HomeMy WebLinkAboutSR_ERC_Report_LUA-05-133STAFF City of Renton
REPORT Department of Planning / Building / Public Works
ENVIRONMENTAL REVIEW COMMITTEE
A. BACKGROUND
ERC MEETING DATE February 21,2006
Project Name: Rainier Ave. Mixed Use South Parking Lot (Chang's Parking Lot) -Site Plan Review
(LUA04-093, ECF, SA-A)
Rainier Ave. Mixed Use South Parking Lot (Chang's Parking Lot) -Tree Cutting Variance
(LUA05-133, V-H)
Owners/Applicants: JDA Group, LLC and I.D. Kline Corp. 95 South Tobin St. Renton, WA 98055
Contact: Richard Wagner, Baylis Architects, 10801 Main St., Ste. 110, Bellevue, WA 98004
File Number: LUA04-093, ECF, SA-A Project Manager: Keri Weaver, Senior Planner
LUA05-133, V-H
Project Description: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan
review for the construction of 27 parking spaces within a surface lot associated with the
adjacent Chang's Mongolian Grill restaurant. The proposal includes portions of two large
parcels containing Category 2 and 3 wetlands. The Category 3 wetland would be filled to
accommodate the parking lot, with wetland compensation proposed off-site that would
include wetland creation, enhancement and buffer averaging. Continued on next page
Project Location: West of 505 Rainier Ave. N. and southeast of NW 6th Street
Site Area: South Parcel-13,200 sq. ft. of a 67,486 sq. ft. parcel (1.55 acres total)
North Parcel-9,200 sq. ft. of a 246,731 sq. ft. parcel (5.66 acres total)
RECOMMENDA T/ON Staff recommends that the Environmental Review Committee issue a Determination of
Non-Significance -Mitigated (DNS-M)
SITE
Project Location Map ERC_ ChangPkgLOT.Feb2006.doc
, .
, .
City of Renton PIB/PW Department Environm I Review Committee Staff Report
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE) LUA-04-093 AND LUA05-133
ERG REPORT of February 21, 2006 Page 20f8
PROJECT DESCRIPTION CONTINUED:
The subject project includes portions of two parcels (to be referred to as the South Parcel and the North Parcel).
The applicant is proposing to construct a 27 stall surface parking lot with access drive, pedestrian connection and
storm water management facilities. The proposal also involves the removal of noxious weeds; piping of an existing
drainage ditch; installing a retaining wall; utility improvements; and a parking modification. Proposed development
on the South Parcel includes: filling of a Category 3 wetland on-site; off-site wetland compensation to a Category 2
wetland; piping of an existing watercourse; and installation of a retaining wall. Development on the North Parcel,
which is not contiguous to the South Parcel, would include: wetland enhancement and creation; removal of
uncontrolled fill; construction of an ecology block wall; and wetland buffer averaging.
The site is located west of Rainier Ave. South, and north of an existing restaurant (Chang's Mongolian Grill). The
applicant has requested a parking modification to increase the maximum allowable number of parking spaces for
the restaurant. The applicant contends that the new parking lot and additional parking spaces are needed to support
the restaurant during peak hours, specifically the lunch hours and Friday/Saturday evenings.
Adjacent development includes:
East: Auto repair shop and espresso stand
West: Single-family residential (R-8 zoning)
North: Steep slopes on undeveloped land under the same ownership (CA zoning).
South: Chang's Mongolian Grill restaurant.
The site is zoned Commercial Arterial (CA) as designated on the City's zoning map, and Employment Area -
Commercial (EA-C) on the City's Comprehensive Plan.
A utility easement exists on a portion of the existing south parcel and the adjacent restaurant parcel; however,
reciprocal cross-access easements between the subject site and Chang's restaurant will be required.
The South Wetland and North Wetland are at the bottom of small ravines. The edges of both sites are bound by
steep slopes that surface drain to a small watercourse. Existing vegetation includes maple, alder, cottonwood, fir
and hemlock and an understory of blackberries and shrubs. One tree from the south parcel and four from the north
wetland area are proposed to be removed.
In addition to the parking modification request, the applicant is also requesting buffer averaging, and a modification
to the required wetland compensation timing, from a 12 month timeframe to be concurrent with filling of the south
wetland. A variance is also requested from the Tree Cutting and Land Clearing Regulations for proposed vegetation
removal and work within the required 25-ft buffer of the onsite watercourse/stream. The project is dependent upon
approval of this variance, as the parking lot is proposed to be placed within the filled area of the South Wetland. The
project is vested to its application acceptance date of August 12, 2004, and is not subject to the current Critical
Areas regulations.
B. RECOMMENDA TION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINA TION OF
NON-SIGNIFICANCE
Issue DNS with 14 day Appeal Period.
ERG _ GhangPkgLOT, Feb2006,doc
DETERMINA TION OF
NON -SIGNIFICANCE -MITIGA TED.
xx Issue DNS-M with 14 day Appeal Period.
Issue DNS-M with 15 day Comment Period
followed by a 14 day Appeal Period.
, '
, .
City of Renton PIB/PW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
Environm .... 1 Review Committee Staff Report
LUA-04-093 AND LUA05-133
ERe REPORT of February 21, 2006 Page 30f8
C. MITIGA TlON MEASURES
1. The project shall be required to be designed and comply with the Department of Ecology's (DOE)
Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater
Management Manual.
2. During site preparation and construction, the applicant shall install silt fencing with brightly colored
construction flags to indicate the boundaries of the North and South wetlands and buffer areas
adjacent to the proposed construction areas. The satisfaction of this requirement shall be subject to
the review and approval of the Development Services Division and be completed prior to the
issuance of construction/utility permits.
3. After the development of parking lot and associated site improvements, the applicant shall install
permanent fencing (Le. split-rail fence or other approved barrier) and signage along the entire
eastern edge of the North and South wetland buffers. The satisfaction of this requirement shall be
subject to the review and approval of the Development Services Division.
4. The applicant shall provide the total buffer fill square footage and an update landscape plan
illustrating the exact locations of where interplanting was installed on the South Parcel as part of the
Wetland Mitigation Plan. The satisfaction of this requirement shall be subject to the review and
approval of the Development Services Division.
5. In the event that archaeological depOSits are found during construction, work shall stop and the
contractor(s) shall contact the State Archaeologist at the State of Washington Office of Archaeology
and Historic Preservation, phone (360) 586-3065.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
1. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to
the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work
shall be permitted on Sundays.
Building
1. Parking stalls must meet ADA requirements.
2. Building permit required for retaining walls greater or equal to four feet (4 ft.) in height.
Fire Department
1. Maintain turning radius for fire equipment. A 45 ft. outside and a 25 ft. inside radii.
Plan Review -General
1. All plans shall conform to the Renton Drafting Standards.
2. A construction permit is required. The permit requires three copies of the drawings, two copies of the drainage
report, a construction estimate, application and appropriate fee (this may be submitted at the sixth floor customer
service counter).
Plan Review -Surface Water
1. A drainage analysis and design for this project is required to meet the standard of the 1990 King County Surface
Water design manual. A cursory review of the report submitted with this application determined that it met the
criteria except for the following: The report submitted with the application utilized a method for design of the bio-
swale contained in the Department of Ecology 2002 manual. Approval of the construction plan will be conditioned
on showing that this method is equal or better than the King County 1990 design criteria for water quality facilities.
2. The preliminary design submitted with the application shows a 24" pipe connection to the downstream system. It
will be necessary to further verify that the pipe systems being installed, and the downstream 24" system, have
enough capacity for the entire basin (future conditions) build-out. This analysis and verification will be required
prior to approval of the utility construction plans.
3. It appears that the area being filled previously provided some natural detention. And it is understood that the
disturbed wetlands will be mitigated off-site (within an adjacent drainage basin). However, it must also be shown
that the removal of the natural detention will not contribute to future downstream problems or flooding.
4. The System Development Charge shall be at the rate of $0.265/square foot of new impervious (the TIR reports
ERC _ ChangPkgLOT. Feb2006.doc
City of Renton PIBIPW Deparlment Environm I Review Committee Staff Reporl
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE) LUA-04-093 AND LUA05-133
ERG REPORT of February 21, 2006 Page 4 0(8
that a total of 8787 square feet of new impervious will be added. This would result in a fee of $2328.55.) This fee
is payable upon recording of the final site plan and is subject to change.
D. ENVIRONMENTAL IMPACTS
In compliance with RCW 43.21 C. 240, the following project environmental review addresses only
those project impacts that are not adequately addressed under existing development standards and
environmental regulations.
1. Earth
Impacts: The City's Critical Areas maps depict the presence of steep slopes and erosion hazards on site.
Slopes equal to or greater than 40% are to the immediate north of the proposed parking lot. The applicant
requested an exception through modification for these slopes of which a portion are on the subject site.
The portion of the slopes which are approved for a modification are located at the northeastern corner of
the site. The remaining onsite slopes are not included in the exception. As part of the previous review of
the slopes, a geotechnical report was submitted and has been re-submitted as part of this project as
described below.
The applicant submitted a Geotechnical Report prepared by The Riley Group, Inc., dated June 2, 2003 with
the land use application. The report addressed soils, groundwater, landslide hazards including historical
slide activity, foundation systems and site preparation. The report discussed conditions for multiple parcels
under the same owner. The report is assumed to address similar conditions for the subject site.
The geotechnical report discussed the proposed commercial development along Rainier Ave. N. and
stated that potential impacts to the slopes would be at the toe. Likewise, the proposed parking lot would
abut the toe of slopes located to the north and south of the lot. The lot appears to be as close as 2 ft from
the toe of the slope. The geotechnical report stated that no cutting into the toe of the slope should be done
due to the steepness of the slope, which is prone to surficial creep and ravelling over time. The applicant
indicates that no excavation will occur at the toe of the slope.
In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties,
staff recommends additional mitigation, including a requirement that the project be designed and comply
with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume
II of the 2001 Storm water Management Manual.
Mitigation Measures: The project shall be required to be designed and comply with the Department of
Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001
Stormwater Management Manual.
Policy Nexus: SEPA Environmental Regulations.
2. Surface Water
Impacts: The site drains to Lake Washington via the West Hill drainage sub-basin.
The applicant submitted a Storm Drainage Technical Information Report prepared by AHBL, dated June,
2004. The report states that current runoff from the site and upstream is discharged through an existing
culvert that connects to the storm system in Rainier Avenue. The culvert is proposed to be extended by this
project, in order to continue to collect runoff from the existing ditch and convey it downstream.
The upstream analysis addresses the storm system located in Taylor Place NW, which discharges to a ditch
west of the site. This ditch conveys the flow through the project site to the existing culvert. The report
indicates that the upstream drainage pattern would be maintained in the existing system.
The drainage analysis and design for this project is required to meet the 1990 King County Surface Water
design manual (KCSWDM). Staff review indicates that this criteria is met, except for the use of a bio-swale
designed to the Department of Ecology 2002 manual. During construction plan review, the applicant will be
required to justify how this method is equal to or better than the 1990 KCSWDM design criteria for water
quality facilities.
ERG _ GhangPkgLOT. Feb2006.doc
City of Renton PIBIPW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
ERG REPORT of February 21, 2006
Environm Review Committee Staff Report
LUA-04-093 AND LUA05-133
Page 50f8
Additionally, staff review indicates that the 24-inch pipe connection to the downstream system will require
further analysis and verification that the system would have enough capacity for the entire basin (future
conditions) upon build-out. This will be required prior to the approval of the utility construction plans.
Furthermore, the wetland area to be filled provides some natural detention. Offsite mitigation for this
wetland fill is proposed within an adjacent drainage basin. The applicant must also demonstrate that the
removal of the natural detention will not contribute to future downstream problems or flooding.
No further mitigation is recommended; however, the applicant is required to address these issues as stated
above prior to utility construction plan approval. (Also see following discussion on Wetlands.)
Mitigation Measures: No further mitigation is recommended.
Policy Nexus: N/A
3. Wetlands/Streams
Impacts: The applicant submitted a Wetland Delineation & Mitigation Report prepared by The Riley Group,
Inc., dated July 22, 2004. The purpose of the study was to delineate wetlands, evaluate the functions and
values of wetlands and any streams, determine classification and buffers, determine impacts and present a
conceptual mitigation plan.
The study delineated an approximately 16,600 sq. ft. Category 3 wetland within the ravine on the parking lot
site (the South Wetland) and an approximately 21,700 sq. ft. Category 2 wetland on the north parcel (the
North Wetland). A portion of the South Wetland is proposed to be filled (3,591 sq. ft. of impact includes
2,017 of wetland and 1,574 of buffer). Mitigation of these impacts is proposed to be off-site, to the North
Wetland, at a 1.5: 1 ratio resulting in 3,591 sq. ft. of creation and 1,800 sq. ft. of enhancement. The
applicant is requesting buffer averaging to the North Wetland to accommodate future development of the
parcel to its east.
According to the wetland report, the South Wetland meets the criteria as a palustrine emergent Category 3
wetland. The wetland is classified due to the size (greater than 5,000 sq. ft.); severe disturbance, including
the dominance of invasive species within the wetland, specifically Japanese knotweed and Himalayan
blackberry; fill material within the wetland at the east end as well as woody debris dumping; severe under-
cutting of the watercourse; and outlet modification (watercourse entering a culvert). The applicant has
previously undertaken noxious weed abatement of the Japanese Knotweed.
The North Wetland is classified as a Category 2 wetland in that it lies within the headwaters of a
watercourse. This watercourse is piped to Lake Washington and has minimal stream function. Although the
eastern end of the wetland was historically filled, the wetland area shows little evidence of human related
physical alteration such as diking, ditching or channelization.
On December 13, 2005, the City's wetland consultant, The Watershed Company, provided an analysis of
the wetland delineations, classifications, and proposed mitigation measures. This analysis indicated that
the South Wetland should be considered a Category 2 wetland as it is located at the headwaters of a
watercourse. The classification has not yet been resolved. If the South Wetland is determined to meet the
criteria for a Category 2 wetland, the required buffers and proposed mitigation measures will be increased
according to code requirements (RMC 4-3-050).
The flowing water features on the site are unlikely to support salmon ids. The primary source of hydrology is
discharge from on-site wetland and upland environments. An underground culvert system connects the
watercourses to the city's storm drainage system.
The applicant is requesting buffer averaging of the North Wetland's code required 50 foot buffer. The
wetland report indicates that the North Wetland's existing buffer area on the east side is nearly non-
functional since the area lying within 50 feet of the wetland edge contains fill, debris and blackberries and
would not not support desirable native vegetation. The proposed increase to the buffer area on the south
edge of the North Wetland 100 ft wide at its widest point, with a total area of 5,028 sq. ft.
ERC _ ChangPkgLOT. Feb2006.doc
City of Renton PIBIPW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
ERG REPORT of February 21. 2006
Environm Review Committee Staff Report
LUA-04-093 AND LUA05-133
Page 60f8
To ensure that disturbance to the wetland and buffer does not occur during and after construction, staff
recommends that silt fencing be installed around the wetland and buffer during construction and permanent
fencing be installed after construction. The applicant is proposing to install a 6-ft high chain link fence along
the west edge of the reduced 25 ft. wetland buffer along with signage.
From review of the required wetland compensation of the wetland fill and buffer fill, it appears that the
square footage of the fill area is less than required by code. The wetland area is noted as 2,017 sq. ft. with a
buffer fill of 1,574 sq. ft.; however the filled buffer compensation square footage is provided only for the west
part of the buffer. The 25-ft buffer surrounds the entire wetland, to its north and south. It appears that the
loss of the buffer would be partially mitigated outside of the parking lot, but the square footage has not been
provided. Additionally the water quality facility is proposed to be located within the proposed buffer
enhancement area which would reduce the amount of interplanting area. Staff recommends that as part of
the final mitigation plan the applicant provide the square footage of buffer fill, and provide a landscape plan
showing where and how many plants were interplanted on the South Parcel, or else obtain approval of a
variance. Additionally, as previously noted, the classification of the South Wetland must be resolved in
order to correctly determine the required buffers and mitigation associated with the development proposal.
Staff also informed the applicant that a variance from the Tree Cutting and Land Clearing regulations would
be required, for the proposal to culvert the onsite watercourse/stream and remove vegetation from its
required 25-ft buffer area. A variance application was submitted on September 20, 2005 (LUA05-133).
The impacts of the proposed variance have been addressed in the wetland impact analysiS and the
proposed mitigation for the parking lot development.
Mitigation Measures:
1. During site preparation and construction, the applicant shall install silt fencing with brightly colored
construction flags to indicate the boundaries of the North and South wetland areas and buffers. The
satisfaction of this requirement shall be subject to the review and approval of the Development
Services Division and be completed prior to the issuance of construction/utility permits.
2. After the development of parking lot and associated site improvements, the applicant shall install
permanent fencing (Le. split-rail fence or other approved barrier) and signage along the entire eastern
edge of the North and South wetland buffers. The satisfaction of this requirement shall be subject to the
review and approval of the Development Services Division.
3. The applicant shall provide the total buffer fill square footage and an update landscape plan illustrating
the exact locations of where interplanting was installed on the South Parcel as part of the Wetland
Mitigation Plan, or obtain a variance. The satisfaction of this requirement shall be subject to the review
and approval of the Development Services Division.
Policy Nexus: SEPA Environmental Regulations
4. Habitat/Wildlife
Impacts: A wildlife reconnaissance report was conducted and submitted with the land use application as
prepared by Raedeke Associates, Inc., dated September 4, 2003. The reconnaissance was required as
part of the approval for the "JDA Group Townhome 2003 CPA & Rezone".
The reconnaissance report stated that no bald eagles were observed on-site or on the surrounding lands
as conducted on September 3, 2003. No bald eagle habitat was mapped for this area by the Washington
Department of Fish and Wildlife in the Priority Habitats and Species program inventory. The closes bald
eagle habitat is the nest and territory on the south end of Mercer Island. The report continues to state that
the lack of conifers of sufficient size or configuration for nesting or roosting, the urbanization and lack of
foraging in the area does not provide any habitat for bald eagles. An occasional transient bald eagle may
be seen in the area, such as is common for most of the region, but this site does not provide any of the life
requisites for eagles.
ERG _ GhangPkgLOT. Feb2006.doc
City of Renton PIBIPW Department Environm I Review Committee Staff Report
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE) LUA-04-093 AND LUA05-133
ERG REPORT of February 21, 2006 Page 70'8
The second wildlife type reviewed was the Great Blue Heron. The report states that no great blue herons or
nesting sites were observed on-site. No great blue heron nesting habitat was mapped for this site by the
Washington Department of Fish and Wildlife in the Priority Habitats and Species program inventory.
The report continues to state that the wetlands on site do not provide substantial foraging areas for great
blue herons as the hydrologic conditions conducive to supporting amphibians and other prey for herons is
not present.
Four great blue herons were observed to the west of the subject site at the east end of NW 5th St. One of
the herons was an adult and were observed to have been sitting and flying into a western hemlock tree
located about halfway up the slope. This tree would be out of the development site. No nests were
observed, however, it is likely that one or two nests are present in the tree as local residents reported
seeing nesting herons. If nesting occurs at this location, this is likely a temporary satellite nesting area for
herons that are periodically forced to abandon the Black River colony when the bald eagles attack. Similar
temporary colonies have been found in other areas to the south which are eventually abandoned and the
heron return to the main colony at the Black River site.
Staff received correspondence from adjacent neighbors concerning the heron in the area. The applicant
has provided their consultants review of the issue to address a condition of the previous rezoning of the
site. The subject site does not appear to contain any heron nests or a colony and would not interfere with
any existing nests within the surrounding area; therefore, no further mitigation is recommended.
Mitigation Measures: No further mitigation is recommended.
Policy Nexus: N/A
5. Archaeological and Cultural Resources
Impacts: The proposed construction of the parking lot will occur on a portion of a wetland to be filled. A letter
was received from the Office of Archaeology and Historic Preservation concerning the proposed project.
Staff also contacted the Office concerning the contents of the letter for further information. The letter was
forwarded to the applicant. The applicant has responded that the owner has not identified any ethnological
history on the subject parcels and the fill over existing soils, they contend, would preserve any ethnographic
and geologic history of the site.
The State's letter indicated that there are six ethnographic place names adjacent to or surrounding the
project area. The distances from the subject site to these place names are as close as 300 feet and as far
as 2,600 feet. Four of these places are within the 1 ,000's of feet from the site. These places are clustered in
the vicinity. There is also a small seasonal watercourse and a wetland. These factors combine to increase
the probability for archaeological resources to be present.
Staff recommends as a mitigation measure that in the event that archaeological deposits are found during
construction, work must stop and the contractor(s) must contact the Washington State Archaeologist.
Mitigation Measures: In the event that archaeological deposits are found during construction, work shall
stop and the contractor(s) shall contact the State Archaeologist at the State of Washington Office of
Archaeology and Historic Preservation, phone (360) 586-3065.
Policy Nexus: SEPA Environmental Regulations
E. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where
applicable, these comments have been incorporated into the text of this report as Mitigation Measures
and/or Notes to Applicant.
X-Copies of all Review Comments are contained in the Official File.
__ Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process: Appeals of the environmental determination must
be filed in writing on or before 5:00 PM, March 10, 2006. If no appeals are filed by this date, the action will
ERG _ GhangPkgLOT. Feb2006.doc
City of Renton PIBIPW Department Environm I Review Committee Staff Report
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE) LUA-04-093 AND LUA05-133
ERG REPORT of February 21, 2006 Page 80(8
become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by
City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
ERG _ GhangPkgLOT. Feb2006.doc
• \
"AJ\ »\
-\ Z\ -,
t't\' "Xl'
I" NO.J.~NfHSVM NOiN3lI I . 3Sn03XIW I' . 3nN3AV ~3INI';t1J
M
D z «
~
~
I
l-
ll':
() z
IH
II., -i
Jih
II -I 0
NVldA3)1 1'1: z ~ Ikl 0
! ~~~ Q.~::J t"~ "'~
~ §
~ ~ G
~ ~ /~
~ / i
~
IJIJj/
~~~~~N~~~~1I@i~t
DAT
SOUTH PARCEL.
TOTAl. P ARc.EL
>'lORK AREA
IMFERVI~ AREA.
EXISTING
PROPOSEO
% OF TOTAl. SITE
LANDSGAPEDAREA
% OF TOTAl. SITE
----
EXISTIN6 AND PROPOSED STJWc.i1JRES
TOTAL EXISTIN6 Y'EiLAND
Y'IETl.AND FILL,
ACTUAl. FILL
PAPER FILL
TOTAl. FILL
TREE~,
EXISTIN6
TO BE REMOVED
61,4!IQ SF
19,:200
00 SF
q.ll5O SF
15%
51,600 SF
85%
NONE
16.600 SF
2Pl1 SF
1~14 SF
9~ISF
>25
I
....
. In. \
:Ji> (
i'I'I"'r:VLI6H1'I"I)('Tt,M
I2'H U6HTfI'OL!
". HX 2<1. DIA """"'""' ..... I""""'""'
"'tetQI,Ir(J1Y !Y5.T!M
"'OML
Q , .... 1
1 ,
.... Ib· 0\ \(.) .. \
\ "'" ~Q '/110,
,Q 1
1
\
\
I 10 ;
I II ....
I
I
I
:Q
\
~\'" IYJJ.'IIIII"""
'\ ',\'\
, \"'.' ""
I ;, \ '. .~
; ,",
,'(vI" " .. "
,"l'1li\:"\\
I I;!!
'"
r\\\"\
.1;,
EXISTING
RESTAURANT
SITE
"~
~
• SOUTH LOT AND SOUTH ~ETLAND FILL ~N"R''' I" = 20 1 $-PREUI1INARY· NOT fOR CONSTRUCTION
~-~'!t$l!
w z ~w~ wV!~ ~~~
a:w
w2S -:t z Z 0
~ ~,
,..,U.1OM
..J
I-J:..J
Ol-LL
..J:::JO
:rOZ I-V)~
:::J0l-OZw V)<~
-ow
~ ...
---T .. _ ....
~
SITE ~LAN
APPROVAL
APPUCATION
A002
§
~~.' ,
o.Z
0.2 o.~
Q. ~ (;j 0.
!;1 W
",< ~ ~: ~ tifg 0 ::>w -'<l
0'" ~ ~
2 25
'" 12 '" '-" z
8i
ll~
---,--
R) Jjll ~ JI~!:
" Ai a I ,
f
! II I ! I
. 'I i ·m··~lj . I I ! ~ r·I,! ! ~
m1~-
RAINIER MIXED USE PARKING EXPANSION
'-\ GRAPHIC SCALI! \
THE 90UTHWEST OUARTER OF SECT10N 7, TOWNSHIP 23 NOFITH, RANGE e EAST, WII..LAMET!C MERIDIAN
CIT'( OF F!ENTON, KN:l COtMY, WASHINOTON 1
\ kosoLY i i 1\ --~---~ ,~!':'~ ~ \ .
\ \ '-<m._ ~ '\\ JtII2G7U7E:IZt77IU'\ 101IItMI w .
(-4&C1(N"1[J ~ n
if=-~ . -.. _Jt~. ,"
_<1.Jo,fI}!---
~, \
.J 121'!:, w.¥PioI'!!(. IS!!! '!\IC~l..-" "', .. r_,,,,,,.,,, If \ . .-<\-~~\·;·r .. t(.;.~~1
\ ~;.~~t~~ , .. _ .. ) $ \ "._,,,,,,,,,,,,, <.,
ATO;JIII ORMW((IIOMC \ \ I @(nP.'''''_ '".,,_..... •. \1'IINI1IOCX1'II01ECIIII ~lt
L--------"W'---~~ , ~~. ~
'~PUH _I".'"
~N;lItI\JM;lIA""'1IIUJt ..............
....
1. IIHR.IIA"ICI.IWJ.._~,., --....... u. ........ CUl'COIIJn'.
Ml)lO-al'MoWCWf'CGPOIf. I"M!lWJ.KIIO'IIDI ......
1,.,... MLCCMII1',M_II8IES ... 10
:~~~~:::
5KAU..N'fI\IDIOKM£IOn\IITIII. ...
M.'lDllMNlr II ..... IIAIIII-.: lAT.
_II1MA..w ftIlStWr IIIDIIX. FA m 1IX.IIIIJZID~tH1IU.."'lO'" ..... ,,1ML
<lOT
., I < II~
sou:rJ II
:! ~.-I -.--"1
,=J,'Ii""_
BENCHMARK
orr"IIUIlatUMTOIItIII1I1N11t
'4I1ItIIltA1I.IMI:InIMIJIICNt'CImCN.~1UIf ""II[1QtS(ttA.II),CQMMmlDIISFttt
ont:#IIDmIIUMTCOf1IIlPOllt_
=-"-:==~~~~=:=--..:,..oc:::~.:e.H
"\ ::::..~
:"' .... 1ICItIftal1lllla (J'COICIIEW:'AD"""~t~1IDItSllOhAUf" ,...," ...... "roClllleS ... StSClt 1lll'101'."JIJIIIIIAUl,
t llMa-1:i \ :r;---r.-~-,.-..... .
"
~
~ il
..
..
il inl Ii ~Uf /III~
~ I .. .. .. ..
" "
"
" ~
I ..
STORM PROFILE '1
'DIC#If,:f"-S
tIIlIIIZDrfJt: (-20'
~
i
i
I
~
I
~
~
~
I
JII
:1'1 ~~I: I I I ~ wu.cora MOO ..aD 2+00 r--...,: .... ~=====,,--r--L~~==~:l:::::::::::--. I ~ , {"{"H"'."~ STORM PROFILE .2 ~ CIllllUHOft COMPUAIICl --.e-~~, -= ';:z. .. ---__ "'_ TOClTTnAIDAftDl -----------:===::::== GRADING" DRAINAGE PLAN C2.0
. I CALL 48 HOURS ""--~~.,,,,,, ... _ .... , ..... o ~~-IEilf==U B1~:g~~2~~~5~~G --, .• ~ _. 4 .. 7
I _
..... 3,': 0 ' .... 1= ~111~~j~~
t-.~ U
J, • I
V1 ,
o..§ ~~
~
I~~ ~z"
~~
~
" ffi z
~
3 a.
~~ ;r;~
~.:o
~~
~
(!)
.l~ ll~
~. I ~j.;:! :.. I ~ '!J
~
11
GRAPHIC SCALE RAINIER MIXED USE PARKING EXPANSION BENCHMARK kos-LJ--l'
(11'",,)
Im'rlMlfllllIIIW:YCl:llrlQ.IC1'II:III
'G1IC#l1lA ...... MIIEJICMI'1IJrICM.DAlWl .. wm(IIA"'.c:ctf'OtEDlOUSR£T
I 1zIQ .. 10 I\.
THE SOtJri.twesr OUARTER OF SECT10N 7. TOWNSHP 23 NORlH, RANGE 5 EAST. W1LLAAETie MERIDIAN
CITY OF RENTON, KfoIQ COlMY, WASHtIaTON otYtllI8ffa.lIhlYa.-.,..,.. ~
\
" " .".~.------, // --
....... _--.///
ro&OecoeLOCK
4' HEI6HT
----1
1--" -
i\ ' \ \
AIle t _IIICSf_ 'llC-H" o.TDSTCf BlDClflCXlffCllll[l[.-...x ON H
mr_fl ........ 1IIIWL \,OCA1D.FIDIT" ......... IDl ... arnutAr48.1RMC11 ...... -1.lW.1CII_au:tt , r:a. ItaI.W "1DIIIm OllIla ~ nan" .... 'AIDIEII ... Sl5111 DlW.IDM· ... tt .
'.\\"VMUlOeAlEDIISIIIR9IX. ~~.-." ~ ~.\ 1 e
~ il It ~df Ig hii ~I ~2d
! I
ENW<c.eo...en.ANDB.FPeR ~~
\
\
.\ \ \ \4' \\
./ .. -''-\1' \~\ ~ ~
rAR.G.EL . Q5646OOOa11
,_ •• " --~---. I .... -...... + ,/ ,!--,
~OP INGRI!~I I •
1'19" SP2&S/' I
I
t.
I
I
"
',,-'" , ,
"-,
\,
\,
\
\
\ I
\ /
_.", .. -. \
.... .-..-. l~c:'I.~·lelll'lVC
..-.• \{ ,'P'oCIII4111(11o_S)
.---. 12" CW I( ~l.tl (IIo/OUT It) ~. '4" aile: I[ 24.U(OIIt WI
"tQrt''''PClJ'"NOtntO
i
~
I ;
~ !
I
~
~
~
I
" " "
" " "-------------ro ~_::::_= _ _::::;-~~ ;L______ .37.... I
/ / \
\ --"
"
t
fIJI
SIT! PLAN
~
I
I
J
~
~
!llII'lIIIIlI'r-'-111 ~I
="'...=,.<>: CHICKED pal COMPUAIICI CITY OF RENTON ~
,,___ TO ern ITANDAROI DapAlt'I'NIIHT or PUaldO WOJUtll
" ::: GRADING It DRAINAGE PLAN C4.0 2 , ___ lOTTO_II CALL 48 HOUR~'" 91 _I'0Il __ BEFORE YOU DIG t-_ "~"",... ... -.... , .. , .. 'oS
-.J!1!!I_1_ 1.800.424-5555 .. _ Mn _ .. __ ..... _,.... :'':'"7 ",:,"; ~
c;]~
~i14th st.ID ~
C=;]J15th stJD 00 ~ "
CJl15th pI.ID ~
h::===~ClJ116th stJD Of]
~ CJ 117th st.1D c=J :>-
; CJh7th PIJD 0 ~ ~~
r..:::::==~ClJA1Bth st. 10 O..---r
c=;] h19th StJD
~~~t r==;J k20th stlD
~~ c=;] li21st sLD
I-'>'-~~!:.!..Id [s-122n~ st.
s 123rd St [s 123r~ S
S 123rd PI Is 123rdl PI.
S 124th St ~ St.
e ZONING
+ ~ + ~ TBCHNICAL SBllVICBS
IMCP)
IMCP)
7 T23N R5E W 1/~
DATA
NORTH PARCEL
TOTAL PARCE~
~KAAEA
IMPERVI0.J5 AREA,
EXISTIN6
PROPOSED
~ OF TOTAL SITE
~AND5CAPED AREA
~ OF TOTA~ SITE
EXISTIN<So AND PROPOSED STRUC~
TOTAL EXISTING> i'lETLAND
i'£T~ND FI~~,
~TUAL FI~
PAPER FI~~
TOTAL FI~~
TREE COUNT,
EXISTIN6
TO BE REMOVED
LIMIT
f'V11!RE eu:>G.
c.oNSTRlJC.TlON
II'INIS+-! , FiNAl
2 FT.
TOF'SOIL
EXCAVAft,
EXISTI
~NTROLLED
FIW.
:2!!'-o'
246,151 SF
~,2oo SF
00 SF
00 SF
15%
51,600 SF
~
NONE
21,100 SF
5,5<!ISF
Sp2e SF
Sp2e SF
>SO
4
~!!l.!'FeR
" " I:
" ,
" " t======:
Q BUEEE& D~TAIL ,T, .
, ...... ----, // '-
" / -~/
NORTH ~ETLAND ENLARGHENT AND ENHANGHENT
'>~.\'.~. ~:---:,:-:-'" /, -\.
',,::,' ,,*, -' ~[»~_.~.,c:
---
tN I" 20 1 $
\
\
~;,~~AIIIW'
,~1.'
_e_
==--==--~
w ,~
:J ~ Z W -~~~ o::W W?5 -1: Z Z _ 0
~ i~
..... ,f= I-
/,,\Z Z
I..IW W
1: Z:r: :r: ~ =:iw0tj
o tii~~Z Z~~ ~
Z Z w w
"" ow
~'"
,---,.::.--.... -... --
Sm;PLAN
APPROVAL
APPUCATION
PIfELi/1/NARY·NOTfORCONSTf{UCTION I A003
--"
" ---------/'
\.. ,.............. \
F!Ii_. . ""'iC '-, ',,~ '-\
'. ~ -. -'" '" ",
--->--:---. ""' -:---..:. ""' .::::--.,.----" -~---"'-'-7!--" -. " ....... ' ........................ / ........ '''-.., -..... , "
NORTH ViETl.AND PLANTIN~ PLAN
SOUTH ViETl.AND PLANTIN~ PLAN
@
1Co«IIA1"-"" @
--
HAlIVE 1ms, HUllS AltO IfRBS BASED OH wASTER PU/IT
SCHEJM£. SPEOES AHD QUAHlIIES SIIALL BE IIE_ BY
IJHOSCN'E AROiltCI II! _ BIOLOGIST POST NOH-NAnVE
VEGETATION REWOVAL
IIITUIID _"'1M _!IX
_NOn
t IT ~ PR£ftRAaE IItAT lItE ~ or TItS PlANTIIG PlAN SEEk
10 IIO'UCAlt NA1URAL PU/IT COMHlD IN SPEQES COIFOSITION
ANI) AllRAHGOOI<T. EI€N SPAQIG AHa S1MIGIiT-fWW PlANTI<G
ARE NOT IIESIO!D.
l;,t~=~~ALLBEINSTAU£OIIIIItIN
~.~. ~ ~~:""~I~(=(:1 ~ E~lir:
," ~AM[ltR) AltO 8-12' LOHG.
4, BAREROOT PlANI SfOCI( WAY BE VSEO MAE SEASONALLY
AVAIlA1!LE AltO GENERALLY WUSI BE INSTAU£O DURING lItE
OOfIIIANI SEASOH (_AlD.Y OCTOBER JIST IItROUQI fEll
1ST), BAREROOT PlANT STOCK SHALL BE EQUAL 10 II! Gll£AltR
IItAN IItAT or lItE SPECIFIED CQoTAIIIER 9Z[.
I, IAlLOt SHALL BE INSTALLED NIO.R<D ALL lREES AHD SHOms 10
ASgSI !'UHT SUR.vAL lItE WULOI SHALL BE MEIIIW GRAOE
WOOD OIPS GR BET1l:R.
ALL HOH-NAnVE VEGETATION SHALL BE REMOVED ,,1IttI1ItE
BEn.AHD 1IUff[R, lItE LANDSCAPE AROIII!:CT II! BEn.AHD
BIOLOGIST SHALL fLAG AREAS PftKIR 10 REWOVAL AREAS MIlE
PlAN~ HAVE BEEN _ SHALL BE REPlAIII!:D "lit lItE
NA lIVE PLAH~ USI!:D IN lItE WASltR PU/IT lEGE!«). lItE
LAHDSC»E AROIII!:CI II! BEn.AHD BIOLOGiST SHALL FIEllI LOCAl!:
PlAN~ WITHtI THESE AREAS.
tiP .!r.: \fPf8!Mm .. _ m p!S'NRfQ D, ,MIt lHf fttWQl> IlffiB H'mROS£m WI AAIUCA. tKJl
[
-] AEGREEN S1tRl£ SEE!) lOX
_ .. SEE!) IIXTURE lWi/ACRE
..... 1.lIEFIIItoSI'USnJI --""
(1) CO!!.~ I'UIITIIQ DITAL
RAmptR pro
2000 LB EI!O-FIIEII IIOOOfIBER "'CN
LB SEm MIX AS NOTED
200 LB 25+10
<0 LB IACl<FER 10 PREI€NI RII'PUIG
""" ~~~~
QM_", ....... " ......... lM: --Ni •• ·tt ....
' .... ClM1ID-ClA!t2A(LIGQ
....... -
U11'OS1'_.ua:POS1StLD..M,
... _flW.POSfS21/'tUl
M e-
.. I
(i) !!'!'!.~ fI!!CI AlTAI.
WETLANDli Btma 'I.
~~ART
~~w::4to~~~I-=:=~'=:.::':.CII -o IlmllIOIIIIDMI IICI!WI IOIm_
PR£UI,(INARY -N01 fOR CONS1RUC170N
w'
~
Zw W tn >::>
<to
w
Ct:~
W:::E
Z «
Ct:
== --=---';".'Ji..~, m,aJwll
TACOM'" .•• ",TTL.. V&"' .............. ...
"'0IIIfIIII ..................... . _ .... .
__ ~."..40
ow -
JULV 23. 1004
CONCEPTUAL
PLANTING PLAN
W1