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Home My WebLink AboutReport1Kent Bradford State Farm Insurance 1000 S 2nd Street Renton, WA 98057 tel: (425) 226-5980 (party of record) Charles L Divelbiss 316 SE Pioneer Way ste Oak Harbor, WA 98277 tel: (206) 714-8717 (party of record) Charles Divelbiss St. Charles Place Antiques 230 Wells Avenue S Renton, WA 98057 tel: (425) 226-8427 (party of record) PARTIES OF RECORD #342 2ND & MAIN APARTMENTS LUA07-1.39, SA -H, CU -H, ECF William Collins 420 Cedar Avenue S Renton, WA 98057 (party of record) Gary Kriedt, Senior Environmental Planner Metro Transit 201 S Jackson Street, MS KSC- TR-0431 Seattle, WA 98104-3856 tel; (206) 684-1166 eml: gary.kriedt@kingcounty.gov (party of record) Steve Thomas TSA Architects LLC 10800 NE 8th Street ste: #300 Bellevue, WA 98004 tel: (425) 401-6828 eml: stevethomas@tsaarchitects.com (contact) Bob Gambill, Sr. Real Property Agent City of Seattle Seattle Public Utilities 700 Fifth Avenue PO Box 34018 ste: #4900 Seattle, WA 98104 tel: (206) 684-5851 (party of record) Patt Comstock, Facilities Planner Metro Transit 201 S Jackson Street, MS KSC- TR-0431 Seattle, WA 98104-3856 tel: (206) 684-1523 (party of record) N & C Investments LLC 7432 SE 27th Street Mercer Island, WA 98040 tel: (206) 236-9989 (owner) Updated: 02/29/08 (Page 1 of 1) oma':Vona F7 ul 0 AM AW AW VM 'uOjuajj uIuIq I Puz -sjdV ulleIN 1p puZ bsa z I! 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Installation of HEX Site Install prior to Applicant mirror, Plan certificate of warning Condition occupancy devices or other safety equipment at both driveways shall be incorporated into building design. Public art shall HEX Site Prior to Applicant/Contractor/Builder be prominently Plan certificate of located at the Condition occupancy NE corner & provision for installation shall be finalized. Compliance ERC During Applicant/Contractor/Builder with construction Geotechnical Engineering Study dated 7/28/07. An avigation ERC Prior to Applicant easement shall individual be provided lease and agreements notification shall be provided to each tenant Work shall ERC During Applicant/Contractor/Builder immediately construction cease and the State Department of Archaeology and Historic Preservation shall be contacted should any archaeological god & Main Apaonts Conditions of Development (SUOary) LUA07-139 artifacts be discovered. Erosion ERC During Applicant/Contractor/Builder Control shall construction be installed and maintained Pay ERC Prior to Applicant $75,150.00 Transportation building permit Mitigation Fee issuance Pay Fire EAC Prior to Applicant $44,047.88 Mitigation Fee building permit issuance Pay Parks ERC Prior to Applicant $35,804.50 Mitigation Fee building permit issuance Haul hours are Code During Applicant/Contractor/Builder limited to 8;30 Construction am to 3:30 pm Monday through Friday Construction Code During Applicant/Contractor/Builder hours are from construction 7:00 am to 8:00 pm Monday through Friday. Construction hours on Saturdays are from 9:00 am to 8:00 pm and no work on Sundays. cc: LUA07-139 Project File Chip Vincent Neil Watts Larry Meekling Kayren Kittrick Jennifer Henning Jan Illian Gerald Wasser O -- i:. 8 N 101,' r� I of IZG ®a® 0,+ 1 /AA [mocc'iAmr- a�� o ��gg�9A8 �Z OOo�OO Zm -,�O A L m 1� a py� Y i a � mgr rn p nm9�n -200 A PaP "2" n z �m� >�r� gozv AN sg-- ��WAV ��ro$�T wg�a �=ppiao H. ' ztn � R _5 .v ��"A r �LA`L�NZ �,51�Y 5g " S L >o�A L � '1S ❑Nz 'S f nveA 3N0 O 3d1a15 3Nd�l Tit 2nd & Main Apts. ;fir 7 . WA L 2nd 6 Main Revlon, L,L) DEYr c+nr 0 r�rrronr FE8 15 2008 RECEIVED ,o_ L O S 2nd Street — o — 3diai5 3w� YMJS 1S3M AYM 3N0 fOSC= TSA n "" 2nd & Main Apts. 2nd & Main Renton, WA 40 M AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) County of King ) ss. Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 1" day of May 2008, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this i� day of 2008. to Public,.ind for the State 0—NXashington Residing at ` , therein. Application, Petition or Case No.: 2nd and Main Mixed Use Apartments LUA 07-139, SA -H, CU -H, ECF The Decision or Recommendation contains a complete list of the Parties of Record. 40 HEARING EXAMINER'S REPORT N ti 1=11M cm 2 S� L CID C:) in 5 C=2 Cv LU LULL mo m LU LU r.l 40 vm Itw V Puz sldv uieWg puZ lu S� L 5 ¢ 5 IIJI'l 0 14 CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 8th day of April, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Representing Steve Thomas Contact N & C Investments LLC Owner/Applicant Charles Divelbiss Party of Record Gary Kriedt - Metro Transit Party of Record Patt Comstock - Metro Transit Party of Record Kent Bradford Party of Record William Coilins Party of Record Bob Gambill - Seattle Public Utilities Party of Record aZI J ZZ A (Signature of Sender}_ STATE OF WASHINGTON } } SS COUNTY OF KING } I certify that I know or have satisfactory evidence that Gerald C. Wasser signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 4�Ot--pe -- Notary (Print): My appointment expires: Project Name: 2nd & Main Mixed Use Apartment Project Number: LUA07-139, SA -H, CU -H, ECF CITY OF RENTON HEARING EXAMINER PUBLIC HEARING April 15, 2008 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: 2nd & Main Apartments PROJECT NUMBER: LUA07-139, SA -H, CU -H, ECF PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building_ The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feet of commercial space, and 126 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly property line and from Main Avenue South. HEX Agenda 4-15-08.doc �,. ol 0 15 aNE s - S 2nd street 3etu5 7r+n l °m T CAVI 4 i . /1 TSA�'a 2nd & Main Apts. Ell Tl-�'0. 11—... 1 ,,,�n n°106 2nd S Main Renton, WA � A ' 1 O +too � tNt oa of I0 o� �p� o i z i iam z S�iF�aai4� nmmRmsB� N p me 2<, n 2 A1U R Nis Agm Ln N _ O n� ----- --. - ' ---- - 60" E C, 8 N ------- 10 i Ln bim 1 T-8 q47-1 T' W 0 op 1S ONZ 'S -M % f 14. 3dRl1S 3N'di tin� lar u1 AiiiQ '3NOa TSA .,,2nd & Main Apts. n.n"' 2nd & Main Renton, WA r' -i � ��xy$ n �3��✓� n � p�� igir rn � u�_- I� 3 r� � _ ;y, � W It r imo yl' w nami .. Q PZpq 10 i Ln bim 1 T-8 q47-1 T' W 0 op 1S ONZ 'S -M % f 14. 3dRl1S 3N'di tin� lar u1 AiiiQ '3NOa TSA .,,2nd & Main Apts. n.n"' 2nd & Main Renton, WA r' 40 9 o�o�o ®®� 0009 z T rm 2ND u I mt:t: I w Z a" d. a m `s i n ��A m Cl) �o m 0 � n f I OO 4 7 2ND u I mt:t: I �J 1 1 m mm CSP or. nm s v rn 00 TSA 2nd & Main Apts. ..ar��m - 2nd & Main Renton, WA r 6 TSA 2nd & Main Apts. 2nd & Main I m m r ru z 09 0'v oc nrn I 7 E4 - 8 T23N R5E W 1/2 I -R- 00 a ULL O O .-� �..� R-10 O .,O O o � . �C C aQ 00 CA CA 0 ao- -ou oo m ao o i R-10 CA OCA. ii F D o� of a w 00 N CA OD " R-$� R9 . co z E m L oa rA IN � R-8 i. a� i s im R 10CP) °' '� d . R BersR-8 R-8 m� �.: . Ftti nn m AxA G4 - 20 T23N R5E W 1/2 ry�y �T�1 0 Q®o r Y ZONING -- Rentaa Clt� Limlb *s"Oo 1H * 4 P/&TW TECMC" MV&W ozn6m6 17 T23N ME W 1/2 5317 ` CITY OF RENTON DETERMINATION OF NON-SIGNIFICA E -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA08-139, SA -H, CU -H, ECF APPLICANT: N & C Investments LLC PROJECT NAME: 2"d and Main Mixed Use Apartments DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A, The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetof commercial space, .and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade): Access to the site would be provided from the alley along the westerly. pfroperty line and from Main Avenue South. The subject property lies within'a seismic hazard.area. LOCATION OF PROPOSAL: 2.07 Main Avenue S LEAD AGENCY: The City of. Renton Department of Community, &Economic Development . Planning Division MITIGATION MEASURES: 1: The applicant shall comply vvi#l,"the,recomrnendatlths ted.'n th.e. Geotechnical Engineering Study, dated,J.uly 18, 2007, .prepared by Gbotech Cdtfwlt"axttg: 2 Eroslon Control shall'be installod sand mafntalr ed duringconstruotlon in accordance with the State Department of €colagy Erosion and pediment Control Regvirempnts ap' delineated in the 2005 Storm 'Water Management Manual, 3. A Parks T1Mitigation.Fee of $354,50 for.each:multi-family Unitt;nd shall be paid prior to issuance of.building permits_ The project includes 101 multifamily unit: acid fihe f— �*is estimated to: $35 804.50: 4. Work shall,immediately cease and the Washl gton State [department of Archaeology and. Historic Preservation shall he contacted should any archaeological'artlifacts be discovered during earthWork activities. 5. A 7ranspor1ation Mitigation fee of.$75.00 for each new trip attributed to the development: shall be paid. prior to issuance of building pe.rrnits. The project is expected to generate 1,042 new daily trips and the fee is estimated to be $751,150. .6. A:Fire Mitigation Fee,of $388.00 far each multi-fam Jy'unit and $4.52 per square foot of commercial space: shall be paid prior to issuance of building. permits. Tho project includes 101, multi -family: units and"x,344 square feet of commercial area and the,fee is estimated to be $44,047.88:: 7:: An .ayigation easement shall be provided and notification shall be provided to each tenant through individual .lease agreements: STAFF tarty of Renton REPORT Department of Community & Economic Development Urban Center Design Overlay Regulations BACKGROUND REPORT DATE April 10, 2008 Project Name 2„d & Main Mixed Use Apartments Applicant N & C Investments LLC 7432 SE 27'h Street Mercer Island, WA 98040 Contact: Steve Thomas, TSA Architects, 10800 NE 8'h Street, Suite 300 Bellevue, WA 98004 File Number LUA-07-139, SA -H, CU -H, ECF Project Manager Gerald Wasser Project Description The applicant is requesting Hearing Examiner Site Plan and Hearing Examiner Conditional Use approval for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feet of commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly property line and from Main Avenue South. Project Location 207 Main Avenue South Exist. Bldg. Area gsf 1,850 sf Proposed New Bldg. Area: 26,242 sf Site Area 0.68 acres (gross) Total Building Area gsf.- 134,094 sf CRITERIA: DISTRICT A A. SITE DESIGN AND BUILDING LOCATION 1. Site Design and Street Pattern: Minimum Standards. Maintain existing grid street pattern. The project is located on a corner parcel with no plans to change the street grid. The street pattern will remain as existing. 2. Building Location and Orientation: Buildings shall be oriented to the street with clear connections to the sidewalk. The commercial space entry would be directly from the sidewalk at the corner of South 2"d Street and Main Ave South. The residential entry would be directly from the sidewalk along Main Avenue South. The building and its entries would be orientated to Main Avenue South and South 2n Street. 3. Building Entries_ A primary entrance of each building shall be located on the fagade facing the street. The main pedestrian entries and one of the vehicular entries to the proposed mixed use development face Main Avenue South and South 2nd Street. The applicant has enhanced the pedestrian entrances by the use of canopies and unique, prominent architectural treatment_ The main pedestrian entries would also be directly accessed from public sidewalks. Guidelines focus on providing clear architectural entrance features with lobbies, canopies and ornamental lighting. Also encouraged are pedestrian pathways, plazas and landscaping. The applicant is proposing to provide well-defined main entrances to the structure. The commercial space entrance is at the corner of the building (South 2nd Street and Main Avenue South) and is chamfered off which emphasizes its prominent location. The entrance to the apartment units, located on Main Avenue South, is marked by unique architectural treatment including a canopy. The proposal complies with the minimum standards of this criterion_ No additional guidelines are suggested. ail 1 his needs -f� C� o in 4&Q- MaI4L'1 f �/,c LUP- 07- 1'�Ii Ci� of Renton Department of Commu*& Economic Development Center Design Overlay Regulations 2" &MAIN MIXED USE APARTMEN I'S LUA-07-139, SA -H, CU -H, ECF REPORT OF APRIL 10, 2008 Page 2 of 6 4. Transition to Surrounding Development — Minimum Standards: 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. 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 building and so that sunlight reaches adjacent yards; • Building proportions, including step backs on upper levels; • Building articulation to divide a larger architectural element into smaller pieces, • Rooflines, pitches and shapes. The proposed development holds the street edge and would be an urban building_ The proposed building is a six story structure with a maximum height of 69 feet, 10 inches to the top of the highest roof line. The apparent bulk of the project is reduced through the use of varying materials on the building facades. Brick will be used at the very base and also in places will go up to level 5 to accentuate the verticality of the building. The scale of the building will be broken up through the use of colors and materials. A combination of horizontal and vertical siding with complimentary colors is proposed for the bay windows. The building would be modulated with bay windows projecting out, sloping roofs and at places the upper floor is a story and a half with tall windows and a shed roof. Although the proposed building would be taller than surrounding buildings, the immediate area is zoned CD and is likely to change as incremental redevelopment occurs. Comprehensive Plan policies encourage taller buildings and more intensive use of properties in the downtown core_ The CD zoning allows for a 95 -foot height limit. The proposal complies with the minimum standards of this criterion. No additional guidelines are suggested. B. PARKING, ACCESS, CIRCULATION 1. Location of Parking — Minimum Standards: No parking shall be located between a building and front property line or street side of a corner lot. 2. Design of Surface Parking — Minimum Standards: Parking lot lighting shall not spill onto adjacent of abutting properties. 3. Structure/Garage Parking — No minimum standard_ Guidelines state that parking entries should not dominate the streetscape. Parking garages should be architecturally compatible with the residential portion of the building. The parking structure should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Garage parking should be secure. The street side of parking garages in the CD zone should incorporate retail or service commercial facilities. There is no surface parking proposed. All 125 parking stalls are contained within the building. There are two entries to the parking garage. One would be from Main Avenue South and the other from the alley along the westerly property boundary which is accessed from South 2nd Street. The garage entries are located away from the main pedestrian entry at the center of the building. The parking would be secured with doors and setback from the street. The at -grade parking level would be screened from view by masonry building walls broken up with smooth stucco surfaces which emulate the pattern which would be used at the commercial storefront. The longest blank wall on the west side of the building is located behind a five feet landscape strip used to further hide the parking garage wall. A small area of blank wall on the north side of the building is located behind a landscaped area as well. Cit of Renton Department of Commu* Economic Development Center Design Overlay Regulations 2N & MAIN MIXED USE APARTMENTS LUA-07-139, SA -H, CU -H, ECF REPORT OF APRIL 10, 2008 Page 3 of 8 4. Vehicular Access — No minimum standard. Guidelines state parking should be accessed from alleys or side streets. Driveways should be visible from the right-of-way but not impede pedestrian circulation. The impact of the parking garage entries have been minimized by placing the entrance for the commercial area off the alley. The residential parking entrance is from Main Avenue South, visible from the right-of- way, and will not impede pedestrian circulation. The proposal complies with the minimum standards of this criterion. C. PEDESTRIAN ENVIRONMENT 1. Streets, Driveways and Parking Lots. Parking for the proposed project is consolidated in two levels, one below grade and the other at level 1. Parking access for the commercial space is from the alley along the westerly property boundary; parking access for the apartment units is from Main Avenue South and will cross the sidewalk. 2. Pedestrian Circulation: There are two pedestrian entries to the building. The pedestrian entry point for the commercial space is directly from the sidewalk and is located at the prominent corner of the building at Main Avenue South and South 2nd Street; the pedestrian entry to the apartment units is directly from the sidewalk along Main Avenue South. Both pedestrian entrances are marked by distinct architectural form and elements such as canopies and paving. D. LANDSCAPING/RECREATION/COMMON SPACE 1. Landscaping: Street trees shall be located between the curb and building. The commercial street level landscaping for this project uses street trees in four feet by six feet cut outs and planted containers to highlight architectural features as well as to create visual interest. Planted pots are placed to denote pedestrian entry points and vehicular entrance into the building parking garage. 2. Recreation Areas and Common Open Space: Attached housing developments of 10 or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space area should be aggregated to provide usable area(s) for residents. The project consists of 101 dwelling units which would require 5,050 square feet of common open space. The proposed project provides a total of 6,310 square feet of common open space in a level 2 rooftop courtyard garden. Proposed landscaping for this area includes a variety of tree and shrub planter boxes placed to create varied residential gathering spaces and to provide privacy for adjacent residential units. Plaza pavers would create ground plane "carpets" to further define garden gathering spaces. A group barbecue, movable site furniture, and a steel and fabric pavilion structure are also proposed to create flexible and comfortable outdoor space for residents and guests. The proposed common areas comply with the minimum standard and guidelines of this criterion. E. BUILDING ARCHITECTURAL DESIGN 1. Building Character and Massing - All building facades shall include modulation or articulation at intervals of no more than 40 feet. The proposed building utilizes a variety of modulation and articulation elements. Brick at the base and at the subsequent upper levels will anchor the building to its urban setting. Above street level the building is modulated such that there are no elevations longer than 40 feet on either of the two streets on which the building fronts. The proposal complies with the minimum standard and guidelines of this criterion. Ground Level Details: At street level the building is urban in nature and holds the property line except at the corner of South 2"d Street and Main Avenue South where the building has been chamfered back at the corner. 3. Building Rooflines - Building rooflines should be varied by emphasizing dormers, chimneys, stepped roofs, gables, prominent cornice or fascia, or be broken or articulated to add visual interest to the building. Citd of Renton Department of Commu Economic Development Center Design Overlay Regulations e & MAIN MIXED USE APARTMENTS LUA-07-939, SA -H, Cil -H, ECF REPORT OF APRIL 14, 2008 Page 4 of 5 A variation of roof heights and forms are used in the project to break down the scale of the building and emphasize the corner location. Hip and shed roofs for the projecting bay window elements have been tied in with the main pitched roof element. The proposal complies with this criterion. 4. Building Materials - Exterior finishes should add visual interest and detail and be made of material that is durable, high quality and easily maintained. The base of the building will be brick finish, which is durable, visually appealing and easy to maintain. Brick is also used to emphasize the building entries and verticality. The upper portion of the building uses lighter appearing materials including bevel and panel siding. Composition roofing is proposed for the sloping roof. The proposed building materials meet this criterion. Staff is requesting a materials board as a condition of site plan approval. F. Decision 2nd & Main Mixed Use Apartments, File No. LUA-07-139, SA -H, CU -H, ECF is determined to comply with the minimum standards and guidelines of the Urban Center Design Overlay Regulations, RMC 4-3-100 for District A. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: April 10, 2008 SIGNATURE: Neil Watts, Development Services Director date Ci� of Renton Department of Comm*Economic Development n Center Design Overlay Regulations 2" & MAIN MIXED USE APARTMENTS LUA-07-139, SA -N, CU -H, ECF REPORT OF APRIL 10, 2008 Page 5 of 6 TRANSMITTED this 90th day of April, 2008 to the applicant and owner. N & C Investments 7432 SE 27th Street Mercer Island, WA 98040 TRANSMITTED this 90th day of April, 2008 to the contact-- Steve ontact_Steve Thomas TSA Architects 10800 NE 81h Street, Suite 300 Bellevue, WA 98004 TRANSMITTED this 90th day of April, 2008 to Parties of Record. Gary Kreidt, Senior Environmental Planner Metro Transit 201 South Jackson Street, MS KSC-TR-0431 Seattle, WA 98104-3856 Patt Comstock, Facilities Planner Metro Transit 201 South Jackson Street, MS KSC-TR-0431 Seattle, WA 98104-3856 Kent Bradford State Farm Insurance 1000 S 2nd Street Renton, WA 98057 William Collins 420 Cedar Avenue S Renton, WA 98057 Bob Gambill, Sr_ Real Property Agent City of Seattle Seattle Public Utilities 700 Fifth Avenue PO Box 34018 ste: #4900 Seattle, WA 98104 Charles Divelbiss St. Charles Place Antiques 230 Wells Avenue S Renton, WA 98057 TRANSMITTED this 90th day of April, 2008 to the following: Larry Meckling, Building Official Deputy Fire Marshall Neil Watts, Development Services Director Jennifer Henning, Current Planning Division Kayren Kittrick, Public Works Division Renton Reporter Land Use Decision Appeal Process Appeals of Urban Center Design Overlay Regulations decision must be filed in writing on or before 5:00 PM April 24, 2048. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process /may be obtained from the Renton City Clerk's Office, (425)-430-6510. V_ C v U �� r- C O 7J ' l C i. 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O y C -'C d �� .--. � K L L— h •' � h z x c w �L Q c c c E x O y L v.. 11 S aLi Q gz= .y w N G v 2 3 y `� 'e E cv W= `•' y o o6 W" N .O u 0. y o 'w.ca . .. y 0 y V .E S "y.J' •- a Q•v s p `- r y h F' >, r j �• y a o. y 3 3 c t Q L c LC e'v >, a r`s -s V a.� a c a. u U c ., — s c taco �W o �— QQ a r c o._ ry s -a � u30 p N 4.1��Gt,a� a3}? 3 C CG ,sem pA ^y iZ.r :n � cCG h � � � H �-. ✓ C � •� 3°c'° •=�3 cin O� U t: CIO O frr a� �.y O a� p •,� Ca cc a] z ti -4 U d �•.� ��Hoo4oL� � •.�' cam a� =� w -d o `� s r- 0 o as o tD ani. c off" Mb AD 2"d & Main Mixed Use AAartments (Wasser) LUA07-139, SA -H, CU -H, ECF The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the onstruction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetof commercial space, and 125 parking stalls within 36,977 square feet (11,941 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly ptroperty line and from Main Avenue South_ The subject property lies within a seismic hazard area. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director O F. Kaufman, Hearing Examiner C. Duffy, Deputy Chef/Fire Marshal J. Medzegian, Council P. Hahn, Transportation Systems Director R. Lind, CED Planning Manager L. Warren, City Attorney 0 ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE March 17, 2008 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday, March 17, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. 2"d & Main Mixed Use AAartments (Wasser) LUA07-139, SA -H, CU -H, ECF The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the onstruction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetof commercial space, and 125 parking stalls within 36,977 square feet (11,941 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly ptroperty line and from Main Avenue South_ The subject property lies within a seismic hazard area. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director O F. Kaufman, Hearing Examiner C. Duffy, Deputy Chef/Fire Marshal J. Medzegian, Council P. Hahn, Transportation Systems Director R. Lind, CED Planning Manager L. Warren, City Attorney 0 DATE: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M March 25, 2008 TO: Gerald Wasser, Planner FROM: Mike Dotson, Utility Plan Review SUBJECT: 2nd and Main Project LUA 07-139 We have reviewed the subject Environmental and Development application. The following are comments related to the environmental impacts, policy, and other code - related comments: Existine Conditions: WATER There is an existing 8 -inch water main within Main Ave. The current Fire flow available to the site is approximately 2500 gpm. The proposed project is located within the 196 -water pressure zone. The static water pressure at the site is approximately 68 psi. The site is inside Zone 1 of the Aquifer Protection Area. SEWER The property is currently served by an 8" public sewer line. STORM Surface water conveyance facilities currently are serving this site. STREETS The site is surrounded by fully improved roadway with curb, gutter, sidewalk and street lighting. Code Related Comments: WATER 1. The Fire Marshal has determined that the proposed development will require approximately 4500 gpm. The current Fire flow available to the site is approximately 2500 gpm. To provide the required fire -flow will require installation of a 12 -inch water main in Main Ave S. from S. 3rd St to S. 2nd St. The 12 -inch line shall be connected to the existing 12 -inch line in S 3rd and to the existing line in Main Ave on the north side of S. 2nd St.(W-2175). Installation of a 12 -inch line in S. 2nd St from Wells Ave S. to Main Ave S. The 12 -inch line shall be connected to the existing 12 - inch line in Wells Ave S (W-2988) and the new 12 -inch line in Main Ave S as h:ldivision.sldevelop.serldev&plan.inglprojects107-139.jerryl2nd and main gf.doc 0 Page 2 of 2 03/25/2008 described above. In addition, installation of additional hydrants on the new 12 -inch lines are required for the development. Cost sharing or participation by the City may be considered. 2. City Code requires a System Development Charge (SDC) for all new and re- development. This fee will be based on the size of the meter necessary to serve the site with domestic water. 3. Any existing sub -standard fire hydrants will be required to be upgraded and/or retrofitted with a quick disconnect Storz fitting. 4. Cross connection control is required for buildings over 30 -feet in height. 5. If a fire sprinkler system is required, a separate utility permit and separate plans will be required for the installation of the double detector check valve assembly. SEWER 1. City Code requires a System Development Charge (SDC) for any new development. This fee is based on the size of the domestic water meter necessary to serve this site. STORM Surface water System Development Charge (SDC) is required for this site. This fee is based on new impervious surface added to the site and is assessed at a rate of $0.405 per square foot of new impervious surface. 2. A storm and surface water drainage plan and report (per the 1990 King County Surface Water Manual; see the seven Core requirements) is required. The Technical Information Report analysis submitted with this application has covered all of the Core requirements. STREETS/TRANSPORTATION 1. A Traffic Mitigation Fee of $75.00 per Average Daily Trip shall be assessed. According to the Traffic Impact Analysis (TIA) submitted with this application, the fee will total $78,150. This fee is payable at time of building permit. CONDITIONS 1. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. 2. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be assessed. The total for this development is $7$,150. H:\Division.s\Develop.ser\Dev&plan.ing\PROJECTS1o7-139.Jerryl2nd and Main GF.doc Bob Mahn -.2nd and Main Residential/Retail Development Page 9 r From: Boba n To: Michael Dotson Subject: 2nd and Main Residential/Retail Development Review of the traffic impact memorandum (dated July 27,2007) has resulted in the comments noted on the attached copy. Otherwise the memorandum is acceptable. Also ,the alley access and driveway access on Main Ave South proposed by the development is acceptable. The TM!"o Group MEMORANDUM Date: July 27, 2007 TG: 07204.00 To: Kayren Kittrick and Ron Mar, City of Renton From: Jennifer Lowe and Carole Turley - The Transpo Group Subject: 2 & Main Renton -- N&C Investment The purpose of this memorandum is to provide the City of Renton with a transportation impact analysis for the proposed commercial/residential development at South Second Street and Main Avenue South. This memo specifically addresses the anticipated trip generation for the proposed development, as well as the existing, future without -project, and with -project conditions at the proposed site access location. This scope reflects out understanding of needed information as expressed by City staff, Project Description The proposed site is located on the southwest corner of South Second Street and Main Avenue South, in Renton, Washington. The project would include 102 residential units with under 10,040 square feet of retail space on the ground floor. The site is currently occupied by a gravel parking lot and a small coffee shop. The project would include a parking facility with a total of 134 spaces, including S handicapped spaces. Access to parking would be provided via one driveway on Main Avenue South and a second access to an alley connecting to South Second Street. Since Main Avenue South and South Second Street are both one-way streets, the Main Avenue access would be right-in/right-out only and the Second Street access would be left- in/left-out. Existing and Future Without -Project Conditions The project is anticipated to be completed and fully occupied by 2009. Thus, 2009 was chosen as the future horizon year for analysis. This horizon year analysis provides the without -project conditions against which the impacts of the proposed project are evaluated. Roadway Network The primary roadways within the site vicinity are South Second Street and Main Avenue South. These are described below. South Second Street is a four -lane, one-way road on the north side of the proposed site. Pedestrians are served by a crosswalk on the east side of Main Avenue South. Main Avenue South is two-lane, one-way road on the east side on the proposed site. Parallel parking is available on both sides of the street and a crosswalk provides The Transpo 6roup Inc. 11730118th Avenue N.E., Suite 600 Kirkland. WA 98034-7120 425.821.3665 Fax: 425.825.8434 pedestrian access on the south side of South Second Street. The posted speed limit is 25 mph. Traffic Volumes Existing and future without -project traffic volumes at the proposed access locations are shown in Table 1. The existing traffic volumes at the driveways were derived from traffic counts of the adjacent intersection of South Second Street/Main Avenue South which were obtained from the City of Renton. To forecast future 2009 traffic volumes, a 3 - percent annual growth rate was applied to the existing traffic volumes to account for future traffic growth. These volumes are for total southbound traffic in the two southbound lanes adjacent to the driveway on Main Avenue and total eastbound traffic in the four eastbound lanes adjacent to the driveway on South Second Street. Both roadways accommodate one-way (south- and eastbound) traffic only. Table 1. Existing and Without -Project Traffic Volumes AM Peak Hour PM Peak Hour Main Avenue Existing Volumes 943 1,184 2009 Baseline 1,000 1,256 Second Street Existing Volumes 688 711 2409 Baseline 730 754 Transit Facilities A A transit stop at the proposed siteZ, Metro Transit routes 247 and 280. Route 247 primarily serves commuters to and from Boeing and makes three trips during the AM peak and three trips during the PM peak. Route 280 offers night service between Bellevue, Renton, and Seattle. The Renton Transit Center is located about 1,000 feet west of the proposed site. The transit center serves Metro Transit routes 101, 105, 106, 110, 140, 143, 148, 149, 153, 167, 169, 240, 342, 908, and 909, as well as Sound Transit routes 560, 564, and 565. Project Impacts This section of the memo describes the traffic related impacts associated with the proposed project. Project impacts are identified by comparing future with -project conditions to the future without project conditions as described in the previous section, Trip Generation PM peak hour trip generation for the site was estimated using the Institute of Transportation Engineers' (ITE's) Trip Generation, 7`h Edition. Trip generation rates for the project are based on average rates for Residential Condominium/Townhouse (#230) and Specialty Retail (#814) because they most closely represent the proposed rhe Iranspo Group Page 2 0 0 development. With the construction of the proposed project, trips currently generated by the existing coffee shop at the site would be removed from the adjacent roadway; however, this analysis does not include this reduction, thereby taking a conservative approach. Table 2. Estimated Project Trip Generation Weekday Weekday AM Peak Hour PM Peak Hour Land Use Size' Daily In Out Total In Out Total Residential Units (# 230) 102 units 598 8 37 45 36 17 53 Retail (# 814) 10 ksf 444 33 35 68 12 15 27 Tota! Project Trips 1,042 40 73 113 47 33 80 1. Trips rates from ITE Trip Generation Manual, 71" Edition. As shown in Table 1, the project is anticipated to add approximately 1,042 daily trips to the adjacent roadway network. Of these, 113 are expected to occur during the AM peak hour and 80 during the PM peak hour. Trip Distribution and Assignment The proposed project would be served by one access driveway from Main Avenue and one from Second Street. Based on the layout of the proposed parking facility, 70 percent of project -generated trips are anticipated to enter and exit the site via the Main Avenue access and 30 percent are anticipated to use the driveway on Second Street. Anticipated AM and PM peak -hour project trips were assigned to the site driveway based on this distribution Traffic Operations t ► e,*4 kev(r*4 ), Future with -project intersection operations at the site access driveway on Main Avenue South were calculated using the S}+nchro 6.0 software package. The AM and �PMpea h"wor hour results of these calculations are shown in Table 3. —ssMieets�or�future witl . --..h. ro�e_ct �concTitions are included at the-afi coo t s o this report. _ Table 3. Future With -Project LOS Summary Weekday AM Peak Hour Hour Access LOS' Delay' LOS " J Delay Main Avenue South 8 13.6 C 15.1 South Second Street 8 10.0 B 10.0 1. Level of service, based on 2000 Highway Capacity Manual methodology. 2. Average delay in seconds per vehicle. As shown, the site driveways are anticipated to operate at LOS C or better during both peak hours. Traffic on Main Street South will operate with minimal delay and will not be significantly affected by driveway traffic vehicles entering the v"wo .. :; The Transpo Group Page 3 or '' me.. * A W4 � " # l r�A -w4*c� � � �xy� i►��+�$r�;g' fir' � � Sight Distance Analysis . _. n perm vial. �. Sight distance was field checked. The Main Avenue driveway will be locate�gS'feet to the south of the intersection of Main Avenue South/South 2"d Street/Bronson Way South and the Second Street access will be 90 feet to the east. The int clearly visible from both site driveways though on-street parking just to th eft of the drivewa s should be eliminated so that it does not block the driver's view of the ersec on There is no northbound traffic at the Main Avenue driveway or westbound traffic at the Second Street driveway because both of these streets are one-way. Summary and (:conclusions The following provides a brief summary of the anticipated traffic impacts of the proposed commercial/ residential development at South Second Street and Main Avenue South. • The proposed project is a residential development that would include 102 residential units and 10,000 square feet of retail space. • The project would generate a total of 1,042 trips per day, including 113 trips in the AM peak hour and 80 trips in the PM peak hour. • Movements at the site access driveways are expected to operate at LOS C or better. • There are r,�I1tiG�pat Slt..6&k�A1�511�5 t}�n nrnnncPr� r�riveWaV locations as long asst, -street Arkin immediately adjacent to the driveways is elirrunated- • Project impacts to the roadway system are expected to be relatively low, and no intersection mitigation would be necessary. The 7ranspo Group Page 4 City ofnton Department of Planning / Building / Pu61rTflliorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: OAeyi(-'v) Probable Probable Minor Major Impacts Impacts COMMENTS DUE: DECEMBER '13, 2007 APPLICATION NO: LUA07-139, SA -H, CU -H, ECF DATE CIRCULATED: NOVEMBER 29, 2007 APPLICANT: NBC Investments LLC PLANNER: Elizabeth Higgins "N PROJECT TITLE: 2nd & Main Apartments t PLAN REVIEWER: J6wJWn SITE AREA: 29,530 square feet BUILDING AREA (gross): 112,734 square f LOCATION: 207 Main Avenue S WORK ORDER NO: 77846 r V.4.V tV Vi vL1Y1. PLEASE RETURN TO THE PLANNER IN DEVELOPMENT PLANNING 6T" FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a parking code modification, and Environmental (SEPA) Review for the construction of a 6 -story, 69 -foot 10 -inch tall mixed-use building on a 29,530 square foot site located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Center Design Overlay District A. The proposed building would include 99,650 square feet of residential with 101 residential units, 13,084 square feet of commercial space, and 134 parking stalls within 38,194 square feet of under building structured parking. Access to the site would be provided off of the alley located along the west property line and off of Main Avenue S. The project site is located within a seismic hazard area_ A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable Minor Major Impacts Impacts More Information Necessary Earth Aesthetics Air Recreation Water utilities Plants Public Services Land/Shoreline use Historic/Cultural Preservation Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS We have reviewed this areas where additional Element of the Environment Probable Probable More Minor Major Information Impacts Impacts Necessary Housin Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet particular attention to those areas in which we have expertise and have identified areas of probable impact or =ded to property assess this proposal. Signature of Erector or Authorized Representativo Date • + + w z Project Name: 2b o Project Address: 2Q7 NWlo mc-LeS Contact Person: Nd G 1ti1VE�K_l -t> L_U" Permit Number: wpU 0-7 - 13Gj Project Description: ��] orp t2 31 KA ss c � � OUA Land Use Type: Residential ,Laftetail ❑ Non -retail Calculation: 1, oL� -') 1)Dgx x Transportation Mitigation Fee: Calculated by: & +► Date of Payment: Method of Calculation: ❑ ITE Trip Generation Manual, Ph Edition * -71�_ : Aq_Tcl�16D . JT `Traffic Study ❑ Other i c_Aosf o City Penton Department of Planning / Building / Pubfloworks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r COMMENTS DUE: DECEMBER 13, 2007 APPLICATION NO: LUA07-139, SA -H, CU -H, ECF DATE CIRCULATED: NOVEMBER 29, ht7 =T V APPLICANT: N&C Investments LLC PLANNER: Elizabeth Higgins PROJECT TITLE: 2"0 & Main Apartments PLAN REVIEWER: Jan lllian SITE AREA: 29,530 square feet uuiiNL� BUILDING AREA fee(gross): 112,734 s uare t LOCATION: 207 Main Avenue S WORK ORDER NO: 77846 PLEASE RETURN TO THE PLANNER IN DEVELOPMENT PLANNING 6T" FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a parking code modification, and Environmental (SEPA) Review for the construction of a 6 -story, 69 -foot 10 -inch tall mixed-use building on a 29,530 square foot site located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Center Design Overlay District A. The proposed building would include 99,650 square feet of residential with 101 residential units, 13,084 square feet of commercial space, and 134 parking stalls within 38,194 square feet of under building structured parking. Access to the site would be provided oft of the alley located along the west property line and off of Main Avenue S. The project site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major Information Impacts Impacts Necessary Earth Housing Air Water Plants Lig htIGIare Land/Shoreline Use Animals Enviranmentai Healfh utilities Energy/ Natural Resources Transportation 'TVkF 'fit t C-.1/ 7 b b I- 11'3of �c�7 B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS r, Element of the Environment Probable Probable Minor Major Impacts Impacts More Information Necessary Housing Aesthetics Lig htIGIare Recreation utilities Transportation Public Services HistorirlGultural Preservation Airport Environment 10.000 Feet 14,000 Feet We have revieweedJhi5 application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where add' onai information is needed to properly assess this proposal. Signature of DirectoMr Authorized Representative 3-/ Date City Penton Department of Planning/Building/Pub olvorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: -Vi rt-- COMMENTS DUE: DECEMBER 13, 2007 APPLICATION NO: LUA07-139, SA -H, CU -H, ECF DATE CIRCULATED: NOVEMBER 29, W07-- --- - APPLICANT: APPLICANT: N&C Investments LLC PLANNER: Elizabeth Higgins PROJECT TITLE: 2"d & Main Apartments PLAN REVIEWER: Jan Illian "{ " SITE AREA: 29,530 square feet BUILDING AREA (gross): 112,734 square -feet LOCATION: 207 Main Avenue S I WORK ORDER NO: 77846 PLEASE RETURN TO THE PLANNER IN DEVELOPMENT PLANNING 6T" FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a parking code modification, and Environmental (SEPA) Review for the construction of a 6 -story, 69 -foot 10 -inch tall mixed-use building on a 29,530 square foot site located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Center Design Overlay District A. The proposed building would include 99,650 square feet of residential with 101 residential units, 13,084 square feet of commercial space, and 134 parking stalls within 38,194 square feet of under building structured parking. Access to the site would be provided off of the alley located along the west property line and off of Main Avenue S. The project site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Nan -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Aesthetics Air Light/Glare Water Utiiities Plants Transportation Lar;&Shoreline Use Public Services Animals Airport Environment 10.000 Feet 14,000 Feet Environmental Health Fnergy/ Natural Resources B. POLICY -RELATED COMMENTS /�/V) 'VL� C. CODE-RELA TED COMMENTS I Element of the Environment Probable Probable Minor Major Impacts Impacts More Information Necessary Housin Aesthetics Light/Glare Recreation Utiiities Transportation Public Services Historic/cultural Preservation Airport Environment 10.000 Feet 14,000 Feet kae 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,orooerly assess this nr000sal. Signature of Director or Authorized Date +4 # CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: December 3, 2007 TO: Elizabeth Higgins, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: 2nd & Main Apartments MITIGATION ITEMS; 1. Fire mitigation fees are $0.52 per square foot of new proposed commercial space and $388 per new apartment unit. No fees are charged for parking garages. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 4,500 gpm. One hydrant is required within 150 -feet of the structure and four additional hydrants are required within 300 -feet of the structure. 2. Separate plans and permits are required for the installation of fire sprinkler, fire alarm and standpipe systems. 3. Fire Department access roadways are required to within 150 -feet of all portions of the building exterior. Roadways are a minimum 20 -feet in width with a turning radius of 45 -foot outside and 25 -foot inside. • ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: 2nd and Main Mixed Use Apartments PROJECT NUMBER: LUA07-138, SA -H, CU -H, ECF LOCATION: 207 Main Avenue S. DESCRIPTION: The applicant Is mgdesting Hearmg Examiner Site Plan Review, Conditional Use Permit approvai, a Parking Code modification and Environmental Review for the construction of a six-atory 159 feet, 10 Inches) mixed use building. The subject property Is located within the Center Downtown ICDi zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would Include one underground level of parking, one story of commercial space and five stories of residential apartments. it is estimated that 15,000 cubic yards of earth would be excavated to accommodate the project. The proposed building would include 94,762 square feet of residential space in 101 units, 9,30 square feet of commemW space, and 125 parking stalls within 56,977 square feet 111,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly property line and from Main Avenue South. The subject property lies within a seismic hazard arae. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM on April 7, 2008. Appeals must be filed In writing together with the required $75.06 application lee with: Hearing Examine, City of Renton, 1055 South Grady Way, Renton, WA 96057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-6.110.8. Additional information regarding the appeal process may he obtained from the Renton City Clerk's Office, 142P 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON APRIL 15 2006 AT 9:00 AM TO CONSIDER THE SITE PLAN AND CONDITIONAL USE PERMIT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION CERTIFICATION hereby certify that copies of the above document. were posted by me in conspicuous places or nearby the described property on DATE: C -i SIGNED: V j, ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in an the day of NOTARY PUBLIC SIGNA ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: 2"d and Main Mixed Use Apartments PROJECT NUMBER: LUA07-139, SA -H, CU -H, ECF LOCATION: 207 Main Avenue S DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. It is estimated that 15,000 cubic yards of earth would be excavated to accommodate the project. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feet of commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly property line and from Main Avenue South. The subject property lies within a seismic hazard area. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on April 7, 2008. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.8, Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON APRIL 15, 2008 AT 9:00 AM TO CONSIDER THE SITE PLAN AND CONDITIONAL USE PERMIT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please indidde the #r*et I umgek'when aallln4 for. P rudenttf le l,; ': ��_)� • CITY J*F RENTON + 6 ,,} ♦ Department of Community and Economic Development ,� Denis Law, Mayor Alex Pietsch, Administrator hyd March 19, 2008 Steve Thomas TSA Architects LLC 10800 NE 8th Street #300 Bellevue, WA 98004 SUBJECT: 2a1 and Main Mixed Use Apartments LUA07-1.39, SA -H, CU -11, ECT Dear Mr_ Thomas: This letter is written on behalf of the Environmental Review Conunittee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non - Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on April 7, 2008. 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 98057. Appeals to the Examiner are governed by City of Kenton Municipal Code Section 4-8-110.B. Additional. information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-5510. A Public Hearing will be head by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on April 15, 2008 at 9:00 AM to consider the [type of project here]. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you. one week before the .hearing. If the Environmental Deterinination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you . to exercise your appeal rights more fully, if you choose to do so.. If you have any questions or desire: clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, CJ. Gerald C. Wasser . Associate Planner Enclosure cc: N & C Investments LLC / Owner(s) Kent Bradford, William Collins, Bob Gambill, Charles L Divelbiss, Gary Kriedt - Metro Transit, Patt Comstock Metro Transit / Party(ies) of Record 1055 South Grady Wa Y - Renton, Washin on 98457 lr j� . . - AHEADOFT14E.CL7RVE This paper contains 60% recycled mafedal, 30% post consumer 0 CITY «F RENTON - Department of Community and Economic Development ,h Denis Law, Mayor Alex Pietsch, Administrator March 19, 2008 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on March 17, 2009: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: 2'd and Main Mixed Use Apartments PROJECT NUMBER: LUA07-139, SA -H, CU -H, ECF . LOCATION: 207 Main Avenue S DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use. Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core. Area, and Urban Design Overlay District A. The proposed building would include. one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feet of commercial space, and 125 parking stalls. Access to' the site. would .be provided from the alley along the westerly property line and from Main Avenue South. The subject property lies within a seismic hazard area. Appeals of the environmental determination must be fled in, writing on or before 5:00 PM on April 7, 2008. 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 98057, Appeals to the Examiner are governed by City of Renton Municipal. Code Section 4-8-110.13. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, V; Gerald C. Wasser Associate Planner Enclosure cc: King County Wastewater Treatment Division WDFW, Stewart. Reinbold David F. Diet zman, Department of Natural Resources WSDOT, Northwest Region Duwainish 'rribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe 1055 South Grady Way -Renton, Washington 48057 This paper contains 50%.recycled material, 30% post consumer RENTON AHEAD OP THE CURVE 46 CITY OF RENTON DETERMINATION OF NONSIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA08-139, SA -H, CU -H, ECF APPLICANT: N & C Investments LLC PROJECT NAME: 2nd and Main Mixed Use Apartments DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Pian Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetof commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly p[roperty line and from Main Avenue South. The subject property lies within a seismic hazard area. LOCATION OF PROPOSAL LEAD AGENCY: MITIGATION MEASURES: 207 Main Avenue S The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations delineated in the Geotechnical Engineering Study; dated July 18, 2007, prepared by Geotech Consultants. 2. Erosion Control shall be installed and maintained during construction in. accordance with the State Department of Ecology Erosion and Sediment Control Requirements as delineated in the 2005 Storm Water Management Manual. 3. A Parks Mitigation Fee of $354,50 for each multi -family unit and shall be paid prior to issuance of building permits The project includes 101 multi -family units and the fee is estimated to $35,804.50. 4. Work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during.earthwork activities. 5. A Transportation Mitigation Fee of $75.00 for each new trip. attributed to the development shall be paid prior to issuance of building permits. The project is expected to generate 1,042 new daily trips and the fee is estimated to be $75,150. 6. A Fire Mitigation Fee of $388.00 for each multi -family unit and $0.52 per square foot of commercial space shall be paid prior to issuance of building permits. The project includes 101 multi -family units and 9,344 square feet of commercial area and the fee is estimated to be $44,047.88. 7. An avigation easement shall be provided and notification shall be provided to each tenant through individual lease agreements. ERG Mitigation Measures Page 1 of 1 0 CITY OF RENTON DETERMINATION OF NONSIGNIFICANCE -MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA08-139, SA -H, CU -H, ECF APPLICANT: N & C investments LLC PROJECT NAME: 2"d and Main Mixed Use Apartments DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetof commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access. to the site would be provided from the alley along the westerly p[roperty line and from Main Avenue South. The subject property lies within a seismic hazard area. LOCATION OF PROPOSAL: 207 Main Avenue S LEAD AGENCY: The. City of Renton Department of Community & Economic Development Planning Division Advisory Notes fo Applicant.- The pplicant.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 the Hours of 8;30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Department of Community & Economic Development. 2. Commercial, multi. -family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m_, Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Fire: 1. The preliminary fife flaw is 4500 GPM, one fire hydrant is required within 150 feet of the structure and four additional hydrants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored on site. 4. A site plan for Pre -Fire planning is required to be submitted prior to occupancy in prerequisite format. ERC Advisory Notes Page 1 of 1 0 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA08-139, SA -H, CU -H, ECF APPLICANT: N & C Investments LLC PROJECT NAME: 2nd and Main Mixed Use Apartments DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetcf commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly p[roperty line and from Main Avenue South. The subject property lies within a seismic hazard area. LOCATION OF PROPOSAL: 207 Main Avenue S LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division 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 April 7, 2008. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: March 22, 2008 DATE OF DECISION: March 17, 2008 SIGNATURES: Ah 74 J (311 7 D Gregg e rqw6ii,-Aa mi6istrator D5 -t4 I. David Dan)6I Clef e ate Public W ks Fire Departt Terry Higashiyama, Administrator Community Services Date Vi w Mlexetsch, inistrator Date is Department of Community & Economic Development • 2"d & Main Mixed Use Apartments (Wasser) LUA07-139, SA -H, CU -H, ECF The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the onstruction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetof commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly p[roperty line and from Main Avenue South. The subject property ties within a seismic hazard area. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director F. Kaufman, Hearing Examiner C. Duffy, Deputy Chief/Fire Marshal J. Medzegian, Council P. Hahn, Transportation Systems Director R. Lind, CED Planning Manager L. Warren, City Attorney O ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE [March 17, 2008 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday, March 17, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. 2"d & Main Mixed Use Apartments (Wasser) LUA07-139, SA -H, CU -H, ECF The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the onstruction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feetof commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly p[roperty line and from Main Avenue South. The subject property ties within a seismic hazard area. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director F. Kaufman, Hearing Examiner C. Duffy, Deputy Chief/Fire Marshal J. Medzegian, Council P. Hahn, Transportation Systems Director R. Lind, CED Planning Manager L. Warren, City Attorney O ERC City of Renton of Community and Economic Development REPORTDepartment ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: March 17, 2008 Project Name: 2"' and Main Mixed Use Apartments Owner N & C Investments LLC Applicant: N & C Investmnents LLC Contact. Steve Thomas, TSA Architects Pile Number: LUA07-139, SA -H, CU -H, ECF Project Manager.• Gerald C.Wasser, Associate Planner Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. It is estimated that 15,000 cubic yards of earth would be excavated to accommodate the project. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feet of commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly property line and from Main Avenue South. The subject property lies within a seismic hazard area. Project Location: 207 Main Avenue South (the southwest corner of South 2'd Street and Main Avenue South) Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): 26,242 sf Proposed New Bldg. Area (gross): 134,094 sf Site Area: 29,530 sf (0.68 acre) Total Building Area GSF: 134,094 sf STAFF Staff Recommends that the Environmental Review Committee issue a RECOibIMENDATION: Determination of Non -Significance - Mitigated (DNS -M). Project Location Map ERCLL'A07-139.doc Cilt, uj R,,nton 1.7C 1_'U Dirision - Cr Plallw tg Dep(II-Imc W 2A'D : I�VI) MALY .11LYED (ISE A 'VIENT.S En )kraal Rri'ic ii Com mitred 1? port PLU,40-439, SA -H, CU -11, ECF Rcporl of"Mai-Ji 17_ 200,8 Pate 2 of 5 PART ONE: PROJECT DESCRIPTION ! BACKGROUND The proposed land tisc action, construction of a six -story mixed use building, would take place at the southwest corner of -South 2`J Strc<t and Nlain Avenue South in the Downtown Core Area of the City of Renton. The completed project wo,,ild provide 101 multi -family dwelling units. The residential units would include a mix of olw I)edl-00111 acid , ti,vo bedroom apartments. The project also vould include a net area of 9.344 square feet of 17(211M)l con wuivial space. A total of 125 parking stalls including 114 standard, S compact, 2 barrier-ti-ee accessible and l harrier -free accessible van parking stalls. Existing development on the site consists of two buildings (one of which is occupied by Jct City Espresso) and the remnants of a gasoline pump island_ Impervious materials cover approximately 98 percent of the property. The project site is located within a Seismic Hazard Area. Soil liquefaction may potentially occur during an earthquake cvcnt. During a geotechnical analysis it was found the site is underlain by approximately three feet of mill 5uils and gl-owld%%"Iter was encountered at approximately 20 tcct. Pilings would be required for constructions and slsorin, c)f�s(ljacent properties will be required dru-ine excavation for the below grade parking level. The Cl) Zone permits a residential density of 100 units per acre and itp to 150 units per acre with an approved ITearing Examiner Conditional Use Permit. The proposed project has a residential density of 148.5 units per acre and, therefore, requires the approval of I-learing Examiner Conditional Use Permit, Because the project has a residential density greater than 100 residential units and is greater than four stories or sixty feet in height, this project requires a site plan review before the Hearing Examiner. The site requires a total of 110 parking stalls; a parking modification is required for more than required parking. PRT TWO ENVIRONMENTAL REVIEW In compliance �-vith li('W 43.21 C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS -M with a 14 -day Appeal Period. B. Mitigation Measures 1. The applicant shall comply with the recommendations delineated in the Geotechnical Engineering Study, dated July 18. 2007, prepared by Geotech Consultants. 2. Frosion Control shall be installed and maintained during construction in accordance with the State Department of Ecology Erosion and Sediment Control Requirements as delineated in the 2005 Storni Nater Management Manual. 3. 1 Parks Mitigation Fee of $354.50 for each multi -family unit and shall be paid prior to issuance of build in, permits. The project includes 101 multi -family units and the fcc is estimated to 535,804.50. 4. Work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities, ERCLi'A07-139 Citi- of Roi,,ur= DCI -D Dh-[i ion - 2A 1), 1 VO MAIN JILVED b'S'E Rk:pcw, off' M;u rh 17, 2005 Ylcrnrrin� Uepru7ruerrt JENTS En c�rrlrrl Rc�i-icit Committee Rcpor7 t"OL U.9 0? -I39. SA -H. CL' -11. ECI' Page ; of 5 A Transportation 1 [itivgation Fee of .x;75.00 for each new trip attributed to the development shall be paid prior to issuance of building permits, The project is expected to generate 1,042 new daily trips and the fee is estimated to be S75,150, G. A Fire Mitigation Fee of $388.00 for each multi -family unit and $0.52 per square foot of commercial space shall be paid prior to issuance of building permits. The project includes 101 multi -family units and 9,344 square feet of commercial area and the fee is estimated to be $44,047.88. 7. An a`:ilTation easernent shall be provided and notification shall be provided to each tenant through individual lease agreements. C. E-Olibits Exhibit I Vicinity Map Exhibit 2 Zoning Map 11xh1bit 3 Proposed Site Plan lxhibit 4 Project Elevations Exhibit 5 aerial Photo of Project Site U. 11"rivIronniental Impacts The Proposal was circulated and revieitvd by various City Departrrlents and Divisions to determine whether dW applicant 1761S ude(hrcatel)) identified crud addressed environmental impacts anticipated to occur in conjunction 114111 the proposed development. Staff reviewers have icleritified that the proposal is likely to have the.fallolving probable impacts: 1. Earth Impacts: A Geotechnical Engineering Study, prepared by Geotech Consultants and dated July 18, 2007, Was ;rlbrnitted with the project application. The site is situated within a Seismic Hazard Area with the potential for soil liquefaction during the event of an earthquake. The _,cotcchnical report indicates that the site is underlain by loose to medium -dense alluvial (water deposited) sand and gravel. Loose soils are compressible under the anticipated building loads and would be potentially liquefiable below the water table. The report recommends that the proposed building be supported on deep Foundations embedded into very dense, native soils. Because of potentially caving near- surTacc soils and tgrnundwater, the report states that augercast piers are the most suitable deep foundation Option. Additionally. large cuts would be necessary near the property lines to facilitate construction of the underground parking garage. The upper soils are loose and prone to caving and cuts should be limited to an inclination of 1:5:1 (horizontal:vertical). Based on the current plans, the report states that shoring will be necessary along each side of the excavation. It is also recommended that the adjacent building to the south be underpinned using small diameter, driven pipe piles; this will ensure that loads from the neighboring buildins are not transmitted to the project's shoring or permanent below grade walls_ F- trtner. _hc {,eotechnical report discusses the effects of excavation on adjacent"adjoining structures. ]?ecommcndaticrns arc made for shoring, underpinning and other construction techniques to ensure that both the project and its neighboring structures are protected from the effects of excavation. These techniques include ineasures to reduce strong ground vibrations during demolition and construction, controlling water seepage and waterproofing. ERC Lt.'A07-139 Crrr of Kc'nlrxt L)(;.'D Drrrsion Cr at Alrnzrring DPparYnrew EV knewal C'on n ince° Reporr 2,AD.-0D,11.- LN MEW USF. A MENTS LU 107-139, SA -H CU -H, ECF Report of ylarch 17, 2008 Pa -e 4 of 5 In "unimary, the oeotechnical engineering study provides recommendations for Coundations, drainage, erosion control ,uid rctainintg walls. Due to the potential for impacts which could occur during construction, :),Lal i-cccm mends ihat compliance with the recommendations of the geotechnical engineering study s��,l�nritted tivith the prc�jeet ahplicatior� be required as a nlifigation pleasure. Slitigation Measures: I . The applicant shall comply with the recommendations of the Geotechnical Engineering Study prepared by Geotech Consultants, dated July Ili, 2007. 2. Erosion Control shall be installed and maintained during construction in accordance with the State Department of Ecology Erosion and Sediment Control Requirements as delineated in the 2005 Storm Water Manazcment Manual. \esus: SL -PA Environmental .Regulations. 2005 Department of Ecology Stormwater Management Manual 2. Parks and Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the apartments. It is anticipated that that the proposed development would generate future demand on City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Pails \litigation Fee based on S354.50 for each new multi -family unit. The fee is estimated to be 535 50 (101 multi -family units x 5354,50 — S35,804.50) and is payable prior to issuance of building permits. Mitigation Nfeastrres: The applicant shall pay a Parks Mitigation Fee of $354.50 for each new multi -family unit. This foe is estimated at 535,€304.50 and shall be payable prior to issuance of building permits. Nexus: SEPA Environmental Regulations, Resolution 3082 3. Historic and Cultural Preservation Impacts: The proposed project is located in an area with high probability for archaeological sites. While the site ha; III -CV iously been disturbed by development. there remains a potential for subsurface archaeological deposit". Staff rcc:ornmends a mitigation measure requiring that work shall immediately cease and the Washington Statc Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities. Mitigation Measures- Work shall immediately cease and the Washington State De1xartment of 'A and 14istoric Preservation shall be contacted should any archaeological artifacts be discovered during carni~~ orlc activities. Nexus: SEPA Environmental Regulations 4. Transportation Impacts: it is anticipated that the proposed project will result in adverse impacts to the City's street system. -1 hcrcfore, staff recommends that a mitigation measure requiring the payment of a Traffic Mitigat'on Fee be iir.poscd. This fee would be 575.00 for each new daily trip attributed to the development. The fee is estiin,rted to be 578,150.00 (1.042 daily trips x S75.00 — S78,150.00) which would be payable prior to the 1SSUance ol' building permits. FR I.C.1,A07-139 Cin of !��°r�t�,ri !)C I;i) 17n r:�iau C i.. Plurrrrin Uelru tnrcr�l CIn�, e11"a/ Renew Comn r11c', Report 1 \ 1) 1 N 11 11, 11.\ tI1.VED USF. A A l E TS �I. � 1 U "-139, SA -H. CU -H, ECFRepan of �I;;r��h I ?1111 Page 5 of 5 Mitigotion Measures: The applicant shall pay a Traffic Mitigation Fee in the amount of 575.00 far each ne,,v net daily trip prior to issuance of building hermits. The fee is estimated to be $78,150.00. texas: SI'PA Environmental Reguiations, Resolution 3082 5. Eire & Police Impacts: The proposal will add new residential units and will potentially impact Fire and Emergency services. Staff recommends a mitigation measure requiring the applicant to pay a Firc Mitigation Fee of 5388.00 for each new multi -family residential unit and $0.52 per square foot of commercial space, This fee is estimated to be $44,047.88 (101 units x $388.00 = $39,188.00 + 9,344 sf x 50.52 — 4,859.88) which would he payable prior to the issuance of building permits. Mitigation lYleasures: The applicant shall pay a Fire Mitigation Fee of 5388.00 for each new multi -family residential unit 111(1 `0.52 for each square foot of commercial space. This fee is estimated to be $44,047.88 nhirh vould be payable prier to the issuance of building permits. Nexus: SE1'A Environmental Regulations, Resolution 2913 E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers, Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination_ Appeal Process Appeals of the environmental determination must be filed in writing ou or before 5:00 PM, April 7, 2008. Renton Municipal Code Section 4-8-110.13 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clcrk's office along with a $75.00 application fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th FIoor, 1055 S. Grady Way, Renton WA 98057. A D VISOR Y NO ITS TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use. action. Because ihesc moles are provided as infornurtion only, they are not suUjecl to the appeal process for the Icrr0 lyse arliorre. Planning_.: I . R1i-1C' Section 4-4-030.0.2 limits haul hours between the hours of 8'30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Department of Community & Economic Development. ?. Commercial multi -family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Firc: I . The preliminary fire flow is 4500 GPM. one fire hydrant is required within 150 feet of the structure and I -Our additional hydrants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored on site. 4. A site plan for Pre -Fire planning is required to be submitted prior to occupancy in prerequisite format. ERC LU,!07-139 J YM UOIWtl ul 4 A -sjdV uieyy - Is PUZ - ------ i�51 I vsi 44 J fs A v *10 I 41 J fs v I 41 J fs v 41 IL t7 al lu -4j Q 6t J v 41 IL t7 al lu -4j J �x��i� A& i •S;dd uieW 2 puZ �esl 4i� — H / � 1cc, CONC. �DRIVE,. W Ln LANE STRIPE to 44m ONE WAY - V0 W ul. — .—. — — i bIJ. S. 2ND ST. . pa wm M r WR -..� TEL _— 1 l 1 � i i I sa. wiz o U-)' =N W) I ff of o of o N n# E s i ! H L �L W, =",� a I i6 was � T 1 KLLo g,2�f �xn � A > qz L hIF m a jVi 2 O o�p m €O •� 7 7 �H 's.. � 2-p3 VO w`yhy��W 1 I I •' ui1 Lk°paw B\ ka�� iv 1 J w �agturc a �.��vWi a �L•'3�� -. 1 N 8 Lo I ❑ci 'o I j -- -88_24'29"-W -------- 115.09--- ---- ---- 30.0 30.00 J.1 Il 0 i C m ".1-8 •sldV uilelyNy I? puZ VS1 I Emma co C14 8 Lu LLRL w mo m Q ui m ".1-8 •sldV uilelyNy I? puZ VS1 I Emma i 16 UJU. 20 ido Ym uoluau -sldV uieVq T puZ lei AWJ q 1 i -L 1 C41 �X� IE --- Renton City Limits Parcels 0 Renton SCALE 1 : 975 50 0 50 100 FEET 150 N 1 http://rentonnet.org/M2pGuide/maps/P2rce1.mwf Thursday, March 13, 2008 2:44 PM `Y o PLANNING/BUILDING/ u Y 2008 ♦ ■�.�, ♦ PUBLIC WORKS DEPARTMENT �� 1�z.Z� M E M O R A N D U_ M DAT}: February 29, 2008 TO: Economic Development Fire/Plan Review FROM: Jerry Wasser, Development Planning SUBJECT: 2nd & Main Apartments Revised Submittal — Green Folder Review LUA07-139, SA -H, CU -H, ECF The applicant has requested design modifications to the original submittal for the above referenced project, Attached, for your review, are the revised submittal materials and a sheet detailing the items to be either replaced or added, Please complete your comments and return them along with the original green folder and this additional green folder to Stacy Tucker, Planning Secretary, by no later than March 11, 2008. If you have any further questions, please contact me at x7382. Thank you. /1/0 4�;- L 4-�� O00 end �� e^14f- 4 .v l 2 /5/0;7. 4ta , ..3)(? 1 124 vj,) &-,) 3 �7 /o g f CITVdFF RENTON + >47 + Planning/Building/PublicWorks Department Denis Law, Mayor Gregg Zimmerman P.E., Administrator February 29, 2008 Steve H. Thomas, Manager TSA Architects 10800 NE 108th Street, Suite 300 Bellevue, Washington 98004 SUBJECT: 2nd and Main Mixed Use Apartments LUA07-139, SA -H, CU -H, ECT "Off Hold" Notice Dear Mr, Thomas: Your letter of February 14, 2008 describing. design modification revisions has been received. Your project has been taken off hold and the City will continue review of the 2A and Main Mixed Use Apartment project. The project has been rescheduled for ERC on March 17, 2008 and is tentatively scheduled to go before the Hearing Examiner on April 15, 2008 at 9:00 am. If you have any questions, please contact me at 425-430-7382. Sincerely, /f Gerald C. Wasser Associate Planner cc: N&C Investments LLC / Owner Parties of Record 1055 South Grady Way - Renton, Washington 98057 SThis paper contains 50% recycled material, 3D% post consumer RENTON AHEAD OF THE CURVE �� O PLANNING/BUILDING/ + a: y= * PUBLIC WORKS DEPARTMENT �Ns� M E M O R A N D U M DATE: February 29, 2008 TO: Economic Development Fire/Plan Review FROM: Jerry Wasser, Development Planning J6 SUS.IECT: 2" d & Main Apartments Revised Submittal — Green Folder Review LUA07-139, SA -H, CU -H, ECF The applicant has requested design modifications to the original submittal for the above referenced project. Attached, for your review, are the revised submittal materials and a sheet detailing the items to be either replaced or added. Please complete your comments and return them along with the original green folder and this additional green folder to Stacy Tucker, Planning Secretary, by no later than March 11, 2008. If you have any further questions, please contact me at x7382. Thank you. tr0itI N,E_?s"' Srrret Slllti WA • 14 February 2008 TSA City of Renton Development Services Division 1055 S. Grady Way Renton, WA 98055 Re: Design Revision Modifications — Renton 2.d & Main Mixed Use Multifamily - LUA07-139, SA -H, CU -H, ECF The Renton 2nd & Main Apartments design has been modified per our client's request. We still have 101 units however the units have been slightly reduced and second we have changed one of the larger studio units to a smaller unit to be more market responsive. The second change relates to moving the Lower Level Parking Ramp to the north about 10' due to soils concerns on our SE corner of the site. The net effect of our changes does not modify the project concept, design character, colors, massing, roofline or detail. .Attached are the following revised documents: Revised documents cover letter 1 copy Narrative 12 copies Updated Environmental Worksheet 12 copies The attached environmental checklist has been amended to reflect the building minor area adjustments. Amended "hand written parking letter" 1 copy Architectural Drawings Provided are 12 copies that include: Sht A0.1 Title/Cover Sheet/Project Information Sheet replaces previous A0,1 Revisions include; Land Use Compliance Reference — table 4-14-3.0 Off street Parking Total residential and commercial parking spaces changed from 134 to 125 Square Footage Summary Chart has been updated Sht. A1.1 Site Plan Sheet is to be replaced. Current sheet reflects the minor unit size reductions. Sht. A2.1 Garage Level — Building Plan 20C610_cort_juri,dictinn_04.dr)c Sheet to be replaced. Entry ramp has been moved approx 10' to the North and parking stall reduction occurred. Sht. A2.2 Commercial Level — Building Plan Sheet to be replaced. Entry ramp has been moved approx 10' to the North and parking stall reduction occurred. NMinor reduction in our south side retail space. Sht. A2.3-2.5 Residential Levels — Building Plans Sheets to be replaced. Units were reduced in area and building plans were updated_ Sheet A2.5 is now level R5 as three units were combined to create two units. It is the reduction of 102 units to 101. Sht. A2.6 Roof Plan Replaces sht A2.5. This roof plan sheet was sheet A2.5 and is now sheet A2.6 Five copies of the following sheets: Sht. A5.1, A5.2 Exterior Elevation Sheets Replaces shts A5.1 and A5.2. Exterior elevations were updated to reflect unit reductions. Exterior elevations do not change in design, materials colors or detailing. We have folded the replacement sheets to an 8.5x11 approximate size. The printed sheets are 30"x40" thus the folded documents are a bit smaller than 8.5"x11". The following documents were not changed: • Landscape Design • Utility Plans • Soils Information • Traffic Study Thank you for your assistance. Please let us know the updated schedule to get our project back on track. Cc N&C Investments LLC Encl 2011616_corr_jurisdic [icm_04.doc As E TSA � .a i r�'rrlc; 13 February 2008 City of Renton Development Services Division 1055 S. Grady Way Renton, WA 95055 Re: Parking Modification for 2-1 & Main Mixed Use Multifamily - LUA07-139, SA -H, CU -H, ECF Ii18'0n N.F._ 8"' S(,t,r In our initial submission we submitted a "hand written" letter addressing our 13 11— ijo, W A additional parking for this project. Attached is a copy of that document. ,1 ti 00 a This letter is being provided in addition as we have revised our building parking 1 4''.4"'.`'a design. In doing so our parking count has been reduced from a total of 134 parking i a'=.a i. ,,,, stalls to 125 parking stalls. As previously stated our additional parking will not adversely affect the appearance of our project as all parking is contained within the building structure. End 2006 l O_corr_judsdiction_03. doc t t.0 ,-tA, s - c � 5 P Ir ,V- V KA 0 -(Z) 0 TSA November 20, 2007 City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 r Re: Site Plan Review Project Narrative for 2nd & Main project (Amended 13 February 2008) F, 1? 15 yam IiIxi N ` 8" S! ,t PROJECT LOCATION / EXISTING CONDITIONS , ''tt b c 11;.,.t, WA The project site is bounded by an alley on the West, Pounder's Bar and Grill on the South, South 2nd Street on the North and Main Ave on the East. The site is in downtown Renton in the Center Do�zntown zone (CD). The site is approximately 23560 square feet. "' 42'41''-''�''x Currently there is 1 story concrete building and a one-story glass building on the site along with existing pump islands. All proposed structures are to be demolished. No trees or vegetation on the site is being altered or removed. The soils on the site have been analyzed and a separate geotechnical study accompanies this Site Plan Review Submittal. PROPOSED DEVELOPMENT A six story mixed-use project with associated structured parking is proposed for the site. The building will contain a total of 101 residential units and approximately 9,000 square feet of commercial space. Parking will be accommodated with two levels of parking, one at a basement level and the other within the first .floor. Parking at Street level will be accessed from the alley on the West side of the site and the other entrance would be from Main Street. The density of the proposed project will be 150 dwelling units per acre. The maximum outright density allowed in the CD zone is 100 dwelling units per acre. Therefore administrative conditional approval Will be required to develop the property to the proposed density. PARKING It is proposed that traffic to the two level parking garage will enter at two points. One level of parking will be within the first story and the other will be at basement level. The structured parking at street level is accessed through the alley from S 2n8 Street. Residential parking in the CD zone is to be provided at 1 space per dwelling unit and commercial parking is to be provided at 1 space per 1000 square feet. There are 101 units in the 2(R)2U2_corresp_c0 nsu1t_juiis_200616_sike Plan revim_PrujcctNarrative.doc proposed project therefore 102 residential parking spaces are required. There is 9344 square feet of commercial space therefore 9 spaces are required for that use. We have a total of 125 spaces. 114 are residential and 11 parking spaces are for commercial use. The additional parking proposed will not adversely affect the appearance of the project because it is all contained within the building structure. RESIDENTIAL There will be five levels of units with 18 units on level R1, 21 units on levels R2 thru 4 and 20 units on level R5 for a total of 101 units above a 3 hour rated post tensioned concrete slab. Units will vary in size from a 540sf Studio to a 2 bedroom, 2 -bathroom unit with 1138sf. The main residential lobby for the building will be located off Main Street. In order to provide added modulation to the building and opportunities for a variety view outlooks from the building we request a right of way use permit for bay window areas on the building which cantilever over the right away no more than 24" and would be at least 13'-0" above the sidewalk where they occur. COMMERCIAL The most prominent portion of the street level is dedicated to 9,132 net square feet of commercial space. There are two entrances at our plaza level. One entrance will be oriented to the corner of the building at intersection South 2nd Street and Main Street with the other entrance occurring rnid--way on Main Street. The entries will be further highlighted by their distinct architectural design elements being proposed for both locations. STATISTICS Total lot coverage at grade: 99% Total area of parking 36,977 sf Total area of residential 73,780 sf Total area of commercial 9,132 sf Lobby at Grade level 3,952 sf Estimated Construction Cost $10 million Estimated Fair Market Value $13 million Estimated Quantity of Excavation 15000 CY Height of building 70•' IBC Construction Type—Level 1 Type I -A IBC Construction Type—Levels 2-6 Type V-A ager 200202_corresp_consu]t_juris_20061(_sitr plan revicw_ProjcctNarrative.duc DEVELOPMENT PLANNING CITY OF RENTQN FEB 15 2008 RECEIVED DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. 0 A. BACKGROUND 1. Name of proposed project, if applicable: 2nd & Main Apartments 2. Name of applicant: David Hoy 3. Address and phone number of applicant and contact person: David Hoy 7432 SE 27`h ST, Mercer Island, WA 98040 4. Date checklist prepared: October 25'h 2007. Amended 13 February 2008 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Start construction at time of issuance of permit and target to finish in 16 months August 2009. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. SEPA, Site Plan Approvals 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No 10. List any governmental approvals or permits that will be needed for your proposal, if known. Conditional Use Permit Site Pian Approvals Building Permit, 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The project will consist of 101 units in 5 levels of apartments over 1 level of commercial with 1 level of below grade parking. The building Site is 0.67 acres and the total building area 138,177 sq ft. Area includes R-1 Residential Level Plaza. LJ 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic reap, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. See attached legal description, site plan, vicinity map and topographic information submitted as part of the site plan review application. 207 Main Ave South, Renton WA B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle ane); flat, olling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope?) 0% C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. See soils report provided as part of this submittal. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not known e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. We do not anticipate any fill being needed. The site will be excavated to accommodate 1 level of below grade parking. Approximately xxx cubic yards of cut will be required for this project. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. TESC measures will be developed for this project by our civil engineer and put in place by the contractor in order to prevent erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 9$% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any., TESC measures as described by civil Engineer to be followed AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During Construction: Dust and Emission s from the Construction Equipment After Construction: Automobile Emissions from resident Vehicles b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No C. Proposed measures to reduce or control emissions or other impacts to air, if any: Maintain all power tools,equipment and construction machinery in good working condition during construction 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. NIA 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100 -year flood plain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? if so, describe the type of waste and anticipated volume of discharge. No 4 b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. IM 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Run off will occur from impervious area which will include roofs, decks, veranda areas. Water from these areas will be collected and discharged into Lake Washington. 2) Could waste material enter ground or surface waters? If so, generally describe. NO d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Project will be designed to the current surface water regulations adopted by City of Renton. 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other lahrvbs grass re crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eel grass, miifoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Site has no trees or vegetation C. List threatened or endangered species known to be on or near the site. None Known 0 Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: See Landscape Plans submitted as part of the Site Plan Review ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site.- Birds: ite: Birds: hawk, hero ea le bird , other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None Known Is the site part of a migration route? If so, explain No d. Proposed measures to preserve or enhance wildlife, if any: None 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and gas will be used for heating. Electricity will be used for lighting, ventilation and household equipment. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. 09, C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The project will be designed to meet all Washington Energy Code requirements. 7. ENVIRONMENTAL HEALTH Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. There is a limited potential risk of fire or spillage of fuel associated with heavy construction equipment and motor vehicles. This is typical of all construction projects. The building will be designed to meet fore code requirements. 1) Describe special emergency services that might be required. Only Conventional Fire and rescue services might be required 0 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? General Automobile traffic. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short Term: General Construction activities Long Term: Traffic in and out of the project 3) Proposed measures to reduce or control noise impacts, if any: N/A 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? There is no use associated to the site.Most recently the site was used as a pump with parking area. b. Has the site been used for agriculture? If so, describe. No C. Describe any structures on the site. 1 story conc. Bldg. 1 story glass Bldg. d. Will any structures be demolished? If so, what? All existing structures will be demolished e. What is the current zoning classification of the site? The zoning is Center Downtown(CD),In addition the subject site is located within the Downtown Core Area and Urban Center Design Overlay District A. f. What is the current comprehensive plan designation of the site? CD g. If applicable, what is the current shoreline master program designation of the site? NIA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No 7 i. Approximately how many people would reside or work in the completed project? 220 j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any; None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The Project will be designed to comply with City of Renton Land Use Policies and reviewed to insure compliance. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 101 units, middle income. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 70' b. What views in the immediate vicinity would be altered or obstructed? None C. Proposed measures to reduce or control aesthetic impacts, if any; Comply with City of Renton zoning standards to develop an aesthetically pleasing Project. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The proposed project is not anticipated to produce glare or cast light into neighboring projects. 0 L b. Could light or glare from the finished project be a safety hazard or interfere with views? No C. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None Required 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Renton Downtown and neighboring towns offers a range of recreational opportunities. RENTON HIGH School with various activities is to the immediate Northwest of the site -The Cedar river trail is to the North and the City baseball recreation Center is to the east. b. Would the proposed project displace any existing recreational uses? If so, describe. No C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Level 1 of the project is commercial /retail in character with downtown Renton District 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: N/A 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The Site will be accessed by Main Ave S to the building. 1 405 is the closest highway serving the Site. Site Plan and vicinity map are provided as part of the submittal. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? 0 The Site is 3 blocks away from the Renton Transit Center on Burnett ave on the West. C. How many parking spaces would the completed project have? How many would the project eliminate? Total No. of parking spaces 125 d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No new streets however we will have new sidewalk. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. See Traffic Study provided as part of the Site Review Application_ f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. See Traffic Study provided as part of the Site Review Application. g. Proposed measures to reduce or control transportation impacts, if any: None See Traffic Study provided as part of the Site Review Application. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe_ There will be an increased need for police, EMT and healthcare services and maybe schools. b. Proposed measures to reduce or control direct impacts on public services, if any. None Planned. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. All listed above with the exception of Septic System. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Power- Puget Sound Energy Gas- Washington Natural Gas Water and Sewer- City of Renton Telephone- Qwest Refuse- Waste Management 9 0 G. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in r?� lance upon this checklist should there be any willful misrepresentation or willful lack of full disclos e.Q my part. Proponent: ifT Name Printed: Date. - L' II 0 0 D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and programs. You do not need to fill out these sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are.- 5. re: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 17 0 0 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. SIGNATURE 1, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understo, d that the lead agency may withdraw any declaration of non -significance that it might issue in reU� nc upon this checklist should there be any willful misrepresentation or willful lack of full diselq jdyg� njrpy part. Proponent: Name Printed: Date: ENVCHLST,DOC REVISED 6198 1.1; i MW IRW PROJECT LUA 07-139, SA-H, CU-H, ECF 2"d & Main Apartments City of Renton Department of Planning 1 Building / Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 89 Police Calls for Service Estimated Annualiy CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction trailer or storage area should be completely fenced -in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-112" throw when bolted. Glass windows in construction trailers should be shatter -resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED COMPLEX All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry -resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or tenants. It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee entrances should have coded access to prevent trespassing. . Having an alley way on the west side of this complex creates an opportunity Security Survey Page 1 of 2 07-139 for public access, which 0 can provide opportunities for crnals to enter this building sight -unseen. I discourage public access (either for business or residential) via the alley -way. If there are payphones in the business complex, it is recommended they be outgoing use only. Public payphones tend to attract drug traffic and having only the ability to call out on payphones severely hinders this type of activity. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for customers of the complex. This area of Renton is quite isolated following commuter hours, but pedestrian traffic remains heavy due to the "nature" of some businesses in the are (i.e., Stiffys). The structure should have a building number clearly posted with numbers at least 6" in height and of a color contrasting with the building. Unit numbers for the dwellings should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility — not too dense and not too high. Too much landscaping will make customers, employees, and tenants feel isolated and will provide criminals with concealment to commit crimes such as burglary. It is key for a business complex of this size to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations throughout the property, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Security Survey Page 2 of 2 07-139 City Ainton Department of Planning / Building / Pub , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 13, 2007 APPLICATION NO: LUA07-139, SA -H, CU -H, ECF DATE CIRCULATED: NOygA4gZR29,2007 APPLICANT: N&C Investments LLC PLANNE - izab thl-liggins PROJECT TITLE: 2 n & Main Apartments PLAN REVIEWER: Jan Illian = dr SITE AREA: 29,530 square feet BUILDING AREA (gross): 112,734 square feet LOCATION: 207 Main Avenue S WORK ORDER NO: 77846 PLEASE RETURN TO THE PLANNER IN DEVELOPMENT PLANNING 6T" FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a parking code modification, and Environmental (SEPA) Review for the construction of a 6 -story, 69 -foot 10 -inch tall mixed-use building on a 29,530 square foot site located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Center Design Overlay District A. The proposed building would include 99,650 square feet of residential with 101 residential units, 13,084 square feet of commercial space, and 134 parking stalls within 38,194 square feet of under building structured parking. Access to the site would be provided off of the alley located along the west property line and off of Main Avenue S. The project site is located within a seismic hazard area. 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 Land/Shoreiine Use Animals Environmental Health Energy! Naturaf Resources Airport Environment 10, 000 Feet 14, 000 Feet Element of the Environment Probable Probable More 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 C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a4tional information is needed to properly assess this proposal. Signature o-Mirector or Aliithorized Representative Date - iI �%0110 �City of Seattle Greetor Nickels, Mayor Y Seattle Public Utilities Chuck Clarke, Director December 12, 2007 Attn: Elizabeth Higgins, City of Renton Planning/Building/Public Works Department Development Services Division Sixth Floor Renton City Hall 1055 South Grady Way Renton WA 98055 RE: Notice of Application and Proposed Determination of Non - Significance -Mitigated (DNS -M) 2nd and Main Apartments LUA07-139, SA -H, CU -H, ECF Dear Elizabeth, Thank you for sending Seattle Public Utilities a copy of your Notice of Application and Determination of Non -Significance -Mitigated for this project. This letter is to provide notice that Seattle Public Utilities operates a 66" inch water transmission pipeline within S 2nd Street in the vicinity of this project. This pipeline is one of our main water transmission lines which supplies water communities in Seattle and in various communities in King County. I have enclosed a copy of our map book sheet showing the approximate location of the fib" pipeline. If there is excavation, construction or operation of heavy equipment performed in the area of our pipe, "Consent" or "Permit" needs to be obtained from Seattle Public utilities. Also, Seattle Public Utilities should be included in the pre -construction process, plan review and the actual construction if the pipeline area is affected. Information needed by SPU Three copies of scalable Plan, Section and Profile drawings that show the planned improvements in proximity to our pipe. These plans will be reviewed for comment by SPU Operations staff & engineers. The planned start and finish dates. Seattle Municipal "rower, 700 Fifth Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TTY/TDD: (206) 233-7241, Fax: (206)084-4631. Internet Address: http:Nwww.seattle.govlutil/ An equal employment opportunity, affirmative action employer, Accommodations for people with disabilities provided upon request. 0 Information you may need • Record plans of our facilities can be obtained from the City of Seattle Vault which is located at the 47th floor of the Seattle Municipal Tower, 700 5th Ave., Suite 4700, Seattle, 98124. The phone number there is 206-684-5132. • Any work in close proximity to our pipeline (including locating by potholing) must be supervised by SPU. Call SPU's Lake Youngs Headquarters at 206-684-3933 at least 48 hours in advance. • Pipe protection may be necessary if heavy equipment crosses the pipe. Typical temporary bridging would be timbers and steel plate. If anyone connected with this project should need additional information please contact me at 206-684-5969 or e-mail bob.gambill@seattle.gov. Sincerely, Bob Gambill Sr. Real Property Agent Enclosure: Map book page 328 showing approximate location of the S 2nd Street Supply Line Seattle Municipal Tower, 700 rifth Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TTYIfDD: (206) 233-7241, pax: (206) 684-4631. Internet Address: httpWwww.seattle.gov/util! An equal employment opportunity, affirmative action employer, Accommodations for people with disabilities provided upon request. -0 m3 +6 • Kathy Keolker, Mayor December 18, 2007 Steve Thomas TSA Architects LLC 10800 NE 8th Street #300 Bellevue, WA 98004 Subject: 2nd & Main Apartments LUA07-139, SA -H, CU -H, ECF Dear Mr. Thomas: CITY&F RENTON Planning/Building/PublieWorks Department Gregg Zimmerman P.E., Administrator It has come the attention of the Development Planning Section of the City of Renton that the above -referenced project requires revisions and subsequent resubmittal of application materials. The project was tentatively scheduled for consideration by the Environmental Review Committee on December 31, 2007. This meeting will be rescheduled after we have reviewed the resubmitted materials. Depending on the date of the ERC meeting, the Public Hearing currently seheduled for February 5, 2008 may also be rescheduled. A hold, therefore, has been placed on this project as of the date of this letter. Please contact me at (425) 430-7382 if you have any questions. Sincerely, Elizabeth Higgins, AICP Senior Planner cc: N & C Investments LLC / Owner 1055 South Grady Way - Renton, Washington 48057 This paper contains 50% rAcyded material, 30% post consumer R]�NTQN AHESD OF THE CURVE 0 0 MUCKLESHOOT PRESERVATION PROGRAM 39015 172nd Ave. S.E. Auburn, WA 98092 Phone: (253) 939-3311 FAX: (253) 876-3312 December 7, 2007 Christine Taylor Preservation Program Assistant Muckleshoot Indian Tribe 39015 172nd Ave SE Auburn, WA 98092 RE: 2nd & Main Apartments Dear Elizabeth Higgins: INDIAN TRIBE I �r y On behalf of the Preservation Committee, I have reviewed the information sent on 11/29/07 regarding the 2nd & Main Apartments and have the following comments. The 207 Main Avenue S property is an area the Tribe has flagged as high potential for archaeological discovery. This project is located in an area which has a high probability for archaeological sites. Although the area is part of the built environment, there may be a potential for buried archaeological deposits. Information regarding previous surveys and recorded archaeological sites is available from the Department of Archaeology and Historic Preservation, in Olympia. If the project area has been previously disturbed, we would appreciate documentation that shows that the disturbance extends to the depth of planned construction excavation. From past experience we have learned that areas that show surface disturbance can still contain intact subsurface deposits. If the project area has been previously surveyed, then the following requests can be disregarded. Due to the project's ground disturbing activities and the potential for archaeological discovery, the Preservation Committee is requesting that a professional Archaeologist be retained to conduct an overview study and provide recommendations as to whether additional fieldwork, and/or monitoring is necessary. The Preservation Program does not represent the Wildlife Program and the fisheries Program which are separate departments under the Muckleshoot Indian Tribe. Please contact these departments separately for their input on this project. We appreciate the effort to coordinate with the Muckleshoot Tribe prior to site preparation. The destructive nature of construction excavation can often destroy a site and cause delays and unnecessary expense for the contractor. If you have any questions, please contact me at 253-876-3272. Thank you for keeping the Tribe informed. Sincer Laura Murphy, Tribal Archaeologist CC: Stephenie Kramer, Assistant State Archaeologist, DAHP The Muckleshoot Tribe is a federally recognized Indian Tribe with reserved rights under the Treaty of Point Elliott and the Treaty of Medicine Creek to (among other rights) hunt and gather on all open and unclaimed lands. William Collins 420 Cedar Ave So -� Renton, WA 98057 ( December 7, 2007 Elizabeth Higgins Senior Planner City of Renton Subject: 2nd & Main Apartments LUA07-139, SA -H, CU -H, ECF Dear Elizabeth: I am taking this opportunity to submit three comments on this project prior to the cut-off date of December 12. The proposed apartment building will be located at the southern end of Bronson Way. Bronson Way has been identified as a major point of entry to the city core and because of its orientation, Bronson Way leads directly to the intersection of Main Ave S and S 2nd. Suzanne Dale Estey, the city's economic development director, said "Bronson Way is a very high profile entry point to the city." (per page 5 of the Dec 1 Renton Reporter). She made the comment that the city is trying to improve the entry image along Bronson. Suzanne also stated that when residential areas abut a commercial area, some "level of incompatibility" can be expected at times. In this instance, the businesses in the area have existed for many decades, while the introduction of multi -family residential construction within the downtown core area usually results in sidewalks alongside long, uninteresting and inaccessible building facades. The proposed structure, as reviewed at a Renton City Hall public meeting a few months ago, incorporates an image similar to a large office building recently built on the northern end of Mercer Island. It was expressed at that time that the tremendous size of the perimeter columns be scaled down and that overall features pick up on the theme of the design surrounding the newer buildings such as the Piazza, Merrill Gardens, etc. This would scale the project down to be more people friendly, especially as viewed from the sidewalks surrounding the site. After reviewing the City of Renton's Environmental Regulations, I have the following comments as they pertain directly to this project: The City of Renton does not have ordinances or incentives, as the City of Seattle does, to require developers, in the downtown business core, to dedicate a percent of the street level area to open or "people" spaces when a project exceeds a certain size. The proposed half - block long, six story apartment building within the downtown business core would certainly qualify for needing to meet these rules if they existed in our construction guidelines. It is unfortunate that the proposed development does not incorporate an eastern poi ,,91 ;Utry, such as an entry court, that would allow the building to be people friendly agvFt palrFqc pleasant view upon entering the business core along Main Street, 1IJEj BUILDING DIVISION After reviewing a few of the published city's Environmental Regulations, the closest the city comes to addressing these issues are as follows. We are hoping that your office can enforce these elements while addressing the concerns of Suzanne: (Quoted from the City of Renton Environmental Regulations) Section 3, Architectural Design, para I, 1, a.: (beginning on page 70) The design must "ensure that buildings ... appear to be at a human scale and all sides are visually interesting ... with modulation or articulation at intervals not to exceed 40 feet." Sub para d., I: "Building facades should be modulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, and add visual interest and enhance the character of the neighborhood." Para 2, sub para a., i. (a): The design should ..."reduce the scale of long buildings." (This section also deals with pedestrian scale in relation to large, long buildings.) In addition to the above requirements, I am also questioning Section 4-4-080, page 4-20.2: "Sufficient on-site parking ..." (No off-site parking is proposed). We have observed at that the preliminary design review presented to the City Arts Commission, that a percentage of the parking is tandem parking (two vehicles end to end in a single, long parking space). This would not allow tenants easy access to their vehicles as designed. It would appear that the proposed parking garage does not allow enough parking for a six -story apartment building, nor provide adequate ADA parking, plus adequate parking for the commercial space as well. The entire garage is above grade to allow access from the alley behind the building, however the square footage required for a six -story apartment building plus the proposed commercial space seems questionable. If this were a senior living or assisted living facility, this issue would not have quite the impact that is now being proposed. New residential and commercial buildings must meet certain minimum parking standards without impacting the neighborhood. Therefore, we feel that this complex of apartments (future condominiums) along with the required fire exits, loading zones, and elevator / exit towers take up a great deal of the footprint of the building and appears to be too great for the existing site. Widening the alley to accommodate adequate two-way traffic will also compress the width of the usable street level parking within the building. In conclusion, our comments focus on the appearance of this large structure on an axis with a primary access to the downtown core; a lack adequate public space or modulation of the facade; and upon the parking requirements that don't seem adequate for the size of the project. Sincerely, ,el 4r`'Z William Collins City Anton Department of Planning / Building / Puaorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 13, 2007 APPLICATION NO: LUA07-139, SA -H, CU -H, ECF DATE CIRCULATED: NOVEMBER 29, 2007 APPLICANT: N&C Investments LLC PLANNER: Elizabeth Higgins y PROJECT TITLE: 2"d & Main Apartments PLAN REVIEWER: Jan Illian'_ -SITE AREA: 29,530 square feet BUILDING AREA (gross): 112,734 square f et,.:, , LOCATION: 207 Main Avenue S WORK ORDER NO: 77846 PLEASE RETURN TO THE PLANNER IN DEVELOPMENT PLANNING 6TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a parking code modification, and Environmental (SEPA) Review for the construction of a 6 -story, 69 -foot 10 -inch tall mixed-use building on a 29,530 square foot site located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Center Design Overlay District A. The proposed building would include 99,650 square feet of residential with 101 residential units, 13,084 square feet of commercial space, and 134 parking stalls within 38,194 square feet of under building structured parking. Access to the site would be provided off of the alley located along the west property line and off of Main Avenue S. The project site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable Minor Major Impacts Impacts More Information Necessary Earth Aesthetics Air Recreation Water utilities Plants Public services Lar)&Shorohne Use Historic/Cuitural Preservation Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation utilities Trans ortation Public services Historic/Cuitural Preservation Airport Environment 10, 000 Feet 14, 000 Feet C. CODE-RELA TED COMMENTI f L� c,, cCe c)c-) 6 , F, V" A4 --e vt 2 ' ° VA Cca41 We have reviewed this application with particular attention to those areas in which we have expertise Ind 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 Anton Department of Planning / Building / P*Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pd r COMMENTS DUE: DECEMBER 13, 2007 APPLICATION NO: LUA07-139, SA -H, CU -H, ECF DATE CIRCULATED: NOVEMBER 29, 2007 APPLICANT: N&C Investments LLC PLANNER: Elizabeth Higgins PROJECT TITLE: 2 r & Main Apartments PLAN REVIEWER: Jan Illian SITE AREA: 29,530 square feet BUILDING AREA (gross): 112,734 square feet LOCATION: 207 Main Avenue S WORK ORDER NO: 77846 PLEASE RETURN TO THE PLANNER IN DEVELOPMENT PLANNING 6T" FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a parking code modification, and Environmental (SEPA) Review for the construction of a 6 -story, 69 -foot 10 -inch tall mixed-use building on a 29,530 square foot site located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Center Design Overlay District A. The proposed building would include 99,650 square feet of residential with 101 residential units, 13,084 square feet of commercial space, and 134 parking stalls within 38,194 square feet of under building structured parking. Access to the site would be provided off of the alley located along the west property line and off of Main Avenue S. The project site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major Information Impacts Impacts !Necessary Earth More Information Necessary Air Water Plants Land/5horelme Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li ht/Giare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10.000 Feet 14,000 Feet SL ' (( C. CODE -RELATED COMMENTS / �i J', r rid 7 fa f� O 7 i 7`EG We have reviewethis pplication with part' lar attention to those areas in which we have expertise and have identified areas of probable impact or areas where adds on information is need d o properly assess this proposal. J ] kx� czb f 5 eY Signature of Au ecto thori d pre Date From: Elizabeth Fins To: Tucker, Stacy Date: 12/04/2007 12:02:54 PM Subject: Fwd: KC Metro Transit Comments on 2nd & Main Apartments, LUA-07-139 Please add to the yellow file and make Gary and Pam Comstock PsoR. Thanks! >>> "Kriedt, Gary" <Gary.Kriedt@kingcounty.gov> 12/04/07 11:53 AM >>> Hi Elizabeth -- King County Metro Transit staff reviewed the 2nd & Main Apartments project, no. LUA-07-139, and we have the following comments. Metro Routes 167 and 247 serve a southbound bus stop on Main Ave S adjacent to the north parcel of the subject property. This is the closest stop to downtown Renton for these routes as they do not serve the Renton Transit Center. It will be necessary to maintain a minimum of 8' 6" x 11' concrete landing area, within the curb and sidewalk, for an ADA-accessible stop at or near the current location at the front door area, approved by Metro, and clear passage at the rear door areas. The stop needs to maintain a minimum 40 ft. sight distance, free of street trees and obstacles that would block the vision of bus drivers from seeing customers waiting for the bus. Please send a copy of the frontage plans to Patt Comstock, Facilities Planner, at (206) 684-1523. Thank you. Gary Kriedt, Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC-TR-0431 Seattle, WA 98104-3856 (206) 684-1166 fax: (206)-684-1900 garv.kriedt@kingcounty.00v City Onton Department of Planning / Building / P*Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: aee�s COMMENTS DUE: DECEMBER 13, 2007 APPLICATION NO: LUA07-139, SA -H, CU -H, ECF DATE CIRCULATED: NOVEMBER 29, 2007 APPLICANT: N&C Investments LLC PLANNER: Elizabeth Higgins PROJECT TITLE: 2"d & Main Apartments PLAN REVIEWER: Jan Illian SITE AREA: 29,530 square feet BUILDING AREA (gross): 112,734 square feet LOCATION: 207 Main Avenue S WORK ORDER NO: 77846 PLEASE RETURN TO THE PLANNER IN DEVELOPMENT PLANNING 6TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a parking code modification, and Environmental (SEPA) Review for the construction of a 6 -story, 69 -foot 10 -inch tall mixed-use building on a 29,530 square foot site located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Center Design Overlay District A. The proposed building would include 99,650 square feet of residential with 101 residential units, 13,084 square feet of commercial space, and 134 parking stalls within 38,194 square feet of under building structured parking. Access to the site would be provided off of the alley located along the west property line and off of Main Avenue S. The project site is located within a seismic hazard area. A. ENVIRONMENTAL IMPACT (e.g. Nora -Code) COMMENTS Element of the Environment Probable Probable More Minor Major Information impacts Impacts Necessary Earth Housing Air Water Plants Li ht/Giare Land/Shoreline Use Animals Fnvironmental Health Utilities Energy/ Natural Resources Transportation 211 Element of the Environment Probable Probable Minor Major Impacts impacts More Information Necessary Housing Aesthetics Li ht/Giare Recreation Utilities Transportation Public Services HiStOrie/Cultural Preservation Airport Environment 10, 000 Feet 14,004 Feet B. POLICY -RELATED COMMENTS 11.�*� / �� '9 C. CODE -RELATED COMMENTS/ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addit ' nal information ' eeded to property assess this proposal. Signature of Director or Authorized Representative Date Jr f A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." 6:u d- �5: ,.c.e �`_" J, G. � t� c •�� 41 1 740 Ak7a,-Ir,19 f'1.i�J7�G2ch� Gt2eq' . 74" # /"C" w,�L- ,�4 6_0� /,, ,1,:Cz4_VjcL c-2 f -y ? e.-_ !Y rr {{ ,.� Parks Mitigation Feet CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 29th day of November, 2007, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist & PMT's documents. This information was sent to: Name Representing Agencies See Attached Surrounding Property Owners - NOA only See Attached Steve Thomas, TSA Architects LLC Contact N&C investments LLC Owner/Applicant (Signature of Send STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: IQ - -C->7 Notary (Print): My appointment expires: Project Name: 12 n & Main Apartments Project Number: I LUA07-139, SA -H, CU -H, ECF template - affidavit of service by mailing 0 0 AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS) Dept. of Ecology ` WDFW - Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept. " Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 — 172nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015172 nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9790 US Army Corp. of Engineers ' KC Wastewater Treatment Division * Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Boyd Powers Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICD 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd, 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 180th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Nate: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT'S, and the notice of application. * template - affidavit of service by mailing 723150192000 723150191002 221 WELLS LLC BAREI PROPERTIES LLC C/O ALLIED GROUP INC PO BOX 1756 221 WELLS AVE S #100 RENTON WA 98057 RENTON WA 98055 723150114509 BIGLEY CHARLES P+MARJIE J T 8718 5 113TH ST SEATTLE WA 98178 723150113006 CEDAR RIVER COURT APTS LIMITED PARTNERSHIP 201 27TH AVE SE #A-200 PUYALLUP WA 98374 723150193503 FIRST FEDERAL SAVINGS & LOAN PO BOX 358 RENTON WA 98055 723150113501 FLETCHER MIKE 20925 MAPLE VALLEY RD SE MAPLE VALLEY WA 98038 723150118500 HUGO BOSS LLC 1767 14TH AVE S SEATTLE WA 98144 000720008200 MACDONALD E B 123 MAIN AVE S RENTON WA 98055 723150086004 PATAS FAMILY L.L.0 1815 ROLLING HILLS AVE SE RENTON WA 98055 723150122007 WIEMEYER CHARLES ALLEN 1220 W 5TH RENTON WA 98055 723150102009 BRADFORD DEAN KENT 1000 S 2ND ST RENTON WA 98055 723150190004 DELANCEY ROBERT C & BEVERLY 8464 ISLAND DR S SEATTLE WA 98118 723150194006 FIRST SAVINGS BANK OF RENTON 201 WELLS AVE S RENTON WA 98055 723150115506 GARRICK THOMAS E & 3 LATAIN 216 WELLS AVS S RENTON WA 98055 723150109004 JKH PROPERTY MANAGEMENT LLC 22217 255TH AVE SE MAPLE VALLEY WA 98038 723150120001 MOSCATEL HARRY 210 S WASHINGTON ST SEATTLE WA 98104 723150122502 SCHOLTON CORP 3506 PARK AVE N RENTON WA 98055 723150111000 BRAUNSCHWEIG ROBERT JOSEPH 7510 E SIDE DR NE TACOMA WA 98422 723150118005 DIVELBISS CHARLES L 316 SE PIONEER WAY #342 OAK HARBOR WA 98277 723150115001 FISHER GREGORY D 16121 182ND AVE SE RENTON WA 98058 000720008507 GOODEN PETE+BAILEY CHRISTIN PO BOX 1359 BATTLE GROUND WA 98604 723150200506 M & V ENTERPRISES 124 WILLIAMS AVE S RENTON WA 98055 723150124508 N& C INVESTMENT L L C 7432 SE 27TH ST MERCER ISLAND WA 98040 723150197900 U S BANK CORPORATE PROPS LAKE0012 2800 E LAKE ST MINNEAPOLIS MN 55406 O -Bq 723150105002 BARNETT MARK 2723 34TH AVE S SEATTLE WA 98144 723150111000 BRAUNSCHWEIG ROBERT JOSEPH 7510 E SIDE DR NE TACOMA WA 98422 723150118005 DIVELBISS CHARLES L 316 SE PIONEER WAY #342 OAK HARBOR WA 98277 723150115001 FISHER GREGORY D 16121 182ND AVE SE RENTON WA 98058 000720008507 GOODEN PETE+BAILEY CHRISTIN PO BOX 1359 BATTLE GROUND WA 98604 723150200506 M & V ENTERPRISES 124 WILLIAMS AVE S RENTON WA 98055 723150124508 N& C INVESTMENT L L C 7432 SE 27TH ST MERCER ISLAND WA 98040 723150197900 U S BANK CORPORATE PROPS LAKE0012 2800 E LAKE ST MINNEAPOLIS MN 55406 n t NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) DATE: 4—miler 29, 290. LAND USE NUMBER, L11AC7-139, SA -H, Cil ECF PROJECT NAME: 2" 8 Man Aparlments PROJECT DESCRIPTION,Tne applicant ;.— s reouesting Hearing Examiner Site P'!mr iCondrt.cna USB Permit approval, a parking code mniauen, and Eavnonmental iSEPA) Renew nor tie construction of a fi-stary, 65 -fool 10 -inch tall miaetl-use building on a 29 530 square rapt site located wil the Center Downtawn ;W) zoning designation, Downtown Core Area, anc Urban Carter Desrg1 Ovenay Dlstric: A. The proposed building would "i99.,350 square feet o' residenl:al -111 10 1 res.derrl:eI unls 13,084 square feet n commercial space, and 134 parking stalls wiIhe 38,194 sivare feet of on building strucluied parking Access lc the site would be provided off of the Arley located along the west property fine and off of Main Avenue S Tne protect site is located wlthrn a seisrnie hazard area. PROJECT LOCATION: 2C7 Main Avenue S OPTIONALDETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M); As the Lead Agency. the City of Renton has cetermined mat signficant environmental Impacts are unlikely to result from the proposed protect. Therefore, as permitted ender the PCW 43,21 C.1 t17, the City et Renton Is using the Opticral DNS -V process to give notice that a DNS - M is likely tic be issued. Comment periods for the project and the proposed DNS -M are integrated into a single comment period. There will he no comment period fotcwing the issuance of the Threshold Determtnatlpn of Non-Slgnificance- Mitigaled (UNS-M} A 14 -day appeal period v,ill fo'ilm the issuance of the DNS -M. PERMIT APPLICATION DATE: November 21, 2007 NOTICE OF COMPLETE APPLICATION: November 29. 2G07 APPLICANTIPROJECT CONTACT PERSON: Steve Thomas, TSA Architects LLC; TeL 4425) 401-6926; Eni stervethemas@ilsaarehiteets.eom PermitsfRevlew Requested: Environmental ISEPA) Review, Hearing Examiner Site Plan and Conditional Use Permit Review Other Permits which may he required: Building, Fire, and Utility Construction Permits Requasletl Studies Traffic Analysis, Geotechnical and Drainage Reports Location where appilic-tion may be reviewed: PlanninglBuildinglPublic Works Department, Development Services Division, Sixth Floor Renton City Hath 4055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: Public hes"n 18 t tative'v 5Qheduled for February 5, 2008 before the Rentmr Heanng Examiner'n Renton Go nci'. Chambers. Hearings begin at 9 D0 AM cn the 7tn4.1oor of the new Renton City Hall located at 1,055 South Grady Way. CONSISTENCY OVERVIEW: ZoningrLand Use: The s .jojecl site is cesignated Urban Cemer Dasmtown ;UC -0) on the C'(y of Renton Comprehensive Land Use Map and Center Downtown (CU) on the City's Zoring Map. Environmental Documents that Evaluate the Proposed Project: environmental ISEPA) Checklist Developrnent Regulations _ Used For project Mltigatiom, The pi will ne subject to the Cry s SEPA ordinanl a fdr:, 4-4 and Wn Cevoicpmenl Guidelines and Regulations and other app IcaLle regdatcns as appropriate. Proposed Mitigation Measures: Tne r, lowing MilVeasuws wit ii be inpcsec on the proposed pmj e c 1. These 'eccmmendec Mitigation fsleasures address t:rojecl irrpacts not covered by ewsl rig cedes and regu atlons as c;ed abc,,e_ • +ne app+raant,IX be requ;�ed mpay the acprcoriate Transoorrat", A rngaar Foe: The rppnumn crit/ be required to pay the aeprcpcate Erre l"Pr pbon P- e • the ❑apron! w;'i tr, pey th aptncp"Wa Park, Mq,urn Fee. • Eroamrr conlroi magi he rnsra+;eo and marn!a;7ed during in accordance -1h rhe D-anrnan; or Eralcpy's Eresron and Sediment in the 2905 Srormwaler d4anage! e f Mail and • kVwA s1,,O immediatery cease and the 'irashmgMn State DeGarrmeM o.` Archeoiogy cod r-rrc!oric Prseer valrcn shat; be onnlected et (UGV,1 5K IKr. any archeolog'cm' arra,racts are dis—d daring earJn: Aaelivltles. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 13, 2997. This matter is also tentatively scheduled for a public hearing on February 5, 2008, at 9:W AM, Ccunci� Chambers. Sevenin Aon:, Renton Cily Hall. 1955 S l GrAtiv 'Way, Riche, I. you are n?crested In atter.ding the hearing, please nor:tact tine Ceveloprneni Services Dv�5 on to ensure that the hearing has not been resnheduled At 1425) 4307262 If ;.hmm,nls cannol be submitted m writing ty the date indicated above, you nay still appear at the hearing and presenryour Wrnmenls on Ind orcposal before the Heanng Examiner. It you have questions acout this proposal, or w sn !o he made a paey of ruwrd and receive additional information by mail please contact the project manager Anyone no sults whiten cummeats will automatically become a part; of record and will be r:clified of any decision on Ih:s o ,,ec: CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; El ehiggins&i.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information or this proposed project, complete this forms and return to. City of Renton. Development Planning. 1055 So. Grady Way, Renton, WA 98057, NameiFtle No - 2nd 8 Main ApartmentsiLUA07-139. SA -H. CU -H. ECF NAME. MAILING ADDRESS TELEPHONE NO CERTIFICATION I, tr 1 , hereby certify that 3 copies of the above document were posted by rf�W in 3 conspicuous places or nearby the described property ortai�l�h1Sir DATE: j SIGNED: ATTEST: Subscribed and sworn before me, a Notary Public, in and for it e St; on the & i h day of Qo 11 lewbril ,.0 Kathy Keolker, Mayor CiTYO)F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator November 29, 2007 C, t -x Pl��, OfiR�Iy�I Michael Fortson,VG , Department of Transportation 2 1 200? Renton School District 1220 N 41h Street Renton, VIVA 98055 Subject: 2nd & Main Apartments LUA07-139, SA -H, CU -H, ECF The City of Renton Development Services Division has received an application for a 100+ unit apartment development located at SW corner of S 2nd Street and Main Avenue . Please see the enclosed Notice of Application for further details. hj order to process this application, the Development Services Division 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, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by .December 13, 2007. 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? Yeses_ No Any Comments: Thank you for providing this important information_ If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, Elizabeth Higgins, AICP Senior Planner Encl. 1055 South Grady Way - Renton, Washington 98057 Ths paper mntafns 50% recycleKc ma[enal. 3gM. DOsi consumer RENTON' AHFAD UP TI]F CCRV F. w City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: N S G I NVI�7,s-rm am T S G ADDRESS: 422 /2- G -22-1I� —5-T CITY: Me AGE P, ZIP: TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: . -VG' 1HOM AS COMPANY (if applicable): TSA A P,GFt I TE c.TS LJ� ADDRESS: 10600 g (k ST/ sutTe 3 CITY: 13 F, LLE VU ZIP: ql�oO TELEPHONE NUMBER AND E-MAIL ADDRESS: +gAojec1v1%cxs+ canj PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: 2 "�,J M A) N APAP -T M F,N T S PROJECT/AD DRESS (S)ILOCATI ON AND ZIP CODE: ,�oj MAM ^1/E S �N �aN Lv A g86s7 KING COUNTY ASSESSOR'S ACCOUN 'TN�MBUMBERCS�� 723tS0t2�o 7 7y 31.-6 1235 2,,3iSv12,4s EXISTING LAND USE(S): MlX V "E G—fj PROPOSED LAND USE(S): M, x FP U S-ff, EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: GD 8 j)OWRTOWN COi2E-8 L)P-aA ! G.-Nf PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: G9 PROPOSED ZONING (if applicable): SITE AREA (in square feet): ,z Q , 3 U SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: — SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL D ITY IN UNITS PER NET ACRE (if applicable): r< + NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): 101 u "IB Q:web/pwldcvsery!forms/planninglmasttrapp.doc 1 11,119107 EM PROJECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): q L 6 go SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): No A1C SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 13 © 9 4 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable). tip tum NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): TION (contiinu PROJECTVALUE: 15 M 1 L�_10 t4 DO UI" -I I IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS AND LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included SITUATE 1N THE QUARTER OF SECTION j7 TOWNSHIP 23, RANGE, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. 1F SSE A-l`TAc-Heb Dof_um.rNT TYPE OF APPLICATION & FEES List all land use ap lic tions being applied for: 1- S 2�0 3. e,*l1 041,LJ t150 2. 651 . jy, �W 4. Staff will calculate applicable fees and postage: $2 �O AFFIDAVIT OF OWNERSHIP T0_AA,1.7TfiC— 0 iA I'— kc[--±v't�,-A 1T'KDr-I- JL'�G k -nµ AeV1 1, (Print Namels) _C:�`t kC— 0 , declare that I am (please check one) the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the Information herewith are in all respects true and correct to the best ofmy kn'o1Medg�terand � �> W� LLC ' f t c Gt�C1 } l�wltcr+� �belief. I certify that I know or have satisfactory evidence that ,L- &� tAr' 1,I "'rV� y�,.rlt,k G E�7rlt {cL�rtt-t� vTft- f signed this instrument and acknowledged it to be hislherr/theirree and voluntary act for the uses and purposes mentioned in the instrument t J61 tky?,Vl rr url fiL c � J (Signature of Owner/Representative)13-(. � L —C-, (t4ftlNllot<+� NON" Publicat ,�et washin(�tort. r.. r416'Jll c.� ."16l0,yy��,,,i,r AN ,IAppokf.,WR L 1Zill N MOotary 4, 2011 Public in and for the State of WashingtopY ii ` '. i¢ + 1Cr r.� ]cry r (Signature of Owne resentative) Notary (Print My appointment expires: ` Y Q: web/pwldevscry/formslplannirtWmasterapp.doe 2 11/1T07 0 0 LEGAL DESCRIPTION LOTS 16 THROUGH 20, INCLUSIVE, BLOCK 13, TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 1 OF PLATS PAGE 135, IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 5 FEET OF LOT 16, CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER RECORDING NUMBER 7905070629; AND EXCEPT THE WEST 5 FEET OF LOT 17, CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER RECORDING NUMBER 7905070628 EASEMENTS GRANTS TO PUGET SOUND POWER & LIGHT COMPANY A WASHINGTON CORPORATION ("GRANTEE" HEREIN), (NOW PUGET SOUND ENERGY), FOR THE PURPOSES HEREIN AFTER SET FORTH ON EASEMENT UNDER, ACROSS AND OVER THE FOLLOWING DES- CRIBED REAL PROPERTY (THE "PROMISES" HEREIN) IN KING COUNTY, WASHINGTON RECORDED UNDER AUDITORS FILE NO. 6638567 PARCEL A THE WEST FIVE (5) FEET OF LOTS 18, 19 & 20, BLOCK 13, TOWN OF RENTON, AS RECORDED IN VOLUME 1, PAGE 135 OF PLATS, RECORDED IN KING COUNTY, WASHINGTON: IN THE SOUTHWEST 1/4 OF SECTION 17, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. PARCEL B THE NORTH FIFTEEN (15) FEET OF THE EAST FIFTEEN (15) FEET OF LOT 20, BLOCK 13, TOWN OF RENTON, AS RECORDED IN VOLUME 1, PAGE 135 OF PLATS, RECORDS OF KING COUNTY, WASHINGTON; IN THE SOUTHWST 1/4 OF SECTION 17, TOWN- SHIP 23 NORTH, RANGE 5 EAST, W.M. 0 C:5:�,Gpy RESTATED LIMITED LIABILITY COMPANY A(;1 1'".E ,1FNT 0k N &- CINVESTMENT LI_C c:1 1�lsJtii� [ir�7 n��lt}hcl-Ftt:ri�a;ttl. �in�ilr�i li:hilil� nll�at�. F Pivp1u',d llv: [fic Lim r11'li:�,, f I�inlllcl 4�'<<II, 1N 11\01 ltirIILW' Otllh, Still,: I III ti�.lttic, W 1 QN1114 I l'I�IIl ronc I I(Ih) l �IL'IIII)IIL' ( '111,1 l,N'-'3 -� TABLE OF CONTENTS TITLE 1. FORMATION f1l �STNESS AND PURPosl' NlYMBERS 4 ic(jFJ.,rs.-\ND UBLIGAI-IONS OF MFMBFR� 5. IMANAUE,-IENT 0. CAPITAL CONTRIBI ITIONS AND CAPITAJ ACC(.)(:N_F, 7. PROFIT'S, LOSSES .kN 1) ALLOCATIOM 1%. DP-)'] RIB U HUM 3. I 1"'ANSFERABIf.lTY )Li �Ti 0 N N D 'I I -.R _\ I t N A [ I (.) N K-lFi:TlNC;S 01-'NIENIBERS 01.: MIMBERS 14 I-1,SCAL AFFAW.S 15 iMtS(_Tl_l_ANE0US PR()4IS I () NS PAGE 4 R MEMBERS 'I'lle names and addresses of We Members, and their respective Capital Contribtittons and Ullits. are set forth on attached Exhibit 13, as amended or restated front time to tune. For those iliclividuals who are Members or Nvho become 141embers after the execution of this Agreernent and %.vhosr Units arc conlimmity property. attached as Exhibit C.' is a consent torn from their s1}OusCs authorizing the individual who has executed this Agreement or Who executes a countcrpart to this Agnemem to exercise all voting rights and to execute all docunl nt.s and agrec:mcnLs as provided herein. 4. RIGUTS AND OBLIGATIONS OF MEMBERS 4.1 Limitation of Liability. Except as otherwise provided by the Act or by la%v, the debts. obligations and liabilities of be Company, whether arising in cc,lnraet7 tort or clthcrWiSe. -shall be solely the debts. obligations, and liabilities of the C•onlpany; and no Member shall b1' obligated personally Or any such debt, obligation or habily of the Cumpany solely by reason of b6ii- a Member of the Company. No Member shall be personally liable fill'any Stich debt. losses or hability of the Ccunpany beyond the Member's Capital Contribution.,;- except as otherwise PI-OVtded by law. If & Act is hereafter amended to authorize C onipanw notion further chntinttin4� or iinl Ong the personal liability ok 1llembzrs to per.wns who anre not Metljbers. then Clic liability of,i Nlember shall automatic:ally'. and without tin•thcr acticut by the Nlcmb. rs. be t'llnllnated or limited to the full extent permitted by the Art_ as so ainlc x0d. 42 Inspecdon of Records. Upon reaisolablc reciue,t. eat:h Member hail halve the ri��ht 10 irtsPzct Arlt photocopy at such N9e11111cl=ti rxPcnsr, cius-in�, the 4'l'>n11�,7n�'ti r:,rditt.in' bLlSirte,; hc,urs. the rccords Inquired to be maintained by the Cun1pm, pursuant to RClt 2>, 1 5.l 35. A 1UnKer shad reiniburso the C onlpany Ear all costs and e.xpenscs incurred by thy C'otilpany- in conncctiou �+iih that Ndernbefs inspcctican and phoiocopying of C'onipan; records. 4.3 No Prioritw and Return of Capital. Except as cxpl'essll provided in this _ grcenient. no Member shall have priority over any clther Menlher_ either as to the return ni C':rpld L omributions or as to Nit Profits. Net Losses or distribtnionS: Provicled. that this paumgwph shakl lit -it apply to lc atm t]ludc b� .i [llcfnlser to the (unlpauty- 4.4 Witlildrawal of illember. PIJUSUallt to RCS` 2i. 1 5. I ;U(; ). nc, Nile ntbeI- lois Clic r'i�-!ht It, ternlinate nleltthon1hp or otherwise wi town w [rl,nl the ('ornllarl) prior to the time ii,r the dk.L101Wi0il :H)d itlnllltl•ncenlcttt of %%inclin4g ill) ol• the ('omklany "Alwut tilt "Open Cohn „all t,lher Mcniher:s a1 the time. I'hc reliiecly for brcach ot•ihis Scc[ion 4.4 shall lie lnit�lc'i.lr, danlu ,cs l:u:tl It )I .111`c1tjc Perlt,rin:ulcr), %which nlal lac' ,,I'Isct ar`aiitst cii,trih IIit,lt, hw Ir (ollIlxrll\ 1%, III L:h much 1}er,,nl %%olIld othcr�visc be clititIC"I l IIIIcss,,tlt01'N\ c'1PPi' NCC hv'll 1 other \lcnll)er,. a 11c1nhcr Nvht> NoIunlaril) %Wdra"s sha[I become in I .c7ononiir Interest l lt,ld"T and tiIli III Il, tntiilad It, rz'c'eitc Codi 1110'eC di,trII,II1 ,$11� I„ nhirh such Pt'rM,rr k%OtIIt. l Il.l\c 11L'cIr u[itl�tl Ittrcl s11�h l:�rst,n rrniainecl :1 1lcntlnr land t,111� :rl �u;h tini� , ; : frit clitiirilnitit ire Ij I'L•t'r1 ii,:u[I' h:1tI •,ut:h IIc]",t,n rt inaIIICI ,i 11eIIIheI 5.4 Executive Committee. The Members may, for their nllaual crnlvellicncc, delc(ute limited management functions and day -to -clay operation of the Company to an executiVr conln3ittee ("EXeCUtiVe C'orrimittee") comprised of'at least one person, who may be, but need not be a Member. The Members hereby appoint IOLANTHE CHAN-MC'C"ARTHY. Cf1,MIL Cil; and `I HACI1 NGOC NGUYEN to be the initial members of the Executive Committee. J tic person or persons appointed to the Executive Conunittee shall be required to devote only such [role and effort to the business and internal affairs of the Company as file Executive Committee members dcterrtline., In their discretion_ may be reasonably necessary to manage and oper�Itc the Cullllljuly. Without limiting the authority granted to the Executive C'on111)lttee in this Aureemclit, the F\eLAltiVe Committec is authorized, on behalf ofthe Company, to deposit mollthl, runtai checks, to pay bills for debt service, cltilitics and either operatinL expetlses, to Make nslrt- liquidating distributions ot*cash tlou to the Unit Holders, and tel perturm any and At utl:er,rctl ul' activities custonlan- or incident to the daY-tel-claV management ofthe Coin-1ll} "S businetis. 5.4.1 Any changes to the Executive Committee shall be made bY tNlentbers hold iu1 11 Majority of Member Units. 5.5 lndetnnif7cation. Thr Company shall indemnify and hold harmless any 'Member or authorized agent ("Indeinimee") ag,lirlst any liability. loss, damage, cost or expense incurred oil behalfofthe Company or in turtherance ofthe ('01111) tty's interests exctl7t 101- cicls of, olllt.,�JUIIS [hill Involve intentional uliscclnduct. a linoµ�� violation of lacy. condltct \iokltin+g R(. AV 15.235. or Cllr any tran�actiotl from vdaich the 111demnitckC has p r5llll,llly 1-ccel1 ed ,I I'encl, 111 mono\, property or servi:-z, to `\Mich the Indemnitee «as not IcL-aliv cn(iticd. :any indtnlulificatioll rccfuirel to he made by the Company shall he rluldo pi-ompt[N t llcl�~ in 'the li\in r of the liahili(�. 105,. d -I Lf, cost Or e\prrl,e inc'Ilrlc:ci {'r suf�t�lrcl 11\ ,I 1111,11 I llditllellt of all\- court_ sctdeolena , contract i)r utherti� i5e. III ,I(Iclitilnl, ilic Company nlll.\ ad% ante fUlZdS to all 11kicn111ltee elalminl,, lndelllllltltatf011 Under tills Section Ior li2,al e\penscs 'Ind other costs incurred as a rk�tittlt of a Ieual i ctlon brought against SUCIl llldet11l11tee 411111It t l) the IL:L-al attlotl 1'clates to the rel. fUrn]alice Of duties or S -n -vice,, by the lndeml11teC on hehall of 'l1c Collipany. (Ii) the legal LICII011 is initiated by a party other than ,! Mtnlhcr. Mid (iii} such III&IIIniiee unclertal;cs io relrn the advanced funds to tllc Company iI, it I tie tcNII irled t11,II , Lk: l) lnciclrinitce is nut entitled 10 indt:ll WlIic,ltiun ptrrsuarlt to this Agreement. No Ntenlher sh.tdl h.l�c aril persunal liability with, respect to the Satl.SL 11OI1 cif ally required incic111nitic,ltic}n 111 the ahc)Ne mentioned per"'011. 6. CAPITAL (.'(ATRIBUTIONS AND CAPITAL ACCOUNTS 6.1 Initial ('apital ( L Ich 11lcnlher'sC'1113it.11 ("nlllihU11011 1cl the Con 1),111Y iS a�:L 101111 oI)pw ile ilsc h1c'Inhcr'5 n,u11e ill (_'01un111 B Of IAhibit li_ Mid sh,lll Ise credlty d to the h-lclishcr s (:Ilrilul t,:C a m. I .:tch Mcrllhcr Sh,111 tn,lkc clll ilinkil ('uhi1,11 (+ Il(I ihlrll +!1 (o (11c i +y1111},II1\ :t`; tilt G -1.11t ,sI pot lte 1110 \IC11illet S MIMI- Ill (IIe ;IILWI)et1 i %Ilibll 1; ,11111 -�11C11 :11111,11111 ~11,111 he C:Ivdl:ell Ill,tICll ( ,II)i(,11 Ael'OW)l Ill,<<n t1'4'ii11t. 11111111ir111+l1f1'� <<i\If'1'J!-1�11lli�il'-., j CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: October 19, 2006 TO: Pre -Application File No. 06-115 l~ FROM: Jill K. Ding, Senior Planner x 7219 SUBJECT: 2"d & Main Mixed Use 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, Zoning Administrator, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City - - staff or made by, the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for a $50, plus tax, from the Finance Division on the first floor of City Hall. Development Regulations are also available for review at no charge in the office of the City Clerk on the 71h +` floor, at Devel pment Services on the 6t�' floor and at the Renton Library. j Project Pro al: The proposal is to construct a 5 -story building 155,006 square foot building wit 41 vels of residential above 1 level of a combination of parking and retail and 1 ., .ry4 level of underground parking. A total of 100 residential units are proposed within the building '� ✓ (25 units per floor), in addition 29,000 square feet of retail and 112 parking spaces are proposed. The project site is composed of 4 parcels totaling 29,503 square feet (0.68 acres) in area and is located at the south west corner of the intersection of S 2nd Street and Main Avenue S within. the Center Downtown (CD) zoning designation. The project site is also located within District A of the Urban Center Design District. Zoning: The subject site is designated Center Downtown (CD) on the City's Zoning Map. The intent of the CD zone is to provide high-density residential and mixed-use commercial centers serving a regional market as well as adjacent residences. In addition, the subject site is located within the Downtown Core Area and the Urban Center Design Overlay District, Development Standards: The proposal's compliance with the CD zone development standards and the parking regulations is addressed below: Design — The site is subject to the Urban Center Overlay District Regulations RMC 4-3-100..: These regulations contain both standards and guidelines that affect architectural issues including siting, design, modulation, common open space, access and parking. Several standards are directly applicable to this project and should be considered thoroughly before a detailed design is finalized. Please review the Urban Design Regulations found under 4-3-100 for District A. An Urban Design Overlay District Report is required to be submitted with the formal land use application outlining how the project complies with the Urban Design Regulations. Pre06-115 (CD 100 u"it mixed-use deveiopment),doc 0 i Lot Coverage — For properties located within the Downtown Core Area the standards regarding maximum lot coverage for buildings are not applicable. Density — The permitted density range in the CD zone is a minimum of 25 dwelling units per acre to a maximum of 100 dwelling units per acre (du/ac). Density may be increased up to 150 du/ac subject to approval of an Administrative Conditional Use Permit. Net density is calculated after sensitive areas, access easements, and areas to be dedicated to public right-of-way are deducted from the gross area of the site. There are no sensitive areas, access easements, or public rights-of-way to be deducted from the gross area of the property. The proposal for 100 units on the 29,503 square foot (0.68 acre) site -arrives at a net density of 147 du/ac (100 units 10.68 acres = 147 du/ac), which exceeds the maximum density permit in the CD zone, however may be permitted subject to the approval of an Administrative Conditional Use Permit. Setbacks / Landscaping — No minimum front yard setbacks are required in the Downtown Core Area. In addition, no rear or side yard setbacks are required in the CD zone. Although setback requirements do not apply in this instance, the Urban Center Design Overlay Regulations are quite specific regarding siting and design treatments to reduce the bulk and scale of the building. The same applies to landscape requirements. Although on-site landscaping requirements do not apply to properties located within the Downtown Core Area, the design regulations are fairly specific regarding screening and landscaping to reduce visual impact. Heigh — The CCS zone allows a maximum building height of 95 feet. The proposed structure would be a 5 level building with a height of 53.25, which is below the maximum height permitted. Building elevations and detailed descriptions of elements and building materials are required with your site pian review submittal. Screening — Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-090.C.7. Approval of the proposed locations of dumpster areas 1by Rainier Waste Management is recommended prior to the submittal of the formal land use application. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse/Recyclable Areas — For multi -family developments a minimum of 1 %2 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. For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area ,shall be provided for refuse deposit areas. Based on the proposal for 100 residential units and 8,000 square feet of retail area, the project would be required to provide 190 square feet of recyclable deposit areas (1.5 square feet x 100 units = 150 square feet, and 5 square feet x 8 = 40 square feet, 150 * 40 = 190 total square feet) and 380 square feet of refuse deposit areas (3 square feet x 100 units 300 units, and 1.0 square feet x 8 = 80 square feet, 300 + 80 = 380 total square feet). Access/Parking -- It appears that the applicant proposes to gain access to the site from an alley located to the rear of the site. Minimum parking ratios are provided in RMC 4-4- 080.F.10 based on the proposed land use. The following parking ratios apply to attached residential developments located within the downtown core: 0 1 stall per dwelling unit. The following parking ratios apply to retail developments within the downtown core; Pre06-115 (CD 100 unit mixed-use development).doc • I space per 1,000 square feet of net floor area. S � i r r��• _y Based on the proposal for 100 dwelling units and 8,000 square feet of retail space a total of 108 parking spaces are required (1 space per unit x 100 units = 100 spaces and 1 space per 1,000 square feet x 8 = 8 spaces, 100 spaces + 8 spaces = 108 total spaces), The -applicant indicates that a total of 112 parking spaces would be provided, which exceeds the number of parking spaces required. In addition, the City's parking regulations provide specific requirements for accessible parking spaces. Based on the proposal for 112 total spaces, 5 of those spaces are required to be ADA accessible. Structured parking spaces must comply with the following minimum dimensions for standards and compact stalls: Standards stalls must have a minimum length of 15 feet (16 feet for 45° or greater) and a minimum width of 8 feet, 4 -inches; and, Compact stalls must have a minimum length of 12 feet (13 feet for 450 or greater) and a minimum width of 7 feet, 6 inches. Compact parking spaces are not allowed to exceed 50% for structured parking areas of the panting provided. A minimum aisle width of 24 feet between the parking spaces (RMC 4-4- 080.F.9) shall be provided. Sensitive Areas: Based on the City's Critical Areas Maps, the site is located in a Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. In addition to the geotechnical analysis, the applicant may be required to submit an archeological resource survey of the site due to the potential of archeological resources present on site. This report will not be required at the time of formal land use application, however it may be required at a later time based on comments the City receives from the State Office of Archeology and Historic Preservation. in order to complete this report, the applicant will be required to hire a state approved archeologist to conduct the site investigation and prepare a report to the State Office of Archeology and Historic Presentation. Environmental Review: The proposed project would be subject to Environmental (SEPA) Review as the proposal would result in the construction of more than 4 dwelling units and is not Categorically Exempt per WAG 197-11-800, Permit Requirements: The proposal would require Hearing Examiner Site Plan approval, a Conditional Use Permit, and Environmental (SEPA) Review. All permits would be reviewed in an estimated timeframe of 10 to 12 weeks. The application fee for joint land use applications is full price for the most expensive permit (Site Plan at $2,000) and half off any subsequent permits: % of full fee for the Conditional Use Permit is $500 (112 of $1,000 full fee), %2 of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (112 of $400 full fee) and project value over $100,000 is a $500 fee (112 of $1,000 full fee). 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. Pre06-115 (CQ 100 unit mixed-use development).doc a Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; 4 A Parks Mitigation Fee based on $354.51 per new multi -family unit; and, ♦ A Fire Mitigation Fee based on $388.00 per multi -family unit. A handout listing all of the City's Development related fees in attached for your review Consistency with the Comprehensive Plan: The Urban Center — Downtown (UC -D) is expected to redevelop as a destination shopping area providing neighborhood, citywide, and sub -regional services and mixed-use residential development. UC -D residential development is,. expected to support urban scale multi -family projects at high densities, consistent with Urban Center policies. Projects in the UC -D area expected to incorporate mixed -uses including retail, office, residential, and service uses that support transit and further the synergism of public and private sector activities. In the surrounding neighborhoods, infill urban scale townhouse and multi -family residential developments are anticipated. Site planning and infrastructure will promote a pedestrian scale environment and amenities. Land Use Element Policy LU -216. Uses in the Urban Center Downtown should include a dynamic mix of uses, including retail, ^entertainment, restaurant, office, and residential, that contribute to a vibrant city core. Policy LU -217. Development and redevelopment of Urban Center Downtown should strive for urban density and intensity of uses. Policy LU -219. Projects in the Urban Center --- Downtown should achieve an urban density and intensity of..development that is greater than typical suburban neighborhoods. Characteristics of urban intensity include no or little setbacks, taller structures, mixed -uses, structured parking, and urban plazas and amenities within buildings. Policy LU -221. Development should not exceed mid -rise heights (maximum 10 stories) within the Urban Center — Downtown. Objective LU-QQ: Encourage additional residential development in the Urban Center — Downtown supporting the Countywide Planning Policies definition of Urban Center. Policy LU -224. Maximize the use of existing urban services and civic amenities and revitalize the City's downtown by promoting medium to high-density residential development in the downtown area. Allowed densities should conform to the criteria fo Urban Centers in the countywide -'policies. Policy LU -226. Net residential development densities in the Urban Center — Downtown designation should achieve a range of 14-100 dwelling units per acre and vary by zoning district. Policy LU -228. Condominium development and high-density owner -occupied townhouse development is encouraged in the Urban Center — Downtown. cc: Jennifer Henning Pre06- l 15 (CD 100 unit mixed-use development).doc AML E4 - 8 T23N R5E W 1/2 o i4 U<U c C CD CA CA FD jR—" R-10 SCA N CA Ix Li z N R U -S u CA R;8`4 FT] 0 - CIO - OD � R-10(P)l A'- -R g � I pt - R -8 A- N. C m Cb RMC_A 40 - (1)-u 4Z .> . , -l, U < 17 !(V L) ca CD. 7-u 4- Rm- CA(p) R14 -U D CD S 2ndc CD dn 'D u a. CD CD D C -RG- CUR(P) CDR P ;CD -CP CD CD(P) lY CD .1 F c G CD Q FRI R 48- CD - OD (P RC Qx- -J.ca -24F-L. L 4 - 8o 4a) P. -M! y _jX. 43,> RC(P) c a OD -j- j V Ic co ca - A G4 •- 20 T23N ME W 1/2 � L� + 4�° ZONING r. - -" Rantnm City LimitA F4 IP/&'M MECMCAL nRVICW 02/16W 17 T23N ME W 1/2 5317 DEVELOPMENT SERVICES DIVISAIEMENTS WAIAR OF SUBMITTAL REQ FOR LAND USE APPLICATIONS This requirement may be waived by: 3 qL1 1. Property Services Section PROJECT NAME: 2, Public Works Plan Review Section 3, Building Section DATE: 4. Development Planning Section Q:1WEB1PMDEVSERVTFormsTlanninglwaiverofsubmittalregs_9-o6.xls 09106 DEVELOPMENT SERVICES DIVISION WAI*R OF SUBMITTAL REQLOEMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section PROJECT NAME: 2. Public Works Plan Review Section 3. Building Section DATE-.- 4. ATE:4. Development Planning Section Q:1WEBIPWI❑EVSERVI ormslPlanninglwaiverofsubmittalregs_9-06.xls 09146 0 DENSITY 0 WORKSHEET City of Renton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425-430-7200 Fax: 425-434-7231 1. Gross area of property: 1. .2 6i J 5 3 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 square feet square feet square feet 2. D 3. 2q, r2 3 a 4. a � ('7'7 5. 1 0 f square feet square feet acres units/k3- 6. � A g - 7 =dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deductedlexcluded. ** Alleys (public or private) do not have to be excluded. lmp:rirentonwa govruploadedFiles;'Business-PBPW/DEVSERVIFORMS PLANNING/density.doc I Lasi updated The ranspo G4 MEMORANDUM Date: July 27, 2007 TG: 07204.00 To: Kayren Kittrick and Ron Mar, City of Renton From: Jennifer Lowe and Carole Turley - The Transpo Group Subje[t: 2"d & Main Renton - N&C Investment The purpose of this memorandum is to provide the Cite of Renton with a transportation impact analysis for the proposed commercial/residential development at South Second Street and Main Avenue South. This memo specifically addresses the anticipated trip generation for the proposed development, as well as the existing, future without -project, and with -project conditions at the proposed site access location. This scope reflects our understanding of needed information as expressed by City staff The proposed site is located on the southwest corner of South Second Street and Main Avenue South, in Renton, Washington. The project would include 102 residential units with under 10,000 square feet of retail space on the ground floor. The site is currently occupied by a gravel parking lot and a small coffee shop. The project would include a parking facility with a total of 134 spaces, including 3 handicapped spaces. Access to parking would be provided via one driveway on Main Avenue South and a second access to an alley connecting to South Second Street. Since Main Avenue South and South Second Street are both one-way streets, the Main Avenue access would be right-in/right-out only and the Second Street access would be left- in/left-out. Ir I7 -1'1. 1 'Ff t7 The project is anticipated to be completed and fufly occupied by 2009. Thus, 2009 was chosen as the future horizon year for analysis. This horizon year analysis provides the without -project conditions against which the impacts of the proposed project are evaluated. Roadway Network The primary roadways within the site viciri �, are South Second Street and Main Avenue South. These are described below. South Second Street is a four -lane, one-way road on the north side of the proposed site. Pedestrians are served by a crosswalk on the east side of Main Avenue South. Main Avenue South is two-lane, one-way road on the east side on the proposed site_ Parallel parking is available on both sides of the street and a crosswalk provides The Trenspo Group Inc. 11730118th Avenue N E., Suite 600 Kirkland, WA 98034-7120 425 821.3665 fax: 425.625.8434 pedestrian access on the south side of South Second Street. The posted speed limit is 25 mph. Traffic Volumes Existing and future without -project traffic volumes at the proposed access locations are shown in Table 1. The existing traffic volumes at the driveways were derived from traffic counts of the adjacent intersection of South Second Street/Main Avenue South which were obtained from the City of Renton. To forecast future 2009 traffic volumes, a 3 - percent annual growth rate was applied to the existing traffic volumes to account for future traffic growth. These volumes are for total southbound traffic in the two southbound lanes adjacent to the driveway on Main Avenue and total eastbound traffic in the four eastbound lanes adjacent to the driveway, on South Second Street. Both roadways accommodate one-way (south- and castbound) traffic only. Table 1. Existing and Without -Project Traffic Volumes AM Peak Hour PM Peak Hour Main Avenue Existing Volumes 943 1,184 2009 Baseline 1,040 1,256 Gond Street Existing Volumes 688 711 2009 Baseline 734 754 Transit Facilities A transit stop at the proposed site serves Metro Transit routes 247 and 280. Route 247 primarily serves commuters to and from Boeing and makes three trips during the AM pear and three trips during the PM peak. Route 280 offers tight service between Bellevue, Renton, and Scattle. The Renton Transit Center is located about 1,000 feet west of the proposed site. The transit center serves Metro Transit routes 101, 105, 106, 110, 140, 143, 148, 149, 153, 167, 169, 240, 342, 908, and 909, as well as Sound Transit routes 560, 564, and 565. This section of the memo describes the traffic related impacts associated with the proposed project. Project impacts are identified by, comparing future with -project conditions to the future without project conditions as described in the previous section. Trip Generation PM peak hour trip generation for the site was estimated using the Institute of Transportation Engineers' (ITF.'s) Trip Generation, 7"' Edition, Trip generation rates for rhe project are based on average rates for Residential Condominium/Townhouse (#230) Ind Specialty Retail (#814) because they most closely represent the proposed rhe Transpo Group Page 2 development. With the construction of the proposed project, trips currently generated bt the existing coffee shop at the site would be removed from the adjacent roadway; however, this analysis does not include this reduction, thereby taking; a conservative approach. Table 2. Estimated Project Trip Generation Weekday Weekday AM Peak Hour PM Peak Hour Land Use Size' Daily In Out Total In Out Total Residential Units (# 230) 102 units 598 8 37 45 36 17 53 Retail (# 814) 10 ksf 444 33 35 68 12 15 27 Total Project Trips 1,042 40 73 1 13 47 33 80 1 . Trips rates from ITE Trip Generation Manual, 7" Edition. As shown in Table 1, the project is anticipated to add approximately 1,042 daily trips to the adjacent roadway network. Of these, 113 are expected to occur during; the ANI peak hour and 80 during the PM peak hour. Trip Distribution and Assignment The proposed project would be served by one access driveway from Main Avenue and one from Second Street. Based on the layout of the proposed parking facility, 70 percent of project -generated trips are anticipated to enter and exit the site via the Main Avenue access and 30 percent are anticipated to use the driveway on Second Street. Anticipated AM and PM peak -hour project trips were assigned to the site driveway based on this distribution Traffic Operations Future with -project intersection operations at the site access driveway on Main Avenue South were calculated using the .jwbro 6-0 software package. The AM and PM peak hour results of these calculations are shown in Table 3. LOS worksheets for future with - project conditions are included at the back of this of this report. Table 3. Future With -Project LOS Summary Weekday AM Peak Hour Weekday AM Peak Hour Access LOS' Delay' LOS Delay Main Avenue South E 13.6 C 15.1 South Second Street 6 10.0 6 10.0 1. Level of service, based on 2000 Highway Capacity Manual methodology. 2. Average delay in seconds per vehicle. As shown, the site driveways are anticipated to operate at LOS C or better during both peak hours. Traffic on Main Street South will operate Nvith minimal delay and will not be significantly affected by driveway traffic vehicles entering the driveway freely.. The Tre nspo Group Page 3 Sight Distance Analysis Sight distance was field checked_ The Main Avenue driveway will be located 185 feet to the south of the intersection of Main Avenue South/South 2°d Street/Bronson Wav South and the Second Street access will be 90 feet to the east. The intersection is clearly visible from both site driveways though on -street parking just to the left of the driveways should be eliminated so that it does not block the driver's view of the intersection. There is no northbound traffic at the Main Avenue driveway or westbound traffic at the Second Street driveway because both of these streets are one-way. The following provides a brief summary of the anticipated traffic impacts of the proposed commercial/residential development at South Second Street and Main Avenue: South. • The proposed project is a residential development that would include 102 residential units and 10,000 square feet of retail space. • The project would generate a total of 1,042 trips per day, including 113 trips in the AM peak hour and 80 trips in the PM peak hour. • Movements at the site access driveways are expected to operate at LOS C or better_ • There are no anticipated sight distance issues at the proposed driveway locations as long as on -street parking immediately adjacent to the driveways is eliminated. • Project impacts to the roadway system are expected to he relatively low, and no intersection mitigation would be necessan,. The Transpo Group Page 4 0 November 20, 2007 City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 Re: Site Plan Review Project Narrative for 2nd & Main project PROJECT LOCATION / EXISTING CONDITIONS The project site is bounded by an alley on the West, by the Pounder's Bar and Grill on the South, by South 211� Street to the North and by Main Ave to the East. The site is in downtown Renton in the Center Downtown zone (CD). The site is approximately 23560 square feet. Currently there is 1 story concrete building and a one story glass building on the site along with existing pump islands. All proposed structures are to be demolished. No trees or vegetation on the site is being altered or removed. The soils on the site have been analyzed and a separate geotechnical study= accompanies this Site Plan Review Submittal. PROPOSED DEVELOPMENT A six story mixed-use project with associated structured parking is proposed for the site. The building will contain a total of 10k residential units and approximately 1102 square feet of commercial space. Parking will be accommodated with two levels of parking, one at a basement level and the other within the first floor. Parking at Street level will be accessed from the alley on the West side of the site and the other entrance would be from Main Street. The density of the proposed project will be 150 dwelling units per acre, The maximum outright density allowed in the CD zone is 100 dwelling units per acre. Therefore administrative conditional approval will be required to develop the property to the proposed density. PARKING It is proposed that traffic to the two level parking garage will enter at two points. One level of parking will be within the first story and the other will be at basement level. The structured parking at street level is accessed through the alley from S 2-1 Street. Residential parking in the CD zone is to be provided at 1 space per dwelling unit and commercial parking is to be provided at 1 space per 1000 square feet. 200202_corresp_eonsuk_1uris_20(1610_ritr plan re` iewhoicaNArratnr doc .. 0 • There are. 102 units in the proposed project therefore 102 residential parking spaces are. required. There is 9344 square feet of commercial space therefore 9 spaces are required for that use. We have a total of 134 spaces. 124 are residential and 10 parking spaces are for commercial use. The additional parking proposed will not adversely affect the appearance of the project because it is all contained within the building structure. RESIDENTIAL There will be five levels of units with 21 units on levels 2, 3, 4 and 5 and 17 units on level 1. Total of 102 units above a 3 hour rated post tensioned slab. units will vary in size from a 483sf Studio to a 2 bedroom, 2 bathroom unit with 1057sf. The main residential lobby for the building will be located off Main Street. In order to provide added modulation to the building and opportunities for a variety= view outlooks from the building we request a right of way use permit for bay window areas on the building which cantilever over the right away no more than 24" and would be at least 13'-0" above the sidewalk where they occur. COMMERCIAL The most prominent portion of the street level is dedicated to 9344 net square feet of commercial space. The entrance will be oriented to the corner of die building at intersection South 2nd Street and Main Street. The entry will further highlighted by its distinct architectural style and elements being proposed for that corner. STATISTICS Total lot coverage at grade: 99% Total area of parking 38,194 sf Total area of residential 99,650 sf Total area of commercial and residential 13,084 sf Lobby at Grade level Estimated Construction Cost $10 million Estimated Fair Market Value $13 million Estimated Quantity of Excavation 15000 CY Height of building 70.' TBC Construction Type—Level 1 Type I -A TBC Construction Type—Levels 2-6 Type V-A 20O202_rorresp_corIsu3t_juns 200616 sire plan rene+I. [It oicaNarratn u. dot November 20, 2007 City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 Re: Conditional Use Permit Justification for 2nd & Main Project COMPREHENSIVE PLAN The site for this mixed-use project is in downtown Renton in the Center Downtown zone (CD). The site is approximately 23,530sf. The location of this project is an area that is earmarked for residential development of up to 100 dwelling units per acre outright and can be developed up to a density of 150 dwelling units per acre with administrative conditional approval. The proposed project would provide housing at 150 dwelling units per acre which is well within the maximum density that the City is willing to consider with administrative conditional approval. The location of the project is ideal for allowing higher development because of its proximity to the Renton Transit Center. COMMUNITY NEED This project will help add to the creation of a critical mass of residents in downtown Renton which is important for the continued growth of the downtown core. A densely populated core is critical to the development of new business downtown which will in turn help to further the rejuvenation of the downtown core that began with moving out of the car dealerships from downtown to make room for dense residential development. EFFECT ON ADJACENT PROPERTIES The proposed development of a residential project at a density of 150 dwelling whits per acre will complement the recent surrounding development in the downtown core and other proposed projects in the area. The City would like to see the McClendon's 20061 G_site plan review_ConditionalUse.doc 0 0 Site two blocks to the East of the proposed project be developed as retail or mixed- use. Higher density residential development in the area like the proposed project is important to making redevelopment of the McClendon's site feasible. ste ik Thomas, Manager TSA Architects, pllc 210616_site plan reviecv_CondinmaItJse.doc Fo c Afl-O V� fv Ir DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects_ The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. H:1200612006161site plan revieMenvchlst.doci 1/16/07 A. BACKGROUND 1. Name of proposed project, if applicable: 2"d & Main Apartments 2. Name of applicant: David Hoy 3. Address and phone number of applicant and contact person: David Hoy 7432 SE 27th ST, Mercer island, WA 98040 4. Date checklist prepared: October 25th 2007 S. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Start construction at time of issuance of permit and target to finish in 16 months August 2009. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. SEPA, Site Pian Approvals 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No 10. List any governmental approvals or permits that will be needed for your proposal, if known. Conditional Use Permit Site Plan Approvals Building Permit. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The project will consist of 104 units in 5 levels of apartments over 1 level of commercial with 1 level of below grade parking.The building Site is 0..68 acres and the total building area 112,734 sq ft HA200612006161site plan revieMenvchlst.doc 2 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. See attached legal description, site plan, vicinity map and topographic information submitted as part of the site plan review application, 207 Main Ave South ,Renton WA B. ENVIRONMENTAL ELEMENTS EARTH a. General description of the site (circle one),-E)lrolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope?) 0% C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. See soils report provided as part of this submittal. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not known e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. We do not anticipate any fill being needed.The site will be excavated to accommodate 1 level of below grade parking_ Approximately xxx cubic yards of cut will be required for this project. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. TESC measures will be developed for this project by our civil engineer and put in place by the contractor in order to prevent erosion, g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 98% Proposed measures to reduce or control erosion, or other impacts to the earth, if any: TESC measures as described by civil Engineer to be followed HA2o061200616%slte plan revievAenvchlst.doc AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known_ During Construction: Dust and Emission s from the Construction Equipment After Construction: Automobile Emissions from resident Vehicles b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No C. Proposed measures to reduce or control emissions or other impacts to air, if any: Maintain all power tools,equipment and construction machinery in good working condition during construction 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. NIA 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No v) Does the proposal lie within a 100 -year flood plain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. r�•7 K000612006161site plan revieMenvchist.doc 4 0 0 b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Run off will occur from impervious area which will include roofs,decks,veranda areas.Water from these areas will be collected and discharged into Lake Washington. 2) Could waste material enter ground or surface waters? If so, generally describe. NO d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Project will be designed to the current surface water regulations adopted by City of Renton. 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other grass re crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Site has no trees or vegetation C. List threatened or endangered species known to be on or near the site. None Known H:1200612006161site plan revieMenvchist.doc 5 d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: See Landscape Plans submitted as part of the Site Plan Review 5. ANIMALS Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, hero ea ie bir other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other List any threatened or endangered species known to be on or near the site. None Known Is the site part of a migration route? If so, explain No d. Proposed measures to preserve or enhance wildlife, if any: None 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and gas will be used for heating. Electricity will be used for lighting, ventilation and household equipment. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The project will be designed to meet all Washington Energy Code requirements.. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. There is a limited potential risk of fire or spillage of fuel associated with heavy construction equipment and motor vehicles.This is typical of all construction projects -The building will be designed to meet fore code requirements. 1) Describe special emergency services that might be required. Only Conventional Fire and rescue services might be required H:12006=06161site plan revievAenvchlst.doc 6 0 01 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? General Automobile traffic. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short Term:General Construction activities Long Term -.Traffic in and out of the project 3) Proposed measures to reduce or control noise impacts, if any: NIA S. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? There is no use associated to the site.Most recently the site was used as a pump with parking area. b. Has the site been used for agriculture? If so, describe. ZM C. Describe any structures on the site. 1 story cont. Bldg. 1 story glass Bldg. d. Will any structures be demolished? If so, what? All existing structures will be demolished e. What is the current zoning classification of the site? The zoning is Center Downtown(CD),In addition the subject site is located within the Downtown Core Area and Urban Center Design Overlay District A. f. What is the current comprehensive plan designation of the site? CD g_ If applicable, what is the current shoreline master program designation of the site? NIA h. Has any part of the site been classified as an "environmentally sensitive" area? if so, specify. No H,1200612006161site plan revievAenvchlst.doc 7 0 0 i_ Approximately how many people would reside or work in the completed project? 220 j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The Project will be designed to comply with City of Renton Land Use Policies and reviewed to insure compliance_ 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 102 units, middle income. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c_ Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 70' b. What views in the immediate vicinity would be altered or obstructed? None c_ Proposed measures to reduce or control aesthetic impacts, if any: Comply with City of Renton zoning standards to develop an aesthetically pleasing Project. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The proposed project is not anticipated to produce glare or cast light into neighboring projects. FIA200612006161site plan revievAenvchlst.doc 8 b. Could light or glare from the finished project be a safety hazard or interfere with views? No C. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None Required 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Renton Downtown and neighbouring towns offers a range of recreational opportunities. RENTON HIGH School wwith various activities is to the immediate Northwest of the site.The Cedar river trail is to the North and the City baseball recreation Center is to the east. b. Would the proposed project displace any existing recreational uses? If so, describe. No C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Level 1 of the project is commercial /retail in character with downtown Renton District 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. [Me b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None C. Proposed measures to reduce or control impacts, if any: N/A 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The Site will be accessed by Main Ave S to the building. 1 405 is the closest highway serving the Site. Site Plan and vicinity map are provided as part of the submittal. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? H:1200612006161site plan revieMenvchist.doc 9 The Site is 3 blocks away from the Renton Transit Center on Burnett ave on the West C. How many parking spaces would the completed project have? How many would the project eliminate? Total No of parking spaces 134 d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No new streets however we will have new sidewalk e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No.See Traffic Study provided as part of the Site Review Application f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. See Traffic Study provided as part of the Site Review Application. g. Proposed measures to reduce or control transportation impacts, if any: None See Traffic Study provided as part of the Site Review Application. 13. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There will be an increased need for police, EMT and healthcare services and maybe schools. b. Proposed measures to reduce or control direct impacts on public services, if any. None Planned. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. All listed above with the exception of Septic System. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Power- Puget Sound Energy Gas- Washington Natural Gas Water and Sewer- City of Renton Telephone- Qwest Refuse- Waste Management HA200612006161site pian revievAenvchlst.doc 10 t C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in rel' nce upon this checklist should there be any willful misrepresentation or willful lack of full disclo,i roOmy part., Proponent: Name Printed: Date: r H:1200612006161site plan reviewlenvchlst.doc 11 16 0 Daniel Moore From: Michael Dotson [MDotson@ci.renton.wa.us] Sent: Monday, January 22, 2007 9:11 AM To: Daniel Moore Cc: Jill Ding; Kayren Kittrick Subject: 2nd and Main development - Dkak Project #30870 Daniel, I have looked at your Conceptual Drainage plan, for the subject development; where you show that there is less than 0.5 CFS increase in the 100 -year flow, and that no new pollutant generating impervious areas will be added. I concur with the calculations and concept. Based on your submittal the site will be exempt from the requirements of surface water detention and water quality. Please let me know if you have any questions, Mike Michael D. Dotson Engineering - Plan Review email: mdotson@ci.renton.wa.us Office # 425-430-7304 Fax # 425-430-7300 I 0 Januar-, 10, 2007 Michael D. Dotson City of Renton Development Services Dept. 1055 South Grady Way, 6th Floor Renton, WA 98055 RE. T d & Main — 0tak Project No. 30970 Conceptual D.tainage plarz Enclosed are the documents pertaining to our conceptual drainage plan. Our findings indicate that no new flow control or water duality facilities should be needed for our proposed development project. No new flow control facilities should be necessary because the developed flow rate for the 100 year storm event is 1.91 CFS, whereas the existing is 1.83 CFS, The difference is a 0.08 CFS increase, which is less than the 0.5 CFS threshold requirement for flow control in redevelopment projects (see attached runoff computations). No new water quality facilities should be required since no new pollution generating impervious surfaces are being proposed. All proposed parking areas will be located iii an underground parking garage. We propose to convey all onsite stormwater flows through a roof drain systern that will be connected to existing catch basins located within Main Ave S_ The existing catch basins are located at the north and south corners of the site (see attached preliminary drainage exhibit). K:\project\30900\30970\Admin\Corresp\Coi,er.doe I appreciate your attention and prompt response to this project. Please call the at 425-739-4210 if you have questions or require additional information to complete your review and approval. I look forward to talking with you soon. aIAT) L. Sm Stnceteiy,�N � AS�l Otak, Incorporated, � z9DrI JO "*{+ 42513 a 'el� oore, EIT Ray L. 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"r... :R :.. 9MU 3L383NOO .9 3dl&LS 3NVi .. a3um 313b*M03 IL'L 'NCI 35v0 NI Aye 3No� s aNZ'S o_ aL 3NYT" �'- �` 3d1k15 3Nvl [I'ONOO NI Nld 1N3Wf1NOW 1aP iLiC! -I&W'5 3NYl :. ... 3dlg=NY� Ns�`iS SNL '$ i p Ni r71 • ::,: AYAI 3N4 j 00'00£ { 1V 7SYJ NI N - ONS "0N67 Ni SSSv219 ,z/l -t'im L NS % 1N3VIf5N4Y1 ,rad . 8l'Rf � Ai'G SUM 3�011311113 a3L1fYJ 313�1 7N6.3 m ;; Z a.zt Wid :,}igtgxg suo-pTpuoD padol@AaC[ s 2" d & Main Apartments Renton WA City Development Services City Planner 1055 South Grady Way Renton WA 98055 To Whom It May Concern This letter is to address #10 from the Site Plan review (SA) document stating the following: Construction Mitigation Description: • Proposed Construction dates (begin and end dates) We are proposing the start date to be at issuance of building permit. April 2008 and the end date to be roughly 16 months later with the occupancy in August 2009. • Hours of Operation We will be working within the city directed construction times and hours that have been set forth by the City Council and the Planning Department. • Proposed Hauling/Transportation routes This detail has yet to be finalized and will be determined prior to building Permit issuance. • Measures Implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics. This detail has yet to be finalized and will be determined prior to building Pen -nit issuance. • Any special hours proposed for construction or hauling (i.e. weekend, late nights) This detail has yet to be finalized and will be determined prior to building Permit issuance. • Preliminary Traffic Control Plan This detail has yet to be finalized and will be determined prior to building Permit issuance. Sincerely, �! N& C Investment LLC. November 20, 2007 Development Services Division 1055 South Grady Way Renton, WA 98055 10 Urban, Center Design Overlay District Report for 2nd & Main Project The following is a summary of how the proposed design for this project addresses the Urban Center Design Overlay District Guidelines. A. BUILDING SITING AND DESIGN 1. Pedestrian Building Entries: This standard requires buildings to be orientated to the street with the primary building entrance prominently located on the facade facing the street. The main entry to the commercial space within the proposed muted -use building is at the most prominent location, the corner of South 2' Street and Main. The entry to the condominium units is on Main Street which is the more traveled of the two street.. The corner of the building is chamfered off at the location of the entry to the commercial +pace. The entire form of the building at this location reinforces the entry. The entry to the condominium units is marked with unique, prominent architectural treatment to the elevation at that location. 2. 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. The proposed development holds the street edge and as such will be an urban building. To the East of the site are one story shops , To the South is Ponders bar and Grill rrstaurant. The proposed building is a fiat (6) story strxrcture, with a maximum height of 7Q' to the top of the highest roof which is lower than the 95' honing height allowance for this Zone. In addition the appar>?nt hulk of the project is reduced through the use of dierent materials on the building facades. Brick will be used at the very base of the building and also at places will go up to level Sto accentuate verticality of the building_ Combination of ' vertical and hon.Zontal siding with complimenting colors it proposed for the bay windows The building is modulated with bay windowi projecting out, sloping roofs and at places the upper floor is story and a half with tall windows with a shed roof. 219616_sitc plan revim_Desi iGmdlines.drn B. PARKING, ACCESS, CIRCULATION 1. Location and Design of Parking: No parking shall be located between a building and the front property line or the street side yard of a corner lot. The proposed building if built nearly to the propery lines on all sides therefore the parking is contained within the building structure. 2. Design of Surface Parking: Ile have no open surface Marking on this project. 1. Structure/Garage Parking: Parking entries should not subordinate pedestrian entries and should not dominate the streetscape. Parking at grade shall be completely enclosed within the building or wholly screened. Parking garages should be architecturally compatible with the residential portion of the building. Garage parking should be secured. The street side of parking in the CD lone should incorporate retail or service commercial, facilities that can be used by the residents or units that have access from the street. Thea are two parking garage entries to the project, one for each level. The garage entries are located off the alley on the South side of the building thus making them subordinate from the two streets the building fmnts on. The parking is secured with garage doors The commercial space and condominium entries occupy the most prominent portions of the street front. Due to the relatively small footprint of the project site it was not feasible to not locate a portion of the garage adjacent the streets. The parking is completely screened fmm view by masonry building walls which arr broken up with smooth stucco surfaces which emulate the pattern used at the commercial storefront. The Ion gest "blank wall" on the West side of the building is located behind a 5' landscape strip used to further hide what is actually a parking garage wall. A small area of "blank wall" on the North side of the building is located behind a landscape area within the ,South 2"" Street right of way. 2. Vehicular Access: Parking garages should be accessed from side streets. Driveways should be located to be visible from the right of way and not impede pedestrian circulation. Minimize the number of driveways and curb -cuts. The impact of the parking garage entries have been minimised by placing the entrance for the commercial area off the alley. The residential parking entrance it from Main ,street visible from the right of way and will not impede pedestrian cirzulation. 200616_sitc place rcvicw_LDcsip i(.;kn bran clue 3. Pedestrian Circulation: Developments should include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system, Pedestrian pathways should be delineated separate from vehicle circulation. The pedestrian entries to the building are at the most prominent locations at the intersection of 2" " and Main and the entrance to the apartment on Main Strret... The proposed building will occupy most of the site and therefore the building entries are &rrctyoff the adjacent sidewalks. The entrance is highlighted by distinct arzhitectural form of the building and the elements (canopies, paving and sculptures) used at those locations. C. LANDSCAPING / RECREATION / COMMON SPACE 1. Common Open Space Attached housing developments of 10 or more dwelling units shall provide a minimum area of common open space or recreation area equal to 50 square feet per unit. This project consists of 10t dwelling units, which would require 5100 sf of open space. The proposed project provides a total of 6310 sf of open pace. The open pace requirement wi!1 be accommodated by pla.Za arra oriented on the west side. This space would be landscaped with seating. D. LANDSCAPING Rooftop Courtyard Garden. The landscape for this project uti#.Zes a variety of tree and shrub planter boxes, placed to create varied residentialgathering spaces, as well as to provide privacy to ad acent residential units Playa pavers are also used to create ground plane carpets' to further define garden gathering spaces. A group barbeque, movable site furniture, and a steel and fabric pavilion strmeturr air also used to create flexible and comfortable outdoor space for residents and quests Ground Level Commercial Planting: The commercial street level landscape for this project utilizes Street Trees in 4'x6' cut outs, and planted containers to highlight architectural featurrs and create visual interest. Planted Pots are placed to denote pedestrian entry points as well vehicular entrance into the buildings parking structure. E. BUILDING ARCHITECTURAL DESIGN 1. Building Character and Massing All building facades shall include modulation or articulation at intervals of no more than 40'. ?(IIIGIG_sitcplanr«icn�_LJesi i(�uidlar�rs.doc The proposed building utili-Zes a variety of modulation and articulation element(. At street level the building is appropriately urban in nature and holds the property line except at the entry to the commercial .pace at the corner of South 2"' Street and Main Avenue South wberr the building has been chamfered back to emphasize the corner. Brick at the base and brick at the subsequent upper levels will anchor the building to its urban setting. Above street level the building is modulated such That there are no elevations longer than 40' on either of 'the two streets that the building fronts on. 2. Building Rooflines Building rooflines should be varied by emphasizing dormers, chimneys, stepped roofs, gables, prominent cornice or fascia, or a broken or articulated roofline. A variation of roof heights and forrrrs are used in the pmject to break down the scale of the building and errphasi:Ze the corner location. Hp and shed roofs for the projecting bay window elements have been harmomiousytied in wish the main pitched roof element. 3. Building Materials: Building exterior finishes should be durable, of high quality, easily maintained and add visual interest and detail. The base of the building will be Brickfinish, which is durable, visually appealing and easy maintenance. Brick is also used to emphasize the building entry and verticality. The ripper portion of the building use "lighter" materials including bevel and panel riding. Finalyvombosition roofing's proposed for the sloping mof. ager 2(X)616_site plan resiew_I)esiL7i(;uidbes-doc GEOTECHNICAL !ENGINEERING STUDY Proposed Mixed -Use Building 207- 219 Main Avenue South Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed mixed-use building to be located in Renton, We were provided with site plans and a topographic map. TSA Architects developed these plans, which are dated March 8, 2007. The topographic map shoves the buildings and structures on and near the subject site, 2 -foot contour intervals have also been mapped, and the relationship between the property and the intersecting streets, Main Avenue South and South 2nd Street are also shown. Based on these plans, we understand that the building will consist of 5 stories of residential apartments over a ground -level parking and retail area and one level of below ground parking_ The project will cover the majority of the site and we anticipate cuts on the order of 10 to 12 feet. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted_ SITE cONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The property is rectangular in shape and consists of four lots at the southwest corner of Mair. Avenue South and South 2nd Street in Denton. The northern half of the site, at one time a gas station, is still occupied by the Pump canopy and the shop building. The gas tanks on the southern portion of the northern parcel were removed in the past. Currently, the building is occupied by a coffee shop and the southern half of the site is undeveloped and being used as a parking lot. The site is flat and the northern half is paved while the southern half is gravel. An 11 -foot -wide alley bounds the site to the west and South 2nd Street and Main Avenue South bounds the site to the north and east. On the western side of the alley are three CMU office buildings. The northernmost building is a tall one-story, is located approximately 11 feet from the site, and has a finished floor elevation several feet below the alley grade The central building is located approximately 25 feet from the site and is one story tall. The southern building is two stories over a basement that has a finished floor approximately 4 to 5 feet below the alley grade. A tall one-story CMU building sits on the common property line to the south. Its finished floor elevation is near the existing site grade. Several large cracks are visible on the north -facing wail of this building, and it appears that the eastern end of the building has settled severely relative to its western end. SUBSURFACE The subsurface conditic-is were explored by drilling seven borings at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exp'oration program was based on the proposed GEOTECH CON&JLTANTS, INC. 9 N & C investments, LLC. July 18, 2007 0 JN 07190 Page 2 construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The seven borings were drilled on June 15 and 16, 2007 using a truck -mounted, hollow -stem auger drill, Samples were taken at 2.5- to 5 -foot intervals with a standard penetration sampler. This split - spoon sampler, which has a 2 -inch outside diameter, is driven into the soil with a 140 -pound hammer failing 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soli encountered. The Test Boring Logs are attached as Plates 3 through 10. Soil Candi#ions Jn all seven of our borings we observed fill soils overlying loose to medium -dense, alluvial (water deposited) sand and gravels. The depth at which the native sand and gravels became dense varied across the site but typically was from approximately 20 to 25 feet below the existing grade except in boring B-5, near the northwest corner of the site, where dense soil was not encountered until 32 feet. The maximum explored depth of our borings was 39 feet. Typically the fill soil on the site was up to 3 feet thick, except in boring B-7, drilled near the center of the northern halt of the property where the previous gas station tanks were removed, here we encountered approximately 15 feet of fill. Large gravels and cobbles were common to all of our borings. No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites that have had previous development. Groundwater Conditions Groundwater seepage was observed at a depth of 20 to 26 feet. The borings were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. Groundwater levels encountered during drilling can be deceptive, because seepage into the boring can be blocked or slowed by the auger itself. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be found in more permeable soil layers and between the near -surface weathered soil and the underlying denser soil. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations, The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The Jogs provide specific subsurface information only at the locations tested. If a transition in soil type occurred between samples in the borings, the depth of the transition was interpreted. The relative densities and moisture descriptions indicated on the boring logs are interpretive descriptions based on the conditions observed during drilling. GEOTECi-? CONSULTANTS, INC. 41 N & C investments, LL C. July 18, 2007 CONCLUSIONS AND RECOMMENDATIONS GENERAL JN 07190 Page 3 THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY, MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The site is underlain by loose to medium -dense, alluvial (water deposited) sand and gravel. The soil became dense at 20 to 25 feet below the existing grade except the northwest corner where dense soil was encountered near 32 feet. The loose soils are compressible under the anticipated building loads and would be potentially liquefiable below the water table. Due to the size of the proposed structure, we recommend that the proposed building be supported on deep foundations embedded into the dense to very dense, native soils. Due to the presence of potentially caving near -surface soils and groundwater, it appears that augercast piers are the most suitable deep foundation option. We understand that the proposed building will have an underground garage for parking. This will require large cuts to be made close to the property line. As mentioned above the upper soils are loose and prone to caving; therefore, cuts in this type of sand and gravel should be limited to an inclination of 1.5:1 (Horizontal :Vertica 1). if these excavation inclinations cannot be maintained within the site boundaries, an easement could be sought frorrm the adjacent property owners. If easements cannot be obtained or if they are not feasible then a temporary shoring system will have to be designed. Based on the current plans, it appears that shoring will be necessary along each side of the excavation, The adjoining southern building was constructed on conventional, shallow foundations and has already experienced severe post -construction settlement. Prior to beginning excavation the northern Wali of this building will need to be underpinned to avoid settlement due to the adjacent proposed excavation_ Based on our experience in the vicinity, we recommend that this building be underpinned by using small -diameter, driven pipe -piles. The upper soils are prone to caving and the presence of large cobbles and boulders makes the installation of soldier piles with lean -mix cement very difficult and unpredictable. Therefore, the drilled shoring piles are not the recommended underpinning system for the southern adjacent building. Soldier piles can, however, be used as temporary shoring for the excavation. The minimum underpinning pile length will be dependent on the driving refusal of the piles, but the piles should be embedded into the dense sand and gravels below the lowest excavation elevation to ensure that no loads from the neighboring building are transmitted to this project's shoring or permanent below -grade wails. GEOTECH CONSULTANTS, INC. 0 N & C Investments, U.C. July 18, 2007 JN 07199 Page 4 Slabs -on -grade floors may also experience noticeable differential settlement relative to the foundations. If some settlement is acceptable a slab -on -grade could be used for the garage floors. This slab should be reinforced with steel bars to limit the potential for excess cracking when settlement occurs. A minimum reinforcement of No, 4 rebar placed on 18 -inch centers each way in the slab is typically sufficient. Wherever possible the slab should be isolated from the pier - supported walls and columns. An exception to this is where interior and exterior slabs and walk ups lead to doorways. At these locations, the slab's reinforcement should be tied to the pier - supported foundations. This lessens the chance that a sharp downset (i.e., trip hazard) will form at the door threshold. The adjacent structures are likely supported an conventional foundations that bear on compressible soils. As a result, it is likely that they have undergone excessive settlement already. There is always some risk associated with demolition and foundation construction near structures such as this. It is imperative that unshored excavations do not extend below a 2:1 (Horizontal: Vertical) imaginary bearing zone sloping downward from existing footings. Contractors working on the demolition and construction of the building must be cautioned to avoid strong ground vibrations, which could cause additional settlement in the neighboring foundations. During demolition, strong pounding on the ground with the excavator, which is often used to break up debris and concrete, should not occur. large eguipmerrt and vibratory compactors should not be used close to the south property fine. Additionally, in order to protect yourselves from unsubstantiated damage claims from the adjacent owners, 1) the existing condition of the foundation should be documented before starting demolition, and 2) the footings should be monitored for vertical movement during the demolition, excavation, and construction process. These are common recommendations for projects located close to existing structures that may bear on loose soil and have already experienced excessive settlement. We can provide additional recommendations for documentation and monitoring of the adjacent structures, if desired. Storm detentionfreteniion facilities and other utilities are often installed below, or near, structures. The walls of storm vaults must be designed as either cantilever or restrained retaining walls, as appropriate. Wall pressures for the expected soil conditions are presented in the permanent foundation and retaining walls section of this report. it is important that the portion of the structure above the permanent detained water level be backfilled with free -draining soil, as recommended for retaining walls. Should drainage not be provided, the walls must be designed for hydrostatic forces acting on the outside of the structure. The backfill for all underground structures must be compacted in lifts according to the criteria in the pervious section of this report. Trenches for underground structures and utilities should not cross a line extending downwards from an existing footing at an inclination of (2.1) (Horizontal:Vertical), or a line extending downwards from a property line at an inclination of (1.5:1) (H:V). We should be consulted if these excavation zones will be exceeded for installation of storm facilities or other utilities, If the structure includes an elevator, it may be necessary to provide special drainage or waterproofing measures for the elevator pit. if no seepage into the elevator pit is acceptable, it will be necessary to provide a footing drain and free -draining wail backfill, and the walls should be waterproofed. If the footing drain will be too tow to connect to the storm drainage system, then it will likely be necessary to install a pumped sump to discharge the collected water. Alternatively, the elevator pit could be designed to be entirely waterproof; this would include designing the pit structure to resist hydrostatic uplift pressures. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. While site clearing will expose a large area of bare soil, the erosion potential on the site is relatively low due to the sandy soil conditions and the excavation GEOTECH CONSULTANTS, INC. N & C Investments, LLC. JN 07190 July 18, 2007 Page 5 being lower than the surrounding area. Rocked construction access roads should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, these roads should follow the alignment of planned pavements, and trucks should not be allowed to drive off of the rock -covered areas. Out slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERATIONS In accordance with Table 1613.5.2 of the 2006 International Building Code (IBC), the site soil profile within 900 feet of the ground surface is best represented by Soil Profile Type D (Stiff Soil Profile. The augercast foundation piers, recommended in this report, will be embedded into dense, non -liquefiable soils. A UGERCAST CONCRETE PIERS Augercast piers are installed using continuous flight, hollow -stem auger equipment mounted on a crane. Concrete grout must be pumped continuously through the auger as it is withdrawn. This allows the piers to be installed where caving conditions or significant groundwater are anticipated. We recommend that augercast piers be installed by an experienced contractor who is familiar with the anticipated subsurface conditions. An allowable compressive capacity of 35 tons can be attained by installing a 16 -inch -diameter, augercast concrete pier at least 10 feet into dense, native sand and gravel. For transient loading, such as wind or seismic loads, the allowable pier capacity may be increased by one-third. We can provide design criteria for different pier diameters and embedment lengths, if greater capacities are GEOTECH CONSULTANTS, INC. N & C lnvestments, LLC. .JN 07 i 90 .July 18, 2607 Page 6 required, The minimum center -to -center pier spacing should be three times the pier diameter. Based on our boring information, we estimate that pier lengths of about 35 to 40 feet will be required to achieve adequate penetration into the bearing soil. We estimate that the total settlement of single piers installed as described above will be on the order of one-half inch. Most of this settlement should occur during the construction phase as the dead loads are applied. The remaining past -construction settlement would be realized as the live loads are applied. We estimate that differential settlements over any portion of the structures should be less than about one-quarter inch. We recommend reinforcing each pier its entire length. This typically consists of a rebar cage extending a portion of the pier's length, with a full-length center bar Each pier can be assumed to have a point of fixity (point of maximum bending moment) al 12 feet below the top of the pier for design of the reinforcing. The loose soil against the piers can be assumed to have a design passive earth resistance of 200 pounds per cubic foot (pcf) acting on hvo times the pier diameter. Passive earih pressures on the grade beams will also provide some lateral resistance. If structural fill is placed against the outside of the grade beams, the design passive earth pressure from the fill can be assumed to be equal to that pressure exerted by an equivalent fluid with a density of 200 pcf. This passive resistance is an ultimate value that does not include a safety factor. PIPE PILES This section applies to our recommendations for the underpinning of the adjacent building south of the subject property. Three- or 4 -inch -diameter pipe piles driven with a 650- or 800- or 1,100 - pound hydraulic jackhammer to the following final penetration rates may be assigned the following compressive capacities. Note: The refusal criteria indicated in the above table are valid only for pipe piles that are installed using a hydraulic impact hammer carried on leads that allow the hammer to sit on the top of the pile during driving. If the piles are installed by alternative methods, such as a vibratory hammer or a hammer that is hard -mounted to the installation machine, numerous load tests to 200 percent of the design capacity would be necessary to substantiate the allowable pile load. The appropriate number of load tests would need to be determined at the time the contractor and installation method are chosen. As a minimum, load tests on 20 percent of the piles is typical where alternative pile instailaiion methods are used. As a minimum, Schedule 40 pipe should be used. The site soils should not be highly corrosive. Considering this, 0 is our opinion that standard "black" pipe can be used, and corrosion protection, such as galvanizing, is not necessary for the pipe piles. Based on the planned excavation depth and our borings, we recommend a minimum pile length of 20 feet to achieve embedment into dense, native soils. Our experience with installation of small - diameter pipe piles indicates that it is likely that the piles will be longer than this minimum length. GEOTECH CONSULTANTS, INC. �J N & C Investments, LLC. July 18, 2007 1-1 JN 07190 Page 7 Pile caps, grade beams, or brackets should be used to transmit loads to the plies. Isolated pile caps should include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles. Subsequent sections of pipe can be connected with slip or threaded couplers, or they can be welded together, If slip couplers are used, they should fit snugly into the pipe sections. This may require that shims be used or that beads of welding flux be applied to the outside of the coupler, PERMANENT FOUNDATION AND RETAINING WALLS Retaining wails backfilled on only one side should be designed to resist the latera': earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: PARAMETER VALUE Active Earth Pressure 35 pcf Passive Earth Pressure 304 pcf Soil Unit Weight 130 pcf Where: (i) pcf is pounds per cubic foot, and (II) active and passive earth pressures are computed using the equivalent fluid pressures. For a restrained wall that cannot deflect at least 0.002 limes its height, a uniform lateral pressure equal to 10 psf times the height of the waif should be added to the above active equlvalent fluid pressure. The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. The value for passive resistance is an ultimate value and does not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures_ Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be Operated behind retaining and foundation walls within a distance equa; to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well -compacted in lifts no thicker than 12 inches The compaction of backfill near the walls should GEQTE=CH CONSULTANTS, INC 0 0 N & C Investments, LLC. JN 07190 July 18, 2007 Page 8 be accomplished with hand -operated equipment to prevent the walls from being overloaded by the higher soil tortes that occur during compaction. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free -draining structural fill containing no organics. This backfill should contain no more than 5 percent silt cr clay particles and have nc gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. If the native sand and gravel is used as backfill, a drainage composite similar to Miradrain 6000 should be placed against the backfilled retaining walls. The drainage composites should be hydraulically connected to the foundation drain system. Free -draining backfill or gravel should be used for the entire width of the backfill where seepage is encountered, For increased protection, drainage composites should be placed along cut slope faces, and the walls should be backfilled entirely with free -draining soil. The later section entitled Drainage Considerations should also be reviewed for recommendations related to subsurface drainage behind foundation and retaining walls. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill, The section entitled General Earthwork and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below -grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold -joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. The General, Slabs -On -Grade, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. r;FOTFr.H r0NS111 TANTS Mr. N & C Investments, LLC JN 0-7190 July 18, 2007 Page 9 SLABS -GN -GRADE If some potential for post construction settlement and cracking can be tolerated, the garage floors can be constructed as slabs -on -grade atop a minimum of 12 inches of compacted structural fill over native soils,,. To reduce the magnitude of the slab cracking we recommend reinforcing the slabs with a minimum of No. 4 rebar piaced on 18 -inch centers each way. The subgrade soil must be in a firm, non -yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with additional select, imported structural fill. !riving space slabs and slabs where no potential for settlement is acceptable should be structurally supported by the piling Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. All interior slabs -on -grade must be underlain by a capillary break or drainage layer consisting of a minimum 4 -inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. This capillary breakldrainage layer is not necessary if an underslab drainage system is installed. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any cn-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture -sensitive equipment or products. ACI also notes that vapor retarders, such as 6 -mil plastic sheeting, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape_ The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0,00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirernent, In the recent past, ACI (Section 4.1.5) recommended that a minimum of 4 inches of well -graded compactable granular material, such as a 5/8 inch minus crushed rock pavement base, should be placed over the vapor retarder or barrier for protection of the retarder or barrier and as a "blotter" to aid in the curing of the concrete slab, Sand was not reccmmended by ACI for this purpose. However, the use of material over the vapor retarder is controversial as noted in current ACI literature because of the potential that the protection/blotter material can become wet between the time of its placement and the installation of the slab. If the material is wet prior to slab placement, which is always possible in the Puget Sound area, it could cause vapor transmission to occur up t7rough the slab in the future, essentially destroying the purpose of the vapor barrier/ retarder. Therefore, if there is a potential that the protection/blotter material will become wet before the slab is installed, ACI now recommends that no protection/blotter material be used. However, ACI then recommends that, because there is a potential for slab cure due to the loss of the blotter material, joint spacing in the slab be reduced, a low shrinkage concrete mixture be used, and "other measures" (steel reinforcing, etc.) be used. ASTM E-1643-98 "Standard Practice for Installation of Water Vapor Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs" generally agrees with the recent ACI literature. We recommend that the contractor, the project materials engineer, and the Qwner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance GEOTECH CONSULTANTS INC N & C Investments, LLC. JN 07190 July 18, 2007 Page 10 on the use of the protection/blotter material. Our opinion is that with impervious surfaces that all means should be undertaken to reduce water vapor transmission. The General, Permanent Foundation and Retaining Walls, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. Isolation joints should be provided where the slabs intersect columns and walls. Control and expansion joints should also be used to control cracking from expansion and contraction. Saw cuts or preformed strip joints used to control shrinkage cracking should extend through the upper one- fourth of the slab. The spacing of control or expansion joints depends on the slab shape and the amount of steel placed in it, Reducing the water -to -cement ratio of the concrete and curing the concrete, by preventing the evaporation of free water until cement hydration occurs, will also reduce shrinkage cracking. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site wouid generally be classified as Type C. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1.5:1 (Hodzontal:Vertical), extending continuously between the top and the bottom of a cut. In addition, no unshored cuts should be made within a 2.1 (H:V) inclination of any existing footings. The above -recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar soil conditions. It is possible that variations in soil and groundwater conditions will require modifications to the inclination at which temporary slopes can stand. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather, It is also important that surface water be directed away from temporary slope cuts. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. These recommendations may need to be modified if the area dear the potential cuts has been disturbed in the past by utility installation, or if settlement -sensitive utilities are located nearby. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V), To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes. This can be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Adequate compaction of the slope face is important -or long-term stability and is necessary to prevent excessive settlement of patios, slabs, foundations, or other improvements that may be placed near the edge of the slope. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surfid2l layer of soil. C;FClTFf;H (C1Nfi1 p TANTS INC N & C Investments, LLC. JN 07190 July 18, 2{;07 Page 1 TEMPORARY SHORING A variety of shoring systems are feasible for use at this site, This section presents design considerations for cantilevered or tied -back soldier -pile walls. Since the most suitable choice is primarily dependent on a number of factors under the contractor's control, we suggest that the contractor work closely with the structurar engineer during the shoring design. As discussed above, the sensitivity of adjacent buildings and utilities must be considered in the design to reduce the risk of causing settlement of these adjacent elements. Regardless of the system used, all shoring systems will deflect in toward the excavation. Therefore, there is always a risk of noticeable settlement occurring or; the ground behind the shoring wall. These risks are reduced, but not entirely eliminated, by using more rigid shoring systems, such as soldier piles. The shoring design should be submitted to Geotech Consultants, Inc. for review prior to beginning site excavation. We are available and would be pleased to assist in this design effort. CANTILEVERED AND TIED -BACK SOLDIER PILE'S Soldier -Pile Installation Soldier -pile walls would be constructed after making planned cut slopes, and prior to commencing the mass excavation, by setting steel H -beams in a drilled hole and grouting the space between the beam and the soi; with concrete for the entire height of the drilled hole. We anticipate that the holes would require casing, the contractor should be prepared to case the holes or use the slurry method if caving soil is encountered, Excessive ground toss in the drilled holes must be avoided to reduce the potential for settlement on adjacent. properties. If water is present in a hole at the time the soldier pile is poured, concrete must be trernied to the bottom of the hole_ As excavation proceeds downward, the space between the piles should be lagged with timber, and any voids behind the timbers should be filled with pea gravel, or a slurry comprised of sand and fly ash. Treated lagging is usually required for permanent walls, while untreated lagging can often be utilized for temporary shoring wails. Temporary vertical cuts will be necessary between the soldier piles for the lagging placement. The prompt and careful installation of lagging is important, particularly in loose or caving soil, to maintain the integrity of the excavation and provide safer working conditions. Additionally, care roust be taken by the excavator to remove no more soil between the soldier piles than is necessary to install the lagging. Caving or overexcavatior during lagging placement could result in loss of ground on neighboring properties, Timber lagging should be designed for an applied lateral pressure of 30 percent of the design wall pressure, if the pile spacing is less than three pile diameters. For larger pile spacings, the lagging should be designed for 50 percent of the design load. if permanent building walls are to be constructed against the shoring walls, drainage should be provided by attaching a geotextile drainage composite with a solid plastic backing, similar to Miradrain 8000, to the entire face of the lagging; prior to placing waterproofing and pouring the foundation wall. These drainage composites should 3EOTECH CONSULTANTS, INC. 0 N & C Investments, LLC. July 18, 2007 JN 0719D Page 12 be hydraulically connected to the foundation drainage system through weep holes placed in the foundation wa€ls. Soldier -Pile Wall Design Temporary soldier -pile shoring that is cantilevered or restrained by one row of tiebacks, and that has a level backslope, should be designed for an active soil pressure equal to that pressure exerted by an equivalent fluid with a unit weight of 35 pounds per cubic foot (pcf). For the shoring along the southern property line adiacent to the existing building, we recommend that an at rest soil pressure of 55 pcf be utilized in the shoring design to reduce the lateral deflections in this wall. Traffic surcharges can typically be accounted for by increasing the effective height of the shoring wall by 2 feet. Existing adjacent buildings will exert surcharges on the proposed shoring wall, unless the buildings are underpinned. Slopes above the shoring walls will exert additional surcharge pressures. These surcharge pressures will vary, depending on the configuration of the cut slope and shoring wall, For a 1.5:1(W:V) cut slope above the shoring a uniform lateral surcharge of 20(S) psf should be applied (where S is the height of the cut slope in feet). We can provide recommendations regarding building surcharge pressures if necessary when the preliminary shoring design is completed. It is important that the shoring design provides sufficient working room to drill and install the soldier piles, without needing to make unsafe, excessively steep temporary cuts. Cut slopes should be planned to intersect the backside of the drilled holes, not the back of the lagging. Lateral movement of the soldier piles below the excavation level will be resisted by an ultimate passive soil pressure equal to that pressure exerted by a fluid with a density of 350 pcf. No safety factor is included in the given value. This soil pressure is valid only for a level excavation in front of the soldier pile; it acts on two times the grouted pile diameter. Cut slopes made in front of shoring walls significantly decrease the passive resistance. This includes temporary cuts necessary to install internal braces or rakers. The minimum embedment below the floor of the excavation for cantilever soldier piles should be equal to the height of the "stick-up." Tied -back soldier piles should be embedded no less than 10 feet below the lowest point of the excavation, including footing and utility excavations, The vertical capacity of soldier piles to carry the downward component of the tieback forces will be developed by a combination of frictional shaft resistance along the embedded length and pile end -bearing. PARAMETER DESIG r%4LUF_ Pile Shaft Friction Where; (1) psi is pounds per square foot The above values assume that the excavation is level in front of the soldier pile and that the bottom of the pile is embedded a minimum of 10 feet below the floor of the excavation. The concrete surrounding the embedded portion of the pile must have L.PnTFrFl f.nNSl Il TANTS M' L` N & C Investments, LLC. July 8, 2007 t� JN 07190 Page 13 sufficient bond and st,ength to transfer the vertical load from the steel section through the concrete into the soil. EXCAVATION AND SHORING MONITORING As with any shoring system, there is a potential risk of greater -than -anticipated movement of the shoring and the ground outside of the excavation. This can translate into noticeable damage of surrounding on -grade elements, such as foundations and slabs. Therefore, we recommend making an extensive photographic and visual survey of the project vicinity, prior to demolition activities, installing shoring or commencing excavation. This documents the condition of buildings, pavements, and utilities in the immediate vicinity of the site in order to avoid, and protect the owner from, unsubstantiated damage claims by surrounding property owners_ Additionally, the shoring walls, and any adjacent foundations should be monitored during construction to detect soil movements. To monitor their performance, we recommend establishing a series of survey reference points to measure any horizontal deflections of the shoring system, Control points should be established at a distance well away from the walls and slopes, and deflections from the reference points should be measured throughout construction by survey methods, At least every third soldier pile should be monitored by taking readings at the top of the pile. Additionally, benchmarks installed on the surrounding buildings should be monitored for at least vertical mevement. We suggest taking the readings at least once a week, until it is established that no deflections are occurring. The initial readings for this monitoring should be taken before starting any demolition or excavation on the site. DRAINAGE CONSIDERATIONS We anticipate that permanent foundation walls (will/may) be constructed against the shoring walls. Where this occurs, a plastic -backed drainage composite, such as Miradrain, Battledrain, or similar, should be placed against the entire surface of the shoring prior to pouring the foundation wall. Weep pipes located no more than 6 feet on -center should be connected to the drainage composite and poured into the foundation walls or the perimeter footing. A footing drain installed along the inside of the perimeter footing will be used to collect and carry the water discharged by the weep pipes to the storm system. Isolated zones of moisture or seepage can still reach the permanent wall where groundwater finds leaks or joints in the drainage composite. This is often an acceptable risk in unoccupied below -grade spaces, such as parking garages. However, formal waterproofing is typically necessary in areas where wet conditions at the face of the permanent wall will not be tolerable. If this is a concern, the permanent drainage and waterproofing system should be designed by a specialty consultant familiar with the expected subsurface conditions and proposed construction. Footing drains placed inside the building or behind backfilled walls should consist of 4 -inch, perforated PVC pipe surrounded by at least 6 inches of 1 -inch -minus, washed rock wrapped it a non-wcven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the level of a crawl space or the bottom of a floor slab, and it should be sloped slightly for drainage. Plate 11 presents typical considerations for footing drains. All roof and surface water drains must be kept separate from the foundation drain system. GECTECF CONSULTANTS. INC_ 0 N & C Investments, LLC. July 18, 2007 JN 07190 Page 14 If the structure includes an elevatcr, it may be necessary to provide speciai drainage or waterproofing measures for the elevator pit. If no seepage Into the elevator pit is acceptable, it will be necessary to provide a footing drain and free -draining wall backfill, and the wahs should be waterproofed. If the footing drain will be too low to connect to the storm drainage system, then it will likely be necessary to install a pumped sump to discharge the collected water. Alternatively, the elevator pit could be designed to be entirely waterproof; this would include designing the pit structure to resist hydrostatic uplift pressures. Groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to the building should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or ciese to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compactec dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The on-site sand and gravel is well suited for reuse as structural fill. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: r,F=nTFrH cnNSl J1 TANTS 1N% 11 N & G investments, LLC. July 18, 2007 "WATION OF FILL MACENUAT Beneath footings, slabs 11 MINIMUM RELATIVE F COMPACTION 95% or walkways Filled slopes and behind 90% retainingwalls 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry @ensity, as determined in accordance with ASTM Test Designation p 1557-91 (Modified Proctor). JN 07', 90 Page 15 Structural fill that will be placed in we' weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three -quarter -inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary, Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs arid risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of N&C Investments , and its representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and engineering analyses. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES In addition, to reviewing the final pians, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during corstructicn. This is to confirm r,F=nTSCH CONSULTANTS INC. 0 0 N & C Investments, LLC. JN 07190 July 18, 2007 Page 16 that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to previce suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction.. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not_ The scope of our work did not include an environmental assessment, but we can provide this service, if requested. The following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 -10 Test Boring Lcgs Plate 11 Typical Footing Drain Detail We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of Further service, please do not hesitate to contact us. ZJMIJHS: jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. k J. Munstermann technical Engineer V&o -�- .games H. Strange, Jr., P.E. ��4�- Project Manager rPOTFrH rnNSl 11 TANTS INC, k �1 Il r 1ti , b^n Y_i A, a., t a,II ,1 WE - r SITE :- GEGTECH CONSULTANTS, INC. (Sour>re: King Cour y Assessor, 2002) VICINI'T'Y MAY 207 - 219 Main Avenue South Renton, Washington Jab NO. Date: plate. 07192-1 July 2007 1 3 :I i dA .w GEGTECH CONSULTANTS, INC. (Sour>re: King Cour y Assessor, 2002) VICINI'T'Y MAY 207 - 219 Main Avenue South Renton, Washington Jab NO. Date: plate. 07192-1 July 2007 1 ry, a k,>w�r� -=1i SII X t�_ I I- ,�flri S`T - 4•-I� tai 1 i I — tJ i- I � �-� �• �} -} GEGTECH CONSULTANTS, INC. (Sour>re: King Cour y Assessor, 2002) VICINI'T'Y MAY 207 - 219 Main Avenue South Renton, Washington Jab NO. Date: plate. 07192-1 July 2007 1 • � r 0 0 .} f �I II South 2nd Street jt i B-6 I E I I I 1 Existing E Existing Building Building i I . I I j B-7 I I i I f I I � �B-1 I I I 1 j r . j i i [ i 1 1 1 : 1 I O -3 B-4?J [ Legend: Z Test boring location GEOTECH CONSULTANTS, LAIC. f� SITE EXPLORATION PLAN 207 - 219 Main Avenue South Renton, Washington Job No, Date: Plate: 07190 July 2007 No Scaie 2 A 10 151 201 25 30 351 40 E� fl BORING 'I Description, * Test boring was terminated at 39 feet on .lune 14, 2007. * Groundwater seepage was encountered at 25 feet during drilling. BOFJNG LOG 207 - 219 Main Avenue South Renton, Washington Job Date: I Logged by: Plate: 07190 Jul 2007 ZJM 3 OEOTECH CONSULTAN'T'S, INC. Brown SAND and gravel, medium- to coarse-grained, moist, loose pn' o°3u o� bOP O� 15 1 4g` ag g. . Pq.o°q p oa�c �o aq °04$ Y'`e toa ° a a"no 6° 3 2 3a•° `4 ep°eao p° e o°e•b ,a .$ctia bo as 'a9 4 3 r9•` 'T ppq c a°p°Pv O 10 10 4 Pn gs;A: aS4-e' a °° G OP•E P 62 I $ O c p°sq^ becomes iron stained, with some fin"ralned sand, wet, very dense 09 b°es g94E 4 °6�o p6p 60 6 •c s�A a ° a � e`BoLe a9 as°°d6a •�`�•aA ~ 79111 7 :a eo oa 4p a .rte :'a±co nip a °fib � p 'o°tie a 87/ 10.5 $ bt a •oA * Test boring was terminated at 39 feet on .lune 14, 2007. * Groundwater seepage was encountered at 25 feet during drilling. BOFJNG LOG 207 - 219 Main Avenue South Renton, Washington Job Date: I Logged by: Plate: 07190 Jul 2007 ZJM 3 OEOTECH CONSULTAN'T'S, INC. 5 10 15 20�- I 25 30 35 40 0 0 BORING 2 °� c � � � � Description aZ. �z'o Brown SANE} and orave:', medium- to coarse-grained, very moist, medium -dense ��o6c a ,°•05 6 ben �e 35 1 9L�o°,oao b 4, o°'po 9° a° a poo pp�e • o -a° Spa bl°o 22 2 a , 0 o' it -e a 9B• °c p9 14 3 r° � ec 9a pi p °o °qao apo 551 t; '$at SW a a pPp° •7b poq p q ed op 25 5 with larger gravels eap°a (sy° Be -i�• °pP OpO °°0 a�Q p P O °qY'o oqp 63 6 $: s" - beocmes very dense .oa °Oo °4e a, ° °8p e e ° n o q e of°°q p a o raA e- p tP opo �qn 60 7 'ons- s °e np a f°•p ° ovop aqn s 9 a pig ° pop b Ode' �n aq °a 01 47 g o e .aa becomes fine -to coarse-grained * Fest boring was terminated at 39 feet on June 14, 2007. Groundwater seepage was encountered at 20 feet during drilling. GEOTECH C ON SULTs4WS, LN- C. BORING LOG 207 - 299 Main Avenue South Renton, Washington Job L"'juIy ; Logged by: Plate: 0790 zoo�Z.�r� a 0 _UW Aa GEOTECH CONSULTANTS, WC. BOWNG LOG 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by: Plate: 0719C Juiy 2007 ZJ /1 5 BORING 3 1)esctiption Asphalt over FILL 5i8" minus crushed rock 3 1 j j �; i 7 Brown SAND, fine- to medi;jm-grained, very moist, loose -- SP � 17 2 eoe Brown SAND and gravel, medium- to coarse-grained, very moist, medium -dense oap o.•oa up �� apo becomes loose p� 10 a 23 4 o p t o becomes medium -dense eo awe o• 3 a . 51 5 I �°•a' °�. so• b 15 ' n�••po P •0 0� c e b sooePe RR Dy • P 26 lT a e•e69 6 wpP e�dP 0 20 Doe P aSW oap o p a .s becomes dense 48 vo y��oe 7 •'p� :� P b P°°• v S 25�jC ap°p <p Bio sa• P°a 07 n°Ga O �o� '0 0 0um0 D a 552 8 S+DP P Da°q D.o JV 0• ^•opD 0 �a eo4 f o�0 n?ep ow0 a• � 68 9 oop -0p 35 oac'% P �4 Da 8 p oab o. 79111 10 -vL 40 Test boring was terminated at 39 feet on June 14, 2007. Groundwater seepage was encountered at 26 feet during drilling. _UW Aa GEOTECH CONSULTANTS, WC. BOWNG LOG 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by: Plate: 0719C Juiy 2007 ZJ /1 5 0 61 10 15 20 25 30 35 40 0 BORING 4 0 Description I L.i\ y4l1111� f•u...•w., I,.IIIu ��.w wa vv •vv- .... �-..� -, —_ _ . * Groundwater seepage was encountered at 24 feet during drilling. GEOTECH coxsur,TA.rrs, INC. BORING LOCI 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by:Plate: 07190 July 2007 ZJM 6 518" minus crushed rock FILL 3 1 Brown SAND, fine- to medium-gra)ned, moist, loose (Flll) 5 2� FILL 0 3 Brown SAND and gravel, fine- to coarse-grained, very moist, very loose 3 4 - glass shards 3 5 Gray orange mottled, sandy 51LT, highly plastic, very moist, soft o Brown SAND and gravel, medium- to coarse-grained, very moist, medium -dense °„q n�Dl a9G 0 °q Pe o 73/11 6 e ,'• 9 AaP ' % Pq °a e o 23 7 oa .� •a� a°L8o SW g becomes dense 41 a' °cnP°aa' . u ° • oiPC° 0 oq� C � a.� 87111 9 ° ° °°, ao•a °9� - necomes very dense P O aAn•aA 'a �o °a i8 v 0 9p s c Spa 79 1 6 n°1 a , •o€ r__.L_ :__ _•_ 6.. LInn4A 4 A7 ° I L.i\ y4l1111� f•u...•w., I,.IIIu ��.w wa vv •vv- .... �-..� -, —_ _ . * Groundwater seepage was encountered at 24 feet during drilling. GEOTECH coxsur,TA.rrs, INC. BORING LOCI 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by:Plate: 07190 July 2007 ZJM 6 0 0 BORING LOG 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by: Plate: 07190 July 2007 1 2JM 1 7 BORING 5 y e � sp { ' �� DP.scT•t, tiorL P "'a ' �a 1 Asphalt over V minus crushed rack FILL 4 1eo°$• y° grown SAND, fine- to medium grained, moist, loose IN 5 �n "boa vb a9n 12 2 °oa oS oa �' �� Brown SAND and gravel, fine- to coarse-grained, moist, medium -dense • vo-aa as 10 °°°a O •a °co 42 42 3 ° e o ' °C . A'- 4°°, ; o� - becomes medium- to coarse-grained, dense oe 'ob nC O 04 15 0 ° q 40 4'.e' 0 0o b 20 , e SW Q 5 S �n O�Cv o- 00� 54 25 400 °a °9 O6a 0 °eoG 4 a 27 6 4 a 30 • do a 8 a O N °a4 ° a �C °• C 32 7 vaa ° <' ` - becomes dense 35 s,oa• 0 oa Oa9v Deo -°o5 becomes very dense 62 8 L 40 * Test boring was terminated at 39 feet on June 14, 2007. * Groundwater seepage was encountered at 24 feet during drilling. BORING LOG 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by: Plate: 07190 July 2007 1 2JM 1 7 40 Test boring was terminated at 39 feet on June 14, 2007. Groundwater seepage was encountered at 24 feet during drilling. GEOTECH CONSULTANTS, rtiC. BOWNG LOG 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by: Plate: $ 07190 July 2007 ZJM BORING 6 QJ 1 Description Brown, silty SAND with gravel, fine- to medium -grained, very moist, loose to medium -dense (Pili) FILL 21 1 .° a. n q Broom SAND and gravel, medium- to coarse-grained, very moist, loose 5 �y p V 2 °D e°DDD° 10 ° a, .Q�Cu de °per. 20 3 becomes medium -dense 0 0 .p1 eD o as pe. °• 0 .{rr 6 t' 29 4 �r°- $ .° v 20 ° ®SW odn°oa K. 6 5 4a becomes loose, wood in sample V ° °a epi Dcpc' o + B oc 25 o ,p•af� a a 42 6' ebecomes dense 30 + °• `a°�° a°e 0 C.0 p• % 76 7 °6 q ; , e - becomes very dense ecce o 35 _° 4 e C� c �o°ca t yoeo i °A 40 Test boring was terminated at 39 feet on June 14, 2007. Groundwater seepage was encountered at 24 feet during drilling. GEOTECH CONSULTANTS, rtiC. BOWNG LOG 207 - 219 Main Avenue South Renton, Washington Job Date: Logged by: Plate: $ 07190 July 2007 ZJM E 10 1s 20 25 30 35 40 0 I�iT7iq, feIN E lest Doring was ierminmev at J7 mrl VH OU11r. i•*, Qvv r * Groundwater seepage was encountered at 25 feet during drilling. GEOTECH CONSULTANTS, INC. BORING LOG 207 - 219 Main Avenue South Renton, Washington Jab Date: Logged by: Piece: 07190 July 2007 I ZJNI 9 It - -1 i 1 , Drainage composite Waterproofing Foundation wall & Footing Slab Vapor retarder --�–�L Nan -woven filter fabric - - Washed rock or pea gravel w 4" perforated PVC drain —/ (holes turned downward) 2" PVC weep pipe at 6'centers (Pour Into footing or wall below slab) Attach weep pipe to drainage composite. Pierce waterproofing and plastic backing of drainage composite. Treated lagging Soldier pile Note - Refer to the report for additlonal considerations related to drainage and waterproofing. GEOTECH CONSULI'AINTS, INC. FOUNDATION DRAIN DETAIL 207 - 219 Main Avenue South Renton, Washington Job No; Date: Plate: 07190 1 July 2007 10 0 Cl I I CA C 'T'I'll - 1, 1 N S U k A N (T COMPANY I 0 00 N F �T H P 6Q 1, B E. LLF V1 I L, WA 990f11 Order No.: uw2.;2,)22 Your No.: N,� ( INVI'SIMEN'T' URBAN PAC IFK REAL ESTATF-. 7432 SE 271'H SI'REET MERCER ISLAND, WASHIN(JON 9SO40 PROPERTY ADDRESS: %VAY IIN(;'l ON All'N: 1()LAN'-IHF('HAN-NlCCARTH)' 2/1 Endo -,:d arc vour materials im the above transaction. p1case contact us Thank you for this oppirtunil.v L(1 serve you. c < f. c , " I , , - I I I r I I , < , , < , < , , , > J > � , , - i -., :- ., , - - ,> T--4S7qlDF It I'LL I:N-11' TH F1'f 11) Nl`(A' -,S) !A(i 'M-1 FAX: (425) 636-9S'y TOLL FREE: C800),155 -MA -4 13RUCI ANIIKU, SLNI[JR I I I'LE 0MULK AND UNITNIANAC-ER ,I-I-NiAll : ANDRLS130 C-1-1.('f)Nl) JANICT PARKFIR SF NI OR 17'll, F OI-f7j(-T-jZ (F-MAII : PARKFRIA6d(- T -I L Co M) DAVID BENNYTY ITH E OFFICV'R I. BFNNETFDl-kC-FTC0Nl) DANJIJ KLITER TITLE OFFICER (F-NIAIT 10AVOIDAN) TO TTIL FOLLONVINOADD RLSS: CHICA(i41I RECORDINC DFPARl-%-1U'-Zl' 701 FIFN I AVENUE SLl E.IW .,L'ITL] i. W A '1`:104 � I I LUV 1 RnA. [W) 0 l .1(ii ! -11"i LL IMSI IRAN CL (1)N1Pr\Nl 105W \Nt" � 1"11 Itl'I I I \ 11• 11' 1 90(g PLAT ( ERI IFICATF, t )rdc'r Nn.: 12-,2922 (. t rtificale fur l ilinr Prulturccl Plal. In the nimict ul thc- flat submitted for our appriwat, Ow, ('ornpanv has examined the recon ds of lhc: ('(Purity Auditor ,rnd County C Jerk of KING County. Washington, and the records of the C'lctk of the i Iuiled SIales C'nurls huldinr, lernzs in said County, and Iroill tiuch ::xnrnui lalion hen"hy Ccrtifrrs that the till',: 1,F the Nillt \aini.� dcN(:1ihed fand.siluate in Said Y. INC, County, lo -wit: VESTLL) 1N N F. C It,-,;eSTMF_NT, 1J EXCEPTIONS: SEESCHI;DVI-F A (NEXT PAGE) SEE SCHEDULE P, AT ACHED ('HARGE: $2.00. i,p TAX: ;17.9" Recotd'� cxamincd to NovC1,Mr t 1.?, 2 C"7 at 6:00 Atj _.kSTSIUR T:T_�F UNfT "hilfe Officer t25) 6a; 9P.1 3 PI A7[ ICrI `RDIIA6' 4 0 0 Ic ;%(;0'1! lIl,P 1 NiSt:R�-\Nt V ('( )Nl P 1NN P.AT CERTIFK'ATF SCHEDULE A (Continued) (-)t LIC I N4 I.: U571)22 LEGAL DESCRIPTION ICTS In mvmm 20, !NC=.UKJVE, BIACK 13, IUWN 01, TO T111. PIAT H."-.'REoF Rp(7(),pDLP iill QR PLATS, PAGYM 10, N KINS COUWTY, WASHINGIVN, EX(:E " THP — -E � U— .ED P'i . WHST 5 FEET OF LOT 11, CONVEYED 70 THE Cl 'v PY U -.ED RFCOIr:)A) IjNl,)ER RECORE)ING NUMBER 7909070629; AND EXCEPT 7HE WEST 5 FEET OF LOT 17, CONVEYEE 'iC, THF. C: -'Y r'i=NTDN B'f UNDER RECONDINN NUMBER 7005070628. FIA'I( RI'l 0 ('lil( A(i(►TlJIT INSI, RANt•1=.tt1\IPAN\' PLATCERTIMATE SCHEDULE B Drdt:r No: 1252922 ['his ccrl ific:rte does not insure against hm,; or do-atnavc by reason Of tht follo+yilig t,xcelltions: GENERAL EXCEPTIONS: A f)efect., lii.n;. encunibrancc:s, adverse claims Or othcr maticis, if any; created, first appearing in the }public records Or attaching subsequent IU the; effective dale hereof but }?Iiot to the auto the proposed insura:d acquire; for v aloe of record the e.+late nr interest of ttrurts as a tha rc esu carve 1cd }�y this Colt11n1t[1rCnt b I?Ights or claims of parties in posse.smon not shown by the public records. C` Encroachriwills, mvi—laps, boundary line disputes, :and any olhcr m:tlicis which would ho: disclo.scd by an accuValt' survev and inspection of the pre.mi',s. D Easunacni... or rl runs of cwenlent5 not Jiow•n by the puhhic- rccr.ards. E. Arid, lien, oar rWhl to hen, for carntributitlns to crnployct- briwfil funds, or for state welt I cis cornpcnsalion, or for sc r�ac�s. Irlbor, or material herelofoir or lieotiafte.r furnished, all as imposed by law, and nol '01own h_v lh� public records. F Licn, funder the Workrnan's C(mipen.sation Act not shown by the public records. f; Any .L,0VT( e, installation, Coll nr.ction, mainlcnem:l: or constr►udinn chnrgc,, fOr sc.wcr, wale -1, c lutricity Ur i'afbaa'c IeniIwal, - N. f;enc°ral taxers not now payable; matters relatitn.T To special ,asxssmcnts and special levies, if any, prCc.cxhng nr in the samv becominr• a lien. 1 Rescrvalions or exceptions m patents or in Ac(s autharri7ing the issuance thrmof-, Indian Iriiml coders or rrgulalmns, Indian treaty Or rahoriginal rights, including eascrnunts OF equittable sf`rvlIueles J Water rights, claims, nr title Io water. K. THIS RFP()RT IS ISSUED AND ACCEPTED UPON THF LINDERSTANDINIC;'I H:k"f`HIF LIABILITY (1FTHF COMPANY SHALL NOT EXCEED ONE 'I HOUSAND DOLLARS($111(1(1•110). H ATCR1B ' RVA /!Y?y7 I11:A(,I1 ITFI I IN' I[IRAN ),NlF:NNl PLAT {'HRTFFICATF. SCHEDULE S (( Jlnliuued) (ruler lim 1212922 EXCEPPONS .� EASEMENT ANP THE TERMS AND CUDI'I i•NNS T 1;1;' 0-: GRANTER 11)nF.T [;rRt'_) ('CW ER k LIGHT COMPANY, A WASH-N–TONT r7)RF0,RATI,,1 PURPOSE: DIADE;z(:F'c:iK i= ELECTRIC `1'RANSMISS:C)N LFNI' AREA AFFECTED: WEST 5 FF -"T CF LCT: i q, 19 AND 20 RECORDED: FiPP11. `J, 1970 PF('ORDIAt(; NU143ER: 0638%, a 2 EASEMENT AED THE `TERMS AND (-'C)N')I'1IONS T=~ CF- GFv�IJTF,F: I'I,'C E1 SC-UND POWER k T,7GH'l COMPANY, A PURPOSE: AREA AFFECTED 7 NUit"l'H '. FE:I T OF ?BE EAST 1= FEET OF (.DT 2 RECCRDEI)_ APRIL 9, 1970 icFr_ %Hll1N{� NU7`M-FR: 563807 c n EXCYPTION5 AND PESPPVATICCNS CONTAINED IN DEED: PROM: C'HEV.-iC,N i S A, I h::. , A PENNSYLVANIA 12ECUH15EI): AUGU 4, .19t, kF;:OFI)1P]f �IiI�1 t: 80CF04011 5 D AFFECTS: LDT:, 1 � NCLCJS T VF, s 4. AGREEMENT AND THE TERMS AND CCNT17IONS THF. -70T': NETVEE:N : RENTON (-C,IRDJERSTO}NE IMVES"_ ME N T S AND: CITY CF RFNTCN RECORDED: AZK'LIST 2 1 , 1995 RECORDING NUKItiEP.: 550H110053 REGARDING: TEMPC)RAPV 13SE OF SURSTArIDARD SIDE SEWEI AND RE11AC'EME?iT THEREOF r AFFEti T: . 1.01-5 ) `_+ AND 2;, r, 5 . FNC'FZC)ACHMI:P:'f OF D,",NCREI R ALLI I CV04 VI S I'HI kY 10 FEET OF LCTS 1S TNk<U';.;}J. 20, INCTOSIV , OF SAID PRENIS %, AS DIS^I%ED DY S'1A'1'UTORY WARRANTY i LKil RECORDED UNDER RE(',)rRO1N[; AiEi /L�hk r)i Oii a 7 �}i PI A JJ Fii 171 1<llA i fArY: H I J x 0 0 ITT LE ltitii!R_AN(I- ('()NIPAN. PLAT C'FRTIFICATE SCHEDULES ((onlinkiud) r; D EL' OF TRUST AND TV? TRW AN'1 CC)ND ITT -NS WRANTOR TRUS'I'EF: ENE'F iCIARY : AMOUNT DATED: R EC&RUED : RECORrDTN(; NIUMB 'R : OAN NUMPRR, - ()id,:] No 1252922 N & C INVESTMENT, LL- CHICAC,O TT—;LE INK--RANCv C CIMI'ANY CTS S CAD = RANK r 65;,250.00 JULY 10, 2006 JULY 2 1 , 206' , 2CU)60721002010 NOT DISCLOSED 'IHE; AM:DUN'I' N(,,W SECURED EY SAID DEED OF TRUST AND ":HE TERMS UPON WHTC'H THE SAPIE CAN P P,TSCP_kk6ED CR ASSURED SHOULD FE ASCERTAINED FROM T1iF, =AOT t)ER CF THE INDHETEDNESS SE'CURRD- 7. AS,` IGNMZNT OF :<FNTS Nlil:YLi LEASES AND THE AND CONEITION; q T3EREOF: ASSIGNOR: 1.1 L C It;.^JES TNLri`"I', LLC ASSIGNEE: CASCADE BANK DA" E): JJLY IQ, 200c- REWDED: 1:;I,Y 21, 200c, REC'C!RDINC= N[";lTER: 20%607210C2011 TERMS AND C'CINDIT QNS CU =ilH LIMI:"ED LIABIG!'!'Y C�_MPAIIY AGFEEtII tdT FCR N & C I1dV'r',STb1RtiT, �,LC NOTE A C0"Y (;F THE 1,.1M TF'U IAAR151IY COMPANY AGREEMENT, WID AVEN"JMENTS THERETO, IF ANY, MUST DR SUBMITTED. i 9. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF TRE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. a NOTE C=ENFRAL AND SPECIAL, '!:fi E1 AND CIARUES, PA:D IN FU10: YEAR I'A_X ACCOU "! NUMBER : lovy CODE: ASSESSED VALUE -LAND. ASSESSED VALUE iMPRUVEMENTS 1%;MC'iIJNT bILLEI: ANP PAID: 2007 723150 101, $ 11i,N70C.0C $ 0 UO 1,259 5z, L'lwlS l�I�S�rr'i, HCKGO yTLE�K&U��lyCEcliq RlK� PIAT ErkTlmtA TR SCHEDULE 8 R ©©Q) HAa »cla3» »Er LT3, 2 1r NOTE >: GENERAL AND S2 IAL TAXES AND CHARGES, PAID IN Ia: YEAR- 2007 X ACS UN2 NU Ra: v2):5: !2!5 ua LEVY CnDF: 2ioo SKssi�D I c 2 LZ�N 2: 3 :i ,:;1.uo ASPOSED VALUE IMPROVEMENTS; 3 200 AMCLR T BILLED TOID ID: E 1,269.4, A' -'PR g: 1,(T :9 NOTE - E� l, c SPECIAL IAIy9 AND C�RCES, R: IN FULL- YEAR. ULY R. 2:0, TAX AcG; I Nem ER: 723Ino12 w I-EVY Ace: 2100 s SED v g m.LAND; 2 120,mm.:o ASSESSED VALUH-IMPR Ells: : 0 W e,m' EI1 G AND PAID: s 1,l24 APPEMS: [Ayr IS NOTE is ,3 ,R AN-) szsclaG TAXES AND CHARGES, PAID !N FULL: Yom: 20:, IAX ACOAN E NUMBER: 72050 1249 2a ' CODE: 210e ASPESSED VALOR IA4a: $ 240,000.00 ASSESS 2AIJE-IMPROVEMENTS: $ 39.900.00 AW,fix, T P I ANP PA !o: 1 "041 AG z�eag«: :3Ts 19: D 2a 7HF 2 <wzV; Y Y FE USED AS AN AW RIW ATED PROAK DESCRIKWN ON TW mgr a w, Co 0 0 II( -A(;{1 TI I'l is I N, I ! IZA N M PA N 1 PLAT CERTIFICATE SCHEDULE B (( OP111M)t2d) (Trot NVA j2s2wz2 DUCTMENTS TO AH RECORVEL it COMPLY WITH THF RQUIREMA10 CV RCW 64.04, "A TATED LEGAL DESCRIPTION IS NOT A SUBMIUIE FOR A COMPLETE � - D '�. '43,REX 1EGAL DESCRIPTION WHICH MUST ALSO APPTAT, IN TH? ODY (;P TFIR T,(..'7UMFN7: 16 THRQilrH 20, BLOCK lh =WC I OV OATS, OACY 11S_ END OF SCHEDULE B mANwywmn'i 0 c'HiCAGO TIT1.1_ INstaRAN('I-. COMPANY „I,,K3 l x4111, #N9 I, BLL1.FVlv.T-N'Y'A 9,' 001 t'l1r}NL (42.ti)646-986-1, FAX: {423)r,46 91,<179 IMPORTANT: Tbi, is not a Survey. It is furnishcd as a convcnience. to locate the land indicaled hereon with reference to streets and other land. No liability is assumed by rr:ason of reliance.. hereon 1x1. a5 I � - ti15 49 �0 I til I I ,I � I I m i 17'1 zI 6 115 115 _ 1 1 1 7 20 5` I 2 2 11500 S1 _ 19 I 0,00 :id:1O Si I15 1245 3 ti'sP ;r 1,� 1s 6cae I 11 , V40 irs 4 y ,cis .,,`"` 17 O&M ytSU SF do 0 57;4 I l 5 16 7 11S / 1 w 0900_ i Q - \ I o 4 I 7iSP 5; h `•1155 _ Y. 1d r I 115 I 115 09'17 I ;+ 6D Si v® 9 4P 1� SF 12 T175 o c, 1 TOGO 51� 60 1 5D I 0 I'. Q 6 115 I ' _ 1 1 7 � I 2 ' _ I 0,00 s, - nee s1 1 4 0880 ' 17 r s 1 I � 5 q$5 7186 s' O&M I OB95 7 o w 0900_ i Q - 13 I S 115 0 I 10 IP15O 5F 09'17 I Printed: 11-21-2007 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-139 11/21/2007 10:22 AM Total Payment: 3,000.00 Current Payment Made to the Following Items: Receipt Number Payee: N & C INVESTMENTS Trans Account Code Description Amount ------ 5009 ------------------ 000.345.81.00.0006 ------------------------------ Conditional Use Fees ---------------- 500.00 5010 000.345.81.00.0007 Environmental Review 500.00 5020 000.345.81.00.0017 Site Plan Approval 2,000.00 Payments made for this receipt Trans Method Description Amount ---------- -------- ------------------------------ --------------- Payment Check #1209 3,000.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees 00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUTT .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81-00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt 00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence .00 5022 000.345.81.00.0019 Variance Fees .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 650.237.00.00.0000 Special Deposits .00 5955 000.05.519.90.42.1 Postage .00 5998 000.233.70.00.0000 Tax .00 Remaining Balance Due: $0.00 R0706273