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PROPOSED McDONALD'S
10660 SE 176TH STREET
RENTON. WA 98055
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ZONING PLAN
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CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: March 14, 2014
To: City Clerk's Office
From: Lisa M. Mcelrea
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: McDonald's
LUA (file) Number: LUA-13-001692, SA-A, MOD
Cross-References:
AKA's:
Project Manager: Rocale Timmons
Acceptance Date: December 23, 2013
Applicant: Adam Bradenburg, McDonald's USA
Owner: TVC Renton Co WA LLC
Contact: Allison Hazen
PID Number: 2923059125
ERC Determination: Date:
Appeal Period Ends:
Administrative Decision: Approved with Conditions Date: January 21, 2014
Appeal Period Ends: February 4, 2014
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Appeal Period Ends:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: The applicant, McDonalds USA LLC, is requesting Administrative Site Plan
Review and a parking modification, for the construction of a new McDonalds restaurant with
associated parking, and landscaping.
Location: 10660 SE 176'h St
Comments:
ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of
Non-Significance-Mitigated; OS -Determination of Significance.
PLAN REVIEW COMMENTS (U
PLAN ADDRESS:
DESCRIPTION:
Engineering Review
Conditions
APPLICATION DATE: 12/13/2013
The applicant, McDonalds USA LLC, is requesting Administrative Site Plan Review and a parking modification, fOf the construction of a
new McDonalds restaurant with associated parking, and landscaping. The 3.01 acre site is located within the Commercial Corridor (CC)
land use designation and the Commercial Arterial (eA) zoning classification. The Environmental Review for the proposed use was
completed with Environmental Review for the construction of a new 16,300 square foot CVS, on the subject site, in February of 2013
(LUA13-000051), The scope of the approved Environmental Review included a potential 4,300 square foot restaurant with associated
infrastructure improvements on a 1.065 acre building pad. The proposed building pad is located on the southwest corner of Benson Rd S
and SE 174th SI. The proposed building would have a gross square footage of approximately 4,393 square feet. Access to the site
would be provided via existing curb cuts along SE Carr Rd and SE 174th Sl The proposal includes 50 parking spaces within surface
parking area to the east of the proposed structure. 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.
Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
Recommendations: I have reviewed the application for McDonald's on Carr Road located at 10660 -SE 176th Street and have
the following comments:
EXISTING CONDITIONS
WATER Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required
to be submitted to the City prior to building permit application.
SEWER Sewer service will be provided by Soes Creek Water and Sewer District. A sewer availability certificate will be required
to be submitted to the City prior to building permit application.
STORM There are storm improvements onsite and a storm conveyance system in Carr Road.
STREETS There are frontage improvements in Carr Road and SE 176th Street.
CODE REQUIREMENTS
SURFACE WATER
1. Surface Water System Development fees of $.448 per square foot of new impervious surface. No new impervious surface
will be created by this project.
2. A drainage report was submitted by URS Consulting Engineering with the site plan application for CVS Pharmacy and is
approved. Drainage improvements far the entire site will be constructed under the development of the CVS Pharmacy_
TRANSPORT AnON/STREET
1. Traffic impact fees will be determined at time of building permit. The transportation impact fee that is current at the time of
building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building
permit.
2. Street improvements constructed to city standards will be installed under the development of the CVS Pharmacy.
3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements.
GENERAL COMMENTS
1. Separate permit and fee far storm connection will be required.
Rocale Timmons Ph: 425-430-7219 email: rtimmons@rentonwa.gov
Administrative Decision Condition Created On: 07/03/2013
1. A detailed landscaping plan shall be approved by the Current Planning Project Manager prior to short plat recording . . ----.-.--------.---.~.--.---
1. The applicant shall comply with the 1 mitigation measure issued as part of the Determination of Non-Significance Mitigated,
dated February 11, 2013 (Exhibit 6). --_._._--_._._----
10. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building
permit approval.
11. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive
glare on adjacent properties at the time of building permit review. The lighting plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval.
--------.--~-.-.---...
12. The applicant shall be required to submit revised elevations depicting ornamental lighting fixtures along the southern and
western building facades. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager
prior to building permit approval. ---------.-.---------------.
13. The applicant shall be required to revise the landscape plan to depict a vegetated screen around the electrical transformer
box. The revised landscape plan shall be submitted to. and approved by. the Current Planning Project Manager prior to building
permit approval. ... _ .. __ .----_ ... __ .. _.----------_. __ .. _ ...•.• _----_._---------
14. The applicant shall submit a revised site plan depicting bicycle parking in conformance with RMC4-4-0BOF.11. The revised site
March 14, 2014 Page 1 of 2
Fire Review -Building
Police Review
March 14, 2014
plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval.
2. The applicant shall be red to provide access easements for joint access. The r short plat plan shall be submitted
to and approved by the Current Planning Project Manager prior to short plat recording. Additionally, the easements shall be
recorded prior to or concurrently with the recording of the short plat.
2. The applicant shall revise the site plan to include additional pedestrian amenities on site. Amenities such as outdoor group
seating, benches, fountains, or public art shall be provided. The lawn area, located to the east of the structure, should be
considered when locating the additional pedestrian amenities. The revised site plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval.
3. The applicant shall revise the site and landscaping plan to provide a minimum 1 O-foot landscape frontage along Benson Drive
Sand SE 174th SI. The revised site and landscaping plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval. The applicant should consider a reduction in the 30-foot wide drive aisle to the south of
the structure in order to increase frontage landscaping along SE 174th St and the use of compacts parking stalls to the west of the
structure in order to increase frontage landscaping of Benson Drive S . . -.----.... ----~~-.~~-... -.--~ ............ _.-............. __ .
4. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount
as determined by the Current Planning Project Manager prior to temporary occupancy pennil.
5. The applicant shall be required to revise the site plan in order to incorporate an additional pedestrian connection to the larger
3.01 acre site, including to the proposed retail pharmacy to the south. The revised site plan shan be submitted to and approved by
the Current Planning Project Manager prior to building permit approval.
6. The applicant shan revise the site plan to depict a differentiation in materials for all pedestrian connections within parking
areas and/or drive lanes on site. The revised site plan shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval. If this condition of approval is met the proposal would satisfy this standard.
7. The applicant shall submit elevations for decorative fencing/screening to be provided along Benson Drive Sand SE 174th SI.
The fencing/screening elevations to be provided shall incorporate decorative features which enhance the overall quality of the
pedestrian experience along Benson Drive Sand SE 174th 5t. The revised design shall be submitted to, and approved by, the
Current Planning Project Manager.
8. The applicant shall be required to submit revised elevations for the refuse and recyclable enclosure. The service enclosure
shall be made of masonry, omamental metal andlor wood and must be enclosed on an sides, including a roof. The revised
elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval.
9. The applicant shall submit revised elevations depicting added architectural detailing elements including additional glazing,
contrasting materials, or special detailing along the northern and eastem building facade. The revised elevations shall be submitted
to and approved by the Current Planning Project Manager prior to building permit approval.
Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $0.52 per square foot of commercial space. This fee is paid at time of
building permit issuance.
Code Related Comments:
1. The preliminary fire flow calculated is 1,500 gpm. A minimum of two hydrants are required. One within 150-feet and one
within 300-feet of the proposed building. A preliminary review of the fire hydrant plan from the neighboring planned pharmacy
building appears adequate. Applicant shall provide a water availability certificate from $oos Creek Water and Sewer District.
2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by
the fire department. Direct access is required to the fire sprinkler control room. Fire alarm systems are required to be fully
addressable and full detection is required.
3. Fire department apparatus access roadways are required to be minimum 20·feet wide fully paved, with 25·feet inside and
45-feet outside tuming radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322·psi point
loading. Access is required within 150-feet of all points on the buildings.
4. An electronic site plan is required prior to occupancy for pre-fire planning purposes.
5. An annual place of assembly permit is required at the conclusion of the project for all buildings with occupant loads
exceeding 50.
Recommendations: 7 CFS Estimated Annually
Minimal impact on police services.
Cyndie Parks Ph: 425430-7521 email: cparks@rentonwa.gov
Page 2 of 2
DEPARTMENT OF COI\i .•.. JNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION
REPORT DATE:
Project Nome:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
January 21, 2014
McDonald's -SE Carr Rd & Benson Dr
WC Renton Co WA LLC; 5757 Maple Road; West Bloomfield, MI 48322
Adam Bradenburg, McDonald's USA LLC, 12131113'h Ave NE; Kirkland, WA 98034
Allison Hazen; Core States Group; 150 Lake Street S; Kirkland, WA 98033
LUA13-001692, SA-A, MOD
Rocale Timmons, Senior Planner
The applicant, McDonalds USA LLC, is requesting Administrative Site Plan Review
and a parking modification, for the construction of a new McDonalds restaurant
with associated parking, and landscaping. The 46,391 square foot building pad, on
the 3.01 acre site, is located within the Commercial Corridor (Ce) land use
designation and the Commercial Arterial (CA) zoning classification. The
Environmental Review for the proposed use was completed with Environmental
Review for the construction of a new 16,300 square foot CVS, on the subject site,
in February of 2013 (LUA13-000051). The scope of the approved Environmental
Review included a potential 4,300 square foot restaurant with associated
infrastructure improvements on a 1.10 acre building pad. The proposed building
pad is located on the southwest corner of Benson Rd Sand SE 174th St. The
proposed building would have a gross square footage of approximately 4,393
square feet. Access to the site would be provided via an existing curb cut along SE
174th St. The proposal includes 50 parking spaces within surface parking area to
the south and west of the proposed structure. 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 maximum number of parking spaces allowed
on site.
10660 SE 176'h St
3.01 acres (1.10 acre building pad)
Project Location Map LUA13-001692 Site Plan Report
City of Renton Department of Communi :onomic Development
MCDONALD'S -Sf CARR & BENSON
Administrative Site PIon Report & Decision
LUA13-00169Z, SA-A, MOD
Report of January 21, 2014
i A. EXHIBITS:
Exhibit 1: McDonald's -SE Carr Rd & Benson Dr Report and Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Elevations
Exhibit 5: Traffic Report prepared by URS, dated September 21, 2012
Exhibit 6: Environmental "SEPA" Determination (LUA13-000051)
Exhibit 7: Drainage Report prepared by URS, dated January 9, 2013
Exhibit 8: Geotechnical Report prepared by Terracon, dated January 8, 2013
Exhibit 9: Aerial Photograph
I B. GENERAL INFORMATION:
1. Owner(s) of Record:
2. Zoning Designation:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
TVC Renton Co WA LLC
5757 Maple Road
West Bloomfield, MI48322
Commercial Arterial (CA)
Commercial Corridor (cq
Vacant
Page 2 of 27
5. Neighborhood Characteristics: The subject property is primarily surrounded by
commercial and office uses which include:
a. North:
b. East:
Co South:
d. West:
6. Site Area:
Mixed Retail and Eating and Drinking Establishments (CA zone)
Medical/Dental Office (CA zone)
CVS Retail Pharmacy (CA zone)
Medical/Dental Office (CA zone)
46,391 square feet
Ie. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No.
Comprehensive Plan N/A 5099
Zoning N/A 5100
Annexation N/A 5327
CVS Site Plan and LUA13-000051 N/A
Environmental Review
Velmier Short Plat LUA13-000618 N/A
ERC/Site Plan Report
Date
11/01/2004
11/01/2004
03/01/2008
02/19/2013
07/03/2013
J
City of Renton Department of Community C' Economic Development
MCDONALD'S -SE CARR & BEN
Administrative Site Plan Report & Decision
WA13-001692, SA-A, MOD
Report of January 21, 2014 Page 3 of 27
[0-PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: There are storm drainage improvements in Benson Drive Sand SE Carr Rd.
2. Streets: There are partial street improvements in Benson Drive S. Street improvements are proposed as
part ofthe Velmier Short Plat (LUA13-000618) along SE 174'h St and Benson Dr S.
3. Fire Protection: City of Renton Fire Department
E. 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 4-2-120: Development Standards for Commercial Zoning Classifications
2. Chapter 3 Land Use Districts
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 4-9-200: Site Plan Review
6. Chapter 11 Definitions
F. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT:
1. The applicant, Mcdonald's USA LLC, is requesting Administrative Site Plan Review for the construction
of a new fast food restaurant with drive-thru along with associated parking and landscaping.
2. The construction of the 4,393 square foot restaurant building includes a dual drive-thru facility.
3. The building entrance is proposed along the southern facade of the building with an orientation to the
interior surface parking area.
4. The proposed structure would have a height of 23 feet and 4-inches at the tallest point.
5. The building materials vary and are a combination of hardy board, corrugated metal paneling,
glass/aluminum, and stone/ledgestone accents (Exhibit 4).
6. The subject site is located on the southwest corner of the intersection of Benson Dr Sand SE 174'h St
and is currently vacant.
7. The property is located within the Commercial Corridor (Ce) Comprehensive Plan land use designation
and the Commercial Arterial (CA) zoning classification.
8. A total of 50 parking stalls are proposed.
ERe/Site Plan Report
City of Renton Department of Community fl Economic Development
MCDONALD'S -SE eARR & BEN
Administrative Site Pfan Report & Decision
WA13-001692, SA-A, MOD
Report of January 21, 2014 Page 4 of 27
9. RMC 4-4-080.F.10 requires the applicant limit the number of parking spaces based on the square
footage of the dining area. The applicant is requesting a parking modification to increase the number
of stalls located on site from the 10 parking space allowance to 50 parking spaces for the restaurant.
10. Access to the site would be provided via existing curb cuts along SE 174'h St and SE Carr Rd. Internal
access would be provided along the western boundary through an abutting property.
11. The site slopes from east to west with slopes ranging from 2 to 9 percent.
12. There are no protected trees located on site.
13. Environmental Review was completed as part of the retail/pharmacy application on the abutting site to
the south (LUA13-000051) and included an assessment of environmental impacts for a 4,300 square
foot restaurant with drive-thru, and associated infrastructure improvements (Exhibit 6).
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on February 11, 2013, the City's Environmental Review Committee issued a Determination of Non-
Significance -Mitigated (DNS-M) (Exhibit 6). A 14-day appeal period commenced on February 15, 2013
and ended on March 1, 2013. No appeals were filed. The subject proposal is consistent with the
Determination issued for the Velmier Retail Pharmacy (LUA13-000051).
15. Additionally, a Preliminary Administrative Short Plat was approved in order to subdivide the 3.01 acre
site into two commercial lots (LUA13-000618). The proposed lot sizes for Lots 1 and 2 are 1.10 acres
and 1.67 acres respectively. The remainder of the site is to be dedicated as public right-of-way. The
short plat has yet to record. The proposed McDonald's would be located on proposed Lot 1.
16. The Planning Division of the City of Renton accepted the above master application for review on
December 13, 2013 and determined it complete on December 23,2013. The project complies with the
120-day review period.
17. No public comments were received during the 14-day comment period.
18. 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.
19. The proposal requires Site Plan Review. The following table contains project elements intended to
Not
Compliant
with Site Plan Review decision as outlined in RMC 4-9-200.E:
Objective LU-AAA: Create opportunities for intensive office uses in portions of Commercial
Corridor designations including a wide range of business, financial, and professional services
supported by service and commercial/retail activities.
Policy LU-262. Support the redevelopment of commercial business districts located along
principal arterials in the City.
Policy LU-264. New development in Commercial Corridor deSignated areas should be
encouraged to implement uniform site standards, including:
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MCDONALD'S -SE CARR & BEN
Administrative Site Plan Report & Decision
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Report of January 21, 2014 Page 5 of 27
With 1) Parking preferably at the rear of the building, or on the side as a second choice;
Policy 2) Setbacks that would allow incorporating a landscape buffer; Front setback without
frontage street or driveway between building and sidewalk; and
3) Common sign age and lighting system.
Staff Comment: The applicant has proposed to exceed the front yard setback from the east
property line (Benson Drive S) beyond the 15-foot maximum front yard setback in order to
accommodate the proposed drive-thru lanes. Much of the proposed frontage landscaping
cannot be viewed by the public due to elevation difference between the building pad and
the abutting streets. The proposal does have the ability to incorporate additional
landscaping along the frontage of the site. A mixture of trees, shrubs, and groundcover,
while located below grade, would still be possible to be viewed from street and would
improve the aesthetic quality of the development and soften the appearance of the
proposed drive thru lane along the streetscape. Therefore, staff will be recommending, as a
condition of approval, the applicant be required to revise the site and landscaping plan to
provide a minimum 10-foot landscape frontage along Benson Drive Sand SE 174th st.
Policy LU-Z66_ Development within defined activity nodes should be subject to additional
design guidelines as delineated in the development standards.
Policy LU-Z68. 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 front yard setback of 10
feet which may be reduced to zero feet during the site plan development review process, provided
blank walls are not located within the reduced setback. There is a maximum front yard setback of 15
feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a
residential zone.
The following table contains setbacks for the proposed structures:
East Front Yard South Side Yard North Side Yard Along-West Rear Yard
Setback Setback a-Street Setback Setback
93-103 feet 75 feet 20-47 feet 87 feet
The proposed structure exceeds the maximum 15-foot front yard setback.
RMC 4-2-120C states that the maximum front yard setback may be modified by the Reviewing Official
the site review . the can demonstrate that the site
ERC/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -SE CARR & BEN,
Report of January 21, 2014
Administrative Site Plan Report & Decision
WA13-00169Z, SA-A, MOD
Page 6 of 27
r------------------------------------------------------------------
development plan meets the foJ/owing criteria:
a. Orients development to the pedestrian through such measures as providing pedestrian walkways
beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and
supparting alternatives to single occupant vehicle (50V) tronsportation; and
b. Creates a low scale streetscape thraugh such measures as fostering distinctive architecture and
mitigating the visual dominance of extensive and unbroken parking along the street front; and
c. Promotes safety and visibility through such measures as discouraging the creation of hidden
spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to
accommodate required parking and/or access that cauld not be provided otherwise.
The applicant has proposed to exceed the front yard setback from the east property line (Benson
Drive 5) beyond the is-foot maximum front yard setback in order to accommodate the proposed
drive-thru lanes. The applicant contends that due to a large grade differential, approximately six
feet, between the building pad and Benson Drive 5, the restaurant is unable to orient to the street
and instead the applicant is requesting to orient the building to the parking area to the south.
A replacement retaining wall, approved as part of the Velmier Retail Pharmacy Site Plan Review
(LUA13-000051), would preclude pedestrian connections from Benson Drive 5 and parking for the
use is not visually dominating along the street front. However, the proposed site plan does not
appear to demonstrate compliance with the remainder of the criteria to modify the maximum
setback. The proposal has the ability to incorporate additional pedestrian amenities on the site in
order to achieve an orientation to the pedestrian. Therefore staff recommends, as a condition of
approval, the applicant be required to revise the site plan to include additional pedestrian amenities
on site. Amenities such as outdoor group seating, benches, fountains, or public art shall be provided.
The lawn area, located to the east of the structure, should be considered when locating the
additional pedestrian amenities. The revised site plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval.
Subject to an approved Site Plan, after all conditions of approval are complied with, staff would be in
support of a modification to the maximum setback as proposed.
Building Height: Per RMC 4-2-120A building height is restricted to 50 feet unless a conditional use
permit is obtained.
The height of the proposed structure would be 21 feet and 11 inches at the tallest point of the barrel
vaulted roof. The applicant is also proposing a roof cap element on the southern fa~ade which would
have a height of 23 feet and 4-inches above grade (Exhibit 4). The proposal complies with the height
requirements of the zone.
Building Standards: Per RMC 4-2-120A the aJ/owed lot coverage is 65 percent for proposals within the
CA classification.
The proposed building would have a footprint of 4,393 square feet on the 46,391 square foot
commercial building pad resulting in a building lot coverage of approximately 9.5 percent.
Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along aJ/ public street
frontages, with the exception of areas for required walkways and driveways or thase projects with
reduced setbacks.
A conceptual landscape plan was submitted with the project application (Exhibit 3). The applicant is
proposing a range of 6 to 30 feet of landscaping along SE 174th 5t and a range of 2 to 25 feet of
landscaping along Benson Drive S. While much of the frontage landscaping cannot be viewed by the
ERC/Site Plan Report
City of Renton Department of Community" Economic Development
MCDONALD'S -SE CARR & BEN
Report of January 21, 2014
Administrative Site Plan Report & Decision
L(jAB-00169Z, SA-A, MOD
Page 7 of 27
public due to elevation difference between the building pad and the abutting streets the proposal
does have the ability to incorporate additional landscaping along the frontage of the site.
A mixture of trees, shrubs, and groundcover, while located below grade, would still be possible to be
viewed from street and would improve the aesthetic quality of the development and soften the
appearance of the proposed drive thru lane along the streetscape. Therefore, staff recommends the
applicant be required to revise the site and landscaping plan to provide a minimum 10-foot
landscape frontage along Benson Drive 5 and SE 174'h St. The revised site and landscaping plan shall
be submitted to and approved by the Current Planning Project Manager prior to building permit
approval. The applicant should consider a reduction in the 30-foot wide drive aisle to the south of
the structure in order to increase frontage landscaping along SE 174'h St and the use of compact
parking stalls to the west of the structure in order to increase frontage landscaping on Benson Drive
S.
Per RMC 4-4-080 15 square feet of landscaping per parking stall is required for parking areas with 50
stall or less. A total of 750 square feet of landscaping is required based on the 50 proposed parking
stalls. The applicant is proposing a total of 4,450 square feet of landscaping.
Landscaping is required to be dispersed throughout the parking area and must include a mixture of
trees, shrubs, and groundcover. The proposed landscape plan includes a planting plan; the proposed
tree species largely consist of red maple, weeping Alaskan cedar, raywood ash, and vine maple trees.
The shrubs proposed largely consist of: color guard yucca, Oregon grape, evergreen creeper, spirea,
Stella D' Oro daylily, and arborvitae. In general, the conceptual planting plan complies with code. A
revised and final landscaping plan will be required to be submitted and approved, by the Current
Planning Project Manager, prior to building permit approval.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas.
The sprinkler system shall provide full water coverage of the planted areas specified on the plan.
Staff recommends, as a condition of approval, the applicant submit a landscape maintenance surety
device for a period of no less than three years in sufficient amount as determined by the Current
Planning Project Manager prior to temporary occupancy permit.
Refuse and Recyclables: Per RMC 4-4-090 for retail uses require 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 flaor area shall be provided for
refuse deposit areas with a tatal minimum area of 100 square feet.
Based on the proposal for a total of 4,393 square feet of retail/eating and drinking establishment
space; a minimum area of 100 square feet of refuse and recycle .area would be required. The
applicant is proposing a 300 square foot refuse and recyclable deposit area in the southwestern
corner of the building site. The proposal complies with the refuse and recyclable standards of the
code.
Vehicles: Per RMC4-2-120 a connection shall be provided for site-to-site vehicle access ways, where
topographically feaSible, to allow a smooth flow of traffic across abutting CA parcels without the need
to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed
between a building and a public street.
This section of code is intended to provide vehicular connections to abutting commercial uses. The
proposal is bordered by right-of-way to the north and east. There is currently established access
points shared by the abutting properties to the west and south that would be maintained and not
affected by the proposal.
Critical Areas: Not applicable.
Parking: RMC 4-4-080 require a specific number of off-street parking stalls be provided based on the
ERC/Site Plan Report
City oj Renton Department oj Community ". Economic Development
MCDONALD'S -Sf CARR & BfN
Administrative Site Plan Report & Decision
WA13-001692, SA-A, MOD
Report of January 21, 2014 Page 8 of 27
amount 0/ squore footage dedicated to certain uses. The following rotios would be applicable to the
site:
Use
Eating and
Drinking
combination
sit-
down/drive-
through
restauront
Net Square Footage of Use
731 SF
Ratio
Min: 1 spaces / 75 SF
Max: 1 spaces / 75 SF
Required Spaces
Min: 10
Max: 10
Based on these use requirements, a minimum and maximum of 10 parking stalls would be required
to meet code. The applicant proposed to provide a total of 50 spaces which exceeds the parking
allowances of the code.
Modification Request
The applicant has requested a parking modification in order to vary from the parking standards by
increasing the number of allowed stalls on site from 10 to 50 parking stalls.
Section 4-4-080.F.10.d allows the Administrotor to grant modifications/ram the parking standards/or
individual cases, provided the modification meets the /ollowing criteria {pursuant to RMC 4-9-
250.D.2}:
a. Will meet the objectives and safety, function, appearance, enviranmental protection and
maintainability intended by the Code requirements, based upan saund 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 ather 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 McDonald's restaurant.
The proposal would have no negative impact relative to the environment. The applicant has
demonstrated that the high-volume nature of the restaurant and Benson Drive 5 warrants the need
for more than the maximum stalls allowed by code.
Staff supports the requested modification to the maximum number of parking spaces provided all
other conditions of approval can be complied with. For example, if parking stalls need to be reduced
in order to meet the conditions of approval related to additional landscaping.
The parking conforms to the minimum requirements for drive aisle and parking stall dimensions and
the provision of ADA accessible parking stalls.
Per RMC 4-4-080 drive-through facilities shall be so located that sufficient on-site vehicle stacking
space is provided for the handling of motor vehicles using such /acility during peak business hours.
Typically 5 stacking spaces per window are required unless otherwise determined by the Planning
Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or
extend into the public right-of-way.
The proposal complies with the on-site stacking space requirements in the code.
Sidewalks, Pathways, and Pedestrian Easements: A pedestrian connection is provided from SE 174th
St to the structure (Exhibit 2). However, additional connections should be made from the restaurant
to the existing pedestrian pathways on the larger 3.01 acre site. Staff recommends, as a condition of
approval, the applicant be required to revise the site plan in order to incorporate an additional
ERe/Site Plan Report
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MCDONALD'S -Sf CARR & BEN
Administrative Site Plan Report & Decision
LUA13-00169Z, SA-A, MOD
Report of January 21, 2014 Page 9 of 27
,--------,---,------c---,--,---c:-c:-:-----,----:--:--c-----c-----:---:c---c----.-----:---.
pedestrian connection to the larger 3_01 acre site, including to the proposed retail pharmacy to the
south. The revised site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
c. DESIGNREGULA1JDNCOMPUANCE AND C(JN1STENCY:The site:is /ocptett w}thimfJesignl5lstrictJ D'.
I{o enSure that buildings are Jocate'~imrel~tianti!sJreetsand'otherbui1dings so that theVisionof the(ity
of Renton can be rea/ized}ar ahigh-ttensity urban environment; sothat pusinesses enjoy visibility from
publicrights-of'way; -and to encourage pedestrian activity throughout the district. As demonstrated in
the table below the proposaimeerS,.the intent otthe De~ign Regulations on the basis of individual merit if
all conditions of approval are met
i. SITE DESIGN AND BUILDING LOCA T/oN:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility
from public rights-of-way; and to encourage pedestrian activity.
1. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space_ To ensure an apprapriate 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 raads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots sholl 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 pravided for.
Partial
Compliance
With The
Standard
N/A
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.
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Staff Comment: Due to the difference between the finished floor elevation of the
proposed building and the elevation of Benson Drive 5 (approximately 6-feet lower), the
applicant placed the front entry along the southern fa~ade and oriented the building to the
interior surface parking lot. In place ofthe building's orientation to the street the
applicant is proposing the drive thru portion of the site adjacent to the two street
frontages which negatively affects the mutual relationship with the development and the
public. The proposal has the ability to incorporate additional pedestrian amenities on the
site in order to achieve an orientation to the pedestrian. Therefore, staff has
recommended as a condition of approval, requiring the applicant to revise the site plan to
include additional pedestrian amenities on site. Additionally, in order to improve the
aesthetic quality of the development and soften the appearance of the drive thru lane,
staff recommended the applicant be required to revise the site and landscaping plan to
provide a minimum lO-foot landscape frontage along Benson Drive 5 and SE 174th St. If all
conditions of approval are met the proposal would satisfy the intent of this standard.
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.
2. 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
ERC/Site Plan Report
City of Renton Deportment of Community 0 Economic Development
MCDONALD'S -SE CARR & BEN
Administrative Site Plan Report & Decision
WA13-00169Z, SA-A, MOD
Report of January 21, 2014 Page 10 of 27
architectural character of the building. The primary entry shall be the most visuolly prominent entry.
Pedestrian access to the building fram the sidewalk, parking lots, and/or ather 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
Not
street, shall be praminent, visible fram the street, connected by a walkway to the public
Compliant sidewalk, and include human-scale elements.
With Staff Comment: Due to the difference between the finished floor elevation of the proposed
Standard, building and the elevation of the Benson Drive 5 (approximately 6-feet lower), the
Compliant placement of the front entry is along the southern fa~ade and orients to the interior
with Intent surface parking lot and development on the remainder of the site. The primary entrance
and incorporates a canopy, glazing panels and an entry sign. The enhanced architectural
Guideline elements, at the primary entrance, increase visibility as viewed by the pedestrian
connections making the primary entrance convenient for pedestrians to access.
Therefore, the proposal complies with the intent and guidelines of this standard.
.,. Standard: A primary entrance of each building shall be made visibly praminent by
incorporating architectural features such as a facade overhang, trellis, large entry doors,
and/or ornamental lighting.
N/A Standard Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather pratection at least four
and one-haltfeet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet
(30') in height shall also ensure that the weather pratectian is proportional to the distance
above graund level.
N/A Standard: Building entries fram a parking lot shall be subordinate to those related to the
street.
Partial Standard: Features such as entries, lobbies, and display windows shall be oriented to a
Compliance street or pedestrian-oriented space; otherwise, screening or decorative features should be
With incorporated.
Standard Staff Comment: Due to the difference between the finished floor elevation of the proposed
building and the elevation of the Benson Drive 5 (approximately 6-feet lower), the
applicant placed the front entry along the southern fa~ade and oriented the structure to
the interior surface parking lot. The applicant has proposed to utilize landscaping along
the frontages of the site in order to meet the intent of this standard to provide a quality
pedestrian experience and further the urban character of the district. However, the
proposal does not completely enhance the overall quality of the pedestrian experience on
the site. Staff has recommended as conditions of approval the provision of additional
pedestrian amenities and additional landscaping. Additionally, staff is recommending, as a
conditional of approval, that the applicant submit elevations for decorative
fencing/screening to be provided along Benson Drive 5 and SE 174'h St. The
fencing/screening elevations shall incorporate decorative features which enhance the
overall quality of the pedestrian experience along Benson Drive Sand SE 174'h St. The
revised elevations shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit approval. If all conditions of approval are met the
proposal would satisfy the intent of this standard.
.,. Standard: Multiple buildings on the same site shall direct views to building entries by
praviding a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Standard: Graund floor residential units that are directly occessible from the street shall
N/A include entries fram frant yards to pravide transition space from the street or entries fram
an open space such as a courtyard or garden that is accessible fram the street.
3. Transition to Surrounding Development:
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Report of January 21,2014 Page 11 of 27
Intent: To shape redevelopment projects so that the charocter 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 develapment in terms of building height, bulk and scale.
Standard: At least one of the fallowing design elements shall be considered to promote a
transition to surrounding uses:
(a) Building proportions, including step-backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller
increments; or
'" (c) Roof lines, roof pitches, and roof shapes designed ta 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.
4. Service Element Lacatian and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and lacated so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclasure with fencing that is made of quality materials.
'"
Standard: Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
Standard: In addition ta standard enclosure requirements, garbage, recycling collection, and
utility areas shall be enclosed an all sides, including the roof and screened around their
perimeter by a wall ar fence and have self-closing doors.
Not Staff Comment: The applicant's submittals did not include elevations for the refuse and
Compliant recyclable enclosure. Therefore, staff recommends as a condition of approval, the applicant
With be required to submit revised elevations for the refuse and recyclable enclosure. The
Standard service enclosure shall be made of masonry, ornamental metal and/or wood and must be
enclosed on all sides, including a roof. The revised elevations shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval. If this
condition of approval is met the proposal would satisfy this standard.
Not
Compliant Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some
With combinatian of the three (3).
Standard Staff Comment: See condition above.
N/A Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
landscaped planting strip, minimum 3 feet wide, shall be located an 3 sides of such facility.
S. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways shauld be provided. While gateways should be distinctive within
the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffiC the uniqueness and prominence of their locations in the
City. Examples of these types of features include monuments, public art, and public plazas.
N/A Standard: Developments located at district gateways shall be marked with visually
prominent features.
ERC/Site Plan Report
City of Renton Department of Community fl. Economic Development
MCDONALD'S -Sf CARR & BfN
Administrative Site plan Report & Decision
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Report of January 21, 2014 Page 12 of 27
N/A Standard Gateway elements shall be oriented toward and scaled for both pedestrians and
vehicles.
Standard: Visual prominence shall be distinguished by twa (2) or more of the following:
1) Public art;
2) Special landscape treatment;
N/A 3) Open space/plaza;
4) Landmark building form;
5) Special paving, unique pedestrian scale lighting, or bollards;
6) Prominent architecturol features (trellis, arbor, pergola, or gazebo);
Neighborhood or district entry identification (commercial signs do not qualify).
i/_ PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Vii/age; incorporote various
modes of transportation, including public moss transit, in order to reduce traffiC volumes and other
impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the
impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facodes; minimize the visual impact of
parking lots; and use access streets and parking to maintain an urban edge to the district.
1. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lats primarily in back
af buildings.
Guidelines: Surface parking shall be located and designed sa as ta 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 sholl be locoted 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. ., Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscoping, and/or gateway features as dictated by location.
2. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured
parking; physically and visually integrate parking garages with other uses; and reduce the overall impact
of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
camplementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/ar details to the primary building(s) should
be used to enhance garages.
N/A Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage width.
Standard: The entire facade must feature a pedestrian-oriented facade. The Administratar of
the Deportment of Community and Economic Development may approve parking structures
that da not feature a pedestrian orientation in limited circumstances. If allowed, the
N/A 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.
fRC/Site Plan Report
City of Renton Department of Community Jl. Economic Development
MCDONALD'S -SE CARR & BEN
Administrative Site plan Report & Decision
WA13-001692, SA-A, MOD ----,
Report of January 21, 2014 Page 13 of 27
.--
Standard: Parking garages at grade shall include screening or be enclosed from view with
N/A treatment such os walls, decorative grilles, trellis with landscoping, or 0 combination of
treatments. -
Standard: The Administrator of the Department af Community and Economic Development
or designee may allow a reduced setback where the applicant can successfully demanstrate
that the landscaped area and/or other design treatment meets the intent af 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);
N/A (b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-cave red trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent af this standard ..
3. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to porking 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 fram alleys, when available. If not
available, access shall occur at side streets.
,/ Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewolk is minimally impeded.
iii. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Vii/age by
creating pedestrian networks and by providing strong links from streets and drives to building entrances;
moke the pedestrian environment sofer and more convenient, comfortable, and pleasant to walk
between businesses, an sidewalks, to and from access points, and through parking lats; and promote the
use af multi-modal and public transportation systems in order to reduce other vehicular traffic.
1. Pedestrian Circulation:
Intent: To creote 0 network of linkoges for pedestrians to improve safety and convenience and enhance
the pedestrion environment.
Guidelines: The pedestrian environment shall be given priority ond importonce in the design of projects.
Sidewalks and/or pothwoys 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 ond drivers.
Standard: A pedestrian circulation system af pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
Partial (a) Pathways shall be located so that there are clear sight lines, to increase safety.
Compliance (b) Pathways shall be an all-weather or permeable walking surface, unless the
With applicant can demonstrate that the proposed surface is appropriate for the
Standard anticipated number of users and complementary to the design of the development.
Staff Comment: The applicant is proposing a pedestrian connection to SE 174th St from the
primary entry. Pedestrian pathways appear to be provided from the parking area to the
entrances as well. However, additional connections should be made within the larger 3.01
acre site in order to promote safe and efficient pedestrian access throughout the site for
ERe/Site Plan Report
City of Renton Department of Community 0 Economic Devefopmen t
MCDONALD'S -SE CARR & BEN
Administrative Site Plan Report & Decision
WA13-001692, SA-A, MOO
Report of January 21, 2014 Page 14 of 27
existing and future neighboring uses. Staff has recommended, as a condition of approval,
the applicant be required to revise the site plan in order to incorporate additional
pedestrian connections to other uses on the larger 3.01 acre site. If this condition of
approval is met the proposal would satisfy this standard.
Standard: Pathways within parking areas shall be provided and differentiated by material
or texture (i.e., roised 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.
Not Staff Comment: The applicant is proposing a pedestrian connection to SE 174th St from the
Compliant primary entry. However, there is not a differentiation in materials across the drive aisle
With for the anticipated connection to the remainder of the 3.01 acre site (Exhibit 2). Therefore,
Standard staff recommends as a condition of approval the applicant revise the site plan to depict a
differentiation in materials for all pedestrian connections within parking areas and/or drive
lanes on site. The revised site plan shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval. If this condition of approval
is met the proposal would satisfy this standard.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least
./
12 feet in width. The walkway shall include an 8 foot minimum unobstructed
walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierorchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accammodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
3. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
camfortoble for pedestrians; and provide publicly accessible areas that function for a variety of activities,
at all times of the year, and 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 incorporote plants, particularly at building
entronces, in publicly accessible spaces and at facades along streets, shall be provided.
Not Staff Comment: The applicant has not proposed architectural elements along the building's
Compliant facade incorporating plants (Exhibit 4). However, the applicant has partially achieved an
With attractive space that is inviting and comfortable for pedestrians with the landscaping area
Standard to the east of the structure. Staff has recommended a condition of approval that requires
the applicant to revise the site plan to depict pedestrian amenities within the landscape
area. If this condition of approval is complied with, the proposal would meet comply with
this standard.
Standard: Amenities such as outdoor group seating, benches, tronsit shelters, fountains,
Not and public art shall be provided.
Compliant (a) Site furniture shall be made af durable, vandal-and weather-resistant materials
With that do not retain rainwater and can be reasonably maintained over an extended
Standard period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
ERe/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -SE CARR & BEN
Administrotive Site plan Report & Decision
LUA13-001692, SA-A, MOD
Report of January 21, 2014 Page 15 of 27
--
Staff Comment: See comment above.
Standard: Pedestrian overhead weather protection in the farm of awnings, marquees,
Not canopies, or building overhangs shall be provided. These elements shall be a minimum of
Compliant 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing
With the street, a maximum height of 15 feet above the graund elevation, and na lower than 8
Standard, feet abave graund level.
Compliant Staff Comment: The applicant has proposed increased setbacks between the sidewalk and
with Intent the structure. As a result, pedestrians are not able to walk adjacent to the structure along
and the street. Therefore, weather protection would not be functional in this case and was not Guideline
provided. The applicant has provided weather protection over proposed entrances and the
proposal complies with the intent and guidelines of the standard.
iv. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in canvenient
locations. To create usable and inviting open space that is accessible to the public; and to promate
pedestrian activity on streets particularly at street carners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the
street corner to emphasize pedestrian activity (illustrotion below). Recreation and common open space
areas are integrol aspects of quality development thot encouroge pedestrians and users_ These areas
sholl be provided in an amount thot is odequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A Standard: All mixed use residential and attached housing developments of ten flO) or more
dwelling units shall provide cammon opens space and/or recreation areas.
N/A Standard: Amount of cammon space or recreation area to be provided; at minimum fifty (50)
square feet per unit.
Standard: The location, layout, and proposed type of common space or recreation area shall
N/A be subject to approval by the Administrator of the Department of Community and Economic
Development or designee.
Standard: At least one of the following shall be pravided in each open space and/or
recreation area (the Administrator of the Department of Community and Ecanomic
Development or designee may require more than one of the following elements for
developments having more than one hundred (100) units);
(a) Courtyards, plazas, or multi-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such
spaces above the street level must feature views or amenities that are unique to
N/A the site and are provided as an asset to the development;
(c) Pedestrian carridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to, tennis/sports caurts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) Children's play spaces that are centrally located near a majority of dwelling units
and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
Standard: All buildings and developments with over thirty thousand (30,000) square feet of
N/A 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;
(a) Visual and pedestrian access (including barrier-free access) to the abutting
ERe/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -SE CARR & BEl
Administrative Site Plan Report & Decision
LUA13-001692, SA-A, MOD
Report of January 21, 2014 Page 16 of 27
structures from the public right-of-way or a nonvehicular courtyard; and
(b) Paved walking sUrfaces of either concrete or approved unit paving; and
(c) On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
(d) 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.
Standard: The following areas shall not count as pedestrian-oriented space for buildings and
developments with over thirty thousond (30,000) squore feet of nonresidential uses:
(a) The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
N/A oriented spoce 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 obut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
N/A Standard: Outdoor storage (shopping carts, potting soil bogs, firewood, etc.) is prohibited
within pedestrian-oriented space.
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(a.k.a. SE Carr Rd).
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. Faurth at:
a) Duvall Avenue N.E.;
b) Manroe Avenue N.£.; and
c) Unian Avenue N.E.
S) Grody Areo: Intersectians with Grady Way at:
a) Lind Avenue S. W.;
N/A b) Rainier Avenue S.;
c) Shattuck Avenue S.; and
d) Talbot Raad S.
6) Puget Area: Intersection of s. Puget Drive and Bensan Raad S.
7) Rainier Avenue Area: Intersectians with Rainier Avenue S. at:
a) Airport Way/Rentan Avenue S.;
b) S. Third Street/So w. Sunset Baulevard;
c) S. Faurth Street; and
d) S. Seventh Street.
8) North Rentan Area: Intersectians with Park Avenue N. at:
a) N. Faurth Street; and
b) N. Fifth Street.
9) Northeast Sunset Area: Intersections with N.£. Sunset Boulevard ot:
a) Duvall Avenue N.E.; ond
(e) Unian Avenue N.E.
N/A Standard: The public plaza shall measure no less than one thausand (1,000) square feet with
a minimum dimension af twenty feet (20') an ane 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.
ERC/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -SE CARR & BEl
Administrative Site Plan Report & Decision
WA13-001692, SA-A, MOD
Report of January 21, 2014 Page 17 of 27
v. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scole, and uses appropriate building materials that are suitable for the Pocific Northwest climate. To
discourage franchise retail architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scole; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential
buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
mare than forty feet (40').
Staff Comment: The applicant has not proposed modulation along the building's northern
and eastern fa~ades (Exhibit 4). The applicant has partially met the intent ofthis standard to
Not achieve visual interest with the use of landscaping. However, the blank walls along the
Compliant northern and eastern street fa~ades are only partially buffered by landscaping (Exhibit 3).
With And in some cases the public sidewalk immediately abuts the drive thru lane with little to no
Standard separation between pedestrians and vehicles. The use of a variety of vegetation along the
property edge within a wider landscaping strip would help to create human scale, add visual
interest along the blank fa~ade and create a safe separation between vehicles and
pedestrians. Staff has recommended a condition of approval requiring the applicant submit
a revised landscape plan depicting additional landscaping along the frontage of the site. If
all conditions of approval are met the proposal would satisfy the intent of this standard.
./ 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 scole of the focode;
or provide an additional special feature such as a clock tower, courtyard, fountain, or public
gathering area.
2. Graund-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view
have visual interest.
Guidelines: The use af material variations such as colars, 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 pravided along the facade's ground floor.
Staff Comment: The applicant has not proposed human-scaled elements such as lighting
Not fixtures, trellises, or other landscape features along the majority of the building's northern
Compliant and eastern fa~ades (Exhibit 4). Additionally, the proposal does not comply with the
With ground·level detail standards for glazing and untreated blank walls. The condition above,
Standard for additional vegetation within the front yard and side yard along a street setback would
partially meet the intent of this standard. However, the primary fa~ade needs additional
human scale elements in order to reinforce a pedestrian oriented development.
Architectural detailing elements including additional glazing, contrasting materials, or
special detailing would bring the proposal into compliance with the intent of this standard
ERe/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -SE CARR & BEl
Administrative Site Pfan Report & Decision
WA13-001692, SA-A, MOD
Report of January 21, 2014 Page 18 of 27
to create a more prominent street building fa~ade. Therefore, staff recommends as a
condition of approval, that the applicant submit revised elevations depicting added
architectural detailing elements including additional glazing, contrasting materials, or
special detailing along the northern and eastern building facades. The revised elevations
shall be submitted to and approved by the Current Planning Project Manager prior to
building permit approval. If all conditions of approval are met the proposal would satisfy
the intent of this standard.
Not Standard: On any facade visible ta the public, transparent windows and/or daors are
Compliant required to comprise at least 50 percent of the partion of the ground floor facade that is
With between 4 feet and 8 feet above ground (as measured on the true elevation).
Standard Staff Comment: See condition above.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility into
and out of the building. Hawever, screening may be applied to pravide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
N/A Standard: Display windows shall be designed far frequent change of merchandise, rather
than permanent displays .
./ Standard: Where windows or storefronts occur, they must principally contain clear glazing.
'" Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall {including building facades and retaining walls}
is considered a blank wall if:
Not {a} It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
Compliant has a horizontal length greater than 15 feet}, and does not include a window, door,
With building modulation or other architectural detailing; or
Standard {e} Any portion of a ground floor wall has a sUrface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: See condition above.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with one
or more of the following:
{a} A planting bed at least five feet in width containing trees, shrubs, evergreen
Not graund cover, or vines adjacent to the blank wall;
Compliant {b} Trellis or other vine supports with evergreen climbing vines;
With {c} Architectural detailing such as reveals, contrasting materials, or other special
Standard detailing that meets the intent of this standard;
{d} Artwork, such as bas-relief sculpture, mural, or similar; or
{e} Seating area with special paving and seasonal planting.
Staff Comment: See condition above.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual cantinuity of the district.
Guidelines: Building raof lines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
'" {a} Extended parapets;
{b} Feature elements projecting above parapets;
{c} Projected cornices;
{d} Pitched or sloped roofs
ERe/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -Sf CARR & Bfl
Administrative Site Plan Report & Decision
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Report of January 21, 2014 Page 19 of 27
__ '0 ___ .-
(e) Buildings containing predaminantly residential uses shall have pitched raafs with
a minimum slope of one to four (1:4) and shall have dormers or interesting raof
forms that break up the massiveness of an uninterrupted sloping roof
4. Building Materials:
Intent: Ta ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest ta the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and af high quality. Material variation shall be used to create visual appeol and
eliminate manotony af facodes. This shall occur an all facodes in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced ta create
variation and enhance their visual appeal.
./'
Standard: All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished on all sides with the same building materials, detailing, and color scheme,
or if different, with materials of the same quality.
./' Standard: All buildings shall use material variatians such as colors, brick or metal banding,
patterns or textural changes
Standard: Materials shall be durable, high quality, and consistent with more traditional
Partial urban development, such as brick, integrally colored concrete masonry, pre-finished metal,
Compliance stone, steel, gloss and cost-in-place concrete.
With Staff Comment: In order to ensure that quality materials are used, staff recommends the
Standard applicant submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval. If this condition of approval is met the
proposal would satisfy this standard.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating 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
masonry materials.
vi. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; pravide 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: Frant-lit, graund-mounted monument signs are the preferred type of freestanding sign. Blade
type signs, praportional 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 calor nor overly lit, although creative design, strang accent colors, and interesting sUrface
materials and lighting techniques are encouraged.
N/A Standard: Entry signs shall be limited to the name of the larger development.
N/A Standard: Corporate logos and signs shall be sized apprapriately for their locotian.
N/A Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall
building design.
N/A 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.
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
N/A shrubs) to pravide seasonal interest in the area surrounding the sign. Alternately, signage
may incorporate stone, brick, or other decorative materials as appraved by the Director.
N/A Standard: All of the following are prahibited:
ERC/Site Plan Report
City of Renton Department of Community & Economic Development
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Page 20 of 27
a. Pole signs;
b. Raaf signs; and
c. Bock-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8
vii_ LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that impraves pedestrian safety and alsa that creates visual interest in the building
and site the haurs shall be
Not
Compliant
with
Standard
Not
Compliant
with
Standard
Not
Compliant
With
Standard
Standard: Pedestrian-scale lighting shall be pravided at primary and secondary building
entrances. Examples include sconces an building facades, awnings with down-lighting and
decorative street lighting.
Staff Comment: A lighting plan was not provided with the application; therefare staff
recommends a condition of approval that lighting plan be provided that complies with the
Design District standards. Staff recommends, as a condition of approval, the applicant be
required to provide a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties at the time of building permit review. The lighting
plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval. If this condition of approval is met the proposal would satisfy this
standard.
Standard: Corporate logos and signs shall be sized appropriately for their location.
Standard: Accent lighting sholl 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 ortwork.
Staff Comment: The primary fa~ade needs additional human scale elements in order to
reinforce a pedestrian oriented development (Exhibit 4). ornamental lighting fixtures would
create a more prominent primary building fa~ade. Therefore staff recommends, as a
condition of approval, the applicant be required to submit revised elevations depicting
ornamental lighting fixtures along the southern and western building facades. The revised
elevations shall be submitted to, and approved by, the Current Planning Project Manager
prior to building permit approval. If all conditions of approval are met the proposal would
the intent of this standard.
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 provisionsloeated in RMC 4-4-075, Lighting, Exterior
On-Site (i.e., signage, governmental flags, temporary holidoy or decorotive lighting, right-of-
way-lighting, etc.}.
See condition above.
Structures: Restricting overscole structures and overconcentration of development on 0 particular
portion of the site.
The 1.10 acre building pad is approximately the northern half of the larger 3.01 acre site. The subject
site would contain an additional structure on the southern "half' of the site Retail
ERe/Site Plan Report
City of Renton Deportment of Community P-Economic Development
MCDONALD'S -Sf CARR & Bf,
Administrative Site Plan Report & Decision
W!l13-001692, SA-A, MOD
Report of January 21, 2014 Page 21 of 27
The structures would be evenly spaced across the site. The proposed restaurant structure would be
located in the central portion of the pad along the northern border. There is not a concentration of
development on the site. The surrounding uses are zoned CA and are similar in scale. The scale,
height, and bulk of the proposed building is appropriate for the site, and is anticipated to be
architecturally compatible with future development in the project vicinity.
Circulatian: Providing desiroble transitions ond linkages between uses, streets, walkways and
adjacent properties.
A pedestrian connection is provided from SE 174th St to the structure (Exhibit 2). However,
additional connections should be made from the restaurant to the existing pedestrian pathways on
the larger 3.01 acre site. Staff recommended a condition of approval requiring the applicant to
revise the site plan in order to incorporate an additional pedestrian connection to the larger 3.01
acre site.
Loading and Starage Areas: Locoting, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties.
If all conditions of approval are complied with the development would be screened via landscaping
along the site frontage and within the parking area. There does not appear to be landscaping used
to screen the proposed transformer box east of the restaurant. Therefore, staff recommends as a
condition of approval, the applicant be required to revise the landscape plan to depict a vegetated
screen around the electrical transformer box. The revised landscape plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
Views: Recognizing the public benefit and desirobility of maintaining visual accessibility to attroctive
natural features.
There are territorial views to the west, but no large attractive natural features on or near the site for
which to maintain visual accessibility. Therefore, the proposed height of the structure is appropriate
for this situation. The applicant has proposed to limit the height of most ofthe proposed structure to
24 feet which mitigate view impacts from surrounding properties.
Landscaping: Using londscoping to provide transitions between development and surrounding
properties to reduce noise and glare, maintain privacy, and generolly enhance the appearonce of the
project.
See Landscaping discussion under Findings Section 19.b.
Lighting: Designing and/or plocing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets
As stated above a lighting plan was not provided with the project materials. Staff recommended, as a
condition of approval, the applicant be required to provide a lighting plan that adequately provides
for public safety without casting excessive glare on adjacent properties at the time of building permit
review.
If. ,,~ '.','.' . .......,:. ;}",'" ·'l:;~'[1';·< •. ...... ...,._, ·'L .. t. ... . [.~~£:;.;.;x...,; . ......... .hl~'"F".
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation.
The project is located in an area of commercial uses. All the surrounding parcels are zoned
Commercial Arterial (CA). Commercial/service uses are abutting/adjacent to the subject site in all
directions.
The proposed restaurant structure would be located in the central portion of the building pad along
the northern border. The ~ drive thru lane would be foO' cuv, umalely located along the
ERC/Site Plan Report
City of Renton Department of Community C Economic Development
MCDONALD'S -SE CARR & BEl
Report of January 21, 2014
Administrative Site Plan Report & Decision
LUA13-00!692L SA:A, MOD
Page 22 of 27
southern and eastern facades of the structure (Exhibit 2)_ The proposed structure and drive thru
lanes are located as far from abutting properties as possible. The applicant is proposing a total of SO
surface parking stalls to the north of the structure. The building will meet all required setbacks from
property lines with the exception of the maximum front yard setback along Benson Drive S.
The proposed restaurant use is anticipated to be compatible with future surrounding uses as
permitted in the CA zone.
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 praposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle
needs.
The scale of the proposed restaurant would be most prominently visible from the SE 174'h SI. The
scale and bulk of the building is also reduced through the use of differing materials on the building
facades, building articulation and modulation and differing roof profiles. The building materials vary
and are a combination of hardy board, corrugated metal paneling, glass/aluminum, and
stone/ledgestone accents. Architectural features such as roof cap and aluminum trellis elements
have been incorporated into the primary entrance design (Exhibit 4).
The proposed structure would not have a significant impact on light access or air movement on
adjacent properties. The use of the project is not influenced by factors of light or air. The design of
the structures would not result in excessive shading of the property.
Natural Features: Pratection of the natural landscape by retaining existing vegetation and soils, using
topography to reduce undue cutting and filling, and limiting impervious surfaces.
The site currently contains does not contain any mature vegetation. Topographically, the site slopes
from east to west with slopes ranging from 2 to 9 percent. A geotechnical report for the site was
submitted. Information on the water table and soil permeability with recommendations of
appropriate flow control BMP options were included (Exhibit 8).
No additional grading is needed for the proposal. Approximately 6,000 cubic yards of on-site
material was excavated as part of the Velmier Retail Pharmacy permits (LUA13-000051). Following
development, impervious surface coverage will be approximately 80 percent.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and
privacy where needed, to define and enhance open spaces, and generolly to enhance the appearance
of the project. Landscaping also includes the design and protection of planting areas so that they are
less susceptible to damage from vehicles or pedestrian movements.
See landscaping discussion under Findings Section 19.b.
g!iACt$Si·iC ·".1 ;·'~",·.?l{i ·u.;;' "'.;;;1·.51,' ,···:i···.·;-2·.{ifi" 'Ii',." •... ,;;;" '·;fii::';;'.;;.··'· ;.. ..". ::·";l',·::·:·.·.;;;' •• ,;;P.§1j.-,·',, . . ..•• . "','. '. ·.Z·;.,; iii::. ..;'.,.,... ;OJ-., .•
Location and Consolidation: Providing access points on side streets or frontage streets rother 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; Benson Drive S, and 174'h Ave SE. The applicant is proposing
to access the site at three access points; south, west, and north. The north access point, along SE
174'h St, would be the primary curb cut to serve the site. Secondary access would be provided from
the south access point along SE Carr Rd and internal access at the west access point would be used
sparsely.
The City has analyzed the secondary ingress/egress point along SE Carr Rd and has determined that
ERe/Site Plan Report
City of Renton Department of Community ~ Economic Development
MCDONALD'S -Sf CARR & 8f~
Administrative Site Plan Report & Decision
WA13-001692, SA-A, MOD
Report of January 21, 2014 Page 23 of 27
the existing access point, which allows left-in/left-out turns can remain as is. However, the allowance
of the full access would not limit the City in the future to install a median, limiting access, if safety
concerns develop (Exhibit 5).
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 of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking,
turnarounds, walkways, bikeways, and emergency access ways.
The site development would include 50 parking stalls (2 ADA accessible and 48 standards stalls)
within the surface lot, which comply with the parking requirements far the proposed use. The
applicant has proposed 90 degree head-in parking using a two way circulation pattern and has aisle
widths of 24 and 30 feet which comply with the aisle width standards of the code. Internal
pedestrian connections to the existing public sidewalk network are proposed in order to provide safe
and efficient pedestrian access throughout the site and to other abutting sites.
Loading and Delivery: Separoting loading and delivery areas from parking and pedestrian areas.
There are no dedicated loading or delivery areas proposed on site.
Transit and Bicycles: Providing tronsit, carpools and bicycle facilities and access.
Per RMC 4-4-080F.ll the number of bicycle parking spaces shall be 10 percent 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 stalls are required to be provided. While the applicant indicates four
bicycle parking stalls would be provided on site it is unclear where those stalls will be located. Staff
recommends, as a condition of approval, the applicant submit a revised site plan depicting bicycle
parking in conformance with RMC4-4-080F.ll. The revised site plan shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval.
Pedestrians: Providing safe and attroctive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
See Sidewalks, Pathways, and Pedestrian Easements discussion under Findings Section 19.b .
. 11. 'i:JffEN Si>AtE:·.ln(;{)fPorqt;ng.gpe;Tl;.~P9C~.·tq.r~ervti·:as···qiSttnC:tiViptiHed.foc.alpoill~.·affd.tq.prolli(je
I:Jde.q~(Jte;f!.ft!lls;'f.or passi.;e·'aIli1·'aC:tiV~iec;e;iJtiori~y t~~o'q@ohf§l.lJSef;jof4:lfesi(~, .d....·. '. ···.io1.
The applicant has partially achieved an attractive space that is inviting and comfortable for pedestrians
with the landscaping area proposed to the east of the structure. Staff has recommended a condition of
approval requiring the applicant to revise the site plan to depict pedestrian amenities within the
landscape area (Exhibit 3).
(.r,VIE1¥5ANiJ:PUBUC~tCE~:.\-1.Ih~n·~slb!~fJr¥,lf1infJ;liieW"iO.rrifJqfs!.tp.sho(eJin~f.l:JnfJfylt.·.~(1ini~gI}fi.
iTlcof(J9ratingpuWc occesstftsharelines, .• · .•...... ...• .. '.' .•.. ,·.. .. :ir."L •.. :j .. i,"'''!''' _d; .... . .......... ..•••. ..•••••.•. ••••. .. '.' .. , ... .......... .' ,'0'.' ....•• .......... ......... -..
The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access
requirement is not applicable as the site is not adjacent to a shoreline.
j.:.~.ryffj!Lsf~:···..,.~raf/qrg~tff!e~r~I~~~f$j~~.Pfl:Jti}Cf.eJ..i~tillg&atutiJI.~Yiteln""~:fvh~e aijJ.(ica~~~ ....... .
There are no natural systems located on site with the exception of drainage flows.
fc.~tftJIIJ€SA'·"J?'lV.f~$(lEr .. Maf(fllgl:i~i1abk pubfic se.tvic~aTlr:f.taciliti~S tg.-'gt"c$[nmg~ate·:the
pr6@Si3'd:lise:ji' . ./<>.1,,,[["".' .. , / ..: .'. ...... ..•.....
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish
ERC/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -Sf CARR & BEN
Administrative Site Plan Report & Decision
WA13-001692, SA-A, MOD
. -----
Report of January 21, 2014 Page 24 of 27
services to the proposed development; if the applicant provides Code required improvements and fees.
The applicant would be required to pay an appropriate Fire Impact Fee. Currently this fee is assessed at
$0.52 per square foot of new building area.
Parks and Recreation: Not Applicable
Drainage: Runoff from the site is collected in existing catch basins onsite and conveyed through
storm drainage pipes to the southwest corner of the site. The water then leaves the site and enters
the public storm drainage system comprised of ditches and drain lines. A preliminary drainage plan
and drainage report for the entire 3.01 acre site was submitted with the site plan application for the
Velmier Retail Pharmacy (LUA13-000051), prepared by URS, dated January 9,2013 (Exhibit 7).
The report addressed compliance with the 2009 King County Surface Water Manual (KCSWM) and
the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. A drainage plan and report
showing new catch basin inlets, storm drainage pipes, flow control, and water quality facilities has
been approved.
Transportation:
The applicant provided a Traffic Impact Analysis, as part of the site plan application for the Velmier
Retail Pharmacy (LUA13-000051), prepared by URS, dated September 21, 2012 (Exhibit 5). Based on
the provided study the proposed retail pharmacy would generate 1,435 weekday daily trips. The
study calculated the trip generation for the existing uses at 2,266 trips leaving an excess of 831 trips.
Therefore, there are no new net weekday trips and a Traffic Impact Fee would not apply for the
proposed retail pharmacy.
The applicant is requesting the excess 831 trips be credited to the proposed restaurant. A trip credit
for the restaurant would be analyzed as part of the McDonald's construction permit review. It is
likely staff would support such a request.
To accommodate the City's complete street standards, dedication of right-of-way was acquired on
Benson Drive S as part of the Velmier Short Plat (LUA13-000618). Right-of-way improvements include
the following:
Benson Drive 5
A IS-foot right-of-way dedication was completed along the west side of Benson Drive S.
Improvements along both Benson Drive S include an 8-foot planting strip, 12-foot sidewalk (shared
bike/pedestrian lane), and an additional 2-feet at the back ofthe sidewalk.
SE 174Th Street
Street improvements along SE 174th St would include 18 feet of paving from the centerline, an 8-foot
planting strip and a 6-foot sidewalk.
Schools:. Not Applicable.
Water and Sewer: Water and sewer service will be provided by Soos Creek Water and Sewer District.
A sewer and water availability certificate will be required to be submitted to the City prior to building
permit approval
:::: .. , .... . ~'." .. ·.:.J';tt..;~·u.··~ •• >l •• ·~·····it'''''i ....... . .....
I G. CONCLUSIONS:
1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met.
fRC/Site Plan Report
City of Renton Deportment of Community 9. Economic Development
MCDONALD'S -SE CARR & BH
Administrative Site PIon Report & Decision
WA13-001692, SA-A, MOD
Report of January 21, 2014 Page 25 of 27
2. The proposal is compliant and consistent with the plans, policies, regulations and approvals.
3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the
conditions of approval are complied with.
4. The proposed use is anticipated to be compatible with existing and future surrounding uses as
permitted in the CA zoning classification.
5. The scale, height and bulk of the proposed structure is appropriate for the site.
6. Safe and efficient access and circulation has been provided for all users.
7. The proposed structure would not block view corridors to shorelines or Mt. Rainier.
8. There are adequate public services and facilities to accommodate the proposed use.
9. Adequate parking for the proposed use has been provided.
10. 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.
11. 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.
12. 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.
I H. DECISION:
The proposed Site Plan and Parking Modification for McDonald's -SE Carr Rd & Benson Drive, File No. LUA13-
001692, SA-A, MOD are approved. The proposal is subject to the following conditions:
1. The applicant shall comply with the 1 mitigation measure issued as part of the Determination of Non-
Significance Mitigated, dated February 11, 2013 (Exhibit 6).
2. The applicant shall revise the site plan to include additional pedestrian amenities on site. Amenities
such as outdoor group seating, benches, fountains, or public art shall be provided. The lawn area,
located to the east of the structure, should be considered when locating the additional pedestrian
amenities. The revised site plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit approval.
3. The applicant shall revise the site and landscaping plan to provide a minimum 10-foot landscape
frontage along Benson Drive Sand SE 174th St. The revised site and landscaping plan shall be
submitted to and approved by the Current Planning Project Manager prior to building permit approval.
The applicant should consider a reduction in the 30-foot wide drive aisle to the south of the structure in
order to increase frontage landscaping along SE 174th St and the use of compacts parking stalls to the
west of the structure in order to increase frontage landscaping of Benson Drive S.
4. The applicant shall submit a landscape maintenance surety device for a period of no less than three
years in sufficient amount as determined by the Current Planning Project Manager prior to temporary
occupancy permit.
ERC/Site Plan Report
City of Renton Department of Community & Economic Development
MCDONALD'S -Sf CARR & Bf~
Report of January 21, 2014
Administrotive Site Pion Report & Decision
WA13-001692, SA-A, MOD
Page 26 of 27
5. The applicant shall be required to revise the site plan in order to incorporate an additional pedestrian
connection to the larger 3.01 acre site, including to the proposed retail pharmacy to the south. The
revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to
building permit approval.
6. The applicant shall revise the site plan to depict a differentiation in materials for all pedestrian
connections within parking areas and/or drive lanes on site. The revised site plan shall be submitted to
and approved by the Current Planning Project Manager prior to building permit approval. If this
condition of approval is met the proposal would satisfy this standard.
7. The applicant shall submit elevations for decorative fencing/screening to be provided along Benson
Drive 5 and SE 174th St. The fencing/screening elevations to be provided shall incorporate decorative
features which enhance the overall quality of the pedestrian experience along Benson Drive 5 and SE
174th St. The revised design shall be submitted to, and approved by, the Current Planning Project
Manager.
8. The applicant shall be required to submit revised elevations for the refuse and recyclable enclosure.
The service enclosure shall be made of masonry, ornamental metal and/or wood and must be enclosed
on all sides, including a roof. The revised elevations shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
9. The applicant shall submit revised elevations depicting added architectural detailing elements including
additional glazing, contrasting materials, or special detailing along the northern and eastern building
facade. The revised elevations shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
10. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval.
11. The applicant shall be required to provide a lighting plan that adequately provides for public safety
without casting excessive glare on adjacent properties at the time of building permit review. The
lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
12. The applicant shall be required to submit revised elevations depicting ornamental lighting fixtures along
the southern and western building facades. The revised elevations shall be submitted to, and approved
by, the Current Planning Project Manager prior to building permit approval.
13. The applicant shall be required to revise the landscape plan to depict a vegetated screen around the
electrical transformer box. The revised landscape plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval.
14. The applicant shall submit a revised site plan depicting bicycle parking in conformance with RMC4-4-
080F.ll. The revised site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
C.E. "Chip" Vincent, CED Administrator
'I Z \ (2.0\ 1
Date I
ERC/Site Plan Report
City of Renton Department of Community n Economic Development
MCDONALD'S -SE CARR & BEN
Report of January 21, 2014
TRANSMITTED this 21" day of January 2014 to the Contact/Applicant/Owner:
Applicant:
Adam Bradenburg
McDonald's USA LLC
12131113th Ave NE
Kirkland, WA 98034
Owner:
TVC Renton Co WA LLC
5757 Maple Road
West Bloomfield, MI 48322
TRANSMITTED this 21" day of January 2014 to the Parties of Record:
None
TRANSMITTED this 21" day of January 2014 to the following:
Neil Watts, Development Services Director
Jennifer Henning, Current Planning Director
Vanessa Dolbee, Current Planning Manager
Fire Marshal
Land Use Action Appeols, Request for Reconsideration, & Expiration
Administrative Site PIon Report & Decision
WA13-001692, SA-A, MOD
Contact:
Aflison Hazen
Core States Group
150 Lake Street S
Kirkland, WA 98033
Page 27 of 27
The Environmental Determination and the Administrative Site Development Plan Review decisions will become
final if the decisions are not appealed within 14 days of the decision date.
Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan
review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on February 4,2014.
Parking Modification Approval Appeal: Appeals of the parking modification decisions must be filed in writing
to the Hearing Examiner on or before 5:00 p.m. on February 4, 2014.
APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3);
WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals
must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055
South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained
from the City Clerk's Office, Renton City Hall-7th Floor, (425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by
the Administrator (Decision-maker). The Administrator (Decision-maker) may modify his decision if material
evidence not readily discoverable prior to the original decision is found or if he finds there was
misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision-maker)
finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period.
Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
ERC/Site Plan Report
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URS Memorandum
Date: August 21,2012
To: Wayne Shores (Velmeir Companies)
Cc: Geza deGall (Velmeir Companies), Katy Chaney (URS)
From:· Nate Larson, PE, PTOE
Subject: Renton Proposed Pharmacy: Traffic Generation and Distribution/Access
City of Renton Reference PRE12-0n .
This memo summarizes the traffic generation and distribution for a proposed "pharmacy with drive-
thm" at 1 0706 SE Carr Road in Renton, W A. It has been prepared in response to a request by City of
Renton staff for the purpose of demonstrating two important things: (1) that the proposed use would
generate less traffic than the existing (or most recent) uses, which are presumed to be permitted, and (2)
that the proposed plan for access is necessary for the successful operation of the proposed use on the
site.
City staff has agreed at our Preapplication Meeting (09/1312012) that if the proposed pharmacy would
generate fewer trips than the current uses on the site, then neither transportation impact fee payment
(based on any net new daily trips) nor a full traffic impact analysis (required for projects generating
more than 20 net new p.m. peak hour trips) will be required.
Traffic Generation
Traffic generation characteristics for various land uses have been studied since the 1950's and are
documented by the Institute of Transportation Engineers (ITE) in its Trip Generation handbook. The
current edition of this resource, which is the nationwide industry standard, is the 8 th edition. At the
City'S direction, the ITE Trip Generation handbook, 8th Edition, has been used for this analysis to
estimate number of trips the current and proposed land uses on the site based on their size in square feet,
both on a daily basis and in the p.m. peak hour, which is at this location, like most situations, the busiest
traffic hour on the adjacent streets and therefore the basis for assessing traffic operations service quality,
and therefore, facility design decisions. In traffic generation analysis, a "trip" is an automobile journey
that either begins or ends on the site in question. The comparison of daily and p.m. peak hour traffic
generation between the current and proposed land uses is shown in the table below. Rates are expressed
in units of trips per 1,000 square feet. No allowances or deductions are made for internal capture.
EXHIBIT 5
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
-MITIGATED (DNS-M)
PROJECT NUMBER: LUA13-000051, ECF, SA-A, MOD, MOD, MOD
APPLICANT: Wayne Shores, The Velmeir Companies
PROJECT NAME: Velmeir Retail Pharmacy
PROJECT DESCRIPTION: The applicant, The Velmeir Companies, is requesting Administrative Site
Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with
associated parking, landscaping and a building pad for a future fast food restaurant.
PROJECT LOCATION: 10706 & 10713 SE Carr Road
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental
impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the
lead.agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 1, 2013.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
PUBI.ICATION DATE:
DATE OF DECISION:
SIGNATURES:
Terry Higashiyama, Administrator
Community Services Department
February 15, 2013
February 11, 2013
iv/I? ?1 be d-Mareter~A.dministrator
Date
2-1 \z.ll'~
Date
Fire & Emergency Services
c~\J,' -SQ
C.E. "Chip" Vincent, Administrator
Department of Community &
Economic Development
EXHIBIT 6
2 ,h2./2~t'
Date
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
ISSUED FOR PERMIT
DRAINAGE PLAN
TECHNICAL INFORMATION
REPORT
Velmeir Retail Phannacy
Prepared for
The Velmeir Companies
5757 West Maple Road
West Bloomfield, MI, 48322
August 13, 2013
URS
1501 Fourth Avenue, Suite 1400
Seattle, WA 98101-1616
(206) 438-2700
Job No: 12943878
EXHIBIT 7
The Inc.
GEOTECHNICAL ENGINEERING REPORT
EXHIBIT 8
Tt,coma, Washingtoll
Phone 253.565.0552
PREPARED By:
THE RILEY GROUP, INC.
17522 BOTHELL WAY NORTHEAST
BOTHELL, WASHINGTON 98011
PREPARED FOR:
McDoNALD'S USA, LLC
12131113THAVENUENORTHEAST,SUITE 103
KiRKLAND, WASHINGTON 98034
RGI PROJECT No. 2013-365
,~~ [';::-;\/::: 0
I ... '-.~ ...... J ,. _ I , L....~ ~
c·· '.' ::C~J
GEOTECHNICAL ENGINEERING REpORT
BENSON MCDONALD'S 46-1102
10660 SOUTHEAST 176TH STREET
RENTON; WASHINGTON
OCTOBER 25, 2013
SERVING THE PACIFIC NORTHWEST
Corporate Office
17522 Bo/hell Way Northeast
Bothell, Washington 9801 I
Phone 425.415.0551 • Fax 425.415.031 I
11'1I'11'.rileY-f!!'Olip. com
KeJmewick, WaslJillgtoll
Phone 509.586.4840
LUA 13-001692 McDonald's
None
o
128 o 64 128 Fee t
City of Renton .
Fi nan ce & IT Division
Legend
City and Coun ty Boundary
O ther
[j City of Renton
Addresses o Parcels
Information Technology. GIS
RentonMapSu pport@Renlonwa ·90v
11 1512014
EXHIBIT 9
ThiS map IS a user generated stahC output from an Internet mapping site and
15 for reference onl y Data layers tn at appear on Inl5 map tray Of may not be
lIcoxale c urrent, or otherwise re li able
TH IS MAP IS NOT TO B E USED FOR NAVIGATION
City of .. _ .. ton Department oj Community & Economic De,./opment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMUNITY SERVICES
APPLICATION NO: LUA13-001692
APPLICANT: Adam Bradenburg
PROJECT TITLE: McDonald's -SE Carr Road and Benson Drive
SITE AREA: 13,1533 square feet
COMMENTS DUE: JANUARY 6, 2014
DATE CIRCULATED: DECEMBER 23, 2013
PROJECT MANAGER: Rocale Timmons
PROJECT REVIEWER: Jan lilian
EXISTING BLDG AREA (gross): o
0°4,.7';--<'C.!) V..f:::2:..
'v~;..,.,. <I <'G?r.'()
&;v); v
LOCATION: 10660 SE 176'h Street PROPOSED BLDG AREA (gross) 4,393 square feet ~-9iP4
SUMMARY OF PROPOSAL: The applicant, McDonalds USA LLC, is requesting Administrative Site Plan Review and a"~f!olling
modification, for the construction of a new McDonalds restaurant with associated parking, and landscaping. The 3.01 acre site is
located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The
Environmental Review for the proposed use was completed with Environmental Review for the construction of a new 16,300
square foot CVS, on the subject site, in February of 2013 (LUA13-000051). The scope of the approved Environmental Review
included a potential 4,300 square foot restaurant with associated infrastructure improvements on a 1.065 acre building pad. The
proposed building pad is located on the southwest corner of Benson Rd Sand SE 174th St. The proposed building would have a
gross square footage of approximately 4,393 square feet. Access to the site would be provided via existing curb cuts along SE Carr
Rd and SE 174th SI. The proposal includes 50 parking spaces within surface parking area to the east of the proposed structure. 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.
A. ENVIRONMENTAL IMPACT (e.g. Non·Code) COMMENTS
Element 01 the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Element 0/ the Probable Probable More
Enl/ironment Minor Major Information
Impacts Impacts Necessary
ru:th Housina
Aesthetics
later Liaht/Glare
lants Recreation
Use Utilities
>.;;;;;;;;;< Transoortation
Public Services
~:~:y::: Historic/Cuftural
Preservation
Airport Environment
10,000 Feet
14 000 Feet
B. POLICY-RELATEO 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 info ation is needed to properly assess this proposal.
j-3 -/1
Signature of Director or Authorized Representative Date
Allison Hazen, Core States Group Contact
Adam Bradenburg, McDonald's Applicant
TVC Renton CO WA LLC, Maillet & Muir Assoc. Owner
See attached 300' surrounding property owners
(Signature of Sender):
STATE OF WASHINGTON
SS
COUNTY OF KING
j(k'///<""-r",,
11'-:.1 I, •. , .. ~\ ;_;. /:;.;-.... _~
I certify that I know or have satisfactory evidence that Lisa M. McElrea . ,"\'.''.'-.;,,~·.~;,:".'::O)-"=.:.
signed this instrument and acknowledged it to b~ his/her/t,heir free and voluntary act fo~~&,~sji~~;~tij;R5!SeS:,
mentioned in the instrument \) " " .J v~ , "J>' > . \ ~ , ~.-: ~
d J --;I I 'S·-\-';: ':)( H:::)\ \::::., : ~ " I:, ',' "--.. ~ " '. ',"c,"·' .. r' \
" ~ _..../ _ _ -; (fI ... ,: -..,J \i Dated:
N ary poblic in and for the ate ofW~hlgto.n::,"',,:,~,\\
C\ ,. l () \('\i'\.. '«~:,~t;~';II"
Notary (Print),:_ -....:\'--'.~+J L'::o,~..L':'· ::;"~0\.;'~_X=~':..' ---l __ .-::i..L.CLl.\4(':'(~:",~ ______ _
My appointment expires: g / d 7 ( 'd'.,/L/
McDonald's· SE Carr Road & Benson Drive
LUA13·001692, SA, MOD
3223059120 ~~~~059193 :;',.3059115
CSK AUTO CORP STORE #3704 C/O J J J INC C P INVESTMENTS LLC
THOMSON REUTERS PTS 5641 PLEASURE POINT LN 17422 108TH AVE SE
PO BOX 06116 BELLEVUE, WA 98006 RENTON, WA 98055
CHICAGO, IL 60606
2923059072 1626800035 2923059178
VILLAGE CHAPEL KUMAR SAROJANI BENSON ROAD MINI LLC
17418108TH AVE SE 17314108TH AVE SE 133 EAST LAKE SAMMAMISH SHORE LN NE
RENTON, WA 98055 RENTON, WA 98055 SAMMAMISH, WA 98074
2923059012 3223059053 2923059174
PARTNERS PREFERRED YIELD WAISS G STEVEN+ROBERTA PETETI BUILDERS
II DEPT PT-WA 23224 20702 SE 162ND WAY 10622 SE CARR RD
PO BOX 25025 RENTON, WA 98059 RENTON, WA 98055
GLENDALE, CA 91201
2923059110 2923059160 2923059042
WEST JAMES L ET AL 174TH ST LLC MAILLET & MUIR ASSOC
28650 KENT BLACK DIAMOND RD 10700 SE 174TH ST 12819 5E 38TH ST #325
KENT, WA 98042 RENTON, WA 98058 BELLEVUE, WA 98006
2923059151 3223059063 2923059158
SUMMERHILL PLACE LLC C/O GRAN INC TRIMARK NORTH BENSON LP ASP INVESTMENTS LLC
1016 2ND AVE W 406 ELLINGSON RD 10622 SE CARR RD STE A
SEATILE, WA 98119 PACIFIC, WA 98047 RENTON, WA 98055
...... r,r Citvof, e------""i' \(2,,'r'-,"rrr',,\ ",'r-I\ ,,;;:' ! r,,-,,,,,,,,-.!._,~ ,_ j,
NOTICE OF APPLICATION
A. ,.. •• 10, Appu,,~on liD o •• n rho "no "".ptod .. tdI tile Oep.mn.n, 01 C""""unlty $. <",,,ornle D ••• lopm.n'
1':.0) -PI • .,'n, ol.hlon 01 tho oty Df Aln"'n. Ttl. fDllawl"1 tIrI-n-; dt«t1b." til •• ppllutkln on4 tn. "O< •• ~
PuIlII,Ao • ...,.,h.
DATE OF NOna OF A'PLlCATION: C"".mb<!t U, IOU
P~OJEcr MME!NUMIER: McOon.lo', ->I: (",Roid & Senso. (l, .... /LUAll-OOl692, 5.0., MOD
PAOIECT D£sOl"TIO~: The IPI'IIa"~ McOonalds u .... LCC, ~ It<l<J0"'" """""",,,,~.!oI .. P' ...... ow
,"d • pO"'"" 0000.11<>""" to< th <on>'o",Ion.1 • 'ow McOonlIa. ''''''"<Inc ""II ~"od ............... "'"d ....... ~. Th. ],D' .<t. ~,. """ .. "", "'''''' 'n, CO",m ... «.' Co<rido< ICC) l,ocI "" .... nodon 1M ,II, """"' ..... , An"", {CAJ ''''''''I d .... '1<0'""
Tho En ... ...."..,'" ''''_ 100: ,~. "'."""" " .. ,.", ,o .. pIeI"" with En,;""' .... "1 fIo..oIlW fOr tIM «ItI!I"""""" 01 • _ '6,300
~"". 1Go, CV;, "" "" .... 10<1 ~I, in , ............. lOll IlU4'H'OI)Cl~I). The "'_ 01 the .~_ ~,.," .... "., ..... w
Indyo ... ~".""~ _,300 'qu". too, •• " ...... , ... ,~ .. ,ocill" "'~'"''.<I''' Imp""'.." ..... on. l.llliS 0Cft __ ", pod. TIL.
FI'"","'" 1Io1ld101 pl<ll' """ ... "" ,h. _"".,,, ",0",.1 L!ooo>son .. S .... " 'Wh ,\1. TIL, o'op<»t<I "'1""'. W<I\Oit! hiY •• 11M<' .. , ... r-,,,, '>f .wo<i'""'¥ ',lil .. "" I .. ,. -..., '. ""~" _ .... "' .. _ vii '~""" "" .. """ ...... , SI em .. 1M
S<: .. ,,'" ThO j>".""'" """,0,, S<l P'IU'II_"""''' ",10"'''''''"1'''''' to the., ... I'h."'."" ..... """' ..... ""."C' '-<lOIO. """"",,,,.f to ,1OIt, ' .. ~_ ... WlO: lMr.I.,. ,h. 1PPkI"" IOG,"'inI' p ...... """"""',"" '" •• d" , ....... !h.
"""' ..... 1 ........ _ .. ", ..... """(0.
PROJE(TlotAl\ON; 1061105< 176~ 5,
UPL!co,J'lT I~ROJfCT CONTACT I'I!Jt5ON: .... 11"'0 ~ ... n, C,'" Sta", G,ou~, Em", .... ,.".<0,.·."1.''''", 101.11: IS{!
Uk. st, •• t South, Klrkllnd, WA non
(om""'"" ........ ,..,., •• ,plIaU .... my" ... ",.ml"ILlln wrILJ"I'" A""",. TIm""''''', S.nl ... !'j'n""" Dtportment <>I
Com"",""" I; Euino"'" a ..... ,"' .... ,Q§§ $outh a",,,,,w.,, ~.nt.n, WA9505?, .,5,00 p.m. on I ...... ,.,." 1013. If
,ou .... quoI1IoM.boytt/> .. Pf1>jlO.ll~ .,wl'" to O. mod •• l'IrT\'ol ,.,.'".nd ,"cool, .. _,,,,,,,I ootln"'llOOlr\Im,j,
",.t,<I 111. ,rol'ot M,,,.,",.t I"S) UO-71U. A.yon""~ , .... ""t. written cum""""" w,~ "torn.tic:oill' be<o ..... 0
~"'Y of rtcof~.OO .. 111 ~ nollfi.d of '"1 o.,I,lon on .Ili! p.-ai"'"
PLEASE lNQUOE TllE PROJECT NUMBER WHEN CALUNG fOR PROPER FlU" IDENTIFICATION
ulln Of I\P~UCA-nOH: Oecomaor 16, 2013
NDTlq OF COMPLETE I\PPUCATION: Decombcr 23, 2013
CERTIFICATION
I, % k; 5 b()lJ..) , hereby certify that ,'5 copies of the above document
were posted in __ conspicuous places or nearby the described property on
Date: 1:J./J.31 f}, , I Signed:.:rl A~ <;
STATE OF WASHINGTON
SS
COUNTY OF KING
I certify that I know or have satisfactory evidence that -<.L=,"'----CJ_t_i..._f'--v-----'iC."'h"'c_lc"'-_5_Y1_' _0_1.-.-___ _
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the ins~fr
Dated: /1/2)/ 13 (/Ii/'
CHRIS L. CHAU
NOTARY PUBLIC
STATE OF WASHINGTON
COMMISSION EXPIRES
AUGUST 9. 2017 _,~~~_d:"
~~----~~--~~~--~--~-----Notary Public in and for the State of Washington
Notary (Print): C~rl) CI'/AV
y appoi ntment eXPires: __ Y;..J.I_"1-,-"-,-1_2_u--,-' '-'7 _________ _
'# rt,. Cityof
--------"""': r ~~s Il JD 11
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CEO) -Planning Division of the Citv of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: December 23, 2013
PROJECT NAME/NUMBER: McDonald's ~ SE Carr Road & Benson Drive I LUA13--001692. SA, MOD
PROJECT DESCRIPTION: The applicant, MeDon aids USA LLC. is requesting Administrative Site Plan Review
and a parking modification, for the construction of a new McDonalds restaurant with associated parking, and landscaping. The 3.01
acre site is located within the Commercial Corridor (CC) land use designation ilnd the Commercial Arterial (CAl zoning classification.
The Environmental Review for the proposed use was completed with Environmental Review for the construction of a new 16,300
square foot CVS, on the subject site. in February of 2013 (lUA13-0000S1J. The scope of the approved Environmental Review
included a potential 4,300 square foot restaurant with associated infrastructure improvements on a 1.065 acre building pad. The
proposed building pad is located on the southwest corner of 8enson Rd 5 and SE 174th St. The proposed building would have a gross
square footage of approximately 4,393 square feet. Access to the site would be provided via existing curb cuts along SE Carr Rd and
SE 174th St. The proposal includes 50 parking spaces within surface parking area to the east of the proposed structure. 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.
PROJECT LOCATION: 10660 SE 1761h St
PUBLIC APPROVALS: Administrative Decision
APPLICANT/PROJECT CONTACT PERSON: Allison Hazen, Core States Group, Email: ahazen@core-eng.com, Mail: 150
Lake Street South, Kirkland, WA 98033
Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on January 6, 2013. 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.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: December 16, 2013
NOTICE OF COMPLETE APPLICATION: December 23, 2013
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.
Fi!e Name / No.: McDonald's -SE Carr Road & Benson Drive / lUA13-001692, SA, MOD
NAME, __________________________________________________________________ __
MAll! NG ADDRESS: _______________________________ City /Sta te/Zip: ____________________ __
TElEPHONE NO., __________________________ __
Denis Law
Mayor
December 23, 2013
Allison Hazen
Core States Group
150 Lake Street South
Kirkland, WA 98033
Department of Community and Economic Development·
CE."Chip"Vincent, Administrator
Subject: Notice of Complete Application
McDonald's -SE Carr Road and Benson Drive, lUA13.1692, SA, MOD
Dear Ms. Hazen:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
You will be notified. if any additional information is required to continue processing your.
application. Please contact me at (425) 430-7219 if you have any questions.
Senior Planner
cc: TVC Renton COWA LLC I Ownerls}
Adam Bra~enburgrMcDonal~'s / Applicant
Renton City Hall. 1055 South Grady Way. Renton, Washington 98057 • rentonwa.gov
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
NAMET\/c K8.l'TurJ (0 wA I L.L McDonald's· SE Carr Rd. & Benson Dr.
PROJECTIADDRESS(S)ILOCATION AND ZIP CODE:
ADDRES~
::J l~l M f1PL£ ICu{\i) 10660 SE 176th St.
Renton, WA 98055
~TY ZIP:
yg32Z. J2:,"j 6liI0t1I~/:;lJ) 1-11
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S)
TELEPHONE NUMBER l Z 46') 53 C, ·1 Q'17
292305912506
APPLICANT (if other than owner)
NAME: Adam Bradenburg
EXISTING LAND USE(S):
Commercial
PROPOSED LANO USE(S):
COMPANY (if applicable): McDonald's USA, LLC Fast Food Restaurant
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS: 12131 I 13th Ave. NE CC ~ Commercial Corridor
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: Kirkland ZIP: 98034 (if applicable) " CC • Commercial COITIdor
EXISTING ZONING:
TELEPHONE NUMBER (425) 242·2468 CA -Commercial Arterial
CONTACT PERSON PROPOSED ZONING (if applicable):
CA -Commercial Arterial
SITE AREA (in square feet):
NAME: All ison Hazen 131,533 SF
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): Core States Group DEDICATED: Zero
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS: 150 Lake Street South Zero
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: Kirkland ZIP: 98033 ACRE (if applicable) N/A
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable)
(425) 658·5090
N/A
. .-,-..r\\ fCr'1
ahazen@core-eng.com NUMBER OF NEW DWELLING UNli<~ eY' '-~
NIA \' 1 :;,r'O m:\) I.u IJ
I f:\CED\Data\Forms-Templates\Self-Help Ilandouts\Plannmg\masterapp.doc -! -
PROJECTINFORMATrIO~N~~(cc~o~n~ti~nu=e~d~f) ______________ -.
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE $732,000
N/A
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): N/A
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable) N/A Q AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): I,~I~ SF 1/-4,393:::E+/..
Q AQUIFIER PROTECTION AREA TWO
Q FLOOD HAZARD AREA ___ sq. ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 16,300 SF (CY .. ) Q GEOLOGIC HAZARD ___ sq. ft.
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if Q HABITAT CONSERVATION ___ sq. ft.
applicable): 4,313 SF +1-
Q SHORELINE STREAMS & LAKES ___ sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): 20 -30 Q WETLANDS ___ sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE sw QUARTER OF SECTION~, TOWNSHIP ~, RANGE _5_. IN THE CITY
OF RENTON, KING COUNTY. WASHINGTON
AFFIDAVIT OF OWNERSHIP
I. (Print Name/s) S'1t::e1/ . declare under penalty of peljury under the laws of the State of
Washington that 1)0 (please check one) ~ the current owner of the property involved in this application or __ the authorized
t for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
'nformation herewith are in all respects true and correct to the best of my knowledge and belief.
i' 1/'> I L/ v •
Signature of Owner/Representative Date Signature of Owner/Representative Date
STATE OF WASHINGTON)
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that 5;; iEVL/·,j JILl-
signed this instrument and acknowledge it to be his/her/their free and VOID act for the g'
uses) a~d purp;se ;entioned in the instrument. !. , , ) \_<' (/. (),
··'l/' V CL DlO(3 ~
Dated I Notary Public in and for the State Of=r:ton . . r N~~"""P==::' Notary(print).SIf£rLt1 '=/.-N1It[ C~'C1l112~Jc
Macomb County / /
E'p'r .. 0111312018 () I I 7 • ., .... ( g'
'I.' At:tif'l{. i ... !i1(! County of My appointment expires: -----=:::...!.-I--1.-~24-'--'£:£.=:::...!.--='-_____ _ "'., .... ~ r )
I(:\CED\Data\Forms-Templates\Self-Help Handouts\PJanning\masterapp doc - 2 -03/l 1
Adam Brandenburg
TVC RENTON CO WA, L.L.C.
5757 WEST MAPLE ROAD
WEST BLOOMFIELD, MI 48322
(248) 539-7997
Area Construction Manager
Northwest Region
McDonald's USA, LLC
12131113th AveNE
Suite 103
Kirkland, WA 98034
Via Fed Ex
December 6, 2013
Re: Ground Lease -TVC Renton Co. WA, L.L.C. ("Landlord")-w-McDonald's
USA, LLC ("Tenant")-City of Renton Land Use Permit Master Application
Dear Adam:
Enclosed please find a letter from Stephen Bock to the City of Renton regarding the
Land Use Permit Master Application along with an original Consent Resolution signed
by Steven Silk, Manager of TVC Renton Co. WA, L.L.C.
cc: Geza
November 25, 2013
City of Renton, Wa.
clo Allison L. Hazen, P.E.
Core States Group
150 Lake Street South, Suite 212
Kirkland, W A 98033
~
YEL~lEIR
COMPANIES
PARTNERS IN DEVElOPMENT
Re: Land Use Permit Master ApplicationiMcDonald'srrvC Renton Co. W A, L.L.c.
To Whom It May Concern:
This letter and the attached resolution are submitted on behalf ofTVC Renton Co. W A, L.L.C ..
Attached is a Resolution ofTVC Renton Co W A, L.L.C. authorizing the manager to execute the
documents generally including the Land Use Permit Master Application for the McDonald's
restaurant to be located at Carr and Benson, Renton, W A. The Resolution authorizes execution
by Steven Silk the manager and sole member ofTVC Renton Co. WA, L.L.c.. In addition, the
Resolution authorizes the modification of the square footage noted in the application and as
corrected in the resolution.
Stephen J. ock
Attorney for TVC Renton Co. WA, L.L.c.
5757 WEST MAPLE SUITE 800 VlEST BLOOMFiElD, MI4B322 P 248.539.7997 F 248 539 9449 WWVI.VELMEIR COM INFO@VElMEIR COM
CONSENT RESOLUTION OF
TVC Renton Co WA, L.L.C.
A Michigan Limited Liability Company
(the "Company")
AGENT'S AND AUTHORITY TO ACT
THE UNDERSIGNED being the "Manager" (as indicated opposite his signature below) hereby adopts by
consent the following "Resolutions" as of the 22nd day of November. 2013:
BE IT KNOWN AND RESOLVED that pursuant to the operating agreement of the Company
the following named person as "Manager" or "Authorized Agents/Officers" is the duly
appointed sale manager and authorized agent of the Company and authorized to act on
behalf of the Company generally regarding its day to day activities and to otherwise exercise
such authority to do all things including execution of agreements, contracts and the like
including a certain land Use penmit master application for McDonald's.
BE IT FURTHER RESOLVED the building square footage on the Land Use Penmit Master
Application for the McDonald's located in Renton at Carr and Benson Roads shall be deleted and
replaced with a builoing square footage in the amount of 4,393 and that such change may be
effectuated by McDonald's or the City of Renton.
BE IT FURTHER RESOLVED that all things done or agreements made and executed by
said Authorized Officers in connection with the business affairs of the Company prior to the
date hereof or contemporaneous herewith are hereby ratified and affirmed.
BE IT FURTHER RESOLVED that all third parties may rely on the provisions of this
Resolution as being and continuing to be in effect until such time as iVthey shall receive
written notification of a change in these Resolutions provided, however. no such notification
shall act to counter any transaction already completed.
WE FURTHER CERTIFY that the foregoing Resolutions are in conformity with the Articles of Organization
and Operating Agreement of the L.L.C. and that there is no provision in said documents limrting the authority
of the Manager(s) or Members from adopting the foregoing resolu' ns.
IN WITNESS WHEREOF, we have hereunto set our ha
as of the date set forth above.
Ste en Silk
Manager and Sole Member
1
PLANNING DIVISION
WAIVEF. vF SUBMITTAL REQUIR ___ JENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1_ Property Services
2_ Public Works Plan Review
3. Building
4. Planning
PROJECT NAME: Hcj)(!(VA-uJJ' tf;V,€&7'/JO)
DATE: !f?&:¢.ea
-. ___ M&J _____ _
, ,,'
PLANNING DIVISION
WAIVI OF SUBMITTAL REQUL __ MENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 3
of View Area 2
Photosimulations 2AND3
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
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3. Building
4. Planning
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PREAPPLICATION MEETING FOR
McDONALDS on BENSON
PRE 13-000540
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 16,2013
Contact Information:
Planner: Rocale Timmons, 425.430.7219
Public Works Plan Reviewer: Jan lilian, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all ofthe 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 ~~@E I \/E D
Development Services Director, Department of Community & Economic Deve'et~mr9L.)
Administrator, Public Works Administrator and City Council}.. " ~ , " ciJ!.,
FIRE & EMERGENCY SERVICES DEPA_R_TM_EN_T __ --... ~-~t-r'.Jtlr.?I~(ri:.:(;:'.."I.;.:'
J!:'::iSL.~ 1,,:c:~fI."J MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
May 16, 2013
Rocale Timmons, Senior Planner
Corey Thomas, Plans Review Inspector
McDonalds on Benson PRE13·000540
L The preliminary fire flow calculated is 1,500 gpm. A minimum of two hydrants are
required. One within l5D·feet and one within 300-feet of the proposed building. A preliminary
review of the fire hydrant plan from the neighboring planned pharmacy building appears
a.d~.L!at,. Applicant shall provide a water availability certificate from Soos Creek Water and
Sewer District.
2. The fire impact fees are applicable at the rate of $0.52 per square foot of commercial
space. This fee is paid at time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department.. Direct access is required to the fire
sprinkler control room. Fire alarm systems are required to be fully addressable and full
detection is required.
4. Fire department apparatus access roadways are required to be minimum 20-feet wide
flilly paved, with 25·feet inside and 45-feet outside turning radius, Fire access roadways shall be
constructed to support a 30·ton vehicle with 322-psi point loading. Access is required within
ISO-feet of all points on the buildings.
S. An electronic site plan is required prior to occupancy for pre-fire planning purposes.
6. An annual place of assembly permit is required at the conclusion of the project for all
buildings with occupant loads exceeding 50,
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
M E M 0 RAN DUM
May 16, 2013
Rocale Timmons, Planner
Jan lilian, Plan Review g£
McDonalds on Benson
10706 -SE Carr Road
PRE 13-000540
·
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate
will be required to be submitted to the City with the site plan application.
2. Existing hydrants counted, as fire protection will be required to be retrofitted with a quick disconnect
storz fitting if not already installed.
SANITARY SEWER
Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate
will be required to be submitted to the City with the site plan application.
SURFACE WATER
A drainage plan and drainage report has been has been submitted and is currently under review with
the construction permit. Applicant will be required to connect to the new onsite storm conveyance
system to be constructed by Velmeir Pharmacy.
TRANSPORTATION
1. Benson and Carr Road
Dedication of 1S-feet of right-of-way along the west side of Benson Drive Sand 1S-feet of right-of-way
along the north side of SE Carr Rd. Improvements along both Benson Drive South and SE Carr Rd would
include an 8-foot planting strip, 12-foot sidewalk (shared bike/pedestrian lane), and an additional 2 feet
at the back of the sidewalk. The City of Renton has plans for the improvement/widening of SE Carr Rd
McDonalds on Genson -PRE13-000540
Page 2 of2
May 16, 2013
(west 01 Benson Drive South), The City is looking to widen SE Carr Road along the north side, an
additional 10 feet beyond what is requested. While this is not in the final design stage, the applicant has
set the building back far enough from Carr Road to accommodate an additional 10 feet in the future and
maintain a lO-foot front yard setback. The City would acquire the additional right-of-way at a later date.
2. SE 174Th Street
Street improvements along SE 174'h 5t would include 18 feet of paving from the centerline, an 8-foot
planting strip, and a 6-foot sidewalk. Two feet of right·of-way dedication would be required in order to
meet code. However, due to the large dedication along SE Carr Rd the City will support a modification
request, to be submitted by the applicant, removing the dedication requirement along SE 174" 51. The
modification will be discussed and a decision issued as part ofthe Site Plan Review for the retail
pharmacy. The applicant is required to provide frontage improvements, including a curb 16 feet from
centerline, an 8-loot planting strip, and a 6·foot sidewalk.
3. Street improvement plans have been submitted and are currently under review with the construction
permit.
4. LEO street lighting will be required per City of Renton Standards.
5. A traffic mitigation fee of $75.00 per additional generated daily trip shall be assessed as determined
by the current edition of the ITE trip,generation manual. Credit will be given towards the existing use.
Please identify the number of current daily trips and the anticipated daily trips to be generated by this
proposed development.
GENERAL COMMENTS
Any proposed rockeries or retaining walls grea!'er than 4 feet in height will be require a separate
building permit, structural plans, and special inspection.
H ;\CED\Pla nning\Cu rrent Planning\PREAP Ps\ 13-00S40.Roca le\Plan Review Co mments PRE13-000540 .doc
DEPARTMENT OF
COMMUNITY AND ECONOMIC
DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
M E M 0 RAN DUM
May 16, 2013
Pre-Application File No. 13-000540
Rocale Timmons, Senior Planner
McDonalds on Benson
Benson Rd and SE 1741h 5t
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by CitV staff or made bV the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of Citv Hall
or online at www.rentonwa.gov
Project Proposal: The subject property is located on the southwest corner of Benson Rd 5 and
SE 1741h St. The project site totals 1.065 acres in area and is located within the Commercial
Arterial (CA) zone. The pre-application packet indicates that the proposal is to construct a
4,015 square foot fast food restaurant for McDonalds, with an associated drive thru. An
Administrative Site Plan Review and Environmental Review for the construction of a new
retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad
for the proposed fast food restaurant was approved in Februarv of 2013 (LUA13-000051). The
scope of the approved Environmental Review included a potential 4,300 square foot restaurant
with drive-thru as wells associated infrastructure improvements. A total of 53 surface parking
stalls would be provided on site surrounding the proposed structure. Access to the site is
proposed via an existing curb cut along SE 1741h Street. There appear to be no critical areas on
site.
Current Use: There is an existing 30,000 square foot retail building and a 600 square foot
espresso stand on the property. The existing structures are proposed to be
demolished/removed prior to construction.
1:\rtimmons\preapps\13-000540 (ea mcdonalds).doc
McDonalds on Benson
Page20f6
May 16, 2013
Zoning: The property is located within the Commercial Corridor (CC) land use designation and
the Commercial Arterial (CA) zoning classification. Restaurant uses are outright permitted
within the CA zone and drive thru is permitted as an accessory use.
The property is also located within Urban Design District 'D', and therefore subject to additional
design elements. Proposals should have unique, identifiable design treatment in terms of
landscaping, building design, signage and street furniture.
Development Standards: The project would be subject to RMC 4-2-120A, "Development
Standards for Commercial Zoning Designations" effective at the time of complete application
(noted as "CA standards" herein).
Minimum Lot Size, Width and Depth -There are no minimum requirements for lot size, lot
width or depth within the CA zone at this location.
Lot Coverage -The CA zone allows a maximum building coverage of 65 percent, or 75 percent if
parking is provided within a building or within an all-site parking garage. A 4,015 square foot
footprint on a 46,391 square foot site results in a building lot coverage of 9.2 percent. The
project proposal appears to comply with the lot coverage requirements of the zone.
Setbacks -Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the
front yard but may be reduced to zero feet through the Site Plan Review process provided blank
walls are not located within the reduced setback; and a 15 foot maximum front yard setback. It
appears the proposal complies with the setbacks of the zone.
Gross Floor Area -There is no minimum requirement for gross floor area within the CA zone.
Building Height -The maximum building height that would be allowed in the CA zone Is 50 feet.
It appears the proposed structure would have a height well beneath the 50-foot maximum.
[)uilding eicvntions and detailed descriptions of elements and building materials are required
with your land use application submittal.
Screening -Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations a'od details for
the proposed methods of screening.
Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC
4-4-090, "Refuse and Recyclables Standards" (enclosed). For commercial developments a
minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be
provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of
building gross floor area shall be provided for refuse deposit areas with a total minimum area of
100 square feet.
Based on the proposal for a total of 4,015 square feet of space; a minimum area of 100 square·
feet of recyclables and refuse area would be required.
The location of the proposed refuse and recyclable area would be permitted along the
structure's eastern fa,ade if adequate landscaping 15 provided surrounding the proposed
structure.
The size of the proposed refuse and recyclable area could not be verified with the pre-
application materials.
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McDonaJds on Benson
Page 3 of 6
May 16, 2013
Landscaping -Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious
areas within the property boundaries be landscaped. The minimum on-site landscape width
required alonq street frontages is 10 feet, except where reduced through the site plan
development review process.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements (enclosed). A conceptual landscape plrm and landscape analysis
meeting the requirements in RMC 4-B-120D.12, shall be submitted at the time of application
for Site Plan Review.
Parking -The following ratio would be applicable to the site'
Use Square Footage QI Use Ratio Regulred Spaces
Restaurant Unknown Min and Max: 1 space / Min and Max:
.
75 SF of dining area Unknown
The applicant IS proposmg a total of 53 parkmg stalls. It IS unclear how many stalls would be
allowed on site as the applicant did not provide the square footage of the dining area. It is
likely that the proposed number of stalls will exceed the maximum allowed by code. Where
practical difficulties exist in meeting parking requirements. the applicant may request a
modification from these standards. The applicant will be required at the time offormalland use
application to provide detailed parking information (i.e. stall and drive aisle dimensions) and
calculations of the subject site and the overall campus use.
The drive-through facilities shall be 50 located that sufficient on-site vehicle stacking space is
provided for the handling of motor vehicles using such facility during peak business hours.
Typically 5 stacking spaces per window are required unless otherwise determined by the
Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress
within the site or extend into the public right-of-way. It appears the applicant's site plan
provides adequate area for stacking spaces.
It should be noted that the parking regulations specify standard stall dimensions. Surface
parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8Y, feet x 16 feet.
and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not
account for more than 30 percent ofthe spaces in the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided. Please refer to
landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific
landscape requirements (enclosed).
Additionally, the proposal would need to be revised in order to provide bicycle parking based
on 10 % of the required number of parking sto/ls.
Access -Driveway widths are limited by the driveway standards, in RMC 4-40801.
Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties. The applicont would be required to
revise the proposed site plan to include a pedestrian connection to the opprovedretail
i:\rtimmons\preapps\13-000540 (ca mcdonalds).doc
v·
McDonalds on Benson
Page 4 of 6
May 16, 2013
pharmacy to the south of the proposed structure and a connection across the drive thru lane
to the public sidewalll proposed within SE 174'h SI.
Signage -Only one freestanding business sign (restricted to monument/ground signs only) is
permitted per street frontage, however pole signs are not permitted within the CA zone. Each
sign shall not exceed an area greater than one and one-half square feet for each lineal foot of
property frontage that is occupied by the business. In no case shall the sign exceed a total of
300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in
height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding
20% of the fa,ade, to which it is applied, are also permitted.
Building Design Standards -Compliance with Urban Design Regulations, District '0', is
required. See the attached checklist and Renton Municipal Code section 4-3-100. The fol/owing
bullets are a few of the standards outlined in the regulations. If you are unable to meet the
prescriptive standards of the code the applicant would be required to demonstrate
compliance with the intent and guidelines olthe respective section that includes the standard.
• The front entry of a building shall be oriented to the street or a landscaped pedestrian-
only courtyard ..
• Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
• The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
• All building facades shall include modulation or articulation at intervals of no more than
forty feet (40').
• Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width.
• On any 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).
• Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
• Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
Critical Areas
There are no critical areas located on site.
Environmental Review
Environmental Review for the construction of a new retail/pharmacy with drive-thru along
with associated parking, landscaping and a building pad for the proposed fast food restaurant
was approved in February of 2013 (LUA13-000051). The scope of the approved Environmental
i:\rtirnmons\preapps\13-000540 (ea mcdonalds}.doe
McDonalds on Benson
Page 5 of 6
May 16, 2013
Review included a potential 4,300 square foot restaurant with drive-thru as wells associated
infrastructure improvements. Therefore no odditional Environmental Review is necessary for
the proposal.
Permit Requirements
The proposal would require Administrative Site Plan Approval and a parking modification. The
purpose of the Site Plan process is the detailed arrangement of project elements so as to be
compatible with the physical characteristics of a site and with the surrounding area. An
additional purpose of Site Plan is to ensure quality development consistent with City goals and
policies General review crit.eria includes the following:
a. Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses.
c. On-Site Impacts. Mitigation of impacts to the site
d. Access and Circulation. Safe and efficient access and circulation Jor all users.
e. Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation by
the occupants/users of the site;
f. Views and "Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect
existing natural systems where applicable.
g. Services and Infrastructure. Availability of public services and facilities to
accommodate the proposed use;
h. Sign age. Use of signs primarily for the purpose of identification and management of
sign elements -such as the number, size, brightness, lighting intensity, and location -
to complement the visual character of the surrounding area, avoid visual clutter and
distraction, and appear in proportion to the building and site to which they pertain; and
i. Phasing. Inclusion of a detailed sequencing plan with development phases and
estimated time frames, if applicable.
The applicant will also be subject to Design Review as part of the Site Plan Review and a Design
Checklist shall be completed and submitted as part of the application materials (see attached).
All applications can be reviewed concurrently in an estimated time frame of 8 weeks once a
complete application is accepted. The Site Plan Review application f~~ is $1,000. The
application fee for the parking modification is $100. There is an addition@technology fee at
the time of land use application. Detailed information regarding the "land use application
submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of
the land use permits, but cannot be Issued prior to the completion of any appeal periods.
i:\rtimmons\preapps\13-000540 (ea medonalds).doe
McDonalds on Benson
Page 6 of 6
May 16,2013
Impact Fees: In addition to the applicable building and construction fees, the following impact
fees would be required prior to the issuance of building permits:
• A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the
development. A Traffic Impact Analysis, was provided as port of the Velmier Retail
Pharmacy site plan application, prepared by URS, doted September 21, 2012. Based
on the provided study the approved retail pharmacy would generate 1,435 weekday
daily trips. The study calculated the trip generation for the existing uses at 2,266
trips leaving on excess of 831·trips. The applicant requested that the excess 831
trips be credited to the proposed restaurant. While the Environmental 'SEPA' Review
for the proposed restaurant was completed, the Site Plan Review application for the
restaurant would be applied for as a separate application. The trip credit for the
future restaurant would be reviewed at the time of its Site Plan Review application.
Stoff is supportive of such a request.
• 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.
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CORE STATES
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Project Narrative
Proposed McDonald's Restaurant
10660 SE 176'h St.
Renton, WA 98055
McDonald's is proposing to locate an approximate 4,393 SF +/-fast food restaurant with drive-through service on
the northwest corner ofSE Carr Road (176,h St.) and Benson Drive South. The site address is 10660 SE 176'h St and
the total site area is currently 3.01 acres.
Based on our pre-application meeting with the Planning Division on May 16, 2013, we understand that this project
requires Administrative Site Plan Approval, Environmental (SEPA) Approval, and one (1) Modification of Code
Requirements.
The parcel is currently and is proposed to be zoned as Commercial Arterial (CA). All parcels adjacent to the
proposed site are also zoned Commercial Arterial (CA). In addition, this area's land use designation is Commercial
Corridor (CC).
Currently the property is part of an existing in-line retail plaza that is mostly unoccupied and a free standing drive
up coffee stand. The proposed McDonald's project is Phase II redevelopment for the property. Phase I was
previously approved for a 16,300 SF retail pharmacy on the remaining area of the overall property. The Traffic
Study conducted during the Phase I analysis revealed that the retail pharmacy would not generate as much traffic
as the existing plaza. There was a balance of 831 ADT that McDonald's will request is applied towards its portion
of the project. Also, the property's stormwater and utility stubs to the McDonald's pad will be proVided by the
Phase I project.
Special site features include the large grade differential between the property and Benson Drive South. The
easterly property is approximately six feet lower than Benson Drive South. There is an existing rock retaining wall
that borders the east property line. The previously approval Phase I updates the retaining wall and extends is
around to the SE 174'h Street frontage.
This project requests two modifications; the Building Setbacks and the Parking Stall Counts. Please refer to the
provided Modification Justification for a detailed explanation.
A Geotechnical Engineering Report prepared by The Riley Group, Inc., dated October 2S, 2013 (RGI Project No.
2013-36S) was completed for this project and submitted with the application package. A majority of the soil type
contains loose to medium dense fill comprised of silty sand with varying amounts of gravel over native soil and is
suitable for the proposed construction. Groundwater seepage was not encountered during field exploration at
depths of 1O.S to 20.5 feet bgs. A graded pad was provided with Phase I and the earthwork (cut/fill) associated
with the site construction of the restaurant is nominal.
Access is provided from existing entrances on SE Carr Road (176th St.) and 174th St. All off-site improvements were
previously approved with Phase I and no additional off-site improvements are proposed with this phase of the
project.
The site will also contain SO parking spaces and landscaping, though no trees are currently on the property. No
land will be dedicated to the city as a part of this project. Stormwater management will be han~~::' •..
underground stormwater management facility approved with Phase I. l \ :..-'''' .. '~ ;
The estimated construction cost and estimated fair market value of the proposed project is $732,0&i; C
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Modification Justification -McDonald's
McDonald's is proposing to locate an approximately 4,015 SF fast food restaurant on the
northwest comer of SE Carr Road (176th St.) and Benson Drive South. The site address is 10660
SE 176th St and the site area is 3.01 acres. The McDonald's will be developed as Phase II on the
property. Phase I is an approximate 16,300 SF retail pharmacy under separate application.
Building Setbacks
The Overlay District dictates that the building shall be setback no less than 1 ° ft and no more
than 15 ft from the 2 frontages with the building facing the primary fronta~e. However, due to
the high retaining wall that sits along the Benson Drive South and SE 174' Street frontages, it is
not possible to meet the intent of the Renton Municipal Code for a pedestrian orientated facility
in this manner.
We request that the modification be granted for the building setbacks and the rotation of the
building to face west at the drive into the site so the patrons will be presented with the front
fa'Yade of the restaurant at the pedestrian and vehicular connection to the site.
Parking Stall Count
The proposed use will be a fast food restaurant with a drive-through and 50 parking spaces.
Proposed site access would be from SE Carr Road (176th St.) with secondary access from l74th
St.
We respectfully request a modification to the parking requirement. The minimum and maximum
parking requirement is 1 space per 75 SF of dining area. The proposed McDonald's dining area
is 731 SF. 10 parking spaces are required. 50 parking spaces are provided.
This modification is requested to allow 40 additional parking stalls above the maximum allowed
per the zoning ordinance. The proposed Site Plan that provides a sufficient number of parking for
the McDonald's restaurant based on the need for parking spaces at similar McDonald's locations.
Additional landscaping above and beyond what is required per code is provided along the SE
174'h Street frontage to mitigate the additional parking spaces.
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PLANNING DIVISION
DESIGN DISTRICT "0 II CHECKLIST
City of Renton Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
Ensure compliance with design review regulations located in the Renton Municipal Code in order to:
a. Maintain and protect property values;
b. Enhance the general appearance of the City;
c. Encourage creativity in building and site design;
d. Achieve predictability, balanced with flexibility; and
e. Consider the individual merits of proposals.
INSTRUCTIONS FOR APPLICANTS:
This design district checklist asks you to describe some basic information about your proposal. The City
will use this checklist to determine whether the proposal complies with the Urban Design Regulations in
the Renton Municipal Code (RMC 4-3-100).
There are two categories that have been established: (a) "minimum standards" that must be met, and
(b) "guidelines" that, while not mandatory, are considered by the Planning Director in determining if the
proposed action meets the intent of the design guidelines if the standard cannot be met.
Please describe how your proposal meets each standard. If you are not able to meet the standard,
please describe how the proposal meets the intent and guidelines of the applicable section.
If a question does not apply to your proposal, write "does not apply". Complete answers may avoid
unnecessary delays in the processing of your review.
to create a
environment. Lots shall be configured to encourage variety and so that natural light is available to
I and The of individuals in residential uses shall be for.
Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby
bui and i shall be considered when structures.
The building should not affect the availability of natural light to nearby buildings (none nearby) or open
space (open space is to the east of the building).
The building is oriented to serve the public sidewalk along Street SE with a customer entrance at
the northwest corner of the building. The proposed McDonald's is also oriented so a customer entrance
faces towards the CVS (overall site) to create a pedestrian flow within the development.
Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only
Because the finished floor elevation of the building relative to the elevation of the intersection (building
-12' lower) is so great, the front entry has been placed in a location easily accessible from pedestrian
traffic on 174thStreet SE and the proposed parking lot.
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 floor residential uses raised above street level for residents'
Does not apply
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space 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 I of the 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.
Because the finished floor elevation of the building relative to the elevation of the intersection (building
-12' lower) is so great, the front entry has been placed in a location easily accessible from pedestrian
traffic on 174th Street SE and the proposed parking lot.
Standard: A primary entrance of each building shall be made visibly prominent by incorporating
architectural features such as a facade ornamental I
The customer entrances each incorporate a canopy, see-through glazing panels (both on the
door and as large side panels) and a "Welcome".
Standard Building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-
1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure
that the weather i to the distance above level.
are no entries fonm the street however, customer entrances a
canopy (more then 4-1/2' wide), see-through glazing panels (both on the door and as large side
I I
i
Does not apply (entries face parking lot area)
Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or
riented or decorative features should be
Due to significant grades on the site, it is not practical to provide the entry along so
has been located along the parking lot. We have provided windows along the street elevation
where possible. Due to certain building functions that are not suitable for public view, window
display areas will be required at certain windows.
Standard: Multiple buildings on the same site shall direct views to building entries by providing a
continuous network of and that
Does not apply since the property will be split from the CVS however, a pedestrian connection will be
provide to the CVS.
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
or that is accessible from the street.
Does not apply
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new differ from in terms of I 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 la so that reaches rds.
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 that is made of 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 are accessible to service vehicles and convenient for tenant use.
The trash/recycling enclosure is located as far from the pedestrian areas and entrances as possible and
is fully enclosed with walls and solid gates. There is no other service element proposed.
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 doors.
Does not apply
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three
The trash/recycling enclosure shall be constructed of masonry on 3 sides and solid doors.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped
minimum three feet shall be located on three sides of such I
Does Not apply
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 of these of features include and
I i
A 1,200 sf pedestrian plaza is being proposed at the northwest corner of 176'h SI. and Benson
Dr. as part of the CVS project. The public plaza will made with brick pavers and will have
benches.
public plaza provides a large area for pedestrians and is visually attractive to vehicles. (by
others)
Standard: Visual prominence shall be distinguished by two (2) or more ofthe 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);
borhood or district identification do not
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
I
Standard: Parking shall be located so that no surface parking is located between a building and the front
I or the and side on the street side of a corner lot.
All the parking is opposite the two front yards of this corner lot.
Standard: Parking shall be located so that it is screened from surrounding streets by buildings,
features as dictated location.
Most of the parking is screened by grade separation from the parking to the streets or
building itself.
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
Standard: Parking structures shall provide space for ground floor commercial uses along street frontages
at a minimum of seve five of the buildi width.
Does not apply
Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the
Department of Community and Economic Development may approve parking structures that do not
feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at
least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be
increased to ten feet when arterial a minor arterial.
Does not apply
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements materials.
Does not apply
Standard: The entry to the parking garage shall be located away from the primary street, to either the
side or rear of the buildi
Does not apply
Standard: Parking garages at grade shall include screening or be enclosed from view with treatment
such as I decorative trellis with or a combination of treatments.
Does not apply
Standard: The Administrator of the Department of Community and Economic Development or designee
may allow a reduced setback where the applicant can successfully demonstrate that the landscaped
area and/or other design treatment meets the intent of these standards and guidelines. Possible
treatments to reduce the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
1) Ornamental grillwork (other than vertical bars);
2) Decorative artwork;
3) Display windows;
4) Brick, tile, or stone;
5) Pre-cast decorative panels;
6) Vine-covered trellis;
7) Raised landscaping beds with decorative materials; or
Other treatments that meet the intent of this standard.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
The of curb cuts to 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.
An alley is not available so we pushed the curb cut as far away from the intersection as possible
and access to the site
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
the sidewalk is mini
This development as a whole is proposed to have two retail buildings, each with its own cut
off different streets. In addition, both curb cuts serve the parcel to the west.
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
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
to the of the nt.
to development to the south and to the existing
development to the west via the public sidewalk along 1761h 51.
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 feet
The pathway will be differentiated by pavement markings through vehicle access ways and
makes use of a curbed island through the parking stalls.
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 shall be and shall va in width to establish a hii",.orcf,v The widths
shall be based on the intended number of users; to be no smaller than five feet (5') and no
than twelve feet
All sidewalks proposed throughout the development are of sufficient width to accommodate
anticipated number of users.
Does not apply
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that n use and enhance the I shall be included.
Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly
accessible and at facades shall be
UUIII"'S are numerous are
provided to break up the parking lot pavement.
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
entrances.
The public plaza will include benches and the bus shelter in the southwest corner of the overall
site will be maintained. (by others)
Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-
1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street,
a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8')
above level.
-There are large landscaping buffers between the public sidewalk and the building so it is
not possible for pedestrians to walk adjacent to the building. Any "weather protection" devices
provided would not be functional.
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 (1O) or more dwelling
units shall provide common opens space and/or recreation areas.
Does not apply
Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) square
feet per unit.
Does not apply
Standard: The location, layout, and proposed type of common space or recreation area shall be subject
to approval by the Administrator of the Department of Community and Economic Development or
designee.
Does not apply
Standard: At least one of the following shall be provided in each open space and/or recreation area (the
Administrator of the Department of Community and Economic Development or designee may require
more than one of the following elements for developments having more than one hundred (100) units):
1) Courtyards, plazas, or mUlti-purpose open spaces;
2) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the
street level must feature views or amenities that are unique to the site and are provided as an asset
to the development;
3) Pedestrian corridors dedicated to passive recreation and separate from the public street system;
4) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise
areas, game rooms, or other similar facilities; or
5) Children's play spaces that are centrally located near a majority of dwelling units and visible from
surrounding units. They shall also be located away from hazardous areas such as garbage
dumpsters, drainage facilities, and parking areas.
Does not apply
Standard: The following shall not be counted toward the common open space or recreation area
requirement:
1) Required landscaping, driveways, parking, or other vehicular use areas;
2) Required yard setback areas. Except for areas that are developed as private or semi-private (from
abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all residents of the development;
3) Private decks, balconies, and private ground floor open space; and
4) Other required landscaping and sensitive area buffers without common access links, such as
pedestrian trails.
Does not apply
Standard: All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space.
Does not apply
Standard: All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space.
Does not apply
Standard: The pedestrian-oriented space for buildings and developments with over thirty thousand
(30,000) square feet of nonresidential uses shall include all of the following:
1) Visual and pedestrian access (including barrier-free access) to the abutting structures from the
public right-of-way or a nonvehicular courtyard; and
2) Paved walking surfaces of either concrete or approved unit paving; and
3) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the
ground; and
4) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60)
square feet of plaza area or open space.
Does not apply
Standard: The following areas shall not count as pedestrian-oriented space for buildings and
developments with over thirty thousand (30,000) square feet of nonresidential uses:
1) The minimum required walkway. However, where walkways are widened or enhanced beyond
minimum requirements, the area may count as pedestrian-oriented space if the Administrator of
the Department of Community and Economic Development or designee determines such space
meets the definition of pedestrian-oriented space.
2) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service
areas.
Does not apply
Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within
pedestrian-oriented space.
Does not apply
Standard: At each corner of the intersections listed below, a public plaza shall be provided:
1) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176".
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 ofS. 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
Union Avenue N.E.
A 1,200 sf pedestrian plaza is being proposed at the northwest corner
Dr. The I will made with brick and will have benches.
Benson
Standard: The public plaza shall measure no less than one thousand (1,000) square feet with a minimum
dimension of feet on one side the sidewalk.
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum
decorative n-scaled and
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
residentia I
Standard: All building facades shall include modulation or articulation at intervals of no more than forty
feet
The building fa,ade material provided variation at no more than 40' on each fa,ade. An articulating
blade/brand wall is proposed along the north side of the building.
Standard: Modulations shall be a minimum oftwo feet (2') deep, sixteen feet (16') in height, and eight
feet in width.
The modulations are full building height at 1'-3" deep and vary in width.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of
modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District
B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public
area.
Does not apply
Guide,lines: 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
street furniture an art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
the facade's und floor.
Where pedestrians walkways are adjacent to the building, smaller scale lighting will be provided.
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
and feet' und measured on the true i
Due to significant grades along both and the need to provide a layout on the
interior of the store with the kitchen equipment, cooler/freezer and storage, it is not possible to
strictly comply with this requirement. The customer areas of the front (west) and north and south
facades comply.
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 transmittance for windows shall be
Due to significant along and the to layout on
interior of the store with the kitchen equipment, cooler/freezer and storage, it is not possible to
strictly comply with this requirement.
Standard: Display windows shall be designed for frequent change of merchandise, rather than
Does not apply.
The customer dining areas provide clear glazing
None is proposed
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
Architectural detailing has been provided
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;
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the I
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 uninterru I roof.
2) An articulating blade/brand wall is proposed along the north side of the building.
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 a
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
All sides of the building are comprised of matching/complimenting materials.
Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or
textural
Complies
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 I concrete.
Complies
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or
with a concrete or admixture.
Does not apply
Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks
and colored decorative bond and/or shall other materials.
Does not apply
Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or
textural
Complies
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign,
Blade type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate sign age should not be
garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials I
Complies
Does not apply as there are no signed entries,
Complies
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building
Does not apply
Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall
be limited to five feet (5') above finished grade, including support structure. All such signs shall include
decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area
surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Administrator of the Department of Community and Economic Development or
I
The momument sign proposed is 5' in height and the base will complement the building material
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.
Building signs are all individual letters back-lit.
Guidelines: lighting that improves pedestrian safety and also that creates visual interest in the building
and site the hours shall be
Examples include sconces on building facades, awnings with down-lighting and decorative street
lighting.
Pedestrian scale lighting will be provided at entrances
Standard: Accent lighting shall also be proVided on building facades (such as sconces) and/or to
illuminate other key elements of the site such as gateways, specimen trees, other significant
landscaping, water features, and/or artwork.
Accent lighting is proposed on the building 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 (Le., signage, governmental
flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Complies
November 5, 2013
Construction Mitigation
Proposed McDonald's Restaurant
10660 SE 176'h St.
Renton, WA 98055
Eorl!jI[Il}CI:r1g
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urcgrcJ,T~ monoge'1'en-
de.veloomc'lt service,
CORE STATES
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GROUP
Construction is scheduled to start June 1, 2014 and end August 31, 2014. Construction duration will be
24 hours, Monday through Sunday. Construction traffic routes are anticipated to be from Route 167,
which is approximately 1 mile to the west. Erosion control measures including, but not limited to, silt
fence, stabilized construction entrance, and inlet protection will be provided and maintained throughout
the construction project.
, . -'
www.core-eng.com
150 lake street south. suite 212 . kirkland, wo 98033 v: 425.406.761·6
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PROPOSED McDONALD'S
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RENTON, WA 98055 .I1lROst
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Landscape Analysis, Lot Coverage, and Parking Analysis
For
McDonalds Renton at Carr and Benson
Total square footage ofthe site and the footprints of all buildings
Site Area = 46,391 SF
Existing Building Footprint = 13,136 SF
Proposed Building Footprint = 4,393 SF
Total square footage of existing and proposed impervious surface areas
Impervious Area Existing = 44,923 SF
Impervious Area Proposed = 35,643 SF
Square footage of each individual building and or use
Existing Dry Cleaners = 4,620 SF
Existing Health Club = 8,516 SF
Proposed McDonalds = 4,393 SF
Percentage of lot covered by buildings or structures
Building Coverage Allowed = 65%
Building Coverage Proposed= 9%
Number of parking spaces required by city code
Parking required = 10 spaces
1 space per 75 SF of Dining Area = 731 / 75 = 9.75 = 10 Spaces
Number and dimensions of standard, compact and ADA accessible spaces provided
Standard = 9'x20' 48 Spaces Provided
Compact = N/A
ADA = 8'x20' 2 provided both van accessible
Square footage of parking lot landscaping (perimeter and interior)
Interior Parking Lot Landscaping = 4,450 SF
Exterior Parking Lot Landscaping = 6,298 SF
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
PURPOSE OF CHECKLIST:
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental
agencies to consider the environmental impacts of a proposal before making decisions. An
Environmental Impact Statement (EIS) must be prepared for all proposals with probable
significant adverse impacts on the quality of the environment. The purpose of this checklist is
to provide information to help you and the agency identify impacts from your proposal (and to
reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide
whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of
your proposal are Significant, requiring preparation of an EIS. Answer the questions briefly,
with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In
most cases, you should be able to answer the questions from your own observations or project
plans without the need to hire experts. If you really do not know the answer, or if a question
does not apply to your proposal, write "do not know" or "does not apply". Complete answers
to the questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental
agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining ifthere may be significant adverse impact.
USE OF CHECKLIST FOR NON PROJECT PROPOSALS:
Complete this checklist for non project proposals, even though questions may be answered
"does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NON PROJECT
ACTIONS (part D).
For non project actions (actions involving decisions on policies, plans and programs), the
references in the checklist to the words "project," "applicant," and "property or site" should be
read as "proposal," "proposer," and "affected geographic area," respectively.
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A. BACKGROUND
1. Name of proposed project, if applicable:
McDonald's -SE Carr Rd. & Benson Dr.
2. Name of applicant:
McDonald's Corporation
3. Address and phone number of applicant and contact person:
12131113thAve. NE
Kirkland, W A 98034
4. Date checklist prepared: (425) 242-2468
November 4,2013
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
Spring 2014
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
None anticipated
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
None identified
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
None identified
10. List any governmental approvals or permits that will be needed for your proposal, if
known.
Site Plan Permit and Building Permit
11. Give brief, complete description of your proposal, including the proposed uses and the
size of the project and site.
Proposed approximate 4,393+1-SF fast food restaurant with drive-
through service on the northwest comer of SE Carr Road & Benson
Drive South. The McDonald's will be developed as Phase II on the
site and will contain 50 parking spaces. The project site is 3.0 I
acres.
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12. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range if known. If a proposal would occur over a range of area, provide
the range or boundaries of the site(s). Provide a legal description, site plan, vicinity
map, and topographic map, if reasonably available. While you should submit any plans
required by the agency, you are not required to duplicate maps or detailed plans
submitted with any permit applications related to this checklist.
10660 SE 176th St.
Renton, WA 98055
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one);@ rolling, hilly, steep slopes,
mountainous, other ______ _
b. What is the steepest slope on the site (approximate percent slope?)
10% in grassed areas on southern portion of site
c. What general types of soils are found on the site (for example, clay, sand, gravel,
peat, muck)? If you know the classification of agricultural soils, specify them and
note any prime farmland.
Silty sand, no prime farmland
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
None known
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
A rough graded pad was provided with Phase I of the development.
Minimal grading is required for this project. Fill is not anticipated.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe. Yes. Erosion control measures including, but not limited to, silt
fence, stabilized construction entrance, and inlet protection will be
provided and maintained throughout the project.
g. About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)?
Approximately 80%
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if
any: Silt fence, temporary and permanent seeding, inlet
protection, stabilized construction entrance.
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2. AIR
a. What types of emissions to the air would result from the proposal (Le., dust,
automobile, odors, industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate quantities
if known. Dust and vehicle/truck exhaust during construction and vehicle
exhaust after construction is anticipated. No more vehicle exhaust is
anticipated than what occurred prior to Phase I development.
b. Are there any off-site sources of emission or odor that may affect your proposal?
If so, generally describe.
None known
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
3. WATER
Dust control measures during construction in accordance with the
City of Renton and King County Surface Water Design Manuals
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)?
If yes, describe type and provide names. If appropriate, state what stream or
river it flows into.
Does not apply
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
Does not apply
3) Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
Does not apply
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
Does not apply
5) Does the proposal lie within a 100-year flood plain? If so, note location on the
site plan.
Does not apply
6) Does the proposal involve any discharges of waste materials to surface waters?
If so, describe the type of waste and anticipated volume of discharge.
Does not apply
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4.
b. Ground Water:
1) Will ground water be withdrawn, or will water be discharged to ground water?
2)
c.
1)
2)
d.
Give general description, purpose, and approximate quantities if known.
Does not apply; groundwater not present on site
Describe waste material that will be discharged into the ground from septic
tanks or other sources, if any (for example: Domestic sewage; industrial,
containing the following chemicals ... ; agricultural; etc.). Describe the general
size of the system, the number of such systems, the number of houses to be
served (if applicable). or the number of animals or humans the system(s) are
expected to serve.
Does not apply
Water Runoff (including storm water):
Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters. If so. describe.
Storm water runoff will be collected by catch basins, routed through an underground detention
system and flow downstream into an existing culvert to the west. The drainage report for the
existing detention system approved with Phase I is submitted with this application.
could waste material enter ground or surtace waters? It so, generally describe.
Erosion control methods will be installed and maintained to prevent waste
material from entering ground or surface waters
Proposed measures to reduce or control surface, ground, and runoff water
impacts, if any:
Erosion control measures such as silt fence, inlet protection, stabilized
construction entrance will be installed and maintained throughout
PLANTS construction.
a. Check or circle types of vegetation found on the site:
~ deciduous tree: alder, mapleX .pen, other
~ evergreen tree: fir, cedar, pine, other
x shrubs
~ grass
__ pasture
__ crop or grain
__ wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other
__ water plants: water lily, eel grass, milfoil, other
__ other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Landscaping will not be removed or altered with this project
c. List threatened or endangered species known to be on or near the site.
None known
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
Trees, shrubs, grass, and other native plants are proposed with the landscape plan
bmitted with this application.
5. ANIMALS
a. Circle any birds and animals, which have been observed on or near the site or
are known to be on or near the site: None known
Birds: hawk, heron, eagle, songbirds, other ________ _
Mammals: deer, bear, elk, beaver, other ;---,-; ________ _
Fish: bass, salmon, trout, herring, shellfish, other ______ _
b. list any threatened or endangered species known to be on or near the site.
None known
c. Is the site part of a migration route? If so, explain
None known
d. Proposed measures to preserve or enhance wildlife, if any:
None known
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to
meet the completed project's energy needs? Describe whether it will be used
for heating, manufacturing, etc.
Electric and natnral gas for typical
restaurant use
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
-The building will be designed to comply with the local energy code and provide the required wall and roof insulation.
-The building will contain a white or tan colored TPO "cool roof' to reduce heat gain in the summer months.
-Windows will be I" insulated glass with thermally broken ITames.
-Entry vestibule to reduce heat/cooling loss thru the entry doors .
• Energy management system that will control the HVAC, interior and exterior lighting. Turning off the equipment or
reducing the output when not needed.
-Up to 99.1% efficiency water heater
-1.3 gallon per cycle dual sanitizing warewasher.
-Use ventilation air required from other areas of the restaurant that would normally be released outdoors through the
'barometric relief on the RTU to suffice the make-up air for the kitchen hoods via transfer air as allowed by code. This
prevents the use of a dedicated make-up air unit to condition air that would be needed for the hoods.
-LJL 710 hoods reduce the airflow as required under nonnal mechanical code requirements. this saves on fan energy,
amount of energy that is needed to condition the make-up air, and reduces the power consumed by the RTU supply fan
motor as the airflow is reduced.
-Demand Control Ventilation (DCV) in playplace. This reduces the amount of outdoor air that is conditioned by the
rooftop unit when c02 levels are at a code compliant level.
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7. ENVIRONMENTAL HEALTH
a. Are there any environmen health hazards, including exposure I )xic chemicals, risk of fire and
explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe.
None known.
1) Describe special emergency services that might be required.
Does not apply
2) Proposed measures to reduce or control environmental health hazards, if any:
Does not apply
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b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
Does not app ly
2) What types and levels of noise would be created by or associated with the
project on a short-term or a long-term basis (for example: traffic, construction,
operation, other)? Indicate what hours noise would come from the site.
Construction activities will occur during building and site construction. Typical drive-
through traffic noise will occur during business hours of the restaurant once it is open.
3) Proposed measures to reduce or control noise impacts, if any:
Does not apply
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
Shopping Center / Commercial Uses
b. Has the site been used for agriculture? If so, describe.
Unknown. Aerial photo from 1937 shows site as wooded.
Aerial photo from 1964 shows site as developed
c. Describe any structures on the site.
16,300 SF retail pharmacy approved as
Phase I for the site
d. Will any structures be demolished? If so, what?
e.
f.
No structures will be demolished for this
project.
What is the current zoning classification of the site?
CA -Commercial Arterial
What is the current comprehensive plan designation of the site?
CC -Commercial Corridor
g. If applicable, what is the current shoreline master program designation of the
. ?
site. Does not apply
h. Has any part of the site been classified as an "environmentally sensitive" area? If
so, specify.
Not known
i. Approximately how many people would reside or work in the completed
project? 7 -10 employees
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j. Approximately how many people would the completed project displace?
None
k. Proposed measures to avoid or reduce displacement impacts, if any:
Does not apply
I. Proposed measures to ensure the proposal is compatible with existing and
projected land uses and plans, if any:
9. HOUSING
Does not apply; use is compatible with
projected land use
a. Approximately how many units would be provided, if any? Indicate whether
high, middle, or low-income housing.
Does not apply
b. Approximately how many units, if any, would be eliminated? Indicate whether
high, middle, or low-income housing.
Does not apply
c. Proposed measures to reduce or control housing impacts, if any:
Does not apply
10. AESTHETICS
a. What is the tallest height of any proposed structure(sl, not including antennas;
what is the principal exterior building material(s) proposed.
\8'-9 112" to top of parapet
Smooth hardi board plank & Ledgestone
b. What views in the immediate viCinity would be altered or obstructed?
Does not apply
c. Proposed measures to reduce or control aesthetic impacts, if any:
Does not apply
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
Normal building and parking lot lighting that will occur
during nighttime hours
b. Could light or glare from the finished project be a safety hazard or interfere with
views? No. Proposed lighting fixtures will be appropriately
shielded to reduce light pollution
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c. What existing off-site sources of light or glare may affect your proposal?
None known
d. Proposed measures to reduce or control light and glare impacts, if any:
Shielding oflight fixtures to reduce light pollution
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate
vicinity?
Thomas Teasdale Park is approximately 1 mile to the north
b. Would the proposed project displace any existing recreational uses? If so,
describe.
No.
c. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any:
Does not apply
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally
describe.
None known
b. Generally describe any landmarks or evidence of historic, archaeological,
scientific, or cultural importance known to be on or next to the site.
None known
c. Proposed measures to reduce or control impacts, if any:
Does not apply
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed
access to the existing street system. Show on site plans, if any.
The site is adjacent to 3 streets -Carr Rd. (l76th St.) to the south, Benson Dr. to
the east, and 174th St. to the north. Curb cuts exist on Carr Rd. and 174th St.
b. Is site currently served by public transit? If not, what is the approximate
distance to the nearest transit stop?
Yes. There is a bus stop on the southwest comer of the site
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c. How many parking spaces would the completed project have? How many would
the project eliminate?
50 Spaces on the McDonald's portion of the site
d. Will the proposal require any new roads or streets, or improvements to existing
roads or streets, not including driveways? If 50, generally describe (indicate
whether public or private?
No.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
f. How many vehicular trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur.
2,140
g. Proposed measures to reduce or control transportation impacts, if any:
Does not apply
1S. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example:
fire protection, police protection, health care, schools, other)? If 50, generally
describe.
No.
b. Proposed measures to reduce or control direct impacts on public services, if any.
Does not apply
16. UTILITIES
a. Circle utii' . available at the site ectricity, natural gas, water, refus
service, telephone, sanitary sew eptic system, 0
b. Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate
vicinity which might be needed.
The project will use existing utilities on site.
C. SIGNATURE
I, the undersigned, declare under penalty of perjury under the laws of the State of
Washington that to the best of my knowledge the above information is true, correct,
and complete. It is understood that the lead agency may withdraw any declaration of
non-significance that it might issue in reliance upon this checklist should there be any
willful misrepresentation or willful lack of full disclosure on my part.
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Proponent Signature: ____ ~V-t+----;----------
Name Printed: (ftJ.Ji:.
Date:
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(@. Chicago Title Insurance Company
COiVThHTMENT FOR TITLE INSURANCE
BY
Chicago Title Insurance Company
Chicago Title Insurance Company, a Nebraska corporation ("Company"), for a valuable consideration,
commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Pro-
posed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or
referred to in Schedule A, upon payment of the premiums and charges and compliance with the Require-
ments; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the
policy or policies committed for have been inserted in Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate 6 months after the Effective
Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the
failure to issue the policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, Chicago Title Insurance Company has caused its corporate name and seal to be
affixed by its duly authorized officers on the date shown in Schedule A.
Chicago Title of Washington
701 5th Avenue, Suite 2300
Seattle, WA 98104
FORM 72-83-06 (61081
Chicago Title Insurance Company
By:
President
Secretary
~ r"",
.~.
[~C l;j .2[)::·,
ALTA Commitment -2CC6
CO:"D1T10\S
1. The term mortgage, \vhen used herein, shall include deed of ailst, trust deed, or other security instrument.
2. If the propo.'lcd Insured has or acquired actual knowledge oE any defect, lien, encumbra..'1cc, adverse claim or other matter
affecting the estate or interest or mortgage thereon covere.d by this Commitment other than those shown in Schedule B
hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability
for any loss or damage resulting from any act of reliance her:::on to the extent the Company is prejudiced by failure to so
disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company
otherwise acquires actual knmvledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company
at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not reUeve the Company
from liability previously incurred pursuant to paragraph 3 of these CondItions.
3. Liability of the Company under this Commitment shall be only to the named P"oposed Insured and such parties included
under the definition of Insured in the form of policy or policies committed for and only for actual loss incuned in reliance
hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in
Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event
shall such liability exceed the amount stated in Schedule A for the policy or policies corrunitted for and such liability is
subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies
committed for i.n favor of the proposed Insured which are hereby incorporated by reference and are made a part of this
Commitmer.t except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the
condition of title. Any action or actions or rights of accion that the proposed Insured may have or may bring against the
Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this
Commitment must be based on and are subject to the provis:..ons of this Comnlltment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amoun.ts of In.surance is $2,000,000
or less shall be arbitrated at the option of either the Company or the lttsured as the exclusive remedy of the parties. YOlI
may review a copy of the arbitration rules at <http://www.alta.org/>.
FOR"! 72-83·06 (oIDS) ALTA Commitment -200fi
CHICAGO TITLE COMPANY
;Ul FIFrH AVE:\lT #2300, SEXITI 1-:, \VA 9SlO~
AL.TA COMMITMENT
SCHEDULE A
SECOND COMMITMENT
Order No.: 1363917
Title Unit: U-OO
(206)628-5610
Customer Number: NBG #71300593 -RENTON BENSON CARR
Phone: Buyer(s): MCDONALD'S CORPORATION
Fax: (206)628-9717
Officer: SAVLDIS/CAiVIPBELL/EISENBREY/HARRIS
Commitment Effective Date: OCTOBER 23, 2013
1. Policy or Policies to be issued:
at 8:00AM.
ALTA Owner's Policy
EXTE~DED PO~ICY (6/17/2006)
Proposed Insured:
Amount: $ C . a 0
Premium:
Tax:
MCDONALD'S CO~PO?~T=ON, A DELAWARE CO~PORATION
Policy or Policies to be issued:
ALTA Loan Policy
Proposed Insured:
Policy or Policies to be issued:
ALTA Loan Policy
Proposed Insured:
Amouot: $0.00
Premium:
Tax:
Amount: $0,00
Premium:
Tax:
2 _ The estate or interest in the land which is covered by this Commitment is:
SEE ATTACHED ESTATE OR INTEREST EXHIBIT
3 . Title to the estate or interest in the land is at the effective date hereof vested in:
7VC REN':ON CO. I'TA, L.L.C., A NICHIGAN LIMITED LIA3J:LITY CONPANY
4. The land referred to in this Commitment is described as follows:
SEE A~~ACH8D L~GAL DESCRIPTION EXHI3IT
C(l\I\t·\::;OS/KLC! II ,J.os
CHICAGO TITLE CO\IPANY
A.L.TA. COMMITMEl'-.'T
SCHEDULE A
(Continued)
ESTATE OR INTEREST EXHIBIT
(Paragraph 2 of Schedule A continuation)
FEE SIMP~E AS TO PARCEL Ai .~D
EASEMENT ESTp·i:'E ~_S TO PARCELS B, C, 10TD D
Order No.: 13 6 3 31 7
Your ~o.:
CHICAGO TITLE CO:-"IPAc'lY
A.L.T.A COMMITMENT
SCHEDULE A
(Continued)
Order "10.: 1363917
Your No.:
LEGAL DESCRIPTION EXHIBIT
(Paragraph 4 of Schedule A continuation)
THAT PORTION OF LOT A, KING COUNTY BOUNDARY LINE: ADJUSTMENT NU:1B3R S91L0069,
?ECORDED TID~R RECORDING NUMBER 9104261602! IN KING COUNTY I ~1p..SHn~GTO)J I LYING
NORT:r OF T:-lE FOLLmaNG DESCRIBED LINE =
CO:-'lH'SNCING AT TE~ NORTHWEST CORNER OF S.a.ID LOT Ai
TH3NCE SOUTH Olo45 '15!1 WEST, ALONG TH:2 '{iEST LI)TE OF S.~I:J LOT A, A DIS~A...'tI,JCE OF
193.22 FEET TO THE POINT OF BEGI}J1'.JINGi
THENCE NORTE 87"13'56" EAST, 346.91 FEET TO THE EAST LIN3 OF SAID LOT A AND
THE TERMINUS OF THIS DESCRIBED LIN3,
PA:::1.CEL B:
A..."J 2ASEi'<1ENT FOR IMP.20VE!v!ENT, USE Al"JD M.~.INTEN.!!.~rCE FOR I:-1GRESS I EG::tESS I
CIRCUL!I.TION AND LANDSCAPING, AS EST!I.BLISHED BY INSTRmlE~lT RECORDED UNDER
RECORDI~JG W:JMBER 9009170443.
PARCEL C,
AN EASEM~NT FO:\. SEWER LIN~ AS EST]'.BLISHED BY INSTRID1::::NT RECOR:.1ED UNDER
RECOR'lING NT.JC-IBE:<' 900917044';.
?ARCEL D:
';::1 ~ASEtv:E:0TT FOR INGRESS AND EG~ESS OV2R t.~D ~~CROSS THJ'..T ?ORTION OF LOT C,
KING COUNTY 30':.J')JDP'.RY LINE ADJUSTMENT N"j'!v:BER S91L0069, RECORDED UNOE?
~ECORDIN3 NTY.~BER 9104261602, DELINEA7ED "'.S ~_CCESS EASE~'!E~.rT ON SURVEY RECORDEr:::;
lJNDER RECORDING NUMBER 9103189001.
" ll0(:(
CHICAGO TITLE CO\1PA~Y
AL.TA COMMITMENT
SCHEDULEB Order~o.: 1363917
Your No.:
Schedule B of the policy or policies to be issued will contain exceptions to the following matters urdess the same
are disposed of to the satisfaction of the Company.
GENERAL EXCEPTIONS
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records.
B. Any encroachment) encumbrance, violation) variation, or adverse circumstance affecting the Title that
would be disclosed by an accurate and complete land survey of the Land.
C. Easements, prescriptive righls, rights-of-w'ay, liens or encumbrances, or claims thereof, not shown by
the Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers'
compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not
shown by the Public Records.
E. Taxes or special assessments which are not yet payable or which arc not shmvn as existing liens by the
Public Records.
F. Any lien for service, installation, connection, maintenance, tap. capacity, or construction or similar
charges for se\Ver~ water, electricity, natural gas or other utilities, or for garbage collection and disposal not shmvn
by the Public Records.
G. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States
Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal
rights~ including casements or equitable st:rvitudes.
H. \Vater rights, claims or title to water.
1. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the
Public Records~ or attaching subsequent to the effective date hereof but prior to the date the proposed Insured
acquires of record fm value the estate or interest or mortgage thereon covered by this Commitment.
SPECIAL EXCEPTIO:-<S FOLLOW
WlTACO~:B bk 05,.'17/07
CHICAGO TITLE CO'"lPANY
A.L.T.A. COMMITMENT
SCHEDULEB
(Continued)
Order 1\0.: 001363917
Your No.:
SPECIA.L EXCEPTIONS
A 1. COV:lNAl'ITS, CONDITIO"!S, RESTRICTIONS, EASE~ENTS, NOTES, DEDICATIONS
ffi~D SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY/LOT
LINE ADJUSTMENT RECORDED UNDE" "ECORDING NU~IBER 9104261502.
B 2. EASEYlENT A..ND THE TERMS AND CONDITIONS THEREOF!
GRA1\ITEE ,
?URPOSE:
AREA AFFECTED,
RECORDED,
RECORDING ~JMBER:
PUGET SO'J)JD pm1ER & LIGHT COMPANY
ELECTRIC TR~S~ISSION LINE
PORTION OF SAID PREMISES AND OTHER
PROPERTY
NOVEMBER 13, 1963
5664146
3. EASE~ENT h~D THE TERMS A..~D CONDITIONS THEREOF:
PURPOSE:
AREA AFFECTED,
RECORDED,
RECO-:tDING N"""J~'lB~R:
INGRESS, EG~ESS, CIRCULATION AND
LA..~DSCAP::::NG
PORTION OF SA~D PREMISES
SEPTEY13ER 17, 1990
9009170443
D ,;. SEli'lER LINE EASEivlENT .~G-:tEEM2N!.', AND TI-IE ':'E?t-1S AND COND!TIONS THEREOF:
RECORDED,
RECORDING NUr>1BER:
SEPTEMBER 17, 1990
9009170444
TEE AGREEiYlENT CO~JTAINS A.N OB:"IGATION TO RELOCATE THE SEHE:.:;:. LINE AT
GtC~.t'JTEE I S EX?ENSE IF SAID LINE IS IN A LOCATION <,'lHICE IS IN CONFLICT
WITH GRfu~TOR'S FUTURE US~ OF THE PROPERTY.
BN 5. T:-rIS PARACRAPH H..n"S 3EE.N INTENTION.l\LLY Ot<:ITTED.
BO 6. THIS ?ARAGrt..APH H.~S BE2N I.n~2NTIONALLY ot"lITTED.
~ 7. EXCEPTIONS AND R2:SERVATIONS COi-JTAINED IN DEED:
FEOr<'!;
RECORDED,
NORTWllESTERN IMPROVEMENT COMPANY
AUGUST 10, 1934, ANCl ~ll\.RCH 23, 1926
rLTAC'vlBl/RDA/C9".i9
CHICAGO TITLE COMPA.1\IY
A.L.TA COMMITMENT
SCHEDULEB
(Continued)
Order No.: 13 6391 7
Your No.:
SPECIAL EXCEPTIONS
"CECORDWG NmI3ER, 2813921 ~,D 2157496, RESPECTIVELY
AS FOLLOWS: ZXCE?TING ~'D RESERVING UNTO GRANTOR, ITS SDCCESSORS AND
.Z!..SSIGN3 FOREVER, ALL MINERALS OF ANY NATT.JRE WHATSOEVER, INCwUDING
COAL, :RON, Nll.TDRAL GAS A..'JD OIL UPON OR IN SP'.IO LAND, TOGETHER ~HT:1
THE USE OF SUCH OF ~HE SURFACE AS ~AY BE NECESSARY FOR EXPLORING 02
!IlINING, OR OTHER~HS2 EXTrtACTING AND CARRYING J::..fIiAY THE SAtVfE; BUT THE
GRF~TOR, ITS SDCCESSORS OR ASSIGNS, SHALL PAY TO THE GRfu,TEE, OR TO
H!S HEIRS OR ASSIG-:JS TH2 MARKET VALUE AT THE TINE MIN::::N8 OPERATIONS
A~E COi,.1rf:ENCEO OF S'"JCE PORTION OF THE SU?FACE AS r.1AY 3E USED FOR SUCH
OP:::RA.TIO~TS, OR INJURED THEREBY, INCLUD:N:J ANY IMPROVEMENTS THE::tEON.
A r'<LATERIAL CONSIDE:;!ATION FOR THIS CONVEYANCE, I'IITEOUT WHICH IT 1fiOULD
NOT BZ r4ADE, IS TEE AGREEMENT BY THE GR.ZUlTEE FOR Ems ELF AND FOR HIS
HEIRS, OR ASSIGNS, THAT TCIE GRMITOR SHALL BE IN NO ):TANNER RESPONSIBLE
OR LIA3LE TO THZ GRAl'l':'EE OR T8 A.....'\fY SUBSEQUENT o-,'lNER OR PURCHAS~:\ OR
l\NY ?ERSON INTEREST~D ':'EEREIN FOR ANY D.~rv:AGE OF WH.r..TEVER NATURE BY
REASO::;; OF ANY CA\rE OR HOV2M2NT OF THE EARTH CAUSED BY THE RErvl0VF.~ OF
COAL, EARTH OR ROCK UNDER THE SURFACE OF THE ?REtcISES OR FOP. ANY OTH~R
DA:'1A3E nHATE',IER RESULTING FROM OR CAUSE;) 3Y THE OPERATION OF THE COAL
ylIN3S OF THE GRAJ-JTOR IN THE VICINITY OF THE PREMISES :NCLUDING FIRE
.Z!..ND EXPLOSION, WH3T~ER THROUGH THE N3GIL:GENCE OF T~E SAYlE GRlL'\fTOR OR
OTHEKVCSE.
H 8. ,IA~TERS DISCLOSE;) BY UNREC02D~D SURVEY MADE BY ROB~RT N. ER3, F. L. S. ,
DATED OCTOBER 26, 2012, PROJECT NO. 15376, AS FOLLO~S:
RO::::KE?Y ]'."'::·0 FENC:::S NOT CONFORMING TO BOT.DDARY ~INES.
I 9. P.Zl.Y~1l2N'? OF THE REAL ESTATE EXCISE TAX, IF REQUIRED.
THE PROPERTY DESCRIBE] HE::<'EIN IS SITUA'l'2D 1ilITl-IIN THE BOUN:J.!I,.RIES OF
LOC.r::..L TAXING AUTHORITY OF CITY OF RENTON. PRESENT RA'?E IS 1.78%.
ANY CO~VEY.!I,.::--JCE DOCU;V:ENT MUST 82 ACCO!v:Pk'JIED BY TES OFFICIAL WP.SH::NGTON
STATE EXCISE TAX AFFIDAVIT. TH2 APPLICAB~E EXCIS3 TAX HUST BE PAID
AND ~HE AFFI~AVIT APPROVED AT TE~ TIME OF THE RECORDING OF THE
CONlISYA..\fCE DOCU;-'lENTS.
(NOT", A DE:ED EXE~IPT FROf1 EXCISE TAX IS STILL SUBJE~T TO THE $5.00
TECHNOLOGY FEE k'JD ~N ADDITIONAL $5.00 AFFIDAVIT PROCESSING FEE).
CLTAC~Hl2/RDA/WA
CHICAGO TITLE C:()~IPAJ,Y
A.L.T.A. COMMITMENT
SCHEDULEB
(Continued)
Order "!o.: 1363917
Your 1'0.:
SPECIA.L EXCEPTIONS
J 10. GE~TE:?_;;L Al-D S?ECIAL TAXES ~.ND CH.Zl,.RGES, PAYABLE FEBRUARY 15, DELINQUENT
IF FIRST HALF UNPAID O:::r MAY I, SECOND HALF DELINQU2NT IF mJPAID ON
NOVEf.'IBER 1 OF TEE ~AX YEA.c~ (A.Iv'!OUNTS DO NOT n-JCLUDE I~TEREST A...'I\J:J
PECl.'-.I.TES) ,
YE.'-.R,
~AX .'-.CCOUW!: ClUMBE" ,
LEVY CODE,
ASSESSED VALUE-LAND:
ASSESS2:0 ~\i1ALUE-I::VIP?,OVEMENTS;
GENERAL & SPECIAL ':'AXES:
2013
292305-9125-06
2128
$ 2,232,700.00
$ 2,041,800.00
BII.LED, $ 62,782.05
PAI9, $ 31,391.03
u~?AID, $ 31,391.02
NOTE: IF ':'HE TAX Al"!OUNT IS NOT EVENLY DIVISIBLE INTO TWO PAYN3NTS I
KI::JG COUNTY tn:"L ?EQUIRE THE HALF PAYMEN':' BE ROUNLJED UP TO TEE NEXT
CEClT. FAILURE TO ROU'JD UP THE HALF P.".YMENT MAY ?,ESULT IN REJECTION OF
THE T.~ PAYMENT BY THE COUNTY.
Be A?FECTS: INCLUDES OTHER PROP2rt.TY
X 11. MEt<IORANDUC1 OF TEE OPTION AND S:TE LEASE AGREE~:EClT, DlCL:.JDING THE TERMS
L
.".liD CON:JITIONS OF THE LEAS, D:SCLOSE:J THEREICl,
:"'ZSSO? :
RECO?DED:
:K2CORDING lTL1:v13:;'?:
NAILLET-rV:UIR .l!..SSOC::l.;;T2.S
QWEST WIRELESS I L, L. C. I A DELA'~\rARE
LHlITE:J LLZ!..BILITY CONPA.!"\JY
APRIL 25, 2001
20010425000497
YEYIORAl·JDm'l OF ASSIGN:vJENT A1D ASSID'!?TION AGREE1'-lENT:
ASSIGN'2E;
RECORDED:
RECOR9ING NIDIBER,
SPRINT SPECTFUH L. P. I A DELP..r,·i)'A?E
LIHITED LIABILITY COtCPANY
.l!"UGUST 19, 2004
20040819000541
55 12. THIS PARAGRAPH HAS BEEN IClTENTIONALLY OMITTED.
CHICAGO TITLE COMPAc'iY
A.LT A. COMMITMENT
SCHEDULEB
(Continued)
Order No.: 1363917
Your ~o.:
SPECIAL EXCEPTIONS
Be 13. THIS PARAGRAPH HAS BE2N INT'2:NTIONALLY OM:T7ED.
ED 14. :'315 PA?.AGRAPP. K;;'S BEEN INTENTIONALLY OYlITTED.
E 15. THIS PARAGRA?H HAS BEEN INTE,ITION.zILLY OMITTED.
S 16. UNRECORD3D LEf..SEHOLDS, IF ]>'~1>.JY, RIG!-ITS OF VENDORS fu'JD HOLDERS OF
SECURITY IN::ERESTS ON PERSONAL PROPERTY INSTALLE:J UPON SAID PRO?E2TY
AllD RIGHTS OF TENANTS TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF
THE l'ERtv!.
M]>..TTE?S IN:'LUDING BUT NO:' LU!lIT2D TO MORTGAGES, DEEDS OF TRUST,
ASSIGNMENT OF LEP-.SES GIV2N AS SECURlTY, FIN}'\NCIN3 STATEM~~J'TS AND OTHER
SECURITY INTERESTS f..FF2CTING THE R:GETS OF LESSEES ONLY.
EG 17. T:IIS P}' ... RAGR.~?E HAS BEEN INTENTIONALLY OM:TTED.
E.~ 18. THIS PARAGRAPH E]>'.S BE2:)J INTE:':-TTIONALLY O~'IITTED.
ar 19, THJ:S ?ARAGRAPH HAS BEEN INTENTIO~JA~~Y OYlITT2D,
X 20 _ IT IS OUR UNDERSTANDING THAT 7HE PROPOSED TP-....~SACTION WILL INVOLVE THE
INSUK,i\...\fCE OF A LEASEHOL:J ESTATE 1ili-lIC::r: H.~_S N<),T YET oEEN ESTABLISH::::D OF
RECORD. DOCUNENTS N:::CESS,ll..RY TO C?E.~TE S.Z'..ID INTEREST rvlUST BE SU3~IJITTED
FOR OUR ?EVIE1il ~JD APP20VAL. IF O::JLY A rvIEMOR_~l\jD:n>: OR SHORT FORt·! OF
LE.~SE IS TO BE RECORDED I :'E::! FULL INS':'RUYiE::.-TT t TOGETHER (tIlTH ALL
A;'1E~mr.lEn:,S, IvlUS~ EE SUB~-1ITT2D.
Y 21. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION
PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE
POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST
NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION
DOES NOT CONFORM TO THEIR EXPECTATIONS.
Z 22. IMPORTANT!! THIS TRANSACTION HAS NOT BEEN APPROVED FOR INSURANCE
AGAINST UNRECORDED LABOR AND MATERIAL LIEN RIGHTS NOR FOR MATTERS THAT
COULD BE DISCLOSED BY AN ACCURATE AND COMPLETE SURVEY OF THE LAND. YOU
MAY NOT CLOSE UNTIL YOU HAVE RECEIVED A SUPPLEMENTAL FROM THE TITLE
UNIT ADDRESSING THIS PARAGRAPH!
TO PROVID2: AN EXTE:.JDED COVER.Z>.GE OWNER r S POLICY GENERAL EXCE?TIONS A
ClTACMil1/RDAir:fP.J
CHICAGO TITLE CO:VIPANY
A.L.T.A. COMMITMENT
SCHEDULEB
(Continued)
Order No.: 1363917
Your No.:
SPECIAL EXCEPTIONS
':'HROU8H D 1o'1ILL BE CONSIDERED '8HEN OUR INSPECTION AND/OR REVIEW OF
SURVEY, IF REQUIRED, IS COMPLETED. GE~!ERAL EXCEPTIONS E T'lROUGH H
WILL R~MAIN IN TE~ m'iNER J S POLICY TO ISSUE. A SUPPLEME~1TAL COt-!MITMENT
;TILL FOl,LOW.
IF THE Al'HICIPATED CLOSING DATE IS LESS THAo'! 4 ;TEEKS FROM THE DATE OF
THIS COMYlITMENT, PLEASE CONTACT YOUR TITLE OFFICER IMMEDIATELY.
AA 23. PRIOR ':'0 ISSUING A....'J EXTE~TDED FOR?'] OviliERI S PO:"ICY THIS COi'llPANY REQUIRES
':'HAT TEE PARTIES TO THE TRP..NSACTION PROVIDE p.J.J ALTA!ACSt-l CERTIFIEJ,
AS-BUILT SURVEY.
3M 24. TEIS ?ARAGRAPH HAS BE=::N IN':'ENTlo~rALLY OMI':'TE:J.
Ai 2S. RECIPROCAL EASSY12~JT AGREEYl=::NT &~:::; TEE 7ERMS k'JD CONDITIO~S THEREOF:
BY A..N:J BET~\mEN:
RECORDED:
RECORDING NUHBER,
REGARDn;G:
~AILLET*MUIR ASSOCIATES, A
WASHINGTON GENERAL PAR7NERSH:P, TVC
RE'lTO'l CO. vIA, L.I...C., A MICHIGAo'!
I..IMITED LIABILITY CO:~PANY, AND
'ti'AS:-II:·rGTON CVS PHARrvIACY, L. L" C., A
rt7AS:tINGTO~T L:;:MITED ~IABILITY COHPJuJY
SE?TEMBER 13, 2013
20130913002675
RECI?ROCAL ACCESS EASEMENTS
2r" SAID EASEP':ENT HAS BEE~T RE-RSCORDED UNDER RECORDING tTJIvIEER
20131001000418.
AJ 26. CONSTRUC:-:O::r DEED OF ':'?UST AND THE TERt-~S F..N=: CONDI':'IONS THEREOF:
GRANTOR,
TRUSTEE:
BENEFICI."RY,
A~10UNT,
Dl'.TED,
RECORDED,
R2CORDING NU!":BER:
T"'ilC ?ENTO:N CO" HA", ~"L. C "
E~::KER 1t7AKEFIELD & FEILBERG, P. s"
THE PRIVATEBANK AND TRUST CO~I?A-'lY,
AN ILLINOIS STATE CHARTERED BA .. NK
$ 8,022,000.00
SEPTEMBER 13, 2013
SEPTEMBER 13, 2013
20130913002677
Cl T AC\IB1: RDA /lIN)
CHICAGO TITLE COYlPAc'lY
A.L.T.A. COMMITMENT
SCHEDULEB
(Continued)
Ordcr:-.lo.: 1363917
Your No.:
SPECIAL EXCEPTIONS
THE A1<rOillJT NOlii SECU?ELl BY SA!D DEED OF TRUST AN;) THE TERMS UPON WHICH
THE SAME CA}) BE DISCHA"GED G" ASSUMED SHOULD 3E ASCERTAINED FROM THE
HOLDE" OF THE INDEBTEDNESS SECURED.
AQ 27, FIN.;};CING STATEMEN':' AND TEE TE2r-rS AN"Q CONDITIONS THEREOF:
SEC"JRED PARTY:
DEBTOR,
COVERS:
R3:CORDED:
RECORDING NUMBER,
'I'E~ PRIVATEB.n..NK AND ~rtUST CGrIfP.:;')IY
TVC RENTON CO. ~]A., L. L. C .
PERSONAL PROPERTY AND FIXTU:lES
LOCATED ON PROPERTY HEREIN DESCRIBED
SEPTE~IBER 13, 2013
20130913002678
AS 28. 'JNRECO~0ED LEASE, I)JCLUDn:rG THE TER.MS AND CONDITIONS T!-EEREOF:
LESSOR,
LESSEE(S) ,
DISCLOSED BY:
TVC RENTON CO. rd/'.. ~. L. C.
WASHINGTON evs PHA.RYL~.CY INC.
:NS:'RUNENT R3:CORDED UNDER R3:C02DING
iiL.,1l"1BE? 20130917002040
.AU 2 9. SU30RDINATION} NONG ISTU?3ANCE A.}JD ATTORNYIENT AG?EEME~T { p.~\T:J THE TER!vIS
AXQ CONDITIONS THEREOF:
LENDEE,
'TERs....NT:
Lk\jD~OED ,
EECORDED,
RECORDING NU:v:BER:
THE PRIVATEBANK A1,0 T?UST COI·1Pk'lY
WASHINGTON CVS PEk"-I'J,CY, L. L. C.
TVC R2c-1TON CO. \;IA, L. L. C.
SEPTEMBER 17, 2013
20130917002040
3J 30. TER:':S .~'JD CO)JDITIONS OF THE L:;:MITED LI.A.BILITY COMPANY AGREEylENT FOR
TV:: RENTON CO. IfTA, ::",::." C,
P,. CO?Y OF ANY AMEN~rvmNTs TO SAID AGREE:V12~TT l'iJUST 3£ SUBMITTED.
31. ANY CONVEY?NCE OR IVlOETGAGE BY 'I'Ve RENTON CO, v,lA, L. L. C" ;VIlJST BE
EXECUTELJ IN ACCORDA.l\TCE TIlITH TEE LI!vIITED LIABILITY COMPA.NY AGREEIvIENT
fO..ND BY AL:" TEE MEr·BERS, OR EVID3NCE rI::JST BE SUBt4ITTED THAT CERTAIN
::)ESIGNATED NANAGERS/~IjErv:BERS HAVZ 3EEN .~UTHORIZED TO p.CT FOR THE
r •. C
A1..""
r .~
CHICAGO TITLE COMPANY
AL.T.A. COMMITMENT
SCHEDULEB
(Continued)
Order No.: 1363917
Your \10.:
SPECIAL EXCEPTIONS
LHI[IT:t::J LIAB=LITY COlVIPl0IY.
NOTE; 1 :
A SURV~Y HAS BEEN RECOR:JED 'UNDER RECORDING NUMBER 8507249002.
NOTE 2:
A SURVEY P.AS BEEN RECORDED ~DER RECORDING ",UMBER 9103189001.
NOTE 3:
"'.NY MAP F;;RNISHED WITH TP.IS COMMITMENT IS FO" CONVENIENCE IN "OCATING
THE LAND INDICATED HEREIN WITH REFERENCE TO STREETS A-,,·/D OTH2R LPu'-El.
NO LIA3ILITY IS ASSUMED BY REASON OF RELlfu~C2 TP.EREON.
NOTE 4:
EFFECTIVE JJ'.2TUARY 1, 1997, DOClJMENT FORMAT AND CONTENT R2QUIREMENTS
HAVE BEEN Irv!POSEJ BY WASHINGTO)T r.,P .. \i-/. FAILUrtE TO CO;v!PLY WITH THE
FOLLmnNG REQUIREYlENTS .f'tlAY RES'JLT I~ REJECTION OF THE DOClJl'.'ENT BY THE
COtJ:JTY RECORDER OR 1l'<IPOSITION OF A $50.00 SURCHARGE.
FOR DETAILS OF THESE ST.ll.TEIHDE REQUBEMENTS P"EASE VISIT THE KING
COUN::'Y RECORDER'S OFFICE WEBSITE AT
WWW.KINGCOUNTY.GOV/BUSINESS/RECORDERS.ASPX AllD SELECT ONLINE FO&~S AND
DOCUMENT STANDARDS.
THE FOLLOWING t'lAY BE USED ~.s AJ"1 A33REV=ATED LEGAL DESCRIPTION ON THE
COC,(J)-lZNTS TO B::: RECORDED TO CmlfPLY v.JITH THE REQU=~EME::-'JTS OF RC'd 65.04.
SAID .~3REVIAT2D LEGAL DESCRIPTION IS NO~ A SU3STITUTE FOR A CotlfPLETE
LEG;'.:::, DESCRI PTION v-IHICH f'.':UST A:"SO APPEAR IN THE BODY OF THE DOC,(Jiv!ENT;
LOT A.{ KC BOlliD.~RY LINE A:)J-::JSTrv:E~JT REC. t± 91042616Cl2 .
.4;:: KOTE 5:
IN THE EVENT THE OWNER I S POLICY COVERAGE IS CE.:;"'NGSD FROH EXTENDED TO
ST.n..Nr:::ARD COVERAGE A CH.n.RGE OF $230.00, PLUS $21.35 SALES TAX, WILL BE
ADDED TO COVE" THE COSTS RELAT:NG TO THE EXTENDED COVERAGE INSPEC'CION.
END OF SCHEDULE B
r
ml to fp
gde
DAur, 1;3'-52 '. .\~I\;;~ti5'*fi;t);;·;:ii\4~6~9i9:"·
Alll'; 4-52 PO $3.30 ira $3. st(Tll.JC,'Pdt';~No 56635) '.
J. H. Al1br1iWt and Kathrine M.rAllbright, hwf
To Harold C. Erioksen and'1>111ctredA. Ericksen, lnIf, .
fp cys and warato up the:egre·a1.~~~h,~C'W;.: ... ) 6. 1/ ~A~l:-' t 1
1 " ." I' . . 1..01 ,... • ~'"
Ptn c,i' theSEt of the SW1l .of3ec29:,:tp23 N R 5 EwM dllf: Bar.:
at the SE cor of ad Subd; ad corner be1ng the intersection
of the center l1.I1e801' Benson:··Rd·~·ah(Lr. G. cal'r Rd i ttl
S 86°011 W a1g the oenter In.2.f.;r> G. Carrl1d,a distor 208
it th NOo54'30" E a (l1atof(3·~ •. ~l t:t tothe N1y In of oc! I.
G. Cal'r Rd., and true pobrt!f1l;;86~01' W alg ad N1y In al
d iat of 163.17 ftto pt !I.a· curve:} th alg ·the aro· of a curve
to the rt hav1np; a unH'ormradiua:"'of 328.17' a diet of 379.'(9
ftto pt of tangenoy; th N 27°40'30" W alp; ad tangent, a diet
of 126.61f i't; th S 79°.4 1 'Ee. dietor 546.671't; ·.thS 0°54' l\l( 30" W a disto1' 177;t..69 rt to true pob .. :· ..... ~. ~\il~~ \,1. [ Re serving an ease for the purpose of installing "atI-Jr
'.' pipeo as neededt'or the adJ pty on 1ho N '~\~/" exce!f1ng mineral rlghtlJ an'.:l reservat10na 00'11 of reod
); for all minerals of· any 1& nature 'IlhatElver, lnolllding ooa1,
1ron, natural gas and 011 (refer deed I'eod 1n vol 1593 of:
dds pr; Jf50, recdo ofko'W) .... . '.. P;:rr:.' '., .. . ... . '\.-'~J , ..•. .j. .:
xlln ok xcept eigna as James H.'Allbright and
Katherine M.Allbright·
I • ,.' " • ' •• ,.,' ••• ·i.-;.'~;~ ::: ,'~,. ' .•.... ' I': .,.,:,;,,:";.. ,\.'11. ";' -,
1. Box .. 600Ren~9!l,,;\'::;t<l1:';" ". . **R'ES**.···
Porelon of el,. Southo .. t 1/% of the ""'tM't 1/4 of Sectl ... ~~,
rooh.hlp 23 North, a,nge 5 fOlt, ~.". lying louth of v ... t.d road
'I.nd northerly and ."tefly of n9W'~, I ••• portion louth of lin.
b.glnnfnv It • point 2oa~f .. t north of the louthe.lt corner of,
.ubdlvl.lonl thence S 86 01' .... t.208 f •• tl thence N 79 0 41' .... It
to n • ..., County AON, leu Stat. Highway •.
S'ald rlllht--of. .... }, I .. uC'.c:ilbed II " r.r.:coI (Ii I.nd 1 (ret'l In wldlh hrill/! 5 ',"colon uch .Ide",,' .. C'rnte'r lint! de--....
• e-rlbrd u 'otlow.: . ,
Commencing on th. north Ifne of th. above de.crlbed property .t •
pofnt 414 ' •• t ~r. Qr le'l ... t 'of th-canter tine of loath Avenu.
S. E. (lenlon HIVhwlY) ...... gred along the north Ifn. of .ald
prop.flYl thenae a)(tendlng S I ... ,'1411 Wlilt 2.20 t .. t rnor .. or I"'j
ttMonce ... t • dJlhnce of Z5 'Ht more or 1.11 to the ond of said
center 11 ne.
I
OrllntH .haU h.". Ih. filr;ht 13 ft'nlOY' .ny h"I'II. 01 plu1" 01 hf,"11 or D,her "II!'III!""tlon Of nntUJai ob.lruct!on"
within .. td 10 fool rodefl,nd tn".ylnd, /l:r.d. lind tf""'lIfl11de ".;11 .10 'qot J'Hul n1l lRay "Pprllr 10 Il"In'" to
be nlc.",ry for 1;". OOft.lmcUon t op',hlUon Ind mllntm,nCI r:l U. uru1enllO\llId II!ltct,-tt' "Yfl'~. '
Gr.nlol 'mr him,.Uj hla h,Ir-, l1Ie(:11.IO~. adtnJnl'Wlt(l.~. ,ucee"nor. And ,,"ulpll covenanl. thai no ,tr\lclu,e
will b. .m:I.cI 0!..L..nmllt!sLrtUh!tL,...S.aI.L-IO fOOl p"C'rJ, or pennUt04 'n OH!f:Orwtlr rncrollch thtorf'Upon, ., 1111 10
"' .ny w.y Intef1er. "I'i or and.nlH Ih. ""mldd" 'Um •• o.f .... "&hIli .nd privtlrKH hll!t.ln .l'lnttfl, that I"kI
dlutnL IlIn .. ,llInl Dr olh, kt.,.. of ~n"'Nrt.on Ktlvit,." .. 11 be-done 0t..2.!T"'lttcd ¥d.'hlll..t.l1d!.n IoO! J'ueel
which will In In,. lIanner dlinr~.ct Of IInuitJi iii), portion or Ih. Hn •• Of eq\llpm~t ttierll!On, or In In)'
Olhe-r ''''y !"emo"" thre.lm or othenrlll endlnl" Itt. 1.lcnl .apport In .nd 10 ,ulld 10 'oor ratce'l or 'he f.c"il-
tU .. locllllid th""'n. and no bI .. Una, tH Ih. dl.eh'fllII of .ny npl01lh'n will t-.~ pll'tmlllcd within n(!('('n (15) ret'l
01 tin-emler II". of .aid parcel.
All tondult or cAM. 1.ld anGer" lid. Ir.at .hall h. haried to Id.!ch dltplh'ill nol 10 Inle"~reo 'wtth the ordinary
Illmt.c.pllll of .. Idl.nd,pto .. ldtd ttn.W"ntr,.dtar no tIft_, ,hNb.,ot bu.h", ,hall be r!Mfltd upon INch p."orl Mth-
oul On! hll'ln, obtalntod lh •• nn. IptllGya! theN-for ICOIII pnl_. " ",
OnanlH Ih.U, .,.11 tlm .. , h.w ,he rI&h1 of"" IR,,. .. IL).,.d .,rd' lrom IIIIl "PlOpl'rty tot 1111 purpOllel hefl!"-
In IRltTldonr"d. . ....
tN WITNESS WHEREOF Ihti itlltnttnMii hili be-n UIC'II~'A~ .• ~ y ItIZ" ~bo"'~ ",men.
,.,
~ __________ ~~~~D' ________________ ~P'_"~"~."~, ____ _
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LEAS);; AND EASEt'll::tlT
..0..
THIS INS'fRUHEN"T. made this ...2.L d.:l.Y oI September, 1967, by
and between HUGH F. CARNEY and MARION CARNEY, his wife, herain-
after called IIGrantors ll • and ~E ~E'WER DiST~ Municipal
Corporation Df King County, Washington. hereinafter called
"Grantee";
That said Grantors fOr and in consideration of the sum
of One ~undred Twenty-Five Dollars ($125.00) per year, pay~ble
semi-annuallY in arrears, the first payment to be made on or
and a lika payment to 'e ~de on or before It/l/68
the 1st day of May, 1968 ,land like payments thereafter on
.'Uly .1M
be for's the 1st day of JNQvernbeI'~of each succeeding year
the term hereof do heI'eby grallt. sell, convey and lease unto
its successors or assigns, the ... right to install !\',ainw
a boost:er witb a
of
~heI'eto over, throught across and upon the following desc~ibed
real property situated fn King County, State of t~ashington, more
partiCUlarly described as follo~s:
That portion of the SE 1/4 of the SW l/~ of Section 2~,
ship j!3 North, Range 5 East W.H" in King County, Wash-
ington, describeQ as follows: Beginning at the South-
east cornsI' of said subdivision, sai~ corner being the
intersection of the centel~ lines of Benson hoad and I. G,
Carr Road; thence South B6001 1 West along the centerline
of I. G. Carr Road, a distance of 208 ft.; thence North
0°54' 30" East, a distance of JO.~l ft. to the Northerly
1ino of said I. G. Ca~r ROad; thence South 86 0 01' West
along said Northerly line, a distance of 163.17 ft. to a
point of curvoe; thence along the arc of a curve to the
right having a uniform radiw5 of 326.17 ft .• Ii distance
of J 79.79 ft. to a point of tangency;. theJlce North 27 0
!.jolao" West along said ta.ngent a distance of 126.61+ ft.;.
thence South 19 0 1j.l' East, 'a distance of 546.67 ft.;
thence North 8.6 0 01 1 East 208 ft. to the Eas'" line of
said SUbdivision; thence South 005~'a0I1 West zoe ft. to
the point of beginning; EXCEPT Roads.
Page One
HOLM, BERBITI!.Il 50; 51!.n
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F.w:I kJr MttlIt'd II Rf'(IDr::'4i .. ," _.
FIRST AMERICAN TITLE . -
fOt.:IWI!. !!LANr.HARD f\t..D{J.
su.ITL!. WA. 96121 . 0" -TAX !Dr 158 ..
E/lSEMEI'/I' I\GREQIENI' ..0 -~ :.~ =
For and in consideration of TEN AND 001100 OCtUARS ($10.00) 1n
hand Plld. the benefits derived and to be derived by the Grantor
herein, and other good and villuiJble conslderation, receipt whereot is
hereby acknowledged, Grantor, first Interstate Bank of Washingtoll,
N.A., a national banking association, hereby conveys and. warrants to
Grantee, MaiUet*Hulr J\Ssociates a Washington general partnership, its
successors and assigns, a ~rpetual, non-exclusive eas€lt'lent under,
over, throu h and across the rooerty described In Exhibit A attached
hereto t 5 rete ~ted beepin, for the iIllJroverent,
use JT'a ntenance of said property fo[" ingres5,~s. circulation
and lana.5cc1plng in connection with Grantee's adjacent property
described 1n £XfiThit 8, attached hereto andby this reference
incorporuted herein.
IN HI'IHESS \-/HEREOf this easanent is executed as of this 14th date of
September, 1990.
HlrcION, N.A.
~:~~~~~~~~~--teve Brodnlak, Vice President
~, t'1f-h: ~~Ident
9.00
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#0443 JR 90/09 __ 17
REeD F
RECFEE
CRSHSL *''',,., 1 J • ClO
A:l·1ARC134.OX:JH:24
9114/90
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StAte of Washirqtcrl )
) e5.
O:>.lnty of Kln:ll
,"/ I~' .' On this ~ day ot'.,.yt~ /'<1.' 1990, before :ne, tl1e
unlenIigned, • NotarY Public 111. tar the Sute of duly
c:mni.ssicned am sworn, personally ard
Ma-"'CO U. Sp.mi to Jre ~ to be Vioa of
First Interstate llar.k of i/ash1n;Jtcn, N.A. , • naticm.l l>anJ<in;
associAtial, that ~ the f""",,1rg irost:r\ment, en:! .clo1owledge:l
the said inst:runEnt to be the free Mrl voluntary act en:! deed of said
national bonldrq associAtioo, for the uses ard pJrJX>SeS tl1erein
me:rt"...iooed, ard CZl oath state that they are authorized. to execute the
said inst:runent.
MARC26,e.DOC:JH
6/90
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1I0rton DtnnLf & AssociattS') Inc.
HDA
ConsultinG Enc1neus &: Sun'f.vnrS
"lAX i.C" IS!? ~AS[;M"iJr:
niAT Por-nON OF SOUTHE.~ST QUAl\l'ER OFTHE SOUTHWEST QUARTIlR DF SECTION 29,
TDWNSHIP 2) NDRTH, RANGE 5 EAST, I\' .M .. IN KING COU~TY I\' ASf{INGTDN, DESCRIBED
I,S FDLLOWS:
flEOINNING ATTHESOUTH QUARTER CDRNER DF SAID SUBDIVISIDN: THENCE SDUTH 66"
'S' 01" WEST ALDNG THE SDUTH LINE DF SAID SECTIDN, 366.01 FEET: THENCE NDRTH
" II' 59" WEST 50 FEETTD THE NORTHERLY MJ,ROIN OF SDUTHEAST 1?6TH STREET: AS
CONVEYEO TO KING COUNTY BY INSTRUMENT RECDRDED UNDER RECORDING NO.
!"'656: THENCE I\'EnERLY ON SAID NORTH MAROlt> ALDNG A CURVE TO THE RlGHT
WITH A RAOIUS onOS,I? FEH, 4S.ZS FEET TO THE TRUE rOINT OF BEGINNING: TIlENCE
NDRTH I" 4S'l3" EAST 18<.66 rEET, THENCE NORTH 6S' W)1' WEST 6.U0 FEET: THENC"
~:OUTH I" 45' 33" WEST, IB4."5 FEET TO SAID NORTH MARGIN Dr SOUTHEAST 176TII
!:TRE:T, THENCE EASTERLY ON SAID NORTH MARGII'; ALONG A CURVE TD THE LEFT
WITH A I~JUS OF 30S.17 FEET, 6.00 FEET TD THE TRUE PDI~"T OF BE(HNNING.
CD~TAINING 1,/07 SQ. FT .. 0~5 ACRES.
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for an::! in ronsideratlon of ~ AND rollDO DJLLI\FIS ($10.00) in
hand ptlld, the benefits derIved arx1 to be derived by the Grantor
herein, and other good and valuable consideration, receipt wheveof is
hereby aC'kno .. dedged, Grantor, Maillet*Muir Associates a Washington
general partnershlp hereby conveys and warrants to Grantee, First
Interstate Bank of Washington, N.A., a national banking association,
its successors and assigns, a
Exhibit or~.lng.
IN 'r/I"rnESS WHEREOF this eaSBnent is executed as of this 14th date of
September, 1990 .
MAIlLET*M1IR ASSO:lA'l'E'S
a \~ashington General Partnership
&t: {J."",*I?rJ. ?n-':" , General Partner
&t: j1]g\-a bo,J, fi1"~J ,General Partner
~:jj;}Y~ , uk. General Partner
r" "l ".
&t: C'~ C )y~General Partner
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90/09,.'] j> tt044B I R
A:NARCJJ3.=:JH:24
91J4/90
REeD. 11.00
RECrEE 2.00
CASHSL **"'13. 00
EXCISE TAX NOT REQUIRED
IOnoCo._~vloion
By ,.JIp,(tkt4 . Deputy
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State of Washington
5S.
County of King
On this /.-/ ooy of J.:"i!~! Ll', 1990, before roo, the
undersigned, a Notary PubJ'ic in and for the State of Wasllington, duly
connissloned and sworn, personally appearnd JOM W. Maillet, Joanne C.
Maillet, D:milld M. Muir and Mary lou N. Muir to me kno.m to .be the
indIviduals described 1n and who executed the foregoing instrument. and
acknCMledged to me t.hat they Signed and sealed the sald instrument as
tileir free and voluntary act an:! deed for the uses and purp:>Ses therein
~ntioned.
\tlI'!~sS my hand and official seal hereto affixed the day and year
in this certificate above written. C-.--·· -, . /:,J '".
/--:~~~:,:~~;;~~\
.:marcll2.doc:jh:24
9114/90
OI.sltington .~. /"
residing in ,~ &_ ,.,
My coomlssion expires: r,"'%:Z/
~~=~==------~~---.... "." ....... ~, ... "'.j~,.,.. ~''';''''''':''''''!!\i) ,". ." ' ... ::~. ,. 0'. ,-l' C . co":"" ;';"_'" I.!.~,I
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STAT~ OF WASHINGTON,
COUl~T\' OF KIn;
ON THIS / Y DAY OF SEPTEMBER 90 _______ ' 19_, BEfORE: ME,
Tue UNDERSIGNED, A HOl'ARY PUBLIC IN AND FOR THE STATE OF WhSlUNGroN,
DULY CCMMISSIONED AND S~itlRN, PERSONAt..L'1" APPEARED JCH-J W. MAILLET,
JO"""f c. ~lAlllET, OONIIlD M. I'IJIR AND MAAY LW N. JolJIR
ro No KNCMN ro BE THE INOIVIDUAL: DESCRIBED IN AND WHO EXECUTED THE
GENERAL MAl LLET :: fORE:GOII1G INS'ram'IENT, i\S ______ ?MniER 0; tHE: ____ _
11JIR ASSOCIATI:.S, A WASHIt-.GTctI GENERAL PARTNERSHIP
AND ACK~,EDGED TO ME THAT ~HE~ SIGNED AND SEALED !HIS SAID INSTRU-
THEIR
HElTr liS ____ F'REE AND VOLillI'TARY At::r AND DEW FOR nm USES ANC
PURPOSES THEREIN MEtfl'Icm:o, AND ON OATH STATED THAT T_ HE~ WAS/WE-RE
A~rHOR1ZEO TO EXECUTE THE SAID INSTRUMENT.
GIVEN UNDER MY NAD AND OFFICIAL SEAL THIS ~~ DAY O~
SEPTEMBER 1990.
OF WASHINGTON t RESIDING AT
~L~
liY CCI'V1ISSION EXPIRES: ~/ -9/
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THAT PORTION Of THE SOUTHEAST QUARTER Of THE SOUTHWEST
QUARTER Of SECTION 29, TOWNSHIP 23 NORTH, RAJ'GE 5 EAST,
W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS fOLLOWS:
BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION;
THENCE SOUTH 86' 48 I 01" WEST ALONG THE SOUTH LINE OF SAID
SECTION, A DIST~~CE Of 368.01 fEET:
THENCE NORTU J'11'59" WEST, A DISTANCE OF 50.00 FEET TO THE
NORTHERLY MARGIN Of SOUTHEAST 176TH STREET, AS COI'VEYED TO
KING COUNT~ BY INSTRUMENT RECORDED UNDER RECORDING NO.
5284856, SAID POINT BEING A POINT OF CURVE:
THEIICE WESTERLY ALONG SAID NORTHERLY MARGIN Oil A CURVE TO
THE RIGHT HAVING A RADIUS Of J08.17 FEET, fOR A DISTANCE Of
45.28 FEET:
THENCE NORTH l' 4 J' 16" EAST. A DISTAllCE Of 184.68 FEET:
THENCE NORTH 98 '16 I 44 II WEST I A DISTANCE OF B. J4 FEET TO THE
TRUE POINT Of BEGINtfING,.
THENCE CQtITIllUING NORTH 8B'16'44 11 WEST. A DISTANCE OF 256.82
fEET TO TilE EASTERLY MARGIN Of 1a6TH PLACE SOUTHEAST, AS
CONVEYED TO KING COUNTY BY INSTRUMENT RECORDED UNDER
RECORDIIlG NO. 5284856:
THENCE NORTH 26'50'~9" WEST ALONG SAID EASTERLY MARGIN
2)1.54 FEET TO A POINT Of CURVE:
THENCE NORTHWESTERLY ALONG SAID EASTERLY MARGIN Of A CURVE
TO THE LEFT. HAVING A RADIUS OF 4 J2. 04 rEE'r FOR A DISTANCE
OF 124.91 fEET TO THE SOUTHERLY MARGIN Of SOUTHEAST 174TH
STREET, AS CO/IVEYED TO KING COUNTY BY IIlSTRUMENT RECORDED
UNDER RECORDING NO. 1598785;
THENCE SOUTH 78.51 1 09 11 EAST ALON'G SAID SOUTHERLY MARGIN, A
DISTANCE Or 448.32 FEET:
THENCE SOUTH 1-43 1 16" WEST, A OISTAN'CE OF 229 .. 60 FEET TO THE
TRUE POINT Of BEGINNING;
(ALSO KNOWN AS LOT C OF KlfIG COUNTY LOT LINE ADJUSTMENT No.
1184 008 I ;
BOTH SITUATE III THE COUNTY of KING, STATE OF' WASHINGTON.
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PlEASE RETtlRNTO:
WASHINGTON NA11JIW. GAIl CO
RIGHT OFWAY DSWmIEHI'
:. 0 BOX 1889
SEATI1E WI. 811111
EASEMENT
(Partnership)
01'. MArNa --"2.,,1UO='--__ _
JOB NO. _--,9",.!04090=~ __ _
LOc,noN _!<SW!!..!29-~Z3-===5~_
COMPANY NO. _____ _
The Granlor, MAILU.1~MUIR AS50Wn:s, A W ...... &!Oo B"'tnIl'partomllJp
in consideration of ONE DOLLAR (SI.OO). in hllIld paid, and other good and \'aluElble consideration,
"''''ipl when:of~ he",by ncknowlcdsed, docs h,n:byconvcy Dnd warm."o WASHINGTON NATURAL
GAS COMPANY, B. Washington Corporation, its suc:ct$Sors Dnd BS5igns, herein n:fcrred to u.s "GnlOlet",
.Il non-exclwivc: ClLSCment for II gas pipeline or pipelines under, oYer, through gnd AtJ'QU Ihe following.
described property of Ihe Grantor locBled in the County of _.::KIii===-___ · ______ _
Slate of WlI.l5hlngton:
Lot A 0( KIoa Coull., BouadorJ Uoe AdJ_' N0..S91L0069 ~ April U. 19!IllIIIder KId. Coonl1
_ No. 9.D42616Cn,rtmtd1 or KIoa Coull'!, WIIbJJo&IOo.
(7) rro Pam! No. mJ05-91l5)
M N Easemenl mtlon: o Pl ... (5) red "" diller IIde Dr Ill. 01'_", Uo< U _ or to be IaIWIcd wllhIII
lIJ Ih< Wool 15 roetor til< _lh lOO red 0( I/Ie mI p"",,", _bed -..
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(7) EXCISE TAlC NOT REQUiRED ~Z::;~u~ ~ _ Doputy
giving llnd granting to Grlll1ttc the right '0 construct, irutoll, operale, maintain, proleel, improve, repair,
replacc nod abandon in place said gllS pipeline or pipelines, together with the non-ex.elusive right or
nco:ss to and from said property. ru wed herein, th~ teon '"pipeUne" shall include gu lines LlDd SCMet!
together wilh such 5Utf4Ce or sub--5urfnO' pipeline appurtenances and facilities I1S are necessary. in the
judgement of Grantee, for the opcmtion and mwntenance of said pipeline or pipeline!. By the 8Cttptance
or this easc:ment Grantee 8grtes to hold the Grantor honnless from IlRY loss, con or dnmllgc resulting
from the operation or maintenlUlcc of such pipeline or pipelines ex~Pt as mllY be attributable to Ihe
sale ncgligeno: of GrantDr. Grantor 0grccs not to erect nny structures on said e~ment.
DATED I~ ~ day of 9", '" , 19.Q2.'
M/.ILLET"MUIR ASSOCIATES,
By: "a:zz
TIlle:
STATE OFWA5HINGTON )
COUNTY OF !Ya!. ) 55. .
O"~~ 9r;;<: enYOf'-n:-o~) , ...... : .. 19 9~r~"'meP'?9J1Oll~'~~ m_
!::tll'!tU do" • ~_ 10 me known 10 be Ihe ,>~,"",==~:::~'Gl2:~~~'~====-__
:-.....,_;-____ :--:-~;_;__._;;:::_:::~;:::=or lh~ parlncrship thai executed the within Dnd
_~ ___ .l~~goinB instrument, nnd ncknowledged the sBid Instnnntni to be the free and volunuuy Bcl and dctd
:i or said partnership for the uses nnd purposes Ih~rtJn mentioned, and on oath slaled thai ~
~ w __ Ruthorized Co execute said instrument. --
~ IN WITNESS WHEREOF, J h.ve hen:unlo sCI my hood ood nlIixed my officiol seol Ihe d.y and
YC3r rust Dbove Mitlen.
Noll1lY PUb'~ SI c of Woshi.gton,
""iding.1 .,t.,.!tJ~/'I2.. ___ _
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RECEIPT EG00016989
BILLING CONTACT
ALLISON HAZEN
Core States Group
150 LAKE ST S
KIRKLAND, WA 98033
REFERENCE NUMBER FEE NAME
LUA13-001692 PLAN· Modification
PLAN -Site Plan Review· Admin
Technology Fee
Printed On: 12/16/2013 Prepared Bv: Rocale Timmons
TRANSACTION
TYPE
Fee Payment
Fee Payment
Fee Payment
Transaction Date: December 16, 2013
PAYMENT
METHOD
heck #21739
Check #21739
heck #21739
SUB TOTAL
TOTAL
AMOUNT PAID
$10000
$1,000.00
$33.00
$1,133.00
$1,133.00
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