Press Alt + R to read the document text or Alt + P to download or print.

No preview available

The URL can be used to link to this page

Home My WebLink AboutReport 1John Murphy New Home Trends 4314 148th Street SE Bothell, WA 98012 tel: (425) 953-4719 (party of record) Richard J. Stauff 13813139th Avenue SE Renton, WA 98059-5425 tel: ( 425) 228-4085 (party of record) Updated: 08/30/10 PARTIES OF RECORD 109 LOGAN AVENUE MIXED USE LUAl0-047, ECF, SA-A Torjan Ronhovde The Ronhovde Architects, LLC 14900 Interurban Avenue S ste: #138 Tukwila, WA 98168 tel: (206) 859-5500 eml: torjan@ronhovdearchitects.com (contact) Amrik Kamoh & Angie Singh 13955 Interurban Avenue S Tukwila, WA 98168 tel: (206) 431-0953 (owner/ applicant) (Page 1 of 1) i-: ~u. ~ "" . -0 ~en i ' ' ! l L_ ! ~ s -I L ___ft ¢-L__ 'r/M 'NO.lN31:1 3Sn 03Xllf\l NV901 60~.-- >fO~m HlOOS 30N3fl V NV!J01 <" I ! I- C') u. o. "" 0 ~-en <)- C: C 0 .,_, .Q C: .f!) Q) .2 er a .... 0, 0 .s C a 1B i:30:: ' B ' s = "' 00 5 -, z :5 .. w C w .,, 0' .. , f~ 0 l 11 C, I 11 Iii~ Q ! !i,h ~ J. 33'.l <( /Jg]] X a. @£' ~ --X zl !Ii I :::i. t-I w l mm t::: W1 J: -' '' z (J) ' :::, I ii ~ l!il ! < ' ~I en z 0 11 ,. '-' i', 1'11 I 0 111·11 I I ,ll , wsl!lm, ..., . 0 f I I I I I ! I I i .. ! ! ' I~? L d~ ' .. qi '~ I 'i' .. u ; t ~ I '' , I I, l' ~ _' -ii ,:;:f ~;8!i~1:i:irJ!!'::}!~~~!it!',~:'::::;\iJ:::'.i~~,::1~ 1 ~~1~:i I Mtx e~;11 O\q-o c:,/ '=-9 Renton !!; \OO FT t :·:, 11 ii ',\ II \11 1,1 "'I' I'. I ;, i'l ii JI ~I ·<I ~I I II II II II ---~---"~~-:-----------.-~-, --_-----~::::::-:~ 2N_D-S_t---::-:.':':".".".:".·:"-----_,_---------·---·---:-_".'"::-.:=--::.~) wl ,, ;:,.' 'i "(i I! ~1 u ~! tj a:' riiJ i, ~ '/I .. + 1 , ! 1'1'"'1 l,.VctJANn !CJ 2010:t<ingCounty " ! i i · 1 0 , . .. 1se11 ,1 The information rncluded on this map has been compiled by King County staff from· a· variety of sources and 1s subjed 10 Cllange without rlOUce. King County makes no represer'.[Elfions or wairanl1es, express or_implied, .as to accuracy, .conipie!eness, timeliness, or rights to the use·or Such 1nforriiaHOri.-This document 1s not intended for use as a suNey product. King County shall not be lic'!ble for any general, special, ,indirect, incidental, or consequential damages including, but nol llm1ted to, lost revenues or lost profits resulting from. tt,e_use Of t,n1suse of the lnforrriatibn. contained _0:n this map:~~ i;iBle. of this map or i_riformation on this map,1s prohibited except bywrrtten permission of Kin,g County. .-· . ; , ., _ , _, ., . : :.. ,.·., . ·')·;: ., >" ·< .: ··"· . . .. ::·t" '·":'. ;_ , .. Ji;;-~.f~:'ir,L/-_;t::''.-•;.t.(fj,;ti\+.:;~{ti:·''\~•~'.>1;,,,;\:; .• ,\ -'j.'\i;. ;': ;.,: .. :,':\'.~~'-\('·i~?~-'-/i<.' . .-;· ,:.'-:,,;., , Date· 6/29/201 D Source: King County iMAP · Property Information (http://Www.metroko.gov/GIS/iMAP} . j~~-,;;_,: City of Ren r:>1aJ1riinq /'f.ll)JS'fF:(.ii; "i"I ?;,.·, .. rnu..~v"'.'?~·:'.'.:)l/ 11{'/,-:··'/, ~ King County + ,, ,, 'I !1 ~ -l 0 0 ,I --{ -------.----:..0 ~r_....,,... __ G () ::a " 4' --l1 ~ ~ 0 ..D 0 ~ --·'--·. I I --.----. - -·--------------- -------··· -----. ·--·--·---·- I ··>~.:.,· llll-SS-ddd I ! ! '! . ' l I fl • I t l ;! 1 I I f ll I J ! I ' 1j ., li. ·1 !, ! i, ij 'I • l ft lt !! p i l 1 • '1! II• : : I l Ii I I 1. I l I ! J• ! j i r, 1 • !l i1 :1 1 " 1 f • 1,, ll l' ; l" •1 • 1 I 1 ·1 :J ! li Ii 1·1 i! ii I -, .. 1 1 ., 18 I' I " ' 'l I I 11 j I j; Ji nu i ii ~!!1 I f~ ! ~11 111 I I I I ' I I"' .o "· C: ~~ I ii II l r p 'm to °l I! I ii ,i r-. _, I i ii Ii m ! p < I r I •1 1! ,. 1 I :! I ' I! !o I //J ! 1! ,z ' 11 !- ! 18 ~ I i 1i 11 ' ' I i ) ! I i i • ! I I I I ! I i I I I ' _,, I! 11'-<l' ~· -TY .... 11::tl ! ~ . • ~ I i~I jl <Ii. ; Ii I ! I i 0 . i I z 11 lij . ! • r ! I I ! :I: ~-i -m -"' ~ -t ~ p:! ,1 m < > I . :! ! ir 0 z i i !1 I • I! r, i p . ! l I I ! ! i i l I I ' i I I I I-.:J' -i ' :,;·._,. I ! ii ! I ~ I ! I ii ! I ! I I ~ ! ~ 'I i I I p Ii uf 11 I j ' ! ! i i I l ,! 1· I II ! !( I , I ! • •a!• l i ,i ' ! I ' ! ' : I • I i ! ! i iii! j!'I ,iji,i r i ! I :Jill "' !I ::>,-11· m •! 1~1!j ' ~~~~ I I lfiiiJ i r I ~ ~ <o U lie'' ~! ! I > ! ,. It i ~ ~ ._ § ! :~ .,. ~ l'fJ! :., m I ; I . • . . ~ -~ ' . ~ 109 LOGAN MIXED USE • I j ~ Qt-~ (ii 1!1;!1. ~ !t' ! ! l RENTON, WA ~ I • n1 ©J >! &-· i il '~!U ~~ ~' :, . 11i i .... !jP . ' ' . ! n I ' .___ C: r- I 00 ~ = 2l lJ ii, ::J ::J 5 <,::, 0 <" iii" 6 :, I ! • ~ , § ~ (") ~ 0 -:IJ Cl> ::I .... 0 ::I t ij '! '1 ! 0 u ii ! :ll ',, ii ~~ . ! u 0 "' ,,m~/1 1l-,, .... 0 0 :u .I , u ' ~ t;j <' u !l ~ a. 0 ! ~:ll " a 0 ~ ... • o ~ffl g_ 0 ! .. ~ !'-,, .... 0 ! 0 :u - 'l"'i: 109 LOGAN MIXED USE RENTON, WA -... -. 11 11t t " " jt t f I (.. ! I I I I ~ ~ ~ ' 1 1'1 i t I I I , .. I "' i I I i I ,1 ~, I • ::! I : ' I " I I !@ ~ I . -n. r ' ; : I ~ff I ~ ' : I \ f VI • • I " I L1 d "' I I ~--- ,_Ji c:: l ~ ! z I ff\ "' I -l---i I :J.§J ~ '--r;; ~ ' Oo ~ ~ ,a,; ©J .. olu ilii1'i I 11 • ~ iii,ii"1 ll If I 111 I I, li Ii PPP-SS-TITI i ~ ~ i f- l r•,.--•--/"'·--..... _._, a.,_, W/SICIIIAIOll!i'II -= IE.ll.Mron ----~-111SIIS'ISllll--.&,r -"""-ci--·------·---c.i------·--·--·--·--- LOGAN AVENUE MIXED USE BUILDINGS, RENTON, WA A PORTION OF SECTION 18, TWP 23N, RGE SE, W.M. \ r--1 I ' I = I \ I = ----\--+--¥--·~==~ ---m~, I ~· \ ~:"'---' ·-·--: '49K~ ~"" \ ', <~"';.~ \ • -ll'W(I) . ,• -l ~ L ' ' \ \ -\ I .-,-·-1----1 1--: _.......,.-::::7..,. --- ~ !~, .. I -\ \ I n, - ,, !; :'Ji i '*- :.:. '""-.. -i m~, - I i: • .,.i,--E)JS'IWU} - NIMJ.CIOIDISNSWS'r -I = .:I I I --j ~I 't r ----- I I ! ~~::. SITE GRADING AND STORM DRAINAGE PLAN ;;::""111.tAS ··-r--1.fF'J:. I .., 1-1-r--- SPEC!~ NOlES· INSTALLATION ANO IIIA1[R1A1..S SW..U. BE 11,1 ACCORONiCE '1/ CITY DETAU.S STORM ~"""' PP£ MA1'ERIAL SHALL BE ct 5CI OR ~ Dlf(;TU: IRON PIPE 'Ml£RE NOTED. 11,1 OlllEI< LOCATIONS CONTR,1.C'JOF! SHAU. HAVE THE OPJIO< or -H-12" ADS, "l!Elnrr· , PVC, OR 01}1[!1 PIP( AS SPrClflCAU.Y APPRO\£() BY lH£ CITY OF" RENTON roR PRIVATE STCflM DRAJH,1.G( SYS'IUE.. l. f.ll CS'S 51-!AI.I. HAY[ STNO FRAMES AND GRATES UNl.tSS OTICR'IIISE N01[(). ~ -···2r.u, =-~-~ ~.':.":""'~:.: City of Aento Planning Division ---.. _ ....... ~-~--- ~~~©li,gilfli,4] ,:-;im;;~ RYKELS ENGINEERING GROUP, INC. JUL -8 2010 [.:·-'.:":-~:·( c...-;,~-c-. ........... --. ...... ~ -IDd l#t S[.-. .. _ .. 25l-U-QIII r. 25.J.-O-J,a _.,.._ ~ 41n CITY OF \cjll ~ RENT~ SITE GRADING & STORM DRAIN PLAN LOGAN AVE MIXED USE BLDG, RENTON, WA 109 LOGAN AVES, RENTON, WA 98055 OINll/llf'O[l.O"n ~-2(16.--0!..0tSJ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: October 7, 2010 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. __ y,.._... .. Project Name: 109 Logan Avenue Mixed Use LUA {file) Number: LUA-10-047, ECF, SA-A ' Cross-References: , AKA's: , Project Manager: Gerald Wasser I l Acceptance Date: July 23, 2010 -~ . Amrik Kamoh & Angie Singh i Applicant: '' Owner: Same as applicant : Contact: Torjan Ronhovde, The Ronhovde Architects, LLC PID Number: 5696000169, 5696000170 i ERC Approval Date: August 30, 2010 ' ERC Appeal Date: September 17, 2010 : Administrative Approval: September 15, 2010 : Appeal Period Ends: September 29, 2010 i , Public Hearing Date: i Date Appealed to HEX: ! By Whom: ; HEX Decision: Date: ,. Date Appealed to Council: ·· By Whom: . Council Decision: Date: . Mylar Recording Number: l ' Project Description: The applicant is requesting Environmental (SEPA) Review and approval of an j i administrative Site Plan Review for the construction of a mixed use project consisting of two 3-· j story, 36 to 40-foot tall buildings on a 10,000 square foot site located in the Center Downtown -: CD zone Downtown Core area and Urban Desi n Overla District 'A'. ,......::=i.-=c:..:::..1c..::..;::..:..:.;.:.=.:.;.;.;-=:.:...=..-=..:..;=t.-=:.::.....::.:...=..=:...=='-'--'=:...:...=:...:.::.L...::..:..:..:;:..:.::.:c...:....:_:_ _________ -l i Location: 109 Logan Avenue S ! Comments: - ____ D_e:n:is:La_w _____ ............. r City of • Mayor _!~[l"LJ)'fl September 30, 2010 Torjan Ronhovde Department of Community and Economic Development Alex Pietsch, Administrator The Ronhovde Architects, LLC 14900 Interurban Avenue S #138 Tukwila, WA 98168 SUBJECT: 109 Logan Ave Mixed Use LUAl0-047, ECF, SA-A Dear Mr. Ronhovde: This letter is to inform you that the appeal period ended September 17, 2010 for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated and September 29, 2010 for the Administrative Site Plan approval for the above-referenced project. No appeals were filed on the ERC determination and the Administrative Site Plan approval therefore, these decisions are final and application for the appropriately required permits may proceed. The applicant must comply with all ERC Mitigation Measures and Site Plan Conditions of Approval. If you have any questions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, Gerald C. Wasser Associate Planner Enclosure cc: Amrik Kamoh & Angie Singh/ Owner{s) John Murphy, Richard J. Stauff / Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov DEPARTMENT OF COM ITV AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE DEV ENT PLAN REPORT & DECISION DECISION DA TE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: Amrik Kamoh & Angie Singh, 13955 Interurban Avenu Tukwila, WA 98168 Same as above. Torjan Ronhovde, The Ronhovde Architects, LLC, 14900 Interurban Avenue South, #138, Tukwila, WA 98168 LUAl0-047, SA-A, ECF Gerald Wasser, Associate Planner The applicant is requesting Administrative Site Plan Review for the development of a mixed use project in the CD Zone. The project would include two 3-story buildings (36-40 feet in height) on an existing 10,000 s.f. site. The proposed buildings would have ten residential units {five in each structure), and 2,422 s.f. of ground floor commercial space. Parking . would be accommodated in under-building, partially covered and surface parking areas. Residential density would be 52.63 du/ac. Access to the site would be via a new 20-foot wide driveway from Logan Ave South. The project site is flat and grading is expected to be less than 500 cubic yards of export from the site. 109 Logan Avenue South (APN 5696000170 & APN 5696000169) Approx. 1,100 sf Proposed New Bldg. Area {footprint): Proposed New Bldg. Area (gross): 10,000 sf Total Building Area GSF: Project Location Map 2,500 sf 12,814 sf 12,814 sf SITE PLAN REPORT DEPARTMENT OF COMI ITV AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION DECISION DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: September 15, 2010 109 Logan Avenue Mixed Use Amrik Kamoh & Angie Singh, 13955 Interurban Avenue South, Tukwila, WA 98168 Same as above. Torjan Ronhovde, The Ronhovde Architects, LLC, 14900 Interurban Avenue South, #138, Tukwila, WA 98168 LUAl0-047, SA-A, ECF Gerald Wasser, Associate Planner The applicant is requesting Administrative Site Plan Review for the development of a mixed use project in the CD Zone. The project would include two 3-story buildings (36-40 feet in height) on an existing 10,000 s.f. site. The proposed buildings would have ten residential units (five in each structure), and 2,422 s.f. of ground floor commercial space. Parking would be accommodated in under-building, partially covered and surface parking areas. Residential density would be 52.63 du/ac. Access to the site would be via a new 20-foot wide driveway from Logan Ave South. The project site is flat and grading is expected to be less than 500 cubic yards of export from the site. 109 Logan Avenue South (APN 5696000170 & APN 5696000169) Approx. 1,100 sf Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 10,000 sf Total Building Area GSF: Project location Map 2,500 sf 12,814 sf 12,814 sf SITE PLAN REPORT City of Renton Department of Commu 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 I SITE PLAN REVIEW A. EXHIBITS: Economic Development Exhibit 1: Project file ("yellow file") Exhibit 2: Neighborhood Map Exhibit 3: Proposed Site Plan Exhibit 4: Landscape Plan Exhibit 5: Elevations Exhibit 6: Floor Plans Exhibit 7: Proposed Building Cross Section Exhibit 8: Aerial Photo Exhibit 9: Zoning Map (Sheet F3, E Y,) Exhibit Memo to File dated September 14, 2010 10: B. GENERALINFORMATION: Administrative Site Plan Report LUAl0-047, SA~A, ECF Page 2 of 23 Amrik Kamoh & Angie Singh, 13955 Interurban 1. Owner(s) of Record: Avenue South, Tukwila, WA 98168 2. Zoning Designation: Center Downtown (CD) 3. Comprehensive Plan Land Use Designation: Urban Center Downtown (UC-D) 4. Existing Site Use: Detached Single Family Home 5. Neighborhood Characteristics: a. North: Single Family Residential {CD Zone) b. East: Single Family Residential and Office (CD Zane) c. d. South: West: Single Family Residential abutting, Commercial U block south (CD Zone) Renton High School & /KEA Performing Arts Center (CD Zone) 6. Access: 7. Site Area: C. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation SITE PIAN REPORT v2.doc Land Use File No. N/A N/A N/A Via Logan Ave South 10,000 sf Ordinance No. 5099 5100 Incorporation Date 11/01/2004 11/01/2004 09/06/1901 City of Renton Department of Commu 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 D. DEPARTMENT ANALYSIS: Economic Development 1. Project Description and Background Administrative Site Plan Report LUAl0-047, SA-A, ECF Page 3 of 23 The applicant is requesting the approval of Environmental (SEPA) Review and an Administrative Site Plan Review for the development of a mixed use project on a 10,000 square foot site (two tax lots) in the Center Downtown (CD) zone. Existing site development consists of a 2-story single-family residence that would be demolished to accommodate the proposed project. The project would include two 3-story structures, each with 5-residential units and approximately 1,200 square feet of commercial space. Buildings would be slab-on-grade, and would have an overall height of 35-feet 11-inches to the mid-point of the pitched roof. The density of the proposed project would be 52.63 dwelling units per acre. Eleven surface, covered, and partially covered parking spaces would be provided with access via a shared 20-foot wide driveway from Logan Avenue South. The project site is within a seismic hazard area and the Renton Municipal Airport Building Height Restriction Area. The site is flat, has been previously rough-graded, and it is anticipated that there would be less than 500 cubic yards of exported earth. Entrances to the commercial space would be directly from Logan Avenue South. The entries to the residential units would be from the interior side, on the northwest corner ofthe south building and from the southwest corner of the north building. Access to the residential units (on the second and third stories) would be via a stairway and possible elevator. The proposed structure would be a contemporary version of a Northwest Craftsman style. A 7:12 roof pitch is proposed that would mimic the prevailing residential architecture in the surrounding area. The two buildings are proposed to be identical in appearance. Both would front on Logan Avenue South, and would feature articulation and modulation on the front fa~ade. The commercial space on the ground floor would front directly on Logan. Residential unit balconies would also front on Logan. The center section of the structure would extend forward to the front property line, in an off-set that mimics a square bay. Building finishes are proposed to include decorative slate tile, cultured stone, or brick at the base. Horizontal siding and shingles are proposed for the upper two levels of the facade. The front (east fa~ade) of the building would have balconies on floors 2 and 3. These balconies would either have architectural metal railings or glass panels. An approximate 5-foot front fa~ade projection on the second and third floors of each building would face Logan Avenue South. Parking for 11 vehicles would be provided for the interior of the site primarily under and partially- under the structure. Raised concrete walkways are proposed from Logan Avenue South flanking the interior of the North and South buildings. A raised pedestrian connection is proposed between the two buildings where access to the residences is proposed. Landscaping would consist of four street trees along Logan Ave South. Bohall Red Maple or European Hornbeam are proposed. Landscaped beds are proposed on the north and south property lines. This would consist of small flowering trees (Japanese Snowbell or Kousa Dogwood), small flowering shrubs (Azalea, Evergreen Huckleberry, and Spirea), and Evergreen Hedge shrubs (Otto Luyken Laurel, Helleri Chinese Holly). In the rear side yard, and rear yard the applicant proposes additional flowering trees, SITE PLAN REPORT v2.doc City of Renton Department of Community c,( Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative S;te Plan Report LUAl0-047, SA-A, £CF Page 4 of 23 medium evergreen flowering shrubs (Forest Flame Pieris, David Viburnum, and Oregon Grape). In addition, evergreen shrubs, ground cover (Kinnikinnick, Hypericum), and perennials are proposed. 2. Staff Review Comments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ,/ Copies of all Review Comments are contained in the Official File and may be attached to this report. 3. Environmental Review a. Environmental Determination Pursuant to the City of Renton's Environmental Ordinance and SEPA requirements (RCW 43.21C, 1971, as amended), the Environmental Review Committee, on August 30, 2010, issued a Determination of Non-Significance (DNS-M) for the 109 Logan Ave Mixed Use project (LUAl0-047, SA-A, ECF) b. Mitigation Measures 1. The applicant shall submit a complete geotechnical engineering report prior to the issuance of building permits for the review and approval of the Development Services Project Manager and the applicant shall comply with the recommendations of the approved geotechnical engineering report. 2. The applicant shall provide avigation easements to each future resident of the proposed project which would provide notification of the possibility of low-flying aircraft and noise impacts. 3. The applicant shall provide triple-paned windows in all residential units in order to reduce noise impacts to residents of the residential units. 4. In the event that pile driven foundations are utilized, the applicant shall submit noise and vibration studies to the City of Renton Current Planning Project Manager and may be subject to restricted days and hours of pile driving activities. 5. The applicant shall pay a Parks Mitigation Fee based on $354.51 per each new multi-family unit (estimated to be $3,545.10) payable prior to the issuance of building permits. 6. Work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities. Work shall not recommence until authorized by the Department of Archaeology and Historic Preservation. 7. The applicant shall provide photographic documentation of all exterior facades of the existing residential structure. The photographic documentation shall consist of two sets of 8-inch by 10-inch black and white photographs; one set for the project file and one set for the Renton History Museum. Such photographs shall be submitted to the Planning Division Project Manager for review and approval prior to issuance of a demolition permit. 8. The applicant shall pay a Transportation Mitigation Fee in the amount of $75.00 for each new daily vehicle trip attributed to the project prior to the issuance of building permits (estimated to be $6,270.00). SITE PIAN REPORTv2.doc City of Renton Department of Community ex Economic Development 109 LOGAN A VENUE MIXED USE Administrative Site Plan Report LUAl0-047, SA-A, ECF -··· ·- Report of September 15, 2010 Page 5 of 23 9. The applicant shall coordinate with the Renton Municipal Airport Manager, prior to the commencement of construction to determine the maximum height of any booms/cranes, the need for appropriate marking or lighting, and to determine whether notification of other agencies (such as the FAA) is required. 10. The applicant shall pay a Fire Mitigation Fee based on $388.00 per each new multi-family unit and $0.52 per square foot of commercial space payable prior to the issuance of building permits (estimated to be $5,139.44). 4. Consistency with the Site Plan Approval Criteria The Site Development Pion Review Criteria set forth in Section 4-9-200 of the Renton Municipal Code forms the basis of the Site Plan Review, as follows: 1. Conformance with the Comprehensive Plan, its elements and policies The Comprehensive Plan Land Use Map designation for the subject property is Urban Center Downtown (UC-D). The proposal provides for a mixed use development on two under-utilized parcels in the UC-D designation. Policies of the Comprehensive Plan that support the proposal include the following: Policy LU-208: Mixed-use development where residential land commercial use are allowed in the same building or on the same site should be encouraged in the Urban Center -Downtown. Incentives should be developed to encourage future development or redevelopment projects that incorporate residential uses. Policy CD-23: Development should have buildings oriented toward the street or a common area rather than toward parking lots. Objective CD-E: New development and infill patterns should be consistent with a high quality urban form. Policy CD-44: Development should be designed (e.g. site layout, building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. Policy CD-48: Locate and design residential-commercial mixed-use development in a manner that preserves privacy and quiet for residents. Policy CD-53: Consideration of the scale and building style of near-by residential neighborhoods should be included in development proposals. Policy CD-54: Development should be designed to consider potential adverse impacts on adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be considered during site design. Policy CD-55: Landscape buffers, additional setbacks, reduced height, and screening devices such as berms and fencing should be employed to reduce impacts (e.g. visual, noise, odor, light) on adjacent, less intensive uses. 2. Conformance with existing land use regulations a. Use: The subject site is zoned Center Downtown (CD). The purpose of the CD zone is to provide a mixed use urban commercial center serving a regional market as well as high density residential development. Uses include a wide variety of retail sales, services, multi- SITE PLAN REPORT v2.doc Ci'ty of Renton Department of Communit}! u Economic Development 109 LOGAN AVENUE MIXED USE - Report of September 15, 2010 Administrative Site Pion Report WAl0-047, SA-A, ECF Page 6 of 23 family residential dwellings, and recreation and entertainment uses. The proposal would further the intent of the CD zone by providing a high-quality mixed use residential and commercial project. b. Development Standards: As demonstrated in the table below the proposal complies with the development standards outlined in Title IV of the Renton Municipal Code. Standard Requirement Compliant Comments: Lot Coverage None Yes 60% proposed Setbacks Front Yard None Yes Buildings would be zero lot line at the Side Yard N/A N/A front. Both north and south side yards would be 5 feet. Rear yard [along a street] setback would be 14 feet Side Yard None Yes Rear Yard None Yes Landscaping None Yes The CD Zone or Urban Design District A do not require landscaping. However, a combination of trees, shrubs, and groundcover is proposed along the north and south property lines, and along the northwest and southwest portions of the parking area. Height 95 feet allowed Yes Airport operations limit height to 50 by zoning; feet. Proposed height is 36-40 feet. SITE PLAN REPORT v2.doc City of Renton Department of Community u1 Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Standard Requirement Compliant Refuse/Recycling Refuse: Yes Residential: 3 sf/du= 30 sf Commercial: 10 sf/1,000 gsf = 24.2 sf Recycle: Residential: 1.5 sf/du = 15 sf Commercial: 5 sf/1,000 sf= 12.1 sf (100 sf min req'd) Signage RMC4-4-100H 5ignage is not proposed at this time. Administrative Site Plan Report LUA10:047, SA-A, ECF Page 7 of 23 Comments: The total refuse area for the project is proposed to be 170 sf. A refuse/recyclable area detail has been submitted which indicates compliance with the screening requirements of RMC4-4-090. The project is subject to the City Center Sign Regulations. c. Parking/Circulation: The project is subject to RMC 4-4-0SOF, Parking Regulations. The applicant has provided 11 vehicle spaces and no bicycle parking stalls. Staff recommends that the applicant be required to provide 5 bicycle parking spaces as required by the Renton Municipal Code. Bicycle parking must provide for secure extended use and protect the bicycles from theft and weather. Bike lockers, and in-building parking are two possible solutions for this proposal. Use Units/Square Footage of Parking Ratio Required Spaces Use Attached Dwellings 10 Dwelling Units Min/Max of 1 10 vehicle spaces vehicle space/DU Bike spaces 5 bicycle spaces required= 0.5 per dwelling unit SITE PLAN REPORT v2.doc City of Renton Deportment of Community~ Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Use Units/Square Footage of Use Commercial 5,014 sf. Parking Ratio No minimum. A maximum of 1 vehicle space/1,000 sf Bike spaces required = 10% of required vehicle spaces 3. Mitigation of impacts to surrounding properties and uses Administrative Site Plan Report WAl0-047, SA-A, ECF Page 8 of 23 Required Spaces 0 The subject site is located in the Center Downtown area of Renton and is surrounded by residential and some office uses. Renton High School (RHS) and a surface parking lot for the IKEA Performing Arts Center on the RHS campus abut the site on the west. The proposed mixed use development would intensify development on this residential block, particularly as this is the first infill development project that implements the policies of the Comprehensive Plan and Zoning. The project would introduce two buildings that are taller than the surrounding one and two- story development. The design of the buildings has incorporated Northwest influences and themes and a 7:12 roof pitch that mimics the hipped roofs of the surrounding homes. Parking has been proposed for accommodation in the rear portion ofthe site, both under building and partially underbuilding. The sides of the structure would be open and headlights of vehicles maneuvering in and out of the site may cause some undesirable effects to the abutting residences on the south and north. Therefore, staff recommends as a condition of approval, that the applicant be required to install either taller landscaping or a fence or a combination of fence/landscaping to reduce the impacts of vehicle maneuvering. The 20-foot wide driveway accessing the parking area would be located between the two buildings, providing acceptable buffering from less intensive surrounding residential uses. The trash/recycle area is proposed in the rear of the site, abutting the west property line, and a RHS parking lot. Landscaping is proposed on the north, west and south property lines. While perimeter landscaping is proposed on the north, south and west property lines abutting the parking areas, such landscaping may not be tall or dense enough to screen headlight glare from abutting residential properties. Therefore, staff recommends as a condition of approval that the applicant install a decorative 6-foot high wood fence along the north, south, and west property lines. The location of such fence shall be indicated on a revised site plan and a detail of the fence shall be submitted for the review and approval of the Planning Division project Manager prior to the issuance of building permits. The additional residents would potentially increase the amount of activity in the area and would add to the vibrant, urban activity of the Downtown Core which in turn is in keeping with SITE PLAN REPORT v2.doc City of Renton Depanment of Community_ Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative Site Plan Report WAl0-047, SA-A, £CF Page 9 of 23 the Comprehensive Plan for Downtown Renton. The nature of the commercial use has not yet been determined, however, the building would have street frontage and could be used as office, retail, or service. 4. Mitigation of impacts of the proposed site plan to the site While the scale, height, and bulk of the proposed project are greater than the abutting properties, the project would provide a catalyst for development allowed in this area and zone. The main entrances to the commercial spaces would be off of Logan Avenue South. These commercial space entrances would be marked by metal awnings. The main pedestrian entrance to the residential units would be on the south side of the northerly building and on the north side of the southerly building. While there would be an increase in impervious surfaces over the existing condition, the site would be enhanced with landscaping along the north and south property lines as well as the west property line abutting the RHS. 5. Conservation of area-wide property values The proposed mixed use development is expected to increase property values in the vicinity of the site. Adding additional residential population to the downtown area would improve the customer base for commercial businesses. Moreover, this area of the City's downtown would be enhanced by an investment in a cohesive development on two infill lots, and the addition of enhanced landscaping. 6. Safety and efficiency of vehicle and pedestrian circulation The Renton Transit Center is located south of South 2"d Street on Burnett Avenue South. This is approximately one-quarter mile to the southwest and within walking distance of the proposed project. Vehicles would enter and exit the parking area via a 20-foot wide driveway from Logan Avenue South. The driveway is shown on the Site Plan as consisting of two 10-foot wide access and utility easements. Each of the easements would be located on the abutting portions of the two existing parcels. Staff recommends that the applicant be required to provide cross access and cross parking easements to ensure that access is maintained in the event that one of the parcels is sold separately. The parking area is buffered by landscaping on the north, south, and west. The pedestrian entry points to the commercial space would be prominently located on the Logan Avenue facades of each of the two buildings. The pedestrian access to the residential units would be located on the north and south sides of each building. The commercial entrances would be marked by metal awnings. The applicant has proposed that access to these entrances would be via raised 4-foot wide walkways which would abut each of the buildings. A cross- connection would be provided via a 5-foot wide raised walkway across the access driveway. In subsequent sections of this report, staff recommends that the 4-foot wide walkways which would abut each of the buildings be increased to 5-feet in width. The increased walkway width would reduce the proposed 20-foot wide driveway to 18-feet. The reduction in driveway width has been approved by the Fire Department. In order to ensure that the cross- connection walkway is visible and evident as a crossing between the buildings, staff SITE PIAN RE PORT v2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative Site Pion Report LUAW-047, SA-A, £CF Page 10 of 23 recommends that this 5-foot wide cross walk be composed of pavers or stamped concrete. This should be shown as a detail on the building plan set, and installed prior to the issuance of the Final Certificate of Occupancy. The City of Renton may install street improvements along Logan Avenue South in the future. Such improvements including wider planter strip and sidewalks would accommodate the pedestrian character envisioned for the downtown area. It appears that there is adequate public right-of-way to accommodate such improvements. 7. Provision of adequate light and air The residential units are above the commercial space and parking. Building modulation and articulation are incorporated to break up the building height and mass. This would allow natural light and air to reach all residential units. The height of the proposed buildings is not expected to cast significant shade impacts on the surrounding area. Exterior onsite lighting, including security lighting is regulated by Code. Compliance with RMC 4-4-075 ensures that all building lights are directed onto to the buildings or ground and cannot trespass beyond the property lines. Staff does not anticipate that exterior lighting would become an issue provided Code requirements are met. However, staff recommends that the applicant be required to submit a lighting plan for the exterior of both buildings and the parking areas for the review and approval ofthe Planning Division Project Manager prior to the issuance of building permits. 8. Mitigation of noise, odors ond other harmful or unhealthy conditions The proposed development would not generate any harmful or unhealthy conditions. There would be noise impacts resulting from increased traffic and activity normally associated with a residential population and commercial activities. Traditional vehicular engine noise and noise resulting from the opening and closing of car doors would be mitigated by the placement of parking areas at the rear of the proposed buildings. Further, the access driveway would be located between the two proposed buildings which would aid buffering abutting residential property from additional noise impacts. Trash and recycling areas would be contained with an enclosure at the rear of the property. Such enclosures are regulated by RMC 4-4-090. Staff recommends that as a condition of approval that the applicant submit a detail of the refuse and recycling enclosure for the review and approval of the Planning Division Project Manager prior to the issuance of building permits. Such detail shall include elevations of all sides of the enclosure as well as a roof detail. No chain link, plastic, or wire fencing shall be used in the construction of the refuse and recyclables enclosure. 9. Availability of public services and facilities to accommodate the proposed use Fire Department, Police, and Parks Departments staffs have indicated that existing facilities are adequate to accommodate the proposed project, subject to the applicant's payment of Fire and Parks Mitigation Fees prior to the issuance of building permits. The Police Department has indicated that it can adequately service the anticipated 10 annual calls resulting from the proposed project. SITE PLAN REPORT v2-doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative Site Plan Report LUAl0-047, SA-A, £CF Page 11 of 23 Water service and other utilities are available and would be extended as necessary to the buildings by the applicant as required by City Code. The proposal would redevelop a site that is currently underutilized. The investment in the area and the additional residential population presence would serve to prevent neighborhood deterioration and blight. Coordinated site improvements including landscaping, parking, sign age, and lighting would be included as part of this development. Fire Department, Police, and Parks Departments staffs have indicated that existing facilities are adequate to accommodate the proposed project, subject to the applicant's payment of Fire and Parks Mitigation Fees prior to the issuance of building permits. 10. Prevention of neighborhood deterioration and blight The proposal would redevelop a site that is currently underutilized. The investment in the area and the additional residential population presence would serve to prevent neighborhood deterioration and blight. Coordinated site improvements including landscaping, parking, signage, and lighting would be included as part of this development. 11. Review of Street Frontage Landscaping The applicant proposes to landscape the Logan Ave South frontage with utilizing the existing 2 1/2-foot wide planting strip. The applicant proposes to plant four 1 Y,-inch caliper deciduous trees in the planting strip (Bohall Red Maple or European Hornbeam). The Parks Department has recommended that the number of street trees be reduced from four to two trees and that only small maturing deciduous trees be used. In addition to street trees, the applicant is also proposing to plant a lawn (consisting of Trinity Supreme Sod) in the planter strip. Staff recommends as a condition of approval that the applicant submit a final detailed landscape plan for the review and approval of the Planning Division Project manager prior to the issuance of building permits. The applicant shall coordinate with the City's Urban Forester to select an appropriate tree for the planting bed. 12. Review of Compliance to Design Guidelines for Development in CD, RM-U, RM-T, UC-N1, and UC-N2Zones The proposal is located in the CD Zone and is subject to Design District 'A' Guidelines. The following table indicates compliance with the Design Guidelines for development in the CD Zone, District "A". SITE DESIGN AND BUILDING LOCATION :~~~•'t'jitlo#~Oi!f!!iiaf/9,ft. 1 ..................... iiii .••.• 0ii~•··i· i~~i ii.iJH>:i i 01 ... · ·mff /: •.•... 1;i .•. ~; :.·.···• i·lnteilt:.·T6e11surevisibility.qf.~!J,~l!f~~ilql!d1fi~i~tibl~h·active,./ivefy.use~~Jon~)t<tev;gJ~·fff!'!!.:,fede~rf.icl(l.·.••i1i•••11 · ..• pathw,gys, "(o organrze bqi/~ings'.[or pe#trion}1sepn<J,so tl!~ngtµraJfigf!tiiS ~i/Qb/e!i.> othe{strucfijres.a~ ti.>pen space/To ensure an appr()()(iQte .transitiQ!!ibetween buildingt parkingoreas,. andothertoniJ. usesJ10!1c/11i:i,' increase privacy forresidentialuses. .·. . ••. . . ·.•.. . .. ·· ··•·••·· .·•····.. < 1· . Guidelines: Siting of a structure should toke into consideration the availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas). Ground floor residential uses located near the street should be raised above street level for residents' privacy. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. SITE PLAN REPORT v2.doc City of Renton Deportment of Community & Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative Site Plan Report LUAl0-047, SA-A, £CF Page 12 of 23 Analysis: This standard is met. The 109 Logan Ave South Mixed Use Project is oriented toward Logan Avenue South. The commercial spaces in each of the proposed buildings take access directly from Logan Avenue South. Each of the commercial space entrances would be clearly marked by a metal awning. While the existing sidewalk along Logan Avenue South is only 5-feet in width the awnings would aid in promoting the pedestrian- oriented nature of the commercial spaces. There are no ground floor residential uses proposed. Raised walkways would provide pedestrian access to the residential entries of each proposed building. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Analysis: This standard is met. The front entry of each proposed building is oriented to Logan Avenue South. As stated above, the commercial space entries would take direct access from the sidewalk along Logan Avenue South and would be clearly marked by a metal canopy. ~ilildlrfrfEi,ti'ilf!; ,;/ ',iJ;Lc'. ' ,,,, ,C:'!il' i· ,, -" ' • I· lrlt~t{. . ..... ". }~~ irrt~~nEe$fo11v1h1e~ltJitJc~imd €ClSJI to,''1,,4!?ss,j!),, !?~f~fth,Clf~uifdi~g eht{/~; . : fti/(jft 1a0"11ature of the fronting s,dewr,lkanqthe wly;,n ,chqracter-,of the,;t/1stnct, . •· , , ·· Guidelines: Multiple buildings on the same site should provide a network of pedestrian paths for access within the site and access to the site from the surrounding area. For projects that include residential uses, entries and/or front yards should provide tronsitian space between the street and the residence. Ground floor units should be directly accessible from the street or an open space. Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian-oriented space; otherwise, screening or decorotive features should be incorporated. Entries from the street should be clearly marked with canopies, architectural elements, ornamentol lighting, or landscaping. Secondary access (not fronting on a street) should be subordinate to those related to the street and hove weather protection. ----------------------1 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. Analysis: This standard is met. The primary entrances to the commercial spaces in each of the two proposed buildings take access directly from the sidewalk along Logan Avenue South. These proposed entries would have weather protection and would be clearly marked in the form of metal awnings. Commercial storefront glazing and doors would be provided along the Logan Avenue South fa,ade of each proposed building. Access to the second and third floor residential units would be provided on the north side of the southerly building and on the south side of the northerly building. The applicant has proposed that access to these entrances would be via raised 4-foot wide walkways which would abut each of the buildings. In subsequent sections of this report, staff recommends that the 4-foot wide walkways which would abut each of the buildings be increased to 5-feet in width. The increased walkway width would reduce the proposed 20-foot wide driveway to 18-feet. The reduction in driveway width has been approved by the Fire Department. Second and third floor building overhangs would provide weather protection for these walkways. Standard: Multiple buildings on the same site shall provide a continuous network af pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. Analysis: This standard is met. As mentioned above, pedestrian connections would be provided to the residential entries of each building via 4-foot wide walkways along the north side of the southerly building and along the south side of the northerly building. A pedestrian connection between the two proposed buildings would be provided in the form of a raised, 5-foot wide walkway across the 20-foot wide access driveway. This crosswalk would incorporate pavers or stamped concrete. Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. Analysis: N/ A. There are no ground floor residential units proposed as part of this project. SITE PLAN REPORT v2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED U5E Report of September 15, 2010 Administrative Site Plan Report LUAl0-047, 5A-A, £CF Page 13 of 23 Standard: Secondary access (not franting on o street) shall have weather protection at least four ond one-half feet {4-1/2'} wide over the entrance ar other similar indicator of access. Analysis: This standard is met. The residential entries would be located on the north side of the southerly building and on the south side of the northerly building. These residential entrances would have weather protection in the form of 4 Y, -foot overhangs from the second and third floors. Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, ond transit stops. Analysis: This standard is generally met. Pedestrian access would be provided via on-site pedestrian walkways accessible to Logan Avenue South. The Renton Transit Center is located approximately to the southwest. There is a signaled crosswalk across South 2°' Street to the south of the subject property. Because a parking lot for Renton High School and the Ikea Performing Arts Center immediately abuts the property on the west; and in order to maintain residential privacy and security, it is not feasible to provide pedestrian connections to that property. Similarly, because the entries to the residential units of the proposed project are located towards the back of the property, in order to provide residential security and privacy, it would not be feasible to provide pedestrian connections in these locations. Tf'(IIISl#on 'tq~prro@dihfCJe.ikiopmerit _ .... ',ii,'.,'>·:"'' "":<<:;:::,>_>'--:-'.,'·''<''.>,-,. ·--.. ,, .. ·, ·;::;"''.''. ' .. '': '. ,. lnterif: To shape re~~lo~ei1t praj~cts $1'1-Jliqt neighborhoodsarepr~rved; . ,c> .. Guidelines: Careful siting and design treatment should be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards; or 2. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 3. Building articulation to divide a larger architectural element into smaller increments; or 4. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Analysis: This standard is met. The proposed project incorporates a contemporary version of the Northwest Craftsman style of architecture. A 7:12 roof pitch is proposed and would mimic the prevailing architecture in the surrounding area. Each of the proposed buildings would feature articulation and modulation on the front fa~ade. Residential unit balconies would front on Logan Avenue South. The center section of each building would extend forward to the front property line in an off-set that mimics a square bay. 'Se~~Elenfent Loctfflcin a_nifDesign( . t7ii !!'lllii!!'I' /it"' \T C;... .. · ,ntent:Toredi.tce t'I'l~etentfi!,1"nei,a'tfv.ei _____ • _ -iJ,etvice elements (i.e., wi# ~tf 11t~1es,?oaditigf1oeks}by 1ocafi11~servke and1qiiding•areas awayfrOITl_if?rdfstr,an-aretJ.~ anqtcreenil;,.fihemfram vi~w in highvisibi111;y ':areas? · ••• · -· · ... Guidelines: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three (3). Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Analysis: The refuse and recyclables enclosure would be located at the rear of the subject property. Screening in compliance with RMC 4-4-090 would be required. The refuse and recyclables enclosure is proposed to be located at the end of the access driveway between the two proposed buildings. Staff previously recommended as a condition of approval that the applicant provide a detail of the enclosure area for the review and approval of the Planning Division Project Manager prior to the issuance of building permits. SITE PLAN REPORT v2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative Site Pion Report LUA_l0-047, SA-A_ECF Page 14 of 23 Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self- closing doors. Analysis: Staff has recommended earlier in this report as a condition of approval that the applicant provide a refuse and recyclables enclosure detail including side and roof drawings. Standard: The use of chain link, plastic, or wire fencing is prohibited. Analysis: The recommended condition of approval prohibits the use of chain link, plastic, or wire fencing for the construction of the refuse and recyclables enclosure. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet {3'} wide, shall be located on three {3} sides of such facility. Analysis: This standard is met. The refuse and recyclables enclosure would not be located adjacent to a street, pathway, or pedestrian-oriented space. PARKING AND VEHICULAR ACCESS Intent: To provide safe, convenient access; incorporate various modes of transportation, including public 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 facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1~'frref#,:~~sri1lll!lll%·'-.' 'i'??r-----:--ifillt _-: __ ,."?'.it'. ;:'.;dlii!ii)\t::.~r)1:xi::;;~i::::· "'}'.ii!ilit:>:::1::1rn11t:':·;<tJ1f!':\}Wl!ll!I_!:!,'·:" _ .::_. __ ?t;__::" _ ,.-., :;:> ··tnteitt: .. To:,naintai11_activepeqtl~}qt1,ilf!,~rf.r"')~f1/$7B!ong'streets~)'_plqcing paJl£/ng_(f!.~primgoly inbock of· buildings ... To ensul'e-safety of users. ofparkinglots, conveniel'I_Ce toliusil'l_esses, and ~duie the,mpactof parkihg lots' whenever possible. . . ·. . . -.. . . . . Guidelines: Parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping, and/or gateway features as dictated by location. A limited number of parking spaces may be allowable in front of a building, provided they are for passenger drop-off and pick-up and they are parallel to the building facade. Standard: Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. Analysis: This standard is generally met. The parking area would be located behind the proposed buildings between the buildings and the rear property line. The project site is not a corner lot. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safe, convenient, comfortable, and pleasant ta walk between businesses, on sidewalks, ta and from access points, and through parking lots; and promote the use af multi-modal and public transportation systems in order to reduce other vehicular traffic. l'fi~i,~i,f{u[cefial Ti •• ._i '~f. •pii',}c•\i•;;i•Ec,.·.··· •t;IIJ'><-·1:1. • /_•' Cci= Intent:• Tocr_fa~. a-Jlf!~6fil< qfllrJkages-.'forpe(Jestriails to;mprove,~qfety • · :pei;J~riaflefi.vu:i/i{meni.: I . . .. ....•... .. . . . • .... ·.········ I' > ;:<;. : I lmil H • mm< Guidelines: Pedestrians should be provided with clearly delineated safe routes for travel from their vehicle and/or the surrounding area to the building. Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the sidewalk system and abutting properties. Analysis: This standard is met. The sidewalk along Logan Avenue South would be accessed from raised walkways along the north side of the southerly building and the south side of the northerly building. In addition these two walkways would be linked by a raised walkway across the driveway between the two proposed buildings. These walkways would be immediately adjacent to the covered and partially covered parking area. SITE PIAN REPORT v2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE --. Report of September 15, 2010 Administrative Site Pion Report WA10-047, SA-A, ECF Page 15 of 23 Standard: Pathways shall be located so that there are clear sight lines, ta increase safety. Analysis: This standard is met. Raised pedestrian pathways would be located on either side of the proposed 20-foot wide access driveway providing clear lines of sight to vehicular traffic. Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. Analysis: This standard is met. The applicant has proposed that the pedestrian walkways along the north side of the southerly building and the south side of the northerly building be raised above the level of vehicular travel. Standard: Pedestrian pathways within parking lots ar parking modules shall be differentiated by material ar texture from abutting paving materials. Analysis: This standard is met. The walkway which would be located across the 20-foot wide access driveway would be composed of pavers or stamped concrete. Standard: Sidewalks and pathways along the facades af buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: 1. Sidewalks and pathways along the facades af 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 walkway shall include an eight-foot (8'} minimum unobstructed walking surface. 2. Interior pathways shall be provided and shall vary in width to establish o hierarchy. The widths shall be based an the intended number of users; to be no smaller than five feet (5'} and no greater than 12 feet. Analysis: The applicant has proposed that the raised walkways along the north side of the southerly building and the south side of the northerly building be 4-feet in width. Therefore, the minimum standard walkway width of 5-feet is not met. Staff recommends as a condition of approval that the applicant provide 5-foot wide walkways which shall be indicated on a revised site plan to be submitted for the review and approval of the Planning Division Project Manager prior to the issuance of building permits. In order to accommodate the width of the increased walkways, the applicant may reduce the width of the internal driveway to 18-feet. The Fire Department has approved this reduction in driveway width. Standard: All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate far the anticipated number of users and complementary to the design of the development. Analysis: This standard is met. The applicant is proposing that the pedestrian walkways on the project site be composed of an all-weather walking surface. Re~reaJi,(1JtffliflJpn'/!{9peq~pacec'i" ....•••....••. ,.-.. J.i/ i. ~ ••. iH],;:C,<:.ii!(iii:_ ,,mJ •' __ ... ; ·· .•. -.......... ·•, t11_ie11t: Ti.>}nsilre that°Q&CJS fi.>r botlip_qssiv~ancJi!ctive:"iiJ.aeai!tJnO'<ire dvaifable to re1;it;le1J~ worker,, cmq ., ,:-:.-·-<:-:---.· _ ;,:, 0: · __ ·,:,:<:'.>_: .. ,-:: ::;:;:u<,·_: """'0"'"--'">\>-:11:::_,._-,.-,:>T<:'' · -.. _---. :::: . .-. ·-: .. :.,,/'::!._, , .:·r 0:: :--,,::.-·t":"·'-·1·>'-0·:.:::::-:::_.,;i,:1::;1>, . .--visitors. ff!dthCJt:the5~;frea,~ri?:•afsuffident sizef~ the .• inte~1~d_CJ5tivi~,CJnci.iQ0 1;on'!li:_iJien,iqcati01JS-_J"ocreate ;:°/::://tr~i:tlt,:e~~:1Jf ~:that ispc~fif:~lefalb~pt1@c; a~~ top~µmoiif };_des6ft aiivity.i.>n stre%S • ) Guidelines: Common space should be located to take advantage af surrounding features such as significant landscaping, unique topography or architecture, and solar exposure. Developments located at street intersections should provide pedestrian-oriented space at the street earner ta emphasize pedestrian activity. Projects that include residential, common space and children's play areas should be centrally located near a majority af dwelling units and visible from surrounding units. Play areas should also be away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Standard: All mixed use residential and attached housing developments of ten (10} or mare dwelling units shall provide common opens space and/or recreation areas. 1. Am aunt ta be provided: at minimum fifty (50} square feet per unit. 2. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator of the Department af Community and Economic Development or designee. 3. Open space or recreation areas shall be located ta provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. SITE PLAN REPORT v2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE Administrative Site Plan Report LUAl0-047, SA-A,_ECF Report of September 1S, 2010 Page 16 of 23 4. Open space or recreation area required elements. At least one of the fallowing 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). a) Courtyards, plazas, or multi-purpose open spaces; b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or e) Children's play spaces. 5. The fa/lawing shall not be counted toward the common open space or recreation area requirement: a) Required landscaping, driveways, parking, or other vehicular use areas; b} Required yard setback areas. Except for areas that are developed for private ar 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; c) Private decks, balconies, and private ground floor open space; and d} Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Analysis: The project does not meet this standard. The proposed project provides private decks for each unit, however, no common open space or recreation areas are provided. The applicant states that each building contains S dwelling units, and that the buildings are in separate ownerships on 2 separate parcels of land. However, the project shares one access driveway, and the project is considered as a whole for the purpose of evaluating compliance with this criteria. Staff recommends as a condition of approval that the applicant revise the project to incorporate a common open space meeting the requirements of the Urban Design Standards. The common open space/recreation area is subject to the review and approval of the Current Planning Project Manager, and must be submitted as part of the building permit. 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. Analysis: N/A. This standard does not apply to the 109 Logan Ave South Mixed Use proposal. Standard: At each corner of the intersections listed below, a public plaza shall be provided. Analysis: N/A. This standard does not apply to the 109 Logan Ave South Mixed Use proposal. Standard: The plaza shall measure no less than one thousand {1,000} square feet with a minimum dimension of twenty feet /20'} an one side abutting the sidewalk. Analysis: N/A. This standard does not apply to the 109 Logan Ave South Mixed Use proposal. 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. Analysis: N/A. This standard does not apply to the 109 Logan Ave South Mixed Use proposal. Standard: These public plazas are to be provided at intersections identified on the Commercial Arterial Zone Public Plaza Locations Map. Analysis: N/A. This standard does not apply to the 109 Logan Ave South Mixed Use proposal. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that ore suitable for the Pacific Northwest climate and to discourage franchise retail architecture. SITE PLAN REPORT v2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative Site Plan Report LUAl0-047, SA-A, ECF Page 17 of 23 suflding CharacterandA'lassi~f )i < / :: :. ... ·•···• ... , > .} . · .. · ? •\ ...• lnter1.t: Tc,.ensure thpt fµJildingiare not bland and so that tfley appearJ<1 be at a huma~ scale, as well as td. ·. · ensure that al/sides of a buildingwhichcan be seen by.the public, are visually interesting. . _ . •• Guidelines: Building facades should be modulated ond/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. Buildings greater than one hundred and sixty feet {160') in length should provide o variety of modulations ond articulations to reduce the apparent bulk and scale of the facade; or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Analysis: This standard is met. The two buildings are proposed to be identical in appearance. Both would front on Logan Avenue South, and would feature articulation and modulation on the front fa,ade. The modulation and massing provided exceed the standards. The modulation includes fa,ade setbacks, pitched roofs, deck recesses and overhangs. The commercial space on the ground floor would front directly on Logan, and would be characterized by the use of divided storefront glazing. Residential unit balconies would face east, and front on Logan. The center section of the structure would extend forward to the front property line, in an off-set that mimics a square bay. Building finishes are proposed to include decorative slate tile, cultured stone, or brick at the base. Horizontal siding and shingles are proposed for the upper two levels of the facade. The front (east fa,ade) of the building would have balconies on floors 2 and 3. These balconies would either have architectural metal railings or glass panels. An approximate 5-foot front fa,ade projection on the second and third floors of each building would face Logan Avenue South. The front and rear fa,ades of each building are approximately 30-feet in length. The north and south facades of each building are approximately 85-feet. Standard: Modulations shall be a minimum of two feet (2'} deep, sixteen feet (16') in height, and eight feet (8') in width. Analysis: This standard is met. As indicated, above, an approximate 5-foot front fa,ade projection on the second and third floors of each building would face Logan Avenue South. This projection is approximately 26- feet in height and approximately 12-feet in width. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be mode visibly prominent by incorporating architectural features such as o facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.}, and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Analysis: This standard is met. The front fa,ade of each proposed building at ground level would be made up of decorative slate tile, cultured stone or brick around storefront glazing with transom and flanking windows with a metal awning over the entry. Storefront glazing would be provided along the north and south sides of both proposed buildings at ground level. Perimeter landscaping would be provided along the north and south property lines of the project site. Standard: On any facade visible to the public, transparent windows and/or doors ore 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). SITE PLAN REPORT v2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE Administrative Site Pion Report WAl0-047, ~A-A, ECF Report of September 15, 2010 Page 18 of 23 Analysis: The front fa,ade of each building is the only fa,ade clearly visible to the public. Glazing on this fa,ade would comprise approximately 39% of the fa,ade. Staff recommends as a condition of approval that glazing on the front ground floor fa,ade be increased to a minimum of 50%. Such glazing shall be indicated on revised elevations which shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. Standard: Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance far windows shall be fifty percent {50%}. Analysis: All facades of the proposed buildings would have clear windows with visibility into and out of the buildings. Staff recommends as a condition of approval that the applicant note on revised elevations that all windows must have a minimum light transmittance of 50%. Such revised elevations shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Analysis: This standard is met. While detail of the interior of the proposed commercial space in each proposed building has not been provided it appears that the windows flanking the front entry of the commercial space could be used for frequent merchandise changes. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Analysis: Commercial space windows would be located on west (front), north, and south facades of both proposed buildings. As a condition of approval, staff recommends that the applicant provide clear glazing on all storefront windows. Such clear glazing shall be indicated on revised elevations which shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. Standard: All of the following are prohibited: 1. Tinted and dark glass, highly reflective (mirror-type) glass and film. 2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. a) A wall (including building facades and retaining walls) is considered a blank wall if: i. It is a ground floor wall ar portion of a ground floor wall aver 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 ii. Any portion of a ground floor wall has a surface area of four hundred (400} square feet or greater and does not include a window, door, building modulation or other architectural detailing. b} 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: i. A planting bed at least five feet {5 ') in width containing trees, shrubs, evergreen ground cover, or vines abutting the blank wall; ii. Trellis or other vine supports with evergreen climbing vines; iii. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; iv. Artwork, such as bas-relief sculpture, mural, or similar; or V. Seating area with special paving and seasonal planting. Analysis: This standard is met. The applicant has not indicated that any glazing would be tinted, dark glass, highly reflective glass or film. As a condition of approval, staff recommends that that the applicant shall provide clear glazing on all storefront windows. Such windows shall be indicated on revised elevations which shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. t1uihlnt1taoofiiii~ •• > --··-> ._. J~t~/@l!i!IE! -'t"?li .. · _--_.·-··--_ _ .. _ -•--.. -•· -,:· ··. if.,~~!Ji·foiensuri~~raoff,~•PfO\li1i~~;~ ._ . les.and:interest~~risistent•"r'f•a11·ur~M~rg1eag~.3- contribute to the.visi.qJJ contmuity of the d1str1et, • · •• • '-'·· • • !r · ··· · • -•· . · SITE PLAN REPORT v2.doc City of Renton Deportment of Community & Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 Administrative Site Plan Report _WAl0-047, SA-A, ECF Page 19 of 23 Guidelines: Building roof lines should be varied ta add visual interest ta the building. Raafs should be dark in ca/or. Roof mounted mechanical equipment should not be visible ta pedestrians. Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four(l:4) and should have dormers ar intersecting roof forms that break up the massiveness of an uninterrupted sloping raaf. Standard: At least one af the fa/lawing elements shall be used ta create varied and interesting roof profiles {illustration below): 1. Extended parapets; 2. Feature elements projecting above parapets; 3. Projected cornices; 4. Pitched or sloped roofs. 5. Pitched or sloped roofs. Analysis: The roofs of both proposed buildings would have a 7:12 pitch. The applicant has not indicated the color of the proposed roofs. As a condition of approval, staff recommends that the applicant shall submit a materials board indicating all building materials including roof composition and color. Such materials board shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. Guidelines: Buildings should use material variations such as ca/ors, brick or metal banding or patterns, or textural changes. Building materials should be attractive, durable, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass, and cast-in-place concrete. If concrete is used, walls should be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating ar admixture. If concrete block walls are used, they should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the some building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. Analysis: This standard is met. The applicant has indicated that the front facades of both buildings would be composed of decorative slate tile, cultured stone or brick on the ground floor and cementitious plank siding on the second and third floors. Building materials on the rear facades would include cementitious plank siding. Materials on the north and south facades of the buildings would include cementitious plank siding and shingles. The materials board previously recommended as a condition of approval would provide samples of the building materials and colors provided on all building facades. Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Analysis: This standard is met. As indicated above each of the building facades would have a combination of building materials with different texture and pattern. Standard: Materials shall be durable, high quality, and reasonably maintained. Analysis: This standard is met. The materials indicated by the applicant to be used on all building facades would be durable, of high quality, and could be reasonably maintained. Standard: All buildings shall use material variations such as ca/ors, brick or metal banding, patterns, or textural changes. Analysis: This standard is met. The elevations submitted with the project application indicate that the building materials would have variation in texture and pattern. The materials board recommended as a condition of approval, above, would indicate variations in color. SITE PLAN REPORT v2.doc City of Renton Deportment of Community & Economic Development 109 LOGAN AVENUE MIXED USE Administrative Site Plan Report _ LUAl0-047, SA-A, ECF Report of September 15, 2010 Page 20 of 23 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: Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with dawn-lighting, decorative street lighting, etc. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. --·- Analysis: The applicant has not indicated lighting at the commercial and residential entries to the proposed buildings_ As indicated previously in this report, staff has recommended that a lighting plan be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. Standard: Lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as specimen trees, other significant landscaping, water features, and/or artwork. Analysis: The only lighting indicated by the applicant would be backlight address illumination on the front fa~ade metal awnings. As indicated previously in this report, staff has recommended that a lighting plan be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. Standard: Dawnlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively ar is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Analysis: As lighting was not indicated on the submitted plans, staff recommends that the applicant provide down lighting to assure safe pedestrian and vehicular movement, and that this shall be indicated on the lighting plan recommended previously in this report. E. FINDINGS Having reviewed the written record in the matter, the City now enters the following: a. Request: The applicant has requested Administrative Site Development Plan Review for the 109 Logan Avenue Mixed Use Project, LUAl0-047, SA-A, ECF. 1. Environmental Review: The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a Determination of Non-Significance -Mitigated (DNS-M) and imposed 10 mitigation measures. 2. Site Plan Review: The applicant has submitted materials consistent with a complete application in order to conduct Administrative Site Development Plan Review. 3. Comprehensive Plan: The site is designated Urban Center Downtown on the City's Comprehensive Plan Land Use Map. 4. Zoning: The proposal is zoned Center Downtown (CD). 5. Urban Design District "A": The proposal is subject to the Urban Design District "A" guidelines and standards. SITE PIAN REPORTv2.doc City of Renton Department of Community & Economic Development 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 F. CONCLUSIONS Administrative Site Plan Report LUAl0-047, SA-A, ECF Page 21 of 23 1. The subject project complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval contained in this Report and Decision are complied with. 2. The subject project complies with the Comprehensive Plan designation of Urban Center Downtown (UC-D) and the zoning designation of Center Downtown (CD), provided all advisory notes and conditions of approval are complied with. 3. The subject proposal complies with the Urban Design Standards for District "A", provided that the modification for reduced internal walkway width and all advisory notes and conditions of approval are complied with. G. DECISION The proposed site plan for 109 Logan Ave Mixed Use project, File No. LUAUl0-047, SA-A, ECF is approved and is subject to the following conditions: 1. The applicant shall design the proposal to accommodate a total of five (5) secure, weatherproof bicycle parking stalls within the building. Drawings submitted with the building permit shall depict the bicycle parking area. The location and size of the bicycle parking shall be consistent with Renton Municipal Code and is subject to the review and approval of the Current Planning Project Manager, prior to building permit approval. 2. The applicant shall revise the landscape plan in order to provide a combination of landscaping and fencing along the north and south yards where vehicle in parking areas could impact abutting residential uses. A 6-foot high decorative wood fence shall be installed along the north, south, and west property lines to screen parking areas. The detailed landscape plan shall be submitted with the building permit application. A fence detail shall be included in the revised plans. The detailed landscape plan is subject to the review and approval of the Current Planning Project Manager prior to the issuance of building permits. 3. The applicant shall be required to record cross access and cross parking easements in order to ensure that access is maintained in the event that one of the parcels is sold separately. The cross access easements must be submitted to the Current Planning Project Manager prior to the issuance of the Building Permit, and must be recorded prior to the Temporary Certificate of Occupancy. 4. The applicant shall be required to submit a lighting plan for the exterior of both buildings and the parking areas for the review and approval of the Planning Division Project Manager prior to the issuance of building permits. 5. The applicant shall submit a detail of the refuse and recycling enclosure for the review and approval of the Planning Division Project Manager prior to the issuance of building permits. Such detail shall include elevations of all sides of the enclosure as well as a roof detail. No chain link, plastic, or wire fencing shall be used in the construction of the refuse and recyclables enclosure. SITE PLAN REPORTv2.doc City of Renton Department of Communit 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 conomic Devefopmen t Administrative Site Plan Report WAl0-047, SA-A, ECF Page 22 of 23 6. The applicant shall submit a final landscape plan for the review and approval of the Planning Division Project Manager prior to the issuance of building permits. The applicant shall coordinate with the City's Urban Forester to select an appropriate tree for the planting bed. 7. The applicant shall submit a revised site plan which indicates that the width of raised walkways shall be 5-feet on either side of the proposed driveway access. The applicant shall indicate such increased walkway width on a revised site plan to be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. 8. The applicant shall revise the project to incorporate a common open space meeting the requirements of the Urban Design Standards. The common open space/recreation area is subject to the review and approval of the Current Planning Project Manager, and must be submitted as part of the building permit. 9. The applicant shall revise the front fa~ade to increase the amount of glazing on the ground floor front fa~ade (that is between four feet {4') and eight feet (8') above ground as measured on the true elevation ofthe structure) to a minimum of 50%. Such glazing shall be indicated on revised elevations which shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. 10. The applicant shall provide clear glazing on all storefront windows. Such clear glazing shall be indicated on revised elevations which shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. 11. The applicant shall submit a materials board indicating all building materials including roof composition and color. Such materials board shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. C.E. "Chip" Vincent, Planning Director Planning Division TRANSMITTED this 15'" day of September, 2010 ta the Contact/Applicant/Owner: Contact: Torjan Ranhovde The Ronhovde Architects, LLC 14900 Interurban Avenue South, #138 Tukwila, WA 98168 SITE PLAN REPORTv2.doc Applicant: Amrik Kamoh & Angie Singh 13955 Interurban Avenue South Tukwila, WA 98168 Owner(s): Same as applicant. City of Renton Department of Communit 109 LOGAN AVENUE MIXED USE Report of September 15, 2010 ·anomic Development TRANSMITTED this 15rh day of September, 2010 to the Parties of Record: Richard J. Stouff 13813 139th Avenue SE Renton, WA 98059 John Murphy New Home Trends 4314148th Street SE Bothell, WA 98012 TRANSMITTED this 15th day of September, 2010 to the following: Neil Watts, Development Services Director Lorry Meckling, Building Official Kayren Kittrick, Development Services Jennifer Henning, Current Planning David Pargas, flre Marshal Renton Reporter Land Use Action Appeals, Request for Reconsideration, & Expiration Administrative Site Pion Report LUAl0-047, SA:A, ECF Page 23 of 23 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 September 29, 2010. 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.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the required 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 on an Administrative Site Plan Review 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 4-9-200L.2. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (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. SITE PLAN REPORT v2.doc • _,r,,. ·i~~{; .,. ~ __ :...-C--------- 0 t+- 0 EXHIBIT 2 --__ , ________ ----. ' ,. __ ·: -·---.L.------ s:··-w-------------c:-~--. ··-·; 0 -C OJ 0:: I-- IL 0 0 i i t • ti ! t H . 1- VM 'NO!N31::1 3 sn 03XIV'J NV801 60L .).fQ"d .09 Hlnos 3nN3AV NVE>Ol ' E ' z .,: ... "- w f--., C "'' o• 0.,: 0 .. f~ 0 g l1!1lJ X ~~ z t--w w :c rn EXHIBIT 3 ~ I I ! i l l! (!} I ' ii z ! -I " ,, -• l ' i fi. I !!i,h ~ ' i "~o <( I ! ii a. Ii; -~r u I X i!H I :::e I i1;-!ll t--I, , l!U 2 I' 11 H ~. f :::, ii ' 11 I !! 111 ~ ··ij: :~ I ~ !~ !f" -1 lU '! 1, ;; 1 ~ '! j"5 ]< i, H I . ' I I ~ I· \ l1 l 1 -!" -I -i ~---re l l I ik "' I z c ~ I S- "' I I I I I I !, I"! I• I if~ I rl I I -:..,,: '-:;; . I tl I I I I I,: 1· ii l I I I I ' . I I I I~ I l1ii I~ ! ----- ! (> } . l ~ . -:.l 1 ! lt t i '-'i., . t >'. . ""' f I I I • I • ' s t .. tt f t EXHIBIT 4 C: 0 6 c0 . _(l) -~ . sa, er: a R .... 0) 0 S ~§ i:3 cf ao I 5 ----. '--' .. ~ ~! . c------'='---.1!" ¥ } ©J f ttff cg M!J. /QI; "' i'J ~ z. . !2 0 oB s~ il i2 §8 ~" ~~ ..... ~ l I I n I H ! ! ! ! I I ~ I ! ! ' l II ! I - ! I VM 'N0.1N3tl 3Sn 03Xlif'J NV801 l . i I l • I j I ! I I I ! ' I 1 I I l~==rn. ! ! I I I ! b ! I ! ! I! I l I I' I ! . 11 i I 'I; .. ,, .. , ..• ,j. I I • I D f-;-,,,n I ii I !, !I II ii u JI I ">=, .. ,, p ~\ ! I' I I ! 11 ii !' ,l !I II ' I ! I I ! l l • I 1 l I 1 i l ' I . I I ! ! ! l I I i ! i ! l I i I • ! I ' ! ! . I l !1 Ii Ii ,ii r I ll I! EXHIBIT 5 H .. M z 0 ;:: < > w uh • I I I I I ' \ 2! t- D l VM 'NO.lN3H 3Sn 03XIVII NV801 60~ / •.• ., r, " i ~ 3 l l i,., ~~ ~ .. B !! l ~ n l a: 0 0 ~ 0 "' 0 w. "~ O• ,.. a:~ G ;:ii,,: _J ~ 1 ----I ' - EXHIBIT 6 C c 0 0 .... ·-c .'!! <l) ·.2 a: 0 ..... 0, OE C >, C ..., m 6Q " • ! ~ • i i • 1 I I I I I I I I I I I I I I I I I I I I I Ill I I I I I I I I I I I I I I I I I I I I I I 1 ~"":::;:,;:00 ,"., I 1 1 ... 00 t~TFA'.,O!.B,O.N .... Vl!. 50./"1 AVERAGE ROOF HEl6HT >------·--·----·-·I ~I GRADE q:'.::J I ·-·Iv·• 1~.--·t~._:_L::Jz.·, j,·, 2 BEDROQM-AfJARTMENT 3rd, FLOOR RET AliJCOMMERCIAL 2nd. FLOOR .::.:::.l:,_.+,, RETAll/COMMERCIAL 1st. FLOOR PROPOSED CROSS SECTION SUU, v~·.r-¢ ., .. ···h,. ,-"\·;-· ,j'I !H•I COVERED PARKING I -.-1, .. 1,:),., k--·I· ll'· b . r ~-. 1-,- I BEDROOM APARTMENT(SJ 3rd. FLOCR I BEDROOM APARTMENT(SJ 2nd.FLOOR I City of Renton Planning Division JUL -8 1010 /R1~(G~UW~[Q) · I I (K)I,/ ~ • FM (106/ l&,-~ .-orn<>VU<r,:.t1U6~t,_,,,.., K"\":I \·---1 = I w en :::> Cl w I >< <( ?;: ~ z z 0 I- <( z w CD a:· 0 ...J (» 0 e ,- ! m >< :c 1-4 -0 c:, BUil CAC .... -I I= "-,I ' M•· -~-· 109 Logan Ave Mixed Use, LUA10-047 1 [~~~----m GMn€J mom™'""' 0.1 0 O.Q3 0.1 Miles Cily of Renton, W<1shington . . ~\ .,·:' ' ~':, •; ,. ..... :. -i ei.,,;:' ''. j 1' )j ~ 0007~.,t.· .. J'.\ ",. J \, ,'' ; ... :~ .... ~ ~ ,. :~•_I<\·~' Lakes and Rivers Parcels Street Names Rights of Way Streets Roads Jurisdictions Bellevue Des Moines Issaquah Kent King County Mercer Island Nawcas~e RENTON SeaTac SealUe Tukwila Aerial (March 201 O) • ~ • Red: 8and_1 Graen-8and_2 Blue: Band_3 @8.5'' X 11" This rnap is a user generated static output rrom an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be! I Enter Map Description accuraie, current, or otherwise reliable. THIS MAP IS NOTTO BE USED FOR NAVIGATION 0 m >< :::c I I 1-1 -I 00 / ~ ; i::i ~'uc::::! 1;.1- ~,---r, Z R-8 R-10 "' N E-< <;() .-< ' : -~ .' ... / \ /·. / ',y:;\\: ~ -- CA ~ ' < i CA CA • ZONING E3 -07 T23N RSE E 1/2 IM cA'-------a-' ---, CA·.-· - CA G3 -19 T23N RSE E 1/2 O 200 400 PW TECHNICAL SERVICES 07/15/08 ~w l,eel 1:4,BOO EXHIBIT 9 CD F3 18 T23N R5E E 1/2 5318 September 14, 2010 To: LUAl0-047, 109 Logasn Ave. Mixed Use File From: Gerald Wasser, Associate Planner~ Subject: Access Driveway Width EXHIBIT 10 I spoke with Dave Pargas, Assistant Fire Marshall today regarding the required width of the access driveway for the above-captioned project. The applicant has indicated a 20-foot wide drive width on the plans submitted for the project with a 4-foot wide raised walkway on either side of the drive. The project is in Urban Design District 'A' which requires that pedestrian pathways be a minimum of 5-feet in width. Dave Pargas indicated that any Fire Department staging for servicing this project in an emergency would be done in the street (Logan Avenue South). Because the property is less than 150-feet in depth, Dave Pargas stated that the Fire Department would not require the driveway aisle to be 20-feet. He said that it could be reduced to 18-feet in order to accommodate the required wider pedestrian walkways. NOTICE Of ENVIRONMENTAL DETERMINATION ISSVANCE CIF A DO'E~MINAT)ON OF NON-SIGNIRCANO:. MffiGATED (DN:s.-M) p,;,:,noTO NOTIFY INTER05TED "11'.SONS Of AN E.W"'ONMENTAl >.CrtON lOU,n.,.. 1"''-"-' O<Saomo,... .,,..._,._...__m_!<EPll..,,.._ ....,-..,-.. ""'""""""'""''"'--ol•ml>9d.,.ptt,joa_;n111oa,,.__ .,..,._.,.., • ..........,_ .. ...,,.. ........ __ ( .......... ~ ... ---.J.<>.000Lf.atL ll>o_.........., __ _ -..1...ic.lfl'Mn .......... ....-.1...i2,u;o.1 ... ,. ...... ...,...,.,,_,,,,,.__ __ ,.. __ ., __ ,...,_ .. _p-.,.:-. _.......,_ .... ..,. .. ""'"'--_,o_""'_ ...... ,_,.,_,_..,.,_ .. _LapoA .......... n..prole<t .... b!lst••d ......... _ .. ,,. ....... !iOOabk:)'O<"dsol-lt,,m'IM-. T1'iE 0TY OF 11!:ITTON EN'11RONMENTAI. REVl<W COMMITTEE (El<Q HAS DITTRMINED Tl!.OT THE P100!'0$EO ACTION 00ES NOTH.o.VI' A SIGNl.lc...T AOVERSa; lMPA(T 0N TH( ENV1"llffMENT . .,_.of_..,_ldetem,;,..<ionm..nl,olll,e,l;o......i"llon"'t,rn,.,,,S:OOp.m.OI>~ 17, lOJD. ""'-"' ,....., .. lllt,:I ;., ...tt1,. ,op11,.,"""' <IN, ,_..... !.., -= KHrintl Ekamioor, Ory of Renton. !055 South G,ady W"'(, -· WA MO~. ,._.b 1'> lho E:a-"" __....J 0, Clry Qf •-Mun,:tpo,I Cod< s.ctlon -llQ.8. Addldon.ol -•-nins tho •ppoal Pf<><= -,. bo obalrMcl trom""' llfflUin °'l'O..V, Olllu, l<>:5l •3'»oo10. IF THE rNVIROl'lr.lENTM DITTRMINATION tS APPEJU..EO, A PUBLC HEARING Wlll BE SET AND ,1J.1. P/JITlE.5 ,,.c,m,Eo. FOR FURTI;ER INFORMATION, P\B\.SE CONTACTTI1E ClTYOF RENTON, DEPARTMENT OF COMMUNITY & EOONOMI[ DEVELOPMENT AT(42514'l0-noo. DO NOT REMOYE THIS NOTICE WITHOLJT PROPER AUTHORIZATION CERTIFICATION I, \-'»s"ts \\ ~~\C\5,\\ , hereby certify that -2 copies of the above document were posted in ;3__ conspicuous places or nearby the described pro erty on Date: CJ J Z / \l\ , t STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that \\\ ,. h, .\ \ ,• 'il .,1· 1 c ll.!f signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary (Print): \-\ -;._\ h,·- ' \. My a ppoi ntm ent expires.· ___ ,:/':,..., .:..-,;.,..;..:av:c-_,;...,,_-'··::..) _'•+i ---")::.;_c=-.. "'d"----- .. .. ' CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT-PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1st day of September, 2010, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Representing Agencies See Attached ---~\\\'"· ..... ~ . •I ,:,,~..eER ,,, - --"J../1 /'/ I I A' J} --$ (jl"'~"'!ot, 11 1 _,.._< =-· -~=,;,;d.4,-,........c.-,./ '-'--"' l\,~c:,l1d,L=J'V--v'=-=-------i'-=-fi''~;,~. ,,, U i ~J.i """~ \ i ''._ • ... ft O ' ~ '°""' STATE OF WASHINGTON ) :1 ... 1' a , • !! § c, ) ss \ l ,..,., ..... ;:'J ~ " •, ....... ... (Signature of Sender): COUNTY OF KING ) 'I, 111 A, .. ~ r~ :,.., ,.. V ,...,, -_1 ~,, •1-:. '"'-,,~,, ... ,, .. ~,.. 11111 '4 TE of , I certify that I know or have satisfactory evidence that Stacy M. Tucker 11 1111111""'''' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: C, 'f*'H i,n I ).r Y I ~;;~\y P~li~~~~~d for the State of Washington Notary (Print) : ___ _:I-\.:.:. . .:.;_,.\~ _ _,(,c\c,,_,-,-"Lc.:'c:.~-><'-"·---------------- My appointment expires: '-:/J',zyi~£~ l'!i!n.Jll;J§i! 109 Logan Avenue Mixed Use .-, •. ; ,· <1'-~i::~·-·-!i!,.:.i''•" ", ~--:.~- Project Number:::/ LUAl0-047, ECF, SA-A -._a;. •. . •', .... . '. template -affidavit of service by mailing •• Dept. of Ecology • Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-375S Seattle, WA 98124 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal Liaison Manager Joe Jainga PO Box 90868, MS: XRD-OlW Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept. * Attn: Karen Walter or SEPA Reviewer 39015-172°d Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015172nd Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AICP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 "'Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template -affidavit of service by mailing CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2nd day of September, 2010, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Representing Torjan Ronhovde Contact Amrik Kamoh & Angie Singh Owners/Applicants John Murphy Party of Record Richard J. Stauff Party of Record ~"'--· -... ,,,, ,:. ,I:' ,,, -A/j/ 7J1, 1_///~,/v = ,-: ~ '\ (Signature of Sender): '"' •""' ~ \ ~ . ... ~ )0 ~ .. . ::::: ~ ~ - STATE OF WASHINGTON i -.i;. .... .., g ) 55 \ ",; 8· f COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: '.~--i:t,\s. h\ \.,1 ·,1 :.:) ~-1 L \ 0 I J Notary p;(lic in and for the State of Washington Notary (Print): ____ _:_\.\_._1_~ __ &_,._, ,_1-o_::l_··-------------- My appointment expires: ,~~~a 109 Logan Avenue Mixed Use &ie:ct;b!gJmi.d LUAl0-047, ECF, SA-A OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: 109 Logan Avenue Mixed Use LUAl0-047, ECF, SA-A LOCATION: 109 logan Avenues DESCRIPTION: The applicant is reque!.ting Environmental (SEPA) Review and Administrative Site Plan Review for the development of a mixed use project in the CD Zone. The project would indude two 3- story buildings (36-40 feet in height) on an existing 10,000 s-f. site. The proposed buildings would have ten residential units (five in each structure), and 2,422 s.f. of gtound floor commercial space. Parking would be accommodated in under-building and partially covered parking areas. Residential density would be 52.63 du/ac. Access to the site would be via a new 20-foot wide driveway from Logan Ave South. The project site is flat and grading is expected to be less than 500 cubic yards of export from the site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 17, 2010. Appeals must be filed in writing together with the required fee with: Hearing Examiner, Crty of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING Will BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. Denis Law Mayor r 2.··. Cityo. 1 µtTIDll September 1, 2010 Department of Community and Economic Development Alex Pietsch, Administrator Torjan Ronhovde The Ronhovde Architects, LLC 14900 Interurban Avenue S #138 Tukwila, WA 98168 SUBJECT: ENVIRONMENTAL THRESHOLD (SEPAi DETERMINATION 109 Logan Avenue Mixed Use, LUAl0-047, ECF, SA-A Dear Mr. Ronhovde: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 17, 2010. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. ~·~ Gerald C. Wasser Associate Planner Enclosure Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Torjan Ronhovde Page 2 of 2 September 1, 2010 cc: Amrik Kamoh & Angie Singh/ Owner(s) John Murphy, Richard J. Stauff / Party(ies) of Record ERC Determination Ltr 10-047.doc \ Denis Law c· ---~M:,y:or-------~ r -1ty O l September 1, 2010 Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 ..!-~· r l!.Dll Department of Community and Economic Development Alex Pietsch, Administrator Subject: ENVIRONMENTAL {SEPAi DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 30, 2010: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: 109 Logan Avenue Mixed Use PROJECT NUMBER: LUAl0-047, ECF, SA-A LOCATION: 109 Logan Avenue S DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for the development of a mixed use project in the CD Zone. Appeals of the environmental determination must be filed in writing on or before S:00 p.m. on September 17, 2010. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7382. Gerald C. Wasser Associate Planner Enclosure Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov Washington State Departr Page 2 of 2 September 1, 2010 ?f Ecology cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Hi.storic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers DEPARTMENT OF COMMUI\IITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUAl0-047, ECF, SA-A Amrik Kamoh & Angie Singh 109 Logan Avenue Mixed Use DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for the development of a mixed use project in the CD Zone. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 109 Logan Avenue S The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall submit a complete geotechnical engineering report prior to the issuance of building permits for the review and approval of the Development Services Project Manager and the applicant shall comply with the recommendations of the approved geotechnical engineering report. 2. The applicant shall provide an avigation easement and notification ofthe potential of low-flying aircraft and noise impacts shall be given to each tenant through individual lease agreements. 3. The applicant shall provide triple-paned windows in all residential units in order to reduce noise impacts to residents of the residential units. 4. In the event that pile driven foundations are utilized, the applicant shall submit noise and vibration studies to the City of Renton Current Planning Project Manager and may be subject to restricted days and hours of pile driving activities. 5. The applicant shall pay a Parks Mitigation Fee based on $354.51 per each new multi-family unit payable prior to the issuance of building permits (estimated to be $3,190.59). 6. Work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities. Work shall not recommence until authorized by the Washington State Department of Archaeology and Historic Preservation. 7. The applicant shall provide photographic documentation of all exterior facades of the existing residential structure. The photographic documentation shall consist of two sets of 8-inch by 10-inch black and white photographs; one set for the project file and one set for the Renton History Museum. Such photographs shall be submitted to the Planning Division Project Manager for review and approval prior to issuance of a demolition permit. 8. The applicant shall pay a Transportation Mitigation Fee in the amount of $75.00 for each new daily vehicle trip attributed to the project prior to the issuance of building permits (estimated to be $6,270.00). ERC Mitigation Measures Page 1 of 2 9. The applicant shall coordinate with the Renton Airport Manager, prior to the commencement of construction to determine the maximum height of any booms/cranes, the need for appropriate marking or lighting, and to determine whether notification of other agencies (such as the FAA) is required. 10. The applicant shall pay a Fire Mitigation Fee based on $388.00 per each new multi-family unit and $0.52 per square foot of commercial space payable prior to the issuance of building permits (estimated to be $5,139.44). ERC Mitigation Measures Page 2 of2 DEPARTMENT OF COMMUr,11TY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUAl0-047, ECF, SA-A Amrik Kamoh & Angie Singh 109 Logan Avenue Mixed Use DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for the development of a mixed use project in the CD Zone. LOCATION OF PROPOSAL: LEAD AGENCY: 109 Logan Avenue S The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicont: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4- 4-130H8. 3. The Renton School District Impact Fee is currently $1,2S8.00 per each new multi-family unit and is payable prior to issuance of building permits. Plan Review -Water: 1. The project shall provide separate domestic water meters for the office/commercial and for the apartment complex. A Reduced Pressure Backflow Prevention Assembly (RPBA) will be required behind each domestic water meter for the commercial section. 2. The project shall install a separate irrigation meter and Double Check Valve assembly (DCVA) for the landscape irrigation. 3. Water System Development Charges are based on the size of any and all domestic water meters. These fees are collected at the time a construction permit is issued. 4. Per the City Fire Marshall, the preliminary fire flow for this project is 2,500 gpm. ERC Advisory Notes Page 1 of 3 5. If the fire flow remains at 2,500 gpm a primary hydrant shall be located within 150-feet, to the front of the buildings, and two hydrants shall be located within 300-feet, to the front of the buildings (if not existing). This distance is measured along a travel route. 6. All fire hydrants must be capable of delivering a minimum of 1,000 gpm and be brought up to current code including storz fittings. 7. The project is required to be sprinklered throughout the buildings. A backflow prevention device (DDCVA) is required for the fire sprinkler system (refer to City standard details for external DDCVA in vault or for special requirements for DDCVA inside the buildings. Plan Review -Sewer: 1. The applicant needs to show how the project is served with private sanitary sewer, one per building. Minimum side sewer pipe size is 6-inches and minimum slope is 2 %. 2. Any use of the buildings, subject to oil or grease, shall require the installation of a grease trap as determined at the time of plan review. 3. The Sanitary Sewer System Development fees are based on the number and size of the domestic water meters. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements: 1. The site currently has curb, gutter, and sidewalk. 2. Street lighting may be required on this project depending on the lighting level of the existing system. 3. Engineering plans will need to be submitted for the new driveway approaches along with any new or repaired sidewalk. 4. Traffic mitigation fees will apply. Traffic mitigation fees of $6,270.00 will be required prior to issuance of building permits. 5. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to project closeout. Plan Review -Strom Drainage: 1. There are storm drainage facilities in Logan Ave. S. 2. A conceptual drainage plan and report, per the City of Renton Amendments to the 2009 King County Surface water Design Manual, was submitted with the formal application. 3. The Surface Water SDC fees are $0.405 (but not less than $1,012.00) per square foot of new impervious area. Fees are collected at the time of construction permit issuance. Plan Review -General: 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton Drafting Standards by a licensed civil engineer. 2. All plans shall be tied to a minimum of two City of Renton Horizontal and Vertical Control Network. 3. The permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits and the remainder when permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. ERC Advisory Notes Page 2 of 3 Plan Review -Fire: 1. Fire Mitigation Fees are applicable at the rate of $0.52 per square foot of commercial space and $388.00 per multi-family unit. No charge for covered parking area. This fee is paid prior to building permit issuance. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. Total for the two buildings is $5,139.44. 2. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required. One within 150-feet and two within 300-feet of the buildings. It appears that adequate fire flow is available on Logan Avenue South from an existing 10-inch water main. Any existing hydrants used to satisfy the requirements shall meet current Fire Code including 5-inch Storz fittings. 3. Approved fire sprinkler and alarm systems are required throughout both buildings. Dry standpipes are required in the center stairways. Separate plans and permits are required by the Fire Department. 4. Fire Department apparatus access roadways appear adequate. Fire lane signage is required for the onsite roadway. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. Parks: 1. It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a mitigation Fee of $354.51 per each new multi-family unit to address these potential impacts. 2. Planting strip is 3-feet wide, Code requires a minimum of 6-feet for this type of street. 3. Because planting strip width is very narrow use only small-maturing deciduous trees with an upright habit. 4. Planter strip shall contain a minimum of 3-feet of topsoil. 5. The Parks Department recommends that the number of street trees be reduced from 4 to 2. 6. The City to maintain street trees following 2-year maintenance by the property owner. Property owner to maintain all other landscaping in the public right-of-way. 7. Urban Forestry & Natural Resource Manager to mark tree planting locations in the public right-of-way prior to planting. 8. Street tree selection must be approved by the Urban Forestry & Natural Resource Manager. ERC Advisory Notes Page 3 of 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL {SEPA) DETERMINATION OF NON-SIGNIFICANCE APPLICATION NO(S): APPLICANT: PROJECT NAME: -MITIGATED (DNS-M} LUAl0-047, ECF, SA-A Amrik Kamoh & Angie Singh 109 Logan Avenue Mixed Use DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for the development of a mixed use project in the CD Zone. LOCATION OF PROPOSAL: 109 Logan Avenue S 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 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 17, 2010. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department September 3, 2010 August 30, 2010 11 11k,o -~---i-----':M=-----¥-w-- 11 -· __ _ MarkPeters~inistrator Fire & Emergency Services Date 7/zo/;J I' Date ~ l "l O" I I a -+-:>.f--:.::'.:__\\~~~--l.---~( >o / 1 0 A ex Pietsc , Ad inistrator Department of Community & Date Date Economic Development DEPARTMENT OF Ct .... VIUNITY AND ECONOMIC DEVELOPMENT TO: FROM: MEETING DATE: TIME: LOCATION: ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator Mark Peterson, Interim Fire & Emergency Services Administrator Alex Pietsch, CED Administrator Jennifer Henning, Current Planning Manager Monday, August 30, 2010 3:00 p.m. Sixth Floor Conference Room #620 THE FOLLOWING IS A CONSENT AGENDA 109 Logan Avenue Mixed Use LUAl0-047, ECF, SA-A (Wasser} Location: 109 Logan Avenue S. Description: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for the development of a mixed use project in the CD Zone. Barbee Mill Watercraft Lifts (Wasser} LUAl0-050, ECF, SM, SMC Location: 3905 Lake Washington Blvd N. Description: The applicant requests SEPA Review for the installation of two 10 ft by 14 ft freestanding boatlifts, one 10 ft by 20 ft freestanding boatlift with a fully grated platform, and one dock-mounted jet ski lift in association with an existing joint use dock. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director• W. Flora, Deputy Chief/Fire Marshal • Richard Perteet, Deputy PW Administrator -Transportation C. Vincent, CED Planning Director• N. Watts, Development Services Director• L. Warren, City Attorney• F. Kaufman, Hearing Examiner D. Pargas, Assistant Fire lvrarshal J. Medzegian, Council DEPARTMENT OF COi\ JNITV AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Locatian: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: August 30, 2010 109 Logan Ave. Mixed Use Amrik Kamoh & Angie Singh, 13955 Interurban Avenue South, Tukwila, WA 98168 Same as above Torjan Ronhovde, The Ronhovde Architects, LLC, 14900 Interurban Avenue South, #138, Tukwila, WA 98168 LUAl0-047, ECF, SA-A Gerald Wasser, Associate Planner The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for the development of a mixed use project in the CD Zone. The project would include two 3-story buildings (36-40 feet in height) on an existing 10,000 s.f. site. The proposed buildings would have ten residential units (five in each structure), and 2,422 s.f. of ground floor commercial space. Parking would be accommodated in under- building and partially covered parking areas. Residential density would be 52.63 du/ac. Access to the site would be via a new 20-foot wide driveway from Logan Ave South. The project site is flat and grading is expected to be less than 500 cubic yards of export from the site. 109 Logan Avenue South (APN 5696000170 & APN 5696000169) Approximately 1,100 sf 10,000 sf Propased New Bldg. Area (footprint): 2,422 sf Proposed New Bldg. Area (gross): 11,268 sf Total Building Area GSF: 11,268 sf Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). City of Renton Deportment of Commu & Economic Development 109 LOGAN AV£. MIXED US£ Report of August 30, 2010 PART ONE: PROJECT DESCRIPTION/ BACKGROUND -· .. ironmental Review Committee Report LUAl0-047, ECF,SA-A Page 2 of 10 The applicant is requesting the approval of Environmental (SEPA) Review and an Administrative Site Plan Review for the development of a mixed use project on a 10,000 square foot site (two tax lots) in the Center Downtown (CD) zone. Existing site development consists of a 2-story single-family residence that would be demolished to accommodate the proposed project. The project would include two 3-story structures, each with 5-residential units and approximately 1,200 square feet of commercial space. Buildings would be slab-on-grade, and would have an overall height of 35-feet 11-inches to the mid-point of the pitched roof. The density of the proposed project would be 52.63 dwelling units per acre. Eleven surface, covered, and partially covered parking spaces would be provided with access via a shared 20-foot wide driveway from Logan Avenue South. The project site is within a seismic hazard area and the Renton Municipal Airport Building Height Restriction area. The site is flat, has been previously rough-graded, and it is anticipated that there would be less than 500 cubic yards of exported earth. Entrances to the commercial space would be directly from Logan Avenue South. The entries to the residential units would be from the interior of the side, on the northwest corner of the south building and from the southwest corner of the north building. Access to the residential units (on the second and third stories) would be via a stairway and possible elevator. The proposed structure would be a contemporary version of a Northwest Craftsman style. A 7:12 roof pitch is proposed that would mimic the prevailing residential architecture in the surrounding area. The two buildings are proposed to be identical in appearance. Both would front on Logan Avenue South, and would feature articulation and modulation on the front fa~ade. The commercial space on the ground floor would front directly on Logan. Residential unit balconies would also front on Logan. The center section of the structure would extend forward to the front property line, in an off-set that mimics a square bay. Building finishes are proposed to include decorative slate tile, cultured stone, or brick at the base. Horizontal siding and shingles are proposed for the upper two levels of the facade. The front (east fa~ade) of the building is would have balconies on floors 2 and 3. These balconies would either have architectural metal railings or glass panels. An approximate 5-foot front fa~ade projection on the second and third floors of each building would face Logan Avenue South. Parking for 11 vehicles would be provided for the interior of the site primarily under and partially-under the structure. Raised concrete walkways are proposed from Logan Avenue South flanking the interior of the North and South buildings. A raised pedestrian connection is proposed between the two buildings where access to the residences is proposed. Landscaping would consist of four street trees along Logan Ave South. Bohall Red Maple or European Hornbeam are proposed. Landscaped beds are proposed on the north and south property lines. This would consist of small flowering trees (Japanese Snowbell or Kousa Dogwood), small flowering shrubs (Azalea, Evergreen Huckleberry, and Spirea), and Evergreen Hedge shrubs (Otto Luyken Laurel, Helleri Chinese Holly). In the rear side yard, and rear yard the applicant proposes additional flowering trees, ERC Report v.3_Aug27.doc City of Renton Deportment of Comm1mit1, & Economic Development 109 LOGAN AVE. MIXED USE Report of August 30, 2010 ironmental Review Committee Report LUAl0-047, ECF,SA-A Page 3 of 10 medium evergreen flowering shrubs (Forest Flame Pieris, David Viburnum, and Oregon Grape). In addition, evergreen shrubs, ground cover (Kinnikinnick, Hypericum), and perennials are proposed. I PART TWO: ENVIRONMENTAL REVIEW- In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall submit a complete geotechnical engineering report prior to the issuance of building permits for the review and approval of the Development Services Project Manager and the applicant shall comply with the recommendations of the approved geotechnical engineering report. 2. The applicant shall provide an avigation easement and notification ofthe potential of low-flying aircraft and noise impacts shall be given to each tenant through individual lease agreements. 3. The applicant shall provide triple-paned windows in all residential units in order to reduce noise impacts to residents of the residential units. 4. In the event that pile driven foundations are utilized, the applicant shall submit noise and vibration studies to the City of Renton Current Planning Project Manager and may be subject to restricted days and hours of pile driving activities. S. The applicant shall pay a Parks Mitigation Fee based on $354.51 per each new multi-family unit payable prior to the issuance of building permits (estimated to be $3,190.S9). 6. Work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities. Work shall not recommence until authorized by the Washington State Department of Archaeology and Historic Preservation. 7. The applicant shall provide photographic documentation of all exterior facades of the existing residential structure. The photographic documentation shall consist of two sets of 8-inch by 10- inch black and white photographs; one set for the project file and one set for the Renton History Museum. Such photographs shall be submitted to the Planning Division Project Manager for review and approval prior to issuance of a demolition permit. 8. The applicant shall pay a Transportation Mitigation Fee in the amount of $75.00 for each new daily vehicle trip attributed to the project prior to the issuance of building permits (estimated to be $6,270.00). 9. The applicant shall coordinate with the Renton Airport Manager, prior to the commencement of construction to determine the maximum height of any booms/cranes, the need for appropriate marking or lighting, and to determine whether notification of other agencies (such as the FAA) is required. ERC Report v.3_Aug27.doc City of Renton Department of Commu & Economic Development 109 LOGAN AVE. MIXED USE Report of August 30, 2010 _ _ ironmentaf Review Committee Report WAl0-047, ECF,SA-A _ Page 4 of 10 10. The applicant shal( pay a Fire Mitigation Fee based on $388.00 per each new multi-family unit and $0.52 per square foot of commercial space payable prior to the issuance of building permits (estimated to be $5,139.44). C. Exhibits Exhibit 1: Project file ("yellow file") Exhibit 2: Neighborhood Map Exhibit 3 Proposed Site Plan Exhibit 4 Landscape Plan Exhibit 5 Elevations Exhibit 6 Floor Plans Exhibit 7 Proposed Building Cross Section Exhibit 8 Aerial Photo Exhibit 9 Zoning Map D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The subject site is flat and currently developed with a single family home. The applicant submitted a letter prepared by Geotech Consultants, Inc. entitled "Preliminary Geotechnical Engineering Considerations", (dated June 2, 2010). The study indicates that the site is underlain by loose soils that have been deposited as sediments from rivers that have historically flowed through the area. Beneath these sediments is medium-dense gravel. Previous borings conducted closest to the north boundary of the site (for 103 and 107 Logan Ave South) found 8 to 15-feet of loose, compressible soil overlying the medium-dense gravel. The study notes that older structures in the area that are supported on the upper, loose sediments have experienced excessive settlement over their lifetimes. As a result, the report states that all new multi-story construction in portion of Renton is being supported on foundations that extend to the underlying gravel. Depending on the depth to the gravel soils on the southern portion of the site, it may not be feasible to excavate down to the gravel soils, and the new buildings would require deep foundations. These foundations would consist of helical anchors or drilled piles. Floor slabs for the buildings must also be carried on competent soils or the deep foundations. However, the applicant has indicated that they intend to construct the buildings using slab-on-grade construction techniques. As the proposal is within a Seismic Hazard Area, a full geotechnical engineering study is expected to be prepared prior to the applicant applying for building permits. The geotechnical engineering report prepared in conjunction with the building permit application must indicate the type of foundation which will be used. Therefore, staff recommends that as a mitigation measure that the applicant submit a complete geotechnical engineering report prior to the issuance of building permits for the review and approval of the Development Services Division Project Manager. Staff further recommends that the applicant comply with the recommendations of the geotechnical engineering report. ERC Report v.3_Aug27.doc City of Renton Deportment of Commu & Economic Development 109 LOGAN AVE. MIXED USE Report of August 30, 2010 __ ironmental Review Committee Report LUA10-047, ECF,SA-A Page 5 of 10 Mitigation Measures: The applicant shall submit a complete geotechnical engineering report prior to the issuance of building permits for the review and approval of the Development Services Project Manager and the applicant shall comply with the recommendations of the approved geotechnical engineering report. Nexus: SEPA Environmental Regulations. 2. Environmental Health -Noise Impacts: The site is located approximately 1,600 feet west of and south of the Renton Municipal Airport. Low-flying aircraft taking off from and landing at the airport would create noise impacts affecting future residents of the proposed project. Staff recommends as a mitigation measure that the applicant shall be required to provide an avigation easement to each future resident which would provide notification of the possibility of low flying aircraft and noise impacts. Staff also recommends that the applicant provide triple-paned windows in all residential units in order to reduce noise impacts to the occupants of the residential units. As noted in number "1. Earth", above, the proposed buildings may require deep pile foundations. Pile driving activities may create short-term noise impacts affecting the surrounding neighborhood. Therefore, staff recommends a mitigation measure that in the event pile driven foundations are utilized, the applicant shall submit additional noise and vibration studies to the Current Planning Project Manager and may be subject to restricted days and hours of pile driving activities. Mitigation Measures: a. The applicant shall provide an avigation easement and notification of the potential of low-flying aircraft and noise impacts shall be given to each tenant through individual lease agreements. b. The applicant shall provide triple-paned windows in all residential units in order to reduce noise impacts to residents of the residential units. c. In the event that pile driven foundations are utilized, the applicant shall submit noise and vibration studies to the Current Planning Project Manager, prior to the issuance of building permits. The project may be subject to restricted days and hours of pile driving activities. Nexus: SEPA Environmental Regulations; RMC 8-7, Noise Regulations 3. Parks and Recreation Impacts: The 10 new residential units within the proposed project are expected to generate future demand on existing City parks and recreation facilities and programs. Therefore, staff recommends a mitigation measure requiring the applicant pay a Parks Mitigation Fee based on $354.51 per each new multi-family dwelling unit. Credit would be given for one multi-family unit. The fee is estimated to be $3,190.59 (10 multi-family units -1 multi-family unit x $354.51 = $3,545.10) and would be payable prior t the applicant shall provide photographic documentation of the all exterior facades of the existing residential structure. The photographic documentation shall consist of two sets of 8-inch by 10-inch black and white photographs; one set for the project file and one set for the Renton History Museum. Such photographs shall b.e submitted to the Planning o issuance of building permits. Mitigation Measures: The applicant shall pay a Parks Mitigation Fee based on $354.51 per each new multi-family unit which is estimated to be $3,190.59 and is payable prior to the issuance of building permits. ERC Report v.3_Aug27.doc City of Renton Deportment of Comm, 109 LOGAN AVE. MIXED USE Report of August 30, 2010 & Economic Development Nexus: SEPA Environmental Regulations; Resolution 3037 4. Historic and Cultural Preservation L,,vironmentol Review Committee Report WA10-047, ECF,?A:A_ Page 6 of 10 Impacts: The proposed project is located in an area that has potential for yielding cultural resources due to Native Americans use of the Black River that historically meandered in the vicinity of the project site. While the site has previously disturbed by development, there remains a potential for unearthing subsurface archeological remains. Therefore, staff recommends that in the event that cultural resources are discovered during construction activities, work cease and the Washington State Department of Archaeology and Historic Preservation be contacted. Work shall not recommence until authorized by the Washington State Department of Archaeology and Historic Preservation. The current residential structure located at 109 Logan Avenue South has been identified in the Historic Resource Study for the Renton Downtown Core, prepared by Entrix, Inc., dated January 22, 2002, as retaining historic integrity. The structure would be demolished to accommodate the proposed structure. In order to memorialize this structure, staff recommends as a mitigation measure that the applicant shall provide photographic documentation of all exterior facades of the existing residential structure. The photographic documentation shall consist of two sets of 8-inch by 10-inch black and white photographs; one set for the project file and one set for the Renton History Museum. Such photographs shall be submitted to the Planning Division Project Manager for review and approval prior to issuance of a demolition permit. Mitigation Measures: a. Work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities. Work shall not recommence until authorized by the Washington State Department of Archaeology and Historic Preservation. b. The applicant shall provide photographic documentation of all exterior facades ofthe existing residential structure. The photographic documentation shall consist of two sets of 8-inch by 10- inch black and white photographs; one set for the project file and one set for the Renton History Museum. Such photographs shall be submitted to the Planning Project Manager for review and approval prior to issuance of a demolition permit. Nexus: SEPA Environmental Regulations 5. Transportation Impacts: Access to the proposed project would be via a new 20-foot wide driveway from Logan Avenue South. The addition of 10 new multi-family dwelling units and 2,422 square feet of commercial space is expected to create impacts to the City's street system. In order to mitigate potential impacts, staff recommends a mitigation measure requiring the payment of a Transportation Mitigation Fee in the amount of $75.00 for each new average daily vehicle trip attributed to the project. A trip credit of 9.57 trips is given for the existing single-family house. The Transportation Mitigation Fee is estimated to be $6,270.00 (66.5 residential trips+ 26.67 commercial trips -9.57 residential trips x $75.00 = $6,270.00) and would be payable prior to the issuance of building permits. In addition, the project site is located approximately 1,600 lineal feet from south end of the Renton Municipal Airport. During construction activities, cranes, or boom trucks could potentially interfere with airport operations. In order to diminish potential impacts to airport operations, staff ERC Report v.3_Aug27.doc City of Renton Department of Commu & Economic Development 109 LOGAN AVE. MIXED USE Report of August 30, 2010 -·· _ ironmental Review Committee Report LUAl0-047, ECF,SA-A Page 7 of 10 recommends that the applicant coordinate with the Renton Airport Manager prior to the commencement of construction to determine the maximum height of any booms/cranes, the need for appropriate marking or lighting, and to determine if notification of other agencies (such as the FAA) is required. Mitigation Measures: a. The applicant shall pay a Transportation Mitigation Fee in the amount of $75.00 for each new daily vehicle trip prior to the issuance of building permits. The fee is estimated to be $6,270.00. b. The applicant shall coordinate with the Renton Airport Manager, prior to the commencement of construction to determine the maximum height of any booms/cranes, the need for appropriate marking or lighting, and to determine whether notification of other agencies (such as the FAA) is required. Nexus: SEPA Environmental Regulations; Resolution 3100; RMC 4-3-020, Airport Related Height and Use Restrictions 6. Fire & Police Impacts: The proposal would add 10 new residential units and commercial space to the City that would potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring that the applicant pay a Fire Mitigation Fee based on $388.00 per each new multi- family unit and $0.52 per square foot of commercial space. The fee is estimated to be $5,139.44 and is payable prior to the issuance of building permits Mitigation Measures: The applicant shall pay a Fire Mitigation Fee based on $388.00 per each new multi-family unit and $0.52 per square foot of commercial space payable prior to the issuance of building permits. This fee is estimated to be $5,139.44. Nexus: SEPA Environmental Regulations; Resolution 2913 7. Public Services -Schools Impacts: The Renton School District has indicated that students generated by the proposed project would be served by Lakeridge Elementary School, Dimmitt Middle School, and Renton High School. Currently, the Renton School District Impact Fee is $1,28S.OO per each new multi-family unit per RMC 4-1-160D. This fee is payable prior to the issuance of building permits. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text ofthis report and/or "Advisory Notes to Applicant." ../ Copies of all Review Comments are contained in the Official File and may be attached to this report. ERC Report v.3_Aug27.doc City of Renton Deportment of Commu & Economic Development 109 LOGAN AVE. MIXED USE Report of August 30, 2010 ___ iron mental Review Committee Report WA10-047, ECF,SA-A Page 8 of 10 Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, September 17, 2010. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, 1055 S. Grady Way, Renton WA 98057. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8. 3. The Renton School District Impact Fee is currently $1,258.00 per each new multi-family unit and is payable prior to issuance of building permits. Plan Review -Water: 1. The project shall provide separate domestic water meters for the office/commercial and for the apartment complex. A Reduced Pressure Backflow Prevention Assembly (RPBA) will be required behind each domestic water meter for the commercial section. 2. The project shall install a separate irrigation meter and Double Check Valve assembly (DCVA) for the landscape irrigation. 3. Water System Development Charges are based on the size of any and all domestic water meters. These fees are collected at the time a construction permit is issued. 4. Per the City Fire Marshall, the preliminary fire flow for this project is 2,500 gpm. 5. If the fire flow remains at 2,500 gpm a primary hydrant shall be located within 150-feet, to the front of the buildings, and two hydrants shall be located within 300-feet, to the front of the buildings (if not existing). This distance is measured along a travel route. 6. All fire hydrants must be capable of delivering a minimum of 1,000 gpm and be brought up to current code including storz fittings. 7. The project is required to be sprinklered throughout the buildings. A backflow prevention device (DDCVA) is required for the fire sprinkler system (refer to City standard details for external DDCVA in vault or for special requirements for DDCVA inside the buildings. Plan Review -Sewer: 1. The applicant needs to show how the project is served with private sanitary sewer, one per building. Minimum side sewer pipe size is 6-inches and minimum slope is 2 %. 2. Any use of the buildings, subject to oil or grease, shall require the installation of a grease trap as determined at the time of plan review. ERC Report v.3_Aug27.doc City of Renton Department of Communitv & Economic Development 109 LOGAN A VE. MIXED USE ironmentoJ Review Committee Report WAl0-047, ECF,SA-A Report of August 30, 2010 Page 9 of 10 3. The Sanitary Sewer System Development fees are based on the number and size ofthe domestic water meters. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements: l. The site currently has curb, gutter, and sidewalk. 2. Street lighting may be required on this project depending on the lighting level of the existing system. 3. Engineering plans will need to be submitted for the new driveway approaches along with any new or repaired sidewalk. 4. Traffic mitigation fees will apply. Traffic mitigation fees of $6,270.00 will be required prior to issuance of building permits. 5. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to project closeout. Plan Review -Strom Drainage: 1. There are storm drainage facilities in Logan Ave. S. 2. A conceptual drainage plan and report, per the City of Renton Amendments to the 2009 King County Surface water Design Manual, was submitted with the formal application. 3. The Surface Water SDC fees are $0.405 (but not less than $1,012.00) per square foot of new impervious area. Fees are collected at the time of construction permit issuance. Plan Review -General: l. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton Drafting Standards by a licensed civil engineer. 2. All plans shall be tied to a minimum of two City of Renton Horizontal and Vertical Control Network. 3. The permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits and the remainder when permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. Plan Review -Fire: l. Fire Mitigation Fees are applicable at the rate of $0.52 per square foot of commercial space and $388.00 per multi-family unit. No charge for covered parking area. This fee is paid prior to building permit issuance. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. Total for the two buildings is $5,139.44. 2. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required. One within 150- feet and two within 300-feet of the buildings. It appears that adequate fire flow is available on Logan Avenue South from an existing 10-inch water main. Any existing hydrants used to satisfy the requirements shall meet current Fire Code including 5-inch Storz fittings. 3. Approved fire sprinkler and alarm systems are required throughout both buildings. Dry standpipes are required in the center stairways. Separate plans and permits are required by the Fire Department. 4. Fire Department apparatus access roadways appear adequate. Fire lane signage is required for the onsite roadway. ERC Report v.3_Aug27.doc ' City of Renton Department of Communitv & Economic Development 109 LOGAN AVE. MIXED USE Report of August 30, 2010 viranmentoJ Review Committee Report WAl0-047, ECF,SA-A Page 10 of 10 I Parks: 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 1. It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a mitigation Fee of $354.51 per each new multi-family unit to address these potential impacts. 2. Planting strip is 3-feet wide, Code requires a minimum of 6-feet for this type of street. 3. Because planting strip width is very narrow use only small-maturing deciduous trees with an upright habit. 4. Planter strip shall contain a minimum of 3-feet of topsoil. 5. The Parks Department recommends that the number of street trees be reduced from 4 to 2. 6. The City to maintain street trees following 2-year maintenance by the property owner. property to maintain all other landscaping in the public right-of-way. 7. Urban Forestry & Natural Resource Manager to mark tree planting locations in the public right-of-way prior to planting. 8. Street tree selection must be approved by the Urban Forestry & Natural Resource Manager. ERC Report v.3_Aug27.doc 0 ti--0 -----...._ O- J 0 EXHIBIT 2 -5-.l..l!IH!lnl ---., ~ ---' - ---·---- C ·;i,; .s C " a: --------------- r- lL 0 0 ........ - J ' + VM 'NOlN3l:l 3Sn 03XI~ NV801 60~ 'M"Oc! ,oq Hinos 3nN3h v Nveo, .lll?ll!f"?I.QI ==~~·~=:: =~:::;::cc·""':~4~' =+~-=-=-~-=--~e-~l.,~-r--·-·_· .:~ I-'} I-- LL: l CV) u.. ~ r 0 ~-t <"!. 0 . -0 ~ en ~ en -~. ' i B ... ! ' ;;; l L_. 0 w .,, Ii o• , a.,'._ O· ., ~ ~ ' ~ ' :fl L ' 0 ' .. / f r~ ,. ;J J...o; ·/' ]jO\:·I' ii l I g /l!JlJ X ~~ z I-w w :c (J) EXHIBIT 3 i 11 c:, I u iii z S2 I !bh a: ' ii; .. ~".? < 0.. - ! . X hi I I ::!: 11·1 1l1 I-, l II ~~ ~ ~ z ::> • I I .. I I .. • I I ' ! i ;. "T h !1i! I l.iH Ii I i I I i i ~~ ; ~~ "' ~ i! u I I, l ' I I !i!1 I ,11! I ' EXHIBIT 4 j l ! l I j ' I l I I • i ' l ' n l I • I q 1 ! ! I! II i I I . i ~ .. • I I ! ! ~ l 11 !l II ii 'l I VM 'N01N3!:I 3Sn 03XIV\I NV901 60~ i • I I ! ! i . ' I h I I! I 11 I ! !-I! z i1 I~ "! > 11 i ~~ I ,-, ' ~~ i-- ~, I ( I • 11 ! I !1 I i i i '1 !1 I i !! h II I I! II ! ii ii I EXHIBIT 5 ,=- ! § • I ~ I • ! I I ! l I z' 2! ... n I VM 'N0.1N31:1 3Sn 03XIV\I NV~Ol 60~ / ' ! cl ·~ ~ 3 s • • -' ' ---i ' ~ i fl fl i a: 0 0 ..J u. -,; C .. C ~h O' ... 0-a:§ G a: 0 0 ..., u. "E "' C w ~n ... 0-gJ G EXHIBIT 6 ; ~ ! • I I C: C 0 0 .... --c: '£! <l> .2 er o '+-0, 0 .s: C >, C ..., m i:3 Q._ 00 AVERAGE ROOF HEIGHT ,, ~I \ GRADE r d:'::i ' 2 BEDROOM APARTMENT 3rd. FLOOR TTT RET AIUWMMERGIAL 2nd. FLOOR RET AIL/WHMERGIAL 1st. FLOOR PROPOSED CROSS SECTION =· vi·, 1'-o' I I I BEDROOM APARTMENT(S) 3rd. FLOOR I, LI l 1 I t I BEDROOM APARTMENT(S) ~-2od. FLOOR 1--l I I I I I COVERED PARKING I I City of Renton Planning Division JUt -8 2010 [Rl~(C~~\f~[g ' I I. I I I/ • 14'100 11'1!:P.L"-B,',N ... ve 50.Jnl 'iUITe 138 ~l.,*,, l'!ASllCll&TOH "l'abO QO#,) 115'1·$C(J • FAX (ll,J ~ c~~t..= w (J') :::> 0 I~ -:::: lz <( C, 0 ...J (» 0 j ..... I -=c BUii CRC f-= N:'\ ·-~~1 I 1 '°"o«' \""--... -1 '~~J < 3: z 0 I-z w a: m >< ::c 1-1 D::I 1-1 -I .... R~ 0.1 0 City of Re nton , Washington 109 Logan Ave Mixed Use, LUA10-047 ~I{ - 0.03 0.1 Miles This map is a user generated static output from an I nternet mapping site and is for referen ce only . Data layers that ap pear on this map may or may not be accurate, current, o r otherwise reliab le. TH IS MA P IS NOT TO BE USED FOR NAVI GATI ON Lakes and Rive rs Parcels Street Names Rig hts of Way S treets Roads J ur isdictio ns Bellevue Des Moine s I ss aquah Kent Kin g County Merce r Island Newcastle RENTO N SeaTac Seattle Tukw ila Aer ial (March 2010) • Red: Band_ 1 a Green-Band_ 2 • Blue Band_3 1: 1,7 82 @8.5"x11" Notes Enter Map Description 0 m ~ • • ..... Cl ..... -t 00 CA CA CA \ \ __ _ _ _,,. -. CA ZONING PW TECHJ',lCAL SERVICES 07/15/08 cQ ... CD 'it~ GA. ' CA CA G3 -19 T23N RSE E 1/2 o 200 400 H;J !Feet 1:4,800 EXHIBIT 9 er{ CCf -RM-u RM- U ?! -;;:-··· ~¥-U CD CD CD RM-U ··co CD c;,,,,t;, N ,':A -1 CA·>·- ' F3 18 T23N RSE E 1/2 5318 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REv1Ew1NG DEPARTMENT: fr'cinorn I c-., Vf'-V. COMMENTS DUE: AUGUST 6, 2010 APPLICATION NO: LUAl0-047, ECF, SA-A DATE CIRCULATED: JULY 23, 2010 APPLICANT: Amrik Kam oh & Angie Singh PLANNER: Jerry Wasser PROJECT TITLE: 109 Logan Avenue Mixed Use PLAN REVIEWER: Arneta Henninger SITE AREA: 10,000 square feet EXISTING BLDG AREA (gross): 1,270 square feet (to be removed) LOCATION: 109 Logan Avenue S PROPOSED BLDG AREA (gross) 13,690 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and approval of an administrative Site Plan Review for the construction of a mixed use project consisting of two 3-story, 36 to 40-foot tall buildings on _;,_J_0,000 square foot site ~~ the Center Downtown (CD) zone, Downtown Core area, and Urban Desi n O lay--~'A'. The proposed ouiidings would include 11,268 square of residential space with a total of 10 residential uni , 2,422 ~ feet of commercial space, and 11 partially covered and surface parking spaces. Access to the site would be proviaedvla a driveway off of Logan Avenue S. The site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT {e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liqht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnnrtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 0/26/10 DatT 1 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." {v10J1\~tr7,1u. °4 ,; (, J l ~-JA / c,_,,, J, ( ~t , A.~ 7, () 1 \,-0'\ fu-1 .RC. ),"/ V / J UJ J,4_ S I '-" YI J /1,1 or!( 1-riJr -£) ·f ".J.j ',::: Io.,, fr '; ,;., I,: vi -,( A .I o· f I i ,,. ""- ,,,./ .. -:--J fi(f ( / ""6.< ~j,~j ",-";' 'i"'- t Parks Mitigation Fee2 City af Renton Department of Community & Economic Development EN'JIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT, Par~ COMMENTS DUE: AUGUST 6, 2010 APPLICATION NO: LUAl0-047, ECF, SA-A DATE CIRCULATED: JULY 23, 2010 APPLICANT: Amrik Kamoh & Angie Singh PLANNER: Jerry Wasser PROJECT TITLE: 109 Logan Avenue Mixed Use PLAN REVIEWER: Arneta Henninger SITE AREA: 10,000 square feet EXISTING BLDG AREA (gross): 1,270 square feet (to be removed) LOCATION: 109 Logan Avenue S PROPOSED BLDG AREA (gross) 13,690 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and approval of an administrative Site Plan Review for the construction of a mixed use project consisting of two 3-story, 36 to 40-foot tall buildings on a 10,000 square foot site located in the Center Downtown (CD) zone, Downtown Core area, and Urban Design Overlay District 'A'. The proposed buildings would include 11,268 square of residential space with a total of 10 residential units, 2,422 square feet of commercial space, and 11 partially covered and surface parking spaces. Access to the site would be provided via a driveway off of Logan Avenue S. The site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Uaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS We have reviewed this application with particular attent;on to those areas in which we have expertise and have identified areas of probable impact or areas where additibnal information · eeded to properly assess this proposal. ?-3--0 Signature of Director or Authorized Representative Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M August 5, 2010 Gerald Wasser, Planner Arneta Henninger, Plan Review /t# Utility and Transportation Comments for 109 Logan Ave Mixed Use 109 Logan Ave S LUA 10-047 We have completed the review for the above-referenced development proposal to build two 3-story buildings for mixed use located in Section 18, Twp. 23 N Rng 5 E. The project consists of 10 residential units, commercial space, and partially covered and surface parking spaces. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER There is an existing 10" Cl water main in Logan Ave S. See City of Renton water drawing W2157. This site is located in the 196 water pressure zone. The static pressure is approximately 70 psi at the street level. The site is not located in the Aquifer Protection Zone. SANITARY SEWER There is an existing 8" sanitary sewer main in Logan Ave S. STORM There are storm drainage facilities in Logan Ave S. CODE REQUIREMENTS WATER • Per the City of Renton Fire Marshal, the preliminary fire flow on this project is 2500 GPM. • If the fire flow remains at 2500 GPM a primary hydrant shall be located within 150 feet, to the front of the building, and two hydrants shall be located within 300 feet, to the front of the building (if not existing). This distance is measured along a travel route. • All fire hydrants must be capable of delivering a minimum of 1,000 GPM and be brought up to current code including a stortz fitting if not existing. 109 Logan Ave Mixed Use -LUA 10-047 Page 2 of 2 August 5, 2010 The project is required to be sprinklered throughout the buildings. A backflow prevention device (DDCVA) is required for the fire sprinkler system (refer to City standard details for external DDCVA in vault or for special requirements for DDCVA inside the building). • The project shall provide separate domestic water meters for the office/commercial and for the apartment complex. A Reduced Pressure Backflow Prevention Assembly (RPBA) will be required behind each domestic water meter for the commercial building section. • Project shall install a separate irrigation meter and Double Check Valve Assembly (DCVA) for the landscape. • Water System Development Charges are based on the size of any and all domestic water meters. These fees are collected at the time a construction permit is issued. SANITARY SEWER • The applicant needs to show how the project is served with private sanitary sewer, one per building. Minimum sidesewer pipe size is 6" and minimum slope is 2%. • Any use in the building, subject to oils or grease, shall require the installation of a grease trap as determined at the time of plan review. • Sanitary Sewer System Development fees are based on the total number and size of the domestic water meter. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS • The site does currently have curb, gutter, and sidewalk. • Street lighting may be required on this project depending on the lighting level of existing system. • Engineering plans will need to be submitted for the new driveway approaches along with any new or repaired sidewalk. • Traffic mitigation fees will apply. Traffic mitigation fees of $6,270.00 will be required prior to issuance of a building permit. • All new electrical, phone, and cable services and Jines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to project closeout. STORM DRAINAGE • There are storm drainage facilities in Logan Ave S. • A conceptual drainage plan and report, per the City of Renton Amendments to the 2009 King County Surface Water Drainage Manual, was submitted with the formal application. • The Surface Water SDC fees are $0.405 (but not less than $1,012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. GENERAL • All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. I S# 872 TRANSPORTATION MITIGATION FEE Project Name: 109 Logan Avenue Mixed Use Project Address: 109 Logan Avenue Contact Person: Amrik Kamoh & Angie Singh Permit Number: LUA10-047 Project Description: 10-unit Apartments and 2422 squ feet commercial space 1 existing house Land Use Type: Method of Calculation: X Residential X Retail X ITE Trip Generation Manual, s•h Edition D Traffic Study D Non-retail Calculation: 10 x 6.65 = 66.5 11.01 X 2.422: 26.67 Credit: 9.57 trips for existing house 66.5 + 26.67 -9.57 = 83.6 ADT 83,6 X $75 = $6270.00 Transportation Mitigation Fee: 6 270.00 D Other (210) SFR 9.57 /DU (220) Apt 6.65/DU (710) Office 11.01 per 1000 sf Calculated by: ...:K.:.:·...:K.:.:i::.:tt::..:ri.::;ck~------------Date: 8/5/2010 I Date of Payment: ---------------------------- City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:· APPLICATION NO: LUAl0-047, ECF, SA-A DATE CIRCULATED: JULY 23, 2010 APPLICANT: Amrik Kamoh & Angie Singh PLANNER: Jerry Wasser PROJECT TITLE: 109 Logan Avenue Mixed Use PLAN REVIEWER: Arneta Henninger SITE AREA: 10,000 square feet EXISTING BLDG AREA (gross): 1,270 square feet (to be removed) LOCATION: 109 Logan Avenue S PROPOSED BLDG AREA (gross) 13,690 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and approval of an administrative Site Plan Review for the construction of a mixed use project consisting of two 3-story, 36 to 40-foot tall buildings on a 10,000 square foot site located in the Center Downtown (CD) zone, Downtown Core area, and Urban Design Overlay District 'A'. The proposed buildings would include 11,268 square of residential space with a total of 10 residential units, 2,422 square feet of commercial space, and 11 partially covered and surface parking spaces. Access to the site would be provided via a driveway off of Logan Avenue S. The site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Non-Colle) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we hove expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative· Date City of nenton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT, PrciO':",Y'f\-\ c;z..v c<, COMMENTS DUE: AUGUST 6, 2010 . '-.J APPLICATION NO: LUAl0-047, ECF, SA-A DATE CIRCULATED: JULY 23, 2010 APPLICANT: Amrik Kamoh & Angie Singh PLANNER: Jerry Wasser PROJECT TITLE: 109 Logan Avenue Mixed Use PLAN REVIEWER: Arneta Henninger SITE AREA: 10,000 square feet EXISTING BLDG AREA (gross): 1,270 square feet (to be removed) LOCATION: 109 Logan Avenue S PROPOSED BLDG AREA (gross) 13,690 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental {SEPA) Review and approval of an administrative Site Plan Review for the construction of a mixed use project consisting of two 3-story, 36 to 40-foot tall buildings on a 10,000 square foot site located in the Center Downtown (CD) zone, Downtown Core area, and Urban Design Overlay District 'A'. The proposed buildings would include 11,268 square of residential space with a total of 10 residential units, 2,422 square feet of commercial space, and 11 partially covered and surface parking spaces. Access to the site would be provided via a driveway off of Logan Avenue S. The site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT {e.g. Non-Code) COMMENTS Element of the Probable Environment Minor Impacts Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources 8. POLICY-RELATED COMMENTS ,, ; '."·"·~) \.) C. CODE-RELATED COMMENTS Probable More Major Information Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housina Aesthetics Liaht/Glare Recreation Utilities Trans rtation Public Services Historic/Cultural Preservation Airport Environment 10,DOOFeet 14,000Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 1 e:.,\ ,_\ 2.-..c-, l.) . ' ~ ·'···l1 .•• ... , : ' . . / . ·x; _,,.--.. ....... _ Signi:lture of Di~ or Authoriz~ Re~ntative Date City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT, 4i rO<:r,+--COMMENTS DUE: AUGUST 6, 2010 . APPLICATION NO: LUAl0-047, ECF, SA-A DATE CIRCULATED: JULY 23, 2010 APPLICANT: Amrik Kamoh & Angie Singh PLANNER: Jerry Wasser PROJECT TITLE: 109 Logan Avenue Mixed Use PLAN REVIEWER: Arneta Henninger SITE AREA: 10,000 square feet EXISTING BLDG AREA (gross): 1,270 square feet (to be removed) LOCATION: 109 Logan Avenue S PROPOSED BLDG AREA (gross) 13,690 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPAi Review and approval of an administrative Site Plan Review for the construction of a mixed use project consisting of two 3-story, 36 to 40-foot tall buildings on a 10,000 square foot site located in the Center Downtown (CD) zone, Downtown Core area, and Urban Design Overlay District 'A'. The proposed buildings would include 11,268 square of residential space with a total of 10 residential units, 2,422 square feet of commercial space, and 11 partially covered and surface parking spaces. Access to the site would be provided via a driveway off of Logan Avenue S. The site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment "f_ 10,000 Feet 14,000 Feet B. POLICY-RELA TEO COMMENTS C. We have revi we this application with particular attention to those areas in which we have expertise and have identified areas of probable impact ditional infi rma eded to properly assess this proposal. C Date I DATE: TO: FROM: SUBJECT: July 26, 2010 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM Jerry Wasser, Associate Planner Corey Thomas, Plans Review Inspector Comments for 109 Logan Avenue South Mixed Use Environmental Impact Comments: 1 Fire mitigation fees are applicable at the rate of $0.52 per square foot of commercial space and $388.00 per multi-family unit. No charge for covered parking area. This fee is paid at time of building permit issuance. Total for the two buildings would be $5,139.44 Code Related Comments: 1. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required. One within 150-feet and two within 300-feet of the building. It appears adequate fire flow is available on Logan Avenue South from an existing 10-inch water main. Any existing hydrants used to satisfy the requirements shall meet current fire code including 5-inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout both buildings. Dry standpipe required in the center stairway. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways appear adequate. Fire lane signage required for the on site roadway. 4. An electronic site plan is required prior to occupancy for pre-fire planning purposes. CT:ct Loganmu ., City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 6, 2010 APPLICATION NO: LUAl0-047, ECF, SA-A DATE CIRCULATED: JULY 23, 2010 APPLICANT: Amrik Kamoh & Angie Singh PLANNER: Jerry Wasser PROJECT TITLE: 109 Logan Avenue Mixed Use PLAN REVIEWER: Arneta Henninger SITE AREA: 10,000 square feet EXISTING BLDG AREA (gross): 1,270 square feet (to be removed) LOCATION: 109 Logan Avenue S PROPOSED BLDG AREA (gross) 13,690 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and approval of an administrative Site Plan Review for the construction of a mixed use project consisting of two 3-story, 36 to 40-foot tall buildings on a 10,000 square foot site located in the Center Downtown (CD) zone, Downtown Core area, and Urban Design Overlay District 'A'. The proposed buildings would include 11,268 square of residential space with a total of 10 residential units, 2,422 square feet of commercial space, and 11 partially covered and surface parking spaces. Access to the site would be provided via a driveway off of Logan Avenue S. The site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Imparts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Unht/Glore Plants Recreation Land/Shoreline Use Animals Utilities TranSflortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,0DO Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS --="""' -----~' r(-,. _,x?t(' /----~ er ~t'fJ{D r1 ~ NOTICE OF APPLICATION AND PROPOSED DfTERM~;IO~ OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: July 13, lOIO LW.10-047, ECF, SA-A NOTIQOFCOMl'l.£TEAl'f'l.lunoN: JuJy23, lOlO A.l'PUCMIT /l'ltOJ(CT CON'l"II.CT PERSON; Torja R""'-de, The Ronhovdo Architects, 1.u:; !"900 In PUaLIC HEARING: CONS!SnNCf OVl:RVIEW: Zonil>UL...tti.e: AvenueSn.38: Tukwua, WA ~8168 . ten,rt>an Emf:torjan~dearchltects...,,;,, E..virannHenlill (SEl>Aj Rev!-, Administrative Sito 1'ti1<1 ~ Comtn.cth,n and lluildln~ f'armtt, Gected,nical ll"PQ"t, Slcxm Drain,... 11"""'1, 0t1dTI~ Tho S\Jbi,lctsit• Is dosign;,1..t Url:>an tortter Do R0'1ton Comprehensive Landu,. Map nd ~ welown (IX--01 oo tho, Dty of fonin! M>p. • nter Downtown ICO) on the Gtv, If YO<J """'Id Oketo be .,.de a party of re<cn:1 to teceWe furthe . . form and ""tllrn to: Oty of Renton, CTD-Pl•Mirrg Oivisiori, lOSS ~"~""::·:" <>n ltiis P<OP<>U,d project, tomph,t,, this Name/FIio No.: 109!.oganAvet-.ieMi<edU,o/Lull.10-()47,EO:,SA.; "'Y ay,Ronton,WA980S7. NAME:-:::------------------------ MAIUNGADDRESS: TEI..EPHONEOO.: --------- En..;r<><lfflN!tal Document> th.rt Ev•lu••• th-, PrOposed Project: o.,,.,e!of'l"en!Rezul,ban, Used For ~n:,j@d Mlfiption; ,..,,t,11 (Sf?A) O,ecklirt The P'.ojcct w,II ho ,ubject to tha CrtY• SEP/t ordinan"'. RMC 4-2.1ios, RMC 4- J-100, RMC4-9-WOand o\her ,ppl,able code, and re1elatloru.., ~ppn:,,riall>. Th• folJow;ng \M,1ation Measw~ _will likely be 1mp,,..,d on the Pr<lPQsed proJ•ct. The.., recomm"'1dcd M<lipllon Mea,,_,,., add,es, proJect imparo r,ot covered by <e<!St1ngcode, ;and ro1ulation, a, crllod above, The app/ic<mf w/11 be requ.'n:d lo pay tile opptapnat• T,..,n<porlutian M.119crr,on fee; !I!/! opplicont will b.e r•qulred to poy the oppropriou fire Mitr9crtion Fee,; The DP(lliciml wil! !>t raiuir,,d ta poy ,t.., Opprapriatt Pori<; M~i~ooot1 ree. 111< oppiiamt 5hai.' proW/N! ""~O!Jon ai-••=nt> lo fi,ture r~th'nt; Md pra•ide' tnple-pa,-i l<nndo..,-; =~::::c.:;:~;;~,r;;;;;::orion af GNtw!tlk:al repatt rons;deratiarn, pn:rx,nd by Goaf.ech CONTACT PERSON: Gerald Was.ser, Assocfate Planner; Tel: (425) 430-7382; Emf; gwasser@rentonwa.gov CERTIFICATION I, C ?7¥?4cc /~~ere by certify that ____::s__ copies of the above document were posted; __d_ conspicuous places or nearby t~ibed pr~~~;rty/ ~:-( Date: -_-,,, Signed: 1 ~4( «,-l/1/~-?T STATEOfWAS ss COUNTY OF KING I certify that I know or have satisfactory evidence that Ge, 0 Lici l,12 ,, 5$ er signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in anfor the State of Washington Notary {Print): My appointment expires: _ _._A-'-'"'""~"'j--'0cc, ,,_-._/ _~:cc7_'],_, 1 --=:Jcc0:c...,,,t,.Z...._ ____ _ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 23rd day of July, 2010, I deposited in the mails of the United States, a sealed envelope containing Acceptance letter, NOA, Environmental Checklist, Site Plan PMT documents. This information was sent to: Agencies -NOA, Env. Checklist, & Site Plan PMT See Attached 300' Surrounding Property Owners -NOA only See Attached Amrik Kam oh & Angie Singh -Accpt Ltr & NOA Owners/ Applicants Torjan Ronhovde -Accpt Ltr Contact STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) mentioned in the instrument. Notary Plblic in and for the State of Washington Notary (Print): ___ ---l.-'----'--""----""--'---"'==---------------- My appointment expires: ;,) "i :l O L3 J 109 Logan Avenue Mixed Use LUAl0-047, ECF, SA-A template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers * Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: $EPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LEITER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept.* 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015-172°d Avenue SE Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division* Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 s. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-OlW Tukwila, WA 98188 Bellevue, WA 98009-0868 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template -affidavit of service by mailing ., 569600025005 212 WELLS LLC 108A LOGAN AVES RENTON WA 98055 569600027605 ERUE DONALD C 14415 12TH AVE SW SEATILE WA 98166 569600027704 KAERCHER RICHARD K+KAREN PO BOX 8 HOBART WA 98025-0008 569600015501 MUNSON RONALD W & ELIZABETH 623 CEDAR AVE S RENTON WA 98055 000720007392 PARKSIDE AT 95BURNETI LLC 1015 37TH AVE E SEATILE WA 98112 182305926301 RENTON CITY OF 1055 S GRADY WAY RENTON WA 98055 000720001205 SHERRILL LES R 42117 OLD KALANIANAOLE RD KAILUA HI 96734 569600016905 SINGH MANDEEP 19225 102ND AVE SE RENTON WA 98055 569600018505 WILLEY KAYSER 0 PO BOX 4203 SEATILE WA 98104 182305926202 BNSF PO BOX 961089 FORT WORTH TX 76161 000720006006 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 300 SW 7TH ST RENTON WA 98055 569600017002 KAMOH AMRIK S+BHUPINDER K 9423 NE 130TH PL KIRKLAND WA 98034 569600025500 NGUYEN LOAN THI 5625 43RD AVE W SEATILE WA 98199 569600014504 PHAM THANH 11000 RAINIER AVE S SEATILE WA 98178 569600016004 RIVILY THOMAS A 17035 300TH AVE NE DUVALL WA 98019 569600023505 SIGETIE MARY LOU 116 LOGAN AVES RENTON WA 98055 569600026102 STAUFF RICHARD J+BETTY J 13813 139TH AVE SE RENTON WA 98059 569600018000 WILLEY KAYSER OLAF 835 S 143RD PL BURIEN WA 98168 000720001304 DRAKE SYLVIA 21625 4TH AVE S NORMANDY PARK WA 98198 ~if.1.R~+KkN (o±I~~- 569600019008 MATHENA RICHARD DEAN+ACEILA 97 LOGAN AVES RENTON WA 98055 569600015006 NGUYEN THANH M+LU MELISSA J 801 S 3RD ST RENTON WA 98057 000720001601 PROVIN WILLIAM D 81 LOGAN AVES RENTON WA 98055 569600022002 ROBERTS NEVA & JERRY 26660 18TH PL S DES MOINES WA 98198 569600016509 SIGETIE MARYLOU 117 LOGAN AVES RENTON WA 98055 569600021004 WASHINGTON MUTUAL BANK PO BOX 4900 DEPT 304 SCOTISDALE AZ 85261 569600022507 ZUG BRYAN & JENNIFER 117 BURNED PL S RENTON WA 98055 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: July 23, 2010 LUAlD-047, ECF, SA-A 109 Logan Avenue Mixed Use PROJECT DESCRIPTION: The applicant is requesting Environmental {SEPA) Review and approval of an administrative Site Plan Review for the construction of a mixed use project consisting of two 3-story, 36 to 40-foot tall buildings on a 10,000 square foot site located in the Center Downtown {CD) zone, Downtown Core area, and Urban Design Overlay District 'A'. The proposed buildings would include 11,268 square of residential space with a total of 10 residential units, 2,422 square feet of commercial space, and 11 partially covered and surface parking spaces. Access to the site would be provided via a driveway off of Logan Avenue S. The site is located within a seismic hazard area. PROJECT LOCATION: 109 Logan Avenue S OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the lead Agency, the Oty of Renton has determined that significant environmental impacts are unlikely to result from the proposed project Therefore, as permitted under the RCW 43.21(.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DA.E: NOTICE OF COMPLETE APPLICATION: July 8, 2010 July 23, 2010 APPLICANT/PROJECT CONTACT PERSON: Torjan Ronhovde, The Ronhovde Architects, LLC; 14900 Interurban Avenue S #138; Tukwila, WA 98168; Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Eml: torjan@ronhovdearchitects.com Environmental (SEPA) Review, Administrative Site Plan Review Construction and Building Permits Geotechnical Report, Storm Drainage Report, and TIF Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 N/A The subject site is designated Urban Center-Downtown {UC-D) on the City of Renton Comprehensive Land Use Map and Center Downtown (CD) on the City's Zoning Map. 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 So. Grady Way, Renton, WA 98057. Name/File No.: 109 Logan Avenue Mixed Use/LUAlD-047, ECF, SA-A NAME:------------------------------------ MAILING ADDRESS: TELEPHONE NO.: Environmental Documents t Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-1208; RMC 4- 3-100; RMC 4-9-200 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered bY existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The opplicant will be required to pay the appropriate Fire Mitigation Fee; The applicant will be required to pay the appropriate Parks Mitigation Fee; The applicant shall provide avigation easements to future residents and provide triple-paned windows; Applicant shall comply with recommendation of Geotechnicol report considerations, prepared by Geotech Consultants, Inc., dated July 2, 2010; and Work shall cease and appropriate notification made should archaeo/ogica/·artifacts be found during construction activities. Comments on the above application must be submitted in writing to Gerald Wasser, Associate Planner, CED - Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 6, 2010. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Gerald Wasser, Associate Planner; Tel: (425) 430-7382; Eml: gwasser@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION 1•'. r ·~ . • ; -\ f; '~~. ' ""''f.' . . , _-,' ',, Denis Law C' f - __ _:Ma:yo~r _______ .. r 1ty O l ...!-~l.!Wll July 23, 2010 Department of Community and Economic Development Alex Pietsch, Administrator Torjan Ronhovde The Ronhovde Architects, LLC 14900 Interurban Avenue S #138 . Tukwila, WA 98168 Subject; Notice of Complete Application 109 Logan Ave Mixed Use, LUAl0-047, ECF, SA-A Dear Mr. Ronhovde: 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. It is tentatively scheduled forconsideration by the Environmental Review Committee on August 16, 2010. · Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7382 if you have any questions. Sincerely, ~~~ Gerald C. Wasser Associate Planner cc: Amrik Kamoh & Angie Singh/ Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law c· --~M:•y:or-----~ r . ltyO L . . ~ _!-.._,_~ jjfilJj July 23, 2010 Nancy Rawls Department of Transportation Renton School District 420 Park Avenue N Renton, WA 98055 Department of Community and Economic Development Alex Pietsch, Administrator Subject: 109 Logan Avenue Mixed Use LUAl0-047, ECF, SA-A The City of Renton's Department of Community and Economic Development (CED) has received an application for a mixed use project, including 10 residential units located at 109 Logan Avenue S. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by August 6, 2010. Elementary School: _________________________ ~ Middle School: High School: --~---~-------------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: _________ ~----------------- Renton City Hall • 1055 South Grady Way • Renton, Washirigton 98057 _ • rentonwa.gov Nancy Rawls Page 2 of 2 July 23, 2010 Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, ~~ Gerald C. Wasser Associate Planner Enclosure City of Renton LAND USE PERMIT City Of fl Ptann;n .ef}ton g D1v1s;011 MASTER APPLICATIO JUL -8 , ,010 PROPERTY OWNER(S) PROJECT INFORMATION NAME: AM /2 l !<:::.. 1,:::,6,,-.,ioH PROJECT OR DEVELOPMENT NAME: hi-J3-IE"' S1"2GH ADDRESS: l =,q 5$" J )...j Tb "'\'uJ f1. BA ,.2J ¢..0 e , So..:>'Tl-f CITY: TlJ ~ ll,f1" ' \A) t..-ZIP: llbl~ \ C>'°\ L0GArsJ ""l}(. ~ LLSE' PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1oq LoGAt-J A-O e . so-..,n-{ !2-(c:;'""'-l \Ov-.J (;SA. C(E:o51- I ~ TELEPHONE NUMBER: 2C0-4'~1-dlS~ KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): '5':A to C) 00 l G, 9 APPLICANT (if other than owner) 'o~C\ '=,000 r=i-a NAME: EXISTING LAND USE(S): / "5 lll'~G-\...E FAM. 12-t-> I/ AG~\J fl COMPANY (if applicable): PROPOSED LAND USE(S): A?i"rlZTMh)J'f G'1'c"l2-efFtl.-E ADDRESS: EXISTING COMPREHENSIVE PLAN MAP D~: 1 I rz 12-Ar-J C !:S1-.'.) TurZ-ru.u CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): ' I -1-IJC-D TELEPHONE NUMBER EXISTING ZONING: cl) 1,,,/ I [)lS"i' "A'-< CONT ACT PERSON PROPOSED ZONING (if applicable): iJ I I<{ NAME: 10\2 J A;i.J R, OIJ 'f,\O\JD=: SITE AREA (in square feet): \,o, 000 ' COMPANY (if applicable): SQUARE FOOTAl~ /F PUBLIC ROADWAYS TO BE DEDICATED: , ~ i\-tG !ZOIJl-llo\1DG NZ.CH 1Tb-z.:t'S .t..L-G. ' ADDRESS: ( ~ OU 1..., "Tb""~'{l.,B,A,-J..J • SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: !0d..o ~ A\J e-. $0 (.) n-1 . #-\ '3 2::., I CITY: TU v:w Lek tu) P-ZIP Cj0(be> PROPOSED RESIDENT~___$Y IN UNITS PER NET ACRE (if applicable): _ , 52. 0 3 NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NU~ER AND E-MAIL ADDRESS: 200 · ~S -G500 +ov-i a111 P V-b 1-1 hovdeave,h I tec.,1"5 2 ex LSTll'JGj c..ars NUMBE~ N\~WELLING UNITS (if applicable): .__, ~ .COW, Document! -I -08/07 p OJECT INFOR MATION conti NUMBER OF EXISTING DWELLING U S (if applicable): l PROJECT VAL l ) "2 CP 1 00-U SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 11, "20b IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE OF EXISTING RESIDENTIAL SQUARE FOOTAGE (if applicable): t-J /A- BUILDINGS TO REMAIN (if applicable): c9 ' D AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): '2 .4-z.-z.... . D FLOOD HAZARD AREA SQUARE_.FOOTAGE OF EXISTING NON-RE~ENTIAL BUILDINGS TO REMAIN (if applicable): ' D GEOLOGIC HAZARD NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if o HABITAT CONSERVATION applicable): o SHORELINE STREAMS AND LAKES NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 'b-6 o WETLANDS LEGAL DESCRIPTION OF PROPERTY ____ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the followina information included) SITUATE IN THE QUARTER OF SECTION _, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 8EPA 3. -2. SrTF P~ P.&J tf1,0 4. Staff will calculate applicable fees and postage: $ ___ _ AFFIDAVIT OF OWNERSHIP I, ( Print Name/s) , declare that I am (please check one) _ the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) (Signature of Owner/Representative) Document I I certify that I know or have satisfactory evidence that-~~-~~---- signed this instrument and ackno\Alledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary(Print) _____________ _ My appointment expires: _________ _ -2 -08107 PROJECT INFORMATION (continu::..:e:.c:d:.L_) ______ ~ NUMBER OF EXISTING DWELLING rs (if applicable): PROJECT VAL .. ' 1 1 2.00 /:>00 (\ \ TO e>6 DG'MOL..l Sl-te0 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 10,400 '5]2- 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): isJ / ~ SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): -zs-oo ~-p SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): l.) //<::: NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 4-8> D AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS AND LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal descriotion on seoarate sheet with the following information included) SITUATE IN THE ~b QUARTER OF SECTION If:, TOWNSHIP'Z ':::: RANGE~ IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being a 01ied for: 1 . 8 iJ V. CI-«:? G ~'..l-L '5 T ( S.!?Pfr 3. 2. ADm1Kl · <olW 'PLJt,-..) {<..EV. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s~uerz.J&~K(\(J)c . declare that I am (please check one)~ the current owner of the property involved in this applcation or ______bC___ tauthorized representative to act for a corporation (please attach proof of authortzation) and that the foregoing statements and answe s herein &in1ained and the infonnation here\Mth are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that 1/)'C~Cl h \6::(,f'OL\fe • signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. (Signature of Owner/Representative) Notary(Print) &: '>DY]1Zi th' R/ioO My appointment expires: _ _,:;-.«--'0'--'C/_-_c/_Lj"-·--- Document! -2 -08107 ' ... .,...,, __ , _.,..v.,. ..,..,._ ,.._. __ "'' .._.. ..,,..,.. "'"'" ..,..,. .. _._ ...,..._....,. ..,.,.,.._ ... .._.._ .. .._..,_._ .. ,.._.. t "d ! I ,, ' :1 ,j • I I I i I ·i To: ,I City of Renton , , Development . rvlces DMslon ·' Re: 109 Logan Owner's n that we the owners of the aboVe noted project give permission for Tor- Jan Ronhovde The Ronhovde Architects, LLC to act as our Owner's Representative for purposes of SEz A and Site Plan Review applications. Amrik Kamoh • Parcel # 5696 170 cl 'I 'I I Date Date 14900 lnteru . Ave. S., #138, Tukv,ila, WA 98168 PH. (206) 859-5500 FAX. (206) 859-5501 t0SS6S8:0.L 2009-Mar-27 04:44 PM USPS· Seattle, WA 206-378·2546 To: City of Renton Development Service8 DIVlslon Re: 109 Logan Mixed Use OWner's Rep19Sentaflon Notice is herby given that we the owners of the a~ noted project give pem,l&Slon for Tor- Jan Ronhovde of The RonhoVde Architects, LLC 1o act as our OWner's Represe 1la11ve for purposes of SEPA and Sile Plan Review appllcatlons. AmrlkKamoh Date Paroel # 5896000170 Angie Singh Date Parcel # 6696000169 14900 Interurban Ave. s .. #138, Tukwila. WA 98168 PH. (206) 859-.5500 FAX. (200) 869-5501 1/1 " ' PREAPPLICATION MEETING FOR 109 LOGAN MIXED USE PREAPP 109 LOGAN AVES CITY OF RENTON Department of Community and Economic Development Current Planning Division Contact Information: PRE09-002 January 22, 2009 Planner Gerald Wasser Phone: 425.430. 7382 Public Works Reviewer Arneta Henninger Phone: 425.430. 7298 Fire Prevention Reviewer: Dave Pargas Phone: 425.430. 7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 City of Renton Planning Division JUL -8 2U1D Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly · amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). ~ fa;j ~ R ' R-8 R-10 z R-8 R-10 ... N E-< .. ' . CA \ \ .--i·' • • CA ZONING CA PW TECHNICAL SERVICES 07/15108 IM ' R.a CA .~.:·"~ ,,, . R-B • 2 § ~· < ,! Ra/l • • NAr'J)Ollway CD M RM· M· 1 I f'· I R .LJ RM M·' u M . F3 400 I Feet 0 200 1-tJ 18 T23N RSE E 1/2 1:4,800 5318 • PRr-9-002 LOGAN MIXI;-USE The inforrm1Lion included on this map has bwn comp1le::I by King County staff from a v;1ri1:ty of sourClos and is subject to change w;tJ10ut nctice. King County maKes no repr=nlations or warranties. express or implied, as to accuracy, completeness. timeilness, or fl!,hts to the use of S\ICh infonna'.ion. 'f ·" -;;. -• . ' ·,_ TI1is document is not intendr,ct for 11se as a survey product. Kir.g County shall rial be lmlile loc any general. special, indirect. ir,c1cental, or oonsequent1al ~ d;images i11duding, but not limited to, lost reve'1U8S or lost pmflts resulting from the use or misuse ol thP. infarmafon conlilin!:d on this map. Any sale of , King County this map or inforrruition on Lhis map 1s prnh1b1tec e:r.cept by wntten permission of King Counry. Date: 1/22/2009 Sot;rce; Kir.g County iMAP -Property Information (http:/Avww.metrokc !'.JOVIGIS/iMAP) Renton City Limits Parcels SCALE 1 : 802 ~~ Renton 50 0 50 100 150 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf N Thursday, January 22, 2009 11 :12 AM CITY OF RENTON Planning/Building/Public Works MEMORANDUM DA TE: January 22, 2009 TO: Pre-Application File No. PRE09-002 FROM: Gerald Wasser, Associate Planner, (425) 430-7382 SUBJECT: 109 Logan Mixed Use General: We have completed a preliminary review of 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, Development Services Director, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and are available on the City ofRenton website (www.renton.wa.gov). Project Proposal: The subject property is located on the west side of Logan Avenue South and is composed of two parcels, Parcel No.5696000170 and Parcel No. 5696000169, located at 109 Logan Avenue South. The proposal is for a mixed use development including two buildings, each with four apartment (8 apartment units total), 1,211 square feet of retail commercial/ office space (2,422 square feet of retail commercial/office space total), and 11 partially covered grade level parking stalls on a 0.23 acre site. One new curb cut is proposed on Logan A venue South and access would be via a proposed access easement between the two proposed buildings. Current Use: The proposed project site is currently developed with a single family residence which would be demolished. Comprehensive Plan: The existing development is located within the Urban Center Downtown (UC-D) Comprehensive Plan Land Use designation. The following policies are applicable to the proposal: LU-216. Uses in the Urban Center-Downtown should include a dynamic mix of uses, including retail, entertainment, restaurant, office, and residential, that contribute to a vibrant city core. LU-217. Development and redevelopment of Urban Center-Downtown should strive for urban density and intensity of uses. PRE 08-109 RPT I 09 Logan Ave South Mixed Us dpplication Meeting January 22, 2009 Page2of5 LU-219. Projects in the Urban Center -Downtown should achieve an urban density and intensity of development that is greater than typical suburban neighborhoods. Characteristics of urban intensity include no or little setbacks, taller structures, mixed-uses, structured parking, urban plazas and amenities within buildings. LU-225. Mixed-use development where residential and commercial uses are allowed in the same building or on the same site should be encouraged in the Urban Center -Downtown. Incentives should be developed to encourage future development or redevelopment projects that incorporate residential uses. LU-226. Net residential densities in the Urban Center -Downtown designation should achieve a range of 14-100 dwelling units per acre and vary by zoning district. Zoning: The subject property is located within the Center Downtown (CD) zoning designation in District A of the Downtown Urban Design Overlay. In the Downtown Urban Design Overlay, development projects must follow the design standards for their district as set forth in the Urban Design Regulations (RMC 4-3-100). The Urban Design Regulations are attached to the development standards handout, which is included with other information provided at the pre-application meeting. Properties to the north, south, east and west are also zoned CD. Renton High School is located immediately west of the subject site. Specifically, the IKEA Performing Arts Center and surface parking abuts the site on the west. Density: The minimum housing density in the CD zone is 25 dwelling units per acre and the maximum is 100 dwelling units per acre. Density bonuses up to 150 dwelling units per acre within the CD zone are allowed with an Administrative Conditional Use Permit. The proposed project would have a density of 43.5 dwelling units per acre which is within the allowed range. Development Standards: The following standards apply to new development on the site. A copy of the development standards, RMC 4-2-1208, can be found in the packet given to the applicant at the pre-application meeting. Lot Size, Lot Width/Depth, Lot Coverage -No minimum lot size, width/depth or maximum lot coverage are required in the CD zone. The applicant has indicated that lot size of the proposed project is 10,000 square feet (0.23 acre). Setbacks --Setbacks are the distance between the building and the property line or any private access easement. CD zoning abuts the subject property on all sides. No minimum or maximum setbacks are required of the proposed project. The applicant has indicated that there would be 5-foot side yard, 0-foot front yard and 14-foot rear yard setbacks. An existing detached single family residence located abutting and immediately to the south of the subject 7 site appears to extend to the common property line. at,,. Ft= 'Zd--'6 · Building Height --The maximum building height in the CD zone i~ and 5-stories. Building height is the vertical distance above a referenced datum measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the gable of a pitched or hipped roof. The applicant has indicated that the proposed apartment building would be 3-stories including ground floor retail/office and open parking. PRED09-002 I 09 Logan Ave South Mixed U January 22, 2009 Page 3 of5 :application Meeting The proposal would appear to be 2 separate units when viewed from Logan A venue South, and would have a height of35'-l l"which complies with the height requirements of the CD Zone, Landscaping --Setback areas shall be landscaped unless otherwise determined through the site plan review process. The landscape requirement does not apply if the setbacks are reduced. A conceptual landscape plan would be required with formal project submittal. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-090.C.8. In addition, the architectural design of any structure enclosure shall be consistent with the design of the primary structure on the site (RMC4-4- 090.C.7). Approval of the proposed locations of dumpster areas by Rainier Waste Management is recommended prior to the submittal of the formal land use application. The site plan application will need to include elevations and details for the proposed methods of screenmg. Refuse/Recyclable Areas --For multi-family developments a minimum of 1.5 square feet per unit for recyclable deposit areas and 3 square feet per unit for refuse deposit areas are required. A total minimum are of 80 s.f. is required for refuse and recyclables deposit areas. Because the proposal is for a mixed use project, further requirements for non-residential or retail develop are contained in RMC4-4-090E4 and 5. In retail developments, a minimum of 5 s.f. for every 1,000 s.f. of building gross floor area is required for recyclables deposit area and a minimum of 10 s.f. per 1,000 s.f. of gross floor area is required, with a minimum area of 100 s.f. of recyclable and refuse area. The pre-app submittal indicates that the trash/recyclables enclosure would be located at the rear of the site, along the west property boundary. The size of the area appears to be approximately 9' x 18', or 162 square feet. This is less than the required minimum for each use (180 square feet), but may be considered to be appropriate given the mixed use nature and scale of development. Access and Parking: Each lot must have access to a public street or road (RMC 4-7-l 70B). For lots not abutting an alley no portion of covered or uncovered parking shall be located between the primary structure and the front property line. Parking structures shall be recessed from the front fa~ade of the primary structure a minimum of2-feet. The submitted site plan indicates a 20-foot driveway from Logan Avenue South. Under-building and surface parking are shown in the rear portion of the site. The number of off street parking spaces required for residential uses is 1 per dwelling unit within the CD Zone. Eight (8) parking spaces would be required for the residential use. In addition, the[2,422 square feet/of commercial use would require a maximum of 1/1,000 square of 11et floor area, wtth no mmimum requirement (based on our understanding that the commercial uses would not be recreation or have a drive-thru component). Eight to I 0 parking stalls are required, the applicant is proposing 11 parking spaces. Therefore, a reg nest for modification of parking standards would be required for greater than the required number. Staff is supportive of this parking modification. Design -The site is subject to the Urban Center Overlay District Regulations, District A (RMC 4-3-100). These regulations contain both standards and guidelines that affect site planning and architecture including building and parking siting, design and materials, PRE009-002 109 Logan Ave South Mixed Us application Meeting January 22, 2009 Page4of5 modulation, common open space, access and parking. Several standards are directly applicable to this project and should be considered thoroughly before a detailed design is finalized. Within the regulations, the intent of each element must be met and clearly demonstrated by the project. The "Minimum Standards" for Design District 'A' are required. "Guidelines" for District 'A' are suggestions of how the intent may be met, but are not required outright. From the cursory review conducted by staff for the purposes of the pre-application meeting, it appears that the proposal can satisfy the minimum standards of Design District A. Sensitive Areas: Based on the City's Critical Areas Maps, the site is located in a Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. Cultural Resources: In addition to the geotechnical analysis, the applicant may be required to submit an archeological resource reconnaissance or survey of the site due to the potential of archeological resources present on site. This report will not be required at the time of formal land use application, however it may be required at a later time based on comments the City receives from the State Office of Archeology and Historic Preservation. In order to complete this report, the applicant will be required to hire a state approved archeologist to conduct the site investigation and prepare a report to the State Office of Archeology and Historic Preservation. Environmental Review: The proposed project would be subject to Environmental (SEPA) Review as the proposal would result in the construction of more than 4 new dwelling units, and is therefore, not Categorically Exempt per WAC 197-11-800. Permit Requirements: The proposal would require: Administrative Site Plan approval; and Environmental (SEP A) Review. The land use and environmental review would be processed concurrently, and would be completed in approximately 8 weeks from the time of submittal. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. + A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; + A Fire Mitigation Fee based on $388.00 for each new multi-family unit; and $0.52 per square foot of commercial/office. + A Parks Mitigation Fee of $354.50 for each new multi-family unit. A handout listing all of the City's Development related fees in attached for your review. Fees: The Administrative Site Plan Review fee is $1,000.00 and the Environmental (SEP A) Review fee is an additional $500.00. PRE009-002 109 Logan Ave South Mixed U eapplication Meeting January 22, 2009 Page 5 of5 Please see the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of the fees. A handout listing all of the City's Development related fees is also attached for reference. cc: Jennifer Henning PRE009-002 DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM January 22, 2009 Jerry Wass er Amela Henninger -ext 7298 If# Utility and Transportation Comments for LOGAN A VE APT Pre 09-002, 109 LOGAN A VE S PARCEL 5696000170 & 5696000169 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. We have completed a preliminary review for the above-referenced development proposal to build 3 story, 4 unit apartments over grade level office/retain mixed use located in Section 18, Twp. 23 N Rng 5 E. The following comments are based on the pre- application submittal made to the City of Renton by the applicant. WATER: lc;"'\,..lG,f2-· • There is an existing 1 O" CI watermain in Logan Ave S. See City of Renton water drawing W2157. • This site is located in the 196 water pressure zone. The static pressure is approximately 70 psi at the street level. • Per City of Renton code if the fireflow exceeds 2500 GPM the fire hydrants shall be served by a main which loops around the building or complex of buildings and reconnects back into a distribution supply main. • Per the City of Renton Fire Marshall the preliminary fire flow on this project is 2500GPM. • If the fire flow remains at 2500 GPM a primary hydrant shall be located within 150 feet to the front of the building and two hydrants shall be located within 300 feet to the front of the building (if not existing). This distance is measured aloni a travel route. if rievv -IA"-.,, +o -be.-OV\ -sc...,,...,e '5\&€-o"t • All fire hydrants must be capable of delivering a minimum of 1,000 GPM and be brought up to current code including a Stortz fitting if not existing. • The project is required to be sprinklered throughout the buildings. A backflow prevention device (DDCV A) is required for the fire sprinkler system (refer to City standard details) for external DDCV A in vault or for special requirements for DDCV A inside the building. PRE 09-002 Comments.doc st-. Logan Ave Apt Preap Page 2 of2 • The project shall provide separate domestic water meters for the office/commercial and for the apartment complex. A Reduced Pressure Backflow Prevention Assembly (RPBA) will be required behind each domestic water meter for the commercial building. • Project shall install a separate irrigation meter and Double Check Valve Assembly (DCV A) for the landscape. • Water System Development Charges are based on the size of any and all domestic water meters. These fees are collected at the time a construction permit is issued. • 1/'W\\.'.l",,-\-C J'\-' e,a. p €.,I( l <,. 't • VV\,e:t-e..V'" SANITARY SEWER: • There is an existing 8" sanitary sewer main in Logan Ave S. • The applicant needs to show how the project is served with private sanitary sewer, one per building. Minimum sidesewer pipe size is 6" and minimum slope is 2%. • Any use in the building subject to oils or grease shall require the installation of a grease trap as determined at the time of plan review. • Sanitary Sewer System Development fees are based on the total number and size of the domestic water meter. These fees are collected at the time a construction permit is issued. "y STREET IMPROVEMENTS: • Curb, gutter, sidewalk and street lighting on the project side will be required if not existing. • Engineering plans will need to be submitted for the new driveway approaches along with any new or repaired sidewalk. STORM DRAINAGE: • There are storm drainage facilities in Logan Ave S. • A conceptual drainage plan and report is required to be submitted with the formal application for the project. • The drainage plan is to be designed per the 1990 King County Surface Water Drainage Manual. • The Surface Water SDC fees are $0.405 (but not less than $1,012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. PRE 09-002 Comments.doc CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: January 22, 2009 TO: Jerry Wasser, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for 109 Logan Avenue South Mixed Use 1. 2. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required. One within 150-feet and two within 300-feet of the building. It appears adequate fire flow is available on Logan Avenue South from an existing 10-inch water main. Any existing hydrants used to satisfy the requirements shall meet current fire code including 5-inch storz fittings. h0e.z, "S ~c\ ~ ~ t ov II'\.~ C,CYl'\-e.v-&-l •,-u/~ . G:::l.v\ k)e.. ~--S 'i>lY'e eJT'. Fire mitigation fees areapplicable cit the rate of $0.52 per square foot of commercial space and $388.00 per multi-family unit. No charge for covered parking area. This fee is paid at time of building permit issuance. Total for the two buildings would be $4,363.44 3. Approved fire sprinkler and fire alarm systems are required throughout both buildings. Dry standpipe required in the center stairway. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways appear adequate. Fire lane signage required for the on site roadwa~. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. CT:ct Loganmu See attached sheet for the format in which to submit your plans. Re~-~Jn Fire Departmen. I PRE-FIRE PLANNING I In an effort to streamline our pre-fire process, we are requesting that you submit a site plan of your construction project in one of the following formats which we can then convert to VISJO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.af3 ABC Flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawine.dwe AutoCad Drawinv.dm Comouter Graohics Metafile.cgm Corel Clioart Format.cmx Corel ORA W! Drawing File Format.edr Corel Flow .cf! Encaosulated Postscriot File.ens Enhanced Metafile.emf IGES Drawing File Fonnat.igs Graohics Interchange Format.gif Macintosh PICT Format.net Microl>l'afx Desi=er Ver 3.1.drw Micrografx Desicmer Ver 6.0.dsf Microstation Drawing.dm Portable Network Graohics Fonnat.nnf Postscript File.us Tae Imaee File F onnat. tif Text.txt Text.csv VISIO.vsd Windows Bitrnan.bmn Windows Bitrnao.dib Windows Metafile.wmf Zsoft PC Paintbrush Bitrnao.ncx PLANNING DIVISION WAIV t OF SUBMITTAL REQU :MENTS FOR LAND USE APPLICATIONS City of R Planning Denton ,v,s,011 Parking, Lot Coverage & Landscaping Analysis 4 /iS)= - PlaR Reduc::llllrii (PMTii)/ .· . . ·· .• ·.·• . ............... \ .···••••••••• •...•••• · •..• ··•·· •.. 1 ·•.·•·· ..•.••••..••.. ·=: :·~.r'll f.l ··n·---... _, ·. ·• .. . -! Ls;// . Plat Name Reservation• ....•.. ·• ··.•·•· ·.· ... ······.· ··.··' ........•..• , 1•··· ...-,-c ...••.• ~ .. ···.· ........ ·•·•·· .• • .. · . ... .. •. · .. • ·.·····.···· P,o~t:ag~4:-_ ::':. . : ::_ .. _: :':: .. · __ : : : .:·:-. :: : ,: ., :. I''·;:'::::: .. :·_: :, ;:. · ,: . =-··. :>:-: ·. , ___ · ,: : .:: : ._.·,:: .. ' . :/: .-: :. Preapplication Meeting Summary 4 PJ!JJ~ \N6r1<s Awova{~etie,', -.. • •·• .· .. ·.•••·•.· •••••·• / / ·• / . . .. . .... . / . •• ....... ·· ..... ·.·. ·• .. · ... • ••. · ·· .· . . .... •• .. ·····• •• .. ··• Rehabilitation Plan 4 ~ieening Q<!ctall • · ··.•·· •• •· . •··.· .. • ': :,·.··=-·<· :,:~·,:.: :~~ .: >:: • .. · .. · ........ ,........... .... · .. • .... .. : ·;: ': :: ·:: . :: . :-. :· : : .. :, . :-.: .. :· ;'.:. ' .. : · .. Site Plan 2 AND• Stream or(ake study; $\adctatd 4 . •. • . ? i < I .· •·· • ....•. •• · · .· ·. . . . ·.· . ·. .· ... • •• . · ·. · .· · .. i · ·.. ) . . ...... . . .. . . · • •••••• Stream or Lake Study, Supplemental 4 Str~.or L~~e Mitigati9o Pia~ 4 . Street Profiles 2 •• • ••• . . ; . ; ' : :._:. __ : .' '' Tltle Report or Pla!Certifk:all! 4 • • . • ~ .• • •· •••·• < •... · . •··· Topography Map, Traffic Study 2 ·. ••· ··•• ••. •·•·.······• .• •.• • . Tree Cutting/Land Clearing Plan 4 Utilities Plan, Generalized 2 ::----: '' ,·.: . -:.,-::·:· -·.:---C:-l{vetf;mds Mitigati,:mPliin,Fina14• Wetlands Mitigation Plan, Preliminary 4 Weilands Report/Oelinefatli<m. 4 Wireless: ·.. ...• ••. >< ,\\\\/ . ... .. ... , ••• ·It~ . ... -\ .............. ·. ... •··•·••··. > ..•.. Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND, Photosimulations 2 AND 3 . ' . ': : : .. : : ; .t; .. '-_ ... · '.": . . _-.. -·-_:= . . ·. . - .· .-. , :,·: .:, ·:'. ·'··:. ::: : ·. : . ' ' : : .. • ........ ···.· ..... ·· •.. . . . ······· .. · ... • ...... . . ............... . ... · .... . . . . .. · .. . ,' ·: · . : ,:, . . .. : .· ·. ·. . . . This requirement may be waived by: 1. Property Services Section PROJECT NAME: __ /_b_'i_L_ • ....,Jc_""""' __ ""-_~_~ __ U_>,C_ 2. Public Works Plan Review Section 3. Building Section 4. Planning Section DATE: ___ 1/,__"-_2-+/-6--1-1---- Q:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs.xls 02/08 . 03/23/2009 MON 11, 11 FAX 4254307300 City of Renton DS/EDNSP PLANNING DIVISION WAIV . OF SUBMITTAL REQUII MENTS FOR LAND USE APPLICATIONS IZJO O 2 IO O 2 ;:'::::;::r:::1::;i~::;:;~•=~=~~!::::::::::::::::;:::1:i~ffl::;:: ;::~~::~;: :,:,:::,:~::i~:::;:;:;::;:;::s~m~~::::::::::::::;:;~:~::::;::;:'. Ca/culatiOns , ~m&;.;;Maj.iji!m~:Bi®~af:~;~:i;::;,:=];~:;:~i:~!;~;~:~;~:!:;:J:1;·;igJ~~g~~~~i:::: ~1:;;!:~~::ii~\!i'.:'.;~~f:~:~~1~ ~:;i!~;:'.:~;~;'.1'.i~;[;~~::i~!~: !;;;;::;:~:~:~;~ii~:'.1'.;!;:;'.1'.:~r~m~~'.1'.1'.l~~;~::~'.;:~:=:~~~g;\!:'.:!'.'.;:i:;'.::;'.t:~!i~~~'.~'.'. Construction Mitigation Description 2 AND, Density Worksheet< ~~e;~~Pi~~~~:'.:'.;'.;;~;:;:;:;~:~:'.'.:~:~;?~;;~~;~;~;:;:c:::::;~;~~;:;:;'.;'.: :;'.~::'.:~:~:::;:;:;~;;:;'.;;:;'.'. ~:~:'.~:~;'.::::;:;;:~;~~~-~;::;:; :;;~;~;;;;:!'.~:~:~:~;;;~;;;~;;;'.:;;~~!};:;:;;;;~;;;:~:~:::'.::~:>::~::;:;:;\~:'.;~;~~'.::~:~;; Drainage Report 2 Environmental Checklist , Existing Easements (Recorded Copy)• Floor Plans •AN>, Grading Plan, Conceptual , G~i'ldit,g,fflao/Mte~":,:,:,,,,:.:,:;.;,:, ,;,: :,:;' :::;:,,.:•::,~; :,::,,:,,,,,:,,,,,,,,,;,:,, ,._,,,:, :::,:,,,,,,,,;,,,::: ,,,:.:,;,!;:,'"' ,: '.''''::''''''; ,r,:;i;,:,,,,,,,,,,,,;, ,,;;;:, ,,,;:,,,,,.:,:: Habitat pata Report< :' ,'7/" g?/ A./ ~f'i~~!il!fuJ~~@t:,:;,;,::;,:,::;:::;',;/;,;,::,:,:c:;;;':::~ /::j,:,:,,i;:,:,:::;::::,:,:,:;; ,•:•:,:-':,:;,,;:;,',';;,, ',;; :::;,:\:;/,;;;::,;:::'::;::,: ,,,:,:;?::::::;:''/;i::;;,;,;::i:;:::,:';,::/: Irrigation Plan 4 ~1~~#.~~~r~j~P-=~~~~ijg~~~:~~;i;.~~~~~i;il ~;1i1~;:;~:1i;~;~~;;~~!~r~:~;!~ :~::;~;~~;~:i~i~~.:;;~;~;111~i~[! ~!i~;~1~;~~i:~~;;~i=;:;!Ji:~~~:::;:;~~i;ir!i;i~~;~rl~!~~ii~1~;~~r;1~~~~::~~:~:~;~~~;:;:·:~-~:;;::; Landscape Plan, Conceptual• Ui~diAAile:pij~~,o~ikiai'.'."'''''':··'···::,': .. ·:·:·,,··::·.·' · ,:,::,,,,,:,::, ,··., :·,,:,·' ...... · .. , ,,.. ·· ,, ''. :. :·' '·_·:·,.,.,.,,,.,:·:·:·"· ·::,:· ':'':·,, · ,·· ,·,·::',:: Legal Description, ~i#:#fsiiii'~ili~din{i:~~ify:~~ : . ; :':): ;;::::,:,:,r:<?;:;,:,:::::~,; :<:: ; :: ::;::::::: ,:::::;,::;::},:::: ';;::::;,,::::::a:/?:::,:,:,:,:•:::::?\ ;:: Mailfng Labels for Property Owners , ~,:ct,~~imt~i@~~m~~,;,;,:,?<:::::'':::::::::::' ,::,,;:,;:::::::/''::' :\::/,!:\;;;',/'''~' \/i \:i::;)::/j:\\i:;\,::,,::n'\\il;,;,:•,,,:,:::/:: Master Application Form , ~lii1'@.i(9.:l~ti?.!'i~:P,~;~\IW-1F ... ·_:,• ;::::;:,:,: :.:.:; ::;::,:.::.;,;;:::, ;;:;.:.:.: ::,:::;: :::;::; : ;:,;,;::.:::::::;:; .. :,,,.:,:.::;;:::;,.:.:_:,::;:::,:::;:;:;;::,; ,:. :::; ; Nefghborhood Detail Map , This requirement may be waived by; 1. Property Services Section PROJECT NAME: ..L.=::oc....q-'--..l..d~~L__JL!...!!.!_,O.'.e Uc;~ 2. Publfc Works Plan Review Section 3. Building Section DATE: ~ 4. Planning Sec6on Q:\WEB\PW\OEVSERV\Fonns\Planning\wal"""'1su:,01illlllreqs.>ds 02/0I! 03/23/2009 MON 11,11 FAX 4254307300 City of Renton DS/EDNSP , -PLANNING DIVISION WAI\ ., OF SUBMITIAL REQUI :MENTS FOR LAND USE APPLICATIONS Parking, Lot Coverage & Landscaping Analysis • Plat Name Reservation • Preapplication Meeting Summary 4 Rehabilitation Plan • ~~61ig~jf~;.;;~;~;i;~;i;~;;;;;;_:;;~~~;~;;;f;~;~;~;!:);;;i:~;;;;;~;;;;~~;~;~;~;;;~;;~· ;~;;~~~:;;~~;~;~::~;:~;:;~;~;~: ::;::~;.;;;:;:;:;::~::;:;::;;;:; ;;;;:;:;;;;::;;~:;:;;;;;;;:;;;;~;;;;;;;;;~;~;~;~:;;;:;;~:~;~~::;:;:;;::;:;.~:;;;;:;~:;:;:;:;;~;;: Site Plan • .v,g , , t:71 ~i~tWf~~iti;!~~\:/i:It?\11it !~;f~:::: ::'\')/,\i(t {{i!/:-:;::{{;{::!/':;c;:'i).1(,',;:(i{:i;,::\~1,,;;: Stream or Lake Study, Supplemental• 3;-~~4:~J,.,.,,+c====h=========~==-d ajjiiiif~~:t~~~!ii1.ii~~:~~!~il}!?}i: ':!}}:I:~ ·_ :: , "' .. '' ,·:::/:/: ii//:/''\ :::\i ::::::,:::\ (i!:\t·t:::::1: (I '/:' :/:(I } i\\ii:):: / Street Profiles 2 ' i)r\\. 1-\_r• ,""r'n! -~ ~ ,.,.. -.,,-, , m~:@iP.~~b.r:P@f~~~J:fi\':::::::::}i?\\:/i'???:/=:;t;:::\:;::: :??:' ://:\;:::; )~{/I/};)'!:)':?:tt::;:,;::::t:n \)?:/{\ Topography Map, Tree Cutting/Land Clearing Plan • Uttlities Plan, Generalized 2 . Wireless: Applicant Agreement statement 2AND• Inventory of Existing Siles 2 ""°3 Map of Existing Site Conditions 2AN0, Map of View Area 2 AND, Photosimulatlons 2 AND , This requirement may be waived by: 1. Property Services Section PROJECT NAME: __ I _b_'i_L_•.,_J......., __ ,,..._~ ___ V_s£ __ 2. Public Works Plan Review Section 3. Building Section 4. Planning Section DATE: __ _. 1/'-"2--'2-+-/-1-+1---- Q~WEB\PW\DEVSEFlV\FormslPJanninp\waivorofsubmlttalreqs.xls 02/08 DENSITY WORKSHEET c· lty ot A Piann ento 1nr, 0 . n City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: square feet lr.:A-0 square feet square feet 2. ['7 4-0 3. 1b3w ::t 1Vj · s100 JUl -,? !U/0 square feet square feet square feet 4. Divide line 3 by 43,560 for net acreage: 4. ' !9 ______ acres \0 5. Number of dwelling units or lots planned: 5. ______ units/lots 6. Divide line 5 by line 4 for net density: 6. ___ = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. H:·.Fo1ms·.P\anning·density.doc . I -OJ.08 Project Name: Permits Required: Project Location Zoning: Current Use: T H E RONHOVDE ARCHITECTS L L C 109 Logan Ave Mixed Use Project Narrative 109 Logan Ave Mixed Use, 2 SEPA, Administrative Site Plan Review, Building Permits 109 Logan Avenue South CD Center Downtown Overlay District "A" 1 single family residence at exists at 109 Logan and the adjoining lot is vacant. Soil Type: Silt, Sand Alluvial Gravel Deposits Parcel numbers: 5696000170, 5696000169 Proposed Use: 1 O Apartment dwellings and 4 mixed use retail/office spaces Access: Curb cut via Logan Avenue South Proposed Off Site Improvements: New curb cut and sidewalk repair Est. Const Cost: $1,200,000 Est. Fill Export: Approx. 500 cu. Yds. Trees Removed: No signHicant trees exist on site Dedications to City: None anticipated. Parcel numbers: 5696000170, 5696000169 Comp. Plan: UC-D Urban Center Downtown Bldg. Construction: Type VB-Sprinkled Apartment IBC Occupancy Classification: R-2 apartment over B/M Mixed Use Approx. Bldg. Areas (total): 2,422 SF retaiVoffice space, 11,268 SF apartments Stories: 3 story including ground floor retail/office and open parking Height: 36 • 40 FT per Renton Method, 95 ft allowable Dwelling Untts: 10 total comprising 1 or 2 bedroom units Exterior Material: Painted Siding, Colored CMU or Brick Parking: 11 stalls provided, 10 required see A0.1 for tabulation Parking Lot: Asphalt Paving Utilities: All required utilities are stubbed on-site or are available in ROW The proposed development is for construction of (2) 3 story, 5 unit apartments over grade level office/retail mixed use space proposed on each lot with a common shared access and utility easement between the lots. The properties will also share a common trash enclosure. Apartment units extend partially over the grade level parking area. 14900 Interurban Ave. S., #138, Tukwila, WA 98168, PH. (206) 859-5500 FAX. (206) 859-5501 T H E RONHOVDE ARCHITECTS L L C City of R Pfannfn e_nton g 011,,sion JUL -8 . tUiO 109 Logan Ave Mixed Use Urban Center Design Overlay Distri<?t Report Zoning: Pedestrian Building Entries: Transition to Surrounding Development: Location and Design of Parking: Vehicular Access: Pedesbian Access: Common Space: Landscaping: Building Character/Massing: CD Center Downtown Overlay Disbict "A" A pedestrian building entry to the ccmmercial/retall mixed use portion of the buildings exists for each building. The entries face Logan Avenue South. Separate enbies to the apartments also exist for each building. These entries are separate from the ccmmercial/retail mixed use enbies and are located near the parking areas. The commercial/retail mixed use entries are emphasized by use of overhangs and storefront style glazing. The entrances to the apartment units are private. This project is 3 stories and is residential In appearance and scale. The surrounding development Is In transition from single family homes to more Intensive mixed uses. This project is in character with nearby new and older uses. This Is a 2 building project with Identical buildings proposed for (2) adjoining lots. The parking areas are located to the rear of the properties away from the street. There is no parking proposed between the building and the street. The parking will be shared. Vehicular access is via a single shared curb cut and access easement ccnnecting the street to the parking areas located to the rear of the properties. Pedestrian access to the mixed use areas is via separate entries adjoining the street side property line and accessed directly from the sidewalk. Pedestrian access to the apartments is via separate sidewalks from the city sidewalk to the entrances behind the mixed use portions. These sidewalks are located on each side of the access easement. These are separate ownerships on 2 separate parcels. Each building will have 5 dwelling units. The common space requirement starts wllh 1 o dwelling units. This project is below the threshold for requiring common space. All pervious areas are landscaped. The landscaping will meet the minimum standards as outlined in 4-3-1 OO(H). See Landscape plan. All building facades facing the street contain massing modulation and varying building materials. The modulation/massing are in excess o1 the standards outlined In 4-3-100 (I). The modulation includes 111\;ade setbacks, pitched roofs, deck recesses and overllangs. 14900 Interurban Ave. S., #138, Tukwila, WA 98168, PH. (206) 859-5500 FAX. (206) 859-5501 T H E ROl•lHOVDE ARCHITECTS L L C JU1 --f! !/IJO 109 Logan Ave Mixed Use Construction Mitigation Description Proposed Construction Dates: Hours and Days of Operation: Proposed Hauling Routes: Noxious Characteristics Mitigation: Special Hours: Traffic Control Plan: Construction is expected to begin upon obtaining all the necessary permits. St.art dates are undetermined at this time, but construction is expected to take less than 1 year. Construction operations will conform to the hours set forth in City of Renton ordinances and will not take place on weekends. Operation of the mixed use areas are anticipated to take place during normal business hours consistent with the type of business occupying the space. The type of business is unknown at this time. The apartments may be occupied around the clock. Construction material hauling is expected go from the site in a southerly direction on Logan then east or west on South 2"' Avenue to Rainier Avenue or Grady Way. This project will comply with all Renton regulations regarding transportation, construction, noise, dust, mud and other noxious mitigation measures. No special provisions are anticipated. No special hours for construction or hauling are anticipated. A traffic control plan is not anticipated to be necessary but will be submitted with the permit plans ff required. 14900 Interurban Ave. S., #138, Tukwila, WA 98168, PH. (206) 859-5500 FAX. (206) 859-5501 ENVIRONMENTAL CHECKLIST A) BACKGROUND: 1) Name of Property Owner: Singh/Kamoh Partnership 2) Name of Applicant: Angie Singh/ Amrik Kamoh 3) Address and Phone Number of Applicant and Contact Person: 13955 Interurban Avenue South Tukwila, WA 98055 206-431-0953 206-439-6860 (fax) Name of Agent Preparing Checklist (Project Contact Person): Tor-Jan Ronhovde, Architect The Ronhovde Architects, LLC 14900 Interurban Ave. South, # 138 Tukwila, WA 98168 Ph. 206-859-SSOO Fax 206-859-SSOI 4) Date Checklist Prepared: June 2010 5) Agency Requesting Checklist: City of Renton 6) Proposed Timing or Schedule(lnclude phasing if applicable): City of Renton Planning Division JUL -8 ZUIO Construction to begin upon obtaining the necessary permits with completion within l year. 7) Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes, explain. No 8) List any environmental information that has been prepan,d, or will be prepared directly related to this proposal. Soils Report 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. No current pending applications. 10) List any government approvals or permits that will be needed for your proposal, if known. Building permit, administrative design review, utility extensions. 11) Give a brief description of your proposal, including the proposed uses and the size of the project and site. This SEPA checklist is being prepared in conjunction with a site plan review application. This checklist will address the completed project. This proposal is to construct a pair of 3 story mixed use apartment/office buildings on 2 adjoining 5000SF lots. Each building will contain 5 apartments on the 2nd and 3rd floors and a retail/office mixed use space on the ground floor and second. The commercial spaces will front Logan Avenue. This proposal will include utility extensions, site work, paving and grading, landscaping. There will be parking provided for approx. l l vehicles. This project will remain (2) separate ownerships but will share access, parking and utility easements. An existing single family residence will be demolished. 12) Location of 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 the proposal occurs 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. This project had a pre-application meeting on Jan. 22, 2009. The pre-application file number is PRE09-002. The parcel numbers are 5696000169 and 5696000170 The address is 109 Logan Avenue South. City of Renton. 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)? Generally flat throughout all portions of the property. 2 C) What are the types of soils found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to a preliminary soils report prepared by Geotec Consultants the predominant soil is loose alluvial sand silt. No farmland. D) Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No E) Describe the purpose, type and approximate quantities of any filling and grading proposed. Indicate source of fill. The site has been previously rough graded. Export of less than 500 Cu Yd of material is anticipated. F) Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No. An engineered soils erosion and sedimentation plan will be submitted with the construction plans. G) About what portion of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approx. 70 -80%. H) the earth. Proposed measures to reduce or control erosion, or other impacts to See item "F' above. 2) Air: A) What types of emissions to the air would result from the proposal (ie: dust, automobile, odors, industrial, wood smoke) during construction and when the project is completed? If any, generally describe. Dust and equipment exhaust during construction and auto and truck exhaust after completion. Quantities are unknown. B) Are there any off-site sources of emissions or odors that may affect your proposal? If so, generally describe. No. C) Proposed measures to reduce or control emissions or other impacts to air, if any: None. 3 3) Water: A) Surface: 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): H yes, describe type and provide names. If appropriate state what stream or river it flows into. The Cedar River is approx. I 000 feet from the property in a northeast direction. No. 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. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Not applicable. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. 6) Does the proposal involve any discharges of.waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. Stonn water will be detained and treated per an engineered storm system that will discharge into an approved storm water collection system. Quantities are unknown at this time. No. B) Ground: I) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. 4 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing any toxic chemicals; agricultural, etc.). Describe the general size of the system, such as the number of such systems, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) is (are) expected to serve. Not applicable. C) Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Storm water runoff from impervious surfaces (roofs and paving areas) will be collected, detained and treated· in an engineered storm system existing on site and distributed into the City of Renton Storm Drainage System. No. 2) Could waste materials enter the ground or surface waters? If so, generally describe. D) Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: None in addition to those previously described. 4) Plants: A) B) Check or cirile 7pes of vegetation found on the site: Deciduous tree: Ide , maple, aspen, other. E een tree: fir, cedar, pine, other. : . Pasture: Crop or grain: Wet soils plants: cattail, buttercup, bullrush, skunk cabbage, other: Water plants: water lily, eelgrass, milfoil, other. Other types of vegetation. What kind and amount of vegetation will be removed or altered? The site has been previously filled and graded. All existing landscaping and plant material will be removed during construction and replaced. 5 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 site, if any. Any new landscaping will make extensive use of native plant materials. 5)" Animals: A) Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, bongbird4 other: Mammals: deer, 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. C) Is the site part of a migration route? Not known. D) Proposed measures to preserve or enhance wildlife, if any: None. 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. Natural gas or electric for heating and cooling, electric lighting. B) Would the project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. C) What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control impacts, if any: The completed project will exceed the requirements of the current Washington State Energy Code. 7) Environmental Health: 6 A) Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? H so, describe. No. 1) Describe special emergency services that might be required. None known. 2) Proposed measures to reduce or control environmental health hazards, if any: None. B) Noise: 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic from adjacent roads will be noticeable but will not affect the operation of this proposal. 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? Short-term construction noise, long-term vehicle noise generated by the users of the project. 3) Proposed measures to reduce or control noise impact, if any: None, the adjacent roadways generate more noise than is anticipated to be generated by the completed project. 8) Land and Shoreline Use: A) What is the current use of the site and adjacent properties? The south parcel is vacant the north parcel has an existing single family residence that will be demolished. The north, east, and south properties are single family. The west property is a parking lot for a school. B) Has the site been used for agriculture? H so, describe: No. C) Describe any structures on the site: I single family rental residence. D) Will any structures be demolished? I single family rental residence. 7 E) What is the current zoning of the site? CD Center Downtown w/ district "A" of the Downtown Urban Design Overlay F) What is the current comprehensive plan designation of the site? Urban Center Downtown. G) If applicable, what is the current shoreline master program designation of the site? Not applicable. H) Has any part of the site been classifies as an "environmentally sensitive" area? If so, specify: No. I) Approximately how many people would reside or work in the completed project? Estimate approx. up to 16 residents, 4 -8 workers .. J) Approximately how many people would the completed project displace? 1 family, numbers unknown. K) Proposed measures to avoid or reduce displacement impacts, If any: None. L) Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will comply with all current zoning requirements, no variances or special conditions approvals are anticipated. 9) Housing: A) Approximately how many units would be provided, if any? 10. B) Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. I housing unit eliminated. C) Proposed measures to reduce or control housing impacts, if any: The project will increase the housing opportunities. 8 10) Aesthetics: A) What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The building is not anticipated to exceed 40 feet (three story). The exterior building material is anticipated to be painted or stained siding and stucco or stone veneer. 50 feet height is allowed in this portion of the airport zone. B) What views in the immediate vicinity would be altered or obstructed? None. C) Proposed measures to reduce or control aesthetic impacts, if any: None. This project will enhance the existing aesthetics. 11) Light and Glare: A) What type of light or glare will the proposal produce? What time of day would it mainly occur? The project will require parking lot and building lighting during normal business hours. B) Could light or glare from the finished project be a safety hazard or interfere views? No. Parking lighting is below the 2"' floor residential units and will be shielded from spilling into adjoining properties. C) proposal? What existing off-site sources of light or glare may affect your None. D) Proposed measures to reduce or control light and glare impacts, if any: The project will use shielded light source luminaires for parking lot lighting and building lighting. 12) Recreation: A) What designated and informal recreational opportunities are in the immediate vicinity? A school playfield is immediately to the west of the property. B) Would the proposed project displace any existing recreational uses? If so, describe. No. 9 C) Proposed measures to reduce or control impacts on recreation, including recreation, opportunities to be provided by the project or applicant, if any: None. 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 near the site? If so, generally describe: No. B) Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. C) Proposed measures to reduce or control impacts, if any: Not applicable. 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. Access is from Logan Avenue South. B) Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is served by public transit, the nearest transit stop is within 100 yards of the site. C) How many parking spaces would the completed project have? How any would the project eliminate? 11 final parking spaces are proposed. Two parking spaces will be eliminated when the single family house is demolished. D) Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private): No improvements are required. E) Will the project use ( or occur in the immediate vicinity oO water, rail, or air transportation? If so, generally describe: IO No. F) How many vehicular trips per day would be generated by the completed project? If known, indicate when the peak volumes would occur. Approx. 2 trips per employee is anticipated which would result in approx. 4 -8 trips per day. The IO apartruents will generate approx. 34 trips which would coincide with typical commute hours. G) Proposed measures to reduce or control transportation impacts, if any: None. 15) Public Services: A) Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: No. B) Proposed measures to reduce or control impact on public services, if any: None anticipated. 16) Utilities: A) Circle utilities currently available at the site: ~lectriciti), batural gas!,~ tefuse! ~ervice!, ~elephonel, ~auitary seweiJ, septic system, other: . B) Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity, which might be needed: Natural Gas: PSE Sanitary Sewer: City of Renton Water: City of Renton Electricity: PSE Telephone: Qwest Refuse: City of Renton 11 C. Signature: I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent (Agent for Owner) Signature: Name Printed: Tor-Jan Ronhovde, Architect Date: June 2010 12 GEOTECH CONSULT ANTS. INC. Singh/Kam oh c/o Ronhovde Architects 14900 Interurban Avenue South, #138 Tukwila, Washington 98168 " Attention: Tor-Jan Ronhovde 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 r,1,,., pf 1:, c. ···t· ((425) 747-5618 FAX (425) 747-8561 '-' ··" ., .• ,_,11 _Hl IRi i~'. (G L~ II \\J [E [D) July 2, 2010 P-7929 via email torjan@ronhovdearchitects.com Proposal: Preliminary Geotechnical Engineering Considerations Proposed Mixed-Use Buildings 109 Logan Avenue South Renton, Washington Dear Mr. Ronhovde: We understand that our firm 'will be retained to complete a full geotechnical engineering study including subsurface explorations prior to applying for a building permit. This Jetter is intended to provide a brief summary of expected geotechnical engineering considerations for the proposed two detached mixed-use buildings to be constructed on the property. Each of these structures is to consist of two floors over a main level containing commercial and parking space. The main floor would be near the existing grade, avoiding the need for deep cuts. Our firm previously completed a geotechnical engineering study for the adjacent property to the north (103 and 107 Logan Avenue South). We have also completed geotechnical engineering studies and observed foundation installation for several new mixed-use buildings located within a one to 2-block radius of this site. From this previous experience, we expect that the site is underlain by loose soils that have been deposited as sediments from rivers that have flowed through the area. Beneath this is medium-dense gravel. The previous borings conducted closest to the north boundary of this site found 8 to 15 feet of loose, compressible soil overlying the medium-dense gravel. Older structures in the Renton area that are supported on the upper, loose sediments have experienced excessive settlement over their life times. As a result, all new multi- story construction in this area is being supported on foundations that extend to the underlying gravel. Depending on the depth to the gravel soils on the southern portion of the site, it may not be feasible to excavate down to the gravel soils, and the new buildings would· require deep foundations. These foundations would consist of helical anchors or drilled piles. Floor slabs for the buildings must also be carried on competent soils or the deep foundations. Groundwater should not be encountered in shallow excavations. Please contact us if you have any questions regarding this Jetter. Respectfully submitted, GEOTECH CONSULTANTS, INC. rYl-7<,J?J& Marc R. McGinnis, P.E. Principal GEOTECH CONSULTANTS, INC. STORM DRAINAGE ANALYSIS AND TECHNICAL INFORMATION REPORT The storm drainage design requirements applicable to this projeif!Jl~((~J~:!!;VJ/V'{' ., found in the 2009 King County Surface Water Design Manual as moalffe'i::t ,~,,, ' ,I; ,); by the City of Renton. LOGAN AVENUE MIXED USE BUILDINGS , .. , .... RENTON, WASHINGTON for: Angie Singh c/o Ronhovde Architects, LLC 14900 Interurban Ave South Tukwila, WA 98168 May,2010 by Rykels Engineering Group, Inc 28301 183'd Ave SE Kent, WA 98042 ph 253-631-6598 fax 253-638-1982 . n Avenue Mixed Use Buildings, Renton, TABLE OF CONTENTS I. PROJECT OVERVIEW II. PRELIMINARY CONDITIONS SUMMARY Ill. OFFSITE ANALYSIS IV. RETENTION/DETENTION SYSTEM V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN VI. SPECIAL REPORTS AND STUDIES VII. BASIN AND COMMUNITY PLAN AREAS VIII. OTHER PERMITS IX. EROSION/SEDIMENTATION CONTROL DESIGN X. BOND QUANTITIES WORKSHEET, RETENTION/DETENTION FACILITY SUMMARY SHEET XI. MAINTENANCE AND OPERATIONS LIST OF FIGURES AND ATTACHMENTS FIGURES 1. PROJECT LOCATION MAP 2. SCS SOILS MAP 3. EXISTING SITE TOPOGRAPHY 4. PROPOSED SITE IMPROVEMENT PLAN 5. DETENTION SYSTEM IMPROVEMENTS ATIACHMENTS 1. PROJECT LOCATION MAP 2. SCS SOILS MAP 3. KCRTS ANALYSIS FOR LEVEL 1 FLOW CONTROL L, Avenue Mixed Use Buildings, Renton, ' I. PROJECT OVERVIEW Site Location -The area to be developed are two small residential lots totaling approximately 0.23 acres at 109 Logan Ave South, in Renton, Washington. The project is located in downtown Renton adjacent to Renton High school. The project legal description is Lots 7 and 8, Block 3 of Motor Line Addition to Renton, records of King County Washington. Predeveloped Conditions -There is an existing small single family residence and detached garage on the property. The age of the existing house is not known, but it appears to be at least 40 years old. There remainder of the site is well established lawn with some trees. There are no signs of flood, ponding, wetlands or other drainage issues associated with this site. Developed Conditions -The proposed project will include the removal of all existing structures, clearing and grading of the site and construction of two separate two-story mixed use buildings. Each building will have 1,211 sf of retail/commercial office space on the 1st floor and 4 apartment units on the 2nd level. The roof area of each structure will be approximately 3,000 sf, and the site will include a total of 11 partially covered parking stalls with shared driveway access between the buildings. The storm drainage design requirements applicable to this project are found in the 2009 King County Surface Water Design Manual as modified by the City of Renton. Existing Soils -The King County Soils Survey Maps identify the soil types for the subject site as UR, urban fill. II. PRELIMINARY CONDITIONS SUMMARY The following addresses those conditions that pertain specifically to the storm drainage or site improvements issues. Surface Water Drainage Review -The project is required to address Full Drainage Review under the King County Surface Water Design Manual. Full Drainage Review requires preparation of engineering site improvement plan, a Technical Information Report, Erosion/Sedimentation Controls and related information. The project is required to address the applicable core requirements 1-8, special requirements 1-5. A. Core Requirements Core Requirement #1: Discharge at the Natural Location. -The natural direction of flow on the property is to the existing drainage system in Logan Avenue. Drainage in this system flows north to the River. Core Requirement #2: Offsite Analysis -The project is located within an area of long established residences to the north and south, there is no offsite flow to the property from any direction. Runoff from the project will discharge to the existing drainage m Avenue Mixed Use Buildings, Rentrn , system. There are no problems reported with the condition or capacity of this downstream system. Core Requirement #3: Flow Control -Based on Reference 11-A, Flow Control Application Map (attached), the project is required to address Peak Rate Flow Control Standards with Existing Site Conditions and basic water quality treatment, these measures are fully addressed in section 4 of this report. Core Requirement #4: Conveyance System -The project site improvements as proposed include construction of a system of catch basins and storm drainage to collect and convey the runoff to the existing drainage system in Logan Ave. Core Requirement #5: Temporary Erosion and Sediment Control -The site improvement plan lists the basic measures and construction sequence as required to address ESC issues for this site. Core Requirement #6: Maintenance and Operations -The storm drain conveyance system will be privately owned and maintained. A maintenance and operations manual is included with this report. Core Requirement #7: Financial Guarantees and Liability -Once the Engineering plans are approved, the appropriate bonds will be submitted to the City as part of the platting process. Core Requirement #8: Water Quality -Adequate water quality controls can be implemented by collection, and discharge to the existing drainage system. Special Requirement #1: Other Adopted Area-Specific Requirements -Not applicable for this project. Special Requirement #2: Floodplain/Floodway ...: There is no known floodplain or floodways on this property. Special Requirement #3: Flood Protection Facilities -Not applicable to this project. Special Requirement #4: Source Control -Not applicable to this project. Special Requirement #5: Oil Control -Not applicable to this project. Detailed development plans for the site will include site specific oil control measures if required. Ill. OFF-SITE ANALYSIS A. Upstream Tributary Areas -The proposed project is bounded on the west by Renton High School parking lot with an existing drainage system controlling all runoff from the west. The properties to the north and south are older single family homes that L , Avenue Mixed Use Buildings, Renton, do not drain to this site. There will be no inflow to the onsite system from any of these adjacent areas. B. Downstream Analysis -The property will discharge to an existing storm drain system located in Logan Avenue. This underground system flows north to the Cedar River. There are no known problems reported with this downstream system. A. Existing Site Hydrology -There is an existing single family residence, detached garage and driveway on the property, the remainder of the site is in a thick lawn. A visual observation of the property noted no signs of swales, standing water, ditches or any other indication of an existing drainage problem on this site. There is a slight slope to the west. The following was used for the input for existing site conditions. As required by the City of Renton Flow Control Standards, the existing conditions were modeled as follows: B. Table 1 Existina Site Hvdroloaic Characteristics Land Cover/Soils Wetlands Till Lawn Impervious Total Area 0.0 ac 0.18ac 0.05 ac 0.23 ac B. Developed Site Hydrology -The developed drainage system consists of the runoff from future development property. Due to the layout of the property and the covered parking, there is only 2,500 sf of pavement not covered by the roof system. The drainage system is designed to collect all developed runoff from the site, there is no developed area that will bypass the detention facilities. Table 2 Develo ed Site H Land Cover/Soils Wetlands Till Lawn Impervious Total Area 0.00 ac 0.03 ac 0.20 ac 0.23 ac C. Performance Standards KCRTS Analysis -The worksheets and computer runs for the peak flow time series analysis to design the drainage improvements for the project are attached and summarized in table 3. Table 3 Existing and Developed Site Runoff -the releases rate for this site are as follows: 100 yr existing 100 yr developed net flow increase 0.036 cfs 0.101 cfs 0.039 cfs rn Avenue Mixed Use Buildings, Renton. D. Flow Control System -The Manual provides for an exemption from the Peak Rate Flow Control Standards in circumstances where the discharge from the target surface area generates no more than 0.1 cfs increase in flows from the existing site conditions for the 100 year peak flow. Based on this criteria, the project is exempt from the requirement for a detention facility. D. Water Quality System -BMP measures will be utilized for storm water quality runoff from the roofs. V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN Detailed calculations for pipe sizing are attached as an appendix to this report. VI. SPECIAL REPORTS AND STUDIES No special studies have been prepared. VII. BASIN AND COMMUNITY PLANNING AREAS There are no specific drainage development conditions that apply to this project. VIII. OTHER PERMITS The site and drainage improvement plans require approval prior to construction. Construction of the commercial developments will require separate building permits. A Washington State Department of Ecology Stormwater NPDES is not required for this project. IX. EROSION/SEDIMENTATION CONTROL DESIGN The entire site will be cleared graded and filled to the new elevations as shown. A detailed design plan for the ESC measures has been submitted as part of the project submittal. X. BOND QUANTITIES WORKSHEET, RETENTION/DETENTION FACILITY SUMMARY SHEET AND SCHEMATIC AND DECLARATION OF COVENANT The required submittals are included in the TIR. Loi \venue Mixed Use Buildings, Renton, V XI. MAINTENANCE AND OPERATIONS MANUAL Introduction: \01 l.oG~,j The 1.39 acre parcel is located a~ 925 \feleel;ii:ie Ave in the City~ Washington. The maintenance plan is for a commercial/light industrial lot to be developed at some future date. The current project will clear and grade the site and place approximately 4,500 cubic yards of fill to level the property. Also included with the scope of this project is the construction of a storm drain detention and water quality pond for the future development. All future development of the site will be connected to this drainage system. The storm drainage system will discharge to two cell water quality and detention pond located along the east boundary of the property. An outlet control manhole will restrict runoff from the pond to a storm drain outfall that will carry the developed runoff to the existing drainage ditch located along the west side of Valentine Ave to the west. Plan Goal The goal of the drainage system is to collect and treat all of the on-site runoff from the lots, roof downspouts, driveways and streets for water quality by directing the flows through a combination water quality and stormwater detention pond prior to discharge. The detention facilities are designed for runoff volumes up to the 100-year 24-hour storm event. Plan Contents The maintenance program for the ~s:ar;;lla Property Drainage Facilities includes the attached Maintenance Checklists for the components of the site drainage system, a schedule for the required inspections and instructions for the appropriate responses is attached. Plan Updates \2-t~ 1-.J The City of PaOlflt Department of Public Works is to review and approve any changes to this Stormwater Maintenance Plan prior to changes in its implementation. Additionally, any changes in ownership or person of responsibility are to be reported to the City. ?low Frequency Analysis Time Series File:ex.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0. 028 4 2/09/01 2:00 0.019 7 1/05/02 16:00 0.035 2 2/27/03 7:00 0.016 8 8/26/04 2:00 0.020 6 10/28/04 16:00 0.029 3 1/18/06 16:00 0. 027 5 11/24/06 3:00 0.062 1 1/09/08 6:00 Computed Peaks Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annua1 Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.051 6 2/09/01 2:00 0.044 8 1/05/02 16:00 0.062 3 12/08/02 18:00 0.051 7 8/26/04 2:00 0.060 4 10/28/04 16: 00 0.054 5 1/18/06 16:00 0.073 2 10/26/06 0:00 0.]01 1 1/09/08 6:00 Computed Peaks . ..-·:· (__J . ' . I ./ -----Flow Frequency Analysis------- -Peaks -Rank Return Prob (CFS) Period 0.062 1 100.00 0.990 0.035 2 25.00 0. 960 0.029 3 10.00 0.900 0.028 4 5.00 0.800 0.027 5 3.00 0.667 0.020 6 2.00 0.500 0.019 7 1. 30 0.231 0.016 8 1.10 0.091 0.053 50.00 0.980 -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.101 l 100.00 0.073 2 25.00 0.062 3 10.00 0.060 4 5.00 0.054 5 3.00 0.051 6. 2.00 0.051 7 1.30 0.044 8 1.10 0.092 50.00 0. 990 0. 960 0.900 0. 800 0. 667 0. 500 0.231 0.091 O. 980 I ·-------· ---- j I ; ' ' .. %CTION 1.2 CORE REQUIRFMFNTS A. PEAK RA TE FLOW CONTROL ST AN DARO AREAS City of Renton The peak rate tlo\V control standard is a peak-rale matching standard intended to prevent increases of peak flows for specific events rather than match now-durations over a range of flows. The standard is appropriate for use in areas where the concern is flooding rather than stream bed erosion. \Vithin the CitJ of Renton, this standard is allowed for those areas that are highly urbanized priorto 1985 and that drain to pipes or non-fish bearing constructed conveyance systems leading to the lower Cedar River. Lake Washington or the portion of the Green River Valley floor located in Renton. Minimum Required Performance Facilities in Peak Rate Flow Control Standard Areas must comply with the following Oow control performance standards and assumptions unless modified by offsite analysis per Core Requirement #2 (see Table 1.2.3./\. p. 1-31): Peak Rate Flow Control Standard: Match the developed peak discharge rates to existi11g site co11dilio11.,· peak discharge rates for 2-, I 0-. and I 00-year return periods. Target Surfaces Facilities in Peak Rate Flow Control Standard Areas must mitigate (either directly or in effect) the runoff from the following .target surfaces within the threshold discharge area for which the facility is required: l. New impervious l't1rfi,c:e that is not fully dispersed per the criteria in Section 1.2.3 .2 (p. l-41 ). For individual lots within residential subdivision projects, the extent of new impen•ious suiface shall be assumed as specified in Chapter 3. Nole, any uew impervious n1rface such as a bridge that spans the ordina,y high water of a stream, pond. or lake may be excluded as a target sw:face if the nmofffrom such span is conveyed to the ordinwy high H"ater area in accordance with Cri1eria (b), (c), (d), and (e} a/the "Direct Discharge Exemption" (p 1-33) ~-New perrious surface that is not/11/(r di.,persed. For individual lots within residential subdivision projects, the extent of ue"' perrious surface shall be assumed to be the entire lot area~ except the assumed impervious portion and any ponion in which native conditions are preserved by covenant. tract, or easement. In addition, the new perl'ious surface on individual lots shall be assumed to be 100% grass. Exceptions The following exceptions apply only in Peak Rate Flow Control Standard Areas: 1. The facility requirement in Peak Rate Flow Control Standard Areas is waived for any threshold discharge area in which the target surfaces subject to this requirement will generate no more than a 0.1-cfs increase in the existing site conditions I 00-year peak flow. Note: for the purposes qf'this calculation, target surfaces served byjlow conlrol BMPs per Appendix C may he modeled in accordance with the flow control BMl'faci/ity sizing credits in Table 1.2.3.C (p. 1-42). 2. The facility requirement in Peak Rate Runoff Control Standard Areas may be waived for any th res/told discharge area of a redevelopment project in which all of the following criteria are met: a) The target surfaces subject to the Peak Rate Flow Control Standard Areas facility requirement will generate no more than a 0.1-cfs increase in the existing site co11ditio11s 100-year peak tlov,; at any natural discharge location from the project site (1101e: for the purposes q/'this calcu/a1ion. target .rn~filces se,wd by flow control BM l's per Appendix C m,,r he modeled in accordance ,,.;1!, thejlow control BMP facility sizing credits in Table 1.2.3.C, p. 1-42). AND b) The increased runoff from target surfaces will not significantly impact a critical area. severe Jloodh1g problem. or serere ero.fi011 problem. 2009 Surface \Valer Design Manual Amendment 1-34 Reference 11-A ·• ,, ' : ,'~:/ .-ti Flow Control St.andards real<. R81C Flrnv Crn1trol Standard (Exist,ng S,te Cond~ions) ~low Conlml Duralron Standard (Ex,sliflg Site CO')d1t1ons} Flow Control Application Map N A Printed 1/1412010 0 2 Miles ~e.( J J·J'.t /0 0 >< IO O • /0,() 0 0 .S .(' ~ 0 , ? 3 o> c !'": l ,·. 1·•· , p;; X , ..s,-._,:, .._,e!"• ..,.. , c: , , f./oa[ A.-< ;t -· ~ II ·' ,,:. " . .J ~ ') -.I. ' ( • • • './' •I 'f; ·-' .. ~ 3, ()ls_ .'A~ / .b 1J. f.::, () () C:) s .c 252S S\-- /L.//'j ~ -( / (" .... J ·/ ,/ O, . .,C ·,. t. • ; l ' (' . . . 'i... -~ ,;.t •• '"}_, , o 7 !DO L..o\·~ I 1.. 12/28/2004 11 45 FAX 258 858 2355 T RANSflA TION ~ 002/008 ' c· 1ty of Rento Order No.: TS• 20102869 Planning Divisionn Commonwealth JUL -8 2010 VJ-IC TITLE COMPANY OF PUGET SOUNO, LLC COMMITMENT FOR TITLE INSURANCE SCHEDULE A 14450 N.E, 29'" Pl., #200 Bellevue, WA !16007 Phone: 425-646-3515 800·441-7101 Fax: 425-646-3517 1. Effective D'ltl!l November 10, 2004 at 8:00 a.m. Commitment No.: l'S -20102869 2, Policy or Pollcles to be iHliad: Homeownar's Polley -ALTA 2003 ALTA tfomeowner'• Polley Rate Proposed insured: To Be Determined Amount: Premium: Tax: Total: TO COME $ o.oo $ 0.00 $ o.oo ALTA Loan Polley -1992 -Simultaneous Issue Proposed Insured: To Be Determined Amount: Premium: Tax: Total: TO COME $ o.oo $ o.oo $ 0.00 3. Title to the leasehold estate or Interest In the land described or referred to In this Commitment is at the effective date hereof vested In: Terry L. Kowing, as his separate estate 4. The land referred to In this Commitment i11 described 811 follow111: See Exhibit "A" attached hereto. Commonwealth Land Title 1n111ra nee Company ~ Prellmlnary Commitment Page 1 of 5 12(29/2004 11 :~5 FAX 253 859 2355 1RAHSHATIOH Order No. TS -20102869 EXHIBIT "A'' LOTS 7 ANO 8 IN EILOCK 3 OF MOTOR UNE ADDITION TO RENiON, AS PER PLAT RECORDED lN VOLUME 9 OF PLATS, PAGE 50, RECORDS OF KING COUNTY AUDITOR; SITIJATE IN THE CITY OF Rl:NTON, COUNTY OF KING, STATE OF WASHINGTON. la\ 003/008 1~/28/2004 11 46 FAX 253 858 2355 TRANSNI.TIOII Ii!] 004/006 Order No. TS -20102969 SCHl!DULE B RfQUIRl!Ml!NTSi Instn.,ments necessary to create the estate or Interest to be properly executed, delivered end duly filed for record. EXCEPTIONS: Schedule B of the Policy or Policies to be issued will contain exceptions to the followinlJ matters unless the same are disposed of to the satisfaction of the Company. A. Standard exceptions set rorth on the Commitment Cover. B. Defects, liens, encumbrances, adverse claims or other matters, If any, created, first appearing In the public records or attadilng subsequent to the el'fectlve date hereof but prior to the date the proposed Insured acquires for value of record the estate or Interest or mortgage thereon covered by this Commitment. SPECIAL EXCl!PTIONS: 1. REAL ESTATE EXCISE TAX PURSUANT TO THE AUTHORITY OF RCN CHAPTER S2.4S AND SUBSEQUENT AMENDMENTS THERETO. AS OF THE DATE HEREIN, THE TAX RATE FOR SAID PROPERTY IS 1.78% 2. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATU'J'ORY FORECLOSURE COSTS, tF ANY, AFTER DELIHQUENCY: (1ST HALF DELINQUENT ON MAY l; 2ND HALF DELINQUENT ON NOVEMBER l) TAX ACCOUNT NO.: YEAR 2004 5696000169 BILLED PAID $ 696.54 $696.54 TOTAL AMOUNT DUE, NOT INCLUDING INTER.EST AND PENALTY: $0,00. LEVY CODE: 2100 ASSESSED VALUE LAND: $60,000.00 ASSESSED VII.LUE IMPROVEMENTS: $--------- (COVERS LOT ?) ,E:!ALANCE $0.00 3. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS fOUOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFfl:R DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.; 5696000170 YEAR BILLED PAID 2004 $1,547.59 $1,547.59 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00. LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: (COVERS LOT 8) 2100 $50,000.00 $84,000.00 BALANCE $0.00 4, THE LAND DESCRIBED IN THIS COMMITMENT APPEARS TO 6E Ri:SIDENTIAL IN NATURE AND MAY BE SUBJECT TO THE PROVISIONS OF R,C.W.6.13.060 (HOMESTEAD STATUTE) IF THE LAND IS OCCUPIED AS A PRIMARY RESIDENCE. IF THE LAND IS OCCUPIED AS A PRIMARY RESIDENCE, ALL INSTRUMENTS CONVEYING OR ENaJMBERING THE LAND MUST BE EXECUTED BY EACH SPOUSE, INDIVIDUALLY, OR BY AN ATIORNEY·IN·FACT. IN THE EVENT THE COMPANY RECEIVES INSTRUMENTS IHAT ARE NOT JOINEO BY THE NON-OWNING SPOUSE Wm-I POSSIBLE HOMESTEAD RIGHTS, THE COMPANY MAY BE UNABLE TO RECORD OR TO INSURE TI-IE TRANSACTION. Page 3 of 5 12/28/2004 11:46 FAX 253 859 2355 lRANSNAlION Ii!] 005/008 Order No. TS -20102869 SCHEDUI.E B -continued NOTE 1: Tl1E COMPANY HAS BEE'N ASKED TO ISSUE SIMULTANEOUS POUCIE:S WilliOUT DISCLOSURE OF THE LIABILITY AMOUNTS.· TlilS COMMITMENT SHALL BE EFFECTlVE ONLY WHEN THE AMOUNTS OF THE OWNER'S ANO LENDER'S POUOES COMMITTED FOR HAS BEEN HISERTED IN SCHEDULE A HEREOF. THE FORTHCOMING OWNER'S POLICY MUST BE ISSUED IN AN AMOUNT AT LEAST EQUAL TO THE FULL VAWE OF THE ESTATE INSURED IN ACCORDANCE WITH OUR RATING SCHEDULE ON FJLE IN lliE OFFlCE OF THE WASHINGTON STATE INSURANCE COMMISSIONER, THE COMPANY MAY HAVE FURTHER REQUIREMENTS IF THE UNDISCLOSED AMOUNT TO BE INSURED EXCEEDS THE CURRENT ASSESSED VALUATION. NOTE 2; TITLE WILL BE VESTED IN PARTIES YET TO ae DISCLOSED. WHEN TITLE IS VESTED, THEIR TITLE WILL BE SUBJECT TO MATTERS OF RECORD AGAINST THEIR NAMES. NOTE 3: THE MATTERS RELATING TO THE QUESTIONS OF SURVEY, RIGHTS OF PARTIES IN POSSESSION AND UNRECORDED LIENS FOR LABOR AND MATERIAL HAVE BEEN CLEARED FOR THE LOAN POLICY, WHICH WHEN ISSUED, WILL CONTAIN THE W~ TA 100 ENDORSEMENT. THE LOAN POLICY OFFERS ADDffiONAL COVERAGE WHICH WILL NOT BE PROVIDED lN THE OWNER'S POLICY TO BE ISSUED, EXCEPT AS SPECIFIED IN THf' HOMEOWNER'S ADDITIONAL PROTECTION ENDORSEMENT OR lN THE HOMEOWNER'S POUCY Of llTl.E INSUMNCE (10·2.2-03), NOTE 4: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND: A SINGLE FAMil.Y RESIDENC:I: KNOWN AS: 109 LOGAN AVENUE SOUTH RENTON, WA 98055 NOTE 5: IF YOU WOULD UKE THE COMPANY TO ACT AS TRUSTEE IN THE PROPOSED DEED OF TRUST, PLEASE NOTE THAT "COMMOl)IWJ:ALTH LAND pTL! INSURANCE COMPANY" MAY AO AS TRUSTEE OF A DEED OF TRUST UNDER RCW 61.24,010(1). NOTE 6: THE COMPANY REQUIRES THE PROPOSE:D INSURED TO VERIFY THAT THE LAND COVERED BY THIS COMMITMENT 15 THE LAND INTENDED TO BE CONVEYED IN THIS TRANSACTION, THE DESCRIPTION OF niE LAND MAY BE INCORRECT, lF THE APPLICATION FOR TITLE INSURANCE CONTAINED INCOMPLETE OR INACCURATE INFORMATION. NOTIFY THE COMPANY WELL BEFORE CLOSING IF CHANGES ARE NECESSARY. CLOSING INSTRUCTIONS MUST INDICATE THAT TI-IE LEGAL DESCRIPTION HAS BEEN REVIEWED AND APPROVED BY ALL PARTIES. NOTE 7: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED, PERAMENPED RCW 65,04. SAID ABBRl:VIATED LEGAL DESCRIPTION IS NOT A SUBSTJT\J11: FOR A COMPLm LEGAL Dl!SCRIPTION WITHIN THE BODY Of THE DOCUMENT. LOTS 7 AND 8 BLOCK 3 MOTOR UNE ADD. TO RENTON Page 4 of 5 i2/28/2004 11 47 FAX 253 858 2355 TRANSIL\ TIOfl llJ 008/008 Order No. TS -20102869 SCHl!DULE B -continued NOTE 8: WHEN SENDING DOCUMENTS FOR RECORDlNG, VIA U.S. MAIL OR SPECIAL COURIER SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPEOFIC ARRANGEMENTS HAVE BEEN MADE Willi YOUR TITl.f UNIT: COMMONWEALTH LAND TITLE COMPANY OF PUGET SOUND 1200 SIXTH AVENUE, surn 100 SEATTLE, WA 98101 ATIN: RECORDING DEPT. COMMONWEALlli PRE-ADDRESSED ENVELOPES MAY STILL BE USED WHEN SENDING DOa.JMENTS VIA TDS (T1TLE DELIVERY SERVICE) TO TliE ADDRESS ON THE FACE OF THE COMMITMENT COVER PAGE OR. TO TliE ABOVE ADDRESS, (END OF EXCEPTIONS) Investigation shou111 be made to determine If there are any sewer treatment capacity dlarges or If there are any service, lnstallatlon, maintenance, or construction charges for s•wer, water or electricity, In the event this transaction falls to close, a cancellation fee will be charged ror services rendered In accordance with our rate schedule. Unless otherwise requested or speclfted herein, the forms of policy to be Issued In connection with this Commitment will be the ALTA 2003 Hom&ol"lner's Policy, the ALTA 1992 Lender's Polley, or, in the case of standard lender's coverage, the Cl TA Standard Coverage Policy -1990. The Policy committed ror or requested may be eKamlned by Inquiry at the office that Issued the Commitment. A specimen copy of the Polley rorm(s) referred to In this commitment will be furnished promptly upon request. Commonwealth Land Title Insurance Company is a Permsylvanle corporation, a wholly owned subsidiary of LandAmerica Financial Group, Inc., and Is In no way affiliated or connected with Commonwealth Title Company of Pierce County, Washington, JLB Enclosures: Sketch Vesting Deed Page 5 of 5 Printed: 07-08-20 I 0 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA10-047 07/08/2010 10:39 AM Receipt Number: R1003055 Total Payment: 2,000.00 Payee THE RONHOVDE ARCHITECTS, LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5020 000.345.81.00.0017 Site Plan Approval Payments made for this receipt Trans Method Description Payment Cbeck 8855 Account Balances Trans Account Code 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5024 5036 5909 5941 5 9">4 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 650.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Description Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelirn/Tentative Plat Final Plat FUD Grading & Filling Fees Lot Line Adjustment Mobile Horne Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use, Hobbyk, Fence Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) DO NOT USE -USE 3954 Postage Tax Amount 2,000.00 Amount 1,000.00 1,000.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Remaining Balance Due: $0.00