s) C-~ , declare that I am (please check one) X the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my kno'NIedge and belief. ~ I certify that I know or have saUslactory evidence t!:la!. C~M e l-",to ck-M signed this Instrument and acknowledged it to b~er/their free and VOluntary act for the ~ uses and purposes mentioned in the instrument. (Signature of O'Wner/Representative) (Signature of Owner/RepresentaUve) H:\Fonns\Planning\masterapp.doc nd for the State of Washington Notary Public State o( W .. hlngton NGHIEPGTU MY COMMISSION EXPIRES Sept. 08, 2013 Notary (Print)I_t:::!,~~~~.h:.!:::.. ___ .!.!)i!!!!I-=-===,J My appoinbnent eXPires:. __ 1'-i/~g'-l!L"),()::..!<:-,-1 ~2~-- -2-08/07 City of Renton <.:itYOf it P/ann' ent r lAND USE PERMIT 1n9O' IVisio , Sfp - MASTER APPlICAT~ON ~~= ~51011 "~~/~ I PROPERTY OWNER(S) I PROJECT INFORMATION "">/!,d/ NAME: \)&1 11M c)Mv PROJ~TpEVEL0Ir~NT NAME: (' IlA) 1 ~~U PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: ADDRESS: lD~) \ .~), 330 /LaA MY AVe...-S CITY: '~. ZIP: tUg 111 ~16Y1 / W II 1t'o(,J- TELEPHONE NUMBE( 2A1) U~ ! ~ct KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): q }1//1 tJOOD5~ I APPLICANT (if other than owner) I EXISTING LAND USE(S): NAME: . {LtJ~r~ f.- COMPANY (if applicable): PR~:~;;:;:"S// (Ie#; / . EXISTING COMPREH;mSIVE PLAN MAP DESIGNATION: ADDRESS: C V PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) TELEPHONE NUMBER: E!ISTING ZONING:{L.r /-tr IIC! LCA-) I CONT A.CT PERSON I PROPOSED ZONING (if applicable): 7 Uu:..kk-(114n 00Mtr '-L SITE AREA (in square feet): 8rf6 SF NAME: COMPANY (if applicable): cd (l-v I, SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE JJ e s ip, 5lz..t 0 DEDICATED: ADDRESS: ! II 6 )' J3 flY J s hn !ue.-. SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ~/f'~ f PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: W/J ACRE (if applicable) " '1 z;otjE 3U~iR_A41~~ADDRESS: NUMBER OF PROPOSED LOTS (if appiicable) .. . ~ oj-! • ::,." , ',,} . c , , ,'" , ... #If i{e~ c~'d-f~o '~ NUMBER OF NEW DWELLING UNITS (if applicable): H:\CED\Data\Forrns-Templates\Self-Help Handouts\Planning\mastern.pp.doc -I -03111 · r PR~JECTINFORMATrIO~N~~co~n~t~in~u~~~J~ ______________ -. NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): IS T E 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): o AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): J I hi Lj S T o FLOOD HAZARD AREA ___ sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): o GEOLOGIC HAZARD ___ sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if o HABITAT CONSERVATION ___ sq. ft. applicable): o SHORELINE STREAMS & LAKES ___ sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): o WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION __ , TOWNSHIP __ , RANGE __ , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) y 6J L 16M C .t-Mo , dedare under penalty of pe~ury under the laws of the State of Washington that I am (please check one) /' the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signat~resentative Da:/ ~ /Iz..-Signature of Owner/Representative STATE OF WASHINGTON) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ~ ~n Lie M C-tlm signed this instrument and acknowledge it to be hislherl air free and voluntary act for the uses and purpose mentioned in the instrument. Dat ,rl Date Notary (Print): :Scm 'K'5S 0\\ \If))), \&1+11 (7Pt.-E Notary Public State or WOlhlngton SCOTT ROSS WII.lJAM WHIPPLE MY COMMISSION EXPIRES CkK>9nd>orll,2015 My appointment expires: _--,I",2-=-..J· 1,-,'_' -"11$''''-____________ _ H:\CED\Data\Forms-TempJntes\Self-Help Handouts\PlaIUling\masternpp.doc - 2 -03/11 ) /'''1 TITLE ~~ RESOURCES GUARANTY COMPANY Policy No.: 96747100380 OWNER'S POLICY OF TITLE INSURANCE Issued By TITLE RESOURCES GUARANTY COMPANY EXHIBIT A LEGAL DESCRIPTION File No.: 40081454·803·JL6 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF KING, STATE OF WASHINGTON, AND IS DESCRIBED AS FOLLOWS: LOTS 1 AND 2 IN BLOCK 1 OF WEFANCS ADDITION, AS PER PLAT RECORDED IN VOLUME 39 OF PLATS, PAGE 21, RECORDS OF KING COUNTY AUDITOR; EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER AUDITOR'S FILE NO. 5160906; AND EXCEPT THAT PORTION DEEDED TO THE CITY OF RENTON FOR RIGHT·OF·WAY PURPOSES AS CONVEYED BY DEED RECORDED UNDER AUDITOR'S FILE NO. 20110307001134 SITUATE in the CITY OF Renton, County of King, STATE OF WASHINGTON. APN: 9228900005 City of Renton Planning Division 5£1' -;, lml _T~R~G=C~FO~~~:~67~4~7~A~L~TA~O~w7ne=r'~s~pf.0I~i~~61=17~/2=O~O~6~~~~~r-__________________ __ Copyright 2006-2010 American Land Title Association. All rights reserved. .E::::::::J The use of this Fonn is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All t;.W-r:iRW-M other uses are prohibited. Reprinted under license from the American Land Title AsSOciation. """",ii;;;' ~ Pag PLANNING DIVISION WAIVEROF SUBMITJAL REQUIREMENTS FOR LAND 'USE APPLICATIONS City of Renton Planning Division 5i:P - 5 10\'1 This requirement may be waived by: 1. Property Services 2. Public Works Plan Review PROJECT NAME: _--'~::::::...Ato..-'!.~etfH.=.LJ=?l,-,,--__ _ 3. Building 4. Planning DATE: _--<-6:'--'.i-=:. ,;;?:....::t!>'::...",<-!?=-,,:-'O 1(...1<:2-'--__ H: \CED\Oa1a\F arms-T emplates\Self-Help Handouts\Planning\waiverofsubmittalreqs xis PLANNING DIVISION WAIVER OF SUBi\liITTAL~EQUIREi\liENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning PROJECT NAME: ---,(:::;'"-,~:..:.{-,,<J~/_Qff4=c.u::.,,,-,=Q,,--__ ~ DATE: _-=&L.!~=>..~&-=:p.C-'-O..<..!Y=--~1..,--__ H:\CED\Oata\Forms-TempfateS\Self-Help HandoutslPJanninglwaiverofsubmlttalreqs.xls 06/09 IO..~ /VJf>i .~~~IEAIP'IP'U:II..ATION IMIEIETING fOIR ~~ ~ 330 RAINIER AVE S PARKING MOD ~f\J ~~ .1. '( 330 RAINIER AVE S t( cy CITY OF RENTON Depart ent of Community and Economic Development 11 . Planning Division ~:ryG,?(V( PREll-053 0~~N~ Contact Information: W Planner Rocale TImmons Public Works Reviewer: Jan Hlian Phon{ 425.430.7219) Phone: 425.430.7216 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 ~iU 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, Departm~ of Community and Economic Development Administrator, Public Works tL "b ~m'~'_'oo DO ~""'''. ,,;-\ C('l( '\ ;;0\'" c· ,ty of Renton Planning o· .. IVISlon 5/:1' -6 lOlL ;ITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: November 3, 2011 TO: FROM: Rocale Timmons. Associate Planner Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for 330 Rainier Avenue South Building 1. 2. 3. 4. 5. CT:ct """'" The preliminary fire flow is 2,250 9pm. Three fire hydrants are required. One within lSD-feet and two within 3()()...feet of the building. It appears adequate fire flow and fire hydrants are existing in this area. Fire mitigation impact fees are currently applicable at the current rate of $0.52 per square foot of building area. Credit will be granted for the building area recently demolished from this site (1,872 square feet per King County Assessor). Fee is paid at time of building permit issuance. An approved fire sprinkler system may be required in a restaurant occupancy that exceeds 100 total occupant load andlor 1,500 square feet. An approved fire alann systems would be required throughout the building if the area exceeds 3,000 square feet. Separate plans and pennits required by the fire department. Fire alann systems shall be fully addressable and full detection is required. Direct outside access is required to the fire sprinkler riser control room. Fire department apparatus access is adequate. An electronic site plan is required prior to occupancy for pre·fire planning purposes. See attached sheet for the format in which to submit your plans. Renton Fire Department I PRE-FIRE PLANNING I In an effol1 to strcamliDc our pce-fire process, we are requesting dw you submit a si[C plan of your construction project in OIlC of the foUowina; formats which we can then convert to VISIO.vsd This is required to be submitted prior to occupancy. ABC Flowchaner.af3 ABC Flowchartcuf2 Adobe IlluslRtor File.li AutoCad Drawin .dw AutoCad DnIowin .d Com hies Metafile.c Corel eli an Format.cmx Corel DRAW! Drawin File Format.cdr Con:I Flow.cO Encap$Ulated Postscript File.cps Enhanced Metafile.emf TOES Drawin File Format.i GI"lI hies Interchm e Format. if Macintosh PICr format. t Mi Desi Vcr 3.l.drw Micro Desi er Vet 6.0.ds( Microstation Orawing.dgn Portable Network hies Formal Pomeri I Fite. s T 1m cFileFormauif T"'-at Tm,C5v VISIO.vsd 'W\Jldows Bian .bm Windows Bian .<fib WmdoW$ Metafile.wmf Zsoft PC Paintbrush Bitm DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM Nov@mber3, 2011 Rocale TImmons, Planner Jan lilian, Plan Rl!View g.Q 330 Rainier Aile Parklnc Modification 330 -Rainier Aile South PRE 11-053 NOTE: The applicant is cautioned that Information contained in this summary is preliminary and non-binding and may be subject to modifitation and/or concurrenc@ by official city decision- makers. Revi@wcommentsmayalso need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have compl@ted a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Wi!!! 1. Water service is provided to the site by the City of Renton. The previous building was served by a %. meter. 2. Water system development fees and water meter installation fees will apply if the applicant adds a new water met@rorincreasestheslzeoftheekistingdomestic, fire line, or irrigation m@t@r. Credit will be given for the Wmeter that serv~ the pr@vious building. Sanlbuy Sewer 1. Sewer service is provided at the site. 2. Sewer system dtvelopm@nt fees will apply if applicant increases the sile of the domestic meter that served the sit@.Creditwillbeglvenforth@%"meter. 3. Where food preparation facilities (kitch@n, cate, restaurant) are proposed, a grease trap or gr@ase int@rc@ptorwill b@ r@<lulred. Storm D@!nage 1. Drainage review is required if th@ project adds or will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface. TCilMportat!on 1. There is existing sidewalk, curb, and gutter fronting the site in Rainier Ave. No additional improvements are required. H:,/CEO/Planning/Current Pllnlllng/PREAPPS/ll-QS3.ROc.le/l'lln Review Comments PRE ll-QS3,do~ I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: November 3, 3011 TO: Pre-Application File No.U-053 FROM: Rocale TImmons, Associate Planner SUBJECT: Chal Chow Restaurant -330 Rainier Ave S General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The followlnl comments on development and permlttlnl issues are based on the pre-appllcatlon submittals made to the CIty of Renton bv the appliant and the code. In eHect on the date of review. The applicant is cautioned tnat information contiJlned In this summary may be subjtct to modification and/or concutTl!oce bV offICial decision-makers (e.g., Hearing EICam!ner, 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 chang@s r@quired bV City staff or made bV the applicant. The applicant is encouraged to r@vlew all applicabl@ sections of the Renton Municipal Cod@. The Development Regulations are available for purchase for $50.00 plus tax, from th@ Ananee Division on the first fioor of City Hall or online at www rentonwa.gov Project Proposal: The subject property is located an the southeast corner of Rainier Ave 5 and 5 3" PI 330 Rainier Ave S. The projf{;t site totals 8,784 square feet in area and is located within the Commercial Arterial !CA) lone. The pre-application packet indicates that the proposal is to construct a 1,700 SQuare foot restaurant and an 800 square foot retail structure on the site with associated parking and landK1lplng improvements. Much of the frontage of the site is proposed to be redeveloped as part of the Rainier Ave widening project (LUA09-071). A total of 14 surface parking stalls would be provided on Site surrounding the restaurant. Access to the site is proposed via existing curb cuts along Rainier Ave 5 and 5 3" PI. There appear to be no critical areas on site. CUrrent Use: The property formerly contained a 1,872 SQuare foot restaurant, which has been demolished. Zonina: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. Restaurant and retail uses are outright permitt@dwlthlntheCAlon@. The property is also located within Urban Design District '0', 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\plannins\current plannina;\preapps\1l-QS3.rocale\lHIS3 (ea thai cI'Io ..... -old dunkin donuts parking ).doc Ch;tlChow Page 2 of 5 Noven\ber3,20U Deve&opment Standatds: The project 'WOuld be subject to RMC 4-2-120,,-~Development Standards for Commercial Zonina DeslsniltlonsN effective ilt the time of complete application (noted ilS "CA standards" herein). Minimum Lot Silt>. Width and Ptptb -There are no minimum requin!ments for lot size, lot width or depth within the CA zone at this Ioc.atlon. Lot CoveraRt -The CA zone allows iI milximum building coverage of 65 percent, or 7S percent if parti", is provided within a building or within an on-site Pilrldna prale. The combined 2,500 square foot footprint, on the 8,784 square foot site, results in it building lot coverage of 28 ~:t::::~,:~:::t:::::e::~e~b::,:n:h:n:tt::::~·:::::::~ p:v:: sement. Setbadl requirements in the CA zone ilre iIS fol!ows.: 10 feet minimum for the front Yilrd but may be reduced to zero feet through the Site Pliln Review process provided blank walis are not located within the reduced setback; and a 15 foot maximum front yard setback. It oPP'On that the restQUl'Dllt WOtJId nat mHf the min/mum front ytlrd setbod based on the new right 01 WO)' line. Should the appIlamt submit /rN the requiml SIt' Phm Review =w the Rainier Ave widen/tJfl pt'O/m the minimum setbock would be required to be mod 'ed os port 0/ the Site PIon opplkotlon. "'* minimum Ntboclr moy be modified by the R~nrl OffIcial through the site d~'opment pion revImN ptOCeS$ ptOtIhkd blank wons ore not 10000ted within ~ reducerl sdbod:. Grou floor Area -There Is no minimum requirements for gross floor area within the CA zone. Buildirnt Height -The maximum bulldlns height that would be aI/owed in the CA zone is SO feet. It appears the proposed structures would be I-story. However, compliance with the height requirements of the zone could not be verified as elevations were not provided with the pre- application materials. BuUdlng elevations and detailed descriptions of elements and building materials are required with your site plan review submittal. ~ -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas -Refuse and recycling are;i15 need to meet the requirements of RMC 4-4-Q90, "Refuse and Recyclables Standardsn (enclosed). For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of buildin8 gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. The location and size 0/ the refuse ond recycloble area could not be ~rifled with the pre- application IfKIterials. Landscaping -Except for critical areas, ali portions of the development area not covered bV 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 teet, except where reduced through the site plan development review process. ft oppears that the p{OfKHed structures would not meet the h:\ud\planning\current plannil\i\preapps\l1-oS3.rocale\l1-oS3 (ea chal chow-old dunk!n donuts parklnl l·doc ( O1ii1IChow Pill. 3 D'S November 3. 2011 minimum front YGrd setbod ond therejon would not be oble to occammodate required on site londsct1pI",. Tbe minimum frontop IGmlsmplng would tNt required to be modified os part 0/ thlt SItfr PIon flpp/ICDtIon. Further Itmdsa:Jplng requinmltrrrs ttln be found below In thlt ~1gn Guldd/na. Please refer to landscape regulations (RMC 4-4~701 for additional seneral and specific landscape requirements (enclosed). A conceptual /gndst:tlpe pIolI ond IDndscape flttalysJs mfttIng the teqlllremetrtJ In RMC U-UOO.u. sholl bfr submitted fit the tlmlt %ppllcatlon for SIte Pion RflVlew. Tree Preservation -A tl"H inventory and a tree retention plan along with a tree retention wortsheet shall be provided with the formal land use application. Tbe trft rrtrntioll pIolI must show pregfWlflon 0/ ~ 5 Pl!fUfJt of s/gnl/kanr trees, and Indicate how pt'OPORd parting would be sired to accommodate ~fVfJrlot'I 0/ signl/kDnt ttftS rlHrr would be retainftl. If the trees cannot be retained. they may be replaced with minimum 2 inch caliper tfees at a rate of six to one. ~ -If the applicant intends to in5tall 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 . .f!dililg -The following ratios would be applicable to the site: l!l< SilM!lrt Footoge g[ ![g Rotio !!mimI~ Retail BOOS' Min and Max: 2.S space / 2 spaces 1,000 Net Floor Area Restaurant 1,700 TSF Min and Max: 1 space /10 Unknown SF of dining area Thlt appllttlnt Is propoSing fI totol 0/ J4 parting stalls. Thlt appilCtlnt Itos not provided tlte exact square footage dedicated to the dlni", Dna within ~ etJtJng and drinking ~stobllshm~nt. Th~re/ore, It Is undltar how many porleing stolls will bfr required /01 th~ proposal. As port 0/ the Site Plan Review application th. applicant would be required to provide 0 patting count onolysis. Where oractical difficulties el!lst in meeting parking requirements the apollcant may request i! modification from these standard$ The apolicant wjll be required at the time of forma! land use application to provide detailed parting information Ii.e stall and drive aisle dimensions) and glculations of the subject site and the overall campus use. It should be noted that the parking regulations specify standard stail 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 parkins 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 spitCes must be provided. Please refer to landscape regulations (RMC 4·4"()70 and RMC 4·4-OSOF.7) for further general and specific landscape requirements (enclosed). Add;rIonolly, the propma/would nnd to be revised In tKdn to provide bicycle parldng baSftl on 10" a/the required number 0/ parlefng stalls.. h:\ced\plannlnll\current plannlng\preapps\l1"()S3.rocale\l1"()S3 tea chal chow-old dunkin donuts parking ).dO{; ChalChow Pas_40fS November 3, 2011 ~ -Driveway widths are limited by the driveway standards, in RMC 4-4q801, Pcd@rtdan Att@ss -A pedestrian connection shall be provided from all public entrances to the str@et, In order to provide direct, clear and separate ped@strianwalks from sidewalks to building entries and intemally from buildings to abutting properties. Plea2~' to th~ Dnign District Guldellnn fiN oddltlOllfll pedmriarl Gans l'ftJul~mettts. ~ -Only one fr@estanding busin@u sign (restricted to monument/ground signs onlv) is permitted per street frontage, however poi@ signs al'@ llQ1 permitted within the CA lon@. Ed sign shall not exc@i!d an area greater than one and one-half square feet for each lineal foot of property frontage that is occupi@d by the business. In no case shall the slln exceed a total of 300 square feet (150 square feet p@r fac@). The ground/monum@nt sign Is IImit@d to 5 f@et In height. In addition to the permitted freestanding sign, wall signs with a copy area not e)(ceedlng 20% of the fa~de, to which it is applied, are also permitted. Building Design Standards -Compllanu with Urban ~"rI RrvulatlDns. District '0', is rrqulred along th~ eost~m ftrcad~. Sa the I'Ittach«l ch«tlist and R~rlton MunJdpol Codt1 S«tion ~ li!I2. Thl! following builm art! II few at thl! standards outnni!d In the f'l!gultstlons. • The front entry of ali building shall be oriented to the street or a landscaped pedestrlan- only courtyard A primary entranc@ of each building shall be located on the facade facing a street. shall be prominent,. visible from the stl'@@t, conn@cted by a walkway to the public sidewalk, and include human-scale el@ments. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty perc@nt (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on th@ tru@ @Ievation). Buildings shaH use at least on@ of the following elements to creat@ varied and inter@stingroofprofil@s (se@ illustration, subsection RMC 4·3-100.l5f): (a) EId@nd@dparapets; (b) Feature elements projetting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Materials, individually or in combination, shall have an attractive texture, pattern, and . quality of d@taillngforallvlsiblefacades. Buildings shall employ material variations such as colo(s, brick or metal banding, patterns, or textural changes. Environmental Review Thl! propo2d proJI!Ct would bI! 1!1Cl!mpf from Washington Stutl! E".dronml!ntal Polity Act (SEPAj rml!W. h:\ced\planning\currenl planning\preapps\1l.(JS3.rocale\1l.(JS3 (ea chili thow-old dunkin donuts parking I·doc , I "I Chal Chow PaglS of 5 November 1, 2011 Pennft Requirements The proposal is I!Kempt from Environmental (SEPA) Review and would only require an Admini5t~tive Site Plan Review. The purpose of the Site Ptan process is the detailed arrangement of project ele-menu so IS to be compatible with the physical characteristics of ill 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 area-wide property values; f. Safety and effldency of vehicle and pedestrian circulation; g. Provision of adequate Ught and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availabilitv of publiC seNices and facilities; and j. Prevention of neighborhood deterioration and blight. The Site Plan Review application fee is $2,000 and would be processed in an estimated time frame of 8 weeks. There is an additional 3" technology fee charged at the time of land use application, Detailed information regarding the,land use application submittal is provided in the attached handouts. In addition to the required land use permtts, Sl!p.;'Irate construction, buildinC and siCn 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 Miticiltlon Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to building permit approval. Imooer fees which would replace mitigation '«t mqy be adopted pripr to construction Those fees orr to be determined The following are current fees; • A Transportation Mitigation Fee based on $75.00 per!wy 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\p!ann!ng\current plannlng\preapps\UoOS3.rocale\UoOS3 (ea chal chow-old dunkin donuU parking I.doc '. August 1, 2012 Project Narrative Project Name: ChaiChao 330 Rainier Ave S, Renton WA 98057 8840 sq, ft lot size 2674 sq, ft single story building Land Use permits required: Administrative Site Plan Review Zoning designation of site and adjacent properties: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification, Restaurant and retail uses are outright permitted within the CA zone, The property is also located within the Urban Design District 'D', and therefore subject to additional design elements, Current use of site and any existing improvements: The property formerly contained a 1,872 square foot restaurant, which has been demolished Special site features: The site is virtually flat with no special features, Soil type and drainage conditions: Soil Type: The property is underlain by native alluvial soils that are considered suitable for support of the new building's foundations, Drainage conditions: The project does not change the rate, volume, duration, or location of discharges to and from the site significantly, With the lot size reduced compared to the predevelopment situation, total runoff is reduced, There is sufficient information that the project will not have a significant adverse impact on the downstream and/or upstream drainage system, Use of property and scope of development: The property will be developed with a 2674 sq foot single story building, The proposed single story building will host a 1313 sq, ft, restaurant and a 1170 sq, ft, retail shop, The building will be unique and urban with a clean modern design, The roofline will have various angles for a distinctive profile, The building will be oriented to the street with clear connections to the sidewalk, The building facade will be articulated and modulated featuring: 8' windows on the sides facing Rainier Ave S, and S, 3rd Place; varying surface treatments such as wood, tile and polished concrete; a facade overhang; trellis; large entry doors; and ornamental lighting, The project will include a garbage/ recycling area enclosed on all sides including the roof and screened around the perimeter by a wall and will have self-closing doors, The project will include a brick walkway on the Rainier Ave S side, with areas of landscaping and public seating, The S, 3rd Place side will include 5' of landscaping between the sidewalk and the building, The parking lot will be repaved and landscaped and include bicycle parking, Access The parking lot will be accessed by two driveways, a one-way entrance off Rainier Ave. S. and a two-way driveway off S. 3rd Place. Pedestrian access will be provided from the public sidewalks on Rainier Ave S. and S. 3rd Place, as well as from the parking lot with clearly marked pedestrian walkways. Off-site improvements (sidewalks, fire hydrants, sewer main etc): No off-site improvements are planned for this project. Total estimated construction cost and estimated fair market value of the project: Construction: $400,00 Fair Market Value: $650,000 Number of trees to be removed: No trees will be removed. Setback requirements: The proposed project will include a fulllO' setback on the Rainier Ave S. side of the project. We propose a reduced setback of 5' on the S. 3rd Place side of the project. We believe this will be sufficient as S. 3rd Place is a small street with little traffic. We will provide 5' of landscaping between the building and the sidewalk for buffer. In addition the S. 3rd Place building facade will feature 80% clear windows with a view into the restaurant. This reduced setback of 5' is necessary to the project in order to maximize the number of parking stalls, as well as to allow a building large enough to accommodate both a restaurant and retail space. The building design meets all Design District "0" design guidelines. It is designed to be on a human scale with a unique architecture that will add character to the neighborhood and reduce the apparent size of the building. . ,. August 1, 2012 Landscape analysis, lot coverage, and parking analysis Project Name: ChaiChao • 330 Rainier Ave S. Renton WA 98057 Total square footage of the site and the footprints of all buildings 8840 sq, ft. total lot size 2674 sq. ft. building footprint Total square footage of existing and proposed impervious surface area Existing impervious surface area: Proposed impervious surface area: 8140 sq. ft, Square footage (by floor and overall total) of each individual building and/or use Building: 2543 sq. ft. Retail use: 1170 sq, ft. Restaurant use: 1313 sq. ft. Shared electric room: 60 sq. ft. Percentage of lot covered by buildings or structures: 30.23% Number of parking spaces required by city code: C;tYOfR P1ann' ~nton Ing DIViSion SEP -5 2012 ~~((;~O~~© Restaurant spaces required by city code: 10 spaces per 1000 sq. ft. of dining area (Renton Municipal Code 4-4-080 lO-E) Restaurant dining area: 630 sq, ft. Required restaurant parking stalls: 6.3 Retail spaces required by city code: 2,5 per 1000 net floor area (Renton Municipal Code 4-4-080 10-E) Retail net floor area 880 sq. ft. Required retail parking stalls: 2.2 Total required parking stalls 8.5, or 9 Number and dimensions of standard, compact, and ADA accessible spaces provided: Standard spaces: number: 4 dimension: 9' x 20' Compact Spaces: number: 4 dimension: 8.5' x 16' ADA spaces: number: 1 dimension: 9' x 20' isle: 5' x 20' August 1, 2012 Construction Mitigation Description Project Name: ChaiChao 330 Rainier Ave S. Renton WA 98057 8840 sq. ft. lot size 2674 sq. ft. single story building Proposed construction dates: Begin: As soon as permits are approved End: 3 month project Hours and days of operation: Monday -Friday 9AM-6PM Proposed hauling/transportation routes: Whenever possible the site will be access from S. 3rd Place City of Renton Planning Division SEP -5 2011 Minimization of: dust, traffic and transportation Impacts, erosion, mud, and noise: Create a 5ft chain link barricade around the site Special hours for construction and hauling: Occasional weekends Preliminary traffic control plan: As this is a relatively small project we don't expect to have any impact on regular traffic flow. . . .. Robert M. Pride, LLC July 11, 2012 Mr. Chai Chao c/o Mr. Nos Narin Catch Design Studio 1405 Boylston Avenue Seattle, WA 98122 Re: Geotechnical Recommendations Proposed Retail Store 330 Rainier Avenue South Renton, Washington RMP Project No. 12-147-01 Dear Mr. Narin, Consulting Engineer City of Renton Planning Division SEP -5 2011 This report summarizes the results of our site investigation on the property located on the northeast corner of Rainier Avenue South and South 3rd Place in Renton. Preliminary design shows that the proposed one story building will be located near the center of the property, and will be surrounded by pavement and planter areas. The purpose of this report is to describe the subsoil conditions onsite, and to provide recommendations for design and construction of this project. References include geologic mapping by Booth, et al in 2007 and previous geotechnical studies performed in this area of Renton. Site Conditions This flat property was previously occupied by a small structure near the center of the site that was recently demolished. Our investigation of the subsurface conditions combined with geologic research shows that this property is underlain by native alluvial soils that are considered suitable for support of the new retail store foundations. An upper layer of dense fill ranging from 1 to 1.5 feet in depth was encountered in the two test borings located as shown on the attached Drawing No. 1. Below the fill were medium dense silty sands and sandy silts that comprise the alluvial (Qal) sediments as described in the King County geologic mapping. These soils extended down to 6 feet in the borings, and there was no groundwater encountered. Geotechnical Recommendations On the basis of our field exploration and confirmation of the anticipated subsoil conditions, the proposed building foundations will extend down to the medium dense native soils that will be encountered at foundation level. For f()undation design it is recommended that a soil bearing value of 1500 psf be used for the proposed footings providing structure support. This value may be increased by 1/3 for seismic design purposes. Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 1 Kirkland, WA 98034 ... Resistance to lateral loading may be designed using a passive earth pressure of 200 pcf against the sides of the footings. Estimated settlement of these foundations will be on the order of 1/2 inch with most of this settlement occurring during construction. A concrete floor slab may be poured directly on the dense fill soils after removal of any disturbed/loose soils. It is recommended that a 10 mil moisture membrane be placed over the subgrade soils and covered with 2 to 3 inches of sand. Roof and site drainage must be collected and discharged to an existing storm drain in the adjacent street. Summary Our conclusions, recommendations and opinions presented in this report are based on 1) our interpretation and evaluation of the field test results, 2) confirmation of the actual subsurface conditions encountered during construction, and 3) the assumption that sufficient observation and testing will be provided during appropriate phases of the work. The findings arid recommendations of this report were prepared in accordance with generally accepted principles of geotechnical engineering as practiced in the Puget Sound area at the time this report was submitted. We make no warranty, either express or implied. Please call me if you have any questions, or you wish to discuss this report in greater detail. Respectfully, Robert M. Pride, P. E. Principal Geotechnical Engineer dist: (2) Addressee rmp: ChaoRetaill Robert M. Pride 13203 Holmes Point Drive NE Page 2 Kirkland, W A 98034 -------~~ SiTIE PLAIi\l Proposed Retail Store 330 Rainier Avenue South Renton, Washington Robert M. lPridle. u.c "' . .... . .... . . "' , ~ , \ , _--------r- Project No. 12-147-01 Drawing No. 11 Consulting Engineer PLANNING DIViSION DESiGN D~STRICr /T/TD DO CHECKU~I 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. ._'-~ = ----' '+-''--00 -. __ . --. SITE DESIGN AND BUILDING LOCATION , Intont: 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 hlgh-denslty urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. . .. Byll!!inS Locatio!! gnd Orle!!talio!! 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. The building is on a corner lot with at least 40' of open space in all directions. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. The building is oriented to Rainier Ave S., it will have a tiled pathway on the front face that connects to the city sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. The front entries of the building are oriented to Rainier Ave S. 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. N/A , 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 entry of the building faces Rainier Ave S., it is clearly marked through signage and decorative lighting, has a tiled walkway in front that connects to the public sidewalk. There will be a planter and a bench for pedestrians. Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. The primary entrance of the building has a facade overhang and decorative lighting. 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 (3~') in height shall also ensure that the weather protection is proportional to the distance above ground level. The building entries include a facade overhang, decorative columns, ornamental lighting, and provides weather protection over the entire pedestrian pathway. Standard: Building entries from a parking lot shall be subordinate to those related to the street. The back entrance from the parking lot is for deliveries only and is designed to merge with the building siding. 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. All windows are oriented to the street, both on Rainier Ave S. and 3rd Place S. 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. 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. N/A Transition to Surrounding Development Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1) Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2) Building articulation to divide a larger architectural element into smaller increments; or 3) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator 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. The building is articulated by a series of decorative columns and has an angle roofline. Service Element location and DeslRn Intent: To reduce the potential negative impacts of service elements (Le., waste receptacles, loading docks) by locating service and loading areas away from pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. 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 garbage and recycling center has a walls on all sides, including a roof, and has self closing doors. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination ofthe three (3). The enclosure will use wood and ornamental metal. 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. N/A Gateways Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples ofthese types of features include monuments, public art, and public plazas. Standard: Developments located at district gateways shall be marked with visually prominent features. N/A Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. N/A 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). -,. ~ --.~ --,- PARKING AND VEHICUlAR ACCESS Intent: To provide safe, convenient access; Incorporate vnrlous modes of transportation, including public transit, in order to reduce trnffIc volumes ami other impacts from vehicles; ensure sufficient parking Is provided, while encournging creativity In reducing the Impncts of parking nreas; allow nn nctive pedestrian environment by mnlntalnlng contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the vlSUill impact of parking lots; and use access , stfC_ets and parking to maintain an urban edge to the district. Surface Parking Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. The parking lot is located at the back of the building. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. The Parking lot is screened by the building and 2 trees. Structured Parking and 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. 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. N/A 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. N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. 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. 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. N/A 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. N/A Vehicular Access Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. There is no alley access to the property. The main parking lot entry is on a side street (3rd Place S). An additional smaller, one-way entrance is located on Rainier Ave. S Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. We request 2 curb cuts, one on Rainier Ave S. and one on 3rd Place S. ." ~-"P ~ PEDESTRIAN ENVIRONMENT Intent: To enharu:e the urban character of development by creating pedestrlan networks and by , , providing strong links from streets and drives to building entrances; make the pedestrian environment. safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promota the use of multl-modal and public transportation systems In order to reduce other vehicular traffl~. P~d!!ldi!D grcyld2D Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian environment, and provides a way for pedestrians to walk from one location to another without having to drive their vehicle. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. The building will have a pathway that connects the city sidewalk to the front of the building. The pathways will be tiled to compliment the look and feel of the building. 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. N/A parking lot is less than 150' wide 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'). All pathways are 5' wide Standard: Mid-block connections between buildings shall be provided. N/A 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. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Planters at front entrances 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. Outdoor bench at building entrance 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 ofthe building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. There is a facade overhang along the entire front of the building that will provide weather protection. .' " --,,",~~ -,,--,~-,~ ~-~ ~ ---,' --'-"-"' ,~ --~.-,~ .. _.-. -'-""-~'-~ RECREATION AREAS AND COMMON OPEN SPACE I Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and thnt these areas are of sufficient slzo for the Intendedactivity and In convenient .. -~---.. -~, "".',"'--.-.- IllC"dtions. To create usable and InViting open space that is accessible to the public; and to promotl' . pede'if.r!an activity on ~1rtll!t<i particUlarlv at street cornets. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. N/A Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) square feet per unit. N/A 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. N/A 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. N/A 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. 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. 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. N/A 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. N/A 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. N/A Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. N/A Standard: At each corner of the intersections listed below, a public plaza shall be provided: 1) Benson Area: Benson Drive S'/108th Avenue S.E. and S.E. 176'h. 2) Bronson Area: Intersections with Bronson Way North at: a) Factory Avenue N./Houser Way S.; b) Garden Avenue N.; and c) Park Avenue N. and N. First Street. 3) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. 4) Northeast Fourth Area: Intersections with N.E. Fourth at: a) Duvall Avenue N.E.; b) Monroe Avenue N.E.; and c) Union Avenue N.E. 5) Grady Area: Intersections with Grady Way at: a) Lind Avenue S.w.; b) Rainier Avenue S.; c) Shattuck Avenue S.; and d) Talbot Road S. 6) Puget Area: Intersection of S. Puget Drive and Benson Road S. 7) Rainier Avenue Area: Intersections with Rainier Avenue S. at: a) Airport Way/Renton Avenue S.; b) S. Third Street/S.w. Sunset Boulevard; c) S. Fourth Street; and d) S. Seventh Street. 8) North Renton Area: Intersections with Park Avenue N. at: a) N. Fourth Street; and b) N. Fifth Street. 9) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: a) Duvall Avenue N.E.; and b) Union Avenue N.E. N/A 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. 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. N/A "-~ ~ "-,--,~ . .~ -....... --''"''''------"--~-....... --~--,. '_"e ,-~.~--,--. -. . ~ -~ ~'-. -~ ._-.. ---~. BUILDING ARCHITECfURAL DESIGN Intent: To encourage building design that Is unique and urban In character. comfortable on a human scale. and uses appropriate buildIng materIals that aro suitable for the Pacific Northwest climate and to dlscouralle franchise rotall architecture. Bull!!IDII Chara!i!;er and Masslnll 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'). The building facade is articulated by decorative columns at approximately 20' intervals. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. The columns are slightly smaller than this standard, but fit to the scale of the building. 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. N/A §mund Level DetaRs Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made viSibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. The building will have decorative lighting, pedestrian bench and planters. 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). The building has transparent windows that comprise over 50% of the facade that is visible to the public. 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%). N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. N/A Standard: Where windows or storefronts occur, they must principally contain clear glazing. All windows and storefronts contain clear glazing Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. N/A Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. 1) A wall (including building facades and retaining walls) is considered a blank wall if: a) It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or b) Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. No untreated blank walls 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. Building Roof Unes 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. The building has a variable sloped roofline, mechanical equipment on the roof is not visible to pedestrians. 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. All sides of the building use the same color scheme and building materials Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. The building uses wood, metal banding, and decorative cast concrete to create interest, and textural changes. 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. The building uses wood, metal banding, and decorative cast 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. Concrete column will be enhanced by texturing and color 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. N/A Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. The building uses wood, metal banding, and decorative cast concrete to create interest, and textural changes. • -,,~ .,," ...... " ---,-< •• ~",---,-'~-'-.... .... _ ... .~-_ .. .-~--. . ,-~ ',._-'--... " -.. _ . . SIGNAGF. Intent: addition to the City's standard sIgn regulations, developments within Urban Design Districts C and 0 am 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 complv with the Design District criteria found In RMC 4-3-100F, Modification of MinImum Standard.~. For proposals unable to meet the modification criteria, a variance Is required. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding. corporate 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. Standard: Signage shall be an integral part of the design approach to the building. There will be a 4' high and 6' wide font lit monument sign at the front of the building. Standard: Entry signs shall be limited to the name of the larger development. Monument sign will be for The Corner Pho restaurant only Standard: Corporate logos and signs shall be sized appropriately for their location. Signs are sized to fit the building architecture Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Signs are sized and designed to fit theoverall building architecture 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. There will be a 4' high and 6' wide font lit monument sign at the front of the building. it will be surrounded by landscaping which includes native groundcover and shrubs, (twinflower, native snowberry, and low oregon grape) as well as two ornamental Japanese Maple trees. Oregon Grape is an evergreen and has blue berries. Native Snowberry has delicate leaves and white berries that stay all winter. 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. None of the above sign age will be used. -..•.. ~ . . --... -. _. _. ---... ---_ .. -UGHTING Intent: "0 ensure safety aild scwfity; provide adequate lighting levels In pedestrian areas such as plazas, pedestrian Wdlkways, parking areas, buildIng entries, and other public places; and Increase the visual attractiveness of the area at all times of the day nnd 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. The building includes decorative sconces on pedestrian facades 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. The building includes decorative sconces on pedestrian facades 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.). Down lighting will be provided in the parking lot and under the facade overhang that surrounds the building. I , ... "'" TITLE 't~Q\ RESOURCES GUARANTY COMPANY RESIDENTIAL INFLATION ENDORSEMENT ATTACHED TO OWNER'S POLICY NO. 40081454 ISSUED BY . Title Resources Guaranty Company c' . . fty of Renton Planning Division SEP -Ii 2012 The Company, recognizing the current effect of inflation on real property valuation and intending to provide additional monetary protection to the Insured owner named in said Policy, hereby modifies said Policy, as follows: 1. Notwithstanding anything contained in said Policy to the contrary, the Amount of Insurance provided by said Policy, as stated in Schedule A thereof, is subject to cumulative annual upward adjustments in tlie manner and to the extent hereinafter specified. 2. "Adjustment Date" is defined, for the purpose of this Endorsement, to be 12:01 A.M. on the first January 1 which occurs more than six (6) months after the Date of Policy, as shown in Schedule A of the Policy to which this Endorsement is attached and on each succeeding January 1. 3. An upward adjustment will be made on each of the Adjustment Dates, as defined above, by increasing the maximum Amount of Insurance provided by said Policy (as said 'amount may have increased theretofore under the'terms of this Endorsement) by the same percentage, if any, by which the United States Department of Commerce CompOSite Construction Cost Index (base period 1967) for the month of September immediately preceding exceeds such Index for the month of September one (1) year earlier; provided, however, that the maximum amount of insurance in force shall never exceed 150% of the Amount of Insurance stated in Schedule A of said Policy, less the amount of any claim paid under said Policy which, under the terms of the Conditions, reduces the amount of insurance for years in which there is no' increase in said Construction Cost Index. 4. In the settlement of any claim against the Company under said Policy,' the Amount of Insurance in force shall be deemed to be the amount which is in force as of the date on which the insured claimant first learned of the assertion or possible assertion of such claim, or as of the date of receipt by the Company of the first notice of such claim, whichever shall first occur. S. The coverage provided by this Endorsement shall be effective only if one of the following conditions exist at Date of Policy: a. The land described in this Policy is a parcel on which there is only a one-to-four family residential structure, in which the Insured owner resides or intends to reSide, or; b. The Land consists of a residential condominium .unit, together with· the common elements appurtenant thereto and related to residential use thereof, in which the Insured owner resides or intends to reside. . This endorsement is issued as part of the policy. Except as it expressly states, it does not ei) mOdify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. IN WITNESS WHEREOF, the Company has caused its corporate name and seal to be hereunto affixed by its duly authorized officers. TRGC Form No.: 261 -WA Residenliallnflation ienwa063 Tille Resources GuarmIl)' CompallY By ~777(~ E.",U" "Io,.P",'''"' P, j)~ s,,,,,t!f04/ After Recording E.eturn Document to: . City of Renton City Clerk 1055 S. Grady Way Renton, W A 98057 TItle: TEMPORARY CONSTRUCTION EASEMENT Project Rle #: TED 403430 Abbreviated legal.Description: . Grantorls): 1. .. Theresa Ann O'Brien Clymer 2. Joseph· G. O'Brien, Jr. Property Tax Parcel Nols): 9228900005 Project Name: Rainier Avenue South ISR167) South Grady Way to South 2". Street . Ptn. Lots 1-2, Block 1, Wefancs Add'n, Vol. 39, pg. 21 Grantee(s): 1. . aty of Renton, a Municipal Corporation TEMPORARY CONSTRUCTION EASEMENT KNOW ALL MEN BY TReSE PRESENTS, that the Grantor, THERESA ANN O'BRIEN CLYMER and JOSEPH G. O'BRIEN, JR, each as to an undivided one-half interest as their respective separate estate, for and. in consideration of mutual benefits and other valuable consideration, does by these presents, grant, unto the CITY OF RENTON, a MUnicipal. Corporation of the State of Washington, Grantee herein, its successors and assigns; the right, permit, license and easement to use and occupy the hereinafter described lands from the date of commencement of construction for a ·period of one (1) year or until the completion .of the construction of the Rainier A venue South (SR167) South Grady Way to South 2nd Street Project, whichever is earlier, for any and all purposes incidental to the construction of the above- mentioned project, said Jands being described in EXHIBIT A attached hereto and by this reference incorporated herein. The work to be performed within this easementincludes "feathering-in" the new facility to the remainder. The Grantee shall demo and remove all existing building improvements, including signs, at its sale cost and return the remaining property' to Grantor in a level condition without extrusions of foundations. It is further understood and agreed that the Grantee shall indemnify and save the Grantor· harmless from any and all claims and causes of action of every kind and description which may accrue to, or be suffered by any person, persons or property by reason of, arising. out .of, or resulting from the use and occupancy of said lands by the Grantee andlor its employees, servants, agents, contractors and assigns. Page 1 of 4 o'nrieoJClyiner to City of Renton Temporary Construction Easement It is understood and agreed that upon completion of construction of said projec~ the CITY OF RENTON or its agents shall restore the existing slopes on said lands to match new . construction, including the replacing of any improvements now located thereon .. The covenants herein shall run with the land and shall be binding on the Grantor, its heirs, successors andassigris for the tenn of this agreement Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. . .... ;e: . IN WllJ'D3SS WHEREOF, said Grantor has caused this instrum~nt to be executed this Lday of rt:bnu¥Lf ,2011. . . Page 2 of 4 . O'Brien!CI~ to City of Renton Temporary Construction Ease.mnl Approved and Accepted by Grantor: ~))nri (!J~ r!I~ 1;ERESA ANN O'BRIEN CLYlI1BR INDIVIDUAL FORM OF ACKNOWl.£DGMENT. Notary Seal must be withIn box. STATE OF WASHINGTON ) 55 COUNTY OFKING} . On this ~ day.of Fdo=Lt..20.l.L ,before me personally appeared -rhUS/>. p"..". O--'13<i~ C IYM:!if to me known to . """"\\\\\\,,, -.,... ~ ... " ~ 'l ~. Iitl . be the individual described in and who executed the within instrument, and . "" ,., 1''' , cll;>. "'" $"~ '( , ...... ,""\\\\\Ij .. '-'Vc$j I/~ acknowledge the said instrument to be the free and 'voluntary act and deed, for the g.;:: .;:-~S\ON €.t:;'lt ~ 't,.." uses and purposes therein mentioned, and on oath stated that he/she signed the ,3 (') ff.~ :1\ AI? ~/,,-:. ~~. same as hiS/' her free and voluntary act and in the capacity and for the uses and :: "'")::~ ~O ;.. "'~ ~ ;::: ':::0 '<:;; (I);: ~ purposes therein mention • . .~:;: .-~~ :::. ~O ;: ~ ~ ~. (; =<"::: ~ ~ r,··S\""· ~ 0: ~tPi'J .1 1.."".2"-::-~II >-~"" 6'-19-'"-___ ,0,, -:-:----;-::-+--:1li!---:--=---:-:-:-':-c----:--'---j III~ A:,.' Ih\\\\\\\"\''''~~ $ 1"it1f:--Oft' W "..S~ ... ~ ....... 111\\\,\\\"",,-..; . Notary Seal must be within box . Page30f4 INDNIDUAL FORM OF ACKNOWLEDGMENT STATE QF WASHINGTON ) S5 COUNTY OF fiNG }. On this "'I-day of /'i!.b,."..r-20J.L before me personally appeared "-lr _ I" . to me known to . . be the individual described in and who execu~ed the within instrument, Clnd acknowledge the said instrument to be the free and'voluntary act and deed, for the lIses and purposes; therein mentioned, and on oath stated that he/she signed the same as his/her free and voluntary act and in the capacity and for the uses and purposes therein mention . O'BrierilQymec to City ofRCIltou Temporary ConStnlction Easement \ \ ';l, ~ ." /" '0 '", '" OI:C£MBER 2. 2010 Pagc4of4 EXHIBIT A SI: 1/4 SI:C. 18, T. 23 N .. R. 5 E, TAX LOT NUM8E:R 000720-0101 W.M. ,~ TAX LOT NUMBE:R 922890-0015 ... N.T.S. @) , TAX LOT NUMBER 922890-0005 No. 19 EXHIBIT .~ / /~.~.~ 922890-0005 TC£.dwg PARCEL 922890-0005 TEMPORARY CONSTRUCTION EASEMENT O'Brien/Clymer to Cit)' of Renton Temporary Construction Eesement . EXHIBIT A "":: ...... EXHIBIT_ . . ' .' .... ..' /. .f i,··.?~~~~:,g/~!8:o-0005 ...• : THAT PORTION OF iHE H~REltiAFfER DEStFiIBED ~ARe£l. 'A", DESCRIBED AS FOLLOWS: BEi3)NNdvG;.'TTHf,SO!i?HWES/¢oRNER~~.SJii;; PARC¢{ ~~';9AID CORNER ALSO BEING THE INTERSt;CTlo.N OF 'rHo NOR.THWoSTER'V.U<-RGIN OFSOUtJ; 3RD PLACE AND THE NORTH£ASTERL Y MARGIN OF FV)INI£R AV£Nf,i£ SOUTH; .c"' ."./ .. , . .' .... , ,.' :: .:' '~'.:,' it _,'" .. ,/. THENCE NORTH'19~,56"~5~ WEST AUf)NG SAID NORTHEASiEAL Y MARGIN. 12Z.96 FEET TO THE NORTHWEST CORNER OF SAID PA/lcEL -A';' ): .... :: .. ~}' '~': THENCE SOUTH 88-38' 19-~~.ST ~,{ONG i~E NP~TH.i:~E O~ S~/{)-PAR9.EL "A~ 24.29'pEf0· THENCE SOUTH 19" 22' 44-~r.' 80.92:'~EEr;_/:· .,~' " . THENCE SOUTH ,,-~O' 5~ EAST, 2S.Bi'FE.¢ THENCE saUTH33· 18' 59' EAST. 6.82 FEET rO'~~/D.';;OR~iHwE~TERL ~'~:F?GJ/J~ OFiOUTH.3{JO PLACE; ':',;' ..,' ."" ", ":" ::::i::::;:U:E:~ ::: :::RTHWi~~:~,~.';~/N,.,~:84 F.i::,:~?,~O;,\:;OF ii/ .. ·.>' .. ; .,' PARd'~ -A-:/::: ." :' :' '::';:" :,:'. ': ... '-.~.: .. IP~R PACIfiC NORTHWEST TITLE COMPANY ORDER NO, 655433, DATED AUGUST30, 211071" .... ",:. LOTS I AND 2,I"ILOCK i: WEFANCSADD'N, ACCORDING TO THE PLAT THEREOF RECOR&JEO IN liiJLUME 8~: ;6F pu.,-rs, PAGE 21, If} KIN!i'QO!.!NTY, WASHINGTON;' -' .i i . , ,:' EXCE!CT THAT PORTION .TREREOF-CONVEYED TO THE STATE OF WASHINGTON BY DEED IlE.r;ORDED .{, UNDER·flf;OORDIN..,<:l ~UMBER S16090tJ. .., AS SHOWN ON RIGHr of; WAYPLA,fSrOR RAIN/ERAVE S (SR 167) ,S GRADY WAY TO S 2ND ST, PROJECT NUMBEftTED40ulo, .Q'fFILE AT !f'~. CITY:OF REIfTON, WASHINGTOI:I, DATE OF PLANS . i:J,-IY-' ~:. -,.' " .; . ... .,. ," ", .. &Jl1=zzz-z-.::~~~ / . ':,. "'"",.,:' ·f ':',;,: , t 9 9228900005 ROW.DOC Pags 10/1 JK.I?<G TAC:O.V.A.· .5EJ!TTt.E '/ Pace 3 of4 O'Brien/Clymer to Cil)' ofRc~Hon Wam.D1Y~/ ,,/, .. , " , ,'. ':":"'" / }' / " II . ~tter jecording return document to: i "':~i ty"~f~~liion ', .. i Ci(y Clerk:"" .. ' '\ JOS5S.Graily Way c ........... ,···Rehtoll(Wf 9&05]/· .. · Document Titi~: Grantor(s): Grantee(s): . Legal Description: ./ .... . ,~,.", Assessor's Tax Parcel ID's: E2481293 03/07/2011 13;51 KING COUNTY, UA TAX $10.00 SALE $0.00 PAGE-001 OF 001 ';:t~~r:N~jC:J'~~N CLYMER and JOSEPH G. O'BRIEN, JR., e.ach as .• tO aI}'ih~~i~id~a one-half interest as their respective separate ~slalei /' . . .. ' .... ,. .i •••... ,"CITy' OF.REI)ITON, .a'Washingtcm mun!cip.ll corporation PtniL,ots 1-4" Bl<lf".:i, W.efiii)cs I\dd'f),VoL 39, pg. 21 9228~OOOO.5 / .. :, ..... f.,· .',' City ofiental ~nier Avenue South (SR I 67}-South G;~dY~l to::S;;~ih 2~dSfr~et'~roject ""·Th¢,iG~ad~or,.',fhet:~~a Ann O'Brien Clymer and Josep~(;;'O;Bti:n;Jrleach as to an un<ilvided'one"half.iiitefe~t ~s'tl]eir respective separate estate, for and'h'·ton~'denltion of the sum ofTpN AN6 N()j~60 ($..19.00) DOllARS, and other valuable considwlt;o!1'( hereby conveys and Warrants IC( t!ie (Jlty Yof /Rent9.n, a Washington municipal corporation, the following describect"rea:(estllte, ~ltua&d ih .King County, in the State of Washington, un<ier the imminent threat of the Grant¢e' s'exerCisp' 91' its rightsbf Eminent Domain: .' ./ " """: '. :". '·SeeB~~;bit.~ att~~Bldher~t~ al)d,made a part hereof . . :, .' It is understood and ~g~eed th~t tti~ irhprQ~elTlent.ti(h·)ocated partially upon the lands herein conveyed and partially upon·the grantbr's,'j.eITliiin}ng llufdsjs (are) conveyed herein its (their) entirety to The City of Renton, its a.gent~·'cn'as~jgns' ,", .' :: .,'" Also the Grantor, Theresa Ann O'Bri~~,':C1~e{aniJos~'phd::O'Bden, Jr., each as to an undivided one-half interest as their respectivi" se~ar~i~ e,stat~: r¥quei~i·'t1ie·"As~essor and Treasurer of said County to set over to the remainder cifthe ,hereinaf\ir cte~.tribe~ .. parcel, tl:le lien of all unpaid taxes, if any, affecting the real estate herein'c\l!1veyid, liscProyjdt;g foi: bj R<;:W 84.60.070. . "'::" {'. .::> ..... . '\./ .' .:, ..... ' '<:'" \. ' ... ,. Poge I of 4 O'UrlenJOymer (0 City of Renton .~' ,',' " i W ARuNTY DEED •. i' 1/' " ..,The. Gnihtor herein further grants to the City of Renton, or its agents, the right to enter uponuie G.rantCi-'sremailling lands where necessary to remove said improvement(s), " " " '.' ." Notary Seal must be within box 20J.L INDIVIDUAL f~RM 0/ AqcN0'fLEDGMfNr,,::: .J.' .. .'.r STATEOFWA$,.,)<IGTON :: ISS ,,". '''.. . ~~~~~ 9JCiN~ay }~~9i(.l, V:·bef~;e.,"epe[':~'~I't app~L;'? lhfr S" I\r>tl Q=r-,-",,' Clt· ... V''',,,···:· do 'l''' kn?wn to be the individual described in an~' who" executed the within:' instrumet1t. and acknowledge the said Instrument to'be)~~ fr~:e and,·vcHi:ihtary a¢ ar'\d"deep;" for the Uses and purposes therein mentloned,'"~nd O'n oath s.taced that heJshe "Signed the same as his/her free and voluntary act and "i'n. the' capacity ,.~nd.Jor tt"k uses and purposes therein mentioned. .' ...... "" .... ,: .' .,' <":, Notary Public in and fo r-jbtarY{p·fint) __ -JL.......,"-'-'+-~>L1._'--"-LU~'--__ .iV!Y'appointment expires'_---':..J..'-'l..-I-''-'-_____ _ . .i" [i~tecV'''''\'-z' .:(. ,:" INDIVWuAL FORM.,OF ACKNOWUDGMEM' NO;ary Seal must be with'i'~'b~~ iSrATE OF WASHINGTCJN :.:"-' ) sS ::"'. Page 2 0(4 g~~.~6~G<j~~ Of.~b¥'!;L2~\~ . before me personally appeared .,.:rese;.eh ~. O~: ,.... .' to m~ known to be the individUal deSl:ribe'd in/and:' who"'executed the within instrument. and acknowledge the said i~sr;umeni: to::"be tM'free and Vo1onta.ry act and deed, for the USes and purpo'Se$ t~re:in m~ntlQned, ~nd o~ oath'stated'that he/she signed the sa me-as his/her free" ji'hd voi'untli"ry ad andjn the'C3pacity':':and for the u~e.s and purposes therein mentt'·"· .." .' .' . . ' .... : Notary Public in a for the State.bf Washington,. Nota ry (print) __ --'-:r.""o:..:k..=-..:.p,!..:IW~\ -,--r..!C.' ··''1..,r",:;.",v",.:· ~:;,-':: -=""'--"',,,,'-+" My appointment expires :_-,,, ...... f.J.19..l..1.f-,I.J.1_"_· ~:.-.;..'_'''_'' """',..-.,_ Dated, t.. . \ \ ., .. :..... ..' ··"1.··· O'BrienlClymct to CitY of Renton .J ,.-""'" i.f\ / :/ .: ,;" ':,.". ~ // S£PTEMBrn~l::0o9 Page 4 ()f4 Sf: 1/4 SOc. 18. r. 23 N .• R. 5 f: .. I'/.M. ,,/ v; V'.::: "" ··· .. Ne/19 .. TAX LOT NUMBER 922890-0015 92.?89O-~005 ROIV.dw9 [XHfBITi.-i. PARCEL 922896-6005 RIGHT OF WAY . ",' . .:' O'Brit.nlClymer t? Chy of Renton' Warnnty~/ .., .... r .J ~iterRecording Return Document to: ~ity'~(~~nion Cify Clerk:/ ..... . )OS5S .• Grli9Y Way % ••• ,,'" Refito!); W f). 9005,:1"· .... TItle: "';""""""" Project File #: TED 403430 Abbreviated legal Description: .. Grantor!s): 1. Theresa Ann O'Brien Clymer 2. Joseph G, O'Brien, Jr. ·:~roP'~r;ty'i-ax Parcel No!s): " . .i~?ii'i90~OO5 . Project Name: Rainier Ave South (SR167)-South Grady Way i~o S.6~th.'2"·'Street />"_ " Pt.n: lots 1-2, Bloc~ 1, Wet;,nc$'Add'n, Vol. 39, pg. 21 (Iran·tee(!):"''::. i"" '" . i'l"dty 6LRentOif "'.': . '"'''' .i ,,:' 2."i' Puget s;;Gn~"Enerliv, In",·· ... ,. ::'" 3. ":";,Qw,~st Cor.rihlunicatj6~s Co~pOr:ation "',4. corneast.6! washin!rtoNtnc, .' PACifiC NORTHw~,~Tri;t1-'·L.:rE;.~3;,~ 1/ 2.- / i /~~~ANENT EAS~~~~@r:// Gr~htor, THER1j!S~ANNO'B'RIEN CLYMER and JOSEPH G. O'BRmN, JR., each as to an undi\!i.9~~ .. .orie-palf }htettst ii's t,l,1ei·r .. r.;:spective separate estate, under the imminent threat of Grantee's exercise' of its rights·of'f:minen'i'.domain, for and in consideration of $10,00 and other valuable considera40n:d'6es by:fuesy'ptl;sents, gr!lnt, unto the CITY OF RENTON, a Municipal Corporation, Grantee.perc,il{ir:S sl!-tces~;'or~/Em.d· as'signs, an easement for slopes and utilities, and Grantor also grants a perpetual easement to utilitipro+ld~rs including but not limited to PUGET SOUND ENERGY, nii.C,,""·a .. Wasl:)ington / cOl;poration ("PSE"), QWEST COMMUNICATIONS COR~ORAtION,f a/ Coior.a:do::~QlJloration ("Qwest"), and COM CAST OF W ASHlNGTON;i:NC: ("¢()llJtast,,>,ilnd~iichOf them, for the pUlJloses of perpetual duration over, under, through;: .. acro~i·' ano'upbn .the·,f0lloWriig,pescribed real estate, Situated in the County of King, State of Wash(ngtori', which is depi~wd on Exhibit "A" attached hereto. "'. . .. '. '. .... ...... ".,. Each Grantee shall have the right to cut, remove and di~po~l oLlmy.ind.'~I{ bru~h;, tre~s or.j)ther vegetation in the Easement Area. Each Grantee shall ii'so/have thl;.irlg))I'.io'::coqtn;il, on ... '! continuing basis and by any prudent and reasonable means, the:es!~blish~en(aIl9"'gtow£i(o( brush, trees or other vegetation in the Easement Area. '., .. : .... '........... . ,... .. , .... . ~:. "'"".,. .. Page 1 of5 O'Brien/Clymer to City oPReDlon , Permanent ~nt EXCISE TAX NOT R~aLilRE6 ~g Co, Records DIvIsion ~~~uly · . Graf,';or reserves the right to use the Ea~ement Area for any purpose not inconsistent with the right.~ili·i;t:ein grantcd, provided, however, Grantor shal! not construct Or maintain any buildings, §£ru£tureS"Orolher objects 011 the Easement Area and Grantor shal! do no blasting within 300 feet .. /({(;rapte~s' fa~ilities without Grantees' prior written consent. .-' /' £ach'·Gr~;;tee'·agf~~~";~·'ltldemnify.Gra!)tor from and against liability incun'ed by Grantor as a iresplt otsuch,Oran.tee:,s nej;li!l~gte in tHe exercise of the rights herein granted to such Grantee, bu't nothing; hcrcit)ishal1 requiJ'e eith.er·Gra(1lee .. to indemnify Grantor for that portion of any such liability aJirio.uta~je t9"the~egJigenc~3{)f(}ranto~'oHhe negligence of others . ••. .;: ," ': •. :, .... >,.. . J}' .:" ::.~.,;l.:.-/ ·:t .~ •.• ,:.J / '::',;: . This easemelir"shal! ruj'f""\vitn'the;'iandC£lescrib"¢d li~n:f~, and shal! be binding upon the parties, their heirs, suc~;;ssors';n illterest and.~ssigr.1sfGf~nt~rs covenant that they are the lawful owners of the above properties alid thii they'hav{a'·g60d.tlnd lawful right to ~xecute this agreement. ':: ,~.". .., .. ,,, ""'::.' .J";' . .., ...... . \':.. . .... '.::> "';:,:" ....... . P(ll:c2ofS O'Brien/Clymer lO City cfRcuton PERMANENT EASEMENT Property Tax Parcel Noes}: 9228900005 Notary Seal must oe;,w"nrn 1 SS I, \ii~~~~~~~~~~~~~~2~O~'~\~'~b~e~fu~r:e;;m~e~pe~r~s~o~na~J;'fy;appeared me known to executed the Wlthln instrument, and· the:."(r~e, . .and volulltary act and deed, for the mention!id. a~:on o~t.h stated thelt he/she signed the In the. «;ap;3dty and for the uses and :'- Renton . EXHllUTA EXHIBIT ."","""" .".:........ . PARCEL NO, 922890-0005 .. ···PE'kMANENT EASEMENT :: "..... ,.-, ,~ 'THATPO'i'n?~ O)'fHE/iERfiiFrER ~et~/~EJDe1F.CEL .~", DESCRIBED AS FOLLOWS: BEGlf:iNlNG AT THE SQUTHWESr,CORNEfl OR,SAID PAROEL "A", SAID CORNER ALSO BEING THE INTERSECTION OF."IHE NORTHWEST£;R4·~'Mii.RGlfj.qf !!oiJ,JI 3RD PLACE AND THE NORTHEASTERL Y MARGIN OF RAINlfEA AVENUE $OUTH:"\,':;" i; .~...r j' THENCE NORifi~li· 34"';~" E;'~T A/:~NG'';;i1ID NOfl~HW~sfERL Y MARGIN, 44.84 FEET TO THE TRUE POINT OF BEGINNiNG. . i i / / 'y THENCE CONTINI!lNG NO';':TH 56; 34' 1'/' EA.$t ALONG SAID NORTHWESTERLY M,ARGIN, 5.00 FEET' .... ,' " ," " , ,,-"'" " "', THENCE NORTH 33· IB' 59" ';/iiST, 8,i3 FEci-: " ", .i ,( : :: ~" 1 . ,f -/: ." .... :~:.;<. "', .. ;' THENCE NORTH 71· 20' 50" WEST. 2~:{4 F~ET/" ::.:..::,;,~,:.:., .,1' Tl-IENCE NORTH 19" 22' 44~ WEST, 68.04 FEit,-, _, ",-, THENCE $OUTH 88" 38' 19" EAST, 8.55 FEET: ,'- THENCE..'~OR;~\"9.:' 22' 44~ WEST. 8,55 FEET TO THE ~OflTH LlN.~:Of::'~AIc;/;AR~ib·A~:·"::- -"::.' h,,,,: .. " ..... TH£N9E NOfJTJ-188 Q 3C' 19" WEST ALONG SAID NORTH LINe. 13,90.fEET;: / . . ,; '. . ::. . THENCE SQUTH'19'~' 44" OAST, 8Q.92 FEET,' .... , . ./ " \ .' . THENCE./;OUTI/W 2Il' 50" OAST. 25.85 FEET; ii~ENci SO~/~ 3:1")8' S.~'GA!i.T. 6.82 FEET TO THE TRUE POINT OF B£GINNI~G." ,.("./,:, " CONi A/NINe;; 628 $QU;'~E FEET,"MORE OR LESS. ····::eARCEL "A-: "::.'"" :, ........ :... .:; (PERPACIFIP'NORTHWEST rmE (;OMP/.lNKOFiOER NO. 655433, DATEO AUGUST 30,2007) LOTS .';\~~~. 2, Br6cK{ W¢;ANG~.A·b'~·'N, A;20RDING TO TH~ PLAT THEREOF RECORDED IN VOLUME 39 ~6i~;~::TG:d~T:~:!f:~~g~~t~~~bO~~'~TATE OF WASHINGTON BY DEED RECORDED UNDER RECOflDING/;JUMB£,R··5!li090/f.' ... ,' ... . :, .• ,,, .. , .. , .. , . ' . . ':' .:'. ::.: ..... :.:: AS SHOWN ON RIGHT OF WAY PLANS ;'OF/'RAIN/fiR AVE S (SR 16i). $'.,;. GRADY WAY TO S 2ND ST. PROJ£c.r NUMB.IER TED4q$l430, pN FILE AT THE CITY OF RENTPJ'l, WASHJI)J(3TON .. ",,, ".- DATE OF PLANS l.,l, -/ '1-OJ.. . 199228900005 £SMT.DOC Pays 1 of 1 KIPG TACO\'IIVo.' S€A1Tl.E Page 4 'of 5 O'Brien/Clymer 10 City of Renton .: .,' ... ' .\ ..... Permllncnt EtsemenI" ..... \. :: -- ... " ..... ;\s·"r·· ",.0, -. -;0 '0 .. ' '"" t<' DECEMBER 2. 2010 l.o.A4o •• p-J.n.hl.l •• tuu CI~ eo.p.. • .riaa Urb ... lIu1,p>. Pugc50fS SE 1/4 SEC_ lB. T. 23 N .• R. 5 E_. TA>; .. ~qT NUMBER .. ··00072(}-0101 :; .. , ... / ./ W.M. ~ TAX LOT NUMBER . 922890-0015· ~~2B96--0()05-.£SM T. dwg .' " " '.,. rXH"'/'B",' T c .~ PARCEL 9228~P-(!095' PERMANENT EASEMENT "'" .: .:::.': ..•.... ,. )' /" "'"" .. " O'Brien/Clymer 10 City of Renton cwtltle August 28, 2012 Chai Chao Yen Chao 330 Rainier Ave South Renton, WA 98057 Reference No.(s): Order No.: Property Address: Buyer/Borrowers: Seller(s): 40081454-JL6 330 Rainier Ave South, Renton, Washington Chai Chao and Yen Chao Theresa Ann O'Brien Clymer and Joseph G. O'Brien Jr. 14450 N.E. 29th PI., #200 Bellevue, WA 98007 Phone: 425-646-8591 888-267-2303 c· Ity Of Renton Planning DiviSion SEP -5 2D12 In connection with the above referenced Order, enclosed please find the fqllowing documentation: • Owner's Policy 96747100380 /"11 TITLE ~~ RESOURCES OWNER'S POLICY OF TITLE INSURANCE Issued By GUARANTY COMPANY TITLE RESOURCES GUARANTY COMPANY Any notice of claim and any other notice or statement in writing required to be given to the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, TITLE RESOURCES GUARANTY COMPANY, a Texas corporation (the "CompanY') insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. 2. 3. 4. 5. 6. 7. TWe being vested other than as stated in Schedule A. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (b) (c) (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, (iv) (v) (vi) notarized, or delivered; failure to perform those acts necessary to create a document by electronic means authorized by law; a document executed under a falsified, expired, or otherwise invalid power of attorney; a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. 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. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. Unmarketable Title. No right of access to and from the Land. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimenSions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. . Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting TRGC Form: 6747 ALTA Owner's Policy 6/17/2006 Copyrlghl2006-2010 American Land Title Association. All rights reserved. The use of this Form Is restricted to ALTA licensees and ALTA members in good standing as of the date of use. AU other uses are prohibited. Reprinted under license from the American Land Title Association. Title as shown in ~ dule A because that prior transfer const,._.dd a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the·Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. In Witness Whereof, Title Resources Guaranty Company has caused this policy to be signed and sealed by duly authorized officers as of Date of Policy shown in Schedule A. Title Resources Guaranty Company By fL.e. 717'~ E"~Cj;IJ f.~ Secretary EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion l(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or ~TR~G~C~F~onm~:~6~7~4~7~A~LT~A~Own~e;r~s~p~o~lic~y~6~/1~7~n~O~06~~~~~~ ______________________________ __ Copyright 2006--2010 American Land Title Association. AU rights reserved. AM'~R;~~~ The use of this Fonn is restricted to ALTA licensees and ALTA members in good standing as afthe date of use. All other uses are ~J,:~~o;: prohibited. Reprinted under license from the American Land Titfe Association. (b) a preferential transf~ .. Jr any reason not stated in Covered Risk !J of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: . (a) 'Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section S(b), or decreased by Sections 10 and 11 of these Conditions. (b) 'Date of Policy': The date designated as 'Date of Policy' in Schedule A. (c) 'Entity': A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) 'Insured": The Insured named in Schedule A. (i) the term "Insured" also includes (A) successors to the TItle of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (8) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) with regard to (A), (8), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include' any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "PubliC Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. 0) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable tttle. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3, NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is TRGC Form: 6747 ALTA OWner's Policy 6/17/2006 Copyright 2008-2010 American land TItle Association. All rights raserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. AU other uses are prohibited. Reprinted under license from the American Land TItle Association. """"""" ~!!.rCA~ LAND TlTI f '-'.Ii.iCiAllii;; adverse to the Title, as insured, g,ld that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e- mailS, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permiSSion, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information deSignated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of Insurance. To payor tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. -=T~R~G~C~F~o~nn~:~6~74~7~A~LT~A~O~wn~er~s~p=O~Ii~cy~61~1~71~2~OO~6~~~~~ __ ~ ______________________________ ___ Copyright 2006-2010 American Land Title Association. All rights reserved. "~~~;C"'N The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are ~~;'7,~,IITR prohibited. Reprinted under license from the American Land TItle Association. Upon the exercise by the Camp' Jf this option. all liability and obligations Ie Company to the Insured under this policy. other than to make the pay, nent required in this subsection. shall terminate. including any liability or obligation to defend. prosecute. or continue any litigation. (b) To Payor Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) to payor otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition. the Company will pay any costs. attorneys' fees. and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) to payor otherwise settle with the Insured Claimant the loss or damage provided for under this policy. together with any costs. attorneys' fees. and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii). the Company's obligations to the Insured under this policy for the claimed loss or damage. other than the payments required to be made. shall terminate. including any liability or obligation to defend. prosecute. or continue any litigation. S. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Condttions and is unsuccessful in establishing the Title. as insured. (i) the Amount of Insurance shall be increased by 10%. and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b). the Company will also pay those costs. attorneys' fees. and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title. or removes the alleged defect. lien. or encumbrance. or cures the lack of a right of access to or from the Land. or cures the claim of Unmarketable Title. all as insured. in a reasonably diligent manner by any method. including litigation and the completion of any appeals. it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation. including litigation by the Company or with the Company's consent. the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction. and disposition of all appeals. adverse to the Title. as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy. except payments made for costs. attorneys' fees. and expenses. shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed. assumed. or taken subject. or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title. and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions. the payment shall be made within 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy. it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property. to the extent of the amount of any loss. costs. attorneys' fees. and expenses paid by the Company. If requested by the Company. the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue. compromise. or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. ~TR~G~C~F~o~nn~:f6~74~7~A~L~T~A~O~wn~er~s~p=oSIi~cy~~~1~n~2~OO~6~~~~~~~ ______________________________ ___ Copyright 2006-2010 American Land Title Association. AU rights reserved. AMH.IC~N The use of this Fonn is restricted to ALTA licensees and ALTA members In good standing as of the date of use. All other uses are ~;~J.;rHo~ prohibited. Reprinted under license from the American Land Title Association. If a payment on account of ~ im does not fully cover the loss of the In. ,d Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefore in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at 8111 LBJ Freeway, Ste. 1200, Dallas, TX 75251, or trgcclaims@trgc.com. TRGC Form: 6747 ALTA Owner's Policy 6/17/2006 -C~o~p~yri==gh~t~2~OO~~~2;O~1~o7Am~er±ic~a~n~L~an~d~Til~tl.~As~.~O~CI~.t~lo~n~.~~I~rig~h=B~r=e~se=~=.=d~.----------------------------------AM~~I~~N The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are i::':;:iDTliil prohibited. Reprinted under license from the American Land Title Association. ;j'M;ciATii'"N ~ (1. TITLE lq:V RESOURCES GUARANTY COMPANY ) OWNER'S POLICY OF TITLE INSURANCE Issued By TITLE RESOURCES GUARANTY COMPANY SCHEDULE A Name and Address of Title Insurance Company: CW Title, 14450 NE 29th Place, Suite 200, Bellevue, WA 98007 File No.: 40081454-803-JL6 Policy No.: 96747100380 Address Reference: 330 Rainier Ave South, Renton, WA 98057 Amount of Insurance: $347,000.00 Premium: $801.00 Date of Policy: December 30, 2011 at 11: 19 AM 1. Name of Insured: Chai Chao and Yen Chao, husband and wife 2. The estate or interest in the Land that is insured by this policy is: AFEE 3. Title is vested in: Chai Chao and Yen Chao, husband and wife 4. The Land referred to in this policy is described as follows: See Exhibit A attached hereto and made a part hereof. ~T~R~G~C~F~orm~:i6~7~47~AL=T~A~Ow~n~e~r'~S~P~O~lic~y~6=/1~7~~~OO~6~~~~~~ ________________________________ ~e1 Copyright 2006-2010 American Land Title Association. All rights reserved. AMER.!CAN The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are tI\Nn--mii prohibited. Reprinted under license from the American Land Title Association. ~(-;;:;-~ij(jN ~ rt~ TITLE \~ RESOURCES GUARANTY COMPANY Policy No.: 96747100380 OWNER'S POLICY OF TITLE INSURANCE Issued By TITLE RESOURCES GUARANTY COMPANY EXHIBIT A LEGAL DESCRIPTION File No.: 40081454-803-JL6 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF KING, STATE OF WASHINGTON, AND IS DESCRIBED AS FOLLOWS: LOTS 1 AND 2 IN BLOCK 1 OF WEFANCS ADDITION, AS PER PLAT RECORDED IN VOLUME 39 OF PLATS, PAGE 21, RECORDS OF KING COUNTY AUDITOR; EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER AUDITOR'S FILE NO. 5160906; AND EXCEPT THAT PORTION DEEDED TO THE CITY OF RENTON FOR RIGHT-OF-WAY PURPOSES AS CONVEYED BY DEED RECORDED UNDER AUDITOR'S FILE NO. 20110307001134 SITUATE in the CITY OF Renton, County of King, STATE OF WASHINGTON. APN: 922890 0005 ~T~R~G~C~F~o~m~:i6~74~7tA~L~TA~O~w~ne~r;s~Po~li~q~6~11~7~a~00~6~~~~~~ ________________ ___ Copyrighl2001l-2010 American Land Till. Association. All rights reserved. 'M""" The use of this Fonn is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All I'..>i'"ilrmi other uses are prohibited. Reprinted under license from the American Land Title Association. M,o(l.\riO" ~ Pag I'1l TITLE ,~ RESOURCES GUARANTY COM PANY OWNER'S POLICY OF TITLE INSURANCE Issued By TITLE RESOURCES GUARANTY COMPANY SCHEDULE B EXCEPTIONS FROM COVERAGE Policy No.: 96747100380 File No.: 40081454-803-JL6 ThiS policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise Part I Standard Exceptions 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming to be in possession, thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. 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, and that is not shown by the Public Records. 5. Any lien, or right to a lien, for labor, material, services or equipment, or for contributions to employee benefit plans, or liens under Worker's Compensation Acts, not disclosed by the public records. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under (a), (b), (c) or (d) are shown by the public records. 7. Right of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 8. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity, or garbage collection or disposal, or other utilities unless disclosed as an existing lien by the public records. Special Exceptions 1. ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, IF ANY, DISCLOSED BY THE RECORDED PLAT OF WEFANCS ADDITION, RECORDING NO. 3322710. THIS POLICY DOES NOT INSURE THAT THE LAND DESCRIBED IN SCHEDULE A IS BENEFITED BY EASEMENTS, COVENANTS OR OTHER APPURTENANCES SHOWN ON THE PLAT OR SURVEY TO BENEFIT OR BURDEN REAL PROPERTY OUTSIDE THE BOUNDARIES OF SAID LAND. TRGC Form: 6747 ALTA Owner's POlicy 6/17/2006 Copyrtghl 2006-2010 Amertcan Land Tille Associalion. Ail rights reserved. The use of this Form Is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title ASSOciation. Page 3 """""" ~MERIC"'N ~~~~iTi.I! Policy No.: 40081454-4-E SCHEDULE B (Continued) 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: THE CITY OF RENTON PURPOSE: SANITARY SEWER AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: DECEMBER 08, 1980 RECORDING NO.: 8012080741 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: ELECTRIC LINE AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: JUNE 17, 1983 RECORDING NO.: 8306170663 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: THE CITY OF RENTON, ET. AL. SLOPES AND UTILITIES A PORTION OF SAID PREMISES MARCH 07, 2011 20110307001135 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: CHAI CHAO AND YEN CHAO, HUSBAND AND WIFE CWTITLE File No.: 40081454-803.JL8 BENEFICIARY: THERESA ANN O'BRIEN CLYMER, AS HER SEPARATE ESTATE AND JOSEPH G. O'BRIEN JR., AS HIS SEPARATE ESTATE ORIGINAL AMOUNT: $200,000.00 DATED: DECEMBER 8, 2011 RECORDED: DECEMBER 30, 2011 RECORDING NO.: 20111230000733 TRGC Fonn: 6747 ALTA Owner's Policy 6/17/2006 Page 4 -c~o~P~~~g~h~t2~O~O~~2~O~10~Am~.~ri~ca~n7L~an~d~n~IU~.~M~s~oc~lm~lo~n.~~~I~ng=h~m~,~.s~.=~~.d~.----------------~~~--------~ The use of this Fonn is restricted to ALTA licensees and ALTA members in good standing as of the date of use. AU other uses are ~~~R~~~~ prohIbited. Reprinted under license from the American Land Tltfe Association. ,us<.>r;"iWi ~ f-'i. TITLE l~ RESOURCES GUARANTY COMPANY HOMEOWNER'S ADDITIONAL PROTECTION ENDORSEMENT ATIACHED TO OWNER'S POLICY NO. 40081454 ISSUED BY Title Resources Guaranty Company ThiS Endorsement shall be effective only If at Date of Policy there is located on the Land described in said Policy a one-to- four family residential structure, in which the Insured owner resides, either at Date of policy or within one (1) year of Date of Policy, as the Insured owner's principal residence. For the purpose of this Endorsement the term "residential structure" is defined as the principal dwelling structure located on said Land, together with a garage or carport used for storage of noncommercial vehicles. The term "residential structure" shall not include detached outbuildings (other than a garage or carport as defined herein), driveways, walkways, boat ramps, docks, recreational facilities of any kind, subsurface lines, pipes, tanks, septic systems and/or drainflelds, plantings of any nature, perimeter fences or perimeter walls, or any other improvements which are not an integral part of the residential structure. The Company hereby insures the Insured owner against loss or damage which the Insured owner shall sustain by reason of: 1. The existence at Date of Policy of any unrecorded statutory liens for labor or materials attaching to the estate or interest referred to in Schedule A arising out of any work of improvement on the Land in progress or completed at Date of POlicy, except those liens arising out of a work of improvement for which the Insured has agreed to be responsible. 2. The removal of the reSidential structure or interference with the use thereof for ordinary residential purposes as the result of a final Court Order or judgment, based upon the existence at Date of pOlicy of: a. Any encroachment of said residential structure or any part thereof onto adjoining lands, or onto any easement shown as an exception in Schedule B of the Policy, or onto any unrecorded subsurface easement; b. Any violation on the Land of enforceable covenants, conditions or restrictions provided that this coverage , shall not refer to or include the terms, covenants, conditions or restriction contained in any lease, sub- lease or contract of sale referred to in the Policy; c. Any violation of applicable zoning ordinances to the extent that such ordinances regulate; (a) area, width or depth of the Land as a building site for the residential structure; or (b) floor space area of the reSidential structure; or (c) setback of the residential structure from the property lines of the Land; or (d) height of the residential structure. 3. Damage to the residential structure resulting from the exercise of any right to use the surface of said Land for the extraction or development of the minerals, if any, shown as an exception in Schedule B, or excepted from the description of the Land. For purposes of this Endorsement, the words "covenants," "conditions" or "restrictions" shall not be deemed to refer to or include any covenants, conditions or restrictions relating to environmental protection, except to the extent that a notice of violation or alleged violation affecting the Land has been recorded in the Public Records at Date of Policy and is not excepted in Schedule B. This endorsement is issued as part of the pOlicy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. IN WITNESS WHEREOF, the Company has caused its corporate name and seal to be hereunto affixed by its duly authorized officers. TRGC Form No.: 260 -WA Homeowner's Additional Protection ienwa049 Title Resourt:es G'uarant;y Compu1IY By rL.e 777' 2zJ~ E""''''''VJo',P,'''''''''' f? ~ s.""~ /~ TITLE ~~ RESOURCES GUARANTY COMPANY RESIDENTIAL INFLATION ENDORSEMENT ATTACHED TO OWNER'S POUCY NO. 40081454 ISSUED BY Title Resources Guaranty Company The Company, recognizing the current effect of Inflation on real property valuation and Intending to provide additional monetary protection to the Insured owner named in said Policy, hereby modifies said Policy, as follows: 1. Notwithstanding anything contained in said Policy to the contrary, the Amount of Insurance provided by said Policy, as stated In Schedule A thereof, Is subject to cumulative annual upward adjustments in the manner and to the extent hereinafter specified. 2. "Adjustment Date" is defined, for the purpose of this Endorsement, to be 12:01 A.M. on the first January 1 which occurs more than six (6) months after the Date of POlicy, as shown in Schedule A of the Policy to which this Endorsement is attached and on each succeeding January 1. 3. An upward adjustment will be made on each of the Adjustment Dates, as defined above, by increasing the maximum Amount of Insurance provided by said Policy (as said amount may have increased theretofore under the terms of this Endorsement) by the same percentage, if any, by which the United States Department of Commerce CompOSite Construction Cost Index (base period 1967) for the month of September immediately preceding exceeds such Index for the month of September one (1) year earlier; provided, however, that the maximum amount of insurance in force shall never exceed 150% of the Amount of Insurance stated In Schedule A of said Policy, less the amount of any claim paid under said Policy which, under the terms of the Conditions, reduces the amount of Insurance for years in which there is no increase in said Construction Cost Index. 4. In the settlement of any claim against the Company under said Policy, the Amount of Insurance in force shall be deemed to be the amount which is in force as of the date on which the insured claimant first learned of the assertion or possible assertion of such claim, or as of the date of receipt by the Company of the first notice of such claim, whichever shall first occur. 5. The coverage provided by this Endorsement shall be effective only if one of the following conditions exist at Date of Policy: a. The land described in this Policy is a parcel on which there is only a one-to-four family residential structure, in which the Insured owner resides or Intends to reSide, or; b. The Land consists of a residential condominium unit, together with the common elements appurtenant thereto and related to reSidential use thereof, in which the Insured owner resides or intends to reside. This endorsement is Issued as part of the policy. Except as it expressly states, it does not (I) modify any of the terms and provisions of the poliCY, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the pOlicy and of any prior endorsements. IN WITNESS WHEREOF, the Company has caused its corporate name and seal to be hereunto affixed by its duly authorized officers. TRGC Form No.: 261 -WA Residential Inflation lenwa063 Title Resources Guaranty Company By fL.e 777'o(~ E,,,,,,',,,,Vl,,.P""'doo' P. ~ s,o",tJA4I After Recording Return Document to: .. City of Renton City Clerk 1055 S. Grady Way Renton, W A 98057 TItle: TEMPORARY CONSTRUCTION EASEMENT Project Rle #: TED 403430 Abbreviated LegaLOesaiption: Grantor!s): 1 •. ·Theresa Ann O'Brien Clymer 2. Joseph G. O'Brien, Jr. Property Tax Parcel Nols): 9228900005 Project Name: Rainier Avenue South ISR167) South Grady Way to South 2" Street Ptn. Lots 1-2. Block 1, Wefancs Add'n. Vol. 39, pg. 21 Granteels): 1. . City of Renton, a Municipal Corporation TEMPORARY CONSTRUCT][ON EASEMENT KNOW AIL MEN BY THESE PRESENTS, that the Grantor, THERESA ANN .O'BRIEN CLYMER and JOSEPH G. O'BRIEN, JR., each as to an undivided one-half interest as their respective separate estate, for and. in consideration of mutual benefits and other valuable consideration, does by these presents, grant, unto the CITY OF RENTON, a MuniCipal . Corporation of the State of Washington, Grantee herein, its successors and assigns, the right, pennit, license and easement to use and occupy the hereinafter described lands from the date of commencement of construction for a period of one (1) year or until the completion of the construction of the Rainier Avenue South (SR167) South Grady Way to South 2nd Street Project, whichever is earlier, for any arid all purposes incidental to the construction of the' above- mentioned project, said lands being described in EXHIBIT A attached hereto and by this reference incorporated herein. The work to be performed within this easement includes "feathering-in" the new facility to the remainder. The Grantee shall denio and remove· all existing building improvements, including signs, at its sole cost and return the remaining property· to Grantor in a level condition without extrusions of foundations. . ·It is further understood and agreed that the Grantee sball indemnify and save the Grantor· harmless from any and all claims and causes of action of every kind and description which may accrue to, or be suffered by any person, persons or property by reason of, arising out of, . or resulting from the use and occupancy of said lands by the Grantee andlor its employees, servants, agents. contractors and assigns. Pagelof4 Q'nriexJlClymer to City of Renton Temporary Construction Easement It is understood and agreed that upon completion of construction of said project, the CITY OF RENTON or its agents shall restore the existing slopes on said lands to match new. construction, including the replacing of any improvements now located thereon. The covenants herein shall run with the land and shall be binding on the Grantor, its heirs, successors and assigns for the !enn of this agreement. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. . 7,c. .1N Wl'lJ'lESS WHEREOF, said Grantor has caused this instrument to be executed this __ day of rebnLllo4 ,2011. . . Page2of4 . O'Brien/Cl~ to City of Renton Temporary Construction Easemenl Approved and Accepted by Grantor: ~Ann r!J~ f!I-:trru/ lJERESA ANN O'BRIEN CL yMjR Notary Seal must be withln box Notary Seal must be within box ,Page 3 oI4 INDNIDUAl fORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 5S COUNTY OF KING ) on.fh..f::.... dav·of ~o.lL .before me personally appeared USb p... ... ~ C,ly ..... sr 'Q me known to be the ind"lVldual described in' and who executed the within instrument, and acknowledge the said Instrument to be the free and voluntary act and dead, for the uses and purposes therein mentioned, and on oath stated that be/she sIgned the same as hls/her free and voluntary act and In the capacity and for the uses ancl purposes therein menti . INDNIDUAL FORM OF ACKf'JOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF WG . ). . On this ~ day of F'I.""m 20J.\..., before me personaHy appeared . Joep.,!. Ir. 0' S~ to me known to . be the Indlvlqual desaibed 10 and who execu~ed the within instrume~ and acknowledge the said instrument to be the free and'voluntary act and deed, for the uses and purposes! therein mentioned, and on oath stated that he/she signed the same as his/her free and voluntary act and in the capadty and for the uses and purposes theri!ln mentTon • O'BrierilCJymer 10 'Oty of Reattin TempOI8lj' ConStnlCUon Easement \ \ 'l!. . ... "'.\ '" )1 ~ ." .~ .... DECEMBeR 2. 2010 Page 4 of 4 EXHIBIT A SE 1/4 SEC. 18. T. 23 N .• R. 5 1:.. TAX LOT NUMB£/? 000720-0101 ® TAX LOT NUMBER 922890-0005 NO. 19 EXHIBIT , TAX LOT NUMBER 922890-0015 , N.T.S. , / /~.;;.~ 922890-0005 TCE.dwg PARCEL 922890-0005 TEMPORARY CONSTRUCTION t:ASEMENT O'BrienlClymer to City of Renton Temporary Constr\lcLkJn Easement . EXHffiITA ., ...... ,. ./ EXHIBIT_ " ".\.. PAF.lC~L NO. 922890-0005 .' . .' i ./., / .,,'.t" R/~!"OFWAY THATPOffTlON OF THE HEREINAFtER OEstiifaED I'AfWEJ, 'A", DESCRISED AS FOLLOWS: .:" .:., :.' :: .:. '\ ~ -:,0 .:." ~: BEGINNING AT THi: sotirHwisT tioRNER ,iF,SAiD PARCeL "'hIiAID CORNER ALSO BEING THE INTERS1:cnG'" OF··'rfIIf NORTHWIiSTER~y.w;RGIN OFsDutJ; 3RD PLACE AND THE NORTHEASTERL Y MARGIN of R~JNlER A VENI/E SqlJTH; /' •••.. / "" " i THENCE NOR';;'19"W,k" WE;T ALd~G ~ib NORTHW'TE;L'~ MARGIN, '22.96 FEET TO THE NORTHWEST CORNER OF SAID P~EL "A:f .,.: .... }... >" THENCE SOUTH 88" 38' 19" t..ST 40NG T~ NIi~TH.tiNE o~ SAIDPARpeL "A~ 24.29FE£;T: THENce SOUTH 19" 22' 44" EABT.SO'9:!.kET:'.' .,.' ..... . .. / .... ../ "i' THENCE SOUTH 7/' 20' 51r EAST. 25.8~·ff,f... .{ "';-. .f •.. " .... THENce SOUTH 33" 18' 59" EAST. 6.82 FEET TCJ'~"'D.;;OR.'iHWS~TERL y'~RaJii OF,lOUry."fjD PlACE; THONCE stilmi..56" 34' 15" WEST ALONG SAID N;~~Hwi.!fT.JiiY'MAlJ.GIN, f'i:~ ,jET/O TH~;;;:';NJ: OF BEGINNING. ". ...... '. " •. ' """ .. / .... , \. CONTAtN1NG 2J925'i~ARE FEET. MORE OR LESS. ' ., .,,,' ,," ,/""""'"'''' .. ~." I" " }' .~.' ..... , •. \. ~" ... r (tE'jf%;~1;~ NO~THW~ST TITLE COMPANY ORDER NO. 655433, DATE~~~~USt3Q, £071' LbTS 1 j"o 2, stOCK.i WEFANCS ADD'''' ACCORDING TO THE PLA T THEREOF ~~iX)jWEP IN Ii~LljME sl /)F PUlfS, PAGE 21, IN KIN,GGOI!NT'Y. WASHINGTON;' .... . ,.::" ," , ,': EXCEn-THAT POR1)ON,1'HEREo~CONVEYED TO THE STATE OF WASHINGTON BY DEED 1'IEQOROED .c·.' UNDERflI;GCRDIN,13 NUMBER 516~.· 199228900005 ROW.OOC Page30f4 ...... ,c:";'" " Pags 1011 KJP'G TI\COM.\· SfAnt.E ".:. ,~' ~~~;JJ"" ~ ';' .. .... "'::',. .,' ,.:' / .' .;., .' O'BrienlC1ymer to CiIY of Remon WamtDty~) " ':""':' .:~.' .' .;,. ":!' /' .: ...... ,:: r .' ,:: .. ' .r ,/ .", ~f;er,kording relurn documenllo: .: ...• : .. ii'City'~fRe~t9n \, ... i City Clerk"" .' . '" JOSS S.Grii'ily Viay "''''"''''''''''/Rt:i1tort'W ~ 9a05?"·· .. '· PAGE-001 OF 001 ~:::(::: Tilr~~,., .....i~I:~t~~N1;~~N CLYMER and JOSEPH G. O'BRIEN, JR., each &s.io an"'liiidivided one-half interest as their respective separate .,.. .' ,.~state,i"./ i' '.' •. " ... , ..... ", ... '.' /""".,. Grantee(s): Legal Description: Assessor's Tax Parcel ID's: CITY OF"REl)lTON,.,a·Washingiqn mUJ1jcill,ill corporation Ptn,CLots 1-2; BletkA, Weflillcs Add'l), Vol. 39, pg. 21 922890600~..i i ii' '",,')',t!'IW1~'G NORTHwtsT T11/,£ .. ' Thii'Grantor, tfher.ll~a Ann O'Brien Clymer and JosephG:'Q'Bri~n~Jr';' each as to an unQlvide«(on~~half iiltet~st ~stlJeir respective separate estate, for and l~'con~l'deration of the sum of ''q:N AND N9hoo ($J.q,OO) DOLLARS, and other valuable consideratiory; hereby conveys and iiia,rrants ("( tfie altyi'or ;Ren~9n, a Washington municipal corporation, the following described"re-a(estllle, s,hua,ted ih Kl~g CiRInty, in the State of Washington, under the imminent threat of the Grantksexercis~' 9f its lights bf Eminent Domain: "'seet:~~jbitl ~tt!~fi~~.h~~~ a/!d,made a part hereof. It is understood and igreed thitt th~ irt\pro;ement.S(~)Jocated partially upon the lands herein conveyed and partially ~Pb1H6e grantbr'sirell)run.ing J~nds.js (are) conveyed herein its (their) entirety to The City of Renton, its agents'oias~'gnl .,'''' .' ~ : Also the Grantor, Theresa Ann o'~ri~~:Clylner' and Joseph . .o:\O'Brleo, Jr., each as to an undivided one-half interest as their respectiv~' sl!par~te e$tate; r«quesls/the""Assessor and Treasurer of said County to set over to the remainder of the .~ere.ihaMr cte~ribeg.par2~1. t!Je lien of all unpaid taxes, if any, affecting the real estate hereio·'cPIl·veyed, ~~ ... ;JiroYi~ fof b§R~W 84.60.070,(,/ ,' .• , ... ' ......• ,.,./ .::~ ....... .. ...... , .. ~ . . :. "':'" .::;':;,-. ,,/ ",.",." .t .: ~. -,,' ,./ ~~~--------------~~~~~~--------~~~~~~ Page I of 4 O'BrlenlClymer (0 City of RenlOn Warramy Ilc.ed .i: ,j ...... { .~ .11-::,/' .' .. '. " ,::' .. ",. . / .i ,;' ....... ;; .~' ..... . r.,.·'·,,· .... . ,,' ".' "The. Grantor herein further grants to the City of Renton, or its agents, the right to enter '\'" .•. i u]'ionthe qranto'r'sJ'llmaio.ing lands where necessary to remove said improvement(s), . \' .. ", ....... ". . .' . .',;' ". ·"p~t~l@~ ,7; d~r ~,f·',,~"\;fi~,~:,,~, 201L GRANTOR /. <'.!" , .... . • :; .,' ~ ~ >" .•.. '''', .. .(;.{ .' ",."" ./' ';:''.,'/,,': ~M /iIt,v;'···O·,&~~t+·,·,.·~~~ 1IfRESA ANN O'BR1Et)lC~YME!< (lj,/)OS}'" G. O'BR~,t:I, JR. Notary Seal must be within box ",. Page2ot4 .' .,' " .' .> .:1' .' j' , .f ~ ! ~~~;~D~;~k;~~::NO!'f;;MEm,{ ,/:'.' ./:' ." ..... ,,. "". . COUNTY 0 41LNG':" ···'r·'·,... .,i/· .. i "'\. ./.,."" .. On IhiS~d.VOt'\~.11;i>.:lO~ bef~i~"!!Jjf·ile. !"on~1y app~'"5/ Iht.r 5" MN_.,-_IV' C-It"'''''''''''' .' .' to 'l''' kn9wn to be the individual described in ansf who-exetuted the within::insti'umet.it, and acknowledge the said instrument to:'be;,~ fr~ and,vcmJtitary a¢ an.c{dee.!1;· for the uses and purposes therein mentfoned,"~nd ~ oath sta(ecr that heJshe jigned the same as his/her free and voluntary act and 'f~. the·'~paclty .. ~nd:,:for tt$ uses and purposes therein mentioneo. ""-.. :.",,' .. ~': ." INDIVIDUAL FORM,QF ACKNOWLEDGMENT :SrAT~ OF WASHINurbN.i ) SS .. ·... . t:~:V°~~~~ Ofi?ebk. '.20~ be.fore me personally appeared "':, "Q!SA~ ft. D'Att!J::!t ,,= ., •• '..... to m~ known to be the IndivictUal des.cribed in::'and:' who"execute~ the within instrument, and acknowledge t~ said iMtrum~~t tQ::be trye'fr~~ and ~Iun~ry act and deed, for the uses and purpo'~~ t~~~~in m,entioned. _~nd o.~ oath stated 't~at he/she signed the same-as his/her free ahd voluntary act and.~in th:e'c,apacitv'::and for the uses and purposes therein mentt· " " .' ,.' .' ;: "' . . " .. ." Notary Public In a for the St<ite.6f 1lli8shington/ ..... Nata ry (print) __ -r;-"-,,,O:!h...~PC!:IW=;:->\,"-:-$.L· ·':lI,rY'h",· ..r .... --';,,-' ""T-'"""-",;; My a ppaintment expires :_-"c,!..JIL.L.'''.u..! "''' .... _-+-' __ .... ,'':: .. ~~ Dated: Z. . \\ ""\" :,' .. :" .... .. ; O'Brien/Clymer to City of Renton Warmruy~.·· '. '1l ~ ~ ';. ~, ,~/ ,:"Y?-.... / ....... . .'0 ... ----""'-", ... - Pase4 ~f4 SE 1/4 SEC. 1B, T. 23 N., R. 5 E., W.M. TAX LOT NUMBER :" 922890-0015 I/2~B9o-()o05 ROW.dw9 EXHfBIT ,i .. ' .... PARCEL 92289()-OOOes RIGHT OF WAY .' O'BritmlOymer to CIIY of RenteD' , ..... ,. . ,' /:;. :: ..... . :'j' ): ,. ..J:: y .,' .,' ./:: ·~itl~(~~p~on .. \. / City Clerk~" . ':, 1055 S, Grady Way "", " .' '/Reilton . W A 98057,·'··"'··,· "'" .... . . .., .,' .' TItle: Project File #: TED 403430 Abbreviated Legal Oeserl tlon: . Grantor(s): 1, Theresa Ann O'Brien Clymer 2, Joseph G, O'Brien, Jr, 'l!roP'~;'a. Parcel No(s): ". i'?iasoooos . Proje<t Name: Rainier Ave South (SR167)-South Grady way ito S~~t ,,2"''Street ,i'" Pt.n: Lots 1·2, Blod! 1, wetjlnC$' Add'n, Vol. 39, pg. 21 '.,: qra~tee(~I{'\: ..i·',. i 1. iOty oMento"' ). ... 2. ( Puget So~n~!En~igy, Ip~ .. ",. '.~ 3, '''",Qwesl Cor.ri·munkatf6~s Co;P'il!:atlon /"""., ·' .... 4. Corneast .. ;;! washingr~·tn~," i' / '; PACIFIC NORTHW~.~T ri;tf-"'[,':?;f;;'/f~l:> 11 z-. , i.!.~~NlENT EAS~~~Jt~:! · ./ .,' G~iltor, THERE§A'AJIjN"O'~RIEN CLYMER and JOSEPH G. O'BRIEN, JR., each as to an undt.:i,4~~ ... ori'e-tii!If ,,{Herbst #s t1)ej'r .. r.::spective separate estate, under the imminent threat of Grantee's exercise.: of its rights/of"emineni-:domain, for and in consideration of $10.00 and other valuable conSidera~on>1:I6es ~Y.iihesy,pt~sents, w~nt, unto the CITY OF RENTON, a Municipal Corporation, Grantee,~er~.i)1;· itS su¢cessb(~,/im(l' assigns, an easement for slopes and utilities, and Grantor also grants a pefj)etuai ea~ement to ulility'prov.1'dl;rs including but not limited to PUGET SOUND ENERGY, IN.C.,·' .. · .. '~,... V1as~ing~6n ... :' cO!;poration ("PSE"), QWEST COMMUNICA TIONS COiU:~~~tION,.: a.:' CalOl'lido )<~Qrporation (''Qwest''), and COMCAST OF WASffiNGTON:INC:: ("CI,l,~ast"),£nde-ach6f them, for the purposes of perpetual duration over, under, through;' .. across andupbn .rti~'Jollowili~ .• .described real estate, . situated in the County of King, State of Washfrlgto!i~ w'hic~' is 46pi~.t!(d on' Exhibit "An attached hereto. '. . .. " .,' .. . . ''', .... ::": .' ,'." " .: .... Each Grantee shall have the right to cut, remove and di~po~¢ of.lmy .. ~nd·'~fi brq~hi. tre~s (jr..pther vegetation in the Easement Area. Each Grantee shall aiso/have tJ:ih;iighl •. ,\o':-co~in;;I, <;ih.a continuing basis and by any prudent and reasonable means, the' establishment and' growtl{of brush, trees or other vegetation in the Easement Area. '.. '. . .' .' " .' .... , Pagclor5 O'BrienlClymcr to City of Renlon Permanent ~nt .' .:, ........ ":!. ;:: ~..:::.:/ " :: ./ . . ~. '~ . • 1"0:.:: •• / .,' .1':'" .:' .:; ... EXCISE TAX NOT REOliIREb. i' ad~oz.:::uty:i.,/ ,:' ':,' :: .-; Gr~t()r. reserves the right to use the Easement Area for any purpose not inconsistent with the rightfl;~i~ granted, provided, however, Grantor shall not construct or maintain any buildings, ~frue'tureS"6r'6ther objects on the Easement Area and Grantor shall do no blasting within 300 feet ,/o(brante~s' facilities without Grantees' prior written consent \, "" .' ·/:E~cti'~r;tet:r~gf~~~";~\M.emnify.Gral)tor from and against liability incurred by Grantor as a ,/reSJiit orsuoii ,¢ran~oo:s n<;Sli~gfe in t)'ie exercise of the rights herein granted to such Grantee, 'bui nothinJ{hircity'shalJ re9uil~ ~th,~"Gra,~tee,I,? indemni f'y Grantor for that portion of any such liability a.!higuta~le t\J'the,nesligenc~!qrG'ranto~'bqhe negligence of others . .... ;: ".\. ':' .. , ... ,/ /::. /r :.,:._.:/~ /::." .("":," .. /' .:)' This easemenLshall TU,t'witli the;ian&<lescrib\'dh~r<)fn, and shall be binding upon the parties, their heirs, succeSsot,(in i!~ieresi and}issigI)s{qr~ntors covenant that they are the lawful owners of the above properties I\lid thlii they'hav~'a&60d}ind lawful right to e.xecute this agreement. ~"'.. .;',' .:' .~ ::. )' .', ... ".".... . :-;':":" . " ",' 'i..- IN WllJ'IESS WHEREOF, said'br~ri;:~,b~,cluJ~d,\htsl~~tn)m.~t:~?'~ executed this Iday of ~,bfu.o..r,"" , 20 I L " :. .' ,"'''' '. \0 . -".;;.,~' .:' ::' ,,:,:..:' .' ':,.... ., ... ;': ",;. ": "" "~' ' Pa);c 2 of 5 O'Brien/Clymer to Cil), ofRenlon \" ,.,' "':'" Pemumenl ~emcnt· ::. ·( ,. Titl<l PERMANENT EASEMENT .~ 'i· ;; Propeny Tax Parcel No(s): 9228900005 J:>rutnJ~, JR. 20.J.l., before me personally appeared me known to the within instrument, tne,.lrjoe.'lna voluntary act and deed, fot the stated that he/she signed the In th~. ~p~clty and for the uses and :,., .... : '::;"IL:I!/""""""~: .', './ ., '~" :~. :r .:: .{ . :·:t· \':::~:::i"'" EXHillITA .,""'.,. EXHJBJT_ ,./ ..... , ..•• PARCEL NO. 922890·0005 i:J::?i:;z':ttf~;;-:;::;;:==::.,_ INTEifsECTIPN O/;,T.HE NqfiTHIi/ESTIJRt'Y/MARGI"f.Qf !!buT;!! 3RD PLACE AND THE NORTHEASTERl Y :;:~: ::~:.~:~;:;:.;;:~~;~: ~/D NO~f'1~is4;Rl Y MARGIN. 44.84 FEET TO THE TRUE POINT OF BEGINNiNG. .......,.. . ... J.. . .•. THENCE CONTINuING NOftlTH 5.~;·34' 15·;'EAS;A~'6~G #~IO NDRT.HWESTERL Y PMRGIN, 5.00 FEET; THENCE NORTH 33° 18' 59" '~~;T. 8 .. ~·FE~' ," /' ':;\.' j'" ~// :::~: ::;: ~;: ::::: :::~ :::'::~'.. ' . ./ ,," X"J ,.:>,' , ....... , THENCE SOUr.J:f Sir 38' 19" EAST, B.55 FEET; .:,.".-.:" ..:.',., "\\; THENCj::~ORT~::t'9.~:~2' 44" WEST. ~.5S FEET TO THE ~q~;:: ... ~:,'j~·:~f"~/r/~A~~?~::~~~·::.').: T>lEN¢E NOFJTfl 88" 36' 19" WEST ALONG SAID NORTH LIM:' 13. 90,FEET;' ,r THe.'iCE SQGT'i,IS-2~' 44" EAST, 80.92 FEET; ·•• .. •· •. i .: T~NCE i~UTJ:7' .. 2~' 50" EAST, 25.85 FEET; "., . f~ENci SOIl~ 33"i~)~'EII'i.T. 6.82 FEET TO THE TRUE POINT OF BEGIN~i"G." .{'" ." t .... CONTAff1l'MG 628,saUARE FliET, MORE OR LESS . .,>ARCEL -A": ,::." f" .. ,/"'\: .~: (PE'R,PACIFIC'NoRTHW/!ST rlnE COMP,w.V ORDER NO. 655433, DATED AUGUST 80, 2007) .. "",-.. ,,~ . ,. . " ,,' ., . LOTS 1 AND 2, B~PCK;{ W,jPAN(j/S,ADD'N, ACC'QROING TO THE PLAT THEREOF RECOROED IN VOLUME 39 OF PLATS, PAGE~', IN'KING cqfJNTY, WAStl/NG,ON: ' ~~g'i;r :C'f'J:O~~/~~;;~%;~~o~¥,EYIfD Tq TH!f$TATE OF WASHINGTON BY DEED RECORDED -.::",,,:,, .... ,< .:' :;" .:,,: '\.,,:::;. ';:'" AS SHOWN ON RIGHT OF WAY PI,tlNS FoFi'RAINIf.R AVE S ($R I J; . $' .. GRADY WA Y TO S 2ND ST. PROJECT NUMB,f!R TED40$430, PN FICE AT '. THE CITY OF RENTf!i' WMHl'(jTi:JN.'''" ...... ·, .' . . . ..' DATEOPPLANS _-I!:1:_ .. \ ...... / 199228900005 ESMT.OOC PaQs 1 of 1 KlP'<Gr T>\COMI,' SI'A TILE Pagc4of5 O'Brien/Clymer to Cily of Renton ... / P~~n~nt ~~ema~' :;', ....• ,. , " . ., l , . '; i , :,,', ,j' ~~.'c1_ City of Renton Planning D'lVisio n SEP -5 10\'1 , ~JQ.(.It"Q .. J ~ 0f/o'ce 8v ;LJt H J , 3~ t~"tr..., IJve-;:S e~ 11, /VJ If :JiOS1- ~ z..z.. iJO" 0 o.r -teJ." JJyvc4-/.-L c. (fl'k I./~ GIJ/f-,lL. W;'7 Sv:1-e. c-,f~(J leI", {4 ... ~Ilv-<. I W A :J fot;i OJ' S-o] fjoH Or /30 J'lAIl,. Engineering Owner: Location: KCParcel#: Dated: Chai Chao 330 Rainier Ave S Renton, WA 98057 9228900005 07/30/2012 Tmbls og Contents Chapter Technicallnfonnation Report Worksheet Project Overview Conditions and Requirements Summary Offsite Analysis Flow Control and WatefQuality Facility Analysis and Design Conveyance System Analysis and Design Special Reports and Studies Other Permits CSWPP Analysis and Design Bond Quantities and Declaration of Covenant Operations and Maintenance Manual Flow Control BMP Site Plan ESC Plan teclnstruct LLC 6830 NE Bothell Way Suite C, PMB 181 Kenmore, WA 98028 Phone (206) 5539076 rhelmjJch@yQhoo com page 01 06 07 11 12 13 13 13 14 15 28 29 30 KING COUNTY, WASHINGTON, SUaFACBWATB.RDIlSIGN MANUAL. PrbJed Owna' c;J..",; ~O Phone . ~6 l21l 11t3,p Address ("8M fW ... /..., Rvd Sca-/I4.., tJl4 30'(l1 Project Engltteer __ ----'~ __ ___'_ Company -------- PI1oA8 Type of Dralnege Review truii) I T~ I {circle): ~ SIt9 Date (Include ravlslon o";f-0 0 I Z.)('L- dates): .. .PI$Ct.~. _____ --- ODES PGrMtt# _______ ---'- Loeadolt 'TomishIp Range SectIon __ '--_~ Sfta AddI'Glli8 ______ "--~_ bJloFwHPA .gCOE404 QlOOEDamSafety g FEMA.FIcodplain g . COE WOctamls g···.OIMr g ShOfaIlne Manatimlent Ql Slructural Aock8l)iNaultl_· _ g ESA SectIon 7 TYPe(CIrcJe one): ~6d I Date (IncludQravlefon . or /l0/2<>1 '- dates): Typa (cln:leClllQ): StsndQrd I Complalc I II'reIiIPIiIICIItiOn I ~Ib ... elltall BIanIIet . DesctIpIfOn: (InClude candhiullsln nR SectIon 2) 1 II'Jl2OO9 2009 Surface W_ Desisn Manual , KING COUNTY, WASHINGTON, SURFACB WATER. DBSIGN MANUAL -:"'---T-e-C--H-N-IC-A-L'tFORMATroNRePORT(l'tR) woRKSHEET CclminunItV Plan : .~ ____ ~~'--__ _ SpeoIc401atrlCtOVfll1eys: ______ ~_~ _________ _ DraInage Ekisin: StOI,,:!WateJ :NquI-.ra'""'::m"':"81:':nts"':":------'----- Q .. RiverISIteam ___ -'-=-__ _ Sti/;Qp SlopS ______ _ Q Lake Idl·EltISIon Hazard ______ _ Q Wetlands _____ --'-__ _ b!l ClOsed 08l)1'ElS81on __ ~_'--_ g l.aIIdIIlhire Hazard ____ _ .AJ Cot:I1Iii~Hazard ____ _ b!J FloodpIsln .'--_____ -- gOttter ________ _ b2l SiaItmilcJ Hazard _. ____ _ a "'_ProtedIor, g --------- Soli Type Slopes ! ,. L+7 !c-...I~ !d7 llU Idl HighGlOUndwater Tabte (WIItih'lS f83t) g·Other Additional Sheats Attached prJ. i QJ SoI&.~ Aqulter gs~ 11912009 L KINO COUNTY, WASHlNOTON,SUA.FACB WATBR. DBSION MANUAL -'-----T-E-C-HN--·. -tC-A-L~FOIICtMATION ·R1!l"ORT·(11R) JIVORKSHEET REFERENCE g Cam 2 -Ofjl!!t@ Ana\yJ!Is g §SilpftetC!!t!ca1 Amm g·seeA b1IOtner UMlTAT1011t I sITE CONS1RAINT g ----~-------- Type: . Major , MInor , ElIempIiQll I None W1~!kitJo"1OGxI EbvE!IGII (ornmss): ___ _ Datum: landuse) 1I9l2009 3 J KING COUNTY; WASHINGtON; SUI,tFACBWATBRDBSIGN MANUAL TEyHNICAL "l$FORMAnbNRepOf!<j (TI'R) II'IKlRKSHEET. MJIIIIIMUM ESC REQUlMIVI!!!NTS ouR!NG CONSTRUCTIOIIi ~ CleariAg Umlts ~ Cover MeasuI'8ll ~ Perl. Protedlon !lID Trafilc ARlasiaDmauon lID S8dt11'lent Retention Q. Surface Wale!' Collecllon gDciAHiEJm lAg Control g. Oust Con1roI QDe\'antkm 61J InI'IItratlori QRegJon8t FaCUlty bll ShEIRId F~1Ity ~.FkIw ConII'OI BMPa bllOitter 4 Yeo I No Mfi\iJllrlUllllS$C REQuIREMENTS . AFTER CONSTRUCTION g . SttIIliII19SJCPOSed Surfaces ~ ~£mItRestr.ll8TelllpOrarY ESC FaOIIItIes ~ CklanencfRemovaAllSUtal1d Debris, Ensure O~o; Pbii.i8iiemFadlllles QlFI£gLlmItS. of SAO andopan apaCe pm~arees g~r ____________ _ gSlallltrdlun g~ g MedIQ·FH!i'a1ion g 011 Control blJ SplllCoAtIoI . blJ f:!tiwCcmi'ol_. bll OIlier .11912009 KING COUNTY. WASHINGTON;SUUACB WATBIlDFI'IHlN MANUAL ··~e-nt .~ COoGflllllt bll.t\1d1JoiJQ GI'IMth ~ CGvQnent b!l Triilct bll Other 5 ~VItd. Ql~".4'.H;h g.~ on SbtllpSIOpe 1dJ0thGi 11912009 Owner: Location: KCParcel#: Dated: Project Overview ChaiChao 330 Rainier Ave S Renton, WA 98057 9228900005 07/30/2012 The property is located in the business area of Renton, at the intersection of Rainier Ave and S 3"' Place. It is sw:rounded by similarly developed lots, such as restaurants, retail shops and offices. There has been a commercial building on this property, which at the time of writing already has been demolished. The lot is approximately 8,840 sqft and is practica.lly flat, with a maximum height difference of approximately 2 ft, resulting from the sloped parking area. The proposed building will host a restaurant and a retail shop. It will be surrounded by walkways, and the pavement of the parking area will be replaced. The total post-project impervious area will be 8,140 sqft (92 % of the total area) as shown on the site plan. Owner: ChaiChao Location: 330 Rainier Ave S Renton, WA 98057 KC Parcel#: 9228900005 07/30/2012 Dated: Conditions and Requiremenlll Assessment Per Flow Chart Fig 1.1.2A (attached) of the King County Surface Water Design Manual (KCSWDM), the project is subject to Full Drainage Review. Because the lot is smaller than 22,000 sqft, it is subject to Small Lot BMP Requirements in Appendix C of the Surface Water Design Manual. Full dispersion of roof runoff is not feasible because of the small size of the site. Full infiltration of roof runoff is not feasible or applicable for the site because the soils are classified as silty sands and sandy siltS in the geotechnical report, while coarse or medium sand is required for full infiltration. Since the site is less than 11,000 sqft, BMP's must be applied to (or used to mitigate for) a impervious area of at least 10% of the site/lot. Limited infiltration with an emergency overflow to the storm drain system is possible for an impervious area equal to at least 10% of the site area (884 sqft) Per the geotechnical report, there were no signs of groundwater up to a depth of 6 ft. . g ~.~ .• :'~~*.',.~(~~.,;~~}[~ i .. .'. . . .~ ~(,;i;i~J:~~t~" ~6Vd~f.j~~1U~'i_~. . . -'. ' ' . . 3.~~~~~iQ'~;~'£?{~M;~"~ . ~~~6tO~M\__i' iii.' <ii " '(00 ~1:::l!J_ . " .t$)t.! = :=:._= rr&:~k::::l ... ·a~~.· ""~. ··.~.i_~1!ijI·"'·· _~"~'.i tfj. (/!;'~' i~;:,iC' ,~~,tl.:,~" f'1¥ r t:;';;m~b~ • . .' '" i I I I i I . I i I. 1.2 DRAINAGe Rl> vIEW TYPES AND RBQUIReMENTS FIGURE l.t.l.A FLOW CHART FOR DETERMINING TYPE OF DRAINAGE REVIEW REQUIRED a /JIngle family tOBIdantllJl or llfII/CU/lu1'Dl proJect that results In >2,000 .f of now andlor rapk>ced Imponrlouo a_ or ~7,ooo of of 1_ dl8lurblng DCIMIy, AND """,II one of the IoiiDWing critarla? • The project Ill$UIta In ., 0,000 01 of 101a1lmpervloua aurfaoa added .Inoa 1/8101, ~,ooo of of _Impenf _, and s35,ooo .f of ""'" ponrlouo ._-<for RA, F, orAsIIotJ, """,ponrlouoo_Is~2,500afor remainder of """ W:I:65% is preserved In native _tatlon), OR • The prOject results In ., 0,000 of of total impervious surfsoe addad alnoa 1/8/01 and now petVIoua surface is s35,ooo -3.25. """"mp8IVIoua aurface (for a""" ~,OOO .f, U88 2.25, and for RA, F, or A a_, Inerea88 by 50% or U88 remalnder of alto W >65% is preearved In naUva vegatatIon), OR • The projecl resulta In <4% totallmperv lUrfsoa and .,5% n_ petVIouo surface on a aingle pen:et """ zoned RA or F, or a slnglelmuftlple parcel .ltezoned A. and allimpervioua area on the site, e.oapt 10,000 sf of~, Will be 88t back from na1urallocatlon of""" discharge at leasll00 ft per 10,000 sf of totali rasuft In >2,000 of of new"andlor rep'tteed ImptJlVlous Does tho project have the characlertstlcs of one or more of tho fonowtng catagorles 01 projocle (888 more delliled threshold language on p. 1·15)? , surlllce or 0!:7,OOO at of new pervious aurface, OR Is the project e redewIopment project on a parcel or combination 01 parcels In which now plua ,.",Iaced ImpetVlous suttace totala ~5,OOO sf and wh088 valuation 01 proposed Improvemenll (excluding required mitigation and frontags Improvemanll) Is >50% of the aa_ value Improvemanll? 1. Projects containing or adjacent to a flood, erosion, or steep slope h_ ...... ; projects w~ln a Crlllcal DraIn898 AnIa or Landslldo Hazard Oralnags Area; or projects that propose ~7,OOO sf (1 8C If project 10 In Small ProJoct Drainage Review) 01 land disturbing ectMIy. 2. Projacta propoalng to construCt or modify a dralnago plpe/d~ that is 12" or larger or recetves runoff from a 12" or larger drainage plpe/dllch. 3. -.Jopmant PIOjecta proposing :>$100,000 In Improvamenll to an e.lstlng h/glHJaa site. Rea8881S whether drainage review Is required per Section 1.1.1 (p.l·9). an Urban Plannad Davelopmant (UPD), OR dcos It result In ~50 acres of new Impervious aurface within a subbasin or multiple subbaSins that are hydraulically connacted, OR does ~ have a project alta ~50 . I a crltlcal Yes 2009 Surface Water Design Manual I-II 119/2009 10 SECTION S.2 FLOW CONTROL Bl>'" REQUIREMENTS FIGURE 5.1.1.A FLOW CHART FOR DETERMING INDIVIDUAL LOT BMP REQUIREMENTS <.-, .. ,-•• 0 ~--" o· , """"~"'''' Is the pnljad on a _ Yes .' ~ ...•...... Is ~ feasible and amallor _ 22,000 aqua .. _? '""1~ "-:'" ',"-'< . applicable 10 -• _'" r -,-,." .cc" ," . Implement iuD Vas I\No furth~r BMPs Apply one or mora of !he following 10 Impervious area dloparalon for 111 . required. Note: ~'O% 01 slleIIOI for .~OIslzos <11,000 sland .. 20% 01 : rooI ........ par Any proposed aItoIIOIforaltollOlslzosbelwean ",000 and 22,000 sf (For _C.2.'? . connection 01 roof projects located In c:rlIJcal sq""'" rechlll!fG ..... 111_ downapou!8l0 impervious .... amoun .. double): ~ L local drainage 1. LlmltAld Infiltration (SooIlon C.2.3) ~ . system must be 2. BoDIe Dloparalon (Seelion C.2.4) '\ I. ~ vlapalforated 3. Rain Oarden (Soction C.2.5) and applicable plpo connection 4. Pemnabla Pavement (SectIon C.2.6) No' 10 Implement Vas par SooIIOn 5. RaI_ HorveutIng (SocUon C.2.1) Iu1llnfl_ ci,l. No 8. Vegetated Roof (8ooI1on C.2.8) -01 the roof (~ 7. Reduoed ImparvlouQ Bervlce Crad~ (Seclion C.2.9) runoff as per 8. NatIw Orowth Retantlon CradH (SooIIon C.2.10) Sadlon C.2.21 l , 0 .- V "V • lila PI'OjooI on a ,aqua", .... I Yes Is ~ faaslble and 0< IaIgor _ Impervtoua aurface appI_ 10 ImpIemenI coveraOG of 45% or 1etIa? lun dlapel'9lon on all Vas tII'IIo' Imporvtoua No further BMPs required. Note: sutfaco 8S per Anyproposod lOne or mo'" 0' tho following SOAP. musl be ,mplemontea Section C.2.1? coMectJon of roof No for lila! portion 01 """"'/mPMrlOu1S ._ not addressed No~ downspouis 10 local with full dispersion or with fun Inn~11on 01 roof runofl: drainage system 1. FulllnfUtratlon (Section C.2.2 or Section 5.4) I. It feasible and appUcable to must be vts 2. UmItAId Inllltnotlon (Section C.2.3) No Implement lull Infiltration of perforated pipe 3. BalIIe Dlopel1llon (SectIon C.2.4) 1110 rooIrunoif as par connection par 4. RaIn Garden (SectIon C.2.5) SectIon C.2.2 or SooIIon S.4? SectIon C.2.11. 5. Pormoablo Pavement (Seelion C.2.8) Vas Vasil 6. Rainwater HarvoBllng (8ooI1on C.2.7) --7. Vogotatad Roof (Section C.2.8) Is thor. any remaining largel ~ 8. Raduoed Imporvlouo Service C:,:~_ (Section Co~.9) ImptllVIou8 wlfllco not 9. NatIw Growth RotantJon Credit SooIIOn C.2.10 addressed with full dispersion or I wllI1 fulIlnflItnotlon 01 roof runolrl . The projoct must be a a/hIIIeM 22,000 aqua", _ Is H feasible and or larger with Impervious surface eppllcable to Implemanl coverage of mora than 45%? full dispersion on all """'" ImpaNIous No _as per Projects with impervious area greater than 45% and equal to or SectIon C.2.1? less than 65% one or mora of the following must be applied to an Yea i Impervious area greater than or equal to 20% of the site or 40% of the ta'llfJllmpetvloua aul1ace whichever Is less OR for projects greater than 65% Impervtous one or more of the foUowIng must be No IutIher BMP. appUod 10 an Imparvlous area greater lI1an or aqusllO lOll. 01 site required. Nota: or 20% 01 '-' Imperv_ """" .. , whichever Is .... : Any proposad 1. FulllnflHratlon (Section 5.4) connection of roof 2. Llmlted Infiltration (8ooI10n C.2.3) downspouts to 3. Boole Dloperslon (Seclion C.2.4) local drainage 4. RaIn Garden (SectIon C.2.5) systam must be 5. Ponneable Pavement (Sadlon C.2.8) vlaparforated 8. Rainwater HarvaBllng (SectIon C.2.7) pipe connection 7. Vegetated Roof (800110n C.2.8) parSec!1on 8. Reduced Imperviouo Service CrodJt (SectIon C.2.9) C.2.11. 9. _ 0_ R_ntlon CradH (Seclion C.2.10) 11912009 2009 Surface Water Design Manual 5-U Owner: Location: KC Parcel #: Dated: ChaiChao 330 Rainier Ave S Renton, WA 98057 9228900005 07/30/2012 Offsite Analysis It is our professional opinion that this project should be exempt from core requirement #2 Reasoning The project does not change the rate, volume, duration, or location of discharges to and from the project site significandy With the lot size reduced compared to the predevelopment situation, total runoff is reduced There is sufficient information that the project will not have a significant adverse impact on the downstream and/ or upstream drainage system (same use of property, no significant changes of threshold areas, same zoning as before and surrounding area) If Owner: Location: KC Parcel#: Dated: ChaiChao 330 Rainier Ave S Renton, WA 98057 9228900005 07/30/2012 Flow Control and Water Quality Facility Analysis and Design Flow Control Using gmvel filled trenches requires at least 75 feet of trench per 1,00 sqft of mitigated impervious area, i.e. with an area of 884 sqft, the required trench length is 66 linear feet. The trench will be located under the paved parkway, approximately in the middle of the driveway. In practice, more than 1,000 sqft of the roof will be connected to these trenches. In case that the trenches can not infiltrate the additional runoff, they are connected to the public stormwater system by an emergency pipe. With the total impervious area being similar to the pre-development situation, and a mitigated area of 884 sqft, the flow of water to the municipal system is still less than previously. Water Quality Facility NA 12.. Owner: Location: KC Parcel#: Dated: ChaiChao 330 Rainier Ave S Renton, WA 98057 9228900005 07/30/2012 Conveyance System Analysis and Design With the lot size reduced compared to predevdopment conditions and and -884 sqft of roof area mitigated per BMPs, the total runoff to the municipality system is reduced. > > No change to existing pipe. therefore no design. Special Reports and Studies NA Other Permits NA t3 Owner: Location: KCParcel#: Dated: ChaiChao 330 Rainier Ave S Renton, W A 98057 9228900005 07/30/2012 CSWPPP Analysis and Design In order to prevent erosion and trap sediments within the project site, the following BMP's will be used approximately shown on the ESC plan: Clearing limits will be marked by fencing or other means on the ground Silt fences will be installed along the perimeter of the lot, except for the site entrance A stabilized construction entrance will be constructed when the existing dtiveway is demolished Mulch will be spread over any exposed areas of the site when they are not being worked. Mulch will consist of air-dtied straw. This also applies to the adjacent future landscaping area Excavated soil temporarily stored on site will be covered with plastic sheets '4 Site ~mprovement Bond Quantity Worksheet .~~~ DIiP b"ent of Development l& EnvIronmental SeniIc:es BOOOakesdaIa Avenue SouIhWesI RanIOn, walhingroo 98055-1219 20&-296-6600 TTY 206-296-7217 For alternate formats, call 206-296-6600. ProjeclNamB: fla.s~r-:<I td1..I ••• :l-a...:U,' . LacotIOn: JJa ?.,,'...te.r flvo--f t fY.,..;tn " O,q Ode: or I 30 { le, l. ,- Clearing greater than or equaUo 5,000 board t8et of timber?· ~----yes !ryes; Fohlst Practice Pennit Number. (RcW76.09) Page lot9 REF8H BOND QUANTITY WORKSHEET ---2L no Projec:t 1Ilo.: ActIvIty 1Ilo.: --~--.,..--------- /I!otB: All pr\I:es Include labor, equipment, m8tartaJs, ov8rhead I[IIld profit PrIces are fI'om RS Means dIiIa adjusted for the S8aIIIeimta . or from tocai sources If not indUdedin the RS I\IIeans da1iIbase; --'. Checlr out the DOES Web site , Unit pricesupda1l3d: 02112JD2 VE/l8ion: 04l22I02 ~ Report 08ta: 211112009 '-l Sit~ Implfovsment Bond QlJJaln~ity Worksheet Page2of9 REFSH BONO QUANTITY WORKSHEET ESC SUBTOTAL: 3O'l(, CO~ q,.c:olllUi:4lfmi: . E8cfOtAL: COWl!!lI\l: Checlr out tile DOES Web Bit& sl.ll} - $. :t:JC-. $4 jl?.. -• A Unit prices updated: 02112102 __ . Veqlon: 04l22I02 '" Report Dat8: 2111flOO9 Sits Improvement Bond Quantity Worksheet Page a 019 SUBTOTAL ~,t.ol.if Unit prices updaIBd: 02/121D2 'KCC 27A _ only one bond reduction. . V.....,: 402J02 ~ REFaH BOND QUANTITY WORKSHEET C1JK1r out the DDESWeb site Repor1Dat8: 2111/2009 Site Improvement Bond Quantity Worksheet Page 4 019 SUBTOTAL "KCC XTA auth<rIzes only one _ raduction. REF8H BOND 00ANTlTY WORKSHEET Checlr out file DOES Web. 1,'YU,o. Unit pIicas updated: 02112102 VIII1lion: 4I22IIl2 0: Report DaIa: 2111/2009 Site • Improvement Bond Quantity Worksheet 1'age50t9 SUBToTAL 'KeC 27A _ ody _bond 18dIicuon. REFBH BONO QUAI\imy WORKSHEET Check out the ODES Web sit» Unit prices updatBd: 02112102 veislOn: 4tDJ02 L: Rilporttlata: 2111f2009 Site Improvement Bond Quantity Worksheet i'age 6 019 SUBTOTAL c, ,2n. &2 "KCC ZTA...-only one bond'reduction. REFBH BOND QUANTITY WORKSHEET clieck out the DDES Web aff& Un~ prices updil!ed: 02112102 I" VeiBIon: '4122102 ~ Report Dale: 2111/2009 Site Improvement Bond Quantity Worksheet Page 7 019 SUBTOTAL J,fJ'J •. $7) "KCC 27AauII1ori2es Oldy one bond redUction. ... . R.~Jll.l1I/'lNfI QUANTITY wnRK""~FT ChecIt out Iho ODES web .IIB Unit prices updaIad: 1l2fI2I02 . . VtilSlon: 4tDI02 ~ ~eportDale: 2111mlO9 - Site Improvement Bond Quan~iiy Worksheet Paga8019· SUBlOTAl BUIliTotAL (8iIc:I Ali PAGE&): 3O'IL~a~-n- GDW.1DTOrAl.: COI..U1llIIi: 'KCC ZlA ~ otdy one _ roducIion. REfBH BOND QUANmY WORKSHEET B Chef;/r out file DDES Web sfbj c .3J:o{"B . 10 , nr.,}. .. "'or. f£', tz, D E Unit prices updaIsd: 02/1~ '" Vi!mIon: 4122102 \ " RBIlOrI Dille: 2111J200g N Site . Improvement Bond Quantity Worksheet OrIsIi""Iionct~"''''''edbr. 0 .J 1/ .~ _. . . ." lSJ·lc.-1A tte,.'ltV4' ~ t& C£. PI!~_' fMIiIier: __ ---.,.-.:4~L~ls L.tltlJ-:----;.-:-~----------- ~();r 130 /Z.tl ToLO: tc-, rr;. :1"4{ Fbmtbic: ftzd~lvll-=:f. LLC. . MII)eiz: (00 kitf)"H-s4iJ-"1:Jw:k(, '''''IJ 1J>1,/t;;"=r!$(ftJR-3,rll4f ;~~ ROAD ~ a DRAINAGI! FACIUTES fIItWICIAL GlIAIWfIn REQuIREMENTs PERFORMANCE 8OND" . PIiBuC ROAD & DRAINAGE AIICOuNr BOIW ~ MAINl'ENAIOICEIFECT BOND' Future Pubm: Road Im~& Drainage FIICiliIislj Private Improvements ~ QIl8nIi\y CE"lipIB~ . (A) $ ,. 3 ., REQIJIIIEO AT RE:COJUIING OR "I { , &.. TEW'OAARY OCCUPANCY - (8) -,$:..-_~_--=-_ (e) .... $"--:--:-~_......:.._ (D) $ " f: S'-?-~ (E) ....;:$'---"'"'~_--'" .. .....•. . .. (FII&t $7 .$lID iii bond" sl!i!llIIi cash. Tolal RigIiHIWIly and/or SiIIi Res!uiatioo Bcmd"1"" I·· (A+B) $ Petfbimlinl:eBond" AmmInt (A+S'tC+D) = lOTAL. (1) ki..J.dJ I·. TxO.30 $ It,fj6~ -OR ________ 1iOiid" 8IIIowiI is ¥1QOD \. . RedUced PelfOOnanc:e Bond" ToIaI ... · (T t!> ...Jr iii 'filIIiilt .. tNt: MaInIeiJanceIDe Bond" ToIa! HAIlE OF PERSON PREPARING BOND' REDucnoN: Dale: (B+C) x 0.25= ...:''--___ -'-_ .'!:lIm: Tha._"""" as ~ in IIiis __ means _fillandalgu8ftiIiIIIe wa.-"'.King CounIr. -1:lIIlE: KCC ZTA..u....-iIg\1Iof_ and· •• _-. _'" bIi con_wheii _ are required. . . lila" . . •• "' r8qi-.It sIEI_1h8191d coittors!! TE80 as a m!nImum, not a -....... In adiIiIiIin, _ MiIII,. _ .... lind oIkII8noada II:> lIIi __ ~ eIiil!l ~"""'" CIIS8 .... i&i .... notiHBiAlbilmum ~ For&llllinp!a. Wnafmimidabaam may ba damaged, """'" esllilialBd _ tor resIDia8ao, . nooidsiD tiiuuii8aad In!lis....:.o....t. The 3Ii'if. IlIIiilii.p.c, and .................. are comjluIed in !lis quanIIIy.. . -tlOlE: 1'iIr. KCC 27~"'" bond Iii1IIiUIib ''''lIIinIfIaallilr -. sIEI not be I8es 1I18n.3O'lI. of the i.tufnaIamount (T) or aa """",,br-rs ~ SUREJY BOND RIIlI!R NOlE:. If. bondridar is IISIId; -...... eddiIiIiimI paiIIiina ... bond shaD be , $ . -(C+D)-E. REQUIRED BOND-AMOUNTS ARE SUBJECT TO REVIEW AND MODIFICATION BY DOES Page9of9 REFBH BONO QUANTJlY WORKSHEET Check out lite DDES Web site Unit prices updated: 02/12/02 Version: 4/42102 D . Report Date: 2111/2009 · RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: ]])lEClLAJRA..T][ON OlF COVENANT FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS Grantor: ____________ _ Grantee: King County Legal Description: ___________________________ _ Additional Legal(s) on: ________________________ _ Assessor's Tax Parcel ID#: ________________________ _ IN CONSIDERATION of the approved King County (check one of the following) CI residential building permit, ~ commercial building permit, CJ clearing and grading permit, CJ subdivision permit, or CJ short subdivision permit for Application No. _____ --' __ relating to the real property ("Property") described above, the Grantor(s), the owner(s) in fee of that Property, hereby covenants(covenant) with King County, a political subdivision of the state of Washington, and its municipal successors in interest and assigns (liKing County" and "the County", or "its municipal successor"), that he/she(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs 1 through 8 below with regard tO,the Property. Grantor(s) hereby grants(grant), covenants(covenant), and agrees(agree) as follows: 1. Grantor(s) or his/her(their) successors in interest and assigns ("Owners") shall retain, uphold, and protect the stonnwater management devices, features, pathways, limits, and restrictions, known as flow control hest management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's BMPs as described in the approved Design and Maintenance Detsils for each BMP attached hereto and incorporated herein as Exhibit B. 3. King County shall provide at least 30 days written notice to the Owners that entry on the Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall allow King County to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the County, the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in dminage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen, the Owners shall provide written notice to the Director of the. Water and Land Resources Division or its municipal successor in interest ("WLR") within fifteen days of receiving the County's notice of inspection. Within 30 days of giving this notice, the Owners, or the engineer on behalf of the Owners, shall provide the engineer's report to WLR. If the report is not provided in a timely manner as specified above, the County may inspect the BMPs without further notice. 4. If King County detennines from its inspection, or from an engineer's report provided in accordance with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required· for the BMPs, WLR shall notify the Owners of the specific maintenance, repair, restoration, and/or mitigation work (Work) required under Title 9 of the King County Code ("KCC"). WLR shall also set a reasonable deadline for completing the Work or providing an engineer's report that verifies completion of the Work. After the deadline has passed, the Owners shall allow the County access to re-inspect the BMPs unless an engineer's report has been provided verifying completion of the Work. If the work is not completed 2 tJ properly within the time frame set by WLR, King County may initiate an enforcement action. Failure In properly maintain the BMPs is a violation ofKCC Chapter 9.04 and may subject the Ownem to enforcement under the KCC, including fines and penalties . . S. Apart from performing routine landscape maintenance, the Owners are bereby required In obtain written approval from WLR before performing any alterations or modifications to the BMPs. 6. Any notice or approval required to be given by one party to the other under the provisions of this Declaration of Covenant shall be effective upon pemona! delivery to the other party, or after three (3) days from the date that the notice or approval is mailed with delivery confirmation In the current address on record with each Party. The parties shall notify each other of any change In their addresses. 7. This Declaration of Covenant is intended In promote the efficient and effective management of swface water drainage on the Property, and it shall inure In the benefit of all the citizens of King County and its municipal successom and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor(s), and Granlnr's(s') successom in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the OwneJ!! and King County that is recorded by King County in its real property records. 3 t' IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of Flow Control BMPs is executed this __ day of _______ ~, 20 __ . GRANTOR, owner of the Property GRANTOR, owner of the Property STATEOFWASHINGTON ) COUNTY OF KING )ss. On this day personally appeared before me: _________________ , to me known to be the individual(s) described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein stated. Given under my hand and official seal this __ day of .c. _______ ~, 20 __ . Printed name Notary Public in and for the State of Washington, residing at My appointment expires ________ _ 4 Section 10 MAlIllTEIIIAIllCE IIIISTRUcnOIllS FOR UMITED IIIIFIL TRATIOIII (per KCSWDM Chapter C.Z.3.5) Your property contains a stormwater management flow control BMP (Best Management Practice) called "limited infiltration", which was Installed to mitigate the stormwater quantity and quality impacts of some or all of the impervious surfaces on your property. limited Infiltration Is a method of soaking runoff from Impervious areas (such as paved areas and roofs) into the ground. Infiltration devices, such as gravel filled trenches, drvwells, and ground surface depressions, facilitate this process by putting runoff in direct contact with the soli and holding the runoff long enough to soak most of It Into the ground. To be successful, the soil condition around the infiltration device must be able to soak water into the ground for a reasonable number of years. The Infiltration devices used on your property include the following as Indicated on the flow control BMP site plan: 0 gravel filled trenches, 0 drvwells. The size, placement, and composition of these devices as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval either from the King County Water and land Resources Division or through a future development permit from King County. Infiltration devices must be Inspected annually and after major storm events to identify and repair any physical defects. Maintenance and operation of the system should focus on ensuring the system's viability by preventing sediment-laden flows from entering the device. Excessive sedimentation will result in a plugged or non-functioning facility. If the infiltration device has a catch basin, sediment accumulation must be removed on a yearly basis or more frequently If necessary. Prolonged pondlng around or atop a device may indicate a plugged faCility. If the device becomes plugged, it must be replaced. Keeping the areas that drain to infiltration devices well swept and clean will enhance the longevity of these devices. For roofs, frequent cleaning of gutters will reduce sediment loads to these devices. \ ~ \ \ \ \ ~ ~ Z \ \ .~ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~~':;; , ~ \~JY_W ,/ JI \~-~24.29 '"" _ '\ _ _ I • ..,:;U:" = __ 't-___ CONe SLAB \ \ \ ~ \ \ \ \ \ \ \ \ \ '\~ \ ?,O \ \ \ \ \ \ \ \ \ \ \ \ ~"~~ \ - \,-"'" '-'-'- /' ~cJ;~ dQ"? v <Q.":J.~ ~ /' /' FLOW CONTROL BMP SITE PLAN SCALE: 1" = 30'-0" (1:360) ~ , . \ \ ~ ... - \ z ~ ~ ~ 1/ a.. • ... () w en ~ w CJ) ~~\ \ ~~~ -.) ~~ --." --"". --..- <' -------------------~---- I --I -------------------- \ ~ -; ~ Z tt'\ (J) \ \ \ \ \ \ \ \ \ \\ \ \ \\ ~O \ \ CONC (E)CWb SlAB $"''r---:::' .!',.... §.ewer EoacmctnL ~ _ ./" . t..Ct~ <?V./ ~~<@ . ~ ./" / / /// // / / /" / ./ TOPOGRAPHIC SITE PLAN SCALE: 1" = 30'-0" (1 :360) ~ CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 C't I Yot Rento ----__________________ ----'P1anning O. '. n IVISlon Printed: 09·05-2012 lLand Use Actions RECEIPT SEP -$ 2012 Permit#: LUA12-078 Payment Made: 09/05/2012 10:25 AM Receipt Number: R1204089 Total Payment: 1,133.00 Payee: JENIFER YEN LlEM CHAO CHAI CHARO CHAO Current Payment Made to the Following Items: Trans Account Code Description 3080 503.000000.004.322 Technology Fee 5020 000.000000.007.345 Site Plan Approval 5022 000.000000.007.345 Variance Fees Payments made for this receipt Trans Method Description Amount Payment Check 1360 1,133.00 Account Balances Amount 33.00 1,000.00 100.00 Trans Account Code Description Balance Due 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000600.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.'007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00