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Home My WebLink AboutReport 01A— Scott Jeffries Caron Architecture 1756 NW 56th Street Seattle, WA 98107 tel: (206) 367-1382 eml: scott@caronarchitecture.com (contact) Jacqueline Alexander Hillcrest Village Townhomes 301 Chelan Place NE #C2 Renton, WA 98059 tel: (425) 802-2623 eml: xpert4u@hotmail.com (party of record) PARTIES OF RECORD BREMERTON AVE TOWNHOMES LUA12-008, CU -A, SA -A Greg Boehme Isola 555 S Renton Village #570 Renton, WA 98057 tel: (206) 295-2680 (owner / applicant) Joyce Stowe 4412 NE 3rd Lane Place ste: Renton, WA 98059 tel: (206) 218-3806 (party of record) Updated: 05/07/12 (Page 1 of 1) c _o CC o o ! 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WE MW ■ t e _HMW q:4 .0 "' A NOizi IN X; W1 fri Ol O U z 3 LU a a U � b zN g J Noi,Lond1SNOO kl03 ION 'NVId AdVNIE4I73bd r a� 9 6 i � 6£1W1.Z2. WE MW ■ t e _HMW q:4 .0 "' A NOizi IN X; W1 fri Ol O U z 3 LU a a U � b zN g J 5 Vanessa Dolbee From: Linda R. Knight Sent: Thursday, December 19, 2013 5:06 PM To: 'Kent Berryman' Cc: Vanessa Dolbee; Jan Illian Subject: RE: Conner Homes Cimarron project trash enclosures Kent: Having clarified your request in our conversation this afternoon, I would grant an exemption to build the trash enclosures, provided that each of the tri-plex units have individual city water meters that would then allow for a single- family billing designation and curbside (cart -based) solid waste service. I would prefer that the development retain the space allocation for trash enclosures per City Code, to accommodate any future changes in solid waste service. As we discussed it is much easier to make a correction if the space is available_ If you have any additional questions please feel free to call me. I will be in the office part of tomorrow (Friday) and again December 24 & 27. City offices are closed the 25" and 26" of December. Sincerely, Linda Knight Solid Waste Coordinator City of Renton 1055 5 Grady Way Renton, WA 98057 P: 425-430-7397 F: 425-430-7241 From: Kent Berryman [mailto:kentb@connerhomes.com] Sent: Thursday, December 19, 2013 9,22 AM To: Linda R. Knight Subject: Conner Homes Cimarron project trash enclosures Hi Linda - Conner Homes would sincerely appreciate your consideration and the requirement for 2 trash enclosures at our Cimarron Townhome project. Cimarron includes 12 townhomes, 10 are duplexes not requiring trash enclosures. The remaining 2 buildings have an extra unit that apparently trigger's a trash enclosure threshold. In addition to being somewhat unsightly (I've never been able to design a truly attractive one), the trash enclosures introduce extra maintenance, services and costs. Conner constantly strives to provide quality and affordability to our communities; because of this we avoid non-essential HOA costs whenever possible. Though I am completely sensitive to your responsibilities, in this special situation the rule might be more technical requirement than merited application. By comparison, our Barbee Mill project does not include trash enclosures, despite having much higher percentages and numbers of 3-Plex and 4-Plex townhomes than Cimarron. We are finalizing our final plat application to submit tomorrow. In the event you determine the trash enclosure requirement is not warranted at Cimarron for these extra 2 units, I am told we would need a brief letter or email confirmation from you. We would then utilize curbside service for the entire development. I would enjoy speaking with you if you have a moment to do so. —gardless of your decision Linda, we appreciace your consideration and the service Vanessa Dolbee and Jan Illian have provided the project. Respectfully, Kent Berryman Kent Berryman, RLA kentbAa connerhomes.com kentberrymanLdcomcast.net 425.646.4426 Direct 360-620-4656 Mobile fl- jkrt of —4 Ica, CLb t,4 wall yts wx IV'j. -- ----------- rl L . . . ......... . . . HIND ;nw- m� � $' � � � � a c n f <��1 i1 r, �� Denis Lave City of Mayor k F g a l> ..� December 14, 2012 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Mr. Barry Constant, P.E. Concept Engineering, Inc. 455 Rainier Boulevard North Issaquah, WA 98027 RE: Bremerton Townhomes Plat 320 & 330 Bremerton Avenue NE LUA 12-008, U120093, Draw #3654 Dear Mr. Constant: A concern was raised by the project reviewers, regarding the location of the proposed storm vault on the Bremerton Townhomes plat, a 26 -lot plat located on the east side of Bremerton Ave NE at NE 3`d Lane. The purpose of this letter is to advise you of the results of a discussion with the reviewers after deliberating the location of the storm water vault for the subject plat. City staff expressed concern with the location of the storm vault early in the plan review process. The City has a TIR on file that states the northern portion of the site currently sheet flows to the north. By Ordinance, the City of Renton is now taking over maintenance of this storm water vault, following a 2 -year maintenance by the developer after the plat was recorded. Richard Marshall, Wastewater/Special Operations Manager, had the following comments: "Per our meeting this morning, Maintenance Services strongly disagrees with the current proposed placement of the water quality vault. As everyone who attended agreed a more logical place is on the north end of the hammer head not the south. The current location prohibits easy access and would be disruptive to home owners nearest the vault. Relocating the vault to the north would also eliminate a substantial amount of pipe and structures thus providing savings to the developer as well as the City of Renton in maintenance costs." Hebe' Bernardo, of the City's Surface Water Utility section, expressed the following at the meeting, regarding the relocation of the proposed vault: "The Surface Water Utility has many concerns with the location of the combined detention and water quality vault as shown in the construction plans dated 731-2012. As shown in the plans dated 07-31-2012, portions of the vault are located in private property (6 lots) without providing the minimum setbacks as required by code. The main concerns with the proposers layout are related to maintenance of the vault, access to the structures located in private property, and what could happen in the future if that vault would need to be replaced. We also have concerns with the additional pipe material that will need to be installed/constructed in order to route runoff to and from the vault, and the resources that will be needed for maintaining the additional pipe." Renton City Hall - 1055 South Grady Way • Renton,Washimgton 98057 - rentonwa.gov Mr. Barry Constant, P.E, Page 2 of 2 December 14, 2012 In order to reduce the LF of pipe that will need to be maintained, sustain required setbacks, and increase feasibility forma intenance of the combined detention and wetvau It, we are requiring that the applicant's engineer change the location of the combined detention and water quality vault, to be located in Tract A and the adjacent right-of-way, and not in private property as shown in plans dated 07-31-2012. Vault configuration may need to be revised so the entire perimeter of the vault is located in the right-of-way and/or Tract A, and not in any of the lots_ In order for the rain gardens to work and setbacks (5 from structures) to be maintained, the rain garden, located east of Tract A, may need to be moved further east or eliminated completely. The applicant's engineer is proposing installation of porous concrete driveways and perforated pipe connections to all the lots. If the applicant's engineer can prove that these two BMPs comply with BMP requirements (as listed in the SWDM) and are applicable to the project, the rain gardens may not be needed and, therefore, removed from the proposed layout. Vanessa Dolbee, Senior Planner, stated that the Planning Division would be willing to look at a different recreation tract design to accommodate vault needs. Additionally, the minimum lot size permitted on the plat, if changes are needed, is 1,200 square feet. In conclusion, because the City will be responsible for maintaining this vault, it is required to be relocated to the north end of the hammerhead. If you have any questions, please contact me at (425)430-7298. Thank you for your cooperation. Sincerely, r Arneta Henninger, Plan Reviewer Development Services Division Cc: Neil Watts, Development Services Director Kayren Kittrick, Development Engineering Supervisor Richard Marshall, Waste Water/Special Operations Manager Hebe' Bernardo, Civil Engineer Bob MacOnie, Mapping Coordinator Vanessa Dolbee, Senior Planner CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: June 14, 2012 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 ClPrk'r, Offir.P_ Project Name: Bremerton Avenue Townhomes LUA (file) Number: LUA-12-008, CU -A, SA -A Cross -References: LUA06-133 AKA's: Bremerton Ave Townhomes Project Manager: Vanessa Dolbee Acceptance Date: February 16, 2012 Applicant: Greg Boehme, ISOLA Homes Owner: ISOI A Homes Contact: Scott Jeffries, Caron Architecture 4 (etas W1 PID Number: 1523059035; 1523059193 ERC Decision Date: ERC Appeal Date: Administrative Approval: May 21, 2012 Appeal Period Ends: June 4, 2012 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. Location: 320 & 330 Bremerton Avenue NE Comments: On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB 6544). As such, the applicant has an existing SEPA determination and apL2vedreliminaa plat under Uy file# LUA06-133 nis Dena oaw - - Cit Y r \i, � ' e +lam 7 'r June 12, 2012 Department of Community and Economic Development C.E."Chip"Vincent, Interim Administrator Scott Jeffries Caron Architecture 1756 NW 56th Street Seattle, WA 98107 SUBJECT: Bremerton Avenue Townhornes LUA12-008, CU -A, SA -A Dear Mr. Jeffries: This letter is to inform you that the appeal period ended June 4, 2012 for the Administrative Site Development Plan Review and Conditional Use Permit approval. No appeals were filed, therefore, this decision is final and application for the appropriately required permits may proceed. The advisory notes listed in the City of Renton Report and Decision dated May 21, 2012 must be adhered to during construction and prior to final inspection. Furthermore, the Site Development Plan Review and Conditional Use Permit decision will expire two (2) years from the date of decision. If you are unable to finalize the development within the two-year time -frame, a single two (2) year extension may be requested in writing, pursuant to RMC 4-9-030 — Conditional Use Decision Criteria and RMC 4-9-200 — Site Development Plan Review Criteria. In regards to the vesting of the above referenced project, please be aware that as long as the development of the project conforms to the approved plans and building permits are submitted within the relevant time limits, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the International Building Code and Uniform Fire Code regulations in force at the time of building permit application. If you have any questions regarding the report and decision issued for this site plan development and conditional use proposal, please call me at (425) 430-7314. Sincerely, blbe� Vanessa Dolbee Senior Planner cc: Greg'Boehme/Owner(s) Joyce Stowe, Jacqueline Alexander / Party(ies) of Record Renton City Hall - 1055 South Grady Way . Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMN.%,.JITY AND ECONOMIC DEVELOPMENT J_1 ADMINISTRATIVE SITE PLAN & CONDITIONAL USE PERMIT REPORT & DECISION A. SUMMARYAND PURPOSE OF REQUEST REPORT DATE: May 21, 2012 Project Name: Bremerton Ave. Townhomes Owner/Applicant: ISOLA Homes, Greg Boehme, 555 S. Renton Village Place, Suite 570, Renton, WA 98057 Contact: Scott Jefferies, Caron Architecture, 1756 NW 561h Street, Seattle, WA 98107 File Number: LUA12-008, CU -A, SA -A Project Manager: Vanessa Dolbee; Senior Planner Project Summary: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NF. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The QNCURRENCE ATE . Preliminary Plat approval has not expired due to an extension granted by the State NAME INITIAUDAFE via Substitute Senate House Bill 6544 (SSB 6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06- t"� 133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots Z� '11J range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the ( entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed_ The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. Project Location: 320 and 330 Bremerton Avenue NE Site Area: 1.80 acres _.WE Project Location Map Site Plan and CUP report 12--008_doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT _ _r i ADMINISTRATIVE SITE PLAN & CONDITIONAL USE PERMIT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: May 21, 2012 Project Name: Bremerton Ave. Townhomes OwnerfApplicant: ISOLA Homes, Greg Boehme, 555 S. Renton Village Place, Suite 570, Renton, WA 98057 Contact: Scott Jefferies, Caron Architecture, 1756 NW 56th Street, Seattle, WA 98107 File Number: LUA12-008, CU -A, SA -A Project Manager. Vanessa Dolbee; Senior Planner Project Summary: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB 6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06- 133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet_ The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. Project Location: 320 and 330 Bremerton Avenue NE Site Area: 1.80 acres Project Location Map Site Plan and CUP report 12-008.doc City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision BREMERTON AVENUE TOWNHOMES LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 2 of 17 B. EXHIBITS: Exhibit 1: Neighborhood Detail Map Exhibit 2: 3D Perspective Views Exhibit 3: Site Plan Exhibit 4: Preliminary Plat Map Exhibit 5: Conceptual Grading & Utility Plan, updated 4-17-12 Exhibit 6: Road Profiles Exhibit 7: Unit Floor Plans, Sheet A-2.01 Exhibit 8: Unit Floor Plans, Sheet A-2.02 Exhibit 9: Unit Elevations, Sheet A-3.01 Exhibit 10: Unit Elevations, Sheet A-3.02 Exhibit 11: Tree Replacement Plan Exhibit 12: Preliminary Landscape Plan Exhibit 13: Preliminary Landscape Plan construction notes and details Exhibit 14: Notice of Application and Mailing Affidavit Exhibit 15: SEPA Environmental Review Report and Determination, LUA06-133 Exhibit 16: Preliminary Report to the Hearing Examiner, LUA06-133 Exhibit 17: Hearing Examiner's Report and Council Recommendation, LUA06-133 C. GENERAL INFORMATION: 1. Owner(s) of Record: ISOLA Homes Greg Boehme 555 S. Renton Village Place, Suite 570 Renton, WA 98057 2. Zoning Designation: Commercial Arterial (CA) 3. Comprehensive Plan Land Use Designation: Commercial Corridor (CC) 4. Existing Site Use: Single family residential S. Neighborhood Characteristics: a. North: Strip Commercial Development (CA zone) b. East: Attached Residential (CA zone) c. South: Single Family Residential (R-8 and CA zone) d. West: Single Family Residential (CA zone) 6. Site Area: 1.80 acres 7. Access: Site access is via a new public road proposed off of Bremerton Ave. NE D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Site Plan and CUP report 12-008.doc Land Use File No. Ordinance No. Date N/A 5099 11/01/2004 City of Renton Department of Com ity & Economic Development ministrative Site Pion Report & Decision BREMERTON AVENUE TOWNHOM-- I. UAI2-008, CU -A, SA -A Report of May 21, 2012 Page 3 of 17 Zoning N/A 5100 11/01/2004 Annexation N/A 4470 08/31/1944 Bremerton Townhomes LUA06-133 N/A 03/26/2007 Preliminary Plat, SEPA Environmental Review, Site Plan Review, and Conditional Use Permit Orange Grove Cottages, LUA08-139 N/A None, project placed on SEPA Environmental hold by applicant. Review and Preliminary PUD E. PUBLIC SERVICES. 1. Existing Utilities a. Water: The project site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 8" water main located in Bremerton Ave NE (see City of Renton drawing W-3260 for detailed engineering plans). This site is not located in the Aquifer Protection Zone. b. Sewer: There is an existing 8" sanitary sewer main in Bremerton Ave NE (see City of Renton drawing S-3260 for detailed engineering plans). c. Surface/Storm Water: There are storm drainage facilities in Bremerton Ave NE. 2. Streets: Currently there are no frontage improvements at the site. 3. Fire Protection: City of Renton Fire Department F. FINDINGS OF FACT: 1. The applicant, ISOLA Homes, is requesting a Conditional Use Permit (CUP) and a Site Plan Review for the development of 26 townhomes on 26 new lots. 2. The Planning Division of the City of Renton accepted the above master application for review on February 9, 2012 and determined the application complete on February 16, 2012. The project complies with the 120 -day review period. 3. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan Review was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB 6544). 4. Due to the Washington States Vested Rights Doctrine, RCW 58.17.033, development standards in place at the time the Preliminary Plat was determined to be complete would be the development standards applicable to the subject Preliminary Plat. LUA06-133 was determined to be a complete application on October 27, 2006. 5. The applicant submitted an updated Technical Information Report with the application, which would comply with current City of Renton stormwater standards. 6. This application is required due to the expiration of the CUP and Site Plan review from LUA06-133. Site Plon and CUP report 12-008.doc City of Renton Department of Com 'ty & Economic Development ministrative Site Plan Report & Decision BREMERTON AVENUE TOWNNOM__ LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 4 of 17 7. On November 29, 2006, a Determination of Non -Significance - Mitigated (DNS -M) was issued for the Bremerton Townhomes project (City file# LUA06-133, Exhibit 15). This determination is adopted herewith, and all mitigation measures associated with the SEPA determination. The DNS -M included 6 mitigation measures. A 14 -day appeal period commenced on November 27, 2006 and ended on December 11, 2006. No appeals of the threshold determination have been filed as of the date of this report. 8. The subject site is located at 320 and 330 Bremerton Avenue NE. 9. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation and the Commercial Arterial (CA) zoning classification. 10. The site currently contains two existing house and a trailer. All existing structures are proposed to be removed. 11. The project would be comprised of two 3 -unit structures and ten 2 -unit structures. 12. Vehicular access to proposed Lots 1 — 3, 22, and 24 — 26 would be via a private ally easement; to proposed Lots 4, 5, 19 — 21, and 23 is via a private road easement; proposed Lots 6 — 13 and 18 would have direct access from the new public road, and proposed Lots 14— 17 would be accessed via a private street. 13. The site contains 44 trees over 6 -inches in caliper, all are proposed to be removed; 11 replacement trees are required at a minimum size of two caliper inches. 14. 15,459 square feet of land is proposed to be dedicated to the City for public right-of-way. 15. The applicant provided an updated Landscaping Plan (Exhibit 12) with the application. Landscape improvements include a 10 -foot wide street frontage landscaping strip, a 10 -foot wide fully sight - obscuring landscape visual barrier adjacent to the R-8 zoned property to the south, and a recreation common open space area, in addition to individual lot landscaping. 16. Pursuant to the City of Renton Critical Areas Maps, a Class 4 stream is located along the north property line of the development site. However, with the application, the applicant submitted a Critical Area Reconnaissance Report. The report concluded that there were no wetlands and/or streams on the site. 17. One agency comment was received from the Renton School District. No public comments were received. 18. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 19. The proposal requires Site Plan Review. See Exhibit 16 for staff's original analysis of the project under the vested 2006 regulations. The project would be required to comply with the standards in place in 2006. Based on the minor changes to the site plan, some portions of the development do not comply with some of the vested development standards. All building permits should be reviewed for consistency with the original approval and development standards in place at that time. 20. The proposal requires a Conditional Use Permit for stand-alone residential is the Commercial Arterial (CA) zone, 2006 vested RMC section 4-9-03OG and K. See Exhibit 16 for staff original analysis of the CUP criteria applicable to the subject project. Staff concurs with the original findings in the attached exhibit. 21. The applicant has proposed minor changes to the original approval to bring the project closer to conformance with current code. The following table addresses the updated portions of project design: Site Plan and CUP report 11-008.doc City of Renton Department of Com ity & Economic Development ministrative Site Plan Report & Decision BREMERTON_AVENUE TOWNHOM__ LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 5 of 17 Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. Additionally, when a commercial zoned lot or use is abutting a residential zone: A fifteen foot (15') wide partially sight -obscuring landscaped visual barrier, or ten foot (10 ) wide fully sight -obscuring landscaped visual barrier, is required along the common property line. The applicant is proposing to provide 7 -feet of landscaping in the right-of-way along the back of the curb. This landscaping brings the project closer to the current street standards by providing landscaping in the public right of way. A 10 -foot wide landscape strip is proposed along the frontage of Bremerton Avenue NE and along the proposed new public roadway_ A 10 -foot wide site obscuring landscape buffer is provided along the southern boundary of the site where the property abuts the R-8 zone_ However, the applicant proposed 10 -feet of landscaping along this boundary in LUA06-133; and, condition of approval number 10 in the Hearing Examiners report (Exhibit 17) of the original application required this area to be increased to 15 -feet. Staff recommends the original condition of approval be upheld. A conceptual landscape plan was submitted with the project application. The landscape plan includes a planting plan; the proposed tree species largely consist of Autumn Brilliance Serviceberry, whitebarked Himalayan Birch, Aristorcrat Flowering Pear, Shore Pine, Douglas Fir, Emerald Green Pyramidalis, and Western Red Cedar. Shrubs and Ground Cover consist of but are not limited to Myrica Califrornica, Oemleria Cerasiformis, and Mahonia Aquifoliyum Compact_ The applicant has indicated that the provided landscape plan is a conceptual landscape plan. As such, staff recommends as a condition of approval that a final landscape plan be submitted for review and approval prior to final plat recording. The final landscape plan shall meet the requirements included in RMC 4-8-120D. Refuse and Recyclables: Per RMC 4-4-090 for multi family developments a minimum of 1 % square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. Outdoor refuse and recyclables deposit oreas and collection points shall not be located in any required setback or landscape areas. The applicant has proposed two common collection points for the tri-plex structures located in the southeast corner of the site. One of the two collection structures is proposed to be adjacent to the east property line. Based on the 2006 setbacks, a 15 -foot setback is required along the rear property line. Outdoor refuse and recyclable deposit areas are not permitted in setbacks; as such the proposed location would not meet code. Therefore, staff recommends as a condition of approval that a new site plan be provided showing the refuse and recycling a minimum of 15 -feet from the east property line prior to construction permit issuance. See Exhibit 16 for further discussion of refuse and recycling. Sidewalks, Pathways, and Pedestrian Easements: Sidewalks are provided from the street to the entries and around the buildings and throughout the site in order to provide pedestrian linkages. In addition, pedestrian sidewalks along the new public right-of-way is proposed to provide safe and efficient pedestrian access throughout the site. b. DESIGN REGUtAt10N. C0AV0 ONCE AND (7Nt3TENCY• ':The sfte is crow located within Design District to LtlA06-133 the„site ''was located in. t7esigtt District 8 , See Exhibit 16 for stWs review of Design District V. However, the proposed units':wiith this. application are substantially different than included :ire the . original 'approval under LLlA0 133. As. such. Me following assesses the 'crew building proposals underDesign.'Distriirt'D'. Design District `D' purpose is, to ensure that burildi gs are ocated. in re[ution to streets and ether buildings Site Plan and CUP report 12-008.doc City of Renton Department of Com Ty & Economic Development ministrative Site Plan Report & Decision BREMERTON AVENUE TOWNHOM" LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 6 of 17 so that the Vision of the City of .Renton can be: realized for a high-density urban environment; so that businesses enjoy visibility from public rights -of way; and to encourage pedestrian activity throughout the district. As demonstrated, in the table below the proposal meets the intent of the applicable Design Regulatroiis on the basis of individual merit if ail co iditions of approval are met. i. SITE DESIGN AND BUILDING LOCATION: intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. 1. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. Staff Comment: All units front Bremerton Avenue NE, the new public road way, or the private roadway. Each unit's front door is connected to the sidewalk with a pathway. Each walkway to attached units is separated by a landscaped corridor. Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one- half feet (4-112) wide. Buildings that are taller than thirty feet (30) in height shall also ensure that the weather protection is proportional to the distance above ground level. Staff Comment: Canopies have been provided along all building entrances_ 2. Transition to Surrounding Development: intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a) Building proportions, including step -backs on upper levels; (b) Building articulation to divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Staff Comment: The applicant has provided elevations for the proposed duplexes and tri-plex units (Exhibits 9 and 10). Based on the provided elevations, structural modulation is proposed along the doorways and upper decks. The roofs are in a modern style with alternate slopes to provide visual interest. However, the rears of all the buildings are designed with a flat surface three stories high. As such, staff recommends as a condition of approval that additional modulation is provided along the rear of the proposed buildings. The modulation along the rear of these buildings would reduce the bulk for the residential development located directly east and south of the proposed development. Site Plan and CUP report 12-008.doc City of Renton Department of Com ity & Economic Development ministrative site Plan Report & Decision BREMERTON AVENUE TOWNHOW� LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 7 of 17 3. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. 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 hove self-closing doors. Staff Comment: Screening is proposed for the refuse and recycling area designed for the tri-plex units. A 6 -foot high fence would be provided in addition to landscaping. However, the provided landscape plan did not identify what type of plants would be used to screen the facility; therefore staff could not determine if such landscaping would provide a sufficient screen. Furthermore, elevations were not provided with the application for staff to determine if a gate, roof, or self- closing doors would be provided. In addition (as noted above in Finding of Fact 21. Refuse and Recycling), the location of one of the collection facilities shall be re -located. Staff recommends a condition of approval that the applicant included details of the refuses and recycling screening in the final landscape plan, for review and approval prior to final plat recording. Standard: Service enclosures shall be mode of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: See recommended condition above_ ii. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades, minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Vehicular Access: intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Staff Comment: Vehicular access to proposed Lots 1— 3, 22, and 24 — 26 would be via a private ally easement. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. Staff Comment: All units would utilize an alley, shared driveway and/or access easement, reducing curb cuts along the proposed new public roadway. No driveways would be accessed off of Bremerton Ave. NE. iii. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi -modal and public transportation systems in order to reduce other vehicular traffic. Site Plan and CUP report 12-008.doc City of Renton Deportment of Com ity & Economic Development ministrotive Site Plon Report & Decision BREMERTON AVENUE TOWNHOM LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 8 of 17 1. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriote for the anticipated number of users and complementary to the design of the development. Staff Comment: The applicant has proposed a network of pedestrian pathways which connect the front door of each unit to the public sidewalk (Exhibit 3) and has provided sidewalks along all street frontages. The public sidewalk would provide a safe connection to the recreation space_ 2. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: Pursuant to the provided landscape plan, each unit's entrance would be enhanced with additional landscaping, including a mixture of shrubs and ground cover. Standard: Amenities such as outdoor group seating benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vandol- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. (b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Staff Comment: See discussion above. A common open space tract is proposed in the northern portion of the site. Included in this tract is a bench. No other site furniture is proposed. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing the street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Staff Comment: Overhead weather protection is provided at the entrance to each unit. iv. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas ore of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian -oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas Site Plan and CUP report 12-008.doc City of Renton Department of Cor ity & Economic Development ministrotive Site Plan Report & Decision BREMERTON AVENUE TOWNHOMr-i LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 9 of 17 shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. Staff Comment: Common open space is provided in a new open space private recreation easement located along the northern end of the new public street. Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) square feet per unit. Staff Comment: The development is comprised of 26 units; at 50 square feet per unit a minimum of 1,300 square feet is required_ The applicant has provided a recreation easement that is x,300 square feet in area, meeting the minimum requirement for common recreation space. However, this area should be established as a recreation tract as a part of the final plat application for the previously approved preliminary plat (LUA06-133). As such, staff recommends a condition of approval that the recreation area be placed in a recreation tract as a part of the final plat. Standard: At least one of the following shall be provided in each open space and/or recreation area (the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having more than one hundred (100) units): (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 that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Staff Comment: The common open space includes a bench and a multi-purpose open space. Standard. The following 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 as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development; (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. Staff Comment: None of above mentioned areas were included in the common space calculation. v. 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 are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, odd visual interest, and enhance the character of the neighborhood. Site Plan and CUP report 12-008.doc City of Renton Department of Cam ity & Economic Development ministrative Site Plan Report & Decision BREMERTON AVENUE TOWNHOM LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 10 of 17 Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40). Staff Comment: The fagades are articulated at a tighter pattern than the 40 -foot requirement with the use of balconies and windows on all sides of the proposed units with the exception of the rear. Additional modulation shall be required on the rear of the units. (Exhibits 7 -10 )_ Standard: Modulations shall be a minimum of two feet (2) deep, sixteen feet (16`) in height and eight feet (8) in width. Staff Comment: The unit's modulation exceed this requirement, with the exception of the rear fa4ades as discussed above. Staff recommends as a condition of approval that the rear of all unit types provide modulation that meets the minimum standards of Design District V. 2. Ground -Level Details: Intent. To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a 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. Staff Comment: The nature of the development is residential, lending itself to provide human scale elements. Landscaping, awnings, and street lighting are proposed along the front of the units, which provides human -scale features. Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: This provision should be reviewed for compliance at building permit stage. However, based on the provided elevations it appears that portions of the tri-plex building and the side elevation of building type B and D would not meet the above standards (Exhibits 9 and 10). As such staff recommends as a condition of approval that the residential units comply with the above standard. Standard. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered ❑ blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or (e) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: Compliance with this standard would be reviewed at building permit stage. However, based on the provided elevations (Exhibits 9 and 10) building type B and D appear to have blank walls along the public street and sidewalk. As such staff recommends as a condition of approval that the proposed units comply with the above standard. 3. Building Roof Lines: Intent. To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to Site Plan and CUP report 12-008.doc City of Renton Department of Com ity & Economic Development min istrotive Site Pion Report & Decision BREMERTON A VENUE TOWNHOA._.. LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 11 of 17 the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets,- (b) arapets;(b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of on uninterrupted sloping roof. Staff Comment: The applicant has proposed a sloped roof typical of modern architecture. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: Based on the provided elevations (Exhibits 9 and 10) a minimum of two siding types are proposed for each building type. The provided elevations did not indicate what type of materials these siding types would be constructed with. Compliance with this standard shall be reviewed at the building permit stage. Standard: All buildings shall use material variations such as colors, brick or metol banding, patterns, or textural changes. Staff Comment: See comments above. c. OFF SITE IMPACTS: Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets Staff Comment: A lighting plan was not provided with the project materials. Staff recommends, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of construction permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. The lighting plan shall also include accent lighting on building facades and to illuminate key elements of the project. d. SERVICES AND INFRASTRUCTURE: Making available public se rvices and fadli"ties to aceomrzaadate the ` Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. A Fire Impact Fee, based on new single-family units, was recommended as part of the SEPA review, in order to mitigate the proposal's potential impacts to City emergency services. Parks and Recreation: The proposed development is anticipated to impact the Parks and Recreation Site Plan and CUP report 12-008.doc City of Renton Department of Com ity & Economic Development minis trative Site Plan Report & Decision BREMERTON AVENUE TOWNHOM__ LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 12 of 17 system. A Parks and Recreation Impact Fee, per each unit, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to City's Park and Recreation system and is payable to the City as specified by the Renton Municipal Code. Drainage: A conceptual drainage plan and report was submitted with the formal application and appears to conform with requirements and assumptions of the City of Renton Amendments to the King County Surface Water Manual 2009_ The conceptual drainage report and plan submitted stated that each building will be furnished with a piped drainage stub that will be connected to the street drainage system via a perforated downspout connection. The project is required to show any and all existing storm drainage easements and secure any necessary drainage easements involving the adjacent and downstream parcels of land prior to approval of the construction drawings by Plan Review Staff_ Transportation: Street improvements including, curb, gutter, sidewalk, and paving will be required to be installed across the full frontage of the parcel being developed and in the new public right-of-way street, which extends to the east in the plat ending in a hammerhead. Street lighting will be required to be installed in all public right-of-ways. All street lighting shall be per City of Renton standards and specifications. City street lighting standards require the use of LED lighting and black poles. Private street lighting is not allowed. The proposed development is anticipated to generate additional traffic on the City's street system. A Transportation Impact Fee, per net new average daily trip attributed to the project, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to City's transportation system and is payable to the City as specified by the Renton Municipal Code. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. A School Impact Fee, based on new multifamily unit, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $1,274.00 per multi -family unit. Water and Sewer: This project shall be required to install an 8" watermain connected to the existing main in Bremerton Ave NE, extended through the site in the public right-of-way to the existing water main at the east property line (see W3024 and W3387 for detailed engineering drawings). The main shall also be extended to the north and to the south so that each unit has a separate service line to serve the individual domestic water meters. A sanitary sewer main extension shall be required to be installed. The sewer main shall be extended to the east in the new public right-of-way. The sewer shall be extended to the south, ending in a manhole, with additional extension to the east and west ending with two manholes. The applicant shall install individual side sewers to serve the project when possible. Dual side sewers are approved for extending to the south to serve the two respective south lots in the approximate location of what is proposed to be lot 15 and 16 per the revised conceptual utility plan submitted on April 17, 2012 (Exhibit 5) G. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria and Conditional Use Permit criteria as vested in 2006 and updated per finding of fact 21; if all advisory notes and conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals as vested in 2006 and updated per finding of fact 21. Site Plan and CUP report 12-008.doc City of penton Department of Com ity & Economic Development min istrative Site Plan Report & Decision BREMERTON AVENUE TOWNHOM— LUA12-008, CU-A, SA-A Report of May 21, 2012 Page 13 of 17 3. The proposed modifications to the approved preliminary plat LUA06-133 would require separate review during the final plat process. 4. A Determination of Non -Significance Mitigated was issued on November 20, 2006 and imposed 6 mitigation measures. 5. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 6. The proposed improvements are anticipated to be compatible with existing and future surrounding uses as permitted in the R-8 and CA zoning classifications. 7. The scale, height and bulk of the proposed structures are appropriate for the site if all conditions of approval are met. 8. Safe and efficient access and circulation has been provided for all users. 9. Proposed open spaces serve the site's intended user. 10. There are adequate public services and facilities to accommodate the proposed use if all conditions of approval are met. 11. The proposed location is suited for the proposed use. 12. Adequate parking for the proposed use has been provided. 13. All trees are proposed to be removed, but would be replaced with 11 new 2 -inch caliper trees. 14. Landscaping has been provided in all areas not occupied by buildings or paving. 15. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. H. DECISION: The proposed site plan and conditional use permit for Bremerton Avenue Townhomes, File No. LUA12-008, SA- A, CU -A is approved and is subject to the following conditions: 1. The applicant shall comply with the 6 mitigation measures issued as part of the Determination of Non- significance Mitigated, dated November 20, 2006 (Exhibit 10). 2. The applicant shall be required to comply with all conditions of approval included in the decision under LUA06-133 (Exhibit 17), unless changes included in this application make those conditions non - applicable. 3. A final landscape plan shall be submitted for review and approval by the Current Planning Project Manager prior to construction permit issuance. The final landscape plan shall meet the requirements included in RMC 4-8-120D and shall include details of the refuses and recycling screening. Site Plan and CUP report 12-008_doc City of Renton Department of Com 'ty & Economic Development vinistrotive Site Plan Report & Decision BREMERTON AVENUE TOWNHOM— LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 14 of 17 4. A new site plan shall be provided showing the refuse and recycling facility a minimum of 15 -feet from the east property line. The site plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 5. Additional modulation shall be provided along the rear of the proposed buildings that meet the minimum modulation standards of Design District `D'. Compliance with building modulation standards shall be provided in the Building Permit Application and shall be reviewed for approval by the Current Planning Project Manager. 6. The recreation easement area shall be placed in a recreation tract as a part of the final plat (LUA06- 133). 7. All residential units shall comply with the following Design District `D' standard: a. On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation and Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if. (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or (e) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Compliance with building modulation standards shall be provided in the Building Permit Application and shall be reviewed for approval by the Current Planning Project Manager. S. The applicant shall provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties for review and approval by the Current Planning Project Manger prior to construction permit issuance. 9. The project is required to show any and all existing storm drainage easements and secure any necessary drainage easements involving the adjacent and downstream parcels of land prior to approval of the construction drawings by plan review. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: C.F. "Chip" Vincent, Interim CFD Administrator/Planning Director Planning Division Site Plan and CUP report 12-008.doc Date City of Renton Deportment of Com ity & Economic Development ministrative Site Plon Report & Decision BREMERTON AVENUE TOWNHOM— LUA12-008, CU-A,_S_A-A Report of May 21, 2012 Page 15 of 17 TRANSMITTED this 215t day of May 2012 to the Contact/Applicant/Owner: Contact: Applicant/Owner: Scott Jefferies ISOLA Caron Architecture Greg Boehme 1756 NW 56th Street 555 S. Renton Village Place, Suite 570 Seattle, WA 98107 Renton, WA 98057 TRANSMITTED this 215` day of May 2012 to the Parties of Record: Joyce Stowe Jacqueline Alexander 4412 NE 3rd Lane Hillcrest Village Townhomes Renton, WA 98059 301 Chelan Place NE #C2 Renton, WA 98059 TRANSMITTED this 21" day of May 2012 to the following: Larry Meckling, Building Official Jennifer Henning, Current Planning Kayren Kittrick, Development Services Jan Conklin, Development Services Fire Marshal Renton Reporter I. LAND USEAC77ON APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION. The Administrative Site Development Plan Review and CUP decision will become final if the decision is not appealed within 14 days of the decision date. Administrative Site Development Plan Approval and Conditional Use Permit Appeal: Appeals of the administrative site development plan review and conditional use permit decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on June 4, 2012. 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 4-8-110.13 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. . RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify its decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal time frame. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200L.2. Site Plan and CUP report 12-008.doc City of Renton Department of Com ity & Economic Development ministrative Site Plan Report & Decision BREMERTON AVENUE TOWNHOM__ LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 16 of 17 Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval. A single two (2) year extension may be granted for good cause by the Administrator or designee THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision_ The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes ore 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. 2. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. Plan Review — Water: 1. Water main shall be located in the right-of-way or in a 15' easement to the City of Renton. 2. The project will be required to install three fire hydrants to provide fire protection to serve the plat. The existing fire hydrants may need to be fitted with stortz fittings to bring them up to current City code. 3. The revised conceptual utility plan received by the City on April 17, 2012, is approved. 4. System Development Charges (SDC) are per dwelling unit and are based on the total number and size of any and all water meters. The Development Charges are collected as part of the construction permit. Plan Review—Sewer: 1. This site is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per unit and shall be paid prior to issuance of a construction permit. 2. System Development Charges are based on the size of the domestic water meter. The Development Charges are collected as part of the construction permit. Site Plan and CUP report 12-008.doc City of Renton Department of Com ity & Economic Development ministrotive Site Pion Report & Oecision BREMERTON AVENUE TOWNHOM-- LUA12-008, CU -A, SA -A Report of May 21, 2012 Page 17 of 17 The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued Plan Review — Street Improvements: 1. All roadways are required to have a minimum of 25 -foot inside and 45 -foot outside turning radius. 2. All lot corners at intersections of dedicated public right-of-ways shall have a minimum radius of fifteen feet (15'). 3. 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 recording the plat. 4. A fill source statement will be required for any fill imported to the site. Plan Review — General Comments: 1. All 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 of the City of Renton Horizontal and Vertical Control Network. 3. 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. Fire/ Emergency Services Comments: 1. The preliminary required fire flow for this proposed development is 3,000 gpm. A minimum of three fire hydrants are required within 300 -feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 -inch Storz fittings. Existing hydrants are not within 300 -feet of the furthest proposed dwelling, so new hydrants and water mains are required. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 -ton vehicle with 322 -psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 250 feet in length require an approved runaround. Hammer head turnarounds are allowed for streets less than 300 feet long. The new roadway as proposed is acceptable. 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The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: February 16, 2012 PROJECT NAME/NUMBER: Bremerton Avenue Townhomes/ LUA12-008, SA -A, CU -A PROJECT DESCRIPTION., The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE, The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Piat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB 6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size, The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue N£ with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. PROJECT LOCATION: 320 & 330 Bremerton Avenue NE REQUIRED REVIEWS: Administrative Site Plan Review, Administrative Conditional Use Review APPLICANT/PROJECT CONTACT PERSON: Andrew Russin, Caron Architecture; 1756 NW 56x' Street; Seattle, WA 98107; Eml: andrew@caronarchitecture.com PUBLIC HEARING - N/A Comments on the above application must be submitted in writing to Vanessa Dolbee, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on March 1, 2012. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7314. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: February 9, 2012 NOTICE OF COMPLETE APPLICATION: February 16, 2012 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Bremerton Avenue Townhomes / LUA12.008, 5A -A, CU -A NAME: MAILING ADDRESS; TELEPHONE IVO.: . OfE�'.6 9 S2i..iA4t _ 7�r3cxw - .4431.. o - • Iat . 209AryyS17 6 � 436 s^ Y r i' 'MOs roan -Far_ { `kms 4484 — . ;7at2s�w7a, -� 1 s , t ✓ 4 4580271F - LL. 4eF2 z si z a ° S7d 4 .ny : n-R �" sb CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 15th day of February, 2012, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application documents. This information was sent to: Name Representing Andrew Russin, Caron Architecture - Accpt Ltr Contact Greg Boehme, Isola - Accpt Ltr & NOA Owner/Applicant 300' Surrounding Property Owner - NOA only See attached (Signature of Sender): STATE OF WASHINGTON ) SS COUNTY OF KING ) lir d046_11 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 mentioned in the instrument. Dated: i 2n f 2 PIE .- --- •ail�f i chl&L%;e;"`aru+ inoses 0 n Notary Public in ad for the State of Washington Notary (Print): P„ A-- 6-rr-46 tl -- My appointment expires: A 11 � 21 Q013 l Pro}e�ct Name: Bremerton Avenue Townhomes Poje�ct Nrnbe LUA12-008, SA -A, CU -A 205050001002 518210004108 731210016002 4TH & BREMTERTON LLC % CLIF AMBER PROPERTIES LLC BATES NATHANIEL R+BETH A 2004 HOLIDAY CIR SE PO BOX 3015 4416 NE 3RD LN OLYMPIA WA 98501 RENTON WA 98056 RENTON WA 98059 232540003000 BUI TRANG THI THAN 4426 NE 2ND CT RENTON WA 98059 731210010005 CORYELLE STEPHEN+CATHERINE 324 ANACORTES AVE NE RENTON WA 98059 152305909409 HILLCREST SQUARE L L C 10430 RENTON-ISSAQUAH RD SE ISSAQUAH WA 98027 152305919309 HOMESTREET BANK 601 UNION ST STE 2000 SEATTLE WA 98101 421960025003 HUYNH PHOUNG V+NGUYEN TRON 4606 NE 2ND CT RENTON WA 98059 421960021002 KIDWELL JEFF 251 CHELAN CT NE RENTON WA 98059 232540042008 LUCAS STEFAN 267 BREMERTON AVE NE RENTON WA 98059 232540002002 NGUYEN GINA TRINH 4432 NE 2ND CT RENTON WA 98056 731210018008 CHEUNG JOHN B+MARINA C+DARR 325 BREMERTON AVE NE RENTON WA 98059 152305912403 EASTSIDE FUNDING LLC 3933 LAKE WASHINGTON BLVD #100 KIRKLAND WA 98033 152305907106 HILLCREST SQUARE LLC 16855 WNDVLE-REDMOND RD NE WOODINVILLE WA 98072 731210013009 HOSKINS LAURIE 342 ANACORTES AVE NE RENTON WA 98059 421960024006 ING BANK FSB 802 DELAWARE AVE WILMINGTON DE 19801 421960029005 LEGGIO FRANK J III+AMY SCHR 262 CHELAN CT NE RENTON WA 98059 731210009007 MARUSIC RADENKO+KATA 318 ANACORTES AVE NE RENTON WA 98059 421960022000 NGUYEN GINA TRINH 257 CHELAN CT NE RENTON WA 98059 421960023008 CLASSIC CONCEPTS V LLC PO BOX 146 RENTON WA 98057 731210012001 HA LE-MINH THANH DOAN BACH-PHUN T 336 ANACORTES AVE NE RENTON WA 98059 731210007001 HINKLE LIBBY 4409 NE 3RD LN RENTON WA 98059 731210020004 HUANG GUO Q+YUE QI 337 BREMERTON AVE NE RENTON WA 98059 232540005005 KARIR JUSHVINDAR S+POONAM 4414 NE 2ND CT RENTON WA 98059 731210017000 LIANG JOSEPH 4420 NE 3RD LN RENTON WA 98055 421960027009 MCCLUSKEY ANDREW W+LISA ANN 274 CHELAN CT NE RENTON WA 98059 421960030003 NGUYEN TAN D+PHAM KHUE 256 CHELAN CT NE RENTON WA 98059 518210003902 232540043006 232540004008 NGUYEN VAN+HUYNH MINH-DU+LU NIKOLAYEV SERZH+NATALYA PAN DORTHY T+ONGG JAY 2012 DUVALL AVE NE 261 BREMERTON AVE NE 4420 NE 2ND CT RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 232540001004 152305919200 731210014007 PHAM Al HUU PIPPIN CORTESS D PITTMAN MICAH W+MARINA 4436 NE 2ND CT 310 BREMERTON AVE NE 4408 5E 3RD LN RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 731210006003 REGAN ELIVANIA D+KENRIC R 4413 NE 3RD LN RENTON WA 98059 731210021002 RIDGEVIEW COURT LLC PO BOX 2401 KIRKLAND WA 98083 232540006003 RYAN ROBERT A 4408 NE 2ND CT RENTON WA 98059 731210019006 731210015004 421960028007 SAY LANG+CHENG BOPHARUTH STOWE WILLIAM K+JOYCE K TRINH DAN+QUEENIE TAN 331 BREMERTON AVE NE 4412 NE 3RD LN 268 CHELAN CT NE RENTON WA 98059 _ _ _RENTON WA 98059 _ RENTON WA 98459 731210004008 TSUI KEVIN H 4421 NE 3RD LN RENTON WA 98059 731210011003 WONG KALEN L 330 ANACORTES AVE NE RENTON WA 98059 731210005005 VOTAVA KENNY+LAUDERBACH ALI 4417 NE 3RD LN RENTON WA 98059 731210002002 WONG PETER DAVID+LINA ONG 16448 SE 48TH CT BELLEVUE . WA 98006 421960026001 WONG BEN+SOPHIE LY 4612 NE 2ND CT RENTON WA 98059 232540041000 WOO KEN M 264 ANACORTES PL NE RENTON WA 98059 731210003000 731210008009 731210001004 XIAO ZHENNING+WEI LIU ZASLOW NATHAN M+JESSICA ZHOU GE+HONG ZHANG 313 BREMERTON AVE NE 4403 NE 3RD LN 301 BREMERTON AVE NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 STAFF City of Renton ,REPORT- Department of Planning / Building LPublic Works Project Location Map ercrpt bremertontownhomes ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE November 20, 2006 Project Name: Bremerton Townhomes EXHIBIT 15 Applicant: Seattle Redevelopment LLC, Marc Rousso File Number: LUA-06-133, CU -A, ECF, SA -A, Project Manager: PP Jill K. Ding, Senior Planner Project Description: The applicant is requesting Preliminary Plat approval, Site Plan approval, Conditional Use Permit approval, and Environmental (SEPA) Review to subdivide an existing 78,466 square foot (1.8 acre) site zoned Commercial Arterial (CA) into 26 lots for the future development of attached townhome units. The proposed lots would range from a minimum of 1,426 square feet to a maximum of 3,337 square feet in area. Two existing residences on the project site are proposed to be removed. Access to the new townhome units would be provided via a new internal public street system. (Project Description continued on next page). Project Location: 320 & 330 Bremerton Avenue NE= (parcel nos. 152305-9193 & 152305-9035) Exist. Bldg. Area gsf. NIA Proposed New Bldg. Area: Approx. 2,500 square feet per unit Site Area: 78,466 sf (1.8 -acres) Total Building Area gsf.• 65,000 square feet RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non -Significance — Mitigated (DNS -M). Project Location Map ercrpt bremertontownhomes City of Renton PIBIPW Department E inmentat Review Committee Staff Report BREMERTON TOWNHOMES LUA06-133, CU -A, ECF, SA A, PP REPORT OF November 20, 2006 Page 2 of 7 A. PROJECT DESCRIPTION (CONT.) The proposal would result in the construction of 26 attached townhome units on 26 lots. The project would be composed of two 3 -unit structures and ten 2 -unit structures. The project site is located on the east side of Bremerton Avenue NE and is zoned Commercial Arterial (CA) and is also located within the NE 4P Street Corridor Business District. Two existing residences and associated outbuildings are proposed to be removed from the project site. The applicant contends that no critical areas are located on the project site. The City's critical areas maps have identified a Class 4 stream that would be located in the vicinity of the project site; however the applicant has provided a stream study indicating that there is no stream in the vicinity of this site. A low depression is located along the north property line in the vicinity of where the City's maps identify a stream. The depression is approximately 10 feet deep and extends off-site to the north. The applicant indicates that the depression was created as a result of grading that was done on the property to the east as apart of a multi -family residential development. The proposal would include filling the depression. A grading easement would be obtained to fill off-site portions of the depression. The project would result in approximately 500 cubic yards of cut and 4,000 cubic yards of fill. The majority of the grading required for the project would be for the excavation of the detention vault and fill for the depression. All cut material is proposed to be used on-site. The existing drainage from the north half of the project site sheet flows across the site and into the depression. The drainage from the south half of the project site sheet flows to the southwest corner of the site. Access to the proposed lots would be provided via a new looped internal public street off of Bremerton Avenue NE. A private street would provide access off of the new public street to the south east corner of the project site. Eight joint use driveways are proposed to be placed within access easements to provide access to the majority of the 2 -unit townhome structures. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON -SIGNIFICANCE XX NON - SIGNIFICANCE - MITIGATED. Issue DNS with 14 day Appeal Period. XX Issue DNS -M with 14 day Appeal Period. Issue DNS with 15 day Comment Issue DNS -M with 15 day Comment Period with Concurrent 14 day Appeal Period with Concurrent 14 day Appeal Period. Period. C. MITIGATION MEASURES 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Solutions NE, LLC, dated July 19, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume ll of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. ercrpt bremertontownhomes City of Renton P/B/PW Department E nmental Review Committee Staff Report BREMERTON TOWNHOMES LUA06-133, CU -A, ECF, SA -A, PP REPORT OF November 20, 2006 Page 3 of 7 4. The applicant shall pay a Parks ..Mitigation Fee based on $530.76 per each new single family IoL 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $9,991.50 (152 net new daily trips x $75 = $9,991.50). 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $388.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $9,312 ($388 x 24 = $9,312). D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed ander existing development standards and environmental regulations. 1. Earth With the project application, the applicant submitted a Geotechnical Report prepared by Earth Solutions NW, LLC, dated July 19, 2006. According to the report the site topography is relatively level with the exception of the depression area located along the northern portion of the project site. Vegetation on the project site consists primarily of mature landscaping. According to a referenced geologic map, the site is underlain with glacially consolidated till deposits. The King County Soil Survey identifies Alderwood gravelly sandy loam (AgC) as underlying the project site. The applicant's geotechnical engineer excavated 5 test pits throughout the site. The submitted geotech report states that relatively consistent soil and groundwater conditions were encountered throughout the project site. Topsoil was encountered in the top four to 12 inches of soil, however deeper areas of topsoil could exist on-site due to variable topographic changes. Fill was encountered in the next three to four feet of soil in Test Pits 4 and 5 and consisted of loose silty sand with gravel fill containing trace to moderate amounts of debris and organics. Underlying the topsoil and fill, native soils were encountered in all of the test pits. The native soils consisted of silty sand and silty sand with gravel soils in topographically higher areas and sand and gravel in topographically lower areas. Groundwater was encountered at depths of 7'/ to 8 feet below existing grade in Test Pits 4 and 5. The geotech report concludes that the soil conditions found during the fieldwork generally correlated with the geologic map designation and the King County Soil Survey with the exception of the conditions found along the northern portion of the property, which consisted of recessional outwash type sand and gravel deposits. The report provided recommendations for site preparation and earthwork, excavation and slopes, rockeries and modular block walls, utility trench backfill, pavement sections, foundations, slab -on -grade floors, retaining walls, and drainage. Due to the potential for impacts that could occur during construction, staff recommends as a mitigation measure that construction of the project be required to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC, dated July 19, 2006 that was submitted with the project application. The applicant's SEPA checklist indicates that earthwork activities are estimated at 500 cubic yards of cut and 4,000 cubic yards of fill. The majority of the grading would result from the excavation of the stormwater detention vault and the fill required for the depression area located along the northern portion of the project site. Due to the potential for erosion to occur from the subject site, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the Stormwater Management Manual. Mitigation Measures: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Solutions NE, LLC, dated July 19, 2006. ercrpt_brem ertontownhom es City of Renton P/B/PW Department E )mental Review Committee Staff Report BREMERTON TOWNHOMES LUA06-133, CU -A, ECF, SA A, PP REPORT OF November 24, 2006 Page 4 of 7 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan_ (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume 11 of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations 2. Water — Stormwater A Preliminary Technical Information Report prepared by Jaeger Engineering, dated September 29, 2006 was submitted with the application materials. According to the report the existing drainage from the north half of the site sheet flows into the depression. The existing drainage from the south half of the site sheet flows to the southwest corner of the site. The proposed method of drainage control as indicated by the storm drainage report would be a detention vault and wetvault located near the southeast corner of the project site underneath the proposed private street. The City's Plan Review Section has reviewed the submitted drainage report. Due to downstream drainage problems, staff recommends a mitigation measure that would require the project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. The report and design submitted with the application appear to have complied with the 2005 design requirements. Mitigation: The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual 3. Plants The site is currently vegetated with 42 significant trees and mature landscape areas. A total of 3 of the existing significant trees are proposed to be retained on the central portion of the project site. The remainder of trees would be removed for the -construction of building pads, roadways, the stormwater vault, and the installation of utility lines. A total of 25 percent of existing trees are required to be retained or replaced on-site. The proposal to retain 3 trees would result in a retention rate of 7 percent. A total of 8 2 -inch caliper trees will be required to be planted to comply with the significant tree retention/replacement requirements. Mitigation: No further mitigation is recommended Nexus: SEPA Environmental Regulations 4. Recreation The proposal does not provide on-site recreation areas for future residents of the proposed plat. However, a pedestrian trail easement is proposed to connect to the R-8 zoned properties to the east. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $12,738.24 (24 new lots (credit given for existing residences) x $530.76 = $12,738.24) and is payable prior to the recording of the final plat. Mitigation: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. Nexus: SEPA Environmental Regulations ercrpt_brem ertontownhom es City of Renton P/B/PW Department Er 7mental Review Committee Staff Report BREMERTON TOWNHOMES LUA06-133, CU -A, ECF, SA -A, PP REPORT OF November 20, 2006 Page 5 of 7 5. Transportation Access to the project would be provided via a "looped" residential access road off of Bremerton Avenue NE. The City's street standards require that residential access roads have a right-of-way width of 42 feet with 32 feet of paving, sidewalks, curb and gutter, and street lighting. A modification has been approved to permit a 30 -foot wide public street with 28 feet of paving, sidewalks, curb and gutter, and street lighting. A Traffic Impact Analysis (TIA) prepared by Gibson Traffic Consultants, dated September 27, 2006 was submitted with the project application. According to the TIA, the proposed project would result in the addition of 152 new average daily trips. It is anticipated that the proposed project would result in impacts to the City's street system. Therefore, staff recommends a mitigation measure requiring the payment of a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $9,991.50 (152 net new daily trips x $75 = $9,991.50). Mitigation: The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $9,991.50 (152 net new daily trips x $75 = $9,991.50). Nexus: SEPA Environmental Regulations 6. Emergency Services The proposal will add new residential units to the City that will potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation Fee, based on $388.00 per new lot prior to the recording of the final plat. The fee is estimated at $9,312 ($388 x 24 = $9,312). Mitigation: Staff recommends that the applicant pay a Fire Mitigation Fee based on $388.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $9,312 ($388 x 24 = $9,312). Nexus. SEPA Environmental Regulations E. COMMENTS OF REVIEWING DEPARTMENTS - The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Advisory Notes to Applicant X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be fled in writing on or before 5:00 p.m. December 4, 2006. Appeals must be filed in writing together with the required $75.00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by the 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 at (425) 430-6510. Advisory Notes to Applicant. The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. 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. 2. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monte through ercrpt_brem ertontownhom es City of Renton PIBIPW Department E �nmentaf Review Committee Staff Report BREMERTON TOWNHOMES LUA06-133, CU -A, BCF, SA -A, PP REPORT OF November 20, 2006 Page 6 of 7 Friday. Work on Saturdays shall be restricted to the hours. between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A detailed landscape plan complying with the requirements set forth under RMC 4-8-120D shall be submitted at the time of Final Plan review for review and approval by the Development Services Division Project Manager. Fire 1. The preliminary fire flow is 2,500 gpm for attached units 13-15 and 16-18 and 1,750 gpm for the rest of the units. One hydrant is required within 150 feet of each structure and one additional hydrant for all the units except attached units 13-15, and 16-18 which require two additional hydrants within 300 feet of the structures. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exteriors. 4. Fire Department access roadways over 150 feet in length are required to have an approved turnaround. 5. A site plan for pre -fire planning is required to be submitted to the Fire Department for your project. 6. All fire lanes shall be constructed using an all-weather driving surface constructed of asphalt or reinforced concrete certified capable of supporting a 30 -ton vehicle and 322 psi loading. Plan Review — Surface Water 1. The applicant is responsible for obtaining any and all necessary easements required for the storm design. 2. Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit. Plan Review — Water 1. All of the units are required to be sprinklered. This project is required to install an 8 -inch water main connected to the -existing main in Bremerton Avenue NE looped through -the site in the public right-of- way and connected back to the main in Bremerton Avenue NE. In addition the main shall be extended to the east and connect to the existing water main (W3024). The main shall also be extended to the south in the private street to the south property line in a 15 -foot easement to the City of Renton. The City of Renton code dictates that the lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. The utility plan needs to be modified to show fire hydrants at both north and south portion of the public right-of-way and also a fire hydrant near building six. 2. Each unit requires a separate service line and meter which will serve domestic and fire. The size is determined by a certified fire sprinkler designer but shall be a minimum of one inch. 3. Any new construction shall have a fire hydrant capable of delivering a minimum of 1,000 gpm with one hydrant located within 150 feet of the structure and two additional hydrants located within 300 feet of the structure. This distance is measured along the travel route. 4. System Development Charges are $1,956.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review — Sanitary Sewer 1. A sanitary sewer main extension is required to be installed by this project. 2. The applicant shall install individual site sewers to serve the project. ercrpt_bremertontownhom es City of Renton P/B/PW Department E amental Review Committee Staff Report BREMERTON TOWNHOMES LUA06-133, CU -A, ECF, SA -A, PP REPORT OF November 20, 2006 Page 7 of 7 3. This site is located_ within the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per unit and paid prior to issuance of a construction permit. 4. The Sewer System Development Charge is $1,017 per new dwelling unit. This fee is due with the construction permit. Please note that any parcel the currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review — Transportation 1. The project shall install street improvements to include curb, gutter, sidewalk, and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. 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 of the City of Renton current Horizontal and Vertical Control Network. 3. Permit applications must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. 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. Property Services I. To be sent under separate cover. ercrpt_brem ertontownhomes CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-06-133, PP, CU -A, SA -A, ECF APPLICANT: Marc Rousso, Seattle Redevelopment LLC PROJECT NAME: Bremerton Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Site Plan approval, Conditional Use Permit approval, and Environmental (SEPA) Review to subdivide an existing 78,466 square foot (1.8 acre) site zoned Commercial Arterial (CA) into 26 lots for the future development of attached townhome units. The proposed lots would range from a minimum of 1,426 square feet to a maximum of 3,337 square feet in area. Two existing residences on the project site are proposed to be removed. Access to the new townhome units would be provided via a new internal public street system. LOCATION OF PROPOSAL: 320 & 330 Bremerton Avenue NE LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section 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 PM on December 11, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. 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: November 27, 2006 November 20, 2006 CA 106 g Zi rman d nistrator Dat . David Daniels, Fire Chief Date Plannin 1B ildin ublic Works Fire Department Z li j a Terry Higashiyama, Administrator Dae lex ietsch, Adminis rakor Da Community Services EDNSP EXHIBIT 16 City of Renton PUBLIC Department of Planning / Building / Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARYAND PURPOSE OF REQUEST. Public Hearing Date: December 19, 2006 Project Name: Bremerton Townhomes Applicant: Mark Rousso, Seattle Redevelopment, LLC PO Box 2566, Renton, WA 98056 Contact: Eric LaBrie, ESM Consulting Engineers, 33915 1" Way S, ste 200, Federal Way, WA 98003 File Number. LUA-06-133, PP, CU -A, Project Manager: Jill K. Ding, Senior Planner SA -A, ECF Project Description: The applicant is requesting Preliminary Plat approval, Site Plan approval, Conditional Use Permit approval, and Environmental (SEPA) Review to subdivide an existing 78,466 square foot (1.8 acre) site zoned Commercial Arterial (CA) into 26 lots for the future development of attached townhome units. The proposed lots would range from a minimum of 1,316 square feet to a maximum of 4,333 square feet in area. Two existing residences on the project site are proposed to be removed. Access to the new townhome units would be provided via a new internal public street system. Project Location: 320 u 330 Bremerton Avenue NE City of Renton PIS/PW Departr. Preliminary Report to the Nearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC NFA RING DATE: December 19, 2006 Page 2 of 20 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Plat Map (dated revised 1215/2006) Exhibit 4: Conceptual Drainage and Utility Plan (dated 12!5!2006) Exhibit 5: Grading and Tree Plan (dated 121512006) Exhibit 6: Conceptual Landscape Pian (dated 912912006) Exhibit 7: Elevations Bldg A & B -F (dated 10/6/2006) Exhibit 8: Elevations Bldg G -H, I & L, and J & K (dated 10/6/2006) Exhibit 9: Zoning Map sheet F6 west 1/2 (dated 2/16/2006) Exhibit 10: ERC Mitigation Measures C. GENERAL INFORMATION: 1. Owners of Record: Alice Knight, Trustee for Violet Bliss Estate, 330 Bremerton Avenue NE, Renton, WA 98059 Charles Ratzsch, 320 Bremerton Avenue NE, Renton, WA 98059 2. Zoning Designation: Commercial Arterial (CA) 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: North: East: South: West: 6_ Access: 7. Site Area: Commercial Corridor (CC) Single-family residences to be removed Commercial Arterial (CA) zoning Commercial Arterial (CA) zoning Single family residential; R-8 zoning Commercial Arterial (CA) zoning Via proposed intemal access road 76,466 square feet (1.8 acres) 8. Project Data: Area Comments Existing Building Area: N/A Existing residences to be removed New Building Area: Approx. 2,500 NIA square feet per unit Total Building Area: Approx. 65,000 N/A square feet Hexrpt 06-133.doc City of Renton P/B{PW Departi. Preliminary Report to the Hearing Examiner BRFMFRTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC HEARING DATE: December 19, 2008 Page 3 of 20 D. HISTORICALIBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation NIA 4470 8/22/1994 Comprehensive Plan NIA 5099 11/0112004 Zoning NIA 5191 12/12/2005 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-040: Commercial Corridor Business Designations Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards Section 4-7-150: Streets — General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -- General Requirements and Minimum Standards Section 4-7-170: Residential Lots — General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Commercial Corridor objectives and policies. 2. Community Design Element. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTIONIBACKGROUND The proposal would result in the construction of 26 attached townhome units on 26 lots. The project would be composed of two 3 -unit structures and ten 2 -unit structures_ The project site is located on the east side of Bremerton Avenue NE and is zoned Commercial Arterial (CA) and is also located within the NE 4th Street Corridor Business District. The proposal for stand along residential within the CA zone requires approval of a Conditional Use Permit. Two existing residences and associated outbuildings are proposed to be removed from the project site. The applicant contends that no critical areas are located on the project site. The City's critical areas Traps have identified a Class 4 stream that would be located in the vicinity of the project site; however the applicant has provided a stream study indicating that there is no stream in the vicinity of this site. A Hexrpt 06-133.doc City of Renton Pl8/PW Departr. Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC NEARING DATE: December 19, 2006 Page 4 of 20 low depression is located along the north property line in the vicinity of where the City's maps identify a stream. The depression is approximately 10 fee ddeep and extends off-site to the north. The applicant indicates that the depression was created as a result of grading that was done on the property to the east as apart of a multi -family residential development. The proposal would include filling the depression. A grading easement would be obtained to fill off-site portions of the depression. The project would result in approximately 500 cubic yards of cut and 4,000 cubic yards of fill. The majority of the grading required for the project would be for the excavation of the detention vault and fill for the depression. All cut material is proposed to be used on-site. The existing drainage from the north half of the project site sheet flows across the site and into the depression. The drainage from the south half of the project site sheet flows to the southwest corner of the site. Access to the proposed lots would be provided via a new internal public street off of Bremerton Avenue NE. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on November 20, 2006, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -M) for the Bremerton Townhomes project. The DNS -M included 6 mitigation measures. A 14 -day appeal period commenced on November 27, 2006 and ended on December 11, 2006. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Solutions NE, LLC, dated July 19, 2006- 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume Il of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a_ Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $9,991.50 (152 net new daily trips x $75 = $9,991.50)- 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $388.00 per new single family lot prior to the recording of the final plat_ The fee is estimated at $9,312 ($388 x 24 = $9,312). 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development_ These comments are contained in the official file, and the Hexrpt 06-133.doc City of Renton P161PW Departn Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC HEARING DATE, December 19, 2006 Page 5 of 20 essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (1) Compliance with the Comprehensive Plan Designation. The subject site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The CC areas evolve from "strip commercial' linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. Commercial Corridor areas may include designated districts including concentrations of specialized uses such as the Auto Mall, or features such as transit stops and a combination of businesses creating a focal point of pedestrian activity and visual interest. The proposed plat is consistent with the following Commercial Corridor policies and objectives: Land Use Element Policy LU -353. Structures at Commercial Corridor intersections should not be set back from the street and sidewalk so as to allow vehicular circulation or parking to be located between the sidewalk and the building. No parking is proposed between the sidewalk and the buildings. Community Design Element Policy CD -19: During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated_ The applicant will be required to retain or replace 25 percent of the significant trees located on- site. Policy CD -22: When appropriate, due to scale, use, or location, on-site open space and recreational facilities in developments should be required. Pedestrian connections are provided to each side of the development proposal where appropriate. Policy CD -45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant submitted a significant tree retention plan and will be required to retain or replace a minimum of 25% of the existing significant trees located onsite. Policy CD -50. Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. A conceptual landscape plan was submitted with the project application proposing street trees along the proposed access road. In addition, a tree retention plan was also submitted. The applicant will be required to retain or replace a minimum of 25% of the existing significant trees located onsite. (2) Compliance with the Underlying Zoning Designation. The 1.8 -acre site is designated Commercial Arterial (CA) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 26 new residential units. Density — The density range permitted in the Northeast Fourth Corridor Business District portion of the CA zone is a minimum of 10 dwelling units per acre up to a maximum of 20 dwelling units Hexrpt 065-1 33.doc City of Renton PIS/PLV Departs Preliminary Report to the Nearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, EGF PUBLIC HEARING DATE: December 19, 2006 Page 6 of 20 per net acre. Net density is calculated after public rights-of-way, private access easements (vehicular or pedestrian), and critical areas are deducted from the gross acreage of the site. After the deduction of 15,185 square feet of proposed right-of-way dedication and 6,347 square feet of private access easements, the proposal for 26 lots would result in a net density of 19.85 dwelling units per acre (78,466 gross sq. ft. - 15,185 sq. ft. - 6,347 sq. ft. = 56,934 sq. ft. or 1.31 ac, 26 units 11.31 acres = 19.85 du/ac). The proposed plat appears to comply with density requirements for the CA zoning designation. Lot Dimensions and Size - No minimum lot size is required in the CA zone, however within the Northeast Fourth Corridor Business District a minimum lot size of 1,200 sq ft is required. There are no minimum lot width or depth requirements. The proposed plat would create 26 lots with the following sizes: Lot Number Lot Size (square feet) Access 1 1,525 Private Alley 2 1,560 Private Alley 3 1,920 Private Alley 4 1,680 NE 3rd Court 5 1,680 NE 3rd Court 6 2,539 NE 3`d Court 7 3,102 NE 3`d Court 8 1,846 NE 3rd Court 9 1,978 NE 3rd Court 10 2,394 NE 3`d Court 11 2,174 NE 3rd Court 12 1,835 NE 3`d Court 13 1,674 NE 3rd Court 14 1,316 Private Street 15 2,315 Private Street 16 2,707 Private Street 17 1,522 Private Street 18 2,095 NE 3'd Court 19 2,072 Private Access Easement 20 4,333 Private Access Easement 21 1,487 NE 3'd Court 22 1,968 Private Alley 23 2,245 Private Access Easement 24 3,903 Bremerton Ave NE 25 2,551 Private Alley 26 2,060 Private Alley As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed in the CA zone. Setbacks - In the CA zone, the minimum front yard setback is 10 feet and may be reduced down to zero feet through the site plan review process provided no blank walls are located within the reduced setback. In the NE 4th Corridor Business District, the maximum front yard setback permitted is 15 feet. A 10 -foot side yard along a street setback is required, which may be reduced down to zero feet through the site plan review process provided no blank walls are located within the reduced setback. A 15 -foot side or rear yard setback is required where the property abuts to or is adjacent to a residential zone. The proposed lots appear to contain adequate area for the construction of the proposed townhome structures, See further discussion below under Site Plan Review Criteria. Hexrpt 06-133.doc City of Renton PIBIPW Departa PreFminary Report to the Hearing Examiner BREMFRTON TOWNHOMES _ LUA-06-933, PP, CU -A, 5A -A, ECF PUBLIC HFARING DATE: December 19, 2006 Page 7 of 20 Building Standards — The CA zone and NE 4th Corridor Business District limit the number of attached residential units to 4. None of the proposed structures would create more than 4 attached residential units. Building height in the CA zone and NE 4t" Corridor Business District is limited to 35 feet for residential uses. The proposed structures would have a height of 29 feet, which complies with this requirement. Two existing residences and detached accessory structures are proposed to be removed as a result of the construction of the proposed plat. Staff recommends as a condition of approval that the applicant obtain demolition permits and complete all required inspection prior to the recording of the final plat. The NE 4th Corridor Business District requires that the proposed structures comply with the Urban Design Regulations District B, see discussion further discussion below on the structures compliance with these regulations. Parking — Each dwelling unit is required to provide 1.75 off-street parking stalls per unit. Each proposed unit would provide parking for 2 vehicles within a 2 car garage. The proposed building pads appear to be adequately sized for the provision of the required parking. Landscaping — The City's landscaping regulations require the installation of landscaping. The minimum amount of on-site landscaping required along street frontages is 10 feet, except where the front or side yard along a street setbacks have been reduced through the site plan review process. Where the property abuts the R-8 zone a 15 -foot wide landscaped visual barrier consistent with the definition in RMC 4-11-20 is required. A 10 -foot sight -obscuring landscaped strip may be allowed through the site plan review process. The applicant submitted a Conceptual landscape plan with the project application. See landscape discussion below under Site Plan Review Criteria. (3) Compliance with Subdivision Regulations Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access requirements of the Subdivision Regulations. Lots; The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots is roughly rectangular in shape, oriented to provide front yards facing a street or private access easement, and satisfies the minimum lot area and dimension requirements of the CA zone and the NE 4th Street Corridor Business District. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of townhomes. Property Corners at Intersections All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. Access and Street Improvements- Access to the site is proposed via a new internal access (NE 3rd Court) road off of Bremerton Avenue NE. Full street improvements including curb, gutter, sidewalk, and street lighting are required on the new internal public street (NE 3d Court) and along Bremerton Avenue NE. In order to ensure efficient emergency access to the development is not obstructed, staff recommends as a condition of preliminary plat approval the applicant be required to place "No Parking" signage along the private access easement, which extends off of the southern terminus of the proposed public right-of-way serving the three attached units. In addition, staff recommends a condition of approval requiring the establishment of a homeowner's association for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval_ Staff further recommends as a condition of approval that the Preliminary Plat be revised to extend the proposed private access easement located at the southern terminus of NE 3rd Court to the Hexrpt 06-133.doc City of Renton P{B/PW Departn. Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC HEARING DATE: December 19, 2006 Page 8 of 20 southern property line. The width of this easement may be reduced down to a minimum of 20 feet in width, however if the width of the easement were reduced the structures on proposed Lots 16 and 17 would not comply with the maximum setback requirements, therefore the location of these structures would have to be revised. The City's subdivision regulations RMC 4-7-150E.5 specifies that alley access is the preferred street pattern. The proposed layout does include 2 private alley easements. Other alley layouts were considered but were deemed infeasible due to the requirement by the Transportation Department that the proposed NE 3`" Court right-of-way line up as closely as possible with the NE 3"d Court on the west side of Bremerton Avenue NE_ To mitigate impacts to the local street system, the City's Environmental Review Committee imposed mitigation on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision. The proposal would result in the generation of 133.22 new average daily trips, with credit given for the two existing residences, (26 new townhomes x 5.86 trips per home = 152.36 — 19.14 credit = 133.22), The fee for the proposed plat is estimated to be $9,991.50 (133.22 total trips x $75.00 = $9,991.50) and is payable prior to the recording of the plat. Topography and Vegetation: With the project application, the applicant submitted a Geotechnical Report prepared by Earth Solutions NW, LLC, dated July 19, 2006. According to the report the site topography is relatively level with the exception of the depression area located along the northern portion of the project site_ Vegetation on the project site consists primarily of mature landscaping. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the project will be subject to the DOE manual regarding erosion control, as conditioned by the ERC. A total of 44 significant trees are located on the project site. The proposed clearing limits encompass all of the proposed lots and the proposed roadways. Additional areas outside of the proposed lots and roadways would be cleared for the installation of utility lines (storm drainage and sewer). RMC 4-4-070 indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing trees. A Determination was made by the Director of Development Services that the retention or replacement of 25% of the existing trees would achieve these requirements. To comply with this Determination, the applicant would be required to retain or replace a total of 11 trees (replacement trees are required to be a minimum of 2 -inch caliper trees). The applicant submitted a tree clearing plan, which proposes to retain 5 trees, therefore the applicant shall be required to install 6 2 -inch caliper replacement trees throughout the development. Staff recommends as a condition of approval that the applicant submit a Tree Retention and Replacement Plan with the Utility Construction Permit Application to the Development Services Division project manager. The plan shall detail the tree protection measures to be implemented to ensure survival of the retained trees and shall include a planting plan showing the location of the proposed replacement trees. Relationship to Existing Uses: Commercial development is located to the north of the project site and residential development is located to the east, west, and south of the site. The proposed development would be compatible with the surrounding development. (4) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $388.00 per new multi -family unit. The fee is Hexrpt 06-133.doc City of Renton PIBIPW Departn Preliminary Report to the Hearing Examiner BREMERTON TOwNHOMFS LUA-06-733, PP, CU -A, SA -A, ECF PUBLIC HEARING DATE: December 19, 2006 Page 9 of 20 estimated at $9,312.00 (24 new units x $388.00 = $9,312.00) and is payable prior to the recording of the plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. However, pedestrian trail easements would connect to the properties to the north, east, and south. There are no existing recreational facilities in the immediate vicinity of the subject property. It is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new unit. The fee is estimated at $12,738.24 (24 new lots x $530.76 = $12,738.24) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0,44 students per single-family residential dwelling_ Based on the student generation factor, the proposed plat would potentially result in 11 additional students (0.44 x 24 = 11). The schools would include: Maplewood Elementary School, McKnight Middle School, and Hazen High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: A Preliminary Technical Information Report prepared by Jaeger Engineering, dated September 29, 2006 was submitted with the application materials_ According to the report the existing drainage from the north half of the site sheet flows into the depression. The existing drainage from the south half of the site sheet flows to the southwest corner of the site. The proposed method of drainage control as indicated by the storm drainage report would be a detention vault and wet vault located near the southeast corner of the project site underneath the proposed private street. The City's Environmental Review Committee imposed a mitigation measure on the project requiring that the storm drainage system comply with a higher standard for flow control. The project is required to comply with the 2005 King County Surface Water Design Manual. A Surface Water System Development Charge, based on the current rate of $759.00 per new single-family lot, would be required prior to the issuance of construction permits for the plat_ Water and Sanitary Sewer Utilities: The project site is located within the 565 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 8 -inch water main located in Bremerton Avenue NE (see City of Renton drawing W-3260 for detailed engineering plans). Per the City of Renton Fire Marshall, the preliminary fire flow is 2,500 gpm for attached units 13- 15 and 16-18 and 1,750 gpm for the remainder of the units. All of the buildings are required to be sprinklered. This project is required to install an 8 -inch water main connecting to the existing main in Bremerton Avenue NE and looped through the site and connecting back to Bremerton Avenue NE. In addition, the main shall be extended to the east and connect to the existing water main (W3024). The main shall also be extended to the south in the private street to the south property line in a 15 -foot easement to the City of Renton. The City of Renton requirements dictate that the lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. The utility plan needs to be modified to show fire hydrants at both north and south public right-of-way streets and also a fire hydrant near lot 6. Each unit requires a separate water service line and meter, which will serve domestic and fire. The size is determined by a certified fire sprinkler designer, but shall be a minimum of 1 -inch. Any new construction requires a fire hydrant capable of delivering a minimum of 1,000 gpm with one hydrant located within 150 feet of the structure and two additional hydrants located within 300 feet of the structure. This distance shall be measured along the travel route. Hexrpt 06-133.doc City of Renton PIBIPW Departs Preliminary Report to the Hearing Examiner BREMER TON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC HEARING DATE. December 19, 2006 Page 10 of 20 System Development Charges are $1,956 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water service is eligible for a prorated System Development Charge. The project will be reviewed to determine how much redevelopment credit applies. There is an existing 8 -inch sanitary sewer main in Bremerton Avenue NE (see City of Renton drawing S-3260 for detailed engineering plans). There is an existing 8 -inch sanitary sewer main on the north and east side of this site. A sanitary sewer main extension is required to be installed by this project. The applicant shall install individual side sewers to serve the project. The site is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per unit and paid prior to the issuance of a construction permit. The System Development Charges are $1,017 per dwelling unit. The Development Charges are collected as a part of the construction permit. Please note that any parcel that currently has sewer service is eligible for a prorated System Development Charge_ The project will be reviewed to determine how much redevelopment credit applies. 6. CONSISTENCY WITH CONDITIONAL USE CRITERIA: A Conditional Use Permit is required in order to permit the construction of a stand alone residential project within the CA zone. Section 4-9-030.G lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: (1) CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER ORDINANCES.- The RDINANCES: The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (a) Comprehensive Plan Land Use Element See previous discussion above under Preliminary Plat Criteria. (b) Zoning Code The proposed townhome project is located within the Commercial Arterial (CA) zoning designation. The purpose of the Center Arterial Zone (CA) is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment, The proposed attached townhome development would be permitted in the CA zone subject to approval of a Conditional Use Permit. (c) Development Standards See previous discussion above under Preliminary Plat Criteria and further discussion below under Site Plan Review Criteria. (2) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use_ The proposed project would result in the construction of for -sale residential townhomes. Nearby residential project have continued to be successful ventures, therefore the proposal would not result in an over concentration of residential units. Hexrpt 06-133.doc City of Renton P/BJPW Departm Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, GU -A, SA -A, ECF PUBLIC HFARMIG DATE- December 19, 2006 Page 11 of 20 (b) That the proposed location is suited for the proposed use. The subject site is abutting surrounding residential uses on the east, west, and south property lines and would serve as a transition to the commercial property to the north. The proposed attached townhomes would be more compatible with the surrounding residential uses than a commercial use would, as the applicant has indicated that the only viable commercial use of the subject property would be for an auto repair shop. (3) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located_ See further discussion below under the Site Plan Review criteria. (b) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. See previous discussion under Preliminary Plat criteria and further discussion below under Site Plan Review criteria. (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, bell towers, public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. The proposed buildings would comply with the height requirements of the CA zone; see further discussion below under Site Plan Review criteria. (4) COMPATIBILITY: The subject property is located within a predominantly residential area with commercial uses located on the abutting northern properties. The proposed attached residential townhomes would serve as a transition from the higher intensity uses of the commercial area to the lower intensity single family residential uses to the south and would be compatible with the surrounding uses. (5) PARKING: Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five percent (75%) of the lot coverage requirement of the zone, in which the proposed use is located, if all parking is provided underground or within the structure. All parking is proposed within attached private garages located to the side or rear of the proposed structures. See further discussion below under Site Plan Review criteria. (6) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. Staff has reviewed the circulation patterns of potential vehicles and pedestrians. See further discussion below under Site Plan Review criteria regarding pedestrian and vehicular circulation. (7) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. Hexrpt 06-133.doc City of Renton PiBIPW Departn Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC HEARING DA TE: December 19, 2006 Page 12 of 20 It is anticipated that the most significant noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project will be required to comply with the City's noise ordinance regarding construction hours. There would be noise impacts of increased traffic and activity that are normally associated with an attached townhome development. (8) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. See previous discussion above under Preliminary Plat criteria and further discussion below under Site Plan Review criteria. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. There are no accessory uses proposed_ (10) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. No building conversion is proposed. (11) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. The proposed project will be required to install utilities and construct road improvements as mandated by the City's regulations. See previous discussion above under Preliminary Plat criteria. Section 4-9-030.K lists 6 additional Special Criteria that the Hearing Examiner is asked to consider regarding stand alone residential uses in the NE 4th Corridor Business District, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: (1) Stand alone residential use may not be located within 150 feet of an adjacent or abutting arterial street_ This includes Sunset Boulevard, Duvall Avenue, Anacortes Avenue, or Union Avenue in the Sunset Business District; NE 4th Street, Union Avenue, or Duvall Avenue in the NE 4th Street Business District,• and Puget Drive or South Benson Road in the Puget Drive Business District, as shown on the Business District Maps in RMC 4-3-040. The subject site is not located within 150 feet of NE 4th Street, which is the nearest arterial. (2) A mix of commercial, service, and residential uses existing within a 150 -foot radius of the proposed residential use. Commercial and service uses are located on the abutting properties to the north, and residential uses are located to the east, west, and south of the project site. (3) Commercial use of the property is not feasible for reasons including, but not limited to: lack of commercial frontage, lack of access, critical areas andfor critical area buffers, or property configuration. Hexrpt 06-133.doc City of Renton P/B/PW Departn Preliminary Report to the Nearing Examiner BREMERTON TOWNNOMFS LUA-06-133, PP, CUA, SA -A, ECF PUBLIC NFA RING DATE: December 19, 2006 Page 13 of 20 The applicant contends that due to the lack of frontage along NE 4th Street that commercial use of the property is not feasible except for possibly an automotive repair shop, which does not required commercial frontage. Staff has reviewed the proposal and concurs with the applicant that commercial use of the property is largely unfeasible due to the lack of commercial frontage. In addition, due to the surrounding residential uses to the east, west, and south of the project site it is more desirable to have a residential use on the subject property as opposed to an automotive repair shop, which would not be as compatible with the surrounding residential uses. (4) Residential use will augment the primary purposed of the commercial arterial zone by adding a pedestrian oriented land use that provides a physical connection between residential and commercial uses. The proposed development would provide pedestrian connections to the surrounding residential and commercial uses along the north, south, east, and west sides of the property. (5) The use provides a transition between commercial and lower density R-10 and R-8 zoned areas and provides a visual, pedestrian, and vehicular connection from the residential zoned areas to the Commercial Arterial zoned areas. The proposed development would serve as a transition from the northern commercial properties to the single family residential (R-8) properties located to the south of the site. In addition, pedestrian connections are proposed, which would provide a connection for the residential properties to the commercial properties. (6) Development standards from RMC 4-3-04OF are met unless the applicant opts for a planned urban development, subject to RMC 4-9-150. Pedestrian connection standards from this section must be met without modification. The development standards as outlined in RMC 4-3-04OF would be met without modification. 7. CONSISTENCY WITH SITE PLAN REVIEW CRITERIA: In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers: Conformance with the Comprehensive Plan, it's Elements and Policies; See previous discussion above under Preliminary Plat criteria. 2. Conformance with existing land use regulations; The subject site is designated Commercial Arterial (CA) on the City's zoning Map and is located within the NE 4th Street Corridor Business District. The proposed attached townhome development is a permitted use within the CA zone subject to the approval of a Conditional Use Permit. The compliance of the proposal with the development standards of the CA zone and NE 4th Street Corridor Business District regulations is addressed below: Lot Coverage - The CA zone allows building coverage at a maximum of 75% of the lot area as all of the parking would be contained within the individual buildings. The proposed building lot coverages range from a minimum of 17 percent to a maximum of 43 percent, which is well below the maximum 75 percent building lot coverage permitted. Setbacks — In the CA zone, the minimum front yard setback is 10 feet and may be reduced down to zero feet through the site plan review process provided no blank walls are located within the reduced setback. In the NE 4th Corridor Business District, the maximum front yard setback permitted is 15 feet. A 10 -foot side yard along a street setback is required, which may be reduced down to zero feet through the site pian review process provided no blank walls are located within the reduced setback. A 15 -foot side or rear yard setback is required where the property abuts to or is adjacent to a residential zone. Hexrpt 06-133.doc City of Renton PIBIPW Depart. Preliminary Report to the Nearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ,ECF PUBLIC HEARING DATE: December 19, 2006 Page 14 of 20 The City's Urban Design Regulations define a blank wall as a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing. The proposed structures units on Lots 1-8, 11, 16-18, 25, and 26 would all have a front yard setback between 10 and 15 feet, which complies with the minimum and maximum front yard setback requirements. The proposed structures on Lots 12-15, 19, 21, and 22 would all have front yard setbacks that are less than 10 feet. The minimum front yard setback proposed is 4 feet. Each of the front yard facades for the proposed structures on Lots 12-15 would not have blank walls located within the front yard setback as these structures provide a window, door, or building modulation every 15 feet along the ground floor. Therefore the structures proposed on Lots 12-15 would qualify for the proposed reduced front yard setbacks_ The structures on Lots 19, 21, and 22 have front facades that would qualify as blank walls and would not be permitted the proposed reduced front yard setbacks. Staff recommends as a condition of approval that either the building elevations be revised showing additional architectural detailing on the front facade of the buildings proposed to be located on Lots 19, 21, and 22 such that the front facades would no longer qualify as blank walls, or the site plan shall be revised providing a minimum front yard setback of 10 feet for the structures proposed on Lots 19, 21, and 22_ The revised materials shall be submitted to the Development Services project manager at the time of building permit application. The proposed structures on Lots 9, 10, 20, 23, and 24 would be located outside of the maximum 15 -foot front yard setback area. The NE 4th Corridor Business District requirements do not provide for any modification of the maximum front yard setback, therefore, the proposed front yard areas for the structures on Lots 9, 10, 20, 23, and 24 shall be revised to comply with the maximum front yard setback of 15 feet. Staff recommends as a condition of approval that the site plan be revised to provided the 15 -foot maximum front yard setback for the structures proposed on Lots 9, 10, 20, 23, and 24. A revised site plan shall be submitted to the Development Services Division project manager at the time of building permit application. Proposed Lots 1, 3-11, 13, 15, 19, 21-24, and 26 all have side yards along streets or access easements and would therefore be required to provide side yard along street setbacks for the proposed structures. The structures on proposed Lots 1, 6, 7, 15, 19, and 26 would comply with the required 10 -foot side yard along a street setback requirements. The structures on proposed Lots 3-5, 8-10, 13, and 21-24 would provide less than the required side yard along a street setback. The minimum side yard along a street setback proposed is 2 feet. The proposed structures on Lots 3-5, 8-10, and 24 would not have blank walls located within the side yard along a street setback as these structures provide a window, door, or building modulation every 15 feet along the ground floor. Therefore the structures proposed on Lots 3-5, 8-10, and 24 would qualify for the proposed reduced side yard along a street setbacks. The structures on proposed Lots 13, and 21-23 would have blank walls within the reduced side yard along a street setback, which is not permitted. Staff recommends as a condition of approval that either the building elevations be revised showing additional architectural detailing on the side yard along a street facade of the buildings proposed to be located on Lots 13, and 21-23 such that the side yard along a street facades would no longer qualify as blank walls, or the site plan shall be revised providing a minimum side yard along a street setback of 10 feet for the structures proposed on Lots 13, and 21-23. The revised materials shall be submitted to the Development Services project manager at the time of building permit application. A 15 -foot side yard setback is required for the structures proposed on Lots 15 and 16 as these lots abut an R-8 zone. The proposed structures exceed the minimum 15 -foot side yard. Landscaping - The City's landscaping regulations require the installation of landscaping. The minimum amount of on-site landscaping required along street frontages is 10 feet, except where the front or side yard along a street setbacks have been reduced through the site plan review process. Where the property abuts the R-8 zone a 15 -foot wide landscaped visual barrier consistent with the definition in RMC 4-11-120 is required_ A 10 -foot sight -obscuring landscaped strip may be allowed through the site plan review process_ The applicant submitted a Conceptual landscape plan with the project application. The submitted landscape plan provides a 10 -foot Hexrpt 06-133.doc City of Renton PJB/PW Departr, Preliminary Report to the Hearing Fxaminer BREMERTON TOWNHOMFS LUA-06-133, PP, CU -A, SA A, ECF PUBLIC HEARING DATE: December 19, 2006 Page 15 of 20 landscape strip along all street frontages, except where the front and side yard along a street setbacks are proposed to be reduced_ Along the southern property line, where the site abuts an R-8 zone, a 15 -foot wide landscape visual barrier is proposed along the side yard of Lot 16, and a 10 -foot wide sight -obscuring landscape strip is proposed along the side yard of Lot 15 due to the proposal for a 5 -foot pedestrian access easement providing access to the property to the east_ After looking at the approved site plan for the proposed project to the east, it appears that the proposed pedestrian access easement at this location would terminate in what will eventually be someone's back yard. Staff recommends that the proposed pedestrian access easement located along the southern property line of Lot 15 be removed and replaced with landscaping to provide a 15 -foot landscaped visual barrier along the southern property line of Lot 15. Staff recommends as a condition of approval that a revised landscape plan be submitted with the building permit application for Lot 15 providing a 15 -foot landscape visual barrier for review and approval by the Development Services Division project manager. Height -- The CA zone allows a maximum building height of 35 feet for residential structures. The proposed structures would have a height of 29 feet, which is below the maximum height permitted. Pedestrian Connections — All development in the CA zone within the NE 41" Street Corridor Business District is required to provide a minimum of one pedestrian connection from the entry of each building to the street and sidewalks, and a minimum of one pedestrian connection is required from each side of a property to commercial and/or residential uses. The submitted preliminary plat map identifies a minimum of one pedestrian connection to each side of the property. The sidewalks required along the new NE 3`d Court would connect pedestrians out towards Bremerton Avenue NE, a 5 -foot pedestrian access easement on the northeast portion of the site would connect pedestrians to the north and east property lines, and a pedestrian connection located on the southeast portion of the site would connect pedestrians to the Laurelhurst Division 3 Preliminary Plat to the south. An additional pedestrian connection is identified on the southeast portion of the site connecting to the property to the east; however after looking at the approved site plan for this property it appears that a pedestrian connection at this location would terminate in someone's backyard. Therefore, staff recommends as a condition of approval that the proposed 5 -foot pedestrian access easement located along the southern property line connecting to the property to the east be removed_ A revised plat map showing the removal of this easement shall be submitted prior to the approval of the final plat to the Development Services Division project manager for review and approval. All pedestrian connections shall comply with the design standards at outlined under RMC 4-3- 040F_1.e_ii. Parkin -- The parking regulations require a specific number of off-street parking stalls based on the proposed use. A maximum of 1.75 parking spaces per dwelling units may be permitted. When the unit of measurement determining the number of parking spaces required results in the requirements of a fractional space, any fraction up to 0.5 spaces shall be disregarded and any fraction 0.5 spaces and above shall count as one space. Therefore, each dwelling unit shall be required to provide 2 parking spaces. Each proposed townhome has proposed 2 spaces each within a private garage. All code required spaces must comply with the dimensional requirements of the parking regulations. For standard stalls, each stall must be a minimum of 20 feet long and a minimum of 9 feet wide. The applicant's site plan proposes to provide compact parking stalls on Lots 1-6. As the parking provided throughout the development would not be shared parking, the parking requirements would be calculated for each proposed townhome unit. The minimum amount of compact stalls permitted per unit would be 30 percent. As, the units would only have 2 parking stalls within the garages the provision of 30 percent of the stalls as compact stalls would result in 1 stall being permitted to comply with the compact stall dimensions_ Staff recommends as a condition of approval that the site plan be revised to provide a maximum of 1 compact parking stall within the private garages proposed for Lots 1-6. The revised site plan shall be submitted to the Development Services Division project manager for review and approval with the submittal for the building permit application. Hexrpt 06-133 doe City of Renton PB/PW Departr, Preliminary Report to the Hearing Examiner BREMERTON TOWNHOM1=S LUA-06-133, PP, CU -A, 5A -A, ECF PUBLIC NEARING DATE. December 19, 2006 Page 16 of 20 Refuse and Recyclable Deposit Areas The location and pick up of the service elements shall be approved by Waste Management. Currently it appears that the service elements for each townhome would be located within each individual unit. The City's refuse and recyclable deposit area regulations do not apply to attached duplex structures, but would be applicable to the triplex structures. Therefore, staff recommends as a condition of approval that a modification to the Refuse and Recyclable requirements be submitted with the building permit applications for the triplex structures exempting them from the common collection area requirement of this section if Waste Management determines that common collection areas for the refuse and recyclable deposit areas would not be required. 3_ Mitigation of impacts to surrounding properties and uses; The proposed residential project is not anticipated to result in any adverse impacts to surrounding properties and uses. The properties to the east, west, and south are all have residential uses on them and the properties to the north have commercial uses on them. The proposal for the construction of townhomes on the subject site would provide a transition from the commercial uses to the north to the single family residential uses to the south. In addition, pedestrian connections are proposed, which would connect pedestrian in developments to the south of this site to the commercial area to the north. There are potential short-term impacts to adjacent properties (e.g., noise), which would result from the construction of the project_ These impacts will be mitigated by the applicant's construction mitigation plan, which limits work and haul hours to those permitted by City Code. Long term impacts included increased traffic associated with a residential townhome development. These impacts were anticipated through the Comprehensive Planning and Zoning process. 4. Mitigation of impacts of the proposed site plan to the site; The proposed residential structures are oriented to provide front yards facing the new public street (NE 3`d Court) or a private access easement. Each structure would have an individual backyard that would be located away from any street frontages and the landscape plan proposes to landscape along the perimeter property lines with shrubs, which will provide some privacy for the residents_ 5_ Conservation of area -wide property values; The proposal would allow existing surrounding uses to continue operating in their present locations and would not result in a reduction of surrounding property values. 6. Safety and efficiency of Vehicle and Pedestrian Circulation; The proposed project would provide access to Bremerton Avenue NE via the proposed public street NE 3`d Court. In addition, pedestrian sidewalks along the new public right-of-way as well as private pedestrian access easements are proposed to provide safe and efficient pedestrian access throughout the site and to other abutting sites. See previous discussions regarding access under the Preliminary Plat Criteria and pedestrian connections. Provision of adequate light and air, The proposed buildings are designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the buildings will not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide for normal airflow. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not expected to create any harmful or unhealthy conditions. Noise, dust, and odors, which may result from the temporary construction on the site, will be mitigated by the applicant's construction mitigation plan and code requirements for the use of Best Management Practices. Hexrpt 06-133.doc City of Renton P131PW Departn Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC HEARING DATE. December 19, 2006 Page 17 of 20 9_ Availability of public services and facilities to accommodate the proposed use,- See se, See previous discussion above under Preliminary Plat Criteria. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. The site is proposed to be developed with attached townhome units that would be compatible with existing commercial and residential uses in the surrounding neighborhood. 11. Review of Compliance to District B Design Guidelines. The Bremerton Townhomes project site is subject to the District B Urban Center Design Regulations. The Hearing Examiner shall have the authority of approve, approve with conditions, or deny proposals based on the provisions of the design regulations. In rendering a decision, the Hearing Examiner will consider proposals on the bases of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. Site Design and Building Location Site Design and Street Pattern: Maintain existing grid street pattern. The proposed project would not adversely impact the existing grid street pattern in the surrounding neighborhood. The City does not anticipate the need for the proposed street system to connect to adjacent properties due to the current adequate provision of access to the neighborhood. Building Location and Orientation: Orient Buildings to the street with clear connections to the sidewalk. All of the buildings would be oriented towards a street or private access easement and would provide clear connections to the sidewalks from the front doors and/or driveways. Building Entries A primary entrance of each building shall be located on the fagade facing a street. Such entrances shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet wide over the entrance or other similar indicator of access. Each of the proposed buildings is oriented to provide a front yard facing towards the new public street (NE P Court) or a private access easement. The building entrances as showing on the building elevations would be prominent and visible from the street. A direct connection would be provided to the public street. Each of the secondary pedestrian entry to the proposed buildings shall have weather protection at least 4'/2 feet wide over the entrance. The requirement applies to the side and/or rear entries on Buildings A, B -F, G -H, I, & L. Staff recommends as a condition of approval that revised building elevations showing 4'/ feet of weather protection over each of the side and rear secondary pedestrian entries be submitted with the building permit applications for review and approval by the Development Services Division project manager. Transition to Surrounding Development Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or Building Hexrpt 06-133.doc City of Renton P/B/PW Oepartn, Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU -A, SA -A, ECF PUBLIC HEARING DATE. December 18, 2006 Page 18 of 20 articulation provided to divide a larger architectural element into smaller pieces; or Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Where the proposed townhomes abut a single family (R-8) zone, the side yard setbacks have been increased to 15 feet to reduce the impact of the multi -family development on a single family use. Service Element Location and Design Service elements shall be located and designed to minimize impacts on the pedestrian environment, concentrated, and located where easily accessible to service vehicles. In addition, to the enclosure requirements addressed in the development standards the design regulations required that service areas be enclosed on all sides including the roof to prevent the attraction of birds to the service areas. See previous discussion above under Refuse and Recyclable Deposit Areas. If it is determined that a common collection area would be provided for the refuse and recyclable deposit areas, the design and screening of the collection area shall be consistent with this section. Parking and Vehicular Access Location of Parking No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. No surface parking is proposed. Vehicular Access Parking lots and garages shall be accessed from alleys when available. Access to the individual parking garages would be provided off of an alley when available. Landscaping/Recreation Areas/Common Open Space Landscaping All pervious areas are required to be landscaped and the landscaping shall be consistent with the design intent of the development and shall reinforce the concept of the development. Street trees are required and shall be between the curb and buildings. A landscape plan was submitted with the application materials. The proposed landscaping would include street trees located between the buildings and the sidewalk. The proposed landscaping would enhance the proposed development and would provide a vegetative theme throughout. Recreation Areas and Common Open Space Attached housing developments shall provide a minimum area of private usable open space equal to 150 square feet per unit of which 100 square feet are contiguous. Such space may include porches, balconies, yards, and decks. Each proposed unit would have an excess of 150 square feet of open space within the front and/or rear yard areas. Buildinq Architectural Design Building Character and Massing All building facades shall include modulation or articulation at intervals of no more than 20 feet. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new 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. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. Hexrpt 06-133.doc City of Renton PIS/PW Departr, Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, W --A, SA -A, EGF PUBLIC HEARING DATE: December 19, 2006 Page 19 of 20 Staff has reviewed the submitted building elevations and recommends that additional modulation and articulation be added to the building facades. Staff recommends that the street or front elevation of Building A be revised to include additional horizontal or vertical change in plane of the fagade or some variation in the materials used along the base of the fagade and that the rear fagade be revised to include additional horizontal or vertical change in plane. The rear elevation of Buildings B -F shall be revised to include a horizontal or vertical change in plane on the fagade or some additional variation in the materials used along the base of the fagade. Staff recommends that the weather protection proposed over the primary entrances to Buildings G -H be revised to mimic the pitch and materials used on the roofs. The rear fagade of Buildings J & K require additional modulation and articulation_ Staff recommends as a condition of approval that revised building elevations be submitted to the Development Services Division project manager for review and approval with the building permit applications. Ground -Level Details Untreated blank walls visible from public streets, sidewalks, or inferior pedestrian pathways are prohibited_ A wall is considered a blank wall if. It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet and does not include a window door, building modulation or other architectural detailing. See previous discussion above under setbacks. Building Roof Lines Buildings containing predominantly residential uses should have pitched roof with a minimum slope of one to four. Such roof should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. The roof color shall be dark. The proposed roofs all have slopes that exceed the minimum one to four required. In addition, intersecting roof forms are proposed to break up the sloping roof. Building Materials All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. The proposed building facades include the same materials around the buildings. H. RECOMMENDATION: Staff recommends APPROVAL of the Bremerton Townhomes Preliminary Plat, Conditional Use Permit, and Site Plan, Project File No. LUA-06-133, PP, SA -A, CU -A, ECF subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non -Significance — Mitigated that was issued by the Environmental Review Committee on November 20, 2006. 2. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 3. "No Parking" signage shall be placed along the private access easement that extends off of the southern terminus of NE 3'd Court and serves the two triplex structures. 4. A homeowner's association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 5. The preliminary plat map shall be revised to extend the private access easement located off of the southern terminus of NE and Court to the southern property line. A revised preliminary plat map shall Hexrpt 06-133.doc Cdy of Renton P/B/PW Departr, Preliminary Report to the Hearing Examiner BREMERTON TOWNHOMES LUA-06-133, PP, CU-A, SA-A, ECF PUBLIC HEARING DATE: December 19, 2006 Page 20 of 20 be submitted with the Utility Construction Permit application to the Development Services Division project manager for review and approval. 6. A Tree Retention and Replacement Plan shall be submitted with the Utility Construction Permit Application to the Development Services Division project manager for review and approval. The plan shall detail tree protection measures to be implemented to ensure survival of retained trees and shall include a planting plan showing the species and location of replacement trees. 7. Either the building elevations shall be revised showing additional architectural detailing on the front facades of the buildings proposed to be located on Lots 19, 21, and 22 such that the facades would no longer qualify as blank walls, or the site plan shall be revised to provide a minimum 10 -foot front yard setback for the structures proposed on Lots 19, 21, and 22. The revised elevations or site plan shall be submitted to the Development Services Division project manager at the time of building permit application for Lots 19, 21, and 22. 8. A revised site plan shall be submitted to the Development Services Division project manager with the building permit application providing a 15 -foot maximum front yard setback for the structures proposed on Lots 9, 10, 20, 23, and 24. 9. Either the building elevations shall be revised showing additional architectural detailing on the side yard along a street facades of the buildings proposed to be located on Lots 13, and 21-23 such that the facades would no longer qualify as blank walls, or the site plan shall be revised to provide a minimum 10 -foot front yard setback for the structures proposed on Lots 13, and 21-23. The revised elevations or site plan shall be submitted to the Development Services Division project manager at the time of building permit application for Lots 13, and 21-23. 10. A revised landscape plan shall be submitted with the building permit application for Lot 15 to the Development Services Division project manager for review and approval. The revised landscape plan shall replace the proposed 10 -foot sight -obscuring landscape strip with a 15 -foot wide landscaped visual barrier along the southern property line. 11. A revised preliminary plat map shall be submitted to the Development Services Division project manager for review and approval prior to the approval of the final plat. The revised preliminary plat shall show the removal of the proposed 5 -foot pedestrian access easement along the southern property line connecting to the property to the east. 12. The site plan shall be revised to include a maximum of 1 compact parking stall within the private garages of proposed Lots 1-6. The revised site plan shall be submitted to the Development Services Division project manager for review and approval with the building permit applications for Lots 1-6. 13. A modification to the Refuse and Recyclable Deposit Area regulations shall be submitted with the building permit applications for the triplex structures. The modification shall request the exemption of these structures from the common collection area requirements of this section if Waste Management determines that common collection areas would not be required. The modification request shall address the criteria outlined in RMC 4-9-250D. 14. Revised building elevations shall be submitted at the time of building permit application to the Development Services Division project manager for review and approval. The revised building elevations shall show a minimum of 4'/2 feet of weather protection over each side and rear secondary pedestrian entry, additional plane changes or material variation along the base of the front facade of Building A and the rear facades of Buildings B -F. The weather protection proposed over the primary entrances to Buildings G -H shall be revised to mimic the pitch and materials used on the roofs, and the rear fagade of Buildings J & K require additional modulation and articulation. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. Site Plan Approval (SA -A): Two (2) years from final approval (signature) date. Conditional Use Permit (CU -A): Two (2) years from final approval (signature) date. Hexrpt 06-133.doc 1.+x„4- M+f-k+..a •'�iiivnwu —.. "'• —..—_ c� � , ., f � BcW 1,53001i' -t00'1 NG COUNTY—,'�'�,,.�,,,„,,,,,„,,,,, -PARTMENT nl ASSESSMENTS ^'"'"•^�^w^'^-^^++^ "'W� ",• .. }- u., al.3ros i �_ � �-;- ..��.�.�.:_.�_ ♦ --- � , - -� �� .+�.. ( �_�.� tom...,. ` 5p* 'F_ f .�,,. 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U I V' �J' I -� dQO z W r i 1 E `i v, Q m Z C 7 i ti, p y L7�� + 1 I 4 Q 1r W Q lY I 4 Zfn fl LL I I 5'M 3nk3r,v 9+94 S13311H3aV IIOOSIHqt3D12�3W- ��, w I m cry Q c 0 Q f i P - - Lil G — > n W � — 6 SNOflV 3-13 Q O — > P O: — W SE 1gs SE 142 nd St.ul RC(P) d -d r(p) G6 - 22 T23N ME W I/Z Y 9 aao 4ao � T ZONING - - -tea db ® {1�. olq&wMC" =VKM 15 T23N R5E W 1/2 5315 January 8, 2007 OFFICE OF THE HEARING EXA-MINER CITY OF RENTON Minutes APPLICANT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: EXHIBIT 17 Mark Rousso Seattle Redevelopment, LLC Box 2566 Renton, WA 98056 Bremerton Townhomes Preliminary Plat File No_: LUA 06-133, PP, CU -A, SA -A, ECF 320 & 330 Bremerton Avenue NE Preliminary Plat approval, site Plan approval, and Conditional Use Permit approval to subdivide a 1.8 -acre site into 26 lots for the future development of attached townhome units. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on December 12, 2006. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the December 19, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 19, 2006, at approximately 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. X: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 2: Neighborhood Detail Map Exhibit No. 3: Preliminary Plat Map Exhibit No. 4: Conceptual Drainage and Utility Plan Exhibit No. 5: Grading and Tree Plan Exhibit No. 6: Conceptual Landscape Plan Exhibit No. 7: Elevations Bldg A & B -F Exhibit No. 8: Elevations Bldg G -H, I&L, and J&K Bremerton Townhomes Preli. . ry Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 2 Exhibit No. 9: Zoning Map Exhibit No. 10: ERC Mitigation Measures Exhibit No. It: Revised Landscape Plan Exhibit No. 12: By Reference, Laurelhurst Division 3 Preliminary Plat The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The property is located north of the Laurelhurst Division 3 development, east side of Bremerton. Avenue NE and south of NE 4"' Street. The site is located within the Commercial Arterial Zoning designation and within the Commercial Corridor Comprehensive Plan designation. The site is approximately 1.8 acres. The proposal is to divide the property into 26 lots for the construction of 26 attached townhome units. There would be two 3 -unit structures located on the southeast portion of the property and ten 2 -unit structures. There are no critical areas or wetlands on the project site. The Environmental Review Committee issued a Determination of Non -significance — Mitigated with 6 mitigation measures. No appeals were filed_ The proposed plat is consistent with the Commercial Corridor Land Use and Community Design elements_ The proposal for 26 lots resulted in a net density of 19.85 swelling units per acre, which complies with the density requirements for the CA zoning designation. To have standalone residential in a commercial zone, the applicant has to justify that there is no other commercially viable use of the property that is available. The property does not have any frontage along NE 4`h and that would hinder any commercial use of the property. The only commercial use that would be viable would be an auto repair shop. Staff does concur that without frontage on NE 4a', the site is severely restricted for commercial use. Further, the site is essentially surrounded on 3 sides by residential uses. The net density would be 19.85 dwelling units per acre, which does comply with density requirements for the CA zoning designation_ The proposal is located in both the CA zone and the NE 4"' Street Corridor Business District overlay. The CA zone does not mandate a minimum lot size, width or depth, the NE 4ffi Street Corridor Business District does mandate a minimum lot size of 1,200 square feet. The proposed lots appear to have sufficient building area for the development of townhomes. Access to the site is proposed via a new internal access, NE 3'd Court, off of Bremerton Avenue NE. Full street improvements including curb, gutter, sidewalk, and street lighting are required. A 15 -foot radius would be required at all intersections. Fire, Traffic and Parks Mitigations Fees would be imposed on this project. There currently is a 26 -foot wide proposed private street which provides primary access to Lots 15 and 16, that private street should extend to the southern property line. There will be a water line within that easement and will extend all the way to the south property line. The topography is relatively flat. The applicant would be required to mitigate for any erosion or off-site sedimentation by complying with the Department of Ecology Manual for Erosion Control. There are a total of Bremerton Townhomes Prelim—ary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 3 44 significant trees on the site, requiring the applicant to retain or replace a total of 11 trees. They plan to retain 5 trees and so will be replacing 6 trees. The site is located within the Renton School District and they have indicated that they would be able to handle the proposed 11 additional students. A drainage report was submitted, the existing drainage from the north half of the site sheet flows into the existing depression area. The drainage from the south half sheet flows to the southwest corner of the project site. A detention and wet vault will provide drainage control, these will be located in the southeast portion of the project site under the private paved street_ An existing 8 -inch water main is located in Bremerton Avenue NE, in addition an 8 -inch water main would be required to be connected to the main in Bremerton and looped through the site. The main would be extended to the south in a 15 -foot easement to the City of Renton. All of the units would be required to be sprinklered Bremerton Avenue NE also has an 8 -inch sewer main as well as an existing 8 -inch sewer main on the north and east side of the site. A sewer main would be required to be installed with this project. Conditional Use Criteria: Staff feels that this type of development is compatible with the surrounding uses, the residential townhomes would serve as a transition from the higher intensity uses of the commercial area to the lower intensity single- family residential uses to the south. The development would further provide pedestrian connections to the surrounding uses along the north, south, east, and west sides of the property. Site PIan Criteria: The proposed building lot coverages range from 17% to 43%, which is well below the maximum 75% permitted in the zone. The setbacks can be reduced down to zero feet providing there are no blank walls located within the reduced setback. Front yard maximum is 10 -feet, side and rear require a 15 -foot setback when the property is adjacent to a residential zone. The structures on Lots 12-15 would not have blank walls located in the front yard and would qualify for a reduced setback. Lots 19, 21, and 22 have front facades that have blank walls and so would not qualify for a reduced setback unless the elevations were to be revised. Lots 9, 10, 20, 23 and 24 would have setbacks that are greater than 15 -feet, 15 -feet is the maximum unless a variance is applied for. A revised site plan will be submitted at the time of building permit application. Almost all lots require some change in facades or placements and so Staff has recommended that the building elevations be revised showing additional architectural detailing on the side yard along a street fagade of specific buildings. The applicant submitted a conceptual landscape plan that provides a 10 -foot landscape strip along all street frontages except where the front and side yard along a street setbacks are proposed to be reduced. The sidewalks required along the new NE 3rd Court would connect pedestrians out towards Bremerton Avenue NE, a 5 -foot pedestrian access easement on the northeast portion of the site would connect pedestrians to the north and cast property lines, and a pedestrian connection located on the southeast portion of the site would connect pedestrians to the Laurelhurst Division 3 Preliminary Plat to the south. However, after looking at the approved site plan, it appears that a pedestrian connection to the east would terminate in someone's backyard. Bremerton Townhomes PreR ry Plat File No.: LUA-06-133, PP, CIJ-A, SA -A, ECF January 8, 2007 Page 4 The Examiner mentioned the earlier hearing and the concerns for the pedestrian connection being proposed through the property to the south. Each proposed townhome has proposed 2 parking spaces each within a private garage. Since compact parking stalls are required it would be required for the applicant to submit a revised site plan showing a maximum of 1 compact parking stall within the private garages proposed for Lots 1-6. Regarding refuse and recycle areas, the duplex structures are exempt from having common collection points, however, code does not exempt the triplex structures. Staff recommends that if Waste Management agrees, the applicant would be required to request a modification from the standard. A request by Staff has asked that there be some modifications to some of the buildings. All elevations be revised to provide weather protection over all secondary entrances as well as the primary entrances, some additional modulation and detailing or change of materials be provided on some of the facades that have less detailing. It was also asked that the weather protection over the entrances to the two triplex buildings (G -H) be revised to mimic the materials and shape of the roof. James Jaeger, 9419 S 204th Place, Kent, WA 98031 stated that they were in agreement with all conditions. In some cases they will revise the building locations for setbacks, in other cases they will revise the elevations. A lot of the areas that are requiring additional details are on the first floor on the back of the garages. There is flexibility to add windows and other things to the back of the garage. On the east side of the plat is the Hillcrest Townhomes, they were permitted with a different owner as a multi- family apartment. To the west is the Ridgeview Court subdivision, detached single-family housing located in the CA zone. To the Borth is the US Bank and to the south is the Laurelhurst Division 3 application, single- family detached. The depression that runs along the north side of the property has existed on the property for many years. When Bremerton Avenue was constructed any outlet to the west was blocked off. There is no culvert under Bremerton Avenue. When the apartment project was approved, they were issued a grading permit and the site work was done. The grade was raised and the overflow was blocked off and it then flowed to the east onto Duvall. Last winter a small lake was created along the property line. The soils are very pervious, and once the rain stopped the lake was gone within a couple of weeks, leaving behind a depression. All the drainage from the US Bank site drains into that depression. A solution has been worked out with an offsite pipe to Duvall Avenue that will accommodate both this project an US Bank. The depression will then be filled. He did not feel that a through roadway would be beneficial. There is a definite use change between Laurelhurst Division 3 and this project. It would be better for both developments if the pedestrian access were to remain but a road did not go through. Rob Stevens, Core Design, 14711 NE 29t` Place, Ste. 101, Bellevue, WA 98007 stated that they were in strong opposition to the walkway heading south on this proposed project. The code does state that pedestrian access is required on each property line, however, the Code 4-3-040F actually states that "a minimum of one pedestrian connection shall be provided from each side of a property or development." There seems to be room for interpretation. Vere is a 15 -foot building setback line and a 15 -foot landscape buffer required between zones and densities of such varying differences. This is to provide separation. Bremerton Townhomes Prelimi,,ary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January S, 2007 Page 5 Additionally, there is an issue with the recreation open space being used by multiple parties outside of the homeowners association of the Laurelhurst project. The staff report for the Bremerton ToiAmhomes, it states that the proposal does not provide on-site recreation areas for future residents of the proposed plat_ However, pedestrian trail easements would connect to properties to the north, east and south. There are no existing recreational facilities in the immediate vicinity of the subject property. The Examiner stated that the report should state that, "there are no public recreational uses in the immediate vicinity of the subject property." Ka en Kittrick, Development Services stated that a pedestrian access at this location on the south end also allows the property owners from the south access to the 4`h Street corridor to the shopping and other neighborhoods in this area. Regarding the waterline, there needs to be provisions for all connections, it currently goes to the south property line and if necessary there would be a connection for the townhomes to the east. It does not have to go south for the LaureIhurst Division 3 development. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:48 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I . The applicant, Mark Rousso, Seattle Redevelopment, filed a request for a Preliminary Plat, Conditional Use Permit and Site Plan for a 26 -lot townhome project. 2_ The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non -Significance - Mitigated (DNS -M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 320 and 330 Bremerton Avenue NE. The subject site is located on the east side of Bremerton and just south of NE 4th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of commercial uses associated with commercial corridors, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned CA (Commercial Arterial). 8_ The subject site was annexed to the City with the adoption of Ordinance 4470 enacted in August 1994. Bremerton Townhomes Prel. ary Plat File No_: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 6 9. The subject site is approximately 76,466 square feet or 1.8 acres. The subject site is an l_ -shaped parcel that is approximately 294 feet deep (east to west) by 329 feet long. The site has approximately 215 feet of frontage along Bremerton. 10. There are two homes and some outbuildings located on the subject site. These structures would be removed if the proposal were approved. 11. The subject site is essentially level with a depression located along the northern portion of the subject site. Although the City's critical areas maps show a stream on or near the subject site, a stream assessment determined that the depression is not a stream but is the result of grading in the area. 12. There are 44 significant trees located on the subject site. It has been determined that 25% or eleven (11) of those trees should be retained or replaced. The applicant proposes retaining 5 trees, which would mean that 6 trees would need to be replaced. 13. The applicant would subdivide the existing property into 26 lots that will accommodate attached townhomes in two 3 -unit clusters and 10 2 -unit clusters. The development of residential uses without a commercial component in the CA Zone requires a Conditional Use Permit. The development also requires Site Plan review. 14. There will be a new public street that runs east from Bremerton and ends in a modified T -intersection. Townhome lots would be located north and south of the road and east of the T -intersection. The two 3 - unit townhomes would be located in the southeast panhandle while the remaining 2 -unit homes would occupy the rest of the property. The townhomes would be oriented toward the street and toward each other. The proposed lots would range in size from approximately 1,316 square feet to 4,333 square feet. Most of the lots would be rectangular but street curves would define some of the lots. 15. The applicant and staff analyzed a number of road and alley configurations but safety considerations generally dictated the location of NE 3rd Court. Transportation staff preferred that NE 3rd Court generally line up with its counterpart west of Bremerton. There will be easements into some of the properties and direct access to NE 3rd Court. Development within the NE 4th Street District is required to provide links to and through property abutting its property lines to connect residential and commercial development. Those connections are provided along the north and northeast corner of the site. Staff has recommended that the applicant provide an extension of NE 317d Court to the south property line to provide access through the site to property to the south being proposed for subdivision at this time. The developer of that southerly abutting property objects to that extension. 16. There are additional criteria for stand-alone residential uses in the NE 4th Street Business District. The housing must be at least 150 feet from an arterial street, there is a mix of commercial, residential and service uses within 150 feet of the proposed use, commercial use of the property is not feasible due to configuration or commercial frontage, residential uses are connected to the commercial sectors and there is a transition between the commercial and R-8 districts. The proposed use is located more than 150 feet from NE 4th Street. The site is located within 150 feet of commercial uses. The applicant contends that the site and frontage of the site is unsuitable for commercial uses and staff has recommended a pedestrian connection to the R-8 property to the south of the subject site. IT The CA zone coupled with the NE 4th Street Corridor regulations permit a front yard between 10 feet and 15 feet although it may be reduced as long as there are no blank walls (6 feet high and 15 feet long) presented to passersby. Similarly, the side yard is required to be 10 feet along a street but may be reduced under similar limitations. A 15 foot rear or side yard is required abutting residential zoning Bremerton Townhomes Prelinwiary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 7 such as that found south of the site. The front yard depth may not be exceeded. Staff noted that Proposed Lots i to 8, 11, 16 to 18, 25 and 26 all have the required 10 to 15 foot setbacks. Proposed Lots 12 to 15, 19, 21 and 22 have front yards of less than 10 feet but of those lots, Lots 19, 21 and 22 have blank walls that will need modifications to meet code. Proposed Lots 9, 10, 20, 23 and 24 have front yards that exceed the maximum 15 -foot setback permitted. They will have to be modified to meet code. Proposed Lots 1, 3 to 11, 13, 15, 19, 21 to 24 and 26 have side yards along a street or easement. Of those Proposed Lots 13, and 21 to 23 have blank walls and their exterior will have to be modified to meet code. Proposed Lots 15 and 16 abut a residential zone and must be have a 15 -foot setback. 18. The applicant had proposed a pedestrian connection to the east near the south corner of the site. This easement would abruptly end at a third party property and not serve any purpose. Staff recommended that it be merged with required landscaping to provide appropriate screening for the abutting R-8 property. 19. The CA zone permits 35 -foot tall residential buildings and those proposed for the subject site will be 29 feet tall. 20. The applicant has proposed providing compact parking stalls for Proposed Lots 1 to 6 but code would not permit more than one compact stall per unit. The plans will have to be modified to meet code. 21. The density permitted for residential uses in the CA Zone ranges from 10 to 20 units per acre. The density for the 26 lots would be 19.85 dwelling units per acre after subtracting private easements and public roadways. 22. The subject site is located within the Renton School District. The project is expected to generate approximately 11 school age children. These students would be spread across the grades and would be assigned on a space available basis. 23. The development will increase traffic approximately 5.86 trips per multifamily unit or approximately 133 trips for this plat. Approximately ten percent of the trips, or approximately 13 additional peak hour trips will be generated in the morning and evening. 24. Stormwater would be handled by a detention vault and wet vault that would be located near the southeast corner of the property. 25. Sewer and water service will be provided by the City. Fire flow requirements, hydrant placement and utility line placements will be determined by the various units and their placement. 26. The applicants testified that the site would not be suitable for commercial uses due to the location of the property. CONCLUSIONS. First, before considering the various aspects of this proposal, this office has to note that it reluctantly supports the proposal after some modifications are submitted back to staff for review and then this office. The City specifically reclassified the zoning of this site to Commercial Arterial zoning. The site is part of a CA district that lies both north and south of NE 4th Street. The zone was primarily intended for commercial uses but permits residential uses although generally when combined in a mixed-use development. It does permit solely residential use to usurp the land when there are substantial obstacles, that is, as the code suggests when Bremerton Townhomes Prelh _nary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 8 "Commercial use of the property is not feasible for reasons including, but not limited to: lack of commercial frontage, lack of access, critical areas and/or critical area buffers, or property configuration." (Section 4-9-030.x). The site is almost two acres in size, almost level and generally rectangular. Granted this site is not directly on NE 4th Street but many other parcels in the areas north and south of NE 4th Street do not lie directly on that street. Not all business requires "commercial frontage." While many businesses attract patronage from mere passersby, many other businesses attract a different patronage. Accountants, lawyers, doctors, general offices and similar uses do not necessarily need commercial exposure. In addition, while the City encourages density, the applicant has pushed the property to its limit by achieving a density of 19.85 units per acre but with that they have arranged lots and the dwellings such that many of the lots do not currently meet the standards of the CA Zone and the overlay district. In many cases they have reduced the front yards or street side yards substantially. Staff has had to recommend that a number of lots or the location or style of the housing be redesigned to comply with the platting standards and the design criteria of the CA Zone and the Business Corridor standards. It clearly is a judgment call as to whether the applicant has pushed the standards too far for this project_ In order to forward the plat aspect of this proposal to the City Council this office will have to be shown that the modifications requested by Staff can be accommodated. Plat If one presumes that the existing property is not suitable for commercial use then it might be reasonable to subdivide the property for residential use. Following that presumption, the proposed plat appears to serve the public use and interest. The redevelopment of the subject site will increase the tax base of the City and provide opportunities for ownership of small, actually, very small lots by individuals. 2. The lots are in the main rectangular and they meet code requirements for size. The lot sizes should also reflect the design standards for residential uses in the CA Zone and Proposed Lots 21 and 22 place homes on those lots too close to the street. It appears that the lot Iines between Proposed Lots 21 and 22 and 23 and 24 could be shin=ed to provide additional street setbacks for Lots 21 and 22. If that is not possible, then one or both of those lots should be eliminated providing larger lots for the remaining homes in the cluster of Lots 19 to 26. The applicant will have to modify some of the proposed layouts to provide code mandated parking, setbacks and as noted below, design features as a tradeoff for developing small lot townhomes. The access appears reasonable and has been designed to create a more regular intersection with Bremerton. Sidewalks as well as the mandated connections to surrounding property have been provided. This office will not hesitate to suggest that a regular width public street to serve these small townhomes seems like overkill and reducing the street width could free land for more substantial setbacks. 4. The applicant will have to meet landscaping requirement for the lots including landscaping on each lot and along street fronts. Public services are available to serve the site and the ERC imposed conditions to offset some of the additional impacts related to redevelopment of the site. b. In conclusion, once the applicant has submitted appropriate modifications for review by staff and this office, the City Council should approve the proposed Preliminary Plat subject to conditions noted below_ Bremerton Townhomes Prelim„dry Plat File No.: LUA-06-I33, PP, CU -A, SA -A, ECF January S, 2007 Page 9 Conditional Use Permit 7. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest, will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-31-36 (C) which provides in part that: a. The proposal generally conforms to the Comprehensive Plan; b. There is a general community need for the proposed use at the proposed location; C. There will be no undue impacts on adjacent property; d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking, unless otherwise permitted, will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from rights-of-way and neighboring property where appropriate; and i. Adequate public services are available to serve the proposal. Subject to the reservations outlined in the opening conclusion, the requested conditional use appears justified. The comprehensive plan suggests that the site be developed with commercial uses although the CA zone does permit residential development both as part of a mixed use development and, after meeting certain specifications, as stand-alone residential. This office has already noted the issues related to this criterion. 9. There always seems to be a need for housing. There also appears to be a demand for small lot and townhome layouts either for those looking for their first opportunity for homeownership or those looking to shrink their households. Of course, usurping land that could serve commercial development might not always be the best way to satisfy this need. Housing at this location makes access to commercial uses easier and walking to community shopping is possible. 10. There should not be any undue impacts on adjacent uses. Hopefully, the adjacent commercial uses do not generate too much noise as residents might complain placing pressure on those commercial uses. 11. The townhomes are low -scale and should not adversely affect adjacent residential uses. They are generally no taller than single-family homes. 12. Parking, once the applicant meets the required complement of compact/regular stalls, will be appropriate. Bremerton Townhomes Preli. ary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 10 13. The applicant redesigned the access street to create a more regular four-way intersection with Bremerton_ The applicant has created an appropriate grid system for pedestrians to the south of the project in lieu of an unneeded vehicular connection to the south. Such a connection will allow both adults and minors to walk north and south from residential areas to commercial areas without having to walk along a larger street. 14. The applicant will be meeting the landscaping requirements of Code. Staff recommended that the landscaping along the south margin of the site meet the code requirements to buffer the single family zoning south of the site. 15. There are adequate utilities to serve the subject site. Site Plan and Business Corridor Requirements 16. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal on the subject site itself; Conservation of property values; f Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; In addition, as discussed above there are additional criteria for stand-alone residential uses in the NE 4th Street Business District. The housing must be at least 150 feet from an arterial street, there is a mix of commercial, residential and service uses within 150 feet of the proposed use, commercial use of the property is not feasible due to configuration or commercial frontage, residential uses are connected to the commercial sectors and there is a transition between the commercial and R-8 districts. The proposed use, subject to conditions recommended by staff, satisfies these and other particulars of the ordinance. 17. The proposal's compatibility with the comprehensive plan and the Zoning Code have been discussed above. Compliance with the Building Code and Fire Code will be determined when formal applications are submitted. 18. The development of the subject site should not have any adverse impacts on adjacent property outside of the short-term impacts of construction. Bremerton Townhomes Prelin.__.ary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page l 1 19. The proposed plat does appear to push the density of the plat by achieving almost its maximum, which leads to smaller yards and potential crowding. The modifications suggested by this office and staff to provide the required design elements should help offset some of those impacts, as should the addition of landscaping along the streets. All lots shall provide street landscaping as well as landscaping in the front yards. The applicant shall either increase the street setback for Proposed Lots 21 and 22 as proposed above or eliminate one or both of those lots. Those homes are located too close to the street and design elements alone will not afford appropriate relief to provide quiet residential living to homes located that close to a public street. Even easement access requires reasonable setbacks of homes from the easements. The CA zoning is not an excuse for substandard setbacks and substandard residential amenities. 20. The redevelopment of the subject site should not adversely affect property values. 21. The access and pedestrian connections appear to provide reasonable circulation to and within the subject site. The link to the south appears reasonable and is required by code. 22. The two-story townhomes are close to one another but their limited height should not impair air or light. 23. The subject site appears to have reasonable access to sewer and water services. 24. The proposed use appears to satisfy the criteria for residential use in the NE 4th Street Business Corridor subject to the conditions recommended by staff. The applicant will have to submit plans that show that the site can meet all of those requirements including new elevations that meet the criteria specified by staff. The proposed use is located more than 150 feet from NE 4th Street_ The site is located within 150 feet of commercial uses. As already noted the suitability of the site for residential uses as opposed to commercial uses could be considered problematic. Staff has recommended a pedestrian connection to the R-8 property to the south of the subject site. RECONMIENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: The applicant shall comply with all requirements of the Determination of Non -Significance - Mitigated that was issued by the Environmental Review Committee on November 20, 2006. 2. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 3. "No Parking" signage shall be placed along the private access easement that extends off of the southern terminus of NE 3rd Court and serves the two triplex structures. 4. A homeowner's association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attomey and Property Services section prior to the recording of the final plat. 5. The preliminary plat map shall be revised to extend the private access easement located off of the southern terminus of NE 3rd Court to the southern property line. A revised preliminary plat neap shall Bremerton Townhomes Preli. ary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January S, 2007 Page 12 be submitted with the Utility Construction Permit application to the Development Services Division project manager for review and approval. 6. A Tree Retention and Replacement Plan shall be submitted with the Utility Construction Permit Application to the Development Services Division project manager for review and approval. The plan shall detail tree protection measures to be implemented to ensure survival of retained trees and shall include a planting plan showing the species and location of replacement trees. 7. Either the building elevations shall be revised showing additional architectural detailing on the front facades of the buildings proposed to be located on Lots 19, 21, and 22 such that the facades would no longer qualify as blank walls, or the site plan shall be revised to provide a minimum 10 -foot front yard setback for the structures proposed on Lots 19, 21, and 22. The revised elevations or site plan shall be submitted to the Development Services Division project manager and the Hearing Examiner before reviewing by the City Council. 8. A revised site plan shall be submitted to the Development Services Division project manager and Hearing Examiner providing a 15 -foot maximum front yard setback for the structures proposed on Lots 9, 10, 20, 23, and 24. Either the building elevations shall be revised showing additional architectural detailing on the side yard along a street facades of the buildings proposed to be located on Lots 13, and 21-23 such that the facades would no longer qualify as blank walls, or the site plan shall be revised to provide a minimum 10 -foot front yard setback for the structures proposed on Lots 13, and 21-23. The revised elevations or site plan shall be submitted to the Development Services Division project manager and Hearing Examiner for Lots 13, and 21-23. 10. A revised landscape plan shall be submitted with the building permit application for Lot 15 to the Development Services Division project manager for review and approval. The revised landscape plan shall replace the proposed 10 -foot sight -obscuring landscape strip with a 15 -foot wide landscaped visual barrier along the southern property line. 11. A revised preliminary plat map shall be submitted to the Development Services Division project manager and Hearing Examiner for review and approval prior to the approval of the plat. The revised preliminary plat shall show the removal of the proposed 5 -foot pedestrian access easement along the southern property line connecting to the property to the east. 12. The site plan shall be revised to include a maximum of 1 compact parking stall within the private garages of proposed Lots 1-6. The revised site plan shall be submitted to the Development Services Division project manager and Hearing Examiner for review and approval for Lots 1-6. 13. A modification to the Refuse and Recyclable Deposit Area regulations shall be submitted with the building permit applications for the triplex structures. The modification shall request the exemption of these structures from the common collection area requirements of this section if Waste Management determines that common collection areas would not be required. The modification request shall address the criteria outlined in RMC 4-9-250D. 14. Revised building elevations shall be submitted at the time of building permit application to the Development Services Division project manager for review and approval. The revised building elevations shall show a minimum of 4 % feet of weather protection over each side and rear secondary pedestrian entry, additional plane changes or material variation along the base of the front facade of Bremerton Townhomes Prelim�._dry Plat File No.: WA -06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 13 Building A and the rear facades of Buildings B -F. The weather protection proposed over the primary entrances to Buildings G -H shall be revised to mimic the pitch and materials used on the roofs, and the rear facade of Buildings 7 & K require additional modulation and articulation. DECISION: The Conditional Use Permit and Site Plan are approved subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non -Significance - Mitigated that was issued by the Environmental Review Committee on November 20, 2006. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 3. "No Parking" signage shall be placed along the private access easement that extends off of the southern terminus of NE 3rd Court and serves the two triplex structures. 4. A homeowner's association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. The preliminary plat map shall be revised to extend the private access easement located off of the southern terminus of NE 3rd Court to the southern property line. A revised preliminary plat map shall be submitted with the Utility Construction Permit application to the Development Services Division project manager for review and approval. 6. A Tree Retention and Replacement Plan shall be submitted with the Utility Construction Permit Application to the Development Services Division project manager for review and approval. The plan shall detail tree protection measures to be implemented to ensure survival of retained trees and shall include a planting plan showing the species and location of replacement trees. 7. Either the building elevations shall be revised showing additional architectural detailing on the front facades of the buildings proposed to be located on Lots 19, 21, and 22 such that the facades would no longer qualify as blank walls, or the site plan shall be revised to provide a minimum 10 -foot front yard setback for the structures proposed on Lots 19, 21, and 22. The revised elevations or site plan shall be submitted to the Development Services Division project manager and the Hearing Examiner before reviewing by the City Council. 8. A revised site plan shall be submitted to the Development Services Division project manager and Hearing Examiner providing a 15 -foot maximum front yard setback for the structures proposed on Lots 9, 10, 20, 23, and 24. 9. Either the building elevations shall be revised showing additional architectural detailing on the side yard along a street facades of the buildings proposed to be located on Lots 13, and 21-23 such that the facades would no longer qualify as blank walls, or the site plan shall be revised to provide a minimum 10 -foot front yard setback for the structures proposed on Lots 13, and 21-23. The revised elevations or Bremerton Townhomes Prelh ary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2047 Page 14 site plan shall be submitted to the Development Services Division project manager and Hearing Examiner for Lots 13, and 21-23. 10. A revised landscape plan shall be submitted with the building permit application for Lot 15 to the Development Services Division project manager for review and approval. The revised landscape plan shall replace the proposed I0 -foot sight -obscuring landscape strip with a 15 -foot wide landscaped visual barrier along the southern property line. 11. A revised preliminary plat map shall be submitted to the Development Services Division project manager and Hearing Examiner for review and approval prior to the approval of the plat. The revised preliminary plat shall show the removal of the proposed 5 -foot pedestrian access easement along the southern property line connecting to the property to the east. 12. The site plan shall be revised to include a maximum of I compact parking stall within the private garages of proposed Lots 1-6. The revised site plan shall be submitted to the Development Services Division project manager and Hearing Examiner for review and approval for Lots 1-6. 13. A modification to the Refuse and Recyclable Deposit Area regulations shall be submitted with the building permit applications for the triplex structures. The modification shall request the exemption of these structures from the common collection area requirements of this section if Waste Management determines that common collection areas would not be required. The modification request shall address the criteria outlined in RMC 4-9-250D. 14. Revised building elevations shall be submitted at the time of building permit application to the Development Services Division project manager for review and approval. The revised building elevations shall show a minimum of 4 % feet of weather protection over each side and rear secondary pedestrian entry, additional plane changes or material variation along the base of the front facade of Building A and the rear facades of Buildings B -F. The weather protection proposed over the primary entrances to Buildings G -H shall be revised to mimic the pitch and materials used on the roofs, and the rear fagade of Buildings J & K require additional modulation and articulation. 15. The lot lines between Proposed Lots 21 and 22 and 23 and 24 could be shifted to provide additional street setbacks for Lots 21 and 22, If that is not possible, then one or both of those lots should be eliminated providing larger Iots for the remaining homes in the cluster of Lots 19 to 26. 16. The applicant shall submit modified plans that satisfy the conditions imposed by staff and staff shall review those plans and make a final recommendation on their suitability to the Hearing Examiner. ORDERED THIS 8th day of January 2007. T"- A . FRED J. KAUFMJN HEARING EXAMINER Bremerton Townhomes Prelim�._,ry Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 15 TRANSMITTED THIS 8"' day of January 2007 to the parties of record: Jill Ding 1055 S Grady Way Renton, WA 98055 Rob Stevens Core Design 14711 NE 29"` Place, Ste. Bellevue, WA 98007 Kayren Kittrick Development Services Division City of Renton Eric LaBrie ESM Consulting Engineers 101 33915 151 Way S., Ste. 200 Federal Way, WA 98003 AIice Knight Trustee for Violet Bliss Estate 330 Bremerton Avenue NE Renton, WA 98059 Charles Ratzsch 320 Bremerton Avenue NE Renton, WA 98059 TRANSMITTED THIS 8th day of January 2007 to the following: James Jaeger 9419 S 204`h Place Kent, WA 98031 Marc Rousso Seattle Redevelopment LLC PO Box 2566 Renton, WA 98056 Mayor Kathy Keolker Stan Engler, Fire Jay Covington, Chief Administrative Officer Larry Meckling, Building Official Julia Medzegian, Council Liaison Planning Commission Gregg Zimmerman, PBPW Administrator Transportation Division Alex Pietsch, Economic Development Utilities Division Jennifer Henning, Development Services Neil Watts, Development Services Stacy Tucker, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title N, Chapter 8, Section 100(G) of the City's Code,- request for reconsideration must be filed in writing on or before 5:00 p.m., January 22, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title 1V, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writinil on or before 5:00 .m. January 22 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will. be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private ane -on -one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. Bremerton Townhomes Prei— _:nary Plat File No.: LUA-06-133, PP, CU -A, SA -A, ECF January 8, 2007 Page 16 All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. Project Location_ 320 & 330 Bremerton Avenue NB Y OF RENTON COUNCIL AGENDA, ;LL nl #: Submitting Data: For Agenda of. 3126107 Dept/Div/Board.. Hearing Examiner Agenda Status Staff Contact...... Fred J. Kaufman, ext. 6515 Consent.. ... ........ X Public Hearing.. Subject: Correspondence.. Bremerton Townhomes Preliminary Plat Ordinance.. ........... File No. LUA-06-133, PP, CU -A Resolution............ Old Business........ New Business....... Exhibits: Hearing Examiner's Report and Recommendation Study Sessions...... Legal Description and Vicinity Map Information......... Recommended Action: Council Concur Approvals: Legal Dept......... Finance Dept...... Other ............... Fiscal Impact: Expenditure Required... N/A Transfer/Amendment....... Amount Budgeted....... Revenue Generated......... Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on December 19, 2006. The Hearing Examiner's Report and Recommendation on the Bremerton Townhomes Preliminary Plat was published on January 8, 2007. The Examiner requested more information from Staff. That information was provided on February 13, 2007. On February 26, 2007 the Examiner sent a letter to the applicant and parties of record stating that the information received appeared to be in order and that the parties would have 14 days to appeal the decision. The appeal period ended on March 12, 2007. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 13 and 14 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Bremerton Townhomes Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. RentannedagnbilU bh d City uC DEPARTMENT OF COMMUNITYD; AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 1, 2012 TO: Vanessa Dolbee, Planner FROM: Arneta Henninger, Plan Review Ilew SUBJECT: Bremerton Avenue Townhomes 320 & 330 Bremerton Avenue NE LUA 12-008, Parcel #1523059035 & 1523059193 I have completed a review for the above -referenced stand alone 26 townhomes proposal located in the vicinity of Bremerton Ave NE and NE 3rd Lane in Sect. 15, Twp 23N Rng 5 E. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The project site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 8" water main located in Bremerton Ave NE (see City of Renton drawing W-3260 for detailed engineering plans). This site is not located in the Aquifer Protection Zone. SANITARY SEWER: There is an existing 8" sanitary sewer main in Bremerton Ave NE (see City of Renton drawing 5-3260 for detailed engineering plans). STORM: There are storm drainage facilities in Bremerton Ave NE. CODE REQUIREMENTS WATER 1. This project is required to install an 8" watermain connected to the existing main in Bremerton Ave NE, extended through the site in the public right-of-way to the existing water main at the east property line (see W3024 and W3387 for detailed engineering drawings). The main shall also be extended to the north and to the south so that each unit has a separate service line to serve the individual domestic water meters. 2. Water main shall be located in the right-of-way or in a 15' easement to the City of Renton. 3. The project will be required to install three fire hydrants to provide fire protection to serve the plat. The existing fire hydrants may need to be fitted with stortz fittings to bring them up to current City code. 4. The revised conceptual utility pian received by the City on April 17, 2012, is approved. Bremerton Ave Townhomes — LUA 12-008 Page 2 of 3 May 1, 2012 5. System Development Charges (SDC) are per dwelling unit and are based on the total number and size of any and all water meters. The Development Charges are collected as part of the construction permit. SANITARY SEWER 1. A sanitary sewer main extension is required to be installed. The sewer main shall be extended to the east in the new public right-of-way. The sewer shall be extended to the south, ending in a manhole, with additional extension to the east and west ending with two manholes. Both extensions shall be located in a 15' sanitary sewer easement to the City of Renton. 2. The applicant shall install individual side sewers to serve the project when possible. Dual side sewers are approved for extending to the south to serve the two respective south lots in the approximate location of what is proposed to be lot 15 and 16 per the revised conceptual utility plan submitted on April 17, 2012. 3. This site is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per unit and shall be paid prior to issuance of a construction permit. 4. System Development Charges are based on the size of the domestic water meter. The Development Charges are collected as part of the construction permit. STREET IMPROVEMENTS 1. Street improvements including, curb, gutter, sidewalk, and paving will be required to be installed across the full frontage of the parcel being developed and in the new public right-of-way street, which extends to the east in the new plat ending in a hammerhead. 2. Street lighting will be required to be installed in all public right-of-ways. All street lighting shall be per City of Renton standards and specifications. City street lighting standards require the use of LED lighting and black poles. Private street lighting is not allowed. 3. All roadways are required to have a minimum of 25 -foot inside and 45 -foot outside turning radius. 4. All lot corners at intersections of dedicated public right-of-ways shall have a minimum radius of fifteen feet (15'). 5. Traffic mitigation fees of $17,943.75 will be required prior to recording of the plat as a condition of the plat. 6. 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 recording the plat. 7. A fill source statement will be required for any fill imported to the site. STORM DRAINAGE 1. A conceptual drainage plan and report was submitted with the formal application for the plat and appears to conform with requirements and assumptions of the City of Renton Amendments to the King County Surface Water Manual 2009. 2. The conceptual drainage report and plan submitted stated that each building will be furnished with a piped drainage stub that will be connected to the street drainage system via a perforated downspout connection. H:\CED\Planning\Current Plan ning\PROJECTS\12-008.Vanessa\PIan Review Comments LUA 12-008.doc Bremerton Ave Townhomes — LUA 12-008 Page 3 of 3 May 1, 2012 3. The project is required to show any and all existing storm drainage easements and secure any necessary drainage easements involving the adjacent and downstream parcels of land prior to approval of the construction drawings by plan review. 4. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. GENERAL 1. All 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 of the City of Renton Horizontal and Vertical Control Network. 3. 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. H:\CED\Planning\Current Planning\PROJECTS\12-008.Vanessa\PIan Review Comments LUA 12-008.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET c REVIEWING DEPARTMENT: r COMMENTS DUE: MARCH 1, 2012 _7EVEL0PIV ENT ,SL -R\ APPLICATION NO: LUA12-008, SA -A, CU -A CITY OF RENTM DATE CIRCULATED: FEBRUARY 16, 2012 APPLICANT: Isola - Greg Boehme PROJECT MANAGER: Vanessa Dolbee FEB 16 2012 PROJECT TITLE: Bremerton Avenue Townhomes PROJECT REVIEWER: Arneta Henninger SITE AREA: 78,452 square feet EXISTING BLDG AREA (gross): 4,498 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 36,106 square feet SUMMARY OF PROPOSAL: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Elementof the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information impacts impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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 addit' nalinfo�matr is neede to properly assess this proposal. Signature of Director or Authorized Representative Date ]CE .JL S# 890 TRANSPORTATION MITIGATION FEE Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: X Residential ❑ Retail ❑Non -retail Calculation: Bremerton Avenue Townhouses 26 Lot SFR/TH plat with one existing 26 - 1 x 9.57 = 239.25 ADT 239.25 x $75.00 = $17,943.75 Transportation Mitigation Fee: Calculated by: Date of Payment: Method of Calculation: X ITE Trip Generation Manual, 8th Edition ❑ Traffic Study ❑ Other (210) SFR 9.57 trips/DU 17,943.75 K. Kittrick Date: 2/24/2012 City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �— COMMENTS DUE: MARCH 17 20120EVELOWENT SERV APPLICATION NO: LUA12-008, SA -A, CU -A _1 DATE CIRCULATED: FEBRUARY 16, 2012 APPLICANT: Isola - Greg Boehme PROJECT MANAGER: Vanessa Dolbee SEB 16� PROJECT TITLE: Bremerton Avenue Townhomes PROJECT REVIEWER: Arneta Henninger SITE AREA: 78,452 square feet EXISTING BLDG AREA (gross): 4,498 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 36,106 square feet SUMMARY OF PROPOSAL: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,400 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Ptonts Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Li ht/Gtore Recreotion Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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. Signature of Director or Authorized Representative Date ICES`= Denis Law- Mayor City O ..� April 26, 2012 Department of Community and Economic Development C.E."Chip"Vincent, interim Administrator Scott Jeffries, RA Caron Architecture 2505 3rd Avenue Suite 300C Seattle, WA 98121 SUBJECT: "Off Hold" Notice Bremerton Avenue Townhomes / LUALUAI2-008, SA -A, CU -AA Dear Mr. Jeffries: Thank you for submitting the additional materials requested in the March 1, 2012 letter from the City. Your project has been taken -off hold and the City will continue review of the Bremerton Avenue Townhomes project. If you have any questions, please contact me at (425) 430-731.4. Sincerely, Vanessa Dolbee Senior Planner cc Greg Boehme - Isola / owner(s) Joyce Stowe, Jacqueline Alexander / Party(ies) of Record Renton City Hall - 1055 South Grady Way - Renton, Washington 98057 - rentonwa.gov Caron ry 23 April 2012 Vanessa Dolbee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall - 6th Floor 1055 South Grady Way Renton, WA 98057 RE: 320 Bremerton Ave, LUA12-008 CItY of Renton r',��7rlirlr� Dl"Jr510!1 APR 9, i 7011 F�16" S rJ10) Ms. Dolbee, This letter is to inform you of a change in the contact information for LUA12-008, 320 Bremerton Ave NE, Renton Washington 98059. Mr. Andrew Russin is no longer with Caron Architecture. I am the new project architect and contact and have listed my information below. Thank you for your time. Best Re ards, ea effn , A Architect scott9caronarch itecture.com washington 2505 3 Avenue Suite 300C Seattle VVA 98121 tel: +1 206 367 1382 fax: +1 206 367 1385 mobile: +1 206 920 7944 DEPARTMENT OF COMMUNITY c;ry of , AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 23, 2012 TO: Arneta Henninger, Plan Review FROM: Vanessa Dolbee, Senior Planner' SUBJECT: LUA12-008 Bremerton Townhomes The applicant has submitted new utility plans for the subject project, attached. Please review the new plans and any other plan sets and Drovide comments on the subject project by May 7 2012. h_lcedlplanninglcurrent planninglprojects112-008, vanessalrouting memo_12-008.doc Denis Law + Clty Of Mayor �. March 1, 2012 Department of Community and Economic Development Alex Pietsch, Administrator Andrew Russin Caron Architecture 1756 NW 56th Street Seattle, WA 98107 SUBJECT: "On Hold" Notice Bremerton Avenue Townhomes / LUA12-008, SA -A, CU -AA Dear Mr. Russin: The Planning Division of the City of Renton accepted the above master application for review on February 16, 2012. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before May 29, 2012 so that we may continue the review of the above subject application: • The provided conceptual utilities plan submitted with the project application is not approved. The applicant shall submit 5 copies and one reduced copy of a revised utilities plan that meets the City's standards. Please contact Arneta Henninger, Plan Review, 425-430-7298 for further information. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Senior Planner cc: Greg Boehme - Isola / owner(s) Joyce Stowe / Party(ies) of Record Renton City Hall 0 1055 South Grady Way 0 Renton, Washington 98057 e rentonwa.gov Vanessa Dolbee From: Arneta J. Henninger Sent: Monday, February 27, 2012 4:49 PM To: Vanessa Dolbee Cc: Jennifer T. Henning; Neil R. Watts; Kayren K. Kittrick Subject: BREMERTON AVE TOWNHOMES Green Folder LUA 12-008 Fallow Up Flag: Follow up Flag Status: Flagged I have reviewed the conceptual utility plan submitted by this project and it is not approved. i request that this project be put on hold until we receive a revised utility plan. We have previously advised the applicant what the utility plan needed to look like but that is not reflected in this submittal. Arneta Henninger City of Renton 425-430-7298 City of Renton Department of Community & Economic De—lopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:jw&. COMMENTS DUE: MARCH 1, 2012 APPLICATION N0: LUA12-008, SA -A, CU -A DATE CIRCULATED: FEBRUARY 16, 2012 APPLICANT: Isola -Greg Boehme PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Bremerton Avenue Townhomes PROJECT REVIEWER: Arneta Henninger SITE AREA: 78,452 square feet EXISTING BLDG AREA (gross): 4,498 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 36,106 square feet SUMMARY OF PROPOSAL: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,400 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Mirror Major information Impacts impacts Necessary Earth Air water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources St - Z2 C FS i.0C'T1aS-e- dr�2 ss J/c t . R. POLICY -RELATED COMMENTS C CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet 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 inform#bpn is needed to prgperly assess this proposal. Signature of Director or Authorized'Representative Date City of Renton Department of Community & Economic Devuropment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 1, 2012 APPLICATION NO: LUA12-008, SA -A, CU -A DATE CIRCULATED: FEBRUARY 16, 2012 APPLICANT: Isola -Greg Boehme PROJECT MANAGER: Vanessa Dolbee PROJECTTITLE: Bremerton Avenue Townhomes PROJECT REVIEWER: Arneta Henninger SITE AREA: 78,452 square feet EXISTING BLDG AREA (gross): 4,498 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 36,106 square feet SUMMARY OF PROPOSAL: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. A. ENVIRONMENTAL IMPACT fe.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICE' -RELATED COMMENTS C CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Trans ortotion Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet 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 additionol information is ne-0ed to properly assess this proposal. Signature o irector or Aut orized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 1, 2012 APPLICATION NO: LUA12-008, SA -A, CU -A DATE CIRCULATED: FEBRUARY 16, 2012 c- t1r, APPLICANT: Isola - Greg Boehme PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Bremerton Avenue Townhomes PROJECT REVIEWER: Arneta Henninger SITE AREA: 78,452 square feet EXISTING BLDG AREA (gross): 4,498 square feet n r" LOCATION. 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 36,106 square feet u, SUMMARY OF PROPOSAL: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (5SB6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site,'resulting in the removal of all trees on the subject site_ Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants LandfShoreline Use Animals Environmental Health Energy/ Naturol Resources Element of the Probable Probable More Fnviroament Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY -RELATED COMMENTS/y d"G - G CODE -RELATED COMMENTS N )/ -5, -� e.�C__, 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. Signature of Director or Authorized Representative Date CITY OF RENTON a, FIRE PREVENTION BUREAU ; MEMORANDUM DATE: February 20, 2012 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Bremerton Townhomes Environmental Impact Comments: The fire mitigation fees are applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. Credit will be granted for the existing home(s) removed from this site. Code Related Comments: Comments based on no fire sprinkler systems and construction per the International Residential Code. The preliminary required fire flow for this proposed development is 3,000 gpm. A minimum of three fire hydrants are required within 300 -feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 -inch storz fittings. Existing hydrants are not within 300 -feet of the furthest proposed dwelling, so new hydrants and water mains are required. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings. 2. Fire department apparatus access roadways are required to be minimum 20 -feet wide fully paved, with 25 -feet inside and 45 -feet outside turning radius. Fire access roadways shall be constructed to support a 30 -ton vehicle with 322 -psi point loading. Access is required within 150 -feet of all points on the buildings. Dead end streets that exceed 150 -feet in length require an approved turnaround. Hammer head turnarounds are allowed for streets less than 300 -feet long. Roadway as proposed is acceptable. CT:ct bremertor3 r City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: FTC COMMENTS DILE: MARCH lr 2012 APPLICATION NO: LUA12-008, SA -A, CU -A DATE CIRCULATED: FEBRUARY 16, 2012 APPLICANT: Isola -Greg Boehme PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Bremerton Avenue Townhomes PROJECT REVIEWER: Arneta Henninger SITE AREA: 78,452 square feet EXISTING BLDG AREA (gross): 4,498 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 36,106 square feet SUMMARY OF PROPOSAL: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE_ The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major Information Impacts Impacts Necessary Earth Air Water Plants fond/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment .10,000 Feet 14,000 Feet _s' -e e G%r fJ Z c4Z_1/ -tea We have reviewed this application with particular attention to those areas in which we hove expertise and hove identified areas of probable impact or areas where additional information is needed to properly ssess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ' COMMENTS DUE: MARCH 1, 2012 APPLICATION NO: LUA12-008, SA -A, CU -A DATE CIRCULATED: FEBRUARY 16, 2012 APPLICANT: Isola - Greg Boehme PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Bremerton Avenue Townhomes PROJECT REVIEWER: Arneta Henninger SITE AREA: 78,452 square feet EXISTING BLDG AREA (gross): 4,498 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 36,106 square feet SUMMARY OF PROPOSAL: The applicant is requesting a Conditional Use Permit (CUP) and Site Pian Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 324 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre. On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP,--a-nB-7ire-TTa-n--w-a-s-a-p-p-ro-v-eUTo-r-TFe--su-5j-e-cT7Mposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133. The site consists of two lots totaling 1.80 acres in size_ The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetland reconnaissance with the application. A. ENVIRONMENTAL IMPACT (e.g. Nan -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information impacts impacts Necessary Earth Air Water Plants Lond/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts impacts Necessary Housing Aesthetics Li ht/Glore Recreation Utilities Transportation Public Services Historic/Cultural Preservotion Airport Environment I 0, 000 Feet 14, t?OD Feet 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 - Z/ 20/i 7 - Signature Dir ctor or AuthorizeJ Representative Date r NOTICE OF APPLICATION A Matter AppII,,gjOn has bean TINd and accepted with rhe Oe,uu mem or CommunitT& Economic D..Nop mant (CEO) – PlrnnIng Dhrfsion W the dty n} Renton. Thg fall0vring bde0y describes the appilcaHon and the necessary PidaVe ApP•4yaif. DATE OF laOSICE OF APPLICAPON; Feb-, 15, 201; PRMFCr NkME/NUMSER: gre, en—Avenue TOwnhorrles I LUA12-008, SA-A,cV-A PROTECT DESCRIPTION: The applicant Is requesting a Condltloml Use penult [CUP; and Site Wan Review for stand-alone reslden0al on a C—urn-1al Anerlal ICA] [Oiled property located as 320 & 330 Bremerton A, NE. The pmposai includes 26 tewnhomes res - Ring In a density of 20 dwelling units per acre. On March 2S, 21107 SEPA Fmkomnenyl Hi Pnellminary Plat. CUP, and Sate Plan was app.oved for theP and Site sublet[ pmposai, however both the CUPyren n ew have slnQ er Dred. The Preliminary Plat approval has not expired due to an esters Slon granted d try the State via $ubrnlute Senate 1louse gill ts.Lu I55" 6544), As such. the applicant has an eslstlng SEPA determinatldn anapproved Rrall,hary plat under Pty thea LUAGG-133. The site consists of two h[s letalin 14o- 35 bject cu proposed jots Huge m siae from L335 square feet 104,596 square feel Pie pro lect would result In a nellPill erl m0un 0} 4,0[10 61c yards, with grading proposed arms the enure site, resul4rsg In the rempyl of all trees on the su site. Frontage Improvements are pmposed along Bremerton Avenue NE with a n internal street pro the, The appikant has proposed a water quality and deteneun vault to address sLwmwater, The appptam submitted a preilmlrsary drainage report, gentethnical reppn, and a wetland reconnaissance with the appl]catton, PROJECT LOCATION: 320 & 330 greeters- Avenue NE AEQUMED RE1 EWS: Administrative Site Plan Review, AdmIm3Irative Conditional Use Review APPLICANT/PNO)ECTCOHTACT PERSON; Andrew Russin, Camu Architecture: 1756 NW 551 Street; $latUe, WA 911107; Eml: andrlw@caronarrhiteRwe.mm PULOCNENIINGI N7A Canmams on 1hs ab-. applld"'m must be submitted In wrMN to Van.,. Mbee, Senor planner, Department of CommunHy & Economic Dwafopmem. 1()55 South Grady Wry, Par" WA9g0S71 by ':DO P -m, on Mardi 1, 2012. If You have qucstlam about this Proposal, ar wish to be made a party Of record and receive addrtlonal noUgcativn br mall, ontart the Pralect Manager at (425) 430.7314, Anyone who submits written Comments will aulomatkally bemme a Party of record and will be notified of any deddon On this prelate. PLEASE r.,,UOE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: February 9, 2012 NOTICE OF COMPLETE APPLICATION: February 16, 21012 M If you would llke to be made a party of record to receive funherinformatlon on this pro ud r form and "hum to: City of Re r, CED, ➢terming Olwtlon, 1055 SOulh Grady Way, R ntan, WA911057 amplele this File Name/NO.: BremenlgnAvenue Townhomes I LUA1200a, 5A.A, CU -A NAME MAILING ADDRESS: TELEPHONE NO; Lli I-*-- nift -- F.1"aif��'t REN7S�N.hHFAb OPYHE CUF9E-. _..=NOR �e: aeon 0 CERTIFICATION I,�(,(E(,� , hereby certify that —' copies of the above document were posted in -:3i conspicuous places or nearby the described property on Date: Signed: ee_ STATE OF WASHINGTON ) SS COUNTY OF KING ) certify that I know or have satisfactory evidence that Vfa�.r�e�s�. D�IbeE' signed this instrument and acknowledged it to be his/her/their free Ad voluntary act for the uses and Durposes mentioned in the instrument. C f2 Notary Public Wand far the State of Washington Notary (Print): �1 �r My appointment expires:01 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 16th day of February, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application documents. This information was sent to: Name Representing Andrew Russin, Caron Architecture - Accpt Ltr Contact Greg Boehme, Isola - Accpt Ltr & NOA Owner/Applicant 300' Surrounding Property Owner - NOA only See attached (Signature of Sender): STATE OF WASHINGTON ) SS 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 mentioned in the instrument. Dated: 20 Z l:► Notary Public in ariErfor the State of Washington Notary(Print): P. A- 6-r-" f My appointment expires: A'5 a t Bremerton Avenue Townhomes LUA12-008, SA -A, CU -A 205050001002 4TH & BREMTERTON LLC °/a CLIF 2004 HOLIDAY CIR SE OLYMPIA WA 98501 232540003000 BUI TRANG THI THANH 4426 NE 2ND CT RENTON WA 98059 731210010005 CORYELLE STEPHEN +CATHERIN E 324 ANACORTES AVE NE RENTON WA 98059 152305909409 HILLCREST SQUARE L L C 10430 RENTON-ISSAQUAH ISSAQUAH WA 98027 152305919309 HOMESTREET BANK 601 UNION ST STE 2000 SEATTLE WA 98101 518210004108 AMBER PROPERTIES LLC PO BOX 3015 RENTON WA 98056 731210018008 CHEUNG JOHN B+MARINA C+DARR 325 BREMERTON AVE NE RENTON WA 98059 152305912403 EASTSIDE FUNDING LLC 3933 LAKE WASHINGTON BLVD #100 KIRKLAND WA 98033 152305907106 HILLCREST SQUARE LLC RD SE 16855 WNDVLE-REDMOND RD NE WOODINVILLE WA 98072 421960025003 HUYNH PHOUNG V+NGUYEN TRON 4606 NE 2ND CT RENTON WA 98059 421960021002 KIDWELL JEFF 251 CHELAN CT NE RENTON WA 98059 232540042008 LUCAS STEFAN 267 BREMERTON AVE NE RENTON WA 98059 232540002002 NGUYEN GINA TRINH 4432 NE 2ND CT RENTON WA 98056 731210013009 HOSKINS LAURIE 342 ANACORTES AVE NE RENTON WA 98059 421960024006 ING BANK FSB 802 DELAWARE AVE WILMINGTON DE 19801 421960029005 LEGGIO FRANK J III+AMY SCHR 262 CHELAN CT NE RENTON WA 98059 731210009007 MARUSIC RADENKO+KATA 318 ANACORTES AVE NE RENTON WA 98059 421960022000 NGUYEN GINA TRINH 257 CHELAN CT NE RENTON WA 98059 731210016002 BATES NATHANIEL R+BETH A 4416 NE 3RD LN RENTON WA 98059 421960023008 CLASSIC CONCEPTS V LLC PO BOX 146 RENTON WA 98057 731210012001 HA LE-MINH THANH DOAN BACH-PHUN T 336 ANACORTES AVE NE RENTON WA 98059 731210007001 HINKLE LIBBY 4409 NE 3RD LN RENTON WA 98059 731210020004 HUANG GUO Q+YUE QI 337 BREMERTON AVE NE RENTON WA 98059 232540005005 KARIR JUSHVINDAR S+POONAM 4414 NE 2ND CT RENTON WA 98059 731210017000 LIANG JOSEPH 4420 NE 3RD LN RENTON WA 98055 421960027009 MCCLUSKEY ANDREW W+LISA ANN 274 CHELAN CT NE RENTON WA 98059 421960030003 NGUYEN TAN D+PRAM KHUE 256 CHELAN CT NE RENTON WA 98059 518210003902 232540043006 232540004008 NGUYEN VAN+HUYNH MINH-DU+LU NIKOLAYEV SERZH+NATALYA PAN DORTHY T+ONGG JAY 2012 DUVALL AVE NE 261 BREMERTON AVE NE 4420 NE 2ND CT RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 232540001004 PHAM AI HUU 4436 NE 2ND CT RENTON WA 98059 731210006003 REGAN ELIVANIA D+KENRIC R 4413 NE 3RD LN RENTON WA 98059 731210019006 SAY LANG+CHENG BOPHARUTH 331 BREMERTON AVE NE RENTON WA 98059 731210004008 TSUI KEVIN H 4421 NE 3RD LN RENTON WA 98059 731210011003 WONG KALEN L 330 ANACORTES AVE RENTON WA 98059 152305919200 PIPPIN CORTESS D 310 BREMERTON AVE NE RENTON WA 98059 731210021002 RIDGEVIEW COURT LLC PO BOX 2401 KIRKLAND WA 98083 731210015004 STOWE WILLIAM K+JOYCE K 4412 NE 3RD LN RENTON WA 98059 731210005005 VOTAVA KENNY+LAUDERBACH ALI 4417 NE 3RD LN RENTON WA 98059 731210002002 WONG PETER DAVID+LINA ONG NE 16448 SE 48TH CT BELLEVUE WA 98006 731210014007 PITTMAN MICAH W+MARINA 4408 SE 3RD LN RENTON WA 98059 232540006003 RYAN ROBERT A 4408 NE 2ND CT RENTON WA 98059 421960028007 TRINH DAN+QUEENIE TAN 268 CHELAN CT NE RENTON WA 98059 421960026001 WONG BEN+SOPHIE LY 4612 NE 2ND CT RENTON WA 98059 232540041000 WOO KEN M 264 ANACORTES PL NE RENTON WA 98059 731210003000 731210008009 731210001004 XIAO ZHENNING+WEI LIU ZASLOW NATHAN M+JESSICA ZHOU GE+HONG ZHANG 313 BREMERTON AVE NE 4403 NE 3RD LN 301 BREMERTON AVE NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 `City o NOTICE EBF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: February 16, 2012 PROJECT NAME/NUMBER: Bremerton Avenue Townhomes / LUA12-008, SA -A, CU -A PROJECT DESCRIPTION: The applicant is requesting a Conditional Use Permit (CUP) and Site Plan Review for stand-alone residential on a Commercial Arterial (CA) zoned property located at 320 & 330 Bremerton Ave NE. The proposal includes 26 townhomes resulting in a density of 20 dwelling units per acre- On March 26, 2007 SEPA Environmental Review, Preliminary Plat, CUP, and Site Plan was approved for the subject proposal, however both the CUP and Site Plan review have since expired. The Preliminary Plat approval has not expired due to an extension granted by the State via Substitute Senate House Bill 6544 (SSB 6544). As such, the applicant has an existing SEPA determination and approved preliminary plat under City file# LUA06-133, The site consists of two lots totaling 1.80 acres in size. The 26 proposed lots range in size from 1,535 square feet to 4,596 square feet. The project would result in a net fill amount of 4,000 cubic yards, with grading proposed across the entire site, resulting in the removal of all trees on the subject site. Frontage improvements are proposed along Bremerton Avenue NE with a new internal street proposed. The applicant has proposed a water quality and detention vault to address stormwater. The applicant submitted a preliminary drainage report, geotechnical report, and a wetiand reconnaissance with the application. PROJECT LOCATION: 320 & 330 Bremerton Avenue NE REQUIRED REVIEWS: Administrative Site Plan Review, Administrative Conditional Use Review APPLICANT/PROJECT CONTACT PERSON: Andrew Russin, Caron Architecture; 1756 NW S6th Street; Seattle, WA 98107; Eml: andrew@caronarchitecture.com PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Vanessa Dolbee, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m, on March 1, 2012. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7314. Anyone who submits written comments will automatically become a party of record and will be notifed of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: February 9, 2012 NOTICE OF COMPLETE APPLICATION: February 16, 2012 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Bremerton Avenue Town homes/ LUA12-008, SA -A, CU -A NAME: MAILING ADDRESS: TELEPHONE NO.: Denis Law Mayor City O , f 4 { r ;, LD -.-- — Department of Community and Economic Development February 16, 2012 Alex Pietsch,Administrator Andrew Russin Caron Architecture 1756 NW 56th Street Seattle, WA 98107 Subject: Notice of Complete Application Bremerton Avenue Townhomes, LUA12-008, SA -A, CU -A Dear Mr. Russin: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Senior Planner cc: Greg Boehme - Isola / Owner(s) Renton City Hall • 1055 South Grady Way 9 Renton, Washington 98057 9 rentonwa.gov Denis Law- Mayor City D r February 16, 2012 Department of Community and Economic Development Alex Piet5ch, Administrator Nancy Rawls Department of Transportation Renton School District 420 Park Avenue N Renton, WA 98055 Subject: Bremerton Avenue Townhomes 1LUA12-008, SA -A, CU -A The City of Renton's Department of Community and Economic Development (CED) has received an application for a 26 -unit multi -family development located at 320 & 330 Bremerton Avenue NE. 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 March 1, 2012. 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 Ball 0 1055 South Grady Way 0 Renton, Washington 98057 0 rentonwa.gov Nancy Rawls Page 2 of 2 February 16, 2012 Thank you for providing this important information. If you have any questions regarding this project, please'contact me at (425) 430-7314. Sincerely, Vanessa aolbee Senior Planner Enclosure City of Renton , ia 1�7 Drvis�oq LAND USE PERMIT . cl� -- 9 201; MASTER APPLICATIOI+a,t:�icr PROPERTY OWNER(S) NAME: ISOLA Contact: Greg Boehme ADDRESS: 555 S. Renton Village PL Suite 570 CITY: Renton ZIP: 98057 (425) 282 0435 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: Y`e. f.J�CJi1✓n � COMPANY (if applicable): ADDRESS: CITY: � � ZIP: TELEPHONE NUMBER: r � CONTACT PERSON NAME: Andrew Russin COMPANY (if applicable): Caron Architecture ADDRESS: 1756 NW 56'P' St. CITY: Seattle ZIP: 98107 TELEPHONE NUMBER AND EMAIL ADDRESS: (206)367-1382 Andrew@caronarchitecture.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Bremerton Ave Townhomes PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: 320-330 Bremerton Ave NE Renton WA KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 152305-9035 152305-9193 EXISTING LAND USE(S): Residential PROPOSED LAND USE(S): Residential EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CA District D urban design guidelines PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: CA PROPOSED ZONING (if applicable): CA SITE AREA (in square feet): 78,452 SF SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 15,459 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 6,161 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 20 unitstacre NUMBER OF PROPOSED LOTS (if applicable) 26 lots NUMBER OF NEW DWELLING UNITS (if applicable): 26 units P:1PrajectsQ0I 1_63 WA Renton Bremerton Ave NE\City of Renton-permitslLand USe master application masterapp.doc PROJECT INFORMAT NUMBER OF EXISTING DWELLING UNITS (if applicable): 2 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 36,106 SF SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): ION (Continued) PROJECT VALUE: $5.6 MILLION IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO YES ❑ FLOOD HAZARD AREA sq. ft. GEOLOGIC HAZARD 25% SLOPE sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (ATTACHED) Attach legal description on separate sheet with the following information included SITUATE IN TH a % QUARTER OF SECTION tl;, TOWNSHIP �- , RANGErz i , IN THE CITY OF RENTON, Kn.._ vUUIN i r, WASHINGTON FFIDAVIT OF OWNERSHIP I, (Print Namels) G - D , declare under penalty of perjury under the laws of the State of Washington that I am (plea 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 contai ed an the i rmation herewith are in all respects true and correct to the best of my knowledge and belief. f1.�1 '� Signature of Owner/Representative Date Signature of OwnedRepresentative Date STATE OF WASHINGTON ) ) SS COUNTY OF ICING ) I certify that I know or have satisfactory evidence that(___V_/ = signed this instrument and acknowledge it to be hislherltheir uses and purpose mentioned in the instrument. - y _ / Z Dated JANE F. OLSEN STATE OF WASHINGTON NOTARY PUBLIC MY COMMISSION EXPIRES and voluntary act for th 04-03-15 ary Public in and for the State of Washington C Notary (Print): My appointment expires: O er' ~U 3 " i/ Legal Description: LOTS 2 AND 3,KING COUNTY SHORT PLAT NO. 675015. RECORDED UNDER RECORDING NO.7509050645, IN KING COUNTY, WASHINGTON P:1Projects12011_63 WA Renton Bremerton Ave NEICity of Renton -permits; Land USe master application masterapp.doc - 2 - PROJECT INFORMATION (continued) Legal Description: LOTS 2 AND 3,KING COUNTY SHORT PLAT NO. 675015. RECORDED UNDER RECORDING N0.7549454645, IN KING COUNTY, WASHINGTON <; i ry A -1-E AQ P:1Pr0jects12011_63 WA Renton Bremerton Ave NEICity of Renton-permitsli.and USe master application nmteraPP.doc - 3 - PREAPPLICATION MEETING FOR BREMERTON TOWNHOMES 320 BREMERTON AVE NE CITY OF RENTON Department of Community and Economic Development Planning Division City of Renton illa[inif]q Division PREI I -055 7 A - 9 LU1) November 10, 2011 Contact Information: Planner: Vanessa Dolbee Phone. 425.430.73 14 Public Works Reviewer: Arneta Henninger Phone: 425.430.7298 CION!. Fire Prevention Reviewer: Dave Pargas Phone: 42.5.430.7023 ---rte' ✓�' y 3 a Building Department Reviewer: Craig Burnell Phone: 425,430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager (planner) 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). CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: November 9, 2011 U TO:Vanessa Dolbee, Senior Planner FROM: � Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Bremerton Townhomes Comments based on no fire sprinkler systems and construction per the International Residential Code. I. The preliminary required fire flow for this proposed development is 3,000 gpm. A minimum of three fire hydrants are required within 300 -feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 -inch storz fittings. Existing hydrants are not within 300 -feet of the furthest proposed dwelling, so new hydrants and water mains are required. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings. ��"� 2. The fire mitigation fees are applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. Credit will be granted for the existing home(s) removed from this site. 3. Fire department apparatus access roadways are required to be minimum 20 -feet wide fully paved, with 25 -fee inside and 45 -feet outside turning radius. Fire access roadways shall be con ted t upport a 30 -tan vehicle with 322 -psi point loading. Access is required with 1.50 -fee of all points on the buildings. Dead end streets that exceed 150 -feet in fen quire an approved turnaround. Hammerhead turnaroundsar allowed for streets less than 300 -feet long. Roadway as proposed is acceptable CT: ct bremerlon DEPARTMENT OF COMMUNITYp Cit, °f��-`� AND ECONOMIC DEVELOPMENT [�I M E M O R A N D U M DATE: November 9, 2011 TO: (Vane ssa Dolbee., urgent Planning FROM: Arneta enninger, Plan Review I�' SUBJECT: Bremerton Townhflmes 320 &330 Bremerton Avenue NE PRE 11-055 L` ��y p �yf•�, 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. 1 have reviewed the application for the proposed 26 homes located in Section 15, Twp, 23N, Rng. 5 E. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. Water: • The project site is located in the 555 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 8" water main located in Bremerton Ave NE (see City of Renton drawing W-3260 for detailed engineering plans). • This project is required to install an 8" water main connected to the existing main in Bremerton Ave NE looped through the site in the public right of way (north loop road A and south loop road A and east loop road A) and connected back to the main in Bremerton Ave NE. In addition the main shall be extended to the east and connect to the existing water main (see W3024 and W3387 for detailed engineering drawings). The main shall also be extended to the south property line in Tract E (with no trees) in a 15' easement to the City of Renton. • Each unit requires a separate service line to serve the domestic water meter. The existing fire hydrants may need to be fitted with stortz fittings to bring them up to current City code. • System Development Charges are per dwelling unit are based on the total number and size of any and all water meters. The Development Charges are collected as part of the construction permit, 64'L,A'1 -;14'4 �tA,,, . Bremerton Townhomes PRE :1-055 Page 2 of 3 November 9, 2011 Sanitary Sewer: • There is an existing 8" sanitary sewer main in Bremerton Ave NE (see City of Renton drawing S-3260 for detailed engineering plans). • A sanitary sewer main extension is required to be installed by this project. The sanitary sewer shall be located in the right of way; in the north loop road A and in the south loop road A. A north/south main is acceptable on the west side of lots 8 to 11 if extended to connect the north loop road main and the south loop road main with a MH at each end. The sewer shall also be extended to the south in Tract E (no trees); it needs to be installed in an easement in a drivable access road with sod over the top. • The applicant shall install individual side sewer connections to serve the project. • This site is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per unit and paid prior to issuance of a construction permit. • System Development Charges are per dwelling unit. The Development Charges are collected as part of the construction permit. Street Improvements: • The project shall install street improvements to include curb, gutter, sidewalk and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. • The Traffic Mitigation or impact fees shall apply to this project,C, , flya Storm Drainage: • There are storm drainage facilities in Bremerton Ave NE. • A drainage plan and drainage report will be required with the site plan application. Theort shall comply with the 2009 King County Surface Water Manual and thee, 2009 'ty of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and at�y�te al requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. • A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. D The project will be required to pay the Surface Water System Development Charges of $.405 per square foot (but not less than $1012) of new impervious surfacing prior to the issuance of the construction permit. H:/CED/Planning/Current Planning/PREAPPS/11-055/Plan Review Comments PRE 11-055.doc Bremerton Townhomes PRE 11-055 Page 3 of 3 November 9, 2011 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 current 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. H:/CED/Planning/Current Planning/PREAP PS/11-055/Plan Review Comments PRE 11-055-doc 4 a i City of Y `Y• C DEPARTMENT OF COMMUNITY M E M O R A N D U M DATE: November 10, 2011 TO: Pre -Application File No. PRE 11-055 FROM: Vanessa Dolbee, Senior Planner (425) 430-7314 SUBJECT: Bremerton Townhomes — 320 -330 Bremerton Ave. NE General We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by 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 or on the City's website www. rentonwa.gov Project Proposal The subject property is located east of Bremerton Avenue NE, at 320 and 330 Bremerton Avenue NE. The project site is comprised of two parcels and totals 1.86 acres in area and is zoned Commercial Arterial (CA)_ The applicant has requested a review of the previously approved Bremerton Townhomes Preliminary Plat, City File# LUA06-133. The Preliminary Approval included lots for 26 townhome units in duplex and triplex configurations. Current Use. The property is currently developed with two single family homes, which are required to be removed as a condition of approval of LUA06-133. Existing Approvals: The previous application for Bremerton Townhomes included a request for a Preliminary Plat, Conditional Use Permits (CUP) for standalone residential hAcedlplanninglcurrent planninglpreappsll 1-055111-055 (ca bremerton toxnhomcs, residental only. vesting_approVals). doc Bremerton Townhomes Page 2 of 4 November 10, 2011 in the CA zone and Site Plan Review. All three where approved with conditions, of which both the Conditional Use Permit and Site Plan Review have expired. The Preliminary Plat approval has not expired due to an extension granted by the State via ` Substitute Senate blouse Bill 6544 (SSB6544). As such, the applicant would be required] to -apply for both the Conditional Use Permit and the Site Plan Review. re The Conditional Use Permit fob stat clalorie residential in tF CA zone �s n_osnger aiy� �1 option in current code. However, staff could process the CUP, based on the existing approved Preliminary Plat, under the old CUP criteria for evaluation. Site Plan Review would be conducted under the standards that exist today, included Design District D. The following is a list of standards which would be applicable to the review of the required Site Plan Review and CUP. Density: The density range required in the CA zone is a minimum of 10 to a maximum of 60 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). A copy of these standards is included herewith. it should be noted, due to the current approval of the preliminary plat a number of the standards that were utilized to create the lots would be considered approved via the previous process for LUA06-133. Lot Coverage -- The CA zone allows a maximum building coverage of 65 percent or 75 percent if parking is provided within a building or within an on-site parking garage. The applicant will be required at the time of formal land use application to provide a lot coverage analysis and calculations for the subject site. Gross Floor Area —There is no minimum requirements for gross floor area within the CA zone at this location. Building Height — The maximum building height allowed in the CA zone is 60 feet for mixed-use buildings. Building elevations and detailed descriptions of elements and building materials are also required with a formal land use submittal and/or building permit application. Screening -- Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. The application will need to include elevations and details for the proposed methods of screening, if applicable. Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). Multi -family projects must provide screened areas for refuse and recyclables at a rate of 1.5 sq. ft. per unit for recyclables and 3 sq, ft. per unit for refuse_ A total minimum area Bremerton Townhomes Page 3 of 4 November 10, 2011 of 80 square feet shall be provided for refuse and recyclables deposit areas. There shall be at least one deposit area or collection point for every 30 dwelling units. Furthermore, when a residential development comprises of more than one building the required deposit areas shall be dispersed though out the site. They must not be located within the required setback areas. Landscaping — Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. The subject site abuts a residential zone to the south as such, a fifteen -foot wide partially sight -obscuring landscaped visual barrier, or ten -foot wide fully sight -obscuring landscaped visual barrier, is required along the common property line consistent with the definition in RMC 4-4-070H. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-5-120D.12, shall be submitted at the time of formal land use application and building permit. Fences — If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking — Residential developments must have one parking spaces per unit to a maximum of 1.75 per dwelling unit. Parking lot landscaping is required for all surface parking lots. If surface parking is �►IP/ provided, please see RMC 4-4-070F.6. for further parking lot landscaping standards. Pedestrian Access —See enclosed Urban Design Regulations District D, RMC 4-3-100 Building Design Standards — Compliance with Urban Design Regulations District D standards shall be required. See RMC 4-3-100. Critical Areas -- Based on the City's Critical Areas maps, the site is located within the vicinity of wetlands, sensitive slopes, and the Aquifer Protection Zone 2. Environmental Review: Developments that exceed nine residential units are subject to the Washington State Environmental Policy Act (SEPASEPA review has been completed for this project and would remain valid. Permit Requirements The proposal would require a Conditional Use Permit (CUP) and Site Plan approval. The application fees are as follows: Conditional Use Permit — $2,000 and Site Plan - $1,000. Bremerton Townhomes Page 4 of 4 November 10, 2011 Please note that each of these land use permits has an additional 3 percent Technology Surcharge Fee. All permits would be reviewed in an estimated timeframe of 6 - 8 weeks. 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. impact fees, which would replace rniti otion fees, moy be ado ted prior to buiidin permit opprovol for which an applicant may vest to im act miti ation Lees. Those fees have yet to be determined_ ♦ A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; ♦ A Parks Mitigation Fee based on $530.76 per new single family residence; and ♦ A Fire Mitigation Fee based on $488.00 per new single family residence. A handout listing all of the City's Development related fees is attached for your review. The Renton School District Impact fee is currently $6,300.00 per each new single family residence and is payable prior to building permit issuance. cc: Jennifer Henning E6 - 10 T23N RSE W 1/2 ZONING MAP BOOK PW TECHNICAL SERVICES PRINTED ON 11/13/09 G6 - 22 T23N R5E W 1/2 � 0 zoo aoo Feet 41 1:4.800 15 T23N R5E W 1/2 5315 H �CEDIDat@\Forms-TemplateslSelf-Help Handout$\Planninglwaiverofsubmitta4regs.xls 0608 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2All 3 Map of View Area 2 AND 3 Photos imulations 2AND 3 This requirement may be waived by_ 1. Property Services PROJECT NAME: ajYP�7`if1 �r�r�csIT 2. Public Works Plan Review 3. Building 4, Planning DATE: H:10EDtiDatalFcrms-TemplateslSelf-Help HandoutslPlanning\waiverofsubmittalregs.xls 06109 DENSITY r WORKSHEET ` City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 78.466 square feet 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 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned 6. Divide line 5 by line 4 for net density: 1^5459 square feet 6161 square feet 0 square feet 2. 21,620 square feet 3. 56,846 square feet 4. 1.30 acres 5. 26 units/lots 6. 20.00 =dwelling unitslacre *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. P:IProjects12011_63 WA Renton Bremerton Ave NL,1City of Renton-permitsldensity worksheet.doc - 1 - 03/08 Caron City of Renton Proiect Narrative (Item_ 6 in Submittal) r,:,,ty �3t Renton Note: This project proposes almost identical land use and platting as the recent CU permit decision dated Jan 8,2007. File no: LUA 06-133,PP,CU-A, SA-A,ECF Project name: Bremerton Townhouses Size: 26 townhouses (20 within duplexes, 6 within triplexes) on a site of 1.8 acres. Location: 320-330 Bremerton Avenue NE Renton, WA Land Use permits required are: CU (Conditional Use permit) and SA (Site review). The zoning designation is CA (Commercial Arterial) with District D Urban design guidelines. The site is bordered on all sides by similar CU zoning except for the far south property line which abuts an R8 (Residential) zone. Currently, the site has two existing houses, a trailer and a number of non- significant trees to a be demolished. A Tree cutting /Land clearing inventory is included in this submittal. Y An existing site feature is an 8 foot deep gulley depression along the north property line that is proposed to be filled. This fill is proposed to extend over the North property line onto the neighboring rockery wall. Soil types are non -sorted mix of compact silt, sand and gravel. Drainage is good and described in the Drainage report. A geotechnical report is included in this submittal. A shallow depression off-site near to the SE corner contains moist soils but has no wet land designation. A Critical Areas report is included in this CU submittal. Proposed use of the property is 26 townhouses (20 within duplexes, 6 within triplexes) with 2 car garages attached within each unit. The proposed 26 lots total net area of 56,832 SF (1.30 Acres) (Total Area less public streets and access easements). The net density is 20 units per Acre and the lots range from 1535 SF (smallest) to 4596 SF (largest). Car access is directly off of Bremerton Ave NE on to a proposed public street which then splits into a hammer -head dead end. Proposed off -site improvements include: sidewalks, fire hydrants, sewer main, street lighting, and planter strips, and a small open space area. The total estimated construction cost is _$525,000 land work and $2,850,000 vertical work,_ R and the estimated fair market value of the project is $5.6 Million The project proposes soil fill mostly at the north property depression, fill material may come from on site. Estimated total cut material: 3,200 CU yards, total fill: 7,200 CU yards. Net fill is 4,000 Cubic Yards. Fill origin and unusable soil export location is to be determined. There are 44 Trees (over 6 calipers) to be removed. Land dedicated to the city is limited to the public street R.O.W. of 15,459 SF. No model home site is proposed. Job shack location is to be determined. Regards, Radim Blazej LEED AP Caron Archite ture LLC r W caron,1. City of Renton Urban Center Desicin Overlay District Report: Project name: Bremerton Townhouses Size: 26 townhouses (20 within duplexes, 6 within triplexes) on a site of 1.8 acres. Location: 320-330 Bremerton Avenue NE Renton, WA a General urban concept of Townhouses: d Historically, attached townhouses work well as a "transition" type of building. Here, this 26 townhouse block forms a transition between this car oriented "strip" arterial (4'h Street) corridor and the pedestrian oriented single family blocks beyond this property. 3 3 Itemized Report: Pedestrian building entries are defined at each townhouse front by private, covered entry stoops. The covered entries offer 4.5 FT (min) wide weather protection, lighting, and lead directly to the house entry and staircase. The entries are human scale and have visually interesting landscaping and materials including -.natural wood columns, painted siding, private front doors. Transition to Surrounding development is accommodated by continuous (approx.15 FT deep) landscaped rear yards abutting all of the property lines (only the far south property has this as a requirement). These provide generous rear yards for each townhouse and open space buffer from the adjacent apartment buildings to the east and houses to the south. The height of all townhouses is approx. 33 to 35 FT from grade (60 Ft height is allowed) so this will limit bulk and scale affects to any adjacent developments. Location and design of parking is contained within the private garages (2 car garages) located `s within each townhouse. The garage doors do not face the street (except at the two triplex buildings). This makes the townhouse fronts less car oriented and more pedestrian oriented. General on street parking is allowed and encouraged which should help calm traffic. Two additional visitor parking spaces are located at the far south edge of the site (similar location to the previous CU submittal). Vehicular access is a new public street off of Bremerton Ave NE. Small planter strips help define the on street parking and add landscape to the pedestrian sidewalks. Pedestrian circulation is provided by continuous 5 FT wide pedestrian sidewalks provided everywhere possible to encourage pedestrian vitality that is safe, convenient, comfortable and de-emphasize car activity. Pedestrian easements are provided to link to the adjacent pedestrian easements in order to increase pedestrian network connectivity. Caron Common space is provided beyond the street end at the north part of the site. This 1300 SF area is landscaped with grass, delineated by hedge rows and includes a bench. r Landscaping is provided on every non paved ground surface. Trees are places strategically so as to enhance views from the townhouses and also provide privacy. a The Character and massing of these buildings is articulated by traditional (2 FT Deep) townhouse bay modulation at each entry. Each home is easily identified by this massing. Contrasting siding textures and colors add further human scale and visual interest. Roofs are all pitched and the roof line varies with the bay modulation providing distinctive profiles and interest consistent with an urban project and contributes to the visual continuity of the district. Radim Blazej LEED AP Caron Archite ture LLC P C 8 ell C V MoTteff City of Renton Conditional Use Permit Justification (item #7 on CU checklist) Project name: Bremerton Townhouses Size: 26 townhouses (20 within duplexes, 6 within triplexes) on a site of 1.8 acres. Location: 320-330 Bremerton Avenue NE Renton, WA A. Comperehensive Plan Compatibility. This proposal of 26 duplex -triplex townhouses is an appropriate use of land in the CA zone. This site is one block off of NE 4" Street, a high traffic volume major arterial which is a primary commercial street with a full range of shopping and services. Traditionally, attached townhouses work well as a "transition" type of building ,filling the difficult realm between this car oriented "strip" arterial corridor and the pedestrian oriented single family blocks beyond. Although this is not as dense as a multifamily project would be, the project offers higher density than the adjacent single family projects, as well as a more urban design approach. In this urban context, the paired , 3 story townhouses along Bremerton Ave NE will create a semi -urban street wall with clearly defined entry stoops. Within the project site this semi -urban townhouse streetscape continues. On -street parking will be allowed and encouraged as atrafFc calming device . Each unit is ground related, has a private garden space, and a 2 -car private garages hidden from the street. B. Community Need. - There is a clear demand for rental and entry level houses in this area. This project will offer improvements to Bremerton Ave NE with a new sidewalk, street trees, and the aforementioned street oriented town house design. C. Effect on Adjacent Properties_ All required setbacks and buffers are met for this project. Much less light and air will be blocked by this proposal than a taller multifamily building would against the adjacent residential buildings. For further analysis of site issue please see the attached document.- Urban ocument:Urban Center Design Overlay District Report Regards, Radim Blazej LEED AP Caron Archite ture LLC 0 , a i L • February 1, 2012 CONSTRUCTION MITIGATION DESCRIPTION • Proposed Construction Dates would begin June 151, 2012 and end August 1", 2012 • Hours and days of operation. Isola Homes will work within the guidelines of the City of Renton Ordinance. Our proposed hours of operation are from: ➢ Monday through Friday: 7:00 a.m. to 6.00 p.m. ➢ Saturday: 8:00 a.m. to 5:00 p.m. No work will be performed on Sunday • Proposed hauling and transportation routes will include Bremerton Avenue and Northeast 4th Street. • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics. ➢ Dust: Hydroseeding ➢ Traffic. City of Renton recommended Traffic Control methods Y Erosion/Mud. Silt erosion control fencing and street cleaning when necessary ➢ Noise: Isola Homes will work within the Renton Ordinance to reduce noise disturbance. We propose no special hours for construction or hauling, i.e. weekends or late nights. • Preliminary Traffic Control Plan: o Bremerton Ave NE —East side parking lane will be used intermittently for material delivery and removal. Through traffic will be maintained. 555 S. Renton Village Pl. Suite 570, Renton, WA 98057 Office: 425.282.0435 Fax: 425.282.0436 CHAD ARMOUR, LLC September 5, 2008 Job Number 06-048 Mr. Marc Rousso JayMarc Development P. O. Box 2566 Renton, Washington 98056 6500126`h Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 (425) 643-3499 (fax) chadOchadarmour.com Subject: Bliss Critical Areas Reconnaissance Report Parcel 152305-9035 Renton, Washington Dear Mr. Rousso: We are pleased to present the results of our critical areas reconnaissance for the above - referenced property (site) located in Renton, Washington. The work was accomplished in accordance with your verbal request. The purpose of the work is to assess the potential for wetlands or streams to be present on and near the site. SUMMARY OF FINDINGS There do not appear to be any wetlands or streams present on the site. There is an area adjacent to the site that appears to function as a wetland. And the depression in the northeast comer of the site, although it lacks the hydric soil component, supports hydrophytic vegetation, suggesting that it holds water at least temporarily. A depression in the northeast corner of the site supports vegetation adapted to wetland conditions and appears to function as a defacto stormwater detention pond. It occupies a natural low spot with the north side now a rockery and the east side now fill material. These two man-made features are about 6 feet tall. An area adjacent to the southeast corner of the site exhibits vegetation typically found in wetlands. BACKGROUND INFORMATION We understand that you are considering purchasing this site. The site is composed of one parcel located at 330 Bremerton Avenue (Attachment A — Sketch Map). This 1.59 acre site is the location of two single-family homes, several small sheds, mowed lawn, a garden, and native, fruit, and ornamental trees. The King County iMap indicates that no wetlands or streams are present on or near the site. An unclassified stream is mapped about 1,200 feet east of the site. A Class 2 wetland is mapped about 500 feet east of the same. There is one soil type mapped on the site; Alderwood gravelly sandy loam. Alderwood soils are moderately well drained and have a weakly to strongly consolidated hardpan at a depth of 24 to 36 inches. They formed in glacial deposits on flat to steep slopes. In a representative profile, the surface layer is very dark brown (10YR 212) to dark brown (10YR 4/3) gravelly sandy loam. The B horizon is grayish brown (2.5Y 5/2) gravelly sandy loam. Alderwood gravelly sandy loam is not a listed hydric soil. C:1J&M/B1iss/Wet1and Reconnaissance. doc 1 09/05/08 Chad Armour. LLC Wetland Reconnaissance JayMarc Development Renton, Washington EXISTING CONDITIONS We visited the site on August 11, 2006 to check for the presence of wetlands and streams on and adjacent to the site. Re revisited the site on September 4, 2008 to see if site conditions had changed since our initial site visit.--- - Site Description Most of the site is dominated by grass (mowed and unmowed) and widely -scattered mature trees. Also present are fruit trees and ornamentals. The southern 80 percent of the site is relatively level. There is a swale that parallels the northern site boundary. The bottom of the swale is about 7 to 9 feet lower that the property to the north. With the exception of the east end of this swale, the swale exhibited upland conditions. The site is bounded by commercial properties to the north and what appears to be a multi -family residential development that is currently under construction to the east. Single-family homes on relatively small lots are located southeast of the site. Single- family homes on moderate-sized lots are located to the south and west, and to the west the area supports single-family homes on relatively small lots. On -Site Depression The northeast corner of the site appears to function as a stormwater detention pond, although it does not appear to be designed as such. The southern slope is confining and natural. The northern side of the depression is a rockery apparently constructed when the commercial property to the north was developed. The eastern side of the depression is composed of fill material that was imported prior to our 2006 site visit. The western side of the depression is open and a part of the swale previously described. The north and east walls of the depression are about 6 to 7 feet tall. The south and east slopes are covered with a thick stand of Japanese knotweed (Polygonum cuspidatum) and Himalayan blackberry (Rebus discolor). We assessed the depression in the northeast corner of the site in 2006. This area is dominated by shrubs including Sitka willow (Salix sitchensis) and hardhack (Spiraea douglasii). Also present is red -osier dogwood (Cornus stolonifera). These plant species are rooted in more than 14 inches of very dark brown (10YR 2/2) loamy fine sand with no hint of mottles. The presence of water stained leaves suggests that standing water was present in the bottom of the depression the winter of 200512006. However based on the absence of wetland hydrology indicators (oxidized root channels) and hydric soil indicators (low chroma matrix in conjunction with mottles), we assume that wetland hydrology is not present for more than 30 consecutive days during the growing season (Attachment B — Plot ID SP -1). Off -Site Wet Areas An area dominated by plant species adapted to wetland conditions is located adjacent to the site near its southeast corner (Sketch Map). Here we observed a large black cottonwood tree (Populus balsamifera). Also present are Scouler's willow (Salix scoulerrana), hardhack, red alder (Alnus rubra), black cottonwood saplings, reed canarygrass (Phalaris arundinacea), and slough sedge (Carex obnupta). This shallow depression is narrow (about 25 to 30 ft wide) and extends an unknown distance to the south_ We did not observe any culverts near the southeast corner of the site. CI M/BlissMetland Reconnaissance. doc 2 09/05/08 Chad Armour, LLC Wetland Reconnaissance JayMarc Development Renton, Washington CONCLUSIONS There are no wetlands or streams present on the Bliss site. Although standing water accumulates in the depression located in the northeast corner of the site, the absence of wetland hydrology and hydric soil indicators indicate that this depression does not function as a wetland. It is possible that the shallow depression located adjacent to the southeast corner of the site functions as a wetland. If this plant community functions as a wetland and it is larger than 2,200 square feet, then it would likely be classified as a Category 3 wetland. The standard buffer for Category 3 wetlands is 25 feet. LIMITATIONS Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of J & M Land Development and their assigns for specific application to the referenced property. This report is not meant to represent a legal opinion. No other warranty, express or implied, is made. It should be noted that Chad Armour relied on information provided by others indicated previously. Chad Armour can only relay this information and cannot be responsible for its accuracy or completeness. Also note that delineating critical areas and assessing functions and values are inexact sciences. Biological professionals may disagree on the precise location of critical area boundaries, their functions, and classification. The final determination of these characteristics is the responsibility of the permitting authority. Accordingly, the critical area assessment and delineation performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate permitting authority prior to committing to detailed planning and design activities. Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC Chad Armour Principal Attachment A — Sketch Map Attachment B — Data Form C:/J&M/Bliss/Wetland Reconnaissance.doc 3 09106/08 Chad Armour, LLC ATTACHMENT A Sketch Map Map Output @) King Counity wartwuj sfe2faM2 http: r`/www5. metrokc .go v/servlet/com, esri, esrimap. Esrimap?S ery is fsayoearos� �A �s f52.1GS009d fs23o5Giat 6 Mal t ov3h 21iaplO?f0 21"W240 021?Agr72f10 eTfOsoG2To teet�c..�ai ° �s�ft tzloena2es Legend !�i 9rf�deC fwa�r M+a■ Coo Tdbutaq Basins Counryi3oundrry LOW L'_ tawT*W yawr x ta►wnlotf Packs El Pafvor j wo. rY &Niw B�ea4 f""1 Lake mod Lays Powfs ...._ $bun4 �cv[y infarrnation induded on this map has -been compiled by King County staff from a variety of sources and is subject to change but notice, King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or a to the use of such information. King County shall not be liable for any general, Special, indirect, incidental, or consequential ages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on thii Arty sale of this map or information on this map is prohibited except by written permission of King County. 8-15-2006 Source: King County MAP - Sensitive Areas(http;l/www.metrokc,gov/GIS/IMAP) RIMENTS: Sketch Map Bliss Site Renton, Washington O .51?- ) Piet a) 'A'JL--L" 4t APPr�x. I of 1 f 8/15/2006 8:54 A ATTACHMENT B Data Form DATA FORM I (Revised) Routine Wetland Deternoinati . (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Date:} Applicant/owner: ��.� J- D-eje-jx I Y-L{L:t County: State: Imesti ators): C� ry cru Gt C_ S/T/R, Do Normal Circumstances exist on the site? es no Community 1D: Is the site significantly disturbed (atypical situation)? es no Transect ID: Is the area a potential Problem Area? yes t ,' -+ Plot ID: p Explanation of atypical or 2roblem area: VEGETATION (For strata, indicate T = tree; S = shrub; H = herb; V = vine) Dominant Plant Spec ies Stratum % cover Indi/cator . Dominant Plant Species Stratum % cover Indicator �/) 51G►'l�NSlS � �I4� fon,-� HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC )00 Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological/reproductive adaptations areas of prolonged inundation/saturation Wetland plant database Morphological adaptations Personal knowledge of regional plant communities Technical Literature Other (explain)_ Hydrophytic vegetation present? yes no Rationale for decision/Remarks: HYDROLOGY Is it the growing season? yes no Water Marks:. yes o Sediment Deposits: y no on Based on: it temp (record temp Drift Lines: yes no Drainage Patterns: es no other ex lain r{ Dept. of inundation: inches Oxidized Root (live roots) Local Soil Survey: yes no Channels <12 in. yes no FAC Neutral: yes no Water -stained Leav no Depth to free water in pit: 71 inches Dg!h to saturated soil: -7LIA inches Check all that apply & explain below: Other (explain): Stream, Lake or gage data: Aerial hoto ahs: Other: T a Z> -+ Wetland hydrology present? yes na Rationale for decision/Remarks. rK, Map Unit Name Alir U.;� -x Q cr) i 5 ...,(,i (Series & Phase) 1 s 1 ..es I Taxonomy (subgroup) Drainage Class Field observations confirm Yes No mapped type? Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, • Drawing of soil (inches) (Munsell (Munsell size & contrast structure, ete.. profile moist) moist) description) 3>0 Hydric Soil Indicators: (check all that apply) N,),,, e Histosol Matrix chroma :� 2 with mottles Histic Epipedon Mg or Fe Concretions Sulfidic Odor High Organic Content in Surface Layer of Sandy Soils Aquic Moisture Regime Organic Streaking in Sandy Soils Reducing Conditions Listed on National/Local Hydric Soils List Gleyed or Low-Chroma (=1) matrix Other ex lain in remarks Hydric soils present? yes ho z a -d- fry ,1 :5011 Rationale for decision/Remarks: Wetland Determination (circle) Hydrophytic vegetation present? ye no Hydric soils present? yes (�j) Is the sampling point yes no Wetland hydrology resent? yes no within a wetland? Rationale/Remarks: ] rte SOI f � fJ� �j�7b•b-! �CI.�F[.L� NOTES:, rb P-e�r� 1i7A� ,j i7` s) 4ie Revised 4/47 CONCEPT ENGINEERING, INC. 455 Rainier Boulevard North hssaquah, Washington 98027 (425) 392-8055 Fax {425} 392-0108 BREMERTON TOWNHOMES PRELIMINARY TECHNICAL INFORMATION REPORT Applicant: Isola Homes LLC 555 South Renton Village Place Renton WA 98057 Job No. 31125 February 2012 O:��SSIChER�Aifi'OL•nplPROIECTS1201 iU] [ 2S,Engfnoer�n�,4ruiysis-C�ies56osurornts?WurdltiHe page_cim CIVIL ENC-INEERING/SURVEYING /LAND USE FLONNINU �,}I1J-Or1 TABLE OF CONTENTS ProjectOverview.....................•---........................................................................1 Figure1 —Site Plan. ............................................................................................ 2 Core Drainage Requirements.............................................................................3 OffsiteDrainage................................................................................................. 5 Figure 2 — Downstream Drainage Map..............................................................7 Drainage Analysis ................... I; I�Il I.}`: !:F -.A I lilr,M1l),PP r U F("I;. CI" I _'s•..,-_u,inn°rmr A..P.I"I)acIrGA-1 I AIII 'VI: IFI, 1',; dnc Breme,ton Townhomes February 2012 Preliminary Technical Information Report _ - OVERVIEW The proposed Bremerton Ave Townhome Plat is a 26 lot single family attached residential subdivision situated on 2 existing lots with a total area of 1.84 acres (see Figure 1, Site Plan). It is located at 320 and 330 Bremerton Ave NE, on the east side of Bremerton Ave approximately 300' south of NE 4'h St, TPs 152305- 9193 and —9035. The project was granted preliminary plat approval in 2006 (LUA06-133) as well as CUP and Site Plan Review approval. Both the CUP and Site Plan Review have expired and thus reapplication is required for both Preliminary Plat approval has not expired. The site is zoned CA and is within the NE 4'" St Corridor Business District. The proposed product will be attached townhomes with a mixture of 2 and 3 unit buildings. Each unit will have its own lot. Surrounding properties to the north, east and west are similarly zoned CA; with the property to the south zoned R-8. The site currently has 2 existing residences Both houses and all garages/sheds will be removed. Both houses have driveways connected to Bremerton Ave NE. Recent residential construction borders the site on the west (plat of Ridgeview Court), east (Hillcrest Village Condominiums), and south (plat of Laurelhurst). A US Bank is adjacent to the north There are no wetlands, steep slopes or any sensitive areas on this site. There is a low depression along the north property line. This depression is approx. 10' deep and extends off-site to the north. with slopes up to the adjacent Bank drive- through driveway. This depression will be filled. The depression was a borrow site for filling of the property to the north (bank) and east (the grading for Hillcrest Village Condos). A grading easement will be obtained from the adjacent property (Bank) to fill their portion. The steepest slope is approx, 25% along the south bank of the depression, northwest of the existing house There are some similar slopes along the north side of the depression_ The soils on the site are silty sand, with some silt loam. The site is dominated by unkempt residential landscaping with about scattered 30 trees The existing drainage from the north half of the site sheet flows into the depression and the existing drainage from the south half of the site sheet flows to the southwest corner of the site. Proposed use of the property as a 26 lot attached townhome residential subdivision will be consistent with surrounding development. Proposed lots will range in size from the minimum of 1535 sq ft to a maximum of 4596 sq ft (including access and drainage easements). Density of the plat is 20.0 units per acre Access to the new lots will be from a new internal public street that runs east/west and is connected to Bremerton Ave NE. Within the plat, the public road forms a modified hammerhead with a short leg to the north and a longer leg cll� NEW 1 � Y Wft 5 AW 1 y+ sotpop s�. � II m�a��e�■� oofr:=� t�f�� Bremerton Townhomes February 2012 Preliminary Technical Informetlon Report to the south. leading to a short private road extension to serve the southerly 4 lots. The public street is to be 32' wide within a 42' right-of-way. The reduced ROW will be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width was originally needed to keep the net lot area at a maximum to stay under maximum density, although density requirements may have since relaxed. Three joint use driveways and four private alleys, all in easements, will be used to access most of the two unit buildings Bremerton Ave NE is currently improved on the west side (by Ridgeview Court) but not on the east side. The proposed plat will construct the east side of the street to complete the full road section. New water and sewer mains will be installed in the plat street and will connect to existing mains in Bremerton Ave NE. The water main will run through the site and connect to a water main stub in the Hillcrest Condos. Water and sewer service is provided by the City of Renton. Drainage will discharge at the northeast corner of the site to a 12" stub also provided by the Hillcrest Condo. The site will require substantial grading for the proposed road. The depression will need to be filled for approx. 8' in depth. The building pads for the lots will also require some minor grading but nothing over 4 feet in depth. The main grading activity will be associated with the excavation for the detention vault and the fill for the depression. The estimated amount of grading is 500 CY for cut and 4000 CY for fill It is anticipated that the site will use some of the cut material on-site, but the majority will be imported. II. CORE DRAINAGE REQUIREMENTS Discharge at the Natural Location - The northern portion of the site currently sheet flows to the north and into the on-site depression. The southern half of the site is fairly flat, but sheet flows to the southeast corner and recently developed lots. The local collection point of all of this drainage. prior to recent construction, was the existing drainage system in Duvall Ave. NE, east of the site. The proposed drainage system will collect runoff in a vault located at the southeast property corner and discharge it into a pipe that runs to the northeast corner. At this point, it will connect to the off-site pipe placed in an easement and connected to the existing drainage system in Duvall Ave NE. This is the same drainage system into which the existing site runoff eventually discharges. 2. Off -Site Analysis - An upstream and downstream drainage analysis is detailed in section III of this report. Bremerton Townhomes February 2012 Pre'imirary Technical Information Report 3. Runoff Control - The project provides detention to the 2009 King County Level 2 flow control standard. This performance standard matches flow durations from one half the 2 -year through the 50 -year storm event and peak flows for the 2- and 10 -year events, assuming a predeveloped forested landcover. Detention will be provided in a vault with an orifice type flow restrictor. 4 Conveyance System - The project will provide conveyance piping for the street drainage and the lot roof downspouts. The piping will be sized to convey the 100 -year developed storm event. 5 Erosion and Sedimentation Control Plan - An erosion control plan will be prepared and included with the engineering plans This erosion control system will include silt fencing along the west, south and east property lines, a construction entrance. seeding & mulching and clearing limits. A sediment trap will be designed as part of the initial grading and development of the site. 6 Maintenance and Operation - The public road will be dedicated to the City and maintained by the City. The private road, joint driveways, alleys and drainage vault will be maintained by the Homeowners Association. 7. Bonds and Liability - Appropriate bonding and insurance forms will be secured prior to any construction on the site. & Water Quality - The project is a single family residential project and will provide water quality treatment per the Basic Water Quality menu. Proposed treatment is a wetvauit to be combined with the flow control detention vault. Special Drainage Requirements - There are 6 special drainage requirements that may apply to any project, however, none apply to this project. Note the site is in a Streamflow Source Area but not an Aquifer Protection Area, so Special Requirement 6 does not apply. Bremerton Townhomes Prelimincry Technical Information Report III. OFFSITE DRAINAGE ebruar , 2012 Upstream — The bank on the property to the north is than the subject site. However, it has a paved parking area with perimeter curbing and drainage is collected by the pavement/curbing and piped into a detention tank (subsurface, oversized pipe) The outlet from this detention tank is at the southeast corner of the bank property. This is adjacent to and flows into the existing on-site depression. The bank drainage discharges to the on-site depression that has no outlet since the property to the east was recently filled. The proposed site drainage system will include a separate drainage bypass pipe that will intercept the discharge from the bank and convey it to the off-site discharge pipe at the northeast corner. A drainage easement will be granted to the bank Downstream - Drainage from the site will be discharged from the detention vault/wetvault near the southeast property corner and into a new 12" conveyance pipe that will run about 200' to the north property line At this point, it will connect with the up -stream (bank) drainage bypass pipe. It will then turn to the east and run for 50' along the north property line to the northeast corner of the site. At this point, the drainage will exit the property in a 12" pipe to the east (see Figure 2, Downstream Drainage Map). Locations on the map are keyed to the following drainage features: The off-site drainage pipe is located within a drainage easement within the Hillcrest Village Condos The 12" pipe runs approx. 350' due east at 0.40% and across Duvall Ave. NE. 2. The pipe discharges via a Type 2 CB to a 12" pipe flowing south in the east shoulder of Duvall Ave. NE_ This 12" pipe runs to the south in the east shoulder of Duvall Ave. NE for approx. 50' to another type 2 CB 3, This type 2 CB has an outlet pipe that runs east and into the mini -storage complex. The drainage will flow through the conveyance system within the mini -storage complex. There is approx. 650' of piping that runs along the west and south side of the mini -storage. 4. The piping system discharges into drainage ponds within the mini -storage complex, in the southeast corner. 5 The mini -storage drainage pond discharges into a stream located approx. 70' east of the mini -storage site. This stream is a tributary to Maplewood Creek The pond discharge point is approx. 300' south of NE 4th St. The stream is part of a stream/wetland complex located within the Alder Crossing NGPA. C�_ Bremerton Townhomes February 201 2 Prellminary Technical Information Repor' 6. The stream flows south within the NGPA and into a diversion pond constructed by King County The pond was constructed to divert a portion of the stream flow away from the original stream. The original stream flow was causing downstream flooding problems in the older Puget Colony Homes Plat. A new 36" pipe was installed by the County in Field Ave NE to provide a diversion route for the stream flow. 7. The 36" pipe runs due south within the Field Ave NE ROW. At NE 15` Ct, this ROW becomes part of an area along the eastern boundary of the Laurelhurst Div. 2 plat that was landscaped and left open as a buffer strip. Recent landscaping and retaining walls seem to have hidden some of the drainage structures within the Field Ave ROW. The 36" CPEP pipe continues south to approx. 100' north of NE 151 St. 8 At this point, the 36" pipe turns to the southeast and runs through a vacant lot and into the cul-de-sac bulb at the west end of NE 1" St, in the Puget Colony Homes subdivision The 36" pipe then turns to the east and runs along the south side of NE 1" St. There are two type 2 catch basins that were found along this run. The pipe crosses Hoquiam Ave SE to a type 2 CB in the east shoulder of that road. 9. The 36" pipe then turns and runs to the south along the east edge of the road pavement. There are seven type 2 CBs along this run, from NE 1*' St to SE 2"d St. These seven CB's were found in the field. 10. There is also a large ditch within the east shoulder of Hoquiam Ave SE that flows to the south. This ditch displayed running water during a dry period and has signs of high flows. The 36" pipe discharges into this ditch just south of SE 136Th St. At this point, the ditch flows into a well- defined tributary of Maplewood Creek Summary - With the 2009 King County Level 2 detention performance standard in place for this project, developed runoff from the site should not have an impact on the downstream drainage system. By assuming a predeveloped forest landcover, this flow control standard actually reduces flow durations and peak flows. compared to the existing site, and mitigates impacts of developed runoff on the downstream system. 0 1 W x Bremerton Townhomes Downstream Drainage / ' w NE 3RD COR W NE ]RD PL X 4 Nf 244 ST NE IST CT NE IST ST 4W SEND ST y51 4 } SE 2143 aL 4 1f£ 1 ST CT z NE 1ST PL A a �9 de A `T YD ST Nr IST CT SE 24C, ST E 2N2 ;OL I "* 5��4PTi �7 F J q + A t tel 2409 King County 9 3701 The information included on this map has been oompdtd by King Gwnry staff from a vanaty of sauces and s subject to change without notice. King County maE�¢S np rep�aseMalions cr warranl�es, express ar implied, as oa aocura�y completeness, lirre€lness, or rights Ip the use of such ,nforrnanor This decurrent �a not mtarrded for use as a aunty product. !G Ccunty sfipl€ not be Yablc for any gerterai, special. indiracl. incidental. or Ca+sequeMiat County damages inGuding. but nal limited So, bst revenues or iost its resulting from the use or misuse d the infonnaiior. Oanlained on this man Any salt of King �Oun 4� this map Or infarmat:on nn this map is prohibited except by written permission of King County. Date: 113t/2012 Source: K -ng County NAP - Property Information Ihtiplrwww.me€mkc.g0�7GISfiMAP) v m z N E 3fiII LN W 1T5 7 HE 3RDST 1 NE �D CT 3 4£,*D CT NE2NOCT kE3gG0. Z W f Q ~ NE 2ND CT NE 2ND OL 4 V� X 4 Nf 244 ST NE IST CT NE IST ST 4W SEND ST y51 4 } SE 2143 aL 4 1f£ 1 ST CT z NE 1ST PL A a �9 de A `T YD ST Nr IST CT SE 24C, ST E 2N2 ;OL I "* 5��4PTi �7 F J q + A t tel 2409 King County 9 3701 The information included on this map has been oompdtd by King Gwnry staff from a vanaty of sauces and s subject to change without notice. King County maE�¢S np rep�aseMalions cr warranl�es, express ar implied, as oa aocura�y completeness, lirre€lness, or rights Ip the use of such ,nforrnanor This decurrent �a not mtarrded for use as a aunty product. !G Ccunty sfipl€ not be Yablc for any gerterai, special. indiracl. incidental. or Ca+sequeMiat County damages inGuding. but nal limited So, bst revenues or iost its resulting from the use or misuse d the infonnaiior. Oanlained on this man Any salt of King �Oun 4� this map Or infarmat:on nn this map is prohibited except by written permission of King County. Date: 113t/2012 Source: K -ng County NAP - Property Information Ihtiplrwww.me€mkc.g0�7GISfiMAP) v Brernerton Towr.homes February 2012 Preliminary Technical Information Report IV. DRAINAGE ANALYSIS Drainage analysis was performed using the KCRTS hydrology software as detailed in the 2009 King County Surface Water Drainage Manual Input, output and facility sizing data sheets are on pp 10 - 18 Existing - Drainage from the existing site currently sheet flows towards the depression along the north property line and to the southeast corner. The existing site area is characterized by lawn, tall grass and shrubs, with a few trees and two houses, although landcover is assumed to be entirely till forest for this analysis There are no drainage improvements on the site. The existing frontage along Bremerton Ave NE is improved on the west side only with curb. gutter & sidewalk. Since all developed site drainage will leave at the northeast corner, the entire 1.84 acre site was used as the single tributary drainage basin total area: 1.84 acres pervious area: 1.84 acres ground cover. till, forest 2 -year peak flow: 0.05 cfs 10 -year peak flow: 0.09 cfs 100 -year peak flow 0.15 cfs Developed - The developed project will include a combination detentiontwetvault located near the southeast corner of the site, under the proposed private road. It will be located within a drainage easement and designed to accommodate traffic loading Site drainage will be routed into the vault using catch basins and pipes located within the new roads. Each building will be furnished with a piped drainage stub that will be connected to the street drainage system via a perforated downspout connection. The areas used to calculate the flows were the same as those areas used in the predeveloped drainage calculations. The impervious surface was calculated using AutoCAD polylines and the design area of the buildings, parking. driveways and roads. total area: 1.84 acres pervious area: 0.76 acres ground cover till grass impervious area: 1.08 acres ground cover: impervious 2 -year peak flow: 0.33 cfs 10 -year peak flow: 0.40 CFS 100 -year peak flow: 0.67 CFS Bremerton Townhomes February 2012 Preliminary Technicai Information Report Detention Vault - The vault was sized to meet the King County Level 2 detention performance standard. This standard requires that developed flow durations match existing flow durations for the range of flows from 50% of the 2 -year storm through the 50 -year storm Additionally, developed 2- and 10 -year peak flows cannot exceed existing 2- and 10 -year peak flows. Predeveloped land cover is assumed forested. The vault sized to this standard contains about 22,176 cf of storage It is 88 feet long by 42 feet wide (two 21 foot wide cells) with 6 feet of live storage (elevation 399 to 405). Duration curves and other vault physical and performance data are on pp10-18. Water Quality Vault — Water quality dead storage will be located under half the detention live storage; i.e., the vault will be an additional 4 feet deep under half its length The required dead storage volume is a function of rainfall, landcover and a multiplier as follows: V = f(0.9A, + o.25 At4)R f = multiplier = 3 A; = area impervious = 1.08 ac A,9 = area till grass = 0.76 ac R = precip for mean annual storm = 0.041' V = 6,225 cf The dead storage volume provided in the vault is 88 feet by 21 feet by 4 feet deep or 7.392 cf FIGURE 6.4.1.A PRECIPITATION FOR MEAN ANNUAL STORM 1N INCHES (FEET) ST 1.0! LA 1.2 ST 1.0 In no 1n nn LA1.O . — � 4o.,,... ".«-. a1—u ,, W.av (U.U54�) inches unless rainfall data is available for the location of interest (0,047') rcr Arem' ---'' Till Forest 1.84 acres Till Pasture 0.00 acres Till Grass 0.00 ocres! � Outwash FmnnmY ' 0.00 acreo ! Outwnah Pmmtuno! 0.00 acres'� OutwwshGkmss� OJOOncrey i Welland Well O1�| mcres! � Impervious ! 0.00 acres, Tmvm] . 1.84 acres Scale Factor: 1.00 Hour Reduced Time Seric re Compute Time Scrics ...... .......................... ...... -..... __-.... _-_-__-..... _-----_�� Modify User ! _----_--_---'---'---_-'_---_'-------'--'_'---_-__--'--- � _ File far computed Time Series [TSF] Flow Frequency Analysis Time Series File:pre.tsf Project Location:5ea-Tac ---Annual Peak Flow Ra -es --- Flow Rate Rank Time of Peak (CFS) Period 0.116 2 2/09/01 18:00 0.032 7 1/06/02 3:00 0.086 4 2/28/03 3:00 0.003 8 3/24/04 20:00 0.051 6 1/05/05 8:00 0.089 3 1/18/06 21:00 0.075 5 11/24/06 4:00 0.148 1 1/09/08 9:00 Computed Peaks 0. 231 ! Flow Frequency Analysis------- - - Peaks - - Rank Return Prcb (CFS) Period 0.148 1 100.00 0.990 0.116 2 25.00 0.960 0.089 3 10.00 0.900 0.086 4 5.00 0.800 0.075 5 3.00 0.667 0.051 6 2.00 0.500 . OBJ 32� `] 1.30 0. 231 ! 0.003 8 1.10 0.091 f� 0.138 50.00 0.980 f L C/ Are a 71 Till Forest 0.00 acres Till Pasture 0.00 acres Till Grass 0.76 acres Outwash Forest 0.00 acres Outwash Pasture 0.€10 acres Outwash Grass 0.00 acres Wetland 0.00 acres Impervious 1.00 acres Total 1.04 acres Scale Factor : 1,00 Hourly, Reduced Time Series dev i>X Goran� irne Series Modify User Input .. . .. . .. ... File for computed Time Series [.TSF[ G. 6E51,;NER iUMH'AEl-.Pk[UE'"I'S'2011`11125`@ny.nc4rzig INIAY'u-Calcm-Calcs F:crts`dn�nputd y Flow Frequezfcy Analysis Time Series File:dev.tsf Project Location:Sea-Tac Annual Peak Flow Rates Flow Rate Rank Time of Peak (CFS) Return Prob {CFS; 0.330 6 2/09/01 2:00 0.265 8 1/05/02 16:00 0.39`7 3 2/27/03 7:00 0.284 7 8/26%04 2:00 0.342 5 10/28/04 16:00 0.350 4 1/18/06 16:00 0.412 2 10/26/06 Q:CC 0.671 1 1/09/08 6:00 Computed Peaks 0.091 0.585 -----Flow Frequency Analysis ------- - - Peaks - - Rank Return Prob {CFS; Period 0.671 1 100.00 0.990 0.412 2 25.00 0.960 0.397 310.00 0.900 4 5.00 0.800 0.342 5 3.00 0.667 0.330 6 2.00 - 0.500 0.284 7_ 1.30 0.221 0.265 8 1,10 0.091 0.585 50.00 0.980 actk—nt-o n/ Det rltICE Fa .; i 1 t - i TYF.f Ea__lit y i i t r ir7 - (A Face 1' ty Area: Effective Storage Depth: St -ago 0 Elevatiorl: Ct-uragu VClume: :-'.icer Head: Riser Diameter: Niviber et orifices: f t._ 4 2,, 0 :i f t- 3646.07 sq. ft 6.07 ft z;-ay,CJ ft 2 2 1 F. G3 cu. Q. C1 ft li .f: 1[rChES 2 Full Hl ad iE;t- _fico 1t z1` i }i` DiarrrtPr iJi l.: argr Diary tc_r Ifli iil_j rCFS? fini ] )Ct 0.70 0.033 4. In 1.40) !;_0 3 4.0 Top :'jot 7-h -.. _ NI ;:-ie 011-f1CW F.at_ng Curvc: ;dcne -------------- M=te T ms Scrie_.c thr,;ugh Facility - *.__.. 7 -, Mt, S=ri E IC.:de;;_L.=.f Ct:t-f_o.j Tim r1r5 Fi 7 e: rd�-,ut Ln'-Low/C7u, flow ?r:al'�sis Peak Arflow DISChdrgw: 3.671 CF3 at AM on Jan 9 in Yrar 8 Peak outflow Discharge: 2.410 CFS at 10:00 on Jan 9 in Year 5 Peak ^;ese sol T SAgt . 6.10 Ft Peak Reserveir Wev: 415.1_i Ft Peak Res .r .,..ir s=or ;gn.. 22414. Cu Ft 0.510 An _ F Fr:-,quency Analysis F',-le,rdotrt.tsf Fr'�rje-t i,o._-a� iorr; Ta4- --- Annual - ---Annual leak Flow Rates -- NOW Rate Rank Time of Teak CFS; I.1 . i _I3 2 / :a . .170:00 i i . , % 4 _ , _ ,' _ 4:9q cI_u /O4 :00 ii, 98/In5 5:00 X1 'i.4lt) I !%04/SJR 1U:00 Computed Prar:s ---- FI ow FIequency ArlaIysl� - Freaks - - Rank Return Prot [CFS; 40 Period 5.4io 6. LC 1 iC,CI..:r 0.y4C 0. 102 -: _ '5 0, 9W ^., W b.24 2 n, oo 0.90'', C..082. 5.06 4 5.00 O. hGl; U.015 4..._- J ?.00 0.667 C.'UM 3.32 6 2.00 Q.50- 0.024 3.33 1.30 1.231 Q . 00-i 211? 8 I. 1 0 r. 0 '=i i 0.308 6.07 55.00 6.985 �51 711 0 2 (SAO) e61egosiQ O 0 W Duration Comparison A.na,;lsis Base File: pre.ts= New File: rdout.tsf ."tat -off Units: Discharges in CFS Cutoff 0.000 0.004 0 . 0 0'7 0.011 0.015 0.019 0.022 0.026 0.030 0.034 0.037 0.041 0.045 0.049 0.052 0.056 0.060 0.064 0.067 0.071 0.075 0.078 0.082 0.086 0.090 0.093 0.097 (J.101 0.105 0.108 0.112 0.316 -----:Taction of Tirr.e - ---------Check of Tolerance Base New C'nange Probability base New 'kChange 0.32E+CC C-0E+011,I 1 0.32E+00 0.000 0.007 0.10E+11C C.41E+00 311.1 0.10E+00 0.004 0.015 300.8 0.57E -C1 0.30E+00 420.E 0.57E-01 0.007 0.019 153.9 0.36E -C1 0.19E+OC 436.8 0.36E-01 0.011 0.021 87.7 0.25E-01 0.10E+00 3')9.3 0.25E-01 0.015 0.023 53.1 0.17E--01 C'.6i7- Ol 25u.2 0.17E-01 0.019 0.024 28.6 0.12E-01 0.27E-01 114.8 0.12E-01 0.022 0.025 11.6 0.90E-02 0.65-.02 --2`1.6 0.90E-02 0.026 0.026 -1.0 0.71E-02 {.41--U2 -41.7 0.71E-02 0.030 0.026 --13.0 0.60E-02 0.36E-02 -39.6 0.60E-02 0.034 0.027 -21.0 0.53E-02 0.35E 02 -33.5 0.53E-02 0.031 0.027 -27.7 0.46E.-02 0.33E-02 -27.0 0.46E-02 0.041 0.027 -33.2 0.39E-02 C.30E-02 -23.7 0.39E-02 0.045 0.032 -29.4 0.34E--02 0.27E-02 -i9.y I 0.34E-02 0.049 0.041 0.30E-0^ .23'; -ii? -.- I 0.30F;-02 0.052 0.04E -12.9 0.26E-02 0.20E-02 -21.4 0.26E-02 0.056 0.050 -10.0 0.22E-02 C.18E-02 -1P.2 0.22E-02 0.060 0.053 -10.7 0.19E-02 0.16E-02 -11.4 0.19E-02 0.064 0.059 -6.4 0.15E-02 0.15E-02 0.0 1 0.15E-02 0.067 0.067 C.0 0.12E-02 0.12E-02 1.3 I 0.12E-02 0.071 0.072 0.9 / 0.96E-0-3 q.ill E -O2 13.6 1 0.96E-03 O.C75 0.078 4.1 0.77E-03 0.90E-03 17.0 { 0.77E-03 0.078 0.081 3.4 /G 0.55E-03 0.68E-03 23.5 1 0.55E-03 0.082 0.085 3.8 ' 0.42E-03 0.49F;-03 15.4 1 D -42E-03 0.086 0.087 1.1 0.29E-03 0.31E -C3 5.6 1 0.29E-03 0.090 0.091 1.6 0.26E-03 0.24E-03 - .3 i v-2EE-03 0.093 0.092 -1.4 0.18E-03 0.16E 03 -9.1 I a.18E-C3 0.09-7 0.097 -0.2 0.16E-03 0.98E-04 -40.0 1 0.16E-03 0.101 0.097 -3.5 0.15E-03 0.00E+00 -100.0 1 0.15E-03 0.105 0.099 -5.6 C.11E 03 O.00EiCO 100.0 1 0.11E-03 0.108 0.100 -7.5 0.49E-04 0.00E+00 -100.0 0.49E-04 0.112 0.103 -B.9 0.16E-04 0.00E+00 -100.0 - 0.16E-04 0.116 0.103 -10.9 Maxi -mum positive excurslcn - .007 cfs ("-.; occurring at C.MO cfs or the Base Data:pre.tsf and at 0.007 cfs on the New DaLa:rdout.tsf Maximum negative excursica = 0.014 :--fs (-33.7',) ac::urring at O.C41 cfs on the Base Data:pre.tsf and at 0.027 cfs or,. the New Gata:rdnut.tsf CD N O O in CM _ LO rn 0 00 O _a O 0 a_ Q N li7 ru 7 O E U 0 M O N O r • U tO ft5 UJ N C I Y Q Y O N '2 Q 0 0 a � r r (S��? a6�ey�siQ ITTI' 0 Y earth_ Solutions NWLLC :a til i i r w • i PREPARED FOR SEATTLE REDEVELOPMENT, LLC July 19, 2006 Rayman . Principal �t� GEOTECHNICAL ENGINEERING STUDY 330 - BREMERTON AVENUE NORTHEAST RENTON, WASHINGTON ES -0521 Earth Solutions NW, LLC 2881 --152nd Avenue Northeast, Redmond, Washington 98052 Ph: 425-284-3300 Fax: 425-284-2855 Toll Free: 865-336-8710 G,eolechnical Engineering Report GawimiCd Selrtl = Are P9 RNMed for PBPIMF 9W Geotechn'd engineers str udure their services to meet ilia specffic needs of their clients. A geotechnical engineering study conducted for a civil engb- neer may rrat fulfill the needs of a constrLdon contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotedxrieal engbneertng report is mkp, prepared soJeiyfof the client, No one except you should rely on your geotedrnical engineering report wrkhout first conferring with the geotechnical engineer who prepared it And no orae —riot ern you —should apply the report for any propose or project except the one original ly axit fated. Rtl W & M RllbhW Serious problems have occurred because those relying on a geotechnical engineering report did not read b all, Do not rely on an executive summary. Do not read selected elemmts only. A UdW 99 d �t�Is ll>ti M Geotechnical engineers consider a number of unique, project specific fac- tm when establishing the scope of a study. Typical factors include: the clients goals, objectirres, and risk management prelererices; the general nature of the structure involved, 'as size, and configuration; the lorabon of the structure on the site; and other planned or exMng site improvements, such as access rads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, not prepared for your project, not prepared for the specific site explored, or completed before important project changes were made_ Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when ifs ohan* from a parking garage to an office building, or from a ligf>t industrial plant to a refrigerated warehouse, elevation, configuration, location, otientation, or weight of the proposed structure, cortgposition of the design team, or project ovmership. As a general rule, a*a)s inform your geotechnical engineer of project changes�ven minor cines—and request an assessment of their impact. Gwo ?rfi ical angimm conrdarW responsibiffly or liability for problerrrs #W ocsurbwause #or repoib do not wider dewloprw& of which #W urea; not irrb7red. SIMNINIM DollhlEoio3 Ian mange A geokhrilcal engineering report is based on conditions that existed at the time the study was performed. Go not rely on a geotechnical avginaer- ing reporf whose adequacy may have been affected by. the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural everts, such as floods, earthquakes, or groundwater fluctua- tions. Alweyscontact the geotechnical engineer before applying the report to determine If itis still reliable. A minor amount of additional testing or analysis could prevent major problems. MW GWWdVM FkWbp Aire PI'OflSfBI M Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geatechnical engi- neers review field and laboratory data and then apply their prolessional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ --sometimes significantly— from those indicated in your report. Retaining the geotechnical engineer who,developed your report to provide construction observation is the .most effective method of managing the risks associated with unanticipated conditlons. A NOW$ RBCIII M-1'dh--nim Are Abt Fl N not overrely on the construction recommendations included in your report Those rea v muendaiions are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual July 19, 2006 ES -0521 Seattle Redevelopment, LLC P.O. Box 2566 Renton, Washington~ 98056 Attention: Mr. Marc Rousso Dear Mr, Rousso: Earth 3 Solutions NWn« Earth Solutions NW LLC •Geotechnical Engineering • Construction Monitoring • Environmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, 330 - Bremerton Avenue Southeast, Renton, Washington". Based on results of our fieldwork, the site is underlain primarily by native soils consisting of loose to very dense silty sand with gravel glacial till deposits with the exception of the northern portion of the site, where about three to four feet of loose fill is underlain by native sand and gravel deposits. Groundwater was encountered in the northern portion of the site, at depths of between seven and one-half and eight feet below existing grade. As such, localized zones of groundwater seepage could be encountered during site grading operations, depending of the time of year and depth of excavations. In our opinion, the proposed residential structures can be supported on competent or recompacted native soils or structural fill used to modify existing site grades, as appropriate. We anticipate competent native soil capable of providing adequate foundation support will be encountered at depths of between two to four feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill, may be necessary. ESNW should have an opportunity to review the final site designs to provide supplemental geotechnical recommendations, as necessary. The opportunity to be of service to you is appreciated- If you have any questions regarding the content of this geotechnical engineering study, please call. Si EARTH SiD I S , LLC C� ymond A. Coglas, P. . Principal 2881 752nd Avenue NE • Redmond, WA 98052 - (425) 264-3300 • FAX (425) 284-2855 • Toll Free (866) 336-6710 TABLE OF CONTENTS I INTRODUCTION ................... General 1 ..-.----~^.^.--.--_-.—...--._~~.. 2 escription-----.,.............................................. . 2 ---.—.—....--..,_-.—...-.^.- 3 Subsurface ..-'..^_.....--..^--...---..--..--....— .. � �in��---.-,.—.--.^^.------^._.-'...^ Geologic SeGroundwate tting 4 4 General� ---' 5 Site preparation and Earthwork ............................................ In-situ So0ms...---.^''--^..--..^---.-''.^''--- - Structural Fill Placement .-._—.—............................ o 6 7 7 8 8 9 Retaining Walls .......^,......^........'^, 9 ,..-_....^.—.-`^.--...--.--_—.. 10 Seismic Considerations ~______,^ ................................. 10 LIMITATION....................................__,,..._._^,~.____-_-... 10 Additional Services ............................................................ TABLE OF CONTENTS Cont'd ES -0527 GRAPHICS PLATE 7 VICINITY MAP PLATE 2 TEST PIT LOCATION PLAN PLATE 3 RETAINING WALL DRAINAGE DETAIL PLATE 4 FOOTING DRAIN DETAIL APPENDICES Appendix A Field Exploration Field Logs Appendix B Laboratory Test Data Sieve Analyses GEOTECHNICAL ENGINEERING STUDY 330 - BREMERTON AVENUE NORTHEAST RENTON, WASHINGTON ES -0521 INTRODUCTION General This geotechnical engineering study was prepared for the proposed townhome development to be constructed at 330 - Bremerton Avenue Northeast in Renton, Washington. The purpose of this study was to excavate a series of test pits throughout the site to characterize soil and groundwater conditions, perform appropriate geotechnical analyses and develop geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • Excavating a series of test pits throughout the subject property using a rubber tired backhoe for purposes of characterizing the soil and groundwater conditions; • Providing geotechnical recommendations for earthwork, structural fill requirements, pavements,- and drainage facilities; • Assessing the suitability of site soils for use as structural fill; • Providing recommendations for soil bearing capacity, subgrade preparation, and recommendations for foundation support, and; • Providing additional geotechnical recommendations, as appropriate. The following documents were reviewed as part of preparing this Geotechnical Engineering Study: Autocad site map e-mailed by the Jaeger Engineering, undated; • Composite geologic map of the King Area, Booth, D.B., 2008, and; King County Soil Survey (SCS). Eaft SoluWrts NW, LLC Seattle Redevelopment, LLC, July 19, 2006 Prosect Description ES -0521 Page 2 We understand the site will be redeveloped with a series of townhomes and associated improvements. Due to the shallow topographic relief throughout the site, we anticipate minimal grading consisting of cuts and fills of less than approximately eight feet will be required to achieve design elevations. Based on our understanding of the proposed project, the majority of the fills will occur in the northem'portion of the site, in a topographic low area, where grades may be raised by up to eight feet. The proposed residential structures will likely consist of relatively lightly loaded wood framing supported on conventional foundations. We anticipate the majority) of the residential structures will incorporate crawl space and slab -on -grade garage floors. Based on our experience with similar developments, we anticipate wall loads on the order of two to four kips per lineal foot and slab -on -grade loading of 150 pounds per square foot (psf). If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to verify that our geotechnical recommendations have been incorporated into the plans. Surface The site is located along the east side of Bremerton Avenue Northeast south of Northeast 4t' Street in Renton, Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1). The site consists of an irregularly shaped property with a gross area of approximate 1.9 acres that includes two separate tax parcels. The approximate limits of the property are illustrated on the Test Pit Location Plan (Plate 2). The property is developed with residential buildings and associated structures, which will be removed as part of the planned development and is surrounded by residential properties. The overall site topography is relatively level, except for the northern portion, where gradients gently descend approximately eight feet to a topographic low creating a basin feature. Vegetation throughout the site consists primarily of relatively mature landscaping surrounding the existing residential structures, Ewth Salubons NW, LLC Seattle Redevelopment July 19, 2046 Subsurface ES -0521 Page 3 A total of five test pits were excavated throughout the subject site for purposes of assessing soil conditions, and for characterizing and classifying the site soils. Our test pit locations were largely controlled by the presence of existing structures, underground utilities and relatively extensive site development. However, our subsurface explorations revealed relatively consistent soil and groundwater conditions across much of the site. Please refer to the test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. Topsoil was encountered at all of the test sites and was on the order of four to twelve inches thick. However, based on the variable topography throughout the site, deeper areas of topsoil may be encountered during mass grading activities. The topsoil can be considered for use in landscape or non-structural areas, if desired. Extensive areas of fill were not encountered during the fieldwork. However, test pits TP -4 and TP -5 encountered three to four feet of loose silty sand with gravel (Unified Soil Classification SM) fill containing trace to moderate amounts of debris and organics. Underlying the topsoil and tilt, native soils were encountered consisting primarily of silty sand and silty sand with gravel soils (SM) in the topographically higher areas, and* sand and gravel (SP, SP -SM, GP -GM) in the northern, topographically lower areas. Geologic Setting Our review of the referenced geologic map identifies glacially consolidated till deposits (Qvt) throughout the site and surrounding area. Till soils consist primarily of a non -sorted mixture of compact silt, sand and gravel and are in a consolidated condition at depth. The King County Soil Survey (SCS) indicates the presence of Alderwood gravelly sandy loam, six to fifteen percent slopes (AgC) glacial till deposits throughout the majority of the site. The SCS describes these soils as having slow to moderate runoff with a moderate erosion hazard. The soil conditions encountered during our fieldwork generally correlate with the geologic map designations and the SCS classification, with the exception of the northern portion of the property. This area forms a basin which consists of up to approximately nine feet or more of recessional outwash type sand and gravel deposits. EaM soluiions NW, u.c Seattle Redevelopment July 19, 2006 Groundwater ES -0521 Page 4 Groundwater was encountered at depths of about seven and one-half to eight feet below existing grade in test sites TP -4 and TP -5, at the time of the fieldwork (July 2006). Based on our understanding of the proposed site grading, this area will likely be raised by up to approximately eight feet. However, the presence of groundwater seepage should be anticipated in the deeper site excavations within this area, particularly for utility trench alignments. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. The soil deposits in the northern portion of the site are consistent with recessional outwash soils, which typically are underlain by glacial till deposits. Therefore, the groundwater observed during our fieldwork is likely confined to the northern portion of the site, and we anticipate any groundwater that may be encountered within the glacial till deposits will be perched and relatively light to moderate. DISCUSSION AND. RECOMMENDATIONS General Based on the results of our study, construction of the proposed townhome development at the subject site is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include site grading and earthwork, foundation support, structural fill placement, appropriate erosion control and the suitability of the on-site soils for use as structural fill. Based on the results of our study, the proposed residential structures can be supported on conventional spread and continuous foundations bearing on competent native soils or structural fill, as appropriate. We anticipate competent soil capable of providing adequate foundation support will be encountered at depths of approximately two to four fleet below existing grades in areas where cuts will likely occur. Where loose or unsuitable soil conditions are exposed at foundation 'subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. In our opinion, the soils generated from cuts throughout the site should generally be suitable for use as structural fill provided they are close to optimum moisture. The site soils encountered at our exploration sites will generally exhibit good soil strength when compacted to structural fill specifications. The presence of groundwater seepage in deeper utility and site excavations made in the northern portion of the site should be anticipated. Supplemental recommendations for controlling groundwater seepage should be provided by the geotechnical engineer during the grading activities, as appropriate. However, Lased on the data obtained from the test sites, and our overall characterization of subsurface conditions, extensive site dewatering will likely not be necessary for the proposed site development. Earth SoWom NW, LLC Seattle Redevelopment ES -0521 July 19, 2006 Page 5 This study has been prepared for the exclusive use of Seattle Redevelopment, LLC, and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. ESNW should have an opportunity to review final site plans to provide supplemental recommendations, as appropriate. Site Preparation and Earthwork The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve structural fill placement and compaction, site drainage and erosion control. In-situ Soils From a geotechnical standpoint, the silty sand and sand soils encountered at the test sites are generally suitable for use as structural fill. Due to the generally granular nature of the native soils, use of these soils throughout the structural fill and permanent fill slope areas of the site is feasible from a geotechnical standpoint. The moisture sensitivity of the native soils can be generally characterized as moderate to high. Because the native soils are moderately to highly sensitive to moisture, successful use of the on-site sails will largely be dictated by the moisture content of the soils at the time of placement and compaction. Soils encountered during site excavations that are excessively over the optimum moisture content may require moisture conditioning prior to placement and compaction. Conversely, if the native soils are found to be dry at the time of placement, moisture conditioning through the application of water may be necessary prior to compacfng the soil. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a maximum aggregate grain size of four inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of five percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural Fill Placement In general, areas to receive structural fill should be sufficiently stripped of organic matter and other deleterious material. The observed topsoil layer throughout the majority of the site is relatively thin, but is also moderately compressible in its present condition. As such, the geotechnical engineer should observe cleared and stripped areas of the site prior to structural fill placement. In our opinion, areas to receive at least four feet of fill will not require stripping prior to placement. However, areas where no stripping will occur should be mowed as low as possible prior to placing any fill. Earth Soludons NW, LLC Seattle Redevelopment ES -0521 July 19, 2006 Page 6 Structural fill is defined as compacted soil placed in foundation, slab -on -grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be compacted to a relative compaction of ninety percent, in general accordance with the maximum dry density as determined by the Modified Proctor Method (ASTM D-1557-02) and placed in maximum twelve inch lifts. In pavement areas, the upper twelve inches of the structural fill should be compacted to a relative compaction of at least 95 percent and be in stable non -yielding condition. Excavations and Slopes The Federal and state Occupation Safety and Health Administration (OSHAIWISHA) classifies soils in terms of minimum safe slope inclinations. Based on the soil conditions encountered during our fieldwork, the site soils encountered to depths of up to four feet and the relatively cohesionless sand and gravel deposits observed in test sites TP -3 through TP -5, would be classified by OSHAIWISHA as Type C. Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (Horizontal. -Vertical). The glacial tilt soils encountered to depths of greater than four feet across the remainder of the site would generally be classified by OSHAIWISHA as Type A and B. Temporary slopes over four feet in height in Type A and Type B soils should be sloped at an inclination no steeper than 0.75HAV and 1 H:1 V, respectively. If appropriate slopes cannot be achieved, temporary shoring may be necessary to support the excavations. Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. The geotechnical engineer should observe temporary and permanent slopes to verify that the inclination is appropriate, and to provide additional grading recommendations, as necessary. Rockeries and Modular Block Walls In our opinion, the use of rockeries or modular block walls at this site is feasible from a geotechnical standpoint. Rockeries or modular block walls over four feet in height will require an engineered design. ESNW can provide engineered rockery and modular block wall designs, upon request. The geotechnical engineer should review the final wall alignments and wall heights with respect to the proposed site grading. Earth Sek tiara W, LLC Seattle Redevelopment July 19, 2006 Utility Trench Backfill ES -0521 Page 7 In our opinion, the soils observed at the test sites are generally suitable for support of utilities. Organic or highly compressible soils encountered in the trench excavations should not be used for supporting utilities. In general, the native soils observed at the test sites should generally be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the City of Renton, as appropriate. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following pavement sections can be considered: • Two inches of asphalt concrete (AC) placed over four inches of crushed rock base (CRB), or, Two inches of AC placed over three inches of asphalt treated base (ATB). The AC, ATB and CRB materials should conform to WSDOT specifications. Heavier truck -traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. ESNW can provide appropriate pavement section design recommendations for truck traffic areas and right-of-way improvements, as necessary. Additionally, the city of Renton Road Standards may supersede the recommendations provided in this report. Earth solutions taw, LLC Seattle Redevelopment July 19, 2005 Foundations ES -0521 Page 8 Residential structures for this site can be supported on conversional spread and continuous foundations bearing on competent native soils or structural fill, as appropriate. We anticipate competent native soil suitable for support of foundations will generally be exposed at depths of between two to four feet. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. Assuming the foundations are supported on competent, undisturbed native soils or suitable structural fill, the following parameters should be used for foundation design: Allowable Soil Bearing Capacity 2,500 psf • Friction 0.40 • Passive Resistance 350 pcf (equivalent fluid) For short term wind and seismic loading, a one-third increase in the allowable soil bearing capacity can be assumed. A factor -of -safety of 1.5 has been applied to the friction and passive resistance values. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of about one-half inch or less. The majority of the settlements should occur during construction, as dead loads are applied. Slab -On -Grade Floors Slam -on -grade floors for the proposed buildings should be supported on a firm and non -yielding subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. Earth 5oluWra MN, LLC Seattle Redevelopment July 19, 2006 Retainina Wails ES -0521 Page 9 If retaining wall will be utilized at this site, they should be designed to resist earth pressures and any applicable surcharge loads. For design, the following parameters can be assumed for retaining wall design: e Active Earth Pressure (Yielding Miall) e At -Rest Earth Pressure (Restrained Wall) e Traffic Surcharge (Passenger Vehicles) e Passive Resistance e Coefficient of Friction 35 pd (equivalent fluid) 50 pcf 70 psf (rectangular distribution) 350 pcf (equivalent fluid) 0.40 Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design, as appropriate. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design, as appropriate. ESNW should review retaining wall designs to verify that appropriate earth pressure values and drainage have been incorporated into design, and to provide additional recommendations, as necessary. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least eighteen inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable (surface seal) soil, if desired. A rigid, perforated drain pipe should be placed along the base of the wall, and connected to an appropriate discharge location. A typical retaining wall and drainage detail is illustrated on Plate 3 of this report. - Other drainage- methods may be considered, and recommended by ESNW, as appropriate. Drainage Groundwater table was observed at depths of between seven and one-half and eight feet below existing grades in the northern portion of the site, at the time of our fieldwork (July 2006). As such, localized zones of groundwater seepage could be encountered in the site excavations in this area, particularly during the wetter winter months. Localized zones of perched seepage may also be encountered in deeper excavations within the glacial till soil deposits. Temporary measures to control groundwater seepage and surface water runoff during construction would likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter drains should be installed at or below the invert of building footings. A typical footing drain detail is provided on Plate 4 of this report. Earth Soluftns NW, LLC Seattle Redevelopment Juiy 19, 2006 Seismic Considerations ES -0521 Page 10 The 2003 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. Based on the soil conditions observed at the test sites, Site Class C, from table 1615.1.1, should be used for design. In our opinion, liquefaction susceptibility at this site can generally be characterized as low. The relative density of the site soils and the absence of a uniform, shallow groundwater table is the primary basis for this designation. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test sites may exist, and may not became evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth saltftrts NW, LLC NORTH Reference: King County Map 656 By Thomas Brothers Maps Dated 2007 NOTE: This plate may contain areas d oda. ESNW cannot be responsible for any %bseaplent misinter}metation of the illfaml;stion n:sla" from blade $ Ate rep Dk%Dns of this plate. �E 3 - .1'E kf Ir $'ia� z1LVN ci... r� .�!'7-'-•"+;.►LT It !SP �1 0V�7 7 AY NE xlj - 7®k <' ` ,Y■ _ ppII' f 1 'li'. !K'S7M d5 STH 57 Z .'c kf -� TUM HE. ! � rt ■ ±4 -Up . � :e' 2S Sf Ti 4Z X3100 W !1•. ! LM ALFAR w: PAW 1� : *9n'JRl,`21[1 w f_ -3� _ Pk➢ 3W KE is�4 : <� j! 2lll 1' ST 7J ^�C!u157rT 16 AW i .�.. �R E 73g6YiE Si r zliz J2 y,1 i -;:. .^4300 ; SE A LJ - -s A f. ,... % ., s!SE ZiM vi ` +p, i t5 7 \ $ SE 5TF! -t -'- t _ _� id64—i a} {�ja S j. sr:. PA 141SS �( 1�1R n' I m� sr 44 'r'r._ _ °�` ffl 12N7 5 � ST 4 S4� I X ado, fib! sf ;eat 144i!itF �tr ST .. ar SE 1R Rr PLE-WOODMSE WLF �� `gid• ...,.� .� , r 21 I�Tp....._. 22 + yy -k- k 91H SE 157TX! ff.`.,.: S7 [w R Sl ` �Sf '.'TIfFM7: ' �� Cr '7� N ¢ l g SF A �Y 4Y .ilk, f 1 �p WN 3E 1 ST 57'`::':. SE at61 ."4 SSE ]Whl nbi SE 15�i` 1 31 *; x 3 S aSE SE 1LDf11 bti _SE 163PD STS iv J 9i 52' PA.. 1 € ! � f . blff; �'. y �,k�` E! .sF .; 1 R; ..1 Q ,S„`,E16ly�� .T. U. �., AC 1 PLbI . S£ 764 ,�,� A, -IP NORTH Reference: King County Map 656 By Thomas Brothers Maps Dated 2007 NOTE: This plate may contain areas d oda. ESNW cannot be responsible for any %bseaplent misinter}metation of the illfaml;stion n:sla" from blade $ Ate rep Dk%Dns of this plate. / | | | / �� _��_ 404TP-.' '-^_��--.� i | ` - ' «m / ---. `' . | l . --~ ----- `` ..~ | ' '---------------. ----1ww . . _----_ ----_ - 40 '- -- | '' ' ~' '~------------- --- - |- TP-3� | | ' ^ / ~ ' | ` { � | | ` / | | | | L--[--1 ` | -------~-----------� / , | | � T�-2 / / l ' | =O`^'^' / | . | ' \ ' ' �m- '' TTP- � ' | / O 30 00 120 ' L_J m�ale in Feet LEGEND | TP-1of / ' ESNW Test Pit, Proj. No. ��_-05�f.�0Uv 2006 _-_- �. ----1 / . SubjectSfte L-_--/ NOTE The graphics shown an this pkde are not kilemdad for dW is Wrg* based on data pmWW by ft dW at the We of our or kftwVvWm of tie data by Ows. NOTE TWs plate may contain are of color. ESNWmmrd be 18" Min. 9 Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rods. LEGEND: Surface Seal; Native Soil or other Low Permeability Material jc)00-" °c Free Draining Structural Baciffli D �-;. i inch Drain Rods SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING 12' DO V b b ,,QQ CO + D D O V P • JrM1• °n P D P P D D D 6 O ° D O P DO 0 a OPSo Po D 0 a P �q�'♦ pDD Oa OO OD pPD .dD. O P DO e o 9. Structural DD D� pOP fVf1� d Fill O° ° P DP D j� e e-0- 0d ° D0 e P �J O O P P .u{ O D b D • O Q °O D O O �-0. ° D O D a P D D O O y fA 9d oO O p O 00 a; O A P 4 b b0 0 P ° OD 0 DD0 � a0 1]i I I I- p a P O 0.,6 VO O a 0 tV . Perforated Drain Pipe (Surround In Drain Rock) NOTES: 9 Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rods. LEGEND: Surface Seal; Native Soil or other Low Permeability Material jc)00-" °c Free Draining Structural Baciffli D �-;. i inch Drain Rods SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Perforated Rigid Drain Pipe (Surround with 1" Rods) NOTES: # Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native soil or other low permeability material_ 1" Drain Rock SCHEMATIC ONLY - NOT OT SCALE NOT A CONSTRUCTION DRAWING APPENDIX A SUBSURFACE EXPLORATION ES -0621 The subsurface conditions at the site were explored by excavating a total of five test pits. The approximate test pit locations are illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed in July 2006. Logs of the test pits are presented in Appendix A. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transl#ions may be more gradual. Earth Solutions NW, LLC Earth Solutions NWLLc SOIL CLASSIFICATION CHART DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. SYMBOLS TYPICAL MAJOR DIVISIONS GRAPH LEITER DESCRIPTIONS CLEAN �GwD � L- ��GRAVEL YWMSL OR GRAVEL GRAV_LS . AND a. °a' ••�' POORLY-GRADED(iRRVE45. GRAVELLY° SOILS (LITTLE OR NO FINEST GP MxrLI ES, LITTLE OD�QD ❑° OR NO FINES COARSE ° "d �" GRAINED GRAVELS WITH D GM SILTY GRAVELS. GRAVEL -SAND - SOILS MORE Tt•MAN5n FINES D BILTMIxTUREs OF COARSE o FRACTION REWNED ON NO. 4 SIEVE CLAYEYGRAVELS. GRAVEL- SAND - AMOLWT O F FINES) SAND CLEAN SANDS ��: ��= sw �11�LY OAF MATERIAE THAN L AND SP POORLY -G A SANDS, WVELLY SAND. LITTLE OR NO LARGER TKAN NO, 200 SIEVE SANDY SOILS OR, NO FRIES) SIZEFINES N� SANDS WITH Sw SILTY SANDS, SAND - SILT MORE THAN 50% FINES MD URES OF 00APSE FRACTION PASSM ON NO. 4 SSE SC SSArns, SW -CLAY AM OF FINES) WORGANIC SILTS AND VERY FINE ML SANDS. ROCK FLOUR, SILTY OR CLAY MiE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY SILTS 11I10RWIC CLAYS OF Law TO FINE AND �� MEDIUM GTLT50 GRAINED CLAYS CLAYS. SANDY CLAYS, SLY CLAYS. LEAN CLAYS SOILS CX ORGANIC AND ORGANIC s SIL MORE THAN 50% INORGANIC SILTS. MICACEOUS OR OF MATERIAL IS MH MATOMACEOUS FINE SAND OR SMALLER THAN SILTY SOILS NO. 2W SIEVE SIZE SILTS AND TER � CH � CLAYS OF HIGH T b0 CLAYS OH iAcmr 'c �OI HI° cr Pusf sS HIGHLY ORGANIC SOILS 1 3:s alycPEAT, PT HUMUS. SWAMP SOILS WITH HIGH OR13AN11C CONTENTS u ti DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. 9 Earth Solutions i '-c TEST PIT NUMBER TP -1 2681952nd Avenue A.E. PAGE I OF 1 Redmond, WA 98052 Telephone: 4252643300 Fax 4262842855 CLIENT Seattle RedeveWment PROJECT NATE Bremerton Avenue Townhornes PROJECT NUNEER 0521 PROJECT LOCATION Rwftn.WashWon DATE STARTED 7/11106 CONIPLETED 7/11 M GROUND ELEVATION 410 It TEST PIT SME EXCAVATION CONTRACTOR NW Excavaft GROLM WATER LEVELS: EXCAVATION METHOD ATTRUE CF ]EXCAVATION LOGGED BY YM CHECKED 13Y SSR AT END OF EXCAVATION NOTES Depth otT2RIA & Sod 6": yA AFTER EXCAVATION i UA Ix W TESTS p MATERIAL DESCRIPTION ILD z zi Reddish brown silty SW with gravel. loose to rnedfurn dense. moist SM 2.5 407,5 Brown silty SAND with gravel, medium dafm to dense, moist MC - 7.50% Fines = 21.80% -trace cobbles 4" to r SM T -possible see"ge 4xToffm wet -b000rries dense MC 12-20% 401.0 TW pit terminated A 9.0 feet below existing grade. Possible groundwater seepage at 7.0 feet during excavation. Bottom of test pit at 9.0 feet bft-�Mtam 'SoMms LU 2881 152nd Avenue N,F- TEST PIT NUMBER TP -2 IMRedmond, WA 9W52 PAGE I OF 1 TekOorw. 42528433M Fax 4252842855 WENT Seattle gowvelgprnent PROJECT NAIVE Bremerton Avenue Townhomas PROMs NUMBER 0521 PROJECT LOCATION Renton, W n� MhL DATE STARTED 7!11106 COMPLETED 7111!06 GROLAND ELEVATION 410 ft TEST PIT SIZE EXCAVATION CONTRACTOR -NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TWE OF EXCAVATION LOGGED BY -WLR CHECKED BY SM AT END OF EXCAVATION NOTES De IM of T.opsoll & Sod 8- gN AFTER EXCAVATION — bi x TESTS O MATERX DESCRIPTION z Reddish brown s8ty SMD with gravel, bow to medium dense, moist Sm 5 Me - 6.50% Sm 4-0 405.0 Gray slity SAND with gm4K medium dense to dense, moist -cobbles up to 8* -becomes very darmw MC 9.10% -bacomes wet 4MO Test p4 terminated at 8.0 bet bekw existing graft. Na groundwater encoun*red during M=va*n. Bottom of teat pit at &0 feet. Earth Solutions I LC 2881 162W Avenue R.E. Redmond, WA 98052 Telephone" 4252943300 Fax 4252842855 TEST PIT NUMBER TP -3 PAGE 1 OF I CLIENT Seattle Redevelopment - PROJECT NAME Bremerton Avenue Tuwnhonm PROJECT NUMBER 0521 PROJECT LOCATION RoMp, WashfnRLun- DATE STARTED 7111/06 Whilin.ETED W1 I= GROUND ELEVATION 420 ft TEST PIT SIZE EXCAVATIOK CONTRACTOR -MN Excirvadna GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION LOGGED BY MR CHECICED IFY SSR AT END OF EXCAVATION NOTES DWM of Topsod & Sod 12": sod & blackberry bushes AFM EXCAVATION R Cj TESTS MATERIAL DESCRIPTION IL D M z 0 BMW SAY SAND With 9WK bole. Moist SM ..T -cobbles up W 6" 35 416.5 Gray pooq gnKW SAND with sNt and gravel, medurn dense, moist MC = 3-3096 Fines 9.10% SP. 5 SM 414-0 Gray poorly graded GRAVEL with sand. loose to medium dense, moist GP - GM Mc = 1.9056 412.6 Test pit terminated at 7.5 feet below existing grade. No groundwater onoounhHed during excavation. Bottom of test pit at 7.5 feet. Earth Solutions I LX; TEST PIT NUMBER, TP -4 2881 152nd Avenue N.E. Redmond, WA 98052 PACE 1 OF 1 Telephone: 4252843300 WAW Fax 4232542855 CLIENT Seattle R0erMb2Men2 PROJECTNAME Bremerton Avenue TawnhQrm PROJECT NUMBER 0521 PROJECT LOCATION Renton Wash on DATE STARTED 7111106 COMPLETED 71111D6 GROUND ELEVATION 4DO ft TEST PIT SIZE EXCAVATION CONTRACTOR _ NVQ. Exwvadna GROUNDWATER LEVELS: EXCAVATION NIETMOD VAT TMtE OF EXCAVATION 7S 111 Elev 3925 R LOGGED BY WLR CHECKED BY SSR AT END OF EXCAVATION — NOTES DeM of Torrsoil & Sod 4":. sod AFTER EXCAVATION — WTESTS a:LU c3 S MATERIAL DESCRIPTION Z t9 Brown silty SAND with gravel, loose, moist (Fig) MC = 8.1096 SM 14.0 396.0 Brown Pooh' graded line to nwlium SAND vft silt, loose, wet 5 MC 25.1 D% � 391.5 Browr% sft SAND, m Blum dense, wet Fines * 18.50'16 SM water table MCS 21.5096 : J_ s_5 3et.5 Test pR terminated at 8.5 feel below erdsting grade. Groundwater table encountered at 7.5 feat during excavation. Bottom of tact pit at B.5 Meet Earth SoMions LC TEST PIT NUMBER TP -5 2881 152nd Aven E. W" Redmond, WA 98052 PAGE 1 OF i Telephone: 4252843300 Fax 4252642855 CLIENT Seattle RedeyftMent PROJECT NAME _ Bremerton Avenue Townhomes PROJECT NUMBER 0521 PROJECT LOCATION Renton, Washington HATE STARTED 7111106 COtdptTTED 7111106 GROUND ELEVATION Opt] ft TEST PIT SUE EXWATION CONTRACTOR NW Excavating _ GROUND WATER LEVELS: _ EXCAVATM METHOD AT TIME OF EXCAVATION LOGGED BY WLR CHECKED BY SSR AT END OF EXCAVATION — NOTES _QMh of Topsail & Sod 41 sod AFTER EXCAVATION — ur Lu a M TESTS 0 g MATERIAL. DESCRIPTION Brown silty SAND, very loose, dry to moist (Fill) SM 3.0 q Reddish brown to Brom fine to medium SAND with silt and gravel. loose, moist to wet MC } 11.20% 5 Sp- RSM Sm :: -becomes medium dense -becomes rnedhrm to coarse sand -seepage at IF 10 MC 17.80% /4 0 390.t} Test pit terminated at 10.0 feet below existing grade. Groundwater seepage encountered at 8.0 feet during excavation - I Bottom of test pit at 10.0 feet APPENDIX B LABORATORY TEST DATA E5-0521 Earth Sof fins NW, LLC Ea rth )luttnn ■1■, i/ 11 i■ REPORT DISTRIBUTION ES -0521 4 COPIES Seattle Redevelopment, LLC P.O. Box 2566 Renton, Washington 98056 Attention: Mr. Marc Rousso 1COPY Jaeger Engineering 9419 South 204' Place Kent, Washington 98031 Attention: Mr. Jim Jaeger Ewth Sdudom MN, LLC A OLD REPUBLIC Y TITLE & ESCROW To: ISOLA Real Estate, II LLC 555 South Renton Village Place Suite 570 Renton, WA 98057 4114 398th Street SW, Suite 4 Lynnwood, WA 98036 (425) 776-1970 Fax: (425) 776-5710 Date : October 12, 2011 Order No. : 521701st I r F; _. G LUi! 1 1r�. �1 1L_ ENCLOSED IS YOUR FINAL POLICY, THANK YOU FOR CHOOSING OLD REPUBLIC TITLE. SCHEDULE A Order No: 5217011205 Premium: $ 1,342.00 Old Republic National Tide Insurance Company 400 Second Avenue South Minneapolis, MN 55401 Policy No: A46014-EHP-143003 September 29th, 2011 at 10:25 Policy Amount: $ 475,000.00 Policy Date and Time: AM Deductible Amounts and Maximum Dollar Limits of Liability For Covered Risk 16,18,19 and 21 Street Address of the Land: 320 & 330 Bremerton Avenue Northeast, Renton, WA 98056 1. Name of insured: ISOLA REAL ESTATE II, LLC 2. Your interest in the Land covered by this Policy is: Fee 3. The Land referred to in this Policy is described as: Lots 2 and 3, King County Short Plat No. 675015, recorded under Recording No. 7509050645, records of King County, Washington. SITUATE in the County of King, State of Washington. Page_Lof 4 Pages ORNT Farm 4445 CLTA/ALTA Homeowner's Policy of Title Insurance (02/03110) Schedule A For a One -to -Four Family Residence Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount Shown in $25,000.00 Schedule A or $5,000.00 (whichever is less) Covered Risk 18: 10/6 of Policy Amount Shown in $25,000.00 Schedule A or $5,000.00 (whichever is less) Covered Risk 19: 1% of Policy Amount Shown in $25,000.00 Schedule A or $5,000.00 (whichever is less) Covered Risk 21: 1% of Policy Amount Shown in $25,000.00 Schedule A or $5,000.00 (whichever is less) Street Address of the Land: 320 & 330 Bremerton Avenue Northeast, Renton, WA 98056 1. Name of insured: ISOLA REAL ESTATE II, LLC 2. Your interest in the Land covered by this Policy is: Fee 3. The Land referred to in this Policy is described as: Lots 2 and 3, King County Short Plat No. 675015, recorded under Recording No. 7509050645, records of King County, Washington. SITUATE in the County of King, State of Washington. Page_Lof 4 Pages ORNT Farm 4445 CLTA/ALTA Homeowner's Policy of Title Insurance (02/03110) Schedule A For a One -to -Four Family Residence Policy No A46014-EHP-143003 SCHEDULE B Exceptions In addition to the Exclusions, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: Terms and provisions as contained in an instrument, Entitled City of Renton, Ordinance No. 4612, establishing an Assessment District for sanitary sewer service and establishing the amount of the charge upon connection to the facilities Recorded June 21, 1996 in Official Records under Recording Number 9606210966 �2. Terms and provisions as contained in an instrument, Entitled Deed Executed By Northern Pacific Railway Company Recorded June 20, 1900 in Volume 252 of Deeds, Page 388 under Recording Number 192434 Which, among other things, provides; Whereby the first party expressly saves, excepts and reserves out of the grant hereby made, unto itself, its successors and assigns forever, all ores and minerals of any nature whatsoever in or upon said Lands, including coal, oil and gas, together with the right to enter upon said Lands for the purpose of exploring the same for such ores and minerals and for the purpose of drilling, opening, developing and working mines and wells thereon, and taking out and removing therefrom all such ores and minerals, and to occupy and make use of so much of the surface of said Land as may be reasonably necessary for said Purpose; provided that the second party, their heirs, representatives, successors or assigns shall be paid just and reasonable compensation for any injury or damage to the surface of said Land, and to the crops or to the improvements thereon by the exercise of any rights herein reserved; but provided further that the exercise of such rights by the first party shall not be postponed or delayed pending reasonable efforts to agree upon or have determined such just and reasonable compensation. Amendment and/or Modification recorded February 13, 1935 in Official Records under Recording Number 2841227. No examination has been made as to the present ownership or encumbrances of the reserved mineral estate. Page_2_0f 4 Pages ORNT Form 4445 CLTAIALTA Homeowner's Policy of Title insurance (02103110) Schedule 6 For a One -to -Four Family Residence Policy No A46014-EHP-143003 3. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Power and Light Company For Electric transmission and/or distribution system Recorded August 25, 1963 in Ofncia€ Records under Recording Number 5615528 Affects As constructed 4. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Instrument Deed Granted To King County For Right to make necessary slopes for cuts or fills upon property herein described Recorded July 31, 1975 in Official Records under Reccrding Number 7507310043 c 5� Agreement for Temporary water service �j Executed By Ralph and Cortess Pippin and Between Renton Water Department On the terms, covenants and conditions contained therein, Dated September 9, 1975 Recorded October 8, 1975 in Official Records under Recording Number Recorded 7510080737 6. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Charles G. Ratzsch and Betty L. Ratzsch, his wife For Septic drainage lines Recorded December 12, 1980 in 017'1 lal Records under Record ng Number 8012120768 Affects Westerly portion of Lot 3 7. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Ridgeview Court, LLC For Temporary construction Recorded October 11, 2005 in Official Records under Recording Nu7rber 20451011002754 Affects Portion of said Premises Page 3 of 4 Pages ORNT Form 4445 CLTA/ALTA Homeowner's Policy of Title Insurance (02/03�10) ScheduleEl For a One -to -Four Family Residence Policy No A46014-EHP-143003 8. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Ridgeview Court, LLC For Temporary construction Recorded October 11, 2005 in Official Records under Recording Numi_7or 20051011002755 Affects Portion of said Premises 9. Agreement for Easement for drainage facility Executed By Schneider Homes I, LLC, 4th & Bremerton, LLC, Dr. Kim A, Nicholas and Dr. Baljinder S. Buttar, J&M Land Development, Inc. On the terms, covenants and conditions contained therein, Dated December 4, 2007 Recorded January 4, 2008 in Officia`: Records under Recording Number 20080104001145 10. Agreement for Easement Executed By 4th & Bremerton, LLC, Dr. Kim A. Nicholas and Dr. Baljinder S. Buttar, J&M Land Development, Inc. On the terms, covenants and conditions contained therein, Dated December 12, 2007 Recorded J'anuary 4, 2008 in Official Records under Recording NL:mbC- 20080104001146 11. Terms and provisions as contained in an instrument, Entitled Short Plat No. 675015 Recorded September 5, 1975 in Off`.ciai Records under Recording Number 7509050645 Page 4 ot 4 Pages ORNT Form 4445 CLTA/ALTA Homeowner's Policy of Title Insurance (02/03/10) Schedule 8 For a One -to -Four Family Residence Attached to: ENDORSEMENT Policy No: A46014-EHP-143003 Order No; 5217011205 * * OLD REPUBLIC NATIONAL 9 TITLE INSURANCE COMPANY *,k * * a Corporation, of Minneapolis, Minnesota Paragraph 7 of the Conditions of the Policy is hereby amended to read: 1. Transfer Of Your Rights To Us (a) When We Settle Your Claim, We have all the rights You have against any person or property related to the claim. You must transfer these rlght to Us when We ask, and You must not do anything to affect these rights. You must let Us use Your name in enforcing these rights. (b) We will not be liable to You if We do not pursue these rights or if We do not recover any amount that might be recoverable. (c) If Our payment to You does not fully cover Your loss, then You and We will share Your rights against any person or property related to the claim In the proportion that Our payment bears the total amount of Your loss. We will pay any money We collect from enforcing these rights in the following order: (1) to You for Your loss that You have not already collected; (2) to Us for any money We paid out under this Policy on account of Your claim for the costs, attorneys' fees and expenses We paid to enforce these rights; and (3) to You whatever is left.. (d) If You have rights under contracts (such as indemnities, guarantees, bonds, or other policies or insurance) to recover all or part of Your loss, then We have all of those rights, even if those contracts provide that those obligated have all of Your rights under this policy. This endorsement is made a part of the policy and is subject to all the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsement, nor does it extend the effective date of the policy and any prior endorsements, nor does it increase the face amount thereof Dated : September 29th, 2011 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY A Stock Company 400 Second Avenue South, Minneapolis, Minnesota 55401 (612) 371-1111 Countersigned: By Y J�4� Mast bpkA4 Sona Validating Officer Special EndmsenvM I washmjl - Homeowners poEKv Page 1 of 1 Pages Homeowner's Policy of Title Insurance For a One -To -Four Fainly Reskil Issued By OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Policy Number A46014-EHP-143003 OWNER'S INFORMATION SHEET * Your Title Insurance Policy is a legal contract between You and Us. qZ It applies only to a one -to -four family residence and only if each insured named in Schedule A is * * a Natural Person. If the land described in Schedule A of the Policy is not an improved 4L 7' residential lot on which there is located a ane -to -four family residence, or if each insured named in Schedule A is not a Natural Person, contact Us immediately. The Policy insures You against actual loss resulting from certain Covered Risks. These Covered Risks are listed beginning on page 3 of the Policy. The Policy is limited by: Provisions of Schedule A + Exceptions in Schedule B • Our Duty To Defend Against Legal Actions on page 4 Exclusions on page 5 • Conditions on pages 5, 6, and 7 You should keep the Policy even if You transfer Your Title to the Land. It may protect against claims made against You by someone else after You transfer Your Title_ Issued through the Office of.- J�Z Authorized 5ig+ratory IF YOU WANT TO MAKE A CLAIM, SEE SECTION 3 UNDER CONDITIONS ON PAGE 5 AND 6. The premium for this Policy Is paid once. No additional premium is owed for the Policy. This sheet is not Your insurance Policy. It is only a brief outline of some of the important Policy features, The Policy explains in detail Your rights and obligations and Our rights and obligations. Since the Policy—and not this sheet --is the legal document, YOU SHOULD READ THE POLICY VERY CAREFULLY. If You have any questions about Your Policy, contact: Old Republic National Title Insurance Company 400 Second Avenue South, Minneapolis, MN 55401 800-328-4441 Old Republic National Title Insurance Company 400 Second Avenue South Minneapolis, Minnesota 55401 BY �] PI9Siid9nf Attest t'JA Secretary ORNT Form 4445 — Cl Homeowner's Policy of Title Insurance (42143114) For a One•to-Four Family Residence Page I OWNER'S COVERAGE STATEMENT COVERED RISKS OUR DUTY TO DEFEND AGAINST LEGAL ACTIONS E(CLUSIONS TABLE OF CONTENTS PAGE 3 CONDITIONS 3 and 4 1. Definitions 4 2. Continuation of Coverage 5 3. How to Make a Claim 4. Our Choices When We Learn of a Claim 5. Handling a Claim or Legal Action 6. Limitation of Our Liability 7. Transfer of Your Rights to Us 8. This Policy is the Entire Contract 9. Increased Policy Amount 10. Severability 11. Arbitration 12. Choice of Law SCHEDULE A Policy Number, [Premium], Date and Time and Amount Deductible Amounts and Maximum Dollar Limits of Liability Street Address of the Land 1. Name of Insured 2. Interest in Land Covered 3. Description of the Land SCHEDULE 8 — EXCEPTIONS PAGE 5, 6 and 7 5 5 5and 6 6 6 6 and 7 7 7 7 7 7 7 INSERT INSERT ORNT Form 4445 — CLTNALTA Homeowner's Policy of Title insurance (02t03J10) For a One -to- Four Family Residence Page 2 As soon as You Know of anything that might be covered by this Policy, You must notify Us promptly in writing at the address shown in Section 3 of the Conditions. QWNCR'S COVERAGE STATEMENT This Policy insures You against actual loss, including any costs, attomeys' fees and expenses provided under this Policy. The loss must result from one or more of the Covered Risks set forth b6ow. This Policy covers only Land that is an improved residential lot on which there is located a one -to -four family residence and only when each insured named in Schedule A is a Natural Person. Your insurance is effective on the Policy Date. This Policy covers Your actual loss from any risk described under Covered Risks if the event creating the risk exists on the Policy Date or, to the extent expressly stated in Covered Risks, after the Policy Date. Your insurance is limited by all of the following: • The Policy Amount • For Covered Risk 16, 18, 19 and 21, Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A • The Exceptions in Schedule B • Our Duty to Defend Against Legal Actions • Exclusions on page 5 • Conditions on pages 5, 6 and 7 The Covered Risks are: 1. Someone else owns an interest in Your Title. 2. Someone else has rights affecting Your Title because of leases, contracts, or options. 3. someone else claims to have rights affecting Your Title because of forgery or impersonation. 4. Someone else has an easement on the Land. 5. Someone else has a right to limit Your use of the Land. 6. Your Title is defective. Some of these defects are: a. someone else's failure to have authorized a transfer or conveyance of your Title. b. Someone else's failure to create a valid document by electronic means. c. A document upon which Your Title is based is invalid because it was not properly signed, sealed, acknowledged, delivered or recorded. d. A document upon which Your Title is based was signed using a falsified, expired, or otherwise invalid power of attorney. e. A document upon which Your Title is based was not properly filed, recorded, or indexed in the Public Records. f. A defective judiciall or administrative proceeding. 7. Any of Covered Risks 1 through 6 occurring after the Policy Date. 8. Someone else has a lien on Your Title, including a- a. lien of real estate taxes or assessments imposed on Your Title by a governmental authority that are due or payable, but unpaid; b. Mortgage; c. judgment, state or federal tax lien; d. charge by a homeowners or condominium association; or e. lien, occurring before or after the Policy Date, for labor and material furnished before the Policy Date. 9. Someone else has an encumbrance on Your Title. 10. someone else claims to have rights affecting Your Title because of fraud, duress, incompetency or incapacity. 11. You do not have actual vehicular and pedestrian access to and from the Land, based upon a legal right. 12. You are forced to correct or remove an existing violation of any covenant, condition or restriction affecting the Land, even if the covenant, condition or restriction is excepted in Schedule B. However, You are not covered for any violation that relates to, a. any obligation to perform maintenance or repair on the Land; or b. environmental protection of any kind, including hazardous or toxic conditions or substances unless there is a notice recorded in the Public Records, describing any part of the Land, claiming a violation exists. Our liability for this Covered Risk is limited to the extent of the violation stated in that notice. 13. Your Title is lost or taken because of a violation of any covenant, condition or restriction, which occurred before You acquired Your Title, even if the covenant, condition or restriction is excepted in Schedule B. 14. The violation or enforcement of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use, d, improvements on the Land; e. land division; or f. environmental protection, if there is a notice recorded in the Public Records, describing any part of the Land, claiming a violation exists or declaring the intention to enforce the law or regulation. Our liability for this Covered Risk is limited to the extent of the violation or enforcement stated in that notice. ORNT Form 4445 - CLTA/ALTA Homeowner's Policy of TUe Insurance (02/03/10) For a One -to -Four Family Residence Page 3 15. 16. 17 18 19 20, 21. 22 An enforcement action based on the exercise of a govemmental police power not covered by Covered Risk 14 if there is a notice recorded in the Public Records, describing any part of the Land, of the enforcement action or intention to bring an enforcement action. Our liability for this Covered Risk is limited to the extent of the enforcement action stated in that notice. Because of an existing violation of a subdivision law or regulation affecting the Land: a. You are unable to obtain a building permit; b. You are required to correct or remove the violation; or c. someone else has a legal right to, and does, refuse to perform a contract to purchase the Land, lease it or make a Mortgage loan on it. The amount of Your insurance for this Covered Risk is subject to Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. You lose Your Title to any part of the Land because of the right to take the Land by condemning it, if: a. there is a notice of the exercise of the right recorded in the Public Records and the notice describes any part of the Land; or b. the taking happened before the Policy Date and is binding on You if You bought the land without Knowing of the taking. You are forced to remove or remedy Your existing structures, or any part of them - other than boundary walls or fences - because any portion was built without obtaining a building permit from the proper government office. The amount of Your insurance for this Covered Risk is subject to Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. You are forced to remove or remedy Your existing structures, or any part of them, because they violate an existing zoning law or zoning regulation. If You are required to remedy any portion of Your existing structures, the amount of Your insurance for this Covered Risk is subject to Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. You cannot use the Land because use as a single-family residence violates an existing zoning law or zoning regulation, You are forced to remove Your existing structures because they encroach onto Your neighbor's land. If the encroaching structures are boundary walls or fences, the amount of Your insurance for this Covered Risk is subject to Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. Someone else has a legal right to, and does, refuse to perform a contract to purchase the Land, lease it or make a Mortgage loan on it because Your neighbor's existing structures encroach onto the Land. 23. You are forced to remove Your existing structures which encroach onto an Easement or over a building set -back line, even if the Easement or building set -back line is excepted in Schedule B. 24. Your existing structures are damaged because of the exercise of a right to maintain or use any Easement affecting the Land, even if the Easement is excepted in Schedule B. 25. Your existing improvements (or a replacement or modification made to them after the Policy Date), including lawns, shrubbery or trees, are damaged because of the future exercise of a right to use the surface of the Land for the extraction or development of minerals, water or any other substance, even if those rights are excepted or reserved from the description of the Land or excepted in Schedule B. 26. Someone else tries to enforce a discriminatory covenant, condition or restriction that they claim affects Your Title which is based upon race, color, religion, sex, handicap, familial status, or national origin. 27. A taxing authority assesses supplemental real estate taxes not previously assessed against the Land for any period before the Policy Date because of construction or a change of ownership or use that occurred before the Policy Date. 28. Your neighbor builds any structures after the Policy Date -- other than boundary walls or fences -- which encroach onto the Land. 29. Your Title is unmarketable, which allows someone else to refuse to perform a contract to purchase the Land, lease it or make a Mortgage loan on it. 30. Someone else owns an interest in Your Title because a court order invalidates a prior transfer of the title under federal bankruptcy, state insolvency, or similar creditors' rights laws. 31. The residence with the address shown in Schedule A is not located on the Land at the Policy Date. 32. The map, if any, attached to this Polio/ does not show the correct location of the Land according to the Public Records, OUR DUTY TO DEFEND, AGAINST LEGAL ACTIONS We will defend Your Title in any legal action only as to that part of the action which is based on a Covered Risk and which is not excepted or excluded from coverage in this Policy. We will pay the costs, attorneys' fees, and expenses We incur in that defense. We will not pay for any part of the legal action which is not based on a Covered Risk or which is excepted or excluded from coverage in this Policy. We can end Our duty to defend Your Title under Section 4 of the Conditions. THIS POLICY IS NOT COMPLETE WITHOUT SCHEDULES A AND 6 ORNT Form 444s — CLTA/ALTA Homeowner'5 Policy or Title Insurance (02/03/10) For a One -to -Four Family Residence Page 4 EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1- Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; and f. environmental protection This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28; 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21. 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors' rights laws. CONDMONS FEFINr a. Easement - the right of someone else to use the Land for a special purpose. b. Estate Planning Entity — A legal entity or Trust established by a Natural Person for estate planning. c. Known — things about which You have actual knowledge. The words "Know" and "Knowing" have the same meaning as Known. d. Land — the land or condominium unit described in paragraph 3 of Schedule A and any improvements an the Land which are real property. e. Mortgage — a mortgage, deed of trust, trust deed or other security instrument. f. Natural Person — a human being, not a commercial or legal organization or entity. Natural Person includes a 9 3. trustee of a Trust even if the trustee is not a human being. g. Policy Date — the date and time shown in Schedule A. If the insured named in Schedule A first acquires the interest shown in Schedule A by an instrument recorded in the Public Records later than the date and time shown in Schedule A, the Policy Date is the date and time the instrument is recorded. h. Public Records— records that give constructive notice of matters affecting Your Title, according to the state statutes where the Land is located I. Tk— the ownership of Your interest in the Land, as shown In Schedule A. j, jn & —a living trust established by a Natural Person for estate planning. k. We/Our/Us — Old Republic National Title Insurance Company. I. You/Your — the insured named in Schedule A and also those identified in paragraph 2.b. of these Conditions. CONTINUATION OF COVERAGE a. This Policy insures You forever, even after You no longer have Your Title. You cannot assign this Policy to anyone else. b. This Policy also insures,. (1) anyone who inherits Your Title because of Your death; (2) Your spouse who receives Your Tale because of dissolution of Your marriage; (3) the trustee or successor trustee of a Trust or any Estate Planning Entity to whom You transfer Your Titie after the Policy Date; (4) the beneficiaries of Your Trust upon Your death; or (5) anyone who receives Your Title by a transfer effective on Your death as authorized by law. c. We may assert against the insureds identified in Section 2-b. any rights and defenses that We have against any previous insured under this Policy. HOW TO MAKE A CLAIM a. Prompt Notice f Your Claim (1) As soon as You Know of anything that might be covered by this Policy, You must notfy Us promptly in writing. (2) Send Your notice to Old Republic National Title Insurance Company, 400 Second Avenue South, Minneapolis, MN 55401 Attention: Claims Department. Please include the Policy number shown in Schedule A, and the county and state where the Land is located. Please enclose a copy of Your policy, if available. (3) If You do not give Us prompt notice, Your coverage will be reduced or ended, but only to the extent Your failure affects Our ability to resolve the claim or defend You. b. Proof of Your Lass (1) We may require You to give Us a written statement signed by You describing Your foss which includes: (a) the basis of Your claim; ORNT Form 4445 - CLTA/ALTA Homeowner's Policy of Title Insurance (02/03/10) For a One -to -Four Family Residence 'age 5 (b) the Covered Risks which resulted in Your loss; (c) the dollar amount of Your loss; and (d) the method You used to compute the amount of Your loss. (2) We may require You to make available to Us records, checks, letters, contracts, insurance policies and other papers which relate to Your claim. We may make copies of these papers. (3) We may require You to answer questions about Your claim under oath. (4) If you fail or refuse to give Us a statement of loss, answer Our questions under oath, or make available to Us the papers We request, Your coverage will be reduced or ended, but only to the extent Your failure or refusal affects Our ability to resolve the claim or defend You. 4. OUR CHOICES WHEN WE LEARN Of A g AIM a. After We receive Your notice, or otherwise team, of a claim that is covered by this Policy, Our choices indude one or more of the following: (1) Pay the claim; (2) Negotiate a settlement; (3) Bring or defend a legal action related to the claim; (4) Pay You the amount required by this Policy; (5) End the coverage of this Policy for the claim by paying You Your actual loss resulting from the Covered Risk, and those costs, attorneys' fees and expenses incurred up to that time which We are obligated to pay; (6) End the coverage described in Covered Risk 16, 18, 19 or 21 by paying You the amount of Your insurance then in force for the particular Covered Risk, and those costs, attorneys' fees and expenses incurred up to that time which We are obligated to pay; (7) End all coverage of this Policy by paying You the Policy Amount then in force, and those costs, attorneys' fees and expenses incurred up to that time which We are obligated to pay; (8) Take other appropriate action. b. When We choose the options in Sections 4.a. (5), (6) or (7), all Our obligations for the claim end, including Our obligation to defend, or continue to defend, any legal action. c. Even if We do not think that the Policy covers the claim, We may choose one or more of the options above. By doing so, We do not give up any rights. 5. HANDLING A CLAIM OR a. You must cooperate with Us in handling any claim or legal action and give Us all relevant information. b. If You fail or refuse to cooperate with Us, Your coverage will be reduced or ended, but only to the extent Your failure or refusal affects Our ability to resolve the claim or defend You. c. We are required to repay You only for those settlement costs, attomeys' fees and expenses that We approve in advance. d. We have the right to choose the attorney when We bring or defend a legal action on Your behalf. We can appeal any decision to the highest level- We do not have to pay Your claim until the legal action is finally decided. e. Whether or not We agree there is coverage, We can bring or defend a legal action, or take other appropriate action under this Policy. By doing so, We do not give up any rights. 6. LIMITATIONS OF OUR LIABILITY a. After subtracting Your deductible Amount if it applies, We will pay no more than the least of: (1) Your actual loss; (2) Our Maximum dollar Limit of Liability then in force for the particular Covered Risk, for claims covered only under Covered Risk 16, 18, 19 or 21; or (3) the Policy Amount then in force; and any costs, attorneys' fees and expenses that We are obligated to pay under this Policy. b. If We pursue Our rights under Sections 4.a.(3) and 5.e, of these Conditions and are unsuccessful in establishing the Title, as insured: (1) the Policy Amount then in force will be increased by 10% of the Policy Amount shown in Schedule A, and (2) You shall have the right to have the actual loss determined on either the date the claim was made by You or the date it is settled and paid. C. (1) If We remove the cause of the claim with reasonable diligence after receiving notice of it, all Our obligations for the claim end, including any obligation for loss You had while We were removing the cause of the claim. (2) Regardless of 6.c.(1) above, if You cannot use the Land because of a claim covered by this Policy: a. You may rent a reasonably equivalent substitute residence and We will repay You for the actual' rent You pay, until the earlier of: i. the cause of the claim is removed; or ii. We pay You the amount required by this Policy. If Your claim is covered only under Covered Risk 16, 18, 19 or 21, that payment is the amount of Your insurance then in force for the particular Covered Risk. b. We will pay reasonable costs You pay to relocate any personal property You have the right to remove from the Land, including transportation of that personal property for up to twenty-five (25) miles from the Land, and repair of any damage to that personal property because of the relocation. The amount We will pay You under this paragraph is limited to the value of the personal property before You relocate it, All payments We make under this Policy reduce the Policy Amount then in force, except for costs, attorneys' fees and ORNT Farm 4445 - CLTA/ALTA Homeowner's Policy of Title Insurance (02/03/10) For a one -to -Four Family Residence Page 6 expenses. All payments We make for claims which are covered only under Covered Risk 16, 18, 19 or 21 also reduce Our Maximum Dollar Limit of Liability for the particular Covered Risk, except for costs, attorneys' fees and expenses. e. If We issue, or have issued, a Policy to the owner of a Mortgage that is on Your Title and We have not given You any coverage against the Mortgage, then: (1) We have the right to pay any amount due You under this Policy to the owner of the Mortgage, and any amount paid shall be treated as a payment to You under this Policy, Including under Section 4.a. of these Conditions; (2) Any amount paid to the owner of the Mortgage shall be subtracted from the Policy Amount then in force and: (3) If Your claim is covered only under Covered Risk 16, 18, 19 or 21, any amount paid to the owner of the Mortgage shall also be subtracted from Our Maximum Dollar Limit of Liability for the particular Covered Risk, f. If You do anything to affect any right of recovery You may have against someone else, We can subtract from Our liability the amount by which You reduced the value of that right. 7. TRANSFER OF YOUR RIGHTS TO US a. When We settle Your claim, We have all the rights and remedies You have against any person or property related to the claim. You must not do anything to affect these rights and remedies. When We ask, You must execute documents to evidence the transfer to Us of these rights and remedies. You must let Us use Your name in enforcing these rights and remedies. b. We will not be liable to You if We do not pursue these rights and remedies or if We do not recover any amount that might be recoverable. c. We will pay any money We collect from enforcing these rights and remedies in the following order: (1) to Us for the costs, attomeys' fees and expenses We paid to enforce these rights and remedies; (2) to You for Your loss that You have not already collected; (3) to Us for any money We paid out under this Policy on account of Your claim; and (4) to You whatever is left. d. If You have rights and remedies under contracts (such as indemnities, guaranties, bonds or other policies of insurance) to recover all or part of Your loss, then We have all of those rights and remedies, even if those contracts provide that those obligated have all of Your rights and remedies under this Policy. 8, THIS POLICY IS THE ENTIRE CONTRACT This Policy, with any endorsements, is the entire contract between You and Us. To determine the meaning of any part of this Policy, You must read the entire Policy and any endorsements. Any changes to this Policy must be agreed to in writing by Us. Any claim You make against Us must be made under this Policy and is subject to its terms. 9. INCREASED POLICY AMOUNT The Policy Amount then In force will increase by ten percent (1011%) of the Policy Amount shown in Schedule A each year for the first five years following the Policy Date shown in Schedule A, up to one hundred fifty percent (150%) of the Policy Amount shown in Schedule A. The increase each year will happen on the anniversary of the Policy Date shown in Schedule A. 10. SEVERABILITY If any part of this Policy is held to be legally unenforceable, both You and We can still enforce the rest of this Policy. 11. ARBITRATION a. If permitted in the state where the Lard is located, You or We may demand arbitration. b. The law used in the arbitration is the law of the state where the Land is located. c. The arbitration shall be under the Title Insurance Arbitration Rules of the American Land Title Association ("Rules'. You can get a copy of the Rules from Us. d. Except as provided in the Rules, You cannot join or consolidate Your claim or controversy with claims or controversies of other persons. e. The arbitration shall be binding on both You and Us. The arbitration shall decide any matter in dispute between You and Us. f. The arbitration award may be entered as a judgment in the proper court. 12. CHOICE OF LAW The law of the state where the Land is located shall apply to this policy. DRNT Form 4445 - CLTA/ALTA Homeowner's Policy of Title Insurance (02/03/10) For a One -to -Four Family Residence Page 7 AS FOLLOWS: SECTION 1. CMTIFICAT a Sanitary Sewer WHEN RFCOg0Eo RtTURN TO: 1, the :' r i ned, 64a� Clark of the µ offim of the : t .' -rk Renton Sanitary City of „eni# nr V`t'��Nngton, Gert that US is a true Renton Munl-,: `,l b0lling .20o bl a� enu[- South and correct copy of / a Rentµ '4bJ' r Scribed and Seall. Of unincorporated King County, which area is more particularly described in Exhibit "A" attached hereto_ A map of the service area is attached as Exhibit "B." The recording of this document is C iu ._ CITY OF RBNTON, WASHING'T'ON r; `- � ORDINANCE NO. 4612 AN ORDINANCE OF THS CITY OF RENTON, WASEINGTON, a P r- ESTABLISBIAC AN ASSESSMENT DISTRICT FOR SANITARY SIRE A Sxkvlc8 I2q A PORTION OF THE SOUTH HIGHLANDS, REATMR DOWNS, AND MAPLEWOOD SUB -BASINS AND ESTABLISHING THE AMOUNT of THE CHARGE UPON CONNECTION TO THE VACILITIES. b THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the 4 City does not require payment until_ such time as the parcel is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. I . Persons connecting to the sanitary sewer facilities in this Special Assessment District and which properties SECTION 1. There is hereby created a Sanitary Sewer Service Special Assessment District for the area served by the East Renton Sanitary Sewer Interceptor in the northeast quadrant of the City of Renton and a portion of its urban growth area within unincorporated King County, which area is more particularly described in Exhibit "A" attached hereto_ A map of the service area is attached as Exhibit "B." The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the 4 City does not require payment until_ such time as the parcel is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. I . Persons connecting to the sanitary sewer facilities in this Special Assessment District and which properties ORQINANCEE 4 612 have not been charged or assessed with all costs of the East Renten Sanitary Sesser Interceptor, as detailed in this ordinance, shall pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per Unit Charge. New connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a unit charge of $0.069 per square foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder are included within the boundary legally described in Exhibit "A" and which boundary is shown on the rr.p attached as Exhibit "B." SECTION Ill. In addition to. the aforestated charges, there shall' he a charge of 4.11$ per annum added to the per Unit Charge. CD The interest charge shah accrue for no more than ten (10) gears from the date this ordinance becomes effective. Interest. charges will be simple interest and not compound interest. SECTION IV, This ordinance shall be effective upon its passage, approval,, and thirty (34) days after publication`. PASSED BY THE CITY COUNCIL this loth day of June 1996. Mari l J eter`sen, City Clerk 2 mmgANCE 4 612 APPROVED BY THE MAYOR this 10th day of Approve" as to form - Lawrence or - Lawrence J. warren, City Attorney Date of Publication: 6/19196 pRD.576:5/20/96:as. H June 1996. Je$ a Tanner, Mayor Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF RENTON - EAST RENTON INTERCEPTOR Portions of Sections 8, 9, 10. 11, 14, 15, 16. 17, 21 and 22 all in Township 23N. Range 5E W -M. in King County, Wasbtrigton Section 8, Township 23N, Range 5E W.M. All of that portion of Section 8, Township 23N, Range 5E W.M. lying East of the East right-of-way line of SR -405 and South of the following described line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street; thence Westerly along said centerline of NE 7th Street to its intersection with the centerline of Sunset Boulevard NE; thence Northeriy along the centerline of Sunset Boulevard NE to the North line of the Southeast V4 of said Section 8; thence West along said North line to the East right-of-way line of SR -405 and the terminus of said line. :O C7 Q Section 9, Township 23N, Range 5E W.M. V4 CQ All of that portion of Section 9, Township 23N, Range 5E W.M. lye South and 0 East of the following described line: W rT! Beginning on the centerline of NE 7th Street at its intersection with the eenteriine of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to its intersection with the centerline of Munroe Avenue NE; thence North along said centerline to the South line of the Northeast 1/4 of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centerline of NE 10th Street; thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, Township 23N, Range 5E W.M. All of that portion of Section 10, Township 23N, Range 5E W.M, lying Southerly and Westerly of the following described line: Beginning on the West line of Section 10 at its intersection with the North line of the South ih of the North 1f2 of said Section 10; thence East along said North Brie to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North line of the Southeast 1/4 of said Section 10; thence East along said North lane to its intersection with the East line of said Section 10 and the terminus of said line. P: 36ATAWfMj%,o7st iRMEOSADIEOALdx Legal Description of the Special Assessment District for the City of Rmfon - East Renton Inter for Pa e 2 of 3 Section 11, Township 23N, Range 5E W.M. All of the Southwest V4 of Section 11, Township 23N, Range 5E W.M.. Section 14, Township 23N, Range 5E W.M. All of that portion of Section 14, Township 23N, Range 5E. W.M. described as follows; All of the Northwest 74 of said section, together with the Southwest '/4 of said section, except the South Va of the Southeast 1/4 of said Southwest V4 and except the plat of McIntire Homesites and 1h of streets adjacent as recorded in the Book of Plats, Volume 58, Page 82, Records of Ding County, Washington, and except the South 151.55 feet of the East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats, Volume 16, Page 52, Records of King County, Washington, less '/2 of the street abutting said portion of Tract 6, Block 1, and less Tract 6, Block 2 of said Cedar River Five Acre Tracts, less 1/2 of the street adjacent to said Tract 6, Block 2, and except the South 82.785 feet of the East 156 feet of Tract 5, Block 2 of said Cedar River Five Acre Tracts and less 'h the street adjacent to said portion of Tract 5, Block 2. Section 15, Township 23N, Range 5E W.M. All of that portion of Section 15, Township 23N, Range 5E. W.M., except the Southwest V4of the Southwest 3/4 of the Southwest 1/4 of said section. Section 16, Township 23N, Range 5E W.M. All of that portion of Section 16, Township 23N, Range 5E W.M., except that portion of the Southeast. 1/4 of the Southeast. K of the said Section 16 lying East of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats Volume 39, page 39, Records of King County Washington and its Northerly extension to the North line of said Southeast A of the Southeast V4 of the said Section 16 and except that portion of said section lying Southerly c f the Northerly right-of-way line of SR 169 (Maple Valley Highway) . Section 17, Township 23N, Range 5E W.M. All of that portion of Section 17, Township 23N, Range 5E W.M., lying Northeasterly of the Northeasterly right-of-way of SR 169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR -405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lye w+aAr*RENnTa2.a79oz* VgEDS Di.EwJ- sae Legat Descripfian of the SpedAZI A.ssezmens District or the City of Renton -- East Renton hater for Pa e 3 0 3 between the South line of the ITE 3rd Street and the Northeasterly margin of SR - 405. Section 21, Township 23N, Range SE W.M. All that portion of Section 21, Township 23N, R 5E W.M. lying Northeasterly of the Northeasterly right-of-way line of SR -169 (Maple Valley Highway) and West of the .East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39, page 39, Records of Ding County, Washington. Section 22, Township 23N, Range SE W.M. ,All of that portion of Section 22, Township 23N, Range 5E W.M. described as follows: All of the Northwest 1/4 of the Northeast 1/4 of said Section 22 lying Northerly of the Southerly line of the Plat of Maplewood Heights as recorded in the Book of Plats, volume 78, pages 1 through 4, Records of King County, Washington. Together with the North 227.11 feet of the Nest. 97.02 of the Northeast '/A of the Northeast V4 of said Section 22. Tr.SDATAVW- 11Q2.pTgtg24x.Z $ER3.4DLE %ALdW Old Repub-Lic 5acramenLo Order: Donnal Comment: Wednesday, February 08, 2012 11:25 AM State County Type Document Infoxmation Print Description WA King Deeds-DOCId 192430 Complete 3 Page(s) ti // f1.�!�:�'S �!e <'.! lam., ;� i � ..E�• 4t _ :..� Cir�Cli7,+_ _ r. �ia�`� ..✓i .��J I}i� r / 7f + • a �YI�r�",,.,xdi �il",�/ �i�•e� ,� �a .[--�� , fLsrir!`- Jl^_2�• ter. ri..� 7 ce�- �// ff - • i ` _ZM, 5,AW-4 �,4Lr) l�lr�� _ _ gryr, msµ. �. •�-�Jf�� f� �/�/ .d�.�-moi ..�/�lL1�1 � � �a�C�t•Er2 -94eri .�. +� 'G T7411 .0 7 - - '� - �- �. �� ,C�tia�/ _t�d/ ��u.C� ��u�✓�..E/ _ �r�Gtr'.aAr�97J.r�%ri% - -'•`�° ,,, '�•.E�.4.71r.' '�f`J-ri:1�r � �� .s2! f�L`a�-�.f{�' .. �1 fi �•r.� a��i?7r� .Sf.� }��' .,�v�•.rf • -x ,• , � i' �` ..•,_-,}.dLCCI.�� .d.�f�iFl/ ��-�aifis�s'�Y!/ .l�:�1 F.L�--c'-'� � �r'.7.tI ttRtzl/-�2-C!l � _� -� �Yltlr� =�.1i�� Description: King,WA Deeds-Doc2d 192430 Page: S of 3 Order: Donal Comment: a ~ f ss c; ilk 44� '14 Np IN t:4 � �a s•`• • ` k, 3�F�, _ . rl4l�j�?': ` 7f1a�17 WFrr,.i i,�,ryryYy{,New. :Ads. :.i MMllii#Vrlpry!i..ilfs p,yge:�r;ww�pr! ! �4L FA ..•; � pv r •. ��`={ '7.• ,> +, j ,`��ri f3 t r.� t';',� ��. A:aN t .�,s~`• ix � +- • �+ Description: fttng,WR Deeds-Docid 192430 Page: 2 of 3 Order: Donnal Comment: Description: King,WA Deeds-Docld 192430 Page: 3 of 3 Order: Donal Comment: 71 I % . l ! • l u A � ■ . — On INW. s 1 • - _,_P atM tesrelnafter called ,-Grantor,• "d puce? MOV" POWER g I.1fM CONW MV, a waslelisgtss corporation, xerstaaher Ballad -G awn," and 14 b4"WA ff sailst •NO"MaMss", ^ wlTlrg33tTa. 'Twat to cimSOWMAM d Das Dellttr 41) sad webar traltlsbis ewRliesiM�.rMdMtofrWria DetrAlt :► a<kw+ledged, flit LraAl4r dwrt�Uly Mt+eles ant til+Rsfs M gop edged, dta asMtusgedrs aU stttltgtta, no rtMdel Lr' to cabatraCt• retoMrod. US"JRsp sIl=r tial> M ani W010 .. 466MIC IeaRatslnaha tlRMO distributton 10*- CONS" d rliEs K to.rra will MsNGM k*Mar 86P inn EMiMM, Clt'aM- arms, insulators, tra."Misalott, ttoarHsllaft seed slgad vin", tlrndmtwt+s ant ether Mawsry or Convenitnt faeilltles tint aNtpMat dslr rad aoraaa ON isliswUN darCrl"111od bO M IS EI Ag Catsq, #ts.a tit Wudtill mw West 1/2 of the South 1/2 of the llortbelest 1A of the llvrthetst 1/4 of the liorthweat 1/4 of %Ctlou 1_5, TbtmMUp 23 Orth, RmW 5 3kst, if,il., leas coal sad dneral rights and ]seat 74 f8et for road. The Ceeter Irne Of each trAM MIk"tOR 41WCr dtatrlitatltw ItM tlkall a letatad as lolaawa .'s now constrMt• d over sad xpea the above deseribad property along the s st li fa•et, or as stay be reloested by 1duUmd consent, cram" shall Bate eM right ai aceesa auras the adja " Ittat d ON grower to ardor to Iwo' tam rights gram," by this taatrws", tndwIlLag On r*k to eametrock, tddtidwis Mid ins a p move ■eat M a ttrevmlM4 IMMIaa, with MCMMary brift" and gatMa. Granter shall asra the right, at any wW all times. to tut, tap zWor trim. wV rad ail lruebortrism am or hereafter standing or groattig ;woo said trod or sdpcast ]oat d tM grawtar bteb are or may be Within _13 -- fret of tM rad eoatar lice , and abs the rigut to est, asp aw Arts ray triter opoo satd rand or adlactia land of the grantor whish, In fatltag, c9sId "MW wtUAs _ 7- Ieet of any of tlrr phos, towers, fudures, gabs, coftwtora or athet facildfors d the granter or Is an Raasurr be a menace sr hazard thereto_ t.raraor shs:i not place, cGnurYCl or raatnta.n any buil4ug or other strartare wstMa tear d said lMter 1nivand shili du no blastthg whatsoever wttMa a dtstamee d 300 feet from said hue lades reawnaDie n.nI. a IAA , I !us been first gmen to grantee to wrrtied. The rtgit, hefeint rrnted to Ike grantee Rkali toaittape to torCe aloe seta utse at tie grades, tea successor bur asacgna, 0,14 cossplete.y restore its strarteres rad egrtprrrid Inas 1Rd Iaad or shall ailirratse prraLuwritiy abandon the saltie, Usim Myr* ramer.l or abawknimes all rights hereaq granted shall Irfu laate _ Ady sOfat>i on sad tan/ held by the ermMMM as heresy redessee# io the raaeet, be OWT to the etdri, ttrt#"Uy ao subordinate tae said wortpgo to vas regfos keveby grac=ed to Ow grarlee_• 0 W Mew WIMIEOf ik,s rwsar*m*M kap beep swerated tae day any Year It" above aratea. sit[ � tn►illdl�x4w r / . ; Glaxis der fr'e*.sltr aMrlwne d keteus ■ aa Monis as M w rs t� eLw,isi :. wait adts tattettsd Pi0tt s wsaid 4npsrtp rsrswM, rad stiss.f eted dwo w4en d +s wasaid r kstew pail with dad 4 p ** om and /easM dimeltt memilme& GIVM avium M baaid.11 00440 said ms "-* of IASV *%T . G.tfrR1C LIMfA" W 4 .ord f- j -1" 10 s� +'y`41L ra Iry w2unpeni, Co eelkl<aia • William A. Elisa Fwd Fe Rem At n a R/w 377 23613 5, t. 128th Reston, Washington 98055 fn lain! fi 1nrRq 011liliOMl cr) Suhdiv. No. 675015 p rax Lot 35 WARRANTY DEED t� The etantot• ° —herein Ralph pippin and Cortese D. Pippin, his wife William Bliss and !'tolet F. Bliss, his wife for the consideration of Dollars and other valusbic consideration, convey ane harrarLt____tu the Cr>unty of King, State of Washington, _ all interost in the following describe.i real estate: The hear 22.5 feet of the following described property: The S. W. k of the H.W. k of the b.E.k of the ll.V.� is Section 15, Township 23 North, Range 5 Fist, W.11., in Ring Cataoty, ftashitgton. i Coutainisg 0.17 Acres more or less. w f� R/W 136th Ave. S.E. l ExciS�• Tex Not iirclt:IreJ tnaether with the right to make all necessary tilupes fn: cuts and fill& upon the abutting property on each side of any road which is now, ra may l,e vonstructed hereafter in said pruverty, in conformity with standard plans and specificati.,ns for highway parpoRes, and to the name extent and purprjrses as if the fights herein granted i,ad hien aciuimel t,y condemnation jwoceedin under P.raincnt Domain statutes of tN'c State of Washingian. situated in the ('punt} of King, Staff• „f µ'ashington. I Ai Dated thh...........Ca . ..._..day of ................ ///....... .........-.., A_ D. 1Q... ., i kQ r STATE OF WASMGTC7N COUNTY OF ENG M ..day of.- _...........f x+ % - Ifs. 74'bdOm me, a Natary Pubtie in and for the State of vAashington, dwy eommissioned and sworn, pergaoall7 catae.t�2Jl�.mn►►..._., .nd. 1 s t � 4 _ P•_P - -W..... - to me kEK wn to be She ioOtnidua -S described in and.1k1.i executed the within uutrument and arAwwledged So pas that..-f-�.�/afqued and named the same aa .... fk&ix. ... ...... free and voluntary act land deed for Uw uses and purppri therein mentiaoed Witness my hand dad oElctat seal the day and year above writtsn w lrbnl� fort ats rJ 1'oaerrtoa keelwEnp at ..%�(............. ...�. - - sC(WRATI(W ACXSOWLrDumz Pr PoRKl STATE OF WABHINGTION. Cr. �TT or K=G, 4 On this .......- .- .. day of before me personally appeared and-. ............................ .......... —.-...-............ .... .. to me known to be the. _ _. and .....------------- ------------------------- of --------------- -of the corpomtkm that executed the foregoing instrument, and acknowledged mid instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein men- tioned, and an oath ataLed that aut:Awised to execute said instrument and that the aeal affixed is the corporate seal or said corpor2tion. 'liven under my hand and official sea] the day and ycar last abare wrilten. . - ....... .-----------•---- .................. Moaner rsetr in raw for urs stats of WOM.aras. Bading rt ....... ........ ...... — ............. ....... ......_ .......... WI � Z) Q � •M A .�rZ nrL�MJEJ 1975 JA 31 hW 8 30 UFFUTY P�LCD forRc1:ord at RegUest of FIRST A"JXAN TITLE a000 9810,4 CITY OF RENTON TEMPORARY WATER SERVICE AGR£FMENT for and in consideration of the Renton dater Department granting a permit to connect a temporary water service and/or main in for the adore property hereby agree that no protests can a made by above part��__,�_ ,heirs and assigns, against the construction of, or assessment for a permanent wate which will necessarily be constructed in the street to serve this property. This agrawant sha1T be a covenant running with the land and shall be binding upon all.parties and their heirs and assigns until the permanent watermain to serve the above described property has been constructed and the assessment roll or cost per property therefore certified to the City Treasurer for collection, or payment. IN WITNESS WHEREOF I have hereunto set my hand and seal the day and year first above written. (SEAL) (SEAL) STATE OF WASHINGTON) }ss COUNTY OF KING ) I, } r-- a Notary Public in and for Vt ',titate.o i� Washington, res ng at , do hereby certify that on this y of.S &x 19 personally appeared before me a p, r45 �f�r'��;u1 to me known to be the in v ua s escr �n ane'who exeCuted the within instrument and acknowledged that signed and sealed the same as free and voluntary act and deedor t e uses and purposes therein mentone . WITNESS my hand of official seal the day and year in this certificate fir} t above written, i flotary.Public in and for/the State o Washington, residing at DATE %- — .7s- 1, We owner(s) of AddressR 1 1 t/ c' Tap M r~ legally described as follows: for and in consideration of the Renton dater Department granting a permit to connect a temporary water service and/or main in for the adore property hereby agree that no protests can a made by above part��__,�_ ,heirs and assigns, against the construction of, or assessment for a permanent wate which will necessarily be constructed in the street to serve this property. This agrawant sha1T be a covenant running with the land and shall be binding upon all.parties and their heirs and assigns until the permanent watermain to serve the above described property has been constructed and the assessment roll or cost per property therefore certified to the City Treasurer for collection, or payment. IN WITNESS WHEREOF I have hereunto set my hand and seal the day and year first above written. (SEAL) (SEAL) STATE OF WASHINGTON) }ss COUNTY OF KING ) I, } r-- a Notary Public in and for Vt ',titate.o i� Washington, res ng at , do hereby certify that on this y of.S &x 19 personally appeared before me a p, r45 �f�r'��;u1 to me known to be the in v ua s escr �n ane'who exeCuted the within instrument and acknowledged that signed and sealed the same as free and voluntary act and deedor t e uses and purposes therein mentone . WITNESS my hand of official seal the day and year in this certificate fir} t above written, i flotary.Public in and for/the State o Washington, residing at EASEMENT For a valuable consideration, receipt of which is hereby acknowledged, the Grantor(s), VIOLLT F. BLISS hereby grant_ and convey— to the Grantee[s), CHARLES G. RATZSCH AND BETTY L. RATZSCH. _their _successors and assigns, the right, privilege and authority to construct, improve, repair Co and maintain SERLiS drainaaP 1 inPS - - — tiacross, over and upon the 1,09a1114decrribpd ?f1 X 72 feet of the following land, located in j KItfG _ _ (:ounty, State of Washington, to -wit: N THAT PORTION OF LOT 3, SHORT PLAT RO. 675015, RECORDED UNOER'S FILE NO. 7509050645, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 2 GF SAID SHORT PLAT: THENCE NORTH 0044'45" EAST 72.00 FEET; THENCE SOUTH 88009'34" EAST 20.00 FEET: THENCE SOUTH 044'45" WEST 72.00 FEET; THENCE NORTR 88004'34" WEST 20.00.FEET TO THE POINT OF BEGINNING. eg / 12..'l 2 #0768 E PECG F 3.013 The Grantors) shall make no use of the land occupied by said a�5` -F Q SFCP.T*3.00 except for .. _1AWWN OR GA In exercising the rights herein granted, the Grantee(s), .—theles successors and assigns, may pass and'repass over skid DRAINAGE FIELD ONLY AS REQUIRED TO MAINTAIN and may cut and remove brush, trees and other obstructions which in the opinion of the Grantees) interfere(s) with The covenants herein contained shall run with the land and are binding upon all subsequent owners thereof. In Witness Whereof, the said Grantors) hjS executed this instrument this 5th day of DECEMBER 29 SO. =� STATE OF• -WASHINGTON, KtMG ss. (Individual Acknowledgment) -- County of I MAMIE PALMER , Notary Public in and far the State of Washington, residing at 19003 SE 128th do hereby certify that on this Sth day of — yE.K6iR _ : 19-4;0-, personally appeared before me ViULET F. BLISS to me Known to be the individual described in and who executed the within instrument and acknowledged that SHE signed the same as HER free and voluntary act and deed for the uses and purposes herein mentioned. LIVEN UNDER MY ]HAND AND OFFICIAL SEAT, this c+ 4 day of pE�Ej4pgR Notary Public in and for the State of Washington, residing at RENTON ' in said County. 41k Nor p�Qlil9 Co. F>ecc"e5 Di"ywmNizREsp�qmn t w BaA Na 1 &M MATERIAL MAY NOTRE REPAOOUCFD IN WHOLE OR IN PART IN ANY FORM WHATSOEVER. 20051011002754.001 1' 2005101.002754 PACIFIC Moi TIT £AS 311.00 pACE001 4F 008 KING 2605 ODUNTYa , A COVER SHEET Return Address: { Ridgeview Court, LLC �1 PO Box 2401 Kirkland, WA 98083 r ,� Pleaee nrint nr tvne information. Document Title(s) or transactions contained therein): FILED By HNINF 1. Temporary Construction Easement 2. Reference Number(s) or Documents assigned or released: (on page of Document(s)) 6� Grantors) (Last name first, then first name and initials) 1. Charles G Ratzsch 2. 1 ' ,y 3. Additional Names on age of document. 3'� f Grantee(s) (Last name first, then first name and initials) ]. Ridgeview Court, LLC 2. iL 3. Additional Names on page of document. Legal Description (abbreviated: i.e. Lot, block, lat or section, township, range) Scc Exhibit A leap �r—� -7ja-10<0(14"S Additional legal is on page b of document Assessor's Property Tax Parcel/Account Number 152305-9193 Additional legal is on page of document The Auditor/Recorded will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided within. 20051011002754.002 After recording, return to: Ridgeview Court, LLC PO Box 2401 Kirkland, WA 98004 425-893-8478 TEMPORARY CONSTRUCTION EASEMENT THIS TEMPORARY CONSTRUCTION EASEMENT ("Easement") is entered into on this day of g , 2005, by and between CHARLES G. RATZSCH; an individual, (herein after referred to as "GRANTOR") and RIDGEVIEW COURT, LLC; a Washington corporation, its successors or assigns, (herein ager referred to as "GRANTEE"). RECITALS A. Grantor is the owner of certain real property located in King Count, State of Washington, as further described in Exhibit A attached hereto and made a part hereof ("Grantor's Property). B. Grantee has requested and Grantor has agreed to grant to Grantee, subject to the terms and conditions contained herein, a non-exclusive, temporary construction easement over, across, along, in, upon and under a portion of Grantor's property ("Easement Area") for purposes of grading for a road widening of Bremerton Ave NF for the City of Renton. Said Easement Area is further described in "Figure 1 Easement Exhibit" attached hereto and made a part hereof. AGREEMENT NOW THEREFORE, in consideration of the sum of Ten Dollars ($10) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 1. Grant of Easement. Grantor hereby grants to Grantee a non-exclusive, temporary construction casement over, across, along, in, upon, and under the Easement Area for the purposes of permitting Grantee, its officers, agents, employees, and contractor's access to the Easement Area for grading purposes for construct of the widening of Bremerton Ave NE per approved pians by the City of Renton. 20051011002754.003 2. Term. It is the intent of both parties for this Easement to be temporary and that it shall automatically terminate upon the completion of road widening and grading activities on Grantor's property. Upon termination of this Easement, Grantor and Grantce agree they shall record a relinquishment of easement in the real estate records of King County. 3. Permits. Grantee represents and warrants it shall have obtained all necessary licenses and permits from any governmental agency having jurisdiction, to execute the Construction Activities. 4. Insurance. Grantee shall throughout the performance of the Construction Activities, at its own expense, carry, or cause to be carred, Workers Compensation Insurance in statutory limits, and General Liability Insurance for any occurrence in or about the Property with an aggregate annual limit of not less than One Million Dollars (S 1,000,000). 5. Notices. All notices, demands, consents, approvals and other communications which are required or desired to be given by either party to the other hereunder shall be in writing and shall be hand -deliverer!, delivered by facsimile, or sent by United States registered or certified mail, postage prepaid, return receipt requested, addressed to the appropriate party at its address set forth below, or at such other address as such party shall have last designated by notice to the other. Hand - delivered and faxed notices shall be deemed received on the day of delivery, and mailed notices on the third business day after postmark. If to Grantor: Charles G. Ratzsch 320 Bremerton Ave NE Renton, WA 98055 425 271-2114 If to Grantee: Ridgeview Court, LLC PO Box 2401 Kirkland, WA 98083 Attn: Cliff Williams, PE 206-714-7161 Fax: 425-893-8498 6. Indemnification. Grantee shall indemnify and hold Grantor harmless from and against all liability, damages, obligations, losses, claims, civil actions, costs or expenses, including Attorney Fees, arising from any act, omission or negligence of Grantee or its contractors, licensees, agents, employees, guests, invitees, residents, however, this indemnification shall not apply to the extent such costs arise in connection with Grantor's negligence or willful misconduct. 20051011002754.004 7. Attorney's Fees. In the event of any litigation regarding the rights and obligations under this Easement, the prevailing party shall be entitled to reasonable Attorneys' Fees and court costs. "Attorneys' Fecs" shall include attorneys' fees and charges, paralegal and clerical fees and charges and other professional or consultants' fees and charges expended or incurred in connection therewith, including for appeals, which shall be determined and fixed by the court as part of the judgment. 8. Entire Agreement. This Easement constitutes the entire agreement between the parties with respect to the subject matter covered herein, and cannot be changed or modified other than by a written agreement executed by both parties. 9. Governing Law. This Easement shall be governed by and construed in accordance with the laws of the State of Washington. 10. Captions. The captions and paragraph headings contained in this Easement are for the convenience and reference only and in no way define, describe, extend or limit the scope of intent of this Easement, not the intent of any provision hereof. 11. Coun_ teMarts. This Easement may be executed in two or more counterparts, each of which shall be deemed an original of all purposed and all of which, when taken together, shall constitute one agreement. DATED this day of 2005. GRANTOR: CHARLES G. RATZSCH; an Individual. By Its GRANTEE: RIDGEVIEW Washingtonried,Lyability By Its 2005 1011002754.005 STATE OF WASHINGTON } COUNTY OF } On this &_ day of 2005, before me, the undersigned, a Notary Public in and for the State f Washington, personally appeared - C?• RA,17-5C4 , the caul of Parcel number 152305-9193, who executed the within and foregoing document, and acknowledged the said instrument to be his free and voluntary act and deed for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument on behalf of said Property. WITNESS MY HAND AND OFFICIAL SEAL hereto affixed the day and ycar first above written. NOTARY AUBLIC in and for the Staterpf Washington, residing at w G� (Print Name) My commission Expires: 20051011002754.406 STATE OF WASHINGTON ) ) ss. COUNTY OF ) On this day of 2045, before rue, the undersigned, a Notary Public in and for the State of Washi gton, personally appearedJPies2ry of Ridgeview Court, LLC; a Washington Limited Liability Company, who &ecuted the within and foregoing document, and acknowledged the said instrument to be his free and voluntary act and deed for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument on behalf of said corporation. WITNESS MY HAND AND OFFICIAL SEAL hereto affixed the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at M. L "(z>-�_ (Print Name) My commission Expires 3� 20051011002754.007 EXHIBIT A LEGAL DESCRIPTION 152305193 PP ACT 39924030 MOBILE HOME LOT 2 KC SHORT PLAT NO 675015 RECORDING NO 7509050645 SD PLAT DAF W 112 OF S 112 OF NW 114 OF NE 114 OF NW 114 LESS W 30 FT FOR 136TH AVE SE LESS CIM RGTS 20051011002754.008 FIGURE 1 EASEMENT EXHIBIT J I � W 3w CD o — 9) o l0 2o- O 28.37' —I ' 1 INCH r 20 I N89'7 5'29' W Lt7 W ¢ 6l b ob Z tiO" � 7p lV 17 z 20.00' lz N88�08 44'W 1 American Enyinaen • I'lannon + Survoyon RIDGEVIEII COURT E ngineering WTI 148¢1 AN k.E C orporption R4011.1d. VA 47762 q4 TEMPORARY GRADING EASEMENT PNCME C4as) 741-740 fa. (ori) E!l1-7731 PHILECT N'-.NHEP 1"4,7 S(:Z �1 P.t2µ�j\4]12\3 u^rcY�7r8�1V317!%l.tl+g 9113120Y 323477 PN PS' 4312 9-7 3-45n 20051011002755.001 20051011002755 PACIFIC Ni! TIT EAS 39.00 PAGE001 OF 008 je/M5 16:29 KINGiCOUNTY, WA COVERSHEET Return Address: Ridgeview Court, LLC PO Box 2401 Kirkland, WA 98083}- Plraer print nr type information Document Titles) or transactions contained therein): r, 1. Tcnnporary Construction Easement 2. _ Reference Number(s) or Documents assigned or released: t (on page of Document(s)) fi -021 Grantor(s) (Last name first, then first name and initials) Violet F Bliss Trust K +1. 2. 3. Additional Names ona e of document. 77 Grantee's) (Last name first, then first name and initials) s 4 1. Ridgeview Court, LLC I Z. J I � 3. Additional Names on page of document. Legal Description (abbreviated: i.e. Lot, block, plat or section, township, range) See Exhibit A (� �_�1� Co 7 05 06 Additional legal is on page 6 of document Assessor's Property Tax Parcel/Account Number 152305-9035 Additional legal is on page of document The Auditor/Recorded will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided within. 20051011002755.002 After recording, return to: Ridgeview Court, LLC PO Box 2401 Kirkland, WA 98004 425-893-8478 TEMPORARY CONSTRUCTION EASEMENT THIS TEMPORARY CONSTRUCTION EASEMENT ("Easement") is entered into on thistj eday of , 005, by and between the VIOLET F. BLISS TRUST; an individual, (herein after referred to as "GRANTOR") and RIDGEVIEW COURT, LLC; a Washington corporation, its successors or assigns, (herein after referred to as "GRANTEE"). RECITALS A. Grantor is the owner of certain real property located in King Count, State of Washington, as further described in Exhibit A attached hereto and made a part hereof ("Grantor's Property). B. Grantee has requested and Grantor has agreed to grant to Grantee, subject to the terms and conditions contained herein, a non-exclusive, temporary construction easement over, across, along, in, upon and under a portion of Grantor's property ("Easement Area") for purposes of grading for a road widening of Bremerton Ave NE for the City of Renton. Said Easement Area is further described in "Figure 1 Easement Exhibit" attached hereto and made a part hereof. AGREEMENT NOW THEREFORE, in consideration of the sum of Ten Dollars ($10) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 1. Grant of. Easement. Grantor hereby grants to Grantee a non-exclusive, temporary construction easement over, across, along, in, upon, and under the Easement Area for the purposes of permitting Grantee, its officers, agents, employees, and contractor's access to the Easement Area for grading purposes for construct of the widening of Bremerton Ave NE per approved plans by the City of Renton. 200551011002755.003 2. Term. It is the intent of both parties for this Easement to be temporary and that it shall automatically terminate upon the completion of road widening and grading activities on Grantor's property. Upon termination of this Easement, Grantor and Grantee agree they shall record a relinquishment of easement in the real estate records of King County. 3. Permits. Grantee represents and warrants it shall have obtained all necessary licenses and pennits from any governmental agency having jurisdiction, to execute the Construction Activities. 4. Insurance. Grantee shall throughout the performance of the Construction Activities, at its own expense, carry, or cause to be carried, Workers. Compensation Insurance in statutory limits, and General Liability Insurance for any occurrence in or about the Property with an aggregate annual limit of not less than One Million Dollars ($1,000,000). 5. Notices. All notices, demands, consents, approvals and other communications which are required or desired to be given by either party to the other hereunder shall be in writing and shall be hand -delivered, delivered by facsimile, or sent by United States registered or certified mail, postage prepaid, return receipt requested, addressed to the appropriate party at its address set forth below, or at such other address as such party shall have last designated by notice to the other. Hand - delivered and faxed notices shall be deemed received on the day of delivery, and mailed notices on the third business day after postmark. If to Grantor: Violet F Bliss Trust 330 Bremerton Ave NE Renton, WA 98055 If to Grantee: Ridgeview Court, LLC PO Box 2401 Kirkland, WA 98083 Attn: Cliff Williams, PE 206-714-7161 Fax: 425-893-8498 6. Indemnification. Grantee shall indemnify and hold Grantor harmless from and against all liability, damages, obligations, losses, claims, civil actions, costs or expenses, including Attorney Fees, arising from any act, omission or negligence of Grantee or its contractors, licensees, agents, employees, guests, invitees, residents, however, this indemnification shall not apply to the extent such costs arise in connection with Grantor's negligence or willful misconduct. 20051011002755.004 Attorney's Fees. In the event of any litigation regarding the rights and obligations under this Easement, the prevailing party shall be entitled to reasonable Attorneys' Fees and court costs. "Attorneys' Fees" shall include attorneys' fees and charges, paralegal and clerical fees and charges and other professional or consultants' fees and charges expended or incurred in connection therewith, including for appeals, which shall be determined and fixed by the court as part of the judgment. S. Entire Agreement. This Easement constitutes the entire agreement between the parties with respect to the subject matter covered herein, and cannot be changed or modified other than by a written agreement executed by both parties. 9. Governing Law_ This Easement shall be governed by and construed in accordance with the laws of the State of Washington. 14. Cautions. The captions and paragraph headings contained in this Easement are for the convenience and reference only and in no way define, describe, extend or limit the scope of intent of this Easement, not the intent of any provision hereof. 11. Counterparts. This Easement may be executed in two or more counterparts, each of which shall be deemed an original of all purposed and all of which, when taken together, shall constitute one agreement. DATED this ILA* day o6oEd 2005. GRANTOR: VIOLET F. BLISS TRUST; an Individual. GRANTEE: GE V I E W Washington ito,,Yiability, By Its 20051011002755.005 STATE OF WASHINGTON ) COUNTY OF On this day of 2005, before me, the undersigned, a Notary Public in and for the State of Washington, personally appeared Wow- (- 3 , the =Tmt of Parcel number 152305-9035, who executed the within and foregoing document, and acknowledged the said instrument to be his free and voluntary act and deed for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument on behalf of said Property. WITNESS MY HAND AND OFFICIAL SEAL hereto affixed the day and year first above written - '0% J I It III,,. �.,NN �pVL R. Pqt� .o • 4®� RiiJ34.i8 aea IS -2;. NOTARY LIC in and for the State of Washington siding at ��) l j:'IA PJi (Print Name) y� My commission Expires: 20051011002755.006 STATE OF WASHINGTON ) ss. COUNTY OF On this day of 2005, before me, the undersigned, a Notary Public in and for the State of Wash ngton, personally appearedV'cnv-)* (�--- J_Qt�2� of Ridgeview Court, LLC; a Washington Limited Liability Company, who executed the within and foregoing document, and acknowledged the said instrument to be his free and voluntary act and deed for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument on behalf of said corporation. WITNESS MY HAND AND OFFICIAL SEAL hereto affixed the day and year first above written. �" NOTARY PUBLIC in and for the f Washington, residi at (Print Name) My commission Expires: �J 20051011002755.007 EXHIBIT A LEGAL DESCRIPTION 152305 35 LOT 3 KC SHORT PLAT NO 675015 RECORDING NO 7509050$45 SD PLAT DAF W 112 OF S 112 OF NW 114 OF NE 114 OF NW 114 LESS W 30 FT FOR 136TH AVE SE LESS CIM RGTS TAX POR PARTIALLY EX UNDER RCW 84.36.389 THRU .389 LOT 3 KC SHORT PLAT NO 675015 RECORDING NO 7509050645 SD PLAT IIAF W 112 OF S 112 OF NW 114 OF NE 114 OF NW 114 LESS W 30 FT FOR 136 TH AVE SE LESS CIM RGTS TAX POR PARTtALLY EX UNDER RCW 84.36.381 THRU .389 NOTICED 1sxvlia ? . S 1 51621ot19 da m ;. 1 . t52aaa9Q31� z " . tN3fl59035 s> o: w: � 1i2�SdUfi4: fwd a S: 62164042 ! i 523pyg z .. 1523MI02. 42 198002 . 42 Juf$Yttt%}49 � IV" ,:{C 2042 Krogcc:aun . d21 t 20051011002755.008 FIGURE 1 EASEMENT EXHIBIT x 0 10 �0 1 1 1 1 WCH . 20 W N8915'29 -W > 40.00 w Val r] O ! 4 O W) < W O z o�a ci 'D D IZ 30' '158 9)' 11.63 N89"15'29'WW American inghsem Pioneers Sur—yefx RIDGEVIEIF COURT E ngineering 4032 14Lin A H.E. C orporation r.enma r"� _ TEMPORARY GRADING EASEMENT Anda[ {4M) MI -7430 rye (475) Lel-7731 —� VAGeCI N:]MEilM SASESL'R.E F3. Me, " K— 0312 9-1.3- 05 20 P�2og3�a312�s...�er'�•q`Stl312E�rtl.p 9i12+20v5 127R23 � P57 20080104001145.001 RETURN ADDRESS: Larry L. Barokas BAROKAS MARTIN & TOMLINSON I f I 1422 Bellevue Avenue I I Seattle, WA 98122 20080104001145 CHICf1i:0TITLE EAS 93.00 PAGE", OF 010 01/04/2008 13:48 KING tAl}NTY, WA WASHINGTON STATE RECORDER'S Cover Sheet RCW 65.04 Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) 1. Agreement and Easement for Drainage Facility 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference 9's on page of document Grantor(s) (Last ttame first, then first name and initials) L Schneider }comes 1, LLC Z. 3. 4, Additional names on page of document Grantee(s) (Last name first, then first name and initials) 1. 1&`4 Land Development, Inc. CHICAGO TITLE INS, CO(J 2. 4U' & Bremerton, LLC REF# WCV 6 I oo r _ 10 3. Nicholas, Dr. Kitn A. 4. Buttar, Dr. Baijinder S. Additional narnes on page of document Legal description (abbreviated: i.e. lot, block, plat or section, township, range) Lot D, City of Renton Hillcrest lot line adjustment No. LUA-05-03I-LLA Recording No. 20050719900009 X Additional legal is on pages 6, 7, 8 and 9 of document Assessor's Property Tax Parcel/Account Number X Assessor Tax 41523059034, 1523059035, 1523059193, 2050500010, 7227000020, 72270000 €0 The Auditor -'Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness ofthe indexing information provided herein. EXCISE W NOT REQUIRED I�n�C4. Beaards tvlsiort Return Address: Larry L. Barokas Barokas Martin & Tomlinson 1422 Bellevue Avenue Seattle, WA 98122 AGREEMENT AND EASEMENT FUR DRAINAGE r Reference # Grantor(s): Owner: Schneider Homes 1, LLC Grantee(s): (1) J&M Land Development, Inc. (2) 0 & Bretherton, LLC 20080104001145.002 (Please print last name first) Add'] on pg_ Add'] on pg. 1 Legal Description:Lot D,City of Renton Hillcrest Square lot line adjustment Add'l legal o Assessor's Property Tax Parcel (Account # 1523059034,1523059035, 1523059193, 2050500010, 7227004010 n pg. 6,7,8 & 9 7227000020, THIS AGREEMENT is made this q' day of bt c ux7zf? 2007 between Schneider Homes I, LLC., owner of the property legally described on Exhibit A ("Grantor" herein) on the one hand and, on the other hand, 4th & Bremerton, LLC, owner of the property legally described on Exhibit B ("Bremerton" or "Bremerton Property"), Dr. Kim A. Nicholas and Dr. Baljinder S. Buttar, owners of the properties legally described on Exhibit C (`Nicholas and Buttar" or" N8 Properties") and J&M Land Development,Mc. owner of the property legally described on Exhibit D ("J&M" or "J&M Properry"), or their respective successors or assigns, referred to in the aggregate as "Grantees" herein. The purpose of the Easement is to facilitate the construction of drainage pipeline on the Exhibit A property to accept storm drainage from the Exhibit B, C and D properties and dispose of the same in accordance with the requirements of all public authorities haviltg jurisdiction over this Easement and the properties referred to herein. The "Easement Area" in this instrument refers to the area on the property described in Exhibit A which is necessary for the purpose of the Easement stated herein and which extends approximately ten (10) feet over, under and across the northern boundary of Exhibit A property. NOW, THEREFORE for One Dollar ($1.00) and other valuable consideration in hand paid the receipt of which is acknowledged, it is hereby agreed as follows: A. Temporary Construction Easement 1. Grantor hereby grants and conveys to J&M a temporary easement over, under and across Grantor's property to construct and install a drainage pipeline in the easement area for the purpose of accepting storm drainage from the Exhibit B, C and D properties and to dispose of the same in conformance with all laws and regulations applicable thereto. The work shall be done at the sole cost and expense of J&M. The size of the drainage pipeline shall not exceed twelve (12) inches in diameter with a Type 2-48 inch diameter catch basin. J&M shall coordinate all of its activities on the easement area with the Grantor provided, however, that in the event of an emergency requiring immediate action for the protection of the facilities or respective properties, J&M may take such action as is reasonable under the circumstances without notice. All work shall be performed in a careful and workmanlike manner to Grantor's satisfaction free of all Agreement and Easement for Drainage Facility -I C-;'01' ISE 7kx NOT REQUiRm 20080104001145.003 liens and claims and J&M Land Development, Inc. shall indemnify and hold Grantor harmless from the same All work shall be done in accordance with plans and specifications approved by the appropriate City of Renton agencies. Upon completion of the construction work, J&M shall remove all debris, replace all property disturbed ordestro?'ed during the work and restore the surface of the easement area as nearly as possible to the sarne condition it was in irnmed iately before the condition of the work. 3. Upon request of Grantor, J&M shal I provide Grantor with as -built drawings and a survey showing the location and depth of the drainage facility in the casement area. 4, In the event J&M breaches or fails to perlbnn or observe any of the terms and conditions of this temporary easement and fai is to cure such breach or default within ninety (90) days ofGrantor giving J&M n-ritten notice hereof, Grantor may terminate the temporary easement and all of J&M's rights under this agreement. B. Permanent Easement 1. Upon completion of the work set forth in Section A above, the Grantor hereby grants to Grantee an ex Iusive, permanent and perpetual easement over, under and across the easement area for the purpose of accepting stone drainage from the Exhibit B, C and U properties and disposing of the same in conformance %vith all lass and regulations applicable thereto. Said easements shall include the right to enter onto the easement area and any adjacent area necessary for the maintenance and repair of the pipeline. 2. Grantor may install fencing, decking, deck support posts, landscaping and pavement surfacing over the easement area as defined herein and agrees not to remove or damage the said drainage piping or the catch basin or construct improvements that may damage the operation oFthe drainage pipe/system. 3. J&M may remove the improvements placed on the easement area by Grantor for the easement purposes including maintenance and repair and further agrees to replace the sarne in a condition equal to or better than they were in before J&M removed them. 4. J&M does hereby release, indemnify and promise to defend and save hannless Grantor from and against any and all liability, loss or damage including attorney's fees incurred by Grantor because of the acts or omissions of J&M except those caused by the sole negligence of Grantor or Grantor's agents or employees. 5. Notice is required to be in writing under this Agreement and shall be given as follows: IF TO GRANTOR: Schneider Homes 1, LLC 6510 Southcenter Boulevard, Suite 1 Tukwila, WA 98188 IF TO GRANTEES J&M Land Development, Inc. Post Office Box 2566 Renton, WA 98056 4"' & Bremerton, LLC Attn: C. Godwin 73 19 Bowlyn Place South Seattle, WA 9811.8 Agreement and Easement for Drainage Facility -2 200801 D4001145,004 Dr. Kim A. Nicholas 4505 NE 4"' Street, 9 B Renton, WA 98059 Dr. Baljinder S. Butlar 4505 NE 4" Street, # A Renton, WA 98059 6. In the event of any dispute concerning the interpretation or enforcement of any provision herein, the matter shall be resolved by alternate disputes resolution by submission to the Washington Arbitration and Mediation Service (WAMS). The parties agree to fust subrnit the matter for mediation. If not successfully mediated, the dispute shall be resolved by arbitration and the arbitrator shall be empowered to award attorney's fees and costs, including those incurred for expert witnesses, to the party that substantially prevai Is. 7, Said Easement is appurtenant to and shall run with the property described on Exhibit A for the benefit of the properties described on Exhibits B, C and D as casements and equitable servitudes and not casements in gross. This Easement shall be binding upon the properties and all persons owning, purchasing, leasing or occupying said property and their respective heirs, successors and assigns. 8. J&M shall at all times exercise its rights and obligations herein in accordance with the requirements (as from time to time amended) with all applicable statutes, orders, rules and regulations of any public authority having jurisdiction. DATED this _J , day of -91.C„ 2007. GRANTOR: SCHNEIDER HOMES I, LLC Its: trQ o+r Pe.asfa� ��. GRAN'T'EES: d&M LAND DEVELOPMENT, INC. Its: �2 rrretr�s 4'h & BREMERTON, LLC By— its:—,•a ;v, y C Agreement and Easement for Drainage Facility -3 By !211, Z' Q. Dr. Kim A. ?Nicholas By l �r Dr. aljinder S. Buttar STATE OF WASHINGTON County of King )ss. 20080104001145.005 Othis day personally appeared before me to me known to be the person who signed as lir. N e, of Schneider Homes 1, Lik, the limited liability Corporation that executed the within and foregoing instrument and acknowledged said instrument to be a free will and voluntary act and deed or Schneider Homes I, LLC, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument on behalf of said Schneider Homes 1, LLC. GIVEN under my hand and official sea] t is— day of >< 2007. l i t CIO, 411/ (Print Name) • - Notary Public in and for the State of Washington, ap % ��OLtiG ram residing at Aub at -m .y►` �/ 9 toB 0 ��+; My Commission Expires: ,,1,1110,p WAS � STATE OF WASH 1 County of King )ss. On this day personally appeared before me l r rD I-t,1e s e , tome known to be the person who signed as r�eri cl err-' ofJ&M Land Development, Inc., the corporation that executed the within and foregoing instrument and acknowledged said instrument to be a free and voluntary act and deed ofJ&M Land Development, Inc., for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of said J&M Land Development, Inc. and official seal this `Y day of2007. p(Print Name) Notary Public i and fqr the State of Washington, J,f I residing at �- r"`tis1:�sti.,t� My Commission Expires: 4 i Agreement and Easement for Drainage Facility -4 20080104001145.006 County )s8. On this day personally appeared before me f 11'4 P Cwt lnfcan , to me known to be the person who signed as VICIA20 (-o— of 4" & Bremerton, LLC, the limited liability corporation that executed the xvithin and foregoing in.strurnent and acknowledged said instrument to be a free will and voluntary act and deed or 4" & Bremerton, LLC, for the uses and purposes therein mentioned; and on oath stated that he was authorized to execute the said instrument on behalf of said 0 & Bremerton, LLC., ,Y %"t GlV);Itiita adr�fficial sea] this 2I day of �C'CCMP ; 2007. -r4 �g5�Q� ��jQTsiR 9'.1Ol✓�C�� a, ; .I�Vi -- °�"- i N '. pLtH plc, (Print Name) '. "4''{� $ 2�°�a..• ' �� Notary Public in and for the State of Washington. residing at Via a t-,,; fi o fi/ "tE4t0FbVA��61�G _ My Commission Expires: 121 25:3 CGS `�rfFt7" .• ;#� �= tht My Commission Expires; 0)Zq 17v • - STATE OF WASHINGTON ) County of King )ss. On this day personally appeared before me Dr. Kim A. Nicholas, to me known to be the individual described in and who executed the within and foregoing instrument and acknowledged that he signed the same as his free will and voluntary act aned, for the uses and purposes therein mentioned. 'ELL 111ir r Ntss�10 , it { rd and official seal this /� day of 2007, 0. r10 7 _y 1�ie �"P. S 4, lG �s (Print Natac) V, tt`' ' Jnl .= _— Notary Public i d for the State of Washington, /i, •: .., +'r2;"'+�-' P� My Commission Expires: STATE OF WASHINGTON ) County of King )ss. On this day personally appeared before me Dr, Balj inder S, Buttar, tonic known to he the individual described in and who executed the within and foregoing instrument and acknowledged that he signed the same as his free will and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN t\�,rtyand and official seal this day of�3]i2pir2007. 4.. ut+ �N.,flluuy h, °= (Prin(Name) Notary Public,�n andforthe State of Washington, `�rfFt7" .• ;#� �= tht My Commission Expires; 0)Zq 17v • - Agreement and .aserainage Facility -5 20080104001145.007 EXHIBIT A (Grantor - Schneider Homes 1, LLC} Lot D, City of Renton Hillcrest Square lot line adjustment Number 1,UA-05-031-LLA, Recorded under Recording Number 20050719900009, said lot line adjustment being a reconfiguration of portions of the northwest quarter of the northeast quartcr of the north+•cst quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington. EXCEPT the cast 10 feet thereof conveyed to the City of Renton by deed recorded under Recording Number 20061017000955. Tax Parcel No. 1523059034 Agreeinent and Easement for Drainage Facility -6 20080104001145.008 F,XHIBIT B (Grantee - 4'' & Bremerton, LLC) Parcel A, Dochnahl Binding Site Plat, according to the plat thereof recorded in Volume 163 of plats, Pages t and 2, Records of King County, Washington, situate in the County of King, State of Washington. Tax Parccl No. 2050540010 Agreement and Easement for Drainage Facility -7 20080104001146.009 EXHIBIT C (Grantee: Dr. Kim A. Nicholas) Unit B, Renton Eighlands Business Center, a condominium, according to the declaration thereof, recorded under Icing County Recording No. 9406160999; said Unit is located on Survey Map and Plans filed in Volume 1 l9 of Condominium Plats, at Pages 8 and 9, in King County. Situate in the County of King, State of Washington. Also blown as Parcel No. 722700-0020, located at 4505 NE 4`s Street, Renton, WA 98059 Tax Parcel No. 7227000020 2. (Grantee: Dr. Baljinder S. Buttar) Unit A, Renton Highlands Business Center, a condominium recorded in Volume 119 of Condominiums, Pages 8 and 9 inclusive, according to the Declaration thereof, recorded un King County Recording Number 9406160999, and any amendments thereto. Situate in the County of King, State of Washington. Also known as Parcel No. 722700-0010, located at 4505 NE 4'" Street, Renton, WA 98059. Tax Parcel No. 7227000010 Agreement and Easement for Drainage Facility -8 20080104001`145.010 EXHIBIT D (Grantee: J&M Land Development, Inc.) Lots 2 and 3 of King County Short plat No. 675015, Recorded under Recording No. 7509050645, Records of King County, Washington. Also known as Parcels Nos. 1523059035 and 1523059193, located at 320 Bremerton Avenue NE. Tax Parcel Nos. 1523059035 and 1523059193 Agreement and Easement for Drainage Facility -9 RETURN ADDRESS: Larry.L. Sarokas - 8 #R.-DKAS iVlART1N & Tp1u1L1NSON � I %1422 Bellevue Avenue Seattle; WA 98122 2@801 AS 4001146 FACl001 OF 011 52.00 01leV2008 13:48 nNo COW-ty, WA WASHINGTON STATE REGQItDER'S Cover Sheet RCW 65.04 Document Title(s) (or transactions contained.therein): (ail areas applicable to your document must be filled in) 1. Easement Agreement 2. 3, 4, Reference Ntimber(s) of Documents assigned or released;'" Additional reference#'s on page of document Grantor(s) (f ast-name first, then first name and initials) 1. 4A & Bremerton, LLC 2. Nicholas, Ein Kim A. 3..." Buttar, I)r. °Baljinder S, Additional,i antes orr,page of document Grantees}(Last name first, then first—'name and initials) 1. J&M Land Develppment, Inc:::` CHICAGO TITLE INS. G l� z. 3. REE# WrbSbt0D/- fo 4. Additional names on page of document Legal description (abbreviated: i.e. lot, block,;plat or scelion,.township,.range) Parcel A, Dochnahl Sinding Site Plat, recorded in Volume 163 of plats, Pages 1 and 2 �X Additional legal is on pages 7 and 8 of document . Assessor's Property Tax Parcel/Account Number X Assessor Tax # 1523059035, 1523059193,2050500010,72270000201-7227000010 The Auditor/Recorder will rely on the infonnation provided on the form. The staff wit] not 6e tithe dticurn6t to verify the accuracy or completeness of the indexing information provided herein. EXCISE `SAX NOT RFQU1 RED no Cords i Won s ,+ Return Address. Larry: L. �arokas Baroikas.Mt rtih & Tomlinson 1422 Bellevue Avenue Seattle; WA 99:122 .._...,. EASEMENT AGREEMENT Reference # (Please print last name first) Grantor(s); (1) 4"' & Bremertpn.LLC (2)Nicbolas Dr.Xim AJ3)Buttar, Dr. t< aljinder S. AMI on pg_ Grantee(s): (1) J&M Land Developrnent, Inc. Add'l on pg_ Legal Description (abbreviated):Parcel A,Dochnahl.Bitiding Site Plat. Vol.163 o1' Plats Add'l legal on pg 7 &. S Assessor's Property Tax Parcel / Acco�nf #152305.903'5,I5ZU59193,2050500010,7227000020, 7227000010 THIS. AGREFMFN'i' is made this 1.� �ti, , .daof .,' Cc.Y rx .� : 2007 bet4 ,ten 4'h & Brernerton LLC, and Dr. Kim A. Nicholas and Dr. Baljinder S. Bu{tar a'ITd,,their reVectiye successors or assigns (".Grantors"'h.erein) and J&M Land Developrugnt, Inc, and its-sueeess.ors or assigns: ("Grantee" herein). A, Grantors are the owners of the properties legally deseribed'ba Exhibit A «finch is attached hereto and.incorporated herein; and, F3_ Grantee is the owner of the property legally described on Exhibit B which is attached hereto ani : incorporated herein. Grantors and Grantee -wish tagrant, warrant and convey to each other cross easements to direct the flow of storm water -over, under and across their separate properties and which benefit said properties. NOW THERE .FORE; for °valuable consideeation the receipt of which is hereby ackno}%-ledaed Grantors and Grantee agree as follows: w 1. Riprht of Access t6r Construction.: Grantors grant a t�inporary right of access onto Grantors' properties to Grantee for the purpose ofallowing Grantge to re" grade anal install landscaping hereinafter referred to as "Construction Work" as described on the ESM drawing dated-Ailgust �7,'20.07, attached as Exhibit C. The area necessary for the "Construction Work" i� referred to -as an "Fasement Area" and shall be constructed so as to direct the flow of storm water over, under. and across the Exhibit 'A or Exhibit B properties to a drainage pipeline located on adjacent property owtiM..fiy Schneider Homes. E,, LLC (tile "Schneider Property"). The Schneider Property is the subject ofan easement recorded untiero'20beo 00 .- ; (tile "Schneider I?asement"). The parties hereto and their respective Exhibit A and 8 raperties. shall be deemed to benefit from this Easement Agreement. Easement Agreement -1 .. t 2. Easement Grant. To the extent storm water flows over, under and across (lie Exhibit A and B propertips, the respective owners grant, convey and warrant to each other an exclusive, perpetual and per maneat easement. r.. Elevations and Dimensions. The approximate elevations and dimensions of the Construction �Vork.shalt be: 3.1 Tap elevati.an of pa oposed grading-408 feet plus or minus above mean sea level 3.2 Flevalt on at etige of,is kixrtg lot-412 above mean sea level 3.3 P.Oproximate,.`&pth of`MI at the property line separating Grantors and Grantee's properties is plus or minus`6 Leet 3.4 The fill'area will project 16.-f' ct plus or minus onto Grantors' property 3.5 Distance from t©p of fill to existing parking lot'12 feet plus or minus 4. Landscaping. The landscaping sht.11 approximate; as close as reasonably possible, that shown on Exhibit C. Grantee shall provide for nQcessary.'erosion control jo preVent:,landslides gr other soil subsidence during the work. 5:: Ingress and Egress. Grantee shall complete all Of the'C66trui tiop: Work lab later than December 31,2008 at which time the right of ingress and egress for that purpose shall terminale. 6, Maintenance. Grantee shall maintain the Easement Area during the course of the Construction Work at its sole cost and expense and keep the same in a safe ccindit on:and maintain the trees sh4�vn on-Exhibit C for aperiod of one ( 1) year from installation. Without lim`itation,:Grantee shall install and maintain,:apJ'keep.in good working order the storm drains system on Grantors' and Grantee's proper(-,' and the Schopider Property,,#itcludirig, the pipeline, which may extend from 4"' and Bremerton Property to Grantee's property, and through the Schneider Property. Grantee shall comply with all rules, regulations and Jaws applicab!Q;`6ihe Easetnent Area at its sole cost.and expense, Grantee shall comply with all rules, regulations and Jaws applicable to the-l?aseniei t and shall be responsible for obtaining all permits and keeping the same in fuli force and effect'-for the tirrre riecessary:l'.,,1&,M's'obligation to maintain the landscaping and grading shall terminate upon compkiorr 4f the Construction Work.: 7, Indemnii icadnn. Grantee.shatl indemnify and h.o'1d.Grantors harmless from all losses. costs. expense and liabilities including reasonable attarneys fcGs and court costs incurred, arising out of or relating to the grant of this Easement or any actoramissibn by.Grantee; its.agents, invitees, employees and contractors in the performance of any of its obligations. 8. Insurance. Grantee shall require its agents.and contractors perfannittg work on the Exhibit A property, at Grantee's direction, to carry workman's coin peliisation insurance required b'y Wastrington la« and commercially reasonable comprehensive general liability coverage for injury io or death to.persoits or damage to property arising out of or related to this Easement Agreement orlany,act or otnissian by rante.e, its agents, invitees, employees and contractors in the performance of any of it's obligatiocis in..a: bipunts -riot less than.. $1,000,000.00. The aforementioned insurance policies shall name Grantors.as ar; additional ittsured. Grantee shall provide a certificate of the insurance to Grantors on request. The insurance company- issuing said kicy shall be licensed to do business in the State of Washington_ Easement Agreement -2 9. Restrictions on Grantee's Use of Easement Area/Damage. Grantee shall use the Easement At'ea onlyas necessary for the purpose described in this Easement Agreement and shall use its best efforts not to interfere with the Grantors' use and enjoyment of the property. Grantee acknowledges that Grantors operate .:retail facilities and shall not block or in any way restrict access to or from the Grantors' properties or in any other way i�iterferc wit}t.the Grantors' use of their properties_ Grantcc shall keep the Easement Area free and clear of debris at all times and shall not use the Easement Area for storage of material. Grantee agrees to repair all damage caused to any part of ,ttie Grantors' properties caused by Grantee, its employees, agents or :co,ntractors w'hkh obligation..shall''incl dd , but is not limited to, the replacement of an), trees removed to accornrrrod<ite.Graniee's easeinptit and shall restore Grantors' properties following any Grantee work thereon to the sai'rre car better'eon.dition thah it existed:prior to-Ahp�'damage. 10. Grantors Use of. Easexnent %.Grantors may not erect on the I'asernent Area any building or other improvement that would interfere with Grantee's easement rights hereunder without the prior written consent of Grantee; whieh may not be unreasonably withheld, and.' which consent steal I be deemed to have been granted if Grantee:fails to objectin Gvritin.g oii-or before the 10'h ay: following Grantee's receipt of Grantors' notice intended action. Grantais reserves the right to u.Se the basement Area for any purpose ,with the rights granted Grantee herein. It. Permanent Easement. The_easefrnents granted herein are app6rtenant to and shall run with the properties described in Exhibit A, and Exhibit 9 as eMeincnts and erjuitable servitudes and not'iaasernents in gross_ This eas,�Enent shall be binding upon thc.;properties.ben e#iting tli&eto--and`.,:all persons o«ning. purchasing, leasing or occupying said properties and their-respect' heirs, successors And assigns. 12. Default. If Grantee shall at any time violate any of the terms, covenants' or conditions contained herein or fail to perform any of its obligations in a timely fashion, Grantors shall Have the right to declare this Easeinent'Agreetment null and void and of no further force and effee.t: pon;such event_ 1&\.l shall protnptly:femove aay'im— pro.vement from the Easement Area and return the) aserncntArea to Grantors in the Baine condition as. it existed when it was received by Grantee. 13. Alternative bis ateai.ution. In the event of any dispute concerning the interpretation or enforcement of any provision herein, the matter shall be resolved by alternate disputes resolution by submission to the Washington Arbitration and Mediation Service (WAMS). The parties agree to First submit the matter for medidtion. If p6t.:5uccessf'ully mediated, the dispute shall be resolved by arbitration and the arbitrator shall be empowered to award attorneys.fees.and costs, including those incurred for expert Nvitnesses. to the party that substantially prevails., 14. As-Builts. Upon grantors' request, Grantee shall piomptly provide Grantors with as-built drawings and a survey showing the location and daeptb of the drainage facil"try on Grantors' property. 15. Notice. Notice is required to'be in tivritirig underthis Agreement artd shall bcg,in as follows, GRANTORS: XE & Bremerton LLC Attn: CliffGodwirr 7319 Bowlyn Place South Seattle, WA 98118 Easement Agreement -3 Dr. Kim A. Nicholas 4505 NE 4"' Strect, €! B Renton, WA 95059 pr. Baljinder S. Buttar 4505 NE 4"' Street, # A Renton, WA 98059 GRANTEE: rM J&M,Land Developnietti�-`Inc. Post' Offiue Box 25,6£x- '-.Renton, WA:98056 WHEREEORE,'Grantors and Q antee nave .executed. this Agreement as of the date first above written, GRANTORS;.` kBRCMERTON, LLC By Its: 'ice r�r�r By tole, Dr. Kim A. Nicholas r. Baljjinder S. Buttar GRANTEE: J&M Land. DeveIo.pme0jnc. Bye..: 6,& 51 Its: n..tr Easement Agreement -4 STATE OF WASHINGTONM. ) County afKittg I }'ti.° -r t#_r' )ss. 'QP this 2i '� day of pecan �,zx 2007, before me, the undersigned, a Notary Public in and for the State: of..,,. Washington, duly commissioned and sworn, personall} appeared -CA-4 P "u�, �.,�_ to tn.e, known to be the person who signed as of 07 & Bremerton, LLC, the lirnit�d Liability corporation that executed the withi i and foregoing instrument, and ''ackirow-Iedged said:, -Instrument to be a free and voluntary act and deed of 4`h & Br.�me;rton, LLC for Lh. uies and purnosts therein mentioned; and on oath stated that he was authorized to exocut' the'said'instrument on bshalfof said 4'- & Bremerton, LLC. G1V EN'under mrhand snd official. scat this _ZI L day of _DC 2007. L.t s .c,G,sC,"M lr� � �1+► E % �4C 4 �A V r o I�Ct i�,rF 9�; �` (Print Name) _ Notary -Public in. and for the State of Washington, re'sidiiig at _i .1 r --'IM Cn L, Y pit :�� 9•' . �.• •",�Q My Commission Exp'tes: Op STATE OF WASHINGTON ) Cougiy of King )ss. On this day personally appeared before me Dr. Kim A. Nicholas, to me krrowo to be the individual 'described in and•whOxeeuted- the within and foregoing instrument and acknowledged that he signed the saihe-iks_his free will and. voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official.wal this j2-- day of/x-- 2007, 1 ` S:4 Ao ,q A.��°(Print Nartie) g, J'SNotary Pub[i 'n and for the State of Washing < �` m residing at t�G °°' UfY CQmniissiott L'Ypires p 14 Easement Agreement -5 STATE OF WASHINGTON ) County of King )ss. On this day personally appeared before me Dr. Baljinder S. Buttar, to me known to be the individual described in;and wj�o executed the within and foregoing instrument and acknowledged that he signed the same as his'free will aitd voluntary xC and deed, for the uses and purposes therein mentioned. ''GIV'EN:undizr m.' y:land.opcl official seat this 12— day of 20{17_lei _ r� {Pant Name} Notary Public in and f r.,tlhe State of Washington. s = reMdittg at tiV 10_= MyCommissiori.Expires.; '!a l A ILP! xN STATE OF WASHINGTON ) Codnty Of Kipg )ss. on, this. I ZZ day of LWte-enh-r r 2007, before me, the undemig6ed,,'a Notary Public in and for the Stat6 of Wasliirtgton, duly commissioned and swot `personally appeared ji'7Gixt a, SSa , to me, known to be the person who signed as 6tetar7 -I-- :QfJ&M Land I) cvelppiient,'.Inc., the corporation that executed the within and foregoing instrument, and acknowledged said nstrurnent to bea free and voluntary act and deed ofJ&M Land Development, Inc.. for the ries and purposes Citereitr mi ention(�d; and on oath stated that he was authorized to execute the said instrument on behalf-af said J&M Lard Development, Inc. GIVEN under rriy hand and dfficial seal this. ; f L day of�-- 2007. _ • }'r -r .L- . eve, /� rfr �/��,y,L_.�/� tin ame) t ` Notary: Publi /t'i} and for the State, of Washington. residing at. my Cory" h>cpires: /0 1Z `r Easement Agreement -6 EXHIBIT A L, '' (Grantor: 4TH & Bremerton, LLC) Patcel A, Dochnahl Binding Site Plat, according to the plat thereof recorded in V6lume 1.63 of plals, Pages I And:2, records of King County, Washington. Situate ill the County of King, State aP Washington. Tax Parce}'No...=205.05.00010 Z. 2. (Graiitor: lir. Kim A. Nicho}a;s) ' Unit B, Renton H gitjands..:Busir ess:'Cenfer,: a condominiuin,;'ac&ording to the declaration thereof, recordid under King,CcRinty Recording No' 9406160999; said Unit is located on Survey Map and Plans filed in Volume IJ 9 of Condominium Plats, at Pages S and 9, in King Coutnty Siivato in the .C'ounty Of King, State of Washington. Also known as Parcel No. 712700-0020, located ai'450YNE 4'."'. Street. Renton,.WA 98059. . Tax Parcel No. 7227000020 3, :(Grantor: Dr. Baljinder S. Buttar) UnitA, Renton Highlands. Business Center, a condominium recorded in Vofume.1 19 of CondoiTiitiiunz, Pages.:$ and 9 inclusive, according to the Declaration thereof, Tccal:ded under King Cou. ity Recording Number 9406160999, and any amendments thereto. Situate in the Courfty of King; State of Washington. Also known as Parcel No. 7227007001.0; located at 45.05,.NE 4" Street, Renton, WA 95059. Tax Parcel No:"7227000010 F asesnent Agreement -7 EXHIBIT B O Lk 1 H i a SNORT PLAT NO.�5��5 KING COUNTY, WASHINGTON This space reserved recorder's use .97, ,_ 5 PM 2 5A KNG '. Filed for rend at the regnant of: WILukM-br.Itst Ara aw not Urn to: Land Use Amnagemene biv. W21s, Acing Co. Courthouse Seattle, Washington 99104 LEGAL GESCAilsTKN APPFIML Department of Community i Environmental Development Division of Land Vee Management Examined and approved th-s 21 day of Director, Division of Land Use Managesient Department of Public Works rw £sarin and approved this _AS3 - _ day of l4r+ or Department of 4saessnents £nastined and approved this / day of assaasq� 7eputg Assessor The Fleet half of the South Half of the Nil -1/4 of the NE -1/4 of the NFT -1/4 of Section 15, Twp. 23 N., Rge. 5 E.W.M_, except the West 30 feet fox 136th Ave. S.E. Mop on File in Vault Page I of 3 w . « 1-TWrR:ii Nnaw all mea by these presents that we, the undersigned, owners) in fee siMle Land contract purchaser(e)]of the laud herein described do hereby malt* a short subdivision thereof pursuant to RCW 58.1?.060 and declare this short plat to be the graphic representation of same, and that said short subdivision Is made with the free consent and in accordanoe with the desire of the owner(m)- In witness whereof we have set our hands and seals. Neave Lr) qT STATE OF XASHINGrON County of IFon this day psramally appeared before xr c to r known to be the Individual dweribsd in and who executed the within and foragoing Imtrtaaamt, and &c*mK;wledged that signed the same as J�ftae and voluntary act sed deed, for the uses and purposes therein =wtioned. GIVEN wader ay hand and offielal aea�-this day of u I 19 - Moto Public in and# a tate of Nasbington, rrsiding at ` loco STATIS OF NASHINOMN,j ]}u County of On this day personally appeared before e to in kncem to be the individual described i„ and who sawated the within and foreWIM Instrummt, atwd ackmwledged that6 la 19MW tbo Sam as free and voluntary act sad dead, for the tar mW puryaeas therein awaotfooed. GIVEN unaar aY hand and official seal this day of 19—. So" colic in and fur the State of Washibgton, rpi" at nal Shari Plat Number 60 7" �i � � } Page —1 -of i4 � r/L fk, fes' 12 1r7fc ri /2& rH S7� f �'1 r� �i mor et � i i 3a•Gl Land Surveyor's Cartifi"to: This s'jort plat correctly reprsmants a survey m* by sy or wrwdet Mp 4urection in aoaforatencs with the itngwt mmts of approprlats stats and oowwaty statute and ordi,nanCO. Tf ve is Cart.ifIcAts Not— ko/?— _ -- Short Plat No. /ffsFF-r M* an File le 1prult N FireCtlaor I- so"OT / `- GD � � 0 Ij L Q Printed: 02-09-2012 Payment Made CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA12-008 02/09/2012 03:14 PM Total Payment: 3,090.00 Current Payment Made to the Following Items: Receipt Number.- Payee: umber: Payee: ISOLA Real Estate II LLC Trans Account Code Description Amount ------ 3060 ------------------ 503.000000.004.322 ------------------------------ Technology Fee --------------___ 90.00 5009 000.000000.007.345 Conditional Use Fees 2,000.00 5020 000.000000.007.345 Site Plan Approval 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check 6253 Account Balances 3,090.00 Trans Account Code Description Balance Due ------ 3021 ------------------ 303.000000.020.345 ------------------------------ Park Mitigation Fee --------------- .00 3080 503.000000.004.322 Technology Fee .00 3954 650.000000.000.237 Special Deposits .00 5006 000.000000.007.345 Annexation Fees .00 5007 000.000000.011.345 Appeals/Waivers .00 5008 000.000000.007.345 Binding Site/Short Plat 04 5009 000.000000.007.345 Conditional Use Fees .00 5010 000.000004.007.345 Environmental Review O0 5011 000.000000.007.345 Prelim/Tentative Plat .00 5012 000.000000.007.345 Final Plat .00 5013 000.000000.007.345 PUD .00 5014 000.000000.007.345 Grading & Filling Fees .00 5015 000.000000.007.345 Lot Line Adjustment .00 5016 000.000000.007.345 Mobile Home Parks .00 5017 000.000000.007.345 Rezone .00 5018 000.000000.007.345 Routine Vegetation Mgmt .00 5019 000.000000.007.345 Shoreline Subst Dev .00 5020 000.000000.007.345 Site Plan Approval .00 5021 000.000000.007.345 Temp Use, Hobbyk, Fence .00 5022 000.000000.007.345 Variance Fees .00 5024 000.000000.007.345 Conditional Approval Fee .00 5036 000.000000.007.345 Comprehensive Plan Amend .00 5909 000.000000.002.341 Booklets/EIS/Copies .00 5941 000.000000.007.341 Maps (Taxable) .00 5998 000.000000.000.231 Tax .00 L �1 I; P1618141- 3 Remaining Balance Due: $0.00