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IMP RENTON COMMONS LLC FAzio ASSOCIATES 215 WHITWORTH AVE RENTON, WA 980571 LANDSCAPE ARCHITECTS 4=0 P _D LOW INCOME HOUSING INSTITUTE 2407 FIRST AVE, SEATTLE WA 48121 RENTON COMMONS LLC FAZtO 215 WHI WORTH AVE RENTON, WA 98057 'On O IA c cr`"s ¢g o ¢a nulewwtrse� see we 9svr LOW INCOME HOUSING INSTITUTE oc oaa a 2407 FIRST AVE, SEATTLE WA 98121 -- p r IV z o p = c z M W) s N tk Z x bo o z C i t m 4 n p n m �O O z 0 5 I rq 7 9- an 1Fnz 111 o= 0-• 3 '+ppE o O ^d °i •PO n too Wm N b �)z cp N>z k aQ m 2 m m e o � c r ID oao n p 6 � n inn rG� -Q�p as^, - 00 1Fnz 111 orn� 0-• 3 '+ppE o O ^d °i •PO n too Wm N b �)z cp N>z k aQ ZQe 2 IN RENTON COMMONS LLC FAZI❑ 215 WHITTWORTH AVE RENTON, WA 98457 �� hN soc AS RC PF L`AiESti :r AaCH., )IN WN les Sub R s LOW INCOME HOUSING INSTITUTE e - 5' s" W� 2407 FIRST AVE, SEATTLE WA 98121�� A��c � 0-• 3 '+ppE o O ^d °i •PO n too RENTON COMMONS LLC FAZI❑ 215 WHITTWORTH AVE RENTON, WA 98457 �� hN soc AS RC PF L`AiESti :r AaCH., )IN WN les Sub R s LOW INCOME HOUSING INSTITUTE e - 5' s" W� 2407 FIRST AVE, SEATTLE WA 98121�� 6 � RENTON COMMONS LLC FAZI❑ 215 WHITTWORTH AVE RENTON, WA 98457 �� hN soc AS RC PF L`AiESti :r AaCH., )IN WN les Sub R s LOW INCOME HOUSING INSTITUTE e - 5' s" W� 2407 FIRST AVE, SEATTLE WA 98121�� The following exhibits were entered into the record: Exhibit 1 ERC Report Exhibit 2 Site Plan Exhibit 3 Landscape Plan Exhibit 4 Elevations Exhibit 5 Grading Plan Exhibit 6 Geotechnical Report, prepared by Geotech Consultants (dated July 21, 2015) Exhibit 7 Drainage Report, prepared by Site Wise Design (dated June 7, 2016) Exhibit 8 Traffic Impact Analysis, prepared by Gibson Traffic Consultants (dated April 18, 2016) Exhibit 9 Department of Archeology and Historic Preservation Comment letter (dated July 6, 2016) Exhibit 10 Preliminary Archaeological Assessment, prepared by Wilamette Cultural Resources (dated May 20, 2016) Exhibit 11: Staff Recommendation to the Hearing Examiner (dated August 8, 2016) Exhibit 12: SEPA Determination and Mitigation Measures (dated July 25, 2016) Exhibit 13: City Center Community Plan Exhibit 14: Lighting Plan Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, Exhibit 15: 2016) Exhibit 16: Renderings Exhibit 17: Staff Powerpoint Presentation EXHIBITS Project Name: Project Number: Renton Commons LUA16-000425 Date of Hearing Staff Contact Project Contact/Applicant Project Location 8/16/16 Rocale Timmons Pamela Derry 215 Whitworth Ave S Senior Planner Tonkin Architecture 204 First Ave Seattle, WA 98104 The following exhibits were entered into the record: Exhibit 1 ERC Report Exhibit 2 Site Plan Exhibit 3 Landscape Plan Exhibit 4 Elevations Exhibit 5 Grading Plan Exhibit 6 Geotechnical Report, prepared by Geotech Consultants (dated July 21, 2015) Exhibit 7 Drainage Report, prepared by Site Wise Design (dated June 7, 2016) Exhibit 8 Traffic Impact Analysis, prepared by Gibson Traffic Consultants (dated April 18, 2016) Exhibit 9 Department of Archeology and Historic Preservation Comment letter (dated July 6, 2016) Exhibit 10 Preliminary Archaeological Assessment, prepared by Wilamette Cultural Resources (dated May 20, 2016) Exhibit 11: Staff Recommendation to the Hearing Examiner (dated August 8, 2016) Exhibit 12: SEPA Determination and Mitigation Measures (dated July 25, 2016) Exhibit 13: City Center Community Plan Exhibit 14: Lighting Plan Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, Exhibit 15: 2016) Exhibit 16: Renderings Exhibit 17: Staff Powerpoint Presentation Renton Commons (LIHI) (LUA16a000425) Public Hearing R".W W--. Sc.i., PI.— August fm .ScnierPI.— August 16, 2016 Approximate Location Proposal $12212416 Presentation Outline • Project Description • Process to Date • Renton Municipal Code Analysis — Comprehensive Plan C rnpllanca — Zoning Compliant• — Site Plan Cod• Compliant• — Conditional us. Parmit — Design Review Compliant• — Modification CrtterisCompllanc- • Staff Recommendation Site Characteristics Proposal to 41 _iH ' _ ➢F "� 1 Process to Date Site Plan and Design Review Recommendation Staff recommends approval of the Renton Commons, as depicted in Exhibit 2 subject to 21 conditions of approval, 8/22/2016 Renton Municipal Code Analysis • Comprehensive Plan Compliance • Zoning Compliance • Site Plan Review Compliance — Modification Criteria Compliance • Design Review Compliance • Conditional Use Permit Compliance Conditional Use Permit Review Landscaping C/) Uj iz �3 fix_ •^tel RAI Parking Street Scape Design Standards 8/22/2018 Downtown Uses 3 t'tt 8/22/2018 Downtown Uses 3 DEPARTMENT OF COMMUN CCfY OF AND ECONOMIC DEVELOPMENT enton Building Permit: 815008528 IVR Number: 15008528 Permit Name: HILLCREST TERRACE 50LID WASTE ENCLOSURE Address/Location: 1430 HILLCREST LN NE Parcel Number: 7227800140 Application Date: 12/04/2015 Permit Type: Building Multifamily/Mixed Use Residential Total Valuation: $27,400 Issue Date: 03/07/2016 Permit Work Class: Other - Garage, Sheds, Ceil Towers, Racks, Vaults Total Square Feet: 240 Expiration Date: 03/07/2018 Description: HILLCREST TERRACE CONSTRUCTION OF 240 SQ FT COVERED SOLID WASTE ENCLOSURE. Billing Type Name Address Phone X Contact Mark Gropper i .. •; PO Box 2316 B: (425) 226-8451 Renton Housing Authority Renton, WA 98056 Contractor Keith Bjella 15405 SE 37th St, ste 100 B: (425) 754-6759 Accord Contractors Bellevue, WA 98006 Construction Contractor: ACCORCL906CB Business License Number: BL.039397 X Owner Mark Gropper PO Box 2316 B: (425) 226-8451 Renton Housing Authority Renton WA 98056 • Permission is hereby given for the work described on this permit according to the conditions hereon and according to the approved plans and specifications pertaining thereto, subject to compliance with the Ordinance of the City of Renton. • This permit and plans must be posted at the job site at all times. • 1 hereby certify that no work is to be done except as described above and in approved plans, and that work is to conform to Renton odes and ordinances. • Cali (425) 430-7202 or go to: www.MyBuildingPermit.com one working day in advance to schedule an inspections and for ANY work iso the Right of Way. • Call 8 11 to locate underground utilities at least two full business days prior to any excavation . 31-7 La�r�. (Sig ure) (Date) THIS PERMIT AND PLANS MUST BE POSTED AT THE JOB SITE AT ALL TIMES Page 1 of 2 DEPARTMENT OF COMMUN_ _ _C,TY aF AND ECONOMIC DEVELOPMENT Renton Building Permit: B15008528 IVR Number: 15008528 Inspections - Call (425) 430-7202 or go to: www.MyBuildingPermit.com to - Do not cover until approved. schedule an inspection. - Do not occupy until final inspection is complete. - Call before work is concealed or concrete poured. - Final inspection is required. - Do not pour concrete until approved. Number Description Date inspector Comments 105 Erosion Control inspection 110 1 Footing Inspection _ !_ 111 Foundation Inspection L 156 Underfloor Inspection 113 Shearwall and GWB Nailing Inspection 115 Roof Inspection 112 Framing Inspection 114 Insulation Inspection 116 Ceiling Inspection 118 Landscaping Inspection 108 Other Building Inspection 100 Final Inspection THIS PERMIT AND PLANS MUST BE POSTED AT THE JOB SITE AT ALL TIMES Page 2 of 2 D r � m D r+ LA pa M G1 ma 22 JZ IMA cm m C � p -C D r D z c m m D z C) C) Z z v} 2 m a rn CL v RO N a 74 �• SL Q ro a 0 ro 0 D r � m D r+ LA pa M G1 ma 22 JZ IMA cm m C � p -C D r D z c m m D z C) C) Z z v} 2 m DEPARTMENT OF COMMUNITY --00000:. CITY OF AND ECONOMIC DEVELOPMENT `�"'��`"'�'^"""-��Renton '" A. REPORT TO THE HEARING EXAMINER HEARING DATE: August 16, 2016 Project Name: Renton Commons Owners: Low Income Housing Institute; 2407 First Ave; Seattle, WA 95121 Contact: Pamela Derry; Tonkin Architecture; 204 First Ave; Seattle, WA 95104 File Number: LUA16-000425, CU -H, SA -H, ECF, MOD, MOD, MOD Project Manager: Rocale Timmons, Senior Planner Project Summary: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three (3) modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 71 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S, just north of S 3rd St, at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points. A bicycle parking modification, from RMC 4-4-080, is being requested in order to locate bicycle parking exterior to the structre. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. Site Area: 13,915 SF Total Building Area GSF: 46,215 SF Project Location: 215 Whitworth Ave 5 Project Location Map HEX Report City of Renton Department of Community & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 2 of 38 B. EXHIBITS: Exhibit 1-10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16 HEX Report ERC Report Exhibits (dated July 25, 2016) Staff Recommendation to the Hearing Examiner (dated August 8, 2016) SEPA Determination and Mitigation Measures (dated July 25, 2016) City Center Community Plan Lighting Plan Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, 2016) Renderings City of Renton Department of Co rnity & Economic Development RENTON COMMONS Report of August 9, 2016 C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Hearing Examiner Recommendation LUA16-000425 Low Income Housing Institute 2407 First Ave Seattle, WA 98121 Center Downtown (CD) Commercial Mixed Use (CMU) Single Family Residence a. North: Seattle Public Utility's Cedar River Pipeline ROW (CD Zone) b. East: Church (CD Zone) c. South: Church (CD Zone) d. West: Single Family Residential (CD Zone) 6. Site Area: 13,915 SF (.03194 acres) D. HISTORICAL/BACKGROUND: Page 3 of 38 Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 156 05/18/1909 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. The site is in the 196' hydraulic pressure zone. The approximate static water pressure is 71 psi at a ground elevation of 32 feet. There is an existing 4 -inch water main (COR Facility ID: WM-08542) east of the site along the eastern frontage of Whitworth Ave S. There are also two Seattle Public Utilities (SPU) transmission mains (66 -inch and 51 -inch) north of the site. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 6 -inch sewer (COR Facility ID: GM06709) east of the site in Whitworth Ave S that flows south. c. Surface/Storm Water: There is no existing on-site drainage system. There is an existing 6 -inch storm drain east of the site in Whitworth Ave S, which flows north. There is also an existing 12 -inch storm drain north of the site in the Seattle Public Utilities right of way, which flows west. 2. Streets: The site is bordered by Whitworth Ave S to the east. Whitworth Ave S is classified as a residential access street. The existing right of way width for this section of Whitworth Ave 5 is 60 -feet. Sidewalk is located on both sides of the street at the back of curb. Sidewalk width along the project frontage is approximately 10 -feet. 3. Fire Protection: City of Renton Fire Department HEX Report City of Renton Department of Co nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 4 of 38 F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE. 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits— Specific a. Section 4-9-030: Conditional Use Permits b. Section 4-9-200: Site Plan Review c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN. 1. Land Use Element (LU) 2. Housing and Human Services Element (HMS) H. FINDINGS OF FACT (FOF): 1. The applicant is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three (3) modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. 2. Renton Commons will include a set-aside of 36 units for homeless families and individuals, including veterans, who will have access to on-site supportive services, job connections and case managers to help people improve their incomes, get back on their feet, retain their self-sufficiency, strengthen their physical and mental health and progress in their lives. 3. The northeastern portion of the site is developed with a two-story single family residence, proposed for demolition. The undeveloped portion of the site is vegetated with grass, shrubbery and scattered trees. 4. The development would result in a density of 150.28 du/ac. The proposed 48 units would be comprised of (4) studio units, (19) 1 -bedroom units, (20) 2 -bedroom units, and (5) 3 -bedroom units. 5. The project would incorporate sustainable "green" features meeting the requirements of the Washington State Commerce Department's Evergreen Sustainable Design Standard. 6. The Planning Division of the City of Renton accepted the above master application for review on June 9, 2016 and determined the application complete on June 22, 2016. On June 30, 2016 a re -notice occurred, in order to correct the proposed project description. The project complies with the 120 -day review period. HEX Report City of Renton Department of Co nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 5 of 38 7. The project site is located on the west side of Whitworth Ave S, between S 2rd St and S 3`d St. The site is generally rectangular in shape and totals 13,915 square feet in area (0.3194 acres). 8. The site is located within the Center Downtown (CD) zoning classification, Commercial Mixed Use (CMU) Comprehensive Plan land use designation, Design District 'A', and the Downtown Business District. 9. Surrounding uses include: existing single family residential to the west (zoned CD); churches to the east and south (zoned CD); and an office building to the north for an international adoption agency (zoned CD). It should be noted that immediately north of the site is a Seattle Public Utility's Cedar River pipeline right-of-way and an 11 -foot wide public alley is abutting the property to the west. 10. Access to the site is proposed via a new curb cut extended from Whitworth Ave S. 11. The proposed building includes an open surface parking garage on the west side of the property, which includes 12 parking spaces. An additional 3 -parking stalls are proposed to be secured, via a lease with SPU, in the parking area abutting the site to the north. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 25, 2016, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -M) for the Renton Commons project. The DNS -M included one mitigation measure (Exhibit 12). A 14 -day appeal period commenced on July 29, 2016 and will end on August 12, 2016. No appeals of the threshold determination have been filed as the date of this report. 13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non -Significance — Mitigated: a. A survey shall be submitted to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. In addition to the survey, should evidence of a historic site be found during site development, work shall immediately cease and the Washington State of Archaeology and Historic Preservation shall be contacted at (360) 586- 3065. In the event that cultural artifacts are found, work cannot recommence until approval is received from the Office of Archaeology and Historic Preservation. 14. The proposed building massing would be L-shaped with an outdoor play area. The building would also provide amenity spaces for its residents such as a multi-purpose common room, a library, community computer stations, a community kitchen for events, a classroom, a management office, and a counseling office. 15. The tallest point of the structure would be approximately 76 -feet from the average grade plane to the highest peak of a shed roof elements with an average height of 71 -feet. The proposed building materials would be a combination of concrete masonry, brick, metal canopy, cast-inplace concrete, fiber cement board, and wood elements. All concrete walls are proposed to be treated with texturing and/or reveals (Exhibit 4). 16. Requested Modifications from RMC: The following modifications have been requested to be considered simultaneously as part of the Site Plan Review: RMC Code Citation Required Standard Requested Modification RMC 4-6-06OF Street 12 -foot sidewalk, street trees (4 -foot x Elimination of the 5 -foot wide Standards 8 -foot grates) behind the curb, and bicycle lane. street lighting meeting City's arterial HEX Report City of Renton Deportment of Co nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 6 of 38 17. The site is located in Seismic Hazard Area. There are no other known critical areas on site. 18. There are three existing trees located within the right-of-way which are proposed for removal. Preliminary earthwork for the proposal includes 100 cubic yards of excavation and 300 yards of fill. 19. Construction is expected to start in mid-September 2017. Construction is expected to be completed by the end of October 2018. 20. Studies provided by the applicant include a stormwater report, traffic study, arborist report, preliminary archeology assessment, and a geotechnical report (Exhibit 6-8, and 10). 21. Staff received a single comment letter, from the Department of Archaeology and Historic Preservation, regarding the potential of archaeological deposits on site (Exhibit 9). No other public comments were received. 22. On page two of the staff report, to the Environmental Review Committee, it states the applicant is proposing a 19,795 square foot landscape community space and goes on to describe the space (Exhibit 1). This is an error, and necessitates a correction for the record. The proposed exterior open space (playground and courtyard) is a total of 1,458 square feet. There is an additional 1,169 square feet of community space on the interior of the structure. 23. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 24. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City's Comprehensive Plan Map. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliapc6 ' street lighting levels. Additionally, a 5 - foot wide bike lane is required. RMC 4-4-080F, Based on the proposed use, a The applicant is proposing a total of Parking, Loading, and minimum 24 interior bicycle parking 24 bicycle parking spaces within Driveway Regulations spaces would be required. four exterior bike racks. RMC 4-4-090, Refuse There shall be at least one deposit The proposal includes a single and Recyclables area/collection point for every thirty refuse/recycle storage area. Standards dwelling units. 17. The site is located in Seismic Hazard Area. There are no other known critical areas on site. 18. There are three existing trees located within the right-of-way which are proposed for removal. Preliminary earthwork for the proposal includes 100 cubic yards of excavation and 300 yards of fill. 19. Construction is expected to start in mid-September 2017. Construction is expected to be completed by the end of October 2018. 20. Studies provided by the applicant include a stormwater report, traffic study, arborist report, preliminary archeology assessment, and a geotechnical report (Exhibit 6-8, and 10). 21. Staff received a single comment letter, from the Department of Archaeology and Historic Preservation, regarding the potential of archaeological deposits on site (Exhibit 9). No other public comments were received. 22. On page two of the staff report, to the Environmental Review Committee, it states the applicant is proposing a 19,795 square foot landscape community space and goes on to describe the space (Exhibit 1). This is an error, and necessitates a correction for the record. The proposed exterior open space (playground and courtyard) is a total of 1,458 square feet. There is an additional 1,169 square feet of community space on the interior of the structure. 23. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 24. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City's Comprehensive Plan Map. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliapc6 ' Comprehensive Plan Analysis Policy L-2: Support compact urban development to improve health outcomes, support +� transit use, maximize land use efficiency, and maximize public investment in infrastructure and services. Goal L -H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. Goal L-1118: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. HEX Report City of Renton Department of Co nity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 7 of 38 ✓ Goal L -FF: Strengthen the visual identity of Renton and its Community Planning Areas F and neighborhoods through quality design and development. Policy L-46: Identify and catalog historic, cultural, and archaeological resources on an on-going basis and as part of project specific review. Conditional Policy L-51: Respond to specific site conditions such as topography, natural features, ✓ and solar access to encourage energy savings and recognize the unique features of the Analysis site through the design of subdivisions and new buildings. Policy L-52: Include human -scale features such as pedestrian pathways, quality ✓ landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. ✓ Policy L-53: Orient buildings in developments toward the street or a common area, rather than toward parking lots. Policy L-57: Complement the built environment with landscaping using native, ✓ naturalized, and ornamental plantings that are appropriate for the situation and circumstance and which provide for respite, recreation, and sun/shade. Policy L-60: Thoughtfully balance the need for appropriate lighting levels for safety and security to avoid light intrusion and glare impacts, and to preserve the night sky. ✓ Policy L-64: Collaborate with schools, businesses, and faith -based groups to promote healthy lifestyles through education, activity and nutrition Policy HHS -3: Work with other jurisdictions and organizations, including the Renton ✓ Housing Authority and non-profit housing developers, to address the need for housing to be affordable to very low-income households. This housing should focus on accessibility, mobility, and proximity to social services. Policy HHS -14: Work with other jurisdictions and social service organizations to ✓ develop a regional approach to end homelessness and, on a local level, with community partners to expand services available to the chronically homeless, temporarily homeless, and other vulnerable populations in Renton. Policy HHS -25: Encourage construction of universally designed units, supportive ✓ housing arrangements, and transitional housing in close proximity (within one-quarter mile) to public transportation. 25. Zoning Development Standard Compliance: The CD Zone is intended to revitalize the area by creating a vibrant, urban center in Renton's historic downtown core. Surface parking is discouraged in this zone, except as a land bank. The proposal is compliant with the following development standards if all conditions of approval are met: HEX Report CD Zone Develop StandbMs arid: Analysis F Density: Per RMC 4-2-120B the allowed density range in the CD zoning classification is a minimum of 25 dwelling units per net acre (du/ac) up to a maximum of 100 du/ac. Density may be increased to 150 dwelling units per net acre subject to Administrative Conditional Conditional Use approval. Net density is calculated after public rights-of-way, private Use Permit access easements, and critical areas are deducted from the gross acreage of the site. Analysis Fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up HEX Report City of Renton Department of Co nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 VIII Compliant if Condition of Approval is Met HEX Report Page 8 of 38 to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Stoff Comment: There would be no deductions from the 13,915 gross square foot (0.3194 acres) site for critical areas, right-of-way dedications, or access easements. The 48 unit proposal would arrive at a net density of 150 dwelling units per acre (48 units / 0.3194 acres = 150.28 du/ac rounded down to the nearest whole number). Therefore the proposal requires an Administrative Conditional Use Permit. Pursuant to RMC 4-8-0800.2 where required permits are subject to different types of permit review procedures, then oil the applications are subject to the highest -number procedure. Pursuant to RMC 4-9-200D.2 a public hearing before the Hearing Examiner is required for Site Plan Review when the structure is toiler than four stories. Therefore, the requested Conditional Use Permit is also required to be reviewed by the Hearing Examiner. See Conditional Use Permit analysis under Finding 28: Conditional Use Permit Analysis. Lot Dimensions: Per RMC 4-2-120B there is no minimum lot size, width or depth in the CD zone. Staff Comment: The proposal does not propose to alter any lot lines. Lot Coverage: Per RMC 4-2-120B there is no maximum lot coverage for buildings within the CD zone. Staff Comment: The proposed building would have a footprint of 8,294 square feet on the 13,915 square foot site resulting in a building lot coverage of approximately 60 percent. Setbacks: Per RMC 4-2-1208 the CD zoning classification has a minimum front yard and side yard along -a -street setback of 0 -feet and a maximum setback of 15 feet for portions of the structure that are below 25 feet in height. There is no maximum front yard, or side yard along -a -street setback for those portions of the structure that exceed 25 feet in height. 'there are no other setback requirements within this zone. Staff Comment: The following table contains setbacks, at the closest point, for the proposed structure: West Setback (Alley) East Setback (Whitworth Ave) North Setback (SPU ROW) South Setback 5feetand 7 -inches 2 -feet and 3 -inches 2 -feet 10 feet and 3 inches The proposed structure complies with all setbacks of the CD zone. it should be noted that in order to provide more varied and interesting modulation on the upper fagade facing the street—Whitworth Ave S, and to make the main building entrance more prominent, the applicant is proposing to overhang the right-of-way by a maximum of two feet at the entrance canopy and at the central bay on the building's east and main fagade. The central bay is proposed to begin at the third floor at a height of approximately 25 feet above grade. The distance above grade would ensure that the encroachment over the sidewalk portion of the right-of-way would have no adverse impact on pedestrians on the sidewalk. The proposed bay window would require the applicant to obtain a right-of-way use permit. Therefore staff recommends a condition of approval, requiring the applicant to obtain a permanent right-of-way use permit in order to encroach into right-of-way by no City of Renton Department of Co pity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 9 of 38 HEX Report more than two feet for the central boy. The right-of-way use permit shall be obtained prior to construction/building permit approval. Building Height: Per RMC 4-2-120B building height is restricted to 95 feet. Staff Comment: The applicant has provided a varied roofline consisting of a continuous roof cornice which would wrap the top of the facades, providing a strong Compliant if horizontal line that is interrupted by taller bays with pitched shed roofs for visual Condition of interest (Exhibit 4 and 16). The height of the proposed structure would be 76 feet at Approval is the tallest point of the shed roof elements with an average height of 71 feet. The Met proposal complies with the height requirement of the zone. The Airport overlay, Part 77 horizontal surface height limit is 179 feet above mean sea level in this area. Staff recommends a condition of approval requiring the applicant to demonstrate compliance with the Part 77 Horizontal Surface Height Limit prior to construction/building permit approval. Landscaping: Per RMC 4-4-070 all development in the CD zone is exempt from all but the maintenance of any existing landscaping, landscaping for surface parking areas, and street tree requirements of this Section. Staff Comment: While there are no on-site landscape requirements in the CD zone, with the exception of surface parking areas and street trees, ❑ conceptual landscape plan was submitted with the project application (Exhibit 3). The conceptual landscape plan illustrates materials that would be used to enhance the visual character of the building. The proposed street level landscaping utilizes street trees in 5 -foot x 5 -foot tree grates used to highlight architectural features and create visual interest along the streetscape. The proposed street trees are Rocky Mountain glow maple. Along the north facade, the applicant is proposing a mix of vegetation in order to soften the facades of the utility spaces and also help define the new sidewalk along the SPU right-of-way. At the northwest corner, the applicant is proposing a gazebo which would mark the terminus of the pedestrian experience until the property to the Compliant if west is developed and possibly extends the new walkway through the block to Conditions of Shattuck Ave S. Approval is Met The landscaping along the west fa�ode and the southwest corner would be a combination of soft, colorful ground cover and small ornamental trees that would serve to soften the concrete walls and help screen the parking garage. At the southeast corner, the main outdoor area for residents and visitors, trellises, seating, covered bike rocks, and play equipment are proposed. The landscape plan includes a planting plan which contains different tree (vine maple, Kouso dogwood, galaxy magnolia, Japanese maple, shore pine, and Autumn brilliance serviceberry) and shrub species (smoketree, spike winter hazel, common lilac, heavenly bamboo, snowberry, deer fern, yellowtwig dogwood, goldflame spirarea). It should also be noted the applicant is proposing green roof elements. The proposed landscape plan does not provide specific detail for proposed screening, landscape elements, and furniture. The City has begun to draft the Downtown Streetscope Design Standards and Guidelines (DSDSG) of which the most recent standards are dated March 16, 2016 (Exhibit 15). The DSDSG include specifications for street and public realm elements, treatments and surfaces (benches, tree grates, bike racks, street lights, litter receptacles, etc.). Compliance with the standard elements, HEX Report City of Renton Department of G unity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 10 of 38 HEX Report included in this document, will serve to comply with the landscaping requirements, as well as many of the design standards (see additional discussion under FOF 27: Design District Review), and would allow for a more consistent urban design signature that reinforces the Downtown identity. Therefore staff recommends, as a condition of approval, the applicant be required to submit a revised landscape plan to the Current Planning Project Manager prior to building permit approval. The revised landscape plan shall include the following: compliance with the draft Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, 2016) or as may be amended or approved prior to plans being submitted for building permits; specific detail for courtyard screening and furniture; the addition of one litter receptacle to the frontage improvements located as close to primary building entrance as possible; and landscape planters to denote pedestrian entry points. It should be noted existing landscaping between the subject property and the three proposed joint parking spaces, located within the SPU right-of-way, has died. The applicant is encouraged to replace the landscaping as part of the proposed project. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: The site does not contain any significant trees on site and is therefore exempt from tree retention requirements found in RMC 4-4-130. The applicant however is proposing to plant 21 new trees on site (Exhibit 3). Parking: The parking regulations, RMC 4-4-080, require a specific number of off- street parking stalls be provided based on the square footage of the use. Pursuant to RMC 4-2-1206 all parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located Compliant if off-site or subject to a joint parking requirement. Conditions of Approval are Staff Comment: The following ratios would be applicable to the site: Met Use # ofresidential units Ratio Required Spaces Affordable 48 Min: 0.25 space / Min: 12 Residential residential unit Max: 48 Units Max: 1 space / residential unit HEX Report City of Renton Department of Co rnity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 11 of 38 Based on the proposed uses, a minimum of 12 parking spaces would be required in order to meet code up to a maximum of 48 stalls. The applicant proposed a total of 12 spaces within structured parking (4 standard stalls, 6 compact stalls, and 2 ADA stalls). Additionally, the applicant is proposing to lease three parking stalls, on the SPU right-of-way abutting the project site to the north, for staff parking. Staff would like to note while the proposal complies with the parking ratios of the code and dimensional standards, the proposed project is anticipated to not only create new jobs but create 36 housing units which are not supported by parking. Since the proposed housing is for extremely low income families and individuals (half 30% and half 50% AMi), many of the tenants are not expected to own cars and LIHi's experience on other projects in the area suggests that 12 parking spaces would be more than sufficient for the needs of these tenants. The project site is also in very close proximity to the Renton Transit Center and a wide range of shopping options are within easy walking distance of the site which is ideal for tenants without vehicles. The applicant is proposing, as part of their leasing process, a declaration that on-site parking is very limited. it is the applicant's intention to create a process which gives priority for parking spaces to (1) the disabled, (2) families with children who are car owners; and (3) commuters for whom taking public transit is not feasible. It is also the intent of applicant to allow no more than one car per unit to be garaged, if they are within the priority populations noted above. Given three of the proposed parking stalls ore located of site, staff is recommending a condition of the approval requiring the applicant provide a copy of a joint parking agreement for those parking stalls located off site. The joint parking agreement shall be submitted to the Current Planning Project Manager prior to building permit approval. Additionally, the proposal does not appear to include van accessible parking. Therefore, staff recommends the provision of an ADA van accessible parking stall. The revised parking plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Refuse and Recyciables: Per RMC 4-4-090 for multi -family developments a minimum of 1 % square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. See FOF 31: Staff Comment: Based on the proposal for a total 48 residential units, 216 square feet Refuse and of refuse and recycle area is required to be dedicated. The proposal includes a 373 Recycle square foot area dedicated to refuse and recycle which complies with the area Modification dedication requirements. The applicant is proposing only one collection point for the Analysis building as opposed to the two that would be required pursuant to code. Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-4-090, Refuse and Recyclable Standards in order to reduce the number of collections points for the refuse and recycle area. Staff is in support of the requested modification if all conditions of approval are met. See additional discussion below in FOF 31: Refuse and Recycle Modification Analysis. 26. Site Plan Review: Pursuant to RMC 4-9-200.13, Site Plan Review is required for development in the CD zoning classification when it is not exempt from Environmental (SEPA) Review. Site Plan applications HEX Report City of Renton Department of Co rnity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA26-000425 Report of August 9, 2016 Page 12 of 38 are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for the Site Plan review requests: Compliance: Site Plan Criteria and Analysis Compliant if a. Comprehensive Plan Compliance and consistency. Conditions of Approval are Staff Comment: See previous discussion under FOF 24: Comprehensive Plan Analysis. Met Compliant if b. zoning Compliance and Consistency. Conditions of Approval are Staff Comment: See discussion under FDF 25: Zoning Development Standard Met Compliance. Compliant if c. Design Regulation Compliance and Consistency. Conditions of Approval are Stoff Comment: See discussion under FOF 27. Design District Review. Met N/A d. Planned action ordinance and Development agreement Compliance and Consistency. e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: While the proposed mixed-use structure is concentrated over most of the site. The building's fd�ade would be articulated and modulated in order to divide larger architectural elements into small increments. targe horizontal material changes along the bottom floor and the upper two floors would help to reduce the perceived height of the building mass. Smaller -scaled design elements such as the windows, cornices, canopies, plus the textures and colors of the fagade materials would also help provide a well-balanced and well-proportioned building. The applicant is proposing a few bay windows on each facade that would extend up Compliant if post the top of the roof parapet. These tall bay windows would be capped by pitched Conditions of shed roofs to provide additional articulation and interest, especially when viewed from Approval are afar. A continuous roof cornice is proposed to wrap the top of the facades, providing a Met strong horizontal line that is interrupted only by the taller bays with the pitched shed roofs. The building moss would be further modulated by a large vertical notch at the inside corner of the south fagode. To help balance the strong vertical elements of the bay windows and the recessed notch, the applicant has proposed exterior cladding materials which serve to create strong horizontal lines along the ground floor and the top two floors. At the ground floor the common spaces would be clad in stained horizontal cedar slats and the parking/utility spaces would be clad in concrete with strong horizontal reveals aligned with the wall openings. At floors two through four the facades would be clad in cementitious panel siding with a composition of reveals providing subtle horizontal lines at the tops and bottoms of the window openings. The cladding on the upper two floors, 5 and 6 would be a HEX Report City of Renton Department of Co nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS L UA16-000425 Report of August 9, 2016 Page 13 of 38 HEX Report combination of horizontal cementitious panel and lapsiding. Varying paint colors are intended to further emphasize the various parts of the exterior composition; the distinct bay windows, building masses, base/middle/top of the fagades and also smaller scale accent panels that provide additional interest and help tie the various exterior elements together into a single expression that is expected to be attractive from both near and far. See additional discussion under FOF 27, Design District Review. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The applicant is proposing to access the structured parking garage via a single curb cut from Whitworth Ave S. Off-site street improvements are proposed along Whitworth Ave S which includes a new 12 foot wide sidewalk providing linkages to the existing sidewalk network. in order to build a 12 foot wide sidewalk, without modifying the alignment of the right-of-way curb requires the sidewalk to encroach on to the subject site by approximately two feet. The applicant is proposing to build the sidewalk with this extension onto the property, without a right of way dedication. This would allow the full sidewalk width without modifying the curb alignment, but would also allow the upper floors of the building to overhang the sidewalk extension into the parcel. A pedestrian easement would insure that this sidewalk extension remains available to the public. Therefore, staff recommends as a condition of approval, the applicant be required to submit a recorded pedestrian easement in sufficient width (up to 2 feet) to construct required street improvements behind the existing curb. The easement shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. Finally, the proposed plan does not include a suitable transition to the adjacent sidewalk north and south of the site. The transition of new sidewalk may need to be extended slightly beyond property frontage to the north and south sides and it would likely need to be field verified where the transition should occur. Therefore staff recommends a condition of approval requiring the applicant to submit a revised paving plan which includes a suitable transition to the existing sidewalk, north and south of the subject property. The revised paving plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment. The proposed refuse and recycle area is located within the structure along the northwestern portion (rear) of the site to avoid having the trash room highly visible from the public. The bins are proposed to have wheels and with the assistance of a trash caddy the on- site manager would be able to bring the bins to the curb for pick up and return the bins to the trash room after pick up. An exterior staging area far trash and recycling is proposed to be provided directly exterior to the Crash/recycling room. Core will be needed to ensure that the bins do not leak once they exit the building and moved toward the pick-up area. With respect to temporary storage the description does not indicate if an on-site HEX Report City of Renton Department of Cc inity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 14 of 38 HEX Report staging site is necessary given the limited space of the subject site. Therefore, staff recommends a condition of approval requiring the applicant to identify an off-site staging area for construction. The area shall be within a reasonable distance from site to limit construction traffic to and from the site. Pedestrian paths to and from Renton Nigh School should be carefully studied to ensure a well -coordinated, signed, and maintained traffic control plan. The traffic control plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. Additionally, the applicant shall be required to notify surrounding property owners (within 300 foot radius of the site) in advance of the start of construction (no less than 30 days), and provide updates no less than quarterly during the construction period. This would ensure students walking to Renton High School and other businesses in the vicinity of the subject site have safe walking conditions. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are no territorial views for which to maintain visual accessibility with the exception of potential views. Staff received no comments from adjacent properties regarding views. The proposed mixed use structure would establish new territorial views to the north as well as potential visual access to Mt. Rainier to the south. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 25: Zoning Development Standard Compliance, Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was provided with the application (Exhibit 14),It 1s anticipated that exterior lighting fixtures are located to provide light on the outdoor areas around the parcel for safety and security, but would not spill onto neighboring properties. However, concerns have been raised regarding the adequacy of lighting along the western property line, the adjacent alley, and structured parking area. See additional discussion under FDF 26: Site Plan Review Analysis, internal Circulation. Finally street lights along the Whitworth Ave S frontage would are required to be replaced by pedestrian level light pole(s). It is unclear the number of pales and distance separation needed for a demonstration of compliance with required illumination levels pursuant to RMC 4-6-060.1. Therefore, staff recommends the applicant be required to submit a lighting analysis demonstrating compliance with RMC 4-6-060.1.3. The lighting analysis shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. f. On Site Impacts. Compliant if Condition f Structure Placement: Provisions for privacy and noise reduction by building Approval is placement, spacing and orientation. Met Staff Comment: The exterior common spaces are located adjacent to the public right- of-ways and the existing parking lot to the south not close to adjacent buildings. There HEX Report City of Renton Department of Co rnity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 15 of 38 HEX Report are also no occupied exterior terraces or roof decks above the ground level that could project noise over the adjacent buildings to the larger area. All noise from exterior common spaces at ground level would be limited and contained by hardscope and landscope features such as trees, canopies, trellises, and fencing. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed building massing would be L-shaped with an outdoor play area and a vehicle access driveway located on the southeast corner of the site. This design will provide the maximum amount of natural sunlight to both the outdoor common spaces and the residential units above. The pedestrian courtyard has been strategically placed on site in order take advantage of sun exposure from the south most times of the year and would likely only be shaded at certain times of the day during the winter months. Revisions to the entrance canopy, exterior lighting elements, and the provision of streetscape elements along Whitworth Ave S are recommended to be used to reinforce the pedestrian scale and orientation of the ground floor frontage (see FOF 27: Design District Analysis). if all recommended conditions of approval are met the building's ground floor street frontage would be visually distinct from the upper floors of the building to create a well-defined, pedestrian -scaled base. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The site does not contain any significant trees on site and therefore exempt from tree retention requirements found in RMC 4-4-130. The site can best be characterized as relatively flat with the western side of the site sloping gently down toward the southwest to northwest from a high point near the center of the site. The northwest corner of the site has the lowest elevation. There is a change in elevation on the order of five feet across the site. The majority of the slopes on site are moderate, ranging from 1-4%. The steepest slope on the site is approximately 32%, which is a man-made depression which is proposed to be leveled as part of construction. The applicant is proposing excavation in the amount of approximately 100 cubic yards. Approximately 300 cubic yards of fill is proposed. Following construction the applicant is proposing an impervious cover of approximately 88% of the net site area. It should be noted that a 1,164 square foot vegetated roof is proposed. The applicant submitted a Geotechnical Report prepared by Geotech Consultants, dated July 21, 2015 (Exhibit 6). The loose to medium -dense sand soils that are saturated are susceptible to seismic liquefaction. As a result, the proposal includes a deep foundation system supported by pipe piles to reduce the potential for uneven settlement. Groundwater seepage was observed at depths of 12-14 feet. The seepage levels represent transient water seepage water and likely do not indicate static groundwater. The geotechnical report includes specific recommendations in order to mitigate potential geotechnical impacts including: site preparation, structural fill, foundations, drainage considerations, hazards including, and project design and monitoring. The applicant will be required to demonstrate compliance with the recommendations HEX Report City of Renton Department of G unity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 16 of 38 HEX Report included in the provided Geotechnical Engineering Report with the building permit application and during construction (Exhibit 6). Removal of the existing vegetated cover during construction would leave soils susceptible to erosion. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manuol Erosion and Sediment Control Requirements. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FDF 24: Zoning Development Standard Compliance, Landscaping. g. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: Access to the site is proposed via a single entry to the structured parking via Whitworth Ave S. The proposal promotes safe and efficient circulation through a single access point. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: According to the Police Department, due to the heavy foot and vehicle traffic in the area of the proposed building, it is expected that the covered garage will be on attractive target to auto thieves and prowlers. Additionally, the alley west of the site has historically had safety concerns. Compliant if Conditions of Therefore staff recommends the applicant provide a lighting/safety plan which Approval are includes the following: lighting within the covered garage during all hours; lighting to Met illuminate the alley, a limited access gate for the garage, a surveillance system installed in the covered garage to help deter incidents of crime and suspicious activity; and an emergency communications device within the covered garage. The lighting/safety plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. See Location and Consolidation discussion above and Pedestrian discussion below. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: See FOF 26, Site Plan Review Analysis, Loading and Storage Areas. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.a 0.5 bicycle parking space is required per one dwelling unit. The proposal contains 48 units therefore, a minimum of 24 bicycle parking stalls shall be required for the residential units. Whenever possible, bicycle parking shall be incorporated into the building design. The applicant is proposing to provide four exterior bicycle rocks with capacity for 24 bikes HEX Report City of Renton Department of Co rnity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2015 Page 17 of 38 HEX Report outside of the structure. Two of these rocks with capacity for 16 bikes will be protected from weather by a canopy. Two short term bicycle rocks at the public sidewolk with space for up to 4 bicycles will also be provided. Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-4-080, in order to locate bicycle parking outside of the structure. Staff is in support of the requested modification if all conditions of approval are met. See discussion below in FOF 29: Bicycle Parking Modification Analysis. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: With the provision of a 2 -foot wide pedestrian easement along Whitworth Ave S the existing 10 foot wide sidewalk would be widened to 12 feet. The increase in width would serve to reinforce the pedestrian network linkages and promote pedestrian activity. See FOF 26: Site Plan Review Analysis, Circulation. The applicant's intent for pavement design for the replaced and new sidewalk areas, is unclear. in order to ensure consistent pavement design with existing Downtown public sidewalk pavement design staff recommends the applicant provide a pavement design for Whitworth Ave S. The pavement design shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff ,Comment. Exterior open space will include a small children's play area at the southeast corner of the property and a quieter exterior courtyard with a gazebo, appropriate for older tenants, at the northwest corner. interior common spaces will include a multipurpose community room with computer access for tenants and a kitchenette for community functions a TV/library room and ❑ classroom with direct Compliant if access to the building exterior for potential community events such as ❑ homework Condition of Approval is club for school age children. On site counseling services will also be provided for the Met building's tenants The pergola/gazebo structure is located in the rear of property which could be problematic as proposed in a "dead" area with no adjacent ground floor windows and may become an attraction for loitering. Therefore, staff recommends a condition of approval requiring the applicant relocate the proposed pergola/gazebo closer to Whitworth Ave S far more natural visibility, possibly in front of classroom window/exit corridor to the north or an alternative location. A revised landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. L Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. j. Natural Systems: Arranging project elements to protect existing natural systems ✓ where applicable. Staff Comment: There are no natural systems located on site with the exception of HEX Report City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000415 Report of August 9, 2016 Page 18 of 38 HEX Report drainage flows. See Drainage discussion below. k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment. Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, if the applicant provides Code required improvements and fees. A Fire impact Fee would be applicable to the proposal, the current fees are based on a rate of $495.10 per new multi family unit. Water and Sewer. Staff Comment: The site is served by the City of Renton for all utilities. It has been determined that the preliminary fire flow demand for the proposed development is 2,5010 gpm which is greater than that the available maximum fire flow capacity. in order to provide water service for domestic and fire protection to the proposed project, the following water main improvements are required: installation of a 12 -inch water main in Whitworth S from the existing 12 -inch water main in S 3rd St to the existing 12 -inch water main at the intersection of Whitworth Ave S and S 2nd S. There is an existing 6 -inch sewer (COR Facility iD: GM05709) east of the site in Whitworth Ave S that flows south. The replacement of the existing 6 -inch sewer main is not required as part of this project. This main will be replaced in the near future as part of a City of Renton capital improvement project. Drainage. Staff Comment: The site is located within the Block River drainage basin. The existing 'K roof drainage is collected via roof downspouts and conveyed to the existing PSS in Whitworth Ave S. Runoff from landscaped areas appears to sheet flow off the site. There is no formal site drainage collection or conveyance system evident. There is an existing 6 -inch storm drain east of the site in Whitworth Ave S which flows north. There is also an existing 12 -inch storm drain north of the site in the Seattle Public Utilities right of way which flows west. This project is required to comply with the 2009 King County Surface Water Manual and the City of Renton Amendments to the KC5WM, Chapter 1 and 2. Based on the City's flow control map, this site falls within the Peak Flow Control Duration Standard, Existing Conditions. This project is subject to full drainage review. The applicant submitted a Preliminary Drainage Report prepared by Sitewise Design, dated lune 9, 2016 (Exhibit 7). The report also includes a detailed summary of the pre and post developed conditions. Stormwater runoff from the proposed improvements would be collected via roof drains, catch basins, and area drains. Runoff would be routed to a duplex pump chamber and would be discharged to the existing storm main in the SPU right-of-way to the north of the project site. Connection to the existing storm drainage system in Whitworth Ave S is preferred over a connection to the existing storm drainage system in the SPU right-of-way. Work in the right-of-way may require additional permit and coordination with Seattle Public Utilities and the City of Seattle. Therefore, staff recommends a condition of approval requiring the applicant provide the City with SPU authorization to construct infrastructure improvements within the SPU right-of-way before construction permits are issued. Flow control is not required as the project will create less than a 0.1 cfs increase in the HEX Report City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 19 of 38 HEX Report existing site condition's 100 year peak flow. Water quality is also not required as the project will create less than 5,000 SF of new and replaced pollution generated impervious surfaces. The report includes a proposal for the use of a vegetated roof and permeable pavement for the flow control BMP. Required flow control BMPs shall be in accordance with Section 1.2.3.3 and Section 5.2 of the 2009 KCSWDM. Transportation. Staff Comment: The applicant submitted a Traffic Impact Analysis prepared by Gibson Traffic Consultants, inc., dated April 18, 2016 (Exhibit 8). The provided TIA was found to meet the intent of the TIA guidelines and is generally acceptable for preliminary review. Level of Service: it is anticipated that the proposed development would generate approximately 201 average daily trips with 14 new AM peak -hour trips and 19 PM peak -hour trips. It is anticipated that trips generated by the Renton Commons development will split 50% traveling to and from the north and 50% traveling to and from the south. The development will impact off-site City of Renton intersections with less than 10 peak -hour trips impacting any public intersections. Therefore, additional analysis of impacts to surrounding intersections is not required based on City of Renton threshold requirements. increased traffic created by the development would be mitigated by payment of transportation impact fees. The transportation impact fee that is current at the time of building permit application will be levied. The fee currently being assessed, in 2016, is $1,923.83 per new multi family unit. The fee is estimated at approximately .$92,343.84. The fee shall be payable to the City at the time of building permit issuance. Street improvements: Street Improvements are regulated by RMC 4-6-060 — Street Standards. See below: Whitworth Ave S — Whitworth Ave S is classified as a residential access street. The existing right-of-way width is 60 feet. This portion of Whitworth Ave S falls within the City's downtown planning area. The City's Downtown Streetscape Design Standards and Guidelines apply. Street improvements fronting this site would be required to include a new 12 foot sidewalk, street trees (4 foot x 8 -foot grates) behind the curb, and street lighting meeting City's arterial street lighting levels. Additionally, a 5 -foot wide bike lane is required. The applicant is proposing to maintain the existing right-of- way and as a result the applicant has requested a modification to remove the 5 -foot bike lone requirement. Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-6-060, Street Standards in order to modify the cross section for Whitworth Ave S. Staff is in support of the requested modification if all conditions of approval are met. See discussion below in FOF 30: Street Modification Analysis. Concurrency: Transportation concurrency approval is not required given the proposal would hove less than 20 peak hour trips. 1. Schools: it is anticipated that the Renton School District con accommodate any additional students generated by this proposal at the following schools: Bryn Mawr Elementary (2.1 miles from the subject site), Dimmitt Middle School (2.0 miles from the subject HEX Report City of Renton Department of C unity & Economic Development Hearing Examiner Recommendotion RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 20 of 38 site), and Renton High School (0.2 miles from the subject site). Renton High School is within walking distance of the subject site while Bryn Mawr Elementary and Dimmitt Middle schools would require future students to be transported via bus. The site is surrounded by public sidewalks which facilitate safe walking conditions to Renton High School and would likely provide safe walking conditions to future bus locations. A School Impact Fee, based on new multifamily unit, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $1,385.00 per multi family unit. 27. Design District Review: The project site is located within Design District W. The following table contains project elements intended to comply with the standards of the Design District 'A' Standards and guidelines, as outlined in RMC 4-3-100.E: Compliance, Design District Guideline and 5tandard'Analysis': 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided fo r. Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Staff Comment: The proposed structure is located on a majority of the site with little to no setbacks. The proposed building massing would be L-shaped with an outdoor play area and a vehicle access driveway located on the southeast corner of the site. compliant The proposed design includes the availability of natural light into the building as well conditioonn oof as natural sunlight to both the outdoor common spaces and the residential units l Approvais above. Met However, with the absence of natural light is limited for the building's ground floor. The proposed indoor areas along the north, south and east elevations would benefit from the availability of additional natural light. This objective could be met with an increase in height for the ground level windows. Therefore, staff recommends a condition of approval requiring the applicant submit revised elevations which incorporate additional height for the ground level windows HEX Report City of Renton Department of Co miry & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 21 of 38 HEX Report along the north, south, and eastern facades to a height of no less than 12 feet. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian -only courtyard. Standard: Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature N/A substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents' privacy. b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a / street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. Standard: A primary entrance of each building shall be made visibly prominent by ✓ incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Standard: Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Staff Comment: The main entrance is centrally located along the eastern (Whitworth Ave S) fagade of the structure and proposed to be marked with signage and a canopy Compliant if structure providing overhead weather protection. Condition of Currently the height of the bottom of the canopy is shown at approximately 13 feet Approval is above grade. Increasing the height of the entry canopy would serve to emphasize the Met project's taller ground floor base, as well as ensure added clearance for pedestrians passing under it as part of the requested encroachment over the right-of-way. Therefore, staff recommends a condition of approval requiring the canopy along southern and eastern facades be increased to a height of no less than 14 feet at the bottom of the canopy. Depending upon the final design, the canopy should extend 15 feet above grade. Designing the canopy to either: tilt upward, reduce the width of the face of the canopy, or modulate consistent with the bay window encroachment above would also help emphasize a taller ground floor height especially at the entrance. The revised elevations shall be submitted to, and approved by, the Current HEX Report City of Renton Department of Co fnity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 22 of 38 HEX Report Planning Project Manager prior to building permit approval. Staff has recommended the applicant submit revised elevations with additional glazing which would serve to enhance the natural light to the ground floor (See discussion above). The recommended condition would also serve to amplify the entry. ✓ Standard: Building entries from a parking lot shall be subordinate to those related to the street. Standard: Features such as entries, lobbies, and display windows shall be oriented to ✓ a street or pedestrian -oriented space; otherwise, screening or decorative features should be incorporated. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Standard: Ground floor residential units that are directly accessible from the street N/A shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step -backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller ✓ increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. d. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and HEX Report City of Renton Deportment of Co inity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 23 of 38 HEX Report convenient for tenant use. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. N/A Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Standard: If the service area is adjacent to a street, pathway, or pedestrian -oriented NIA space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily, in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between: N/A (a) A building and the front property line; and/or (b) A building and the side property line (when on a corner lot). N/A Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. b. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Standard: The entire facade must feature a pedestrian -oriented facade. The NIA Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited HEX Report City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LIJA16-000425 Report of August 9, 2016 Page 24 of 38 HEX Report circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or N/A other architectural elements and/or materials. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Standard: Parking garages at grade shall include screening or be enclosed from view ►� with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); N/A (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre -cast decorative panels; (f) Vine -covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard... c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Compliant with staff Comment: Access to the site is proposed via a new single curb cut extended from Guideline Whitworth Ave S. While there is an alley abutting the property to the west, it is heavily encumbered by existing structures which limit access. The single proposed access point would minimize the impacts to pedestrian access on the adjacent sidewalk. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village HEX Report City of Renton Department of Co nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 25 of 38 by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi -modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. ✓ (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting ✓ paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed ,i walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. N/A Standard: Mid -block connections between buildings shall be provided. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian -oriented space HEX Report City of Renton Department of Co unity & Economic Development Tearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2416 Page 26 of 38 at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. (a) At minimum, fifty (50) square feet per unit shall be provided. (b) The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. (c) Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. (d) At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the ✓ public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. (e) The following shall not be counted toward the common open space or recreation area requirement: ii. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Standard: All buildings and developments with over thirty thousand (30,000) square N/A feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space.... N/A Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below: HEX Report City of Renton Department of Co pity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA15-000425 Report of August 9, 2016 Page 27 of 38 HEX Report (a) Benson Area.... N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. NIA Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian -scaled lighting, and seating. 5. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a NIA variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. b. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Staff Comment: While the applicant notes human -scaled elements such as lighting Compliant if fixtures or other landscape features along the majority of the building's southern Condition of and/or eastern fagades are proposed, the proposal would benefit from additional Approval is Met decorative details along the ground fagade to ensure the human scale character of the pedestrian environment is reinforced especially given the requested increases in density. A recommended condition above for compliance with the Downtown Streetscape Design Standards and Guidelines would partially meet the intent of this standard (see FOF 25: Zoning Development Standard Compliance, Landscaping), The HEX Report City of Renton Department of Co rnity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 28 of 38 HEX Report inclusion of public art along the frontage of the site would further serve to comply with the Ground Level Detail standard. Therefore, staff recommends a condition of approval requiring the applicant consider adding public artwork, along Whitworth Ave S, that is publicly visible and in keeping with the vision of Downtown Renton as on arts center. A narrative regarding the ability to incorporate public art into the proposal shall be submitted to the Current Planning Project Manager prior to building permit approval. if appropriate, public art shall be included in a revised landscape plan to be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: On any facade visible to the public, transparent windows and/or doors are ✓ required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and S feet above ground (as measured on the true elevation). Standard: Upper portions of building facades shall have clear windows with visibility V11 into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; NIA (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. c. Building Roof Lines: Intent., To ensure that roof forms provide distinctive profiles and interest consistent with an urban HEX Report City of Renton Department of Co nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 29 of 38 project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass and cast -in-place concrete. Staff Comment: The applicant has proposed a building exterior with varied colors, textures, and profiles. it isn't clear if the proposal would use high quality building Compliant if materials. In order to ensure that quality materials ore used staff recommends the Condition of applicant submit a materials board subject to the approval of the Current Planning Approval is Met project Manager prior to building permit approval. Acceptable materials include a combination of brick, integrally colored concrete masonry, pre finished metal, stone, steel, glass, cast -in-place concrete, or other high quality material. The materials board shall also include, but not be limited to the following: street level windows, frames and glass, cedar siding strips, any proposed fencing (especially surrounding the playground), trellis/pergola structure on south side of property, bicycle rack canopy, and parapet cap. Any non -brick masonry finishes proposed at the ground level that HEX Report City of Renton Department of Co rnity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 30 of 38 HEX Report may be accessible to humans shall be anti -graffiti coated to ensure easy removal of graffiti. if this condition of approval is met the proposal would satisfy this standard. Standard: if concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Standard. if concrete block walls are used, they shall be enhanced with integral color, ✓ textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. 6. SIGNAGE: In addition to the City's standard sign regulations, developments within Urban Design District A are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-1000 are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required. Standard: Signage shall be an integral part of the design approach to the building. Staff Comment: Signage has not yet been designed for the proposed project. The applicant would be required to submit a comprehensive signage package which Compliant if complies with the standards of Design District W. However to ensure the proposed Condition of signage in -keeping with the architectural character of the structure staff recommends Approval is a conceptual sign package, which indicates approximate locations of all exterior Met building signage be submitted. Locations and supports are required to be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. N/A Standard: In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. N/A Standard: Corporate logos and signs shall be sized appropriately for their location. Compliant if Condition of Standard: Entry signs shall be limited to the name of the larger development. Approval is Staff Comment: See condition above. Met Standard: Alteration of trademarks notwithstanding, corporate signage should not be N/A garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Compliant if Standard: Front -lit, ground -mounted monument signs are the preferred type of Condition of freestanding sign. Approval is Met Staff Comment: See condition above. Compliant if Standard: Blade type signs, proportional to the building facade on which they are Condition of mounted, are encouraged on pedestrian -oriented streets. Approval is et Staff Comment: See condition above. HTING: F HEX Report City of Renton Department of Co rnity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 31 of 38 Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. with the general goals, objectives, policies and standards of the Comprehensive Standard: Pedestrian -scale lighting shall be provided at primary and secondary building Plan, the zoning regulations and any other plans, programs, maps or ordinances of entrances. Examples include sconces on building facades, awnings with down -lighting compliantif and decorative street lighting. Condition of Approval is Staff Comment: The application includes a lighting plan which indicates that building Met lighting will be utilized to complement the architecture of the structure (Exhibit 14). overconcentration of a particular use within the City or within the immediate area See additional discussion below in FOF 30: Street Modification Analysis of the proposed use. The proposed location shall be suited for the proposed use. Standard: Accent lighting shall also be provided on building facades (such as sconces) ' and/or to illuminate other key elements of the site such as gateways, specimen trees, years, with reports of more and more people paying as much as 5094 of their monthly other significant landscaping, water features, and/or artwork. income for rent; rent burden is defined as paying more than 3096. Additionally, Standard: Downlighting shall be used in all cases to assure safe pedestrian and increases in individuals and families without a permanent address point to the benefit vehicular movement, unless alternative pedestrian scale lighting has been approved ✓ administratively or is specifically listed as exempt from provisions located in RMC 4-4- Locating added density in downtown and near transit hubs supports growth near 075, Lighting, Exterior On -Site (i.e., signage, governmental flags, temporary holiday or transit and preserves the single-family communities of Renton while managing growth decorative lighting, right -of -way -lighting, etc.). 28. Conditional Use Permit: The proposal requires a Conditional Use Permit in order to establish increase the base density from 100 du/ac to 150 du/ac. The following table contains project elements intended to comply with Conditional Use Permit decision criteria as related to the request for an increase in density, as outlined in RMC 4-9-030.D: Compliance Conditional Use Permit Griteria:antAnalysis a. Consistency with Plans and Regulations: The proposed use shall be compatible Compliant if with the general goals, objectives, policies and standards of the Comprehensive Conditions of Plan, the zoning regulations and any other plans, programs, maps or ordinances of Approval Are the City of Renton. Mer Staff Comment: See FOF 24: Comprehensive Plan Compliance and FDF 25: Zoning Development Standard Compliance. b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The issue of housing affordability has worsened over the previous years, with reports of more and more people paying as much as 5094 of their monthly income for rent; rent burden is defined as paying more than 3096. Additionally, increases in individuals and families without a permanent address point to the benefit of building units to be part of the solution. Locating added density in downtown and near transit hubs supports growth near transit and preserves the single-family communities of Renton while managing growth to accommodate rental housing demand. The site at has some unique synergies. The adjacent Harambee Church provides community meals and resource referrals for those experiencing homelessness. The HEX Report City of Renton Department of Ca nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 32 of 38 HEX Report church also houses the Cry Out! program for youth, giving access to music recording studio, dance, art, and various life skills workshops in robust afterschool programs for middle and high school students. The site is also very near Renton High School, and close to Safeway, the Rentor: Farmer's Market, and other shops and restaurants. As a result there are unique opportunities to provide working individuals and families, including those who have exited homelessness, access to these amenities. Increasing the density at this site by permitting the building of another 16 units over what is permitted outright, would bring housing within reach of an additional 16 households. Additionally, the proposed project would be located in the Downtown Core. The proposed architecture and streetscape amenities, if all conditions of approval are met, would enhance the character of the Downtown Core. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The proposed project's increase in density is not anticipated to create undue adverse effects on surrounding properties if all conditions of approval are met. The project is expected to assist in revitalization efforts for the Downtown Core area. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The surrounding neighborhood is in transition with some low-rise small-scale existing buildings and a growing number of multi -story multifamily and mixed-use buildings. The existing buildings around the site include a single family house to the west, churches to the south and east, and an office building for on international adoption agency to the north. A four-story mixed-use building, the Compass Veterans Center, is located to the northeast, diagonally across Whitworth Ave S. Renton High School is also located a block to the north. Although the proposed building would be taller than immediately surrounding buildings, the area is zoned CD and 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. Based on existing uses within the surrounding area, staff considers the proposal to be compatible with the neighborhood. Compliant if e. Parking: Adequate parking is, or will be made, available. Condition of Approval is Stoff Comment: See discussion under FDF 25: Zoning and Development Standard Met Compliance, Parking. Compliant if f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and Condition of shall mitigate potential effects on the surrounding area. Approval is Staff Comment: See discussion under FOF 26: Site Plan Review Analysis, Met Transportation. Compliant if g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed Condition of use shall be evaluated and mitigated. Approval is Met Staff Comment: See discussion under FOF 26: Site Plan Review Analysis. Compliant if h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, HEX Report City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 33 of 38 Condition of paving, or critical areas. Additional landscaping may be required to buffer Approval is adjacent properties from potentially adverse effects of the proposed use. Met Staff Comment: See discussion under FOF 25: Zoning and Development Standard Compliance, Landscaping. 29. Bicycle Parking Modification Analysis: Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-4-050, in order to locate bicycle parking outside of the structure. The proposal is compliant with the following modification criteria, pursuant to RMC 4 9 250D, if all conditions of approval are met: Compliance Modificattdn Crfieira,and Analysis ; a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 24, Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The site plan is showing varied locations for 24 bicycle spaces exterior to the structure. The applicant contends in LiHI's other developments, that people occupying studios and one -bedrooms as individuals or couples and young families who are bike riders and bike commuters, prefer to store their bicycles within their units. As a Compliant if result the applicant is proposing to provide a wall -mounted bike rack for those who Condition of request it in order to addresses the need for bike storage which is secure. Approval 11 The bike rack location along the northern property line would be very isolated from view Met from any transitory traffic, which would potentially make bicycles susceptible to theft. Bicycles are commonly stolen either for transportation or to pawn at area pawn shops. Therefore, staff recommends the site plan be revised to remove and/or relocate the proposed bicycle rack currently proposed along the northern property line to a more visible location. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirement if all conditions of approval are met. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The proposal includes adequate bicycle parking spaces for the intended use, along with special accommodations for secure bicycle parking on site. Therefore the proposed modification would not have impacts on surrounding properties within the vicinity of the subject site. d. Conforms to the intent and purpose of the Code. Stoff Comment: See comments under criterion V. e. Can be shown to be justified and required for the use and situation intended; and r Staff Comment: See comments under criterion V. ✓ f. Will not create adverse impacts to other property(ies) in the vicinity. HEX Report City of Renton Department of Co pity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 34 of 38 Stott Comment: See comments under criterion V. 30. Street Modification Analysis: All frontage roads are required to meet street standards pursuant to RMC 4-6-060. The applicant is requesting a street modification, from RMC 4-6-060, in order to modify the requirement for required right-of-way improvements along Whitworth Ave S to eliminate the required 5 -foot wide bicycle lane. The proposal is compliant with the following modification criteria, pursuant to RMC 4 9 250D, if all conditions of approval are met.: Complia nOW Modification Cnteria and Analysis -: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the ,i proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 24: Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The adopted City Center Community Plan requires that a 5 -foot bike lane, curb and gutter, and 12 foot wide sidewalks be provided on both sides of the street (Exhibit 13). The addition of the S foot bike lane, revised location of curb and gutter, and 12 foot sidewalk along the project frontage would require a right of way dedication of 7 -feet and a relocation of the existing curb. However Shattuck Ave S, the roadway just east of Whitworth Ave S, has been chosen as Compliant if the designated appropriate bicycle commuter route per the City of Renton Bike and Condition of Approval is Trails Master Plan. Shattuck Avenue S provides the link connections to transit stops. Met Therefore, the City's Transportation Department determined Whitworth Ave S should maintain the curb traveled width of 36 feet. Stoff has recommended a condition of approval requiring up to a two foot wide pedestrian easement immediately adjacent to the right-of-way to accommodate the proposed 12 foot wide sidewalk (see discussion under FOF 26: Site Plan Review Analysis, Circulation). However, staff recommends as a condition of approval requiring the replacement of the existing curb along the frontage of the site. A revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit approval. if all conditions of approval are met staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. c. Will not be injurious to other property(les) in the vicinity. Staff Comment: Should the requested modification be approved it would not be ,II injurious to other properties within the vicinity of the subject site. Shattuck Ave 5, the roadway just east of Whitworth Ave S, has been chosen as the designated appropriate bicycle commuter route per the City of Renton Bike and Trails Master Plan. Shattuck Avenue S provides the link connections to transit stops. d. Conforms to the intent and purpose of the Code. r Staff Comment: See comments under criterion V. +� e. Can be shown to be justified and required for the use and situation intended; and HEX Report City of Renton Department of Co pity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000425 Report of August 9, 2016 Page 35 of 38 31. Refuse and Recycle Modification: Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-4-090, Refuse and Recyclable Standards in order to reduce the number of collections points. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met: Contpliartce:.Modificat Staff Comment: See comments under criterion V. f. Will not create adverse impacts to other property(ies) in the vicinity. Comprehensive Plan Land Use Element and the Community Design Element and the Staff Comment: See comments under criterion 'c'. 31. Refuse and Recycle Modification: Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-4-090, Refuse and Recyclable Standards in order to reduce the number of collections points. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met: Contpliartce:.Modificat on CrItO and Anall4sis. . a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these NSA policies and objectives. StottComment: The Comprehensive Plan does not specifically address refuse and recycle standards. Therefore this criterion is not applicable. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the required number of deposit and collection locations would present a practical difficulty for creating a functional and efficient Compliant if ground floor layout. If approved, the refuse deposit area would be located in a Condition of relatively centralized location at the rear of the building It's location would also serve to Approval is provide ease of access to hauling trucks if all conditions of approval ore complied with Met (see additional discussion under FOF 25: Zoning Development Standard Compliance, Refuse and Recyclables). Staff concurs the requested modification conforms to the intent and purpose of the refuse and recyclable standards by providing adequate refuse deposit areas in the amount necessary for the Renton Commons project and sufficient locations as to not cause residents to travel veryfor to drop refuse and recyclable -5. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The proposed refuse and recycle deposit areas would be located within the proposed structure and would therefore not have impacts on surrounding properties within the vicinity. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion V. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion V. f. Will not create adverse impacts to other property(ies) in the vicinity. Vol Staff Comment: See comments under criterion V. HEX Report City of Renton deportment of Co nity & Economic Development RENTON COMMONS Report of August 9, 2016 Nearing Examiner Recommendation L UA16-000425 Page 36 of 38 I. CONCLUSIONS: 1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation if all conditions of approval are met, see FOP 24: Comprehensive Plan Analysis. 2. The subject site is located in the Center Downtown (CD) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 25. 3. The proposal complies with the Urban Design Regulations, for District `A' provided the applicant complies with City Code and conditions of approval, see POP 27. 4. The proposal complies with the Site Plan Review regulations as established by City Code provided all advisory notes and conditions are complied with, see FOF 26. 5. The proposed density with the Conditional Use Permit regulations as established by City Code provided all advisory notes and conditions are complied with, see FOP 28. 6. The proposed bicycle parking modification from RMC 4-4-080, is compliant with criteria pursuant to RMC 4-9-250D, in order to eliminate the need for bicycle parking within the structure, if all conditions of approval are met, see FOP 29. 7. The proposed street modification from RMC 4-6-060, is compliant with criteria pursuant to RMC 4-9- 250D, in order to eliminate the five-foot wide bicycle lane, if all conditions of approval are met, see FOP 30, 8. The proposed refuse and recycle modification from RMC 4-4-090, is compliant with criteria pursuant to RMC 4-9-250D, in order to reduce the number of collection points, if all conditions of approval are met, see FOP 31. 9. There are adequate public services and facilities to accommodate the proposed development, see FOP 26. 1. RECOMMENDATION: Staff recommends approval of the Renton Commons Site Plan Review, Conditional Use Permit, and three (3) modification requests, Pile No. LUA16-000425, as depicted in Exhibit 2, subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non - Significance Mitigated, dated July 25, 2016. 2. The applicant shall obtain a permanent right-of-way use permit in order to encroach into right-of-way by no more than two —feet for the central bay. The right-of-way use permit shall be obtained prior to construction/building permit approval. 3. The applicant shall demonstrate compliance with the Part 77 Horizontal Surface Height Limit prior to construction/building permit approval. 4. The applicant shall be required to submit a revised landscape plan to the Current Planning Project Manager prior to building permit approval, The revised landscape plan shall include the following: compliance with the draft Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, 2016) or as may be amended or approved prior to plans being submitted for building permits; specific detail for courtyard screening and furniture; the addition of one litter receptacle to the frontage improvements located as close to primary building entrance as possible; and landscape planters to denote pedestrian entry points. HEX Report City of Renton Department of Co nity & Economic Development Nearing Examiner Recommendation RENTON COMMONS LUA16-000415 Report of August 9, 2016 Page 37 of 38 5. The applicant shall provide a copy of a joint parking agreement for those parking stalls located off site. The joint parking agreement shall be submitted to the Current Planning Project Manager prior to building permit approval. 6. The provision of an ADA van accessible parking stall small be required. The revised parking plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 7. The applicant shall be required to submit a recorded pedestrian easement in sufficient width (up to 2 feet) to construct required street improvements behind the existing curb. The easement shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 8. The applicant shall submit a revised paving plan which includes a suitable transition to the existing sidewalk, north and south of the subject property. The revised paving plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 9. The applicant shall identify an off-site staging area for construction. The area shall be within a reasonable distance from site to limit construction traffic to and from the site. Pedestrian paths to and from Renton High School should be carefully studied to ensure a well -coordinated, signed, and maintained traffic control plan. The traffic control plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. Additionally, the applicant shall be required to notify surrounding property Owners (within 300 -foot radius of the site) in advance of the start of construction (no less than 30 days), and provide updates no less than quarterly during the construction period. 10. The applicant shall be required to submit a lighting analysis demonstrating compliance with RMC 4-6- 060.1.3. The lighting analysis shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval 11. The applicant shall provide a lighting/safety plan which includes the following: lighting within the covered garage during all hours; lighting to illuminate the alley; a limited access gate for the garage; a surveillance system installed in the covered garage to help deter incidents of crime and suspicious activity; and an emergency communications device within the covered garage. The lighting/safety plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 12. The applicant shall provide a pavement design for Whitworth Ave S. The pavement design shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 13. The applicant shall relocate the proposed pergola/gazebo closer to Whitworth Ave S for more natural visibility, possibly in front of classroom window/exit corridor to the north or an alternative location. A revised landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 14. The applicant shall provide the City with SPU authorization to construct infrastructure improvements within the SPU right-of-way before construction permits are issued. 15. The applicant shall submit revised elevations which incorporate additional height for the ground level windows along the north, south, and eastern facades to a height of no less than 12 feet. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 16. The canopy along southern and eastern facades shall be increased to a height of no less than 14 feet at the bottom of the canopy. Depending upon the final design, the canopy should extend 15 -feet above grade. Designing the canopy to either: tilt upward, reduce the width of the face of the canopy, or modulate consistent with the bay window encroachment above would also help emphasize a taller HEX Report City of Renton Department of Ca nity & Economic Development Hearing Examiner Recommendation RENTON COMMONS LVA16-000425 Report of August 9, 2016 Page 38 of 38 ground floor height especially at the entrance. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 17. The applicant shall consider adding public artwork, along Whitworth Ave S, that is publicly visible and in keeping with the vision of Downtown Renton as an arts center. A narrative regarding the ability to incorporate public art into the proposal shall be submitted to the Current Planning Project Manager prior to building permit approval. If appropriate, public art shall be included in a revised landscape plan to be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 18. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. Acceptable materials include a combination of brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, cast -in-place concrete, or other high quality material. The materials board shall also include, but not be limited to the following: street level windows; frames and glass, cedar siding strips, any proposed fencing (especially surrounding the playground), trellis/pergola structure on south side of property, bicycle rack canopy, and parapet cap. Any non -brick masonry finishes proposed at the ground level that may be accessible to humans shall be anti -graffiti coated to ensure easy removal of graffiti. 19. A conceptual sign package, which indicates approximate locations of all exterior building signage shall be submitted. Locations and supports are required to be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 20. The site plan shall be revised to remove and/or relocate the proposed bicycle rack currently proposed along the northern property line to a more visible location. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 21. The applicant shall be required to replace the existing curb along the frontage of the site. A revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit approval. HEX Report The following exhibits were entered into the record: Exhibit 1 ERC Report Exhibit 2 Site Plan Exhibit 3 Landscape Plan Exhibit 4 Elevations Exhibit 5 Grading Plan Exhibit 6 Geotechnical Report, prepared by Geotech Consultants (dated July 21, 2015) Exhibit 7 Drainage Report, prepared by Site Wise Design (dated June 7, 2016) Exhibit 8 Traffic Impact Analysis, prepared by Gibson Traffic Consultants (dated April 18, 2016) Exhibit 9 Department of Archeology and Historic Preservation Comment letter (dated July 6, 2016) Exhibit 10 Preliminary Archaeological Assessment, prepared by Wilamette Cultural Resources (dated May 20, 2016) Exhibit 11: Staff Recommendation to the Hearing Examiner (dated August 8, 2016) Exhibit 12: SEPA Determination and Mitigation Measures (dated July 25, 2016) Exhibit 13: City Center Community Plan Exhibit 14: Lighting Plan Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, Exhibit 15: 2016) Exhibit 16: Renderings CITY OF e to �� j�i)a�^ � A� EXH I BITS Project Name: Project Number: Renton Commons LUA16-000425 Date of Hearing Staff Contact Project Contact/Applicant Project Location 8/16/16 Rocale Timmons Pamela Derry 215 Whitworth Ave S Senior Planner Tonkin Architecture 204 First Ave Seattle, WA 98104 The following exhibits were entered into the record: Exhibit 1 ERC Report Exhibit 2 Site Plan Exhibit 3 Landscape Plan Exhibit 4 Elevations Exhibit 5 Grading Plan Exhibit 6 Geotechnical Report, prepared by Geotech Consultants (dated July 21, 2015) Exhibit 7 Drainage Report, prepared by Site Wise Design (dated June 7, 2016) Exhibit 8 Traffic Impact Analysis, prepared by Gibson Traffic Consultants (dated April 18, 2016) Exhibit 9 Department of Archeology and Historic Preservation Comment letter (dated July 6, 2016) Exhibit 10 Preliminary Archaeological Assessment, prepared by Wilamette Cultural Resources (dated May 20, 2016) Exhibit 11: Staff Recommendation to the Hearing Examiner (dated August 8, 2016) Exhibit 12: SEPA Determination and Mitigation Measures (dated July 25, 2016) Exhibit 13: City Center Community Plan Exhibit 14: Lighting Plan Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, Exhibit 15: 2016) Exhibit 16: Renderings CITY OF e to �� DEPARTMENT OF COMMUNITY crTY OF AND ECONOMIC DEVELOPMENT --oolenton 10 ENVIRONMENTAL REVIEW COMMITTEE REPORT ER C MEETING DATE., July 25, 2016 Project Name: Renton Commons Project Number: LUA16-000425, CU -H, SA -H, ECF, MOD, MOD, MOD Project Manager. Rocale Timmons, Senior Planner Owner: Low Income Housing Institute; 2407 First Ave; Seattle, WA 98121 Contact: Pamela Derry; Tonkin Architecture; 204 First Ave; Seattle, WA 98104 Project Location: 215 Whitworth Ave S Project Summary: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of 5 3rd St at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. Site Area: 13,915 SF Total Building Area GSF. 46,215 SF STAFF Staff Recommends that the Environmental Review Committee issue a Determination RECOMMENDATION: of Non -Significance - Mitigated (DNS -M). Project Location Map EXHIBIT 1 99L[Ci990i 11 0B8L 9i994i d - '"Mo W9' ] I11V ].7 �'1 1101] Ll VO % = 3 k O _ mozasvM'awoas — — 3-UUIiSNI QNISnOH 3NOOM M07 o CV JJ�Y I 1508E tlM'N0lN3a 3Atl H1b0MlIHN4 5 GZ NDINOI I ca 011 SNOWW00 NOlN32i — - load Z° z = 5 a w I - m u41 �d a w W Oe ly _ -R_ _ S 3AV HIM UM My c 3 i lL v PIE I 1 Z. I D a R R 4 7 �I ---------W L, I- :Ls�s1a�...i _� .... ell �I I 6 2 I I I I JJ�Y I l I ca I� I x W ---------W L, I- :Ls�s1a�...i _� .... ell �I I 6 2 I I I I x a .0 wi h I «}m vm o Luvaa :�rtiv 13ou "" O 3.lrLLLSNI ONIS(IOH MOOMN MQ7 # ; G7 a��swxi5n+�vxHnz � O �> s��lrrroav 3d MJSC1Ny, _;<l s31f/1oE1S5v VNi'N011V3lI 3AV Hi'801WJHM5Ii olzyj e I OTl SNOWW00 NOIN3 t �`" • J o0 1, Il� W I W:5. r Jn Y S3AVHi.VOAU/J4M 1, Il� W �lyarcucyw�• Le_t [Z99a[l1 Og9[�[99�[E �uY84 YM'�Itx+S yu�aj s�wxyyi�� 1[!!! 10[ NNNOI �L VIFO V1V5�l LL LVzlS 711V lodIi LUM 31fLLIISNI JNisnCH 3NOOM IAOI ME VM •NOiN3L13AV HildOKUHM SiZ 011 SNawwaO No1N31 i-_.. — r %b i s r x � k. s� z1 N X W ana ub�sep It RIBS VM 3*UiM `3AV MJtJ LOV4 3iMiSN4 BNisnoH avoom MOl L9096 WNOA98 3AV HJ.ilOM.ilHM 9 LZ all SNOWWOO NOIN'3�1 0 i z O o�z ct o 1aa z I L 77 a }r t Y, "F -,O -FF -,CA CONSULTANTS, INC. FULL DOCUMENT AV, UPON REQUEST Low Income Housing Institute for Renton Commons LLC 2407 First Avenue Seattle, Washington 98121 Attention: Robin Amadon kBLE Subject: Transmittal Letter— Geotechnical Engineering Study Proposed Apartment Building 215 Whitworth Avenue South Renton, Washington Dear Ms. Amadon: 13256 Northeast 20th Street, Suite 16 Bellevue, Washing on 9$005 425) 747-5618 1 GEOT-ECHNW.Com July 31, 2015 JN 15274 via email.- ramadon@lihi.org We are pleased to present this geotechnical engineering report for the apartment building to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations and retaining walls. This work was authorized by your acceptance of our proposal, P-9192, dated May 15, 2015. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. TRCIDRW. at Respectfully submitted, GEOTECH CONSULTANTS, INC. qw(w-e\ Thor Christensen, P.E. Senior Engineer EXHIBIT G GEOTECH CONSULTANTS. INC. 7, IN FULL DOW M ENT AVAI LAB LE UPON REQUEST CONDITIONAL USE PERMIT A CIVIL ENGINEERING COMPANY 219 First Avenue S., Suite 401 Seattle, WA 98104 206.402.4644 TECHNICAL INFORMATION REPORT Project: Renton Commons 215 Whitworth Ave Renton, WA 98057 Prepared For: Tonkin Architecture 2041St Ave South Seattle, WA 98104 Prepared By: Ryan Yokum, EIT Reviewed 6y: Marc Errichetti, PE Date: lune 7, 2016 EXHIBIT 7 —= Gibson Traffic 1 MEMORANDUM To: Eric Blank, Low Income Housing Institute From: Brad Lincoln, PE Project: Renton Commons GTC #16-088 Subject: Traffic Analysis Date: April 18, 2016 FULL DOCUMENT AVAILABLE UPON REQUEST NMEos lf� .07 ski kL This memorandum summarizes the trip generation calculations for the Renton Commons development. The development is located on the west side of Whitworth Avenue 5, between S 211a Street and S 31d Street. The development is proposed to consist of a 6 -story, 48 -unit apartment building for low-income housing. A site vicinity map in included in Figure 1. Figure I: Site Vicinity 2 Wetmore Avenue • Suite 220 - Everett WA, 99201 EXHIBIT 8 -9266 - Fax: 425-258-2922 - E-mail: info@gibsontraffic.com July 6, 2016 Ms. Rocale Timmons Associate Planner City of Renton 1055 South Grady Way Renton, WA98507 . ULL DOCUMENT AVAILABLE UPON REQUEST In future correspondence please refer to: Project Tracking Code: 20.16-04-02586 Property: LUA16-000425, ECF, SA -H, CU -H MOD Renton Commons Re: Archaeology - Survey Requested, More information requested Dear Ms. Timmons: Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and Department of Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above referenced project. As a result of our review, our professional opinion is that the project area has the potential to contain archaeological resources. Identification of cultural resources during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. We request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. The survey should be provided to DAHP and the interested Tribes prior to ground disturbance. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. If any federal funds or permits are associated with this proposal, Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36 CFR 800, must be followed. This is a separate process from both the NEPA and SEPA environmental review processes and requires formal government -to -government consultation with the affected Tribes and the SHPO. Also, we appreciate receiving any correspondence or comments from concerned tribes or other parties concerning cultural resource issues that you receive. EXHIBIT 9 1 FULL DOCUMENT AVAILABLE UPON REQUEST Vslktniette [,��ltural l�c's+�t3rcc'� A�h4u��itc�, l,tcl. Vchacology - History • L:thnogr.#v INTERIM MEMORANDUM Preliminary Archaeological Assessment for the Proposed Renton Commons Project Renton Washington Stephenie Kramer, M.S. May 20, 2016 Introduction The Low Income Housing Institute (LIHI) proposes construction of the Renton Commons, a multi -family housing development at 215 S. Whitworth Avenue in downtown Renton, Washington. LIHI contracted with Willamette Cultural Resources Associates Ltd. (WillametteCRA), to conduct an archaeological assessment of the proposed project area. WillametteCRA has commenced working on the survey project; this brief memorandum summarizes current field information and progress, provides information regarding the results of archaeological background research and field survey and preliminary conclusions based on those findings, and supports the project through the City of Renton's application intake process. A full report that describes the natural and Cultural setting of the project and full discussion of methods, results, conclusions, and recommendations will be forthcoming. The project site is on approximately 1/3 acre currently occupied by a single family dwelling at 215 Whitworth Avenue S., in the City of Renton, King County, Washington (Figure 1). It is a single parcel between 2"d and 3' Streets in downtown Renton (Figure 2), T23N R05E, Section 18. The eastern half of the project parcel is occupied by a single family home (parcel 7841800090), constructed in 1930 according to the King County Assessor's Office. The western half is a residential lawn and ornamental shrubs. The project as proposed would consist of demolition of the existing structure and construction of a six -story building that includes multiple residential units, common areas, classrooms, parking, and utility line upgrades. Design specifications may include a foundation that will be a structural slab 650 South Orcas St., Suite 201 Seattle, Washington 98108 206-397-1487 EXHIBIT 10 FULL DOCUMENi AVAILABLE DEPARTMENT OF COMMUNITY UPON REQUEST ry OF AND ECONOMIC DEVELOPMENT - )nO DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: LUA16-000425, ECF, CU-H, SA-H, MOD APPLICANT: Low Income Housing Institute; 2407 First Ave; Seattle, WA 98121 PROJECT NAME: Renton Commons PROJECT DESCRIPTION: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of S 3rd St at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4- 4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. PROJECT LOCATION: 215 Whitworth Ave S LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. A survey shall be submitted to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. EXHIBIT 12 IT -- 1w. CITY CENTER COMMUNITY PLAN Adopted: June 6, 2011 Prepared by: MAKERS architecture and urban design The Transpo Group C-7 EXHIBIT 13 T— N C7 lczr Tr H m H x W 99[IZi49lli M9W5 LZL$6 b'M 'a�ueag 3 J J N $ ^ 41 V )-H z any IS L LU4L _M ' Cf) -D0 U a}nailsul 6wsnoH awmul mol a LL NI INOl 15096 VM'Muaa any 4NQNNM sLZ o a, suowwoo uojuab ayl iD L7 T— N C7 lczr Tr H m H x W p LL LU 'c J J N :3 7 0 _M ' Cf) -D0 U T— N C7 lczr Tr H m H x W EXHIBIT 15 Downtown Streetseape Design Standards and Guidelines . ev"-erse°i 4T LL'^'4„•”:+"""'^'^ 4L"D Ynt3VY a 30 kv 1.] 1113 LVYL S D116 VM t� S 4—S --v _u 1oz 3J fI111SN1 �JMISfIOH 3WOONI MOI 14086 VM'NOlN3a 3AV H1a0M1IRM 9 L NINQl 011 SNOWWOO NOlNDM z =� r 6 c u c W u ia0Os 9 s c Dom z 5 3I�Y ruuaxunwr 1� Y w J Y W co w H x2 W CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 29th day of July, 2015, 1 deposited in the mails of the United States, a sealed envelope containing ERC Notice and Determination documents. This information was sent to: ...Name Representing Agencies See Attached Low Income Housing Institute Applicant Pam Derry, Tonkin Archtecture Contact James Tioga and Jeanne Ryan Owners Parties of Record See Attached (Signature of Sender): STATE OF WASHINGTON SS LY ApI I fit t COUNTY OF KING I certify under penalty of perjury under the laws of the State of Washington thatIthe foregoing i ° ue d correct, I know or have satisfactory evidence that Sabrina Mirante signed this instrumeaif pdaU*wle ed iLto be his/her/their free and voluntary act for the uses and purposes mentioned in the 65 1 Dated: ��•• No6�1-lulblic in and for the State of Washington Notary (Print): My appointment expires: a$f a6/ pI� - ,, ea Id��. Renton Commons 06 Oil, e F LUA16-000425, ECF, CU -H, SA -H, MOD template - affidavit of service by mailing AGENCY (DQE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Dept. of Ecology Muckleshoot Indian Tribe Fisheries Dept_ ** Environmental Review Section Attn: Misty Blair Attn: Karen Walter or 5EPA Reviewer PO Box 47703 PO Box 47703 39015 —172^d Avenue SE Olympia, WA 98504-7703 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: Laura Murphy King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Muckleshoot Cultural Resources Program ** Seattle District Office Environmental Planning Supervisor Attn: Erin 5laten Attn: SEPA Reviewer Ms. Shirley Marroquin 39015 172nd Avenue SE PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** WDFW - Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official Gary Kriedt 355 110th Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Jalaine Madura, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 2281h St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: segaunit ecy.wa.gov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphv@muckleshoot.nsr.us erin.slaten@muckleshoot.nsn.us ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template - affidavit of service by mailing Seattle, WA 98105 15619 156th PI SE Seattle, WA 98126 Renton, WA 98058 PAM DERRY TONKIN ARCHITECTURE 204 First Ave S Seattle, WA 98104 CITY OF --,wwwo�Renton 0 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Renton Commons PROJECT NUMBER: LUA16-000425, ECF, SA -H, CU -H, MOD LOCATION: 215 Whitworth Ave S DESCRIPTION: The low income housing institute (lihi) is requesting hearing examiner site plan review, hearing examiner conditional use permit, environmental 'sepa' review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the center downtown (cd) zoning classification on the west side of whitworth ave s just north of s 3rd st at 215 whitworth ave s. Vehicular access to the site would be provided via a single entry point from whitworth ave s. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from rmc 4.4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from rmc 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from rmc 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a seismic hazard area. There appears to be no other critical areas located on site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before S:00 p.m. on August 12, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City aeries Office, (4251430-6510. 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 AUGUST 16, 2016 AT 11:00 AM TO CONSIDER THE SITE PLAN, CONDITIONAL USE AND MODIFICATION. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HFARINCC_ FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. `ITV OF enfln N .0 C J -E OF ENVIRONMENTAL DETERMINATION ISSLIANCE OFA "CrERMINATION OF NONSIGNIFICANCE. MITIGATED (TENS -M) POSTED TU NOTIFY INTERESTED PERSGNS OFAN FINVIRONNI NTALACriON PROIE[TNAMR, R.—Commmn.- PRO/j(TNUMaER:_ 1vA114W423; ECR M4f. Nal, M00 LOCATION_' 219whiteurthAn9 VESwPTIQN[- Th"" ""'r, monouY hra rralrrA hNdnE mnlnp ro�tnml ne E rhimmlRelefh Plrn ratlRrlM1UPn of r Fao boNdYi turtmk +ndrmr o -Z Neya! -,4—. and Han—M-tinm tr<the - han in innrrn hr ry o/ N ft. Th. rjy Z efreN o1. muid hlmIf reddoubH -H, The atmmue —14 Ldd 6C heb The P32 aoe rlb•. Y YnYd,"Nn the rargr daxrroexrt Indl aonhq dasar—tion on the w.eHW dwhlNrorM maNitnorth ofagrann319 rhNwwerth avri IlahHtY _m Ibe mn Wnrld be Pnmt.d vY • sYHe enq Palm Imre xNNwort4 M a At -W d 22 FooU E SpKy xwm ba redareP the -bw of A nMa uId Wen odfltr[YM iron, rmo {'e4M h be" rMorion Y oraer W. rWi1rM dapmE rM'Nedhn Pmnt9 a —2 u the do n4rReir-b. A hlryda Pr W, mvdifbflmA Pam m¢ ey49a, b beh{ regneded N or4er mrwun the nwlbref nnuFad blyoY yerkYEhvm 24 to u rMYa FYa HFID' aPPI hunk d cln[ a ftreel mod" unit, hon mn4LOE4'—der to mahgNl tNr aalatlnE EOamr ddrtaPwar, xhltaet arglptlPrV arm alw the noMrod star[ cnu reehrt. The 11Y Y IaG[ed xhNete wbmle Argrdara Thgeapeearto Mr[avHrrcleYdAreeloo[pdandK- THE OTY OF RENTON ENYIRONMENFAL REVIEW COMMITTEE {ERCT HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNi FICANT IMPACTS THATCAN BE MRIGATED THROUGH MMGAn ON MEA9URM APPaI of the erralrmmenm dnenrfi, tion must be pled In wriungon ar befar►50N p.m on AuNt19t 22, 2024 tRBnlwr rHh dig reeulred fee with: Haring [,minim Oty n RentmA SB59 South Grady WAY, Axton, WA 9NBS7. APP -1- to the Eurrd— an Rnnmed by Ory M RM[ 44-110 artd In1omHLYn nnrdel{}Tp apprel prate, mer, M a6falned fromthe Rerrton City Qerlrs Ofigr 1425;43P-fl91O.. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING 1N THE COUNOL OtAMBERS ON THE IN PTOOR OF Ott HALL, NSS SOUTH GnAOY WAY, nUCTON, WAS HINGTDN, ON AUGLWr IS, 2026 AT 11;00 AM TQ CONSIDER THESOE PLAN, CONDITIONAL USE AND MODIFICATION, IF THE ENVIRONMENTAL OMRMINATICH 15 APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PURUC HEARING_ CERTIFICATION �0r4' hereby certify that -"E' copies of the above document were posted in 'i— conspicuous places or nearby the described property on Date: 7/ 4/. ?– _ Signed: --Jr— STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that o - signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. k 1 Dated:. Notary §Ablic in and for the State of Washington ,�#'•,, .off L�� Notary (Print): �kotl �a p � fE11TIT 11Gi �1 w;V ;- My appointment expires: wAsN'�' .- Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator June 29, 2016 Pamela Derry Tonkin Architecture 204 First Ave 5 Seattle, WA 98104 SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Renton Commons, LUA16-000425, ECF, CU -H, SA -H, MOD Dear Ms. Derry: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non -Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 12, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on August 16, 2016 at 11:00 am to consider the Site Plan Review, Condistional Use and Modification. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call me at (425) 430-7219. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Pamela Derry, Tonkin Architecture Page 2 of 2 July 27, 2016 For the Environmental Review Committee, Rocale Timmons Senior Planner Enclosure cc: James & Jeanne Tioga and Ryan / Owner(s) Law Income Housing Institute / Applicant David Proff, Gretchen Kaehler, Jim Billheimer, Kris Koruga / Party(les) of Record Determination. Letter. DNS -M Renton Commons -16-000425 Denis Law Mayor 11;R Community & Economic Development C. E. "Chip" Vincent, Administrator July 29, 2016 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on SEPA DETERMINATION: Determination of Non -Significance Mitigated (DNSM) PROJECT NAME: Renton Commons PROJECT NUMBER: LUA16-000425, ECF, CU -H, SA -H, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 12, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7219. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Washington State Depart of Ecology Page 2 of 2 July 29, 2016 For the Environmental Review Committee, Rocale Timmons Senior Planner Enclosure cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Gretchen Kaehler, Office of Archaeology & Historic Preservation - MITIGATED (DNS -M) PROJECT NUMBER: LUA16-000425, ECF, CU -H, SA -H, MOD APPLICANT: Low Income housing Institute; 2407 First Ave; Seattle, WA 98121 PROJECT NAME: Renton Commons PROJECT DESCRIPTION: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of S 3rd St at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. PROJECT LOCATION: 215 Whitworth Ave S LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 12, 2016. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: JULY 29, 2016 DATE OF DECISION: JULY 25, 2016 SIGNATURES: ,2,jjt&2#10, 7/ egg Zi n, Administrator Public arks Department Date Kelly Beym , Adm' - trator Community Service Department CITY OF _` Restonkn l7,,. Fire & Emergency Services C.E. "Chip" Vi cent, Administrator Date Department of Community & Economic Development 7)e s 4 D to Date DEPARTMENT OF COMMUNITYf'r1 1111 AND ECONOMIC DEVELOPMENT n DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: LUA16-000425, ECF, CU -H, SA -H, MOD APPLICANT: Low income Housing Institute; 2407 First Ave; Seattle, WA 98121 PROJECT NAME: Renton Commons PROJECT DESCRIPTION: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet, The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of S 3rd St at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4- 4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. PROJECT LOCATION: 215 Whitworth Ave S LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. A survey shall be submitted to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six-foot (6) high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Water: 1. A 12 -inch water main is proposed east of the site in Whitworth Avenue S. from S. 3rd Street north to S 2nd Street. The new main will provide the site with increased fireflow by providing a connection between the existing 12 -inch mains in 5 2nd St and 5 3rd St. The water main shall be designed and constructed in accordance with Appendix 1 of the City's 2012 Water System Plan. Adequate horizontal and vertical separation between the new water main and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. A profile for the length of the water main is required for utility permit review. 2. The connection at S. 2nd Street shall be made by a 12 -inch x 12 -inch tee. This will require replacement of the existing 12 -inch x 8 -inch tee. An 8 -inch reducer shall be installed north of the new tee to provide a connection to the existing 8 -inch main. Existing water services along this portion of Whitworth Avenue S. will be reconnected to the new 12 -inch main. 3. Cathodic pipe protection is required for the crossing of the SPU transmission mains. Cathodic protection design and review shall be coordinated with SPU and the City. A "Utility Consent Letter" from SPU shall be obtained. 4. The domestic water meter shall be sized in accordance with the latest edition of the Uniform Plumbing Code. Sizing calculations shall be provided to the City. Meters 3" or larger, shall be ERC Mitigation Measures and Advisory Notes Page 2 of 5 installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3 -inch or larger. 5. A double check valve assembly (DCVA) shall be installed behind the domestic water meter in accordance with the standards found in Appendix J of the City's 2012 Water System Plan. 6. A fire sprinkler stub with a double detector check assembly (DDCVA) in an exterior underground vault per COR Standard Plan 360.1 shall be installed for backflow prevention. The DDCVA may be installed inside the building if it meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 7. Fire hydrants shall be installed as required by the Renton Fire Authority. 8. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 9. The existing water meter serving the existing residence shall be removed. The existing service shall be capped at the main in accordance with City standards. 10. Location of backflow assemblies inside the building is strongly encouraged. All vault and meter lids in the sidewalk shall conform to the City's Downtown Streetscape Design Standards and Guidelines. 11. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use and fire prevention. Meters greater than 2 -inch will be charged a $220.00 processing fee and the contractor will provide the meter and install it. A system development fee credit will be issued for the meter that is being removed. The full water fee schedule can be found in the City's 2016 development fees document on the City's website. Sewer: 1. The replacement of the existing 6 -inch sewer main is not required as part of this project. This main will be replaced in the near future as part of a City of Renton capital improvement project. 2. The connection to the existing 6 -inch main shall be made by a new connection and stub. Use of the existing stub is not permitted. 3. The side sewer shall be a 6 -inch and shall have a minimum slope of 2%. 4. The development is subject to applicable sewer system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. A system development fee credit will be issued for the existing sewer service being abandoned. The full sewer fee schedule can be found in the City's 2016 development fees document on the City's website. Drainage: 1. Pumped stormwater systems will only be considered if no gravity option exists. A thorough review of all possible gravity connections to the existing storm drainage system is required from the engineer in the TIR. The City is willing to work with the applicant to find a gravity drainage solution for the site as part of the utility permit review. 2. In the event that a gravity connection is infeasible, a pump system may be considered if all requirements in Section 4.2.3 of the 2009 KCSWDM as amended by the City of Renton are met. The pump system must be privately owned and maintained. The pump system shall have either installed emergency backup power or the ability for portable backup power generator in the event of a loss of primary power. The applicant must provide an emergency response plan with details on how backup power will be activated during an emergency and include the method for delivering to the site and energizing the portable backup power. Please refer to the amended Section 4.2.3 for the complete requirements for pumped stormwater discharge. ERC Mitigation Measures and Advisory Notes Page 3 of 5 3. The survey and civil plans shall be updated to include additional information about the existing 12- inch storm drain in the SPU easement. Include survey data of downstream and upstream structures. Confirm the direction of pipe flow and the downstream drainage path. 4. If the project discharges to the storm drain in Whitworth Avenue S., the existing 6-inch storm drain in Whitworth Avenue S. may need to be upsized. Additional conveyance calculations would be required. 5. The project is subject to a system development charges (SDC) for stormwater. The current SDC is $0.594 per square foot of new impervious surface area, but not less than $1,485.00. 6. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All projects vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. Transportation: 1. The maximum slope back of sidewalk is 4H: 1V for minimum 3 feet back of the sidewalk. 2. The corner curb ramps at all street intersections adjacent to the site should be ADA compliant. ADA also requires matching ADA compliant curb ramps on the other side of the intersection. 3. Street lighting is required to be provided on the frontage streets by the project. 4. The City of Renton Trench restoration and Street overlay requirements will be applicable for any work in the public right of way. Fire: 1. Fire impact fees are applicable at the rate of $495.10 per multifamily unit. This fee is paid at time of building permit issuance. Credit will be granted for the one unit structure removed. 2. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. One hydrant is required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. Fire flows exceeding 2,500 gpm require looped water mains around the building or group of buildings. Water main in Whitworth Avenue South is only a 4 inch sized main and shall be replaced with an adequately sized water main in order to meet fire flow demand. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are adequate as they exist. 5. An electronic site plan is required prior to occupancy for pre fire planning purposes. 6. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 inch by 84 inch stretcher. Parks: 1. Park Impact Fees per Ordinance 5670 applies. General: 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. ERC Mitigation Measures and Advisory Notes Page 4 of 5 CITY CIF: OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Renton Commons PROJECT NUMBER: LUA16-OD0425, ECF, SA -H, CU -H, MOD LOCATION: 215 Whitworth Ave S DESCRIPTION: The low income housing institute (lihi) is requesting hearing examiner site plan review, hearing examiner conditional use permit, environmental 'sepa' review, and three modifications for the construction of a 6 -story building containing 49 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the center downtown (cd) zoning classification on the west side of whitworth ave s just north of s 3rd st at 215 whitworth ave s. Vehicular access to the site would be provided via a single entry point from whitworth ave s. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from rmc 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from rmc 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from rmc 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a seismic hazard area. There appears to be no other critical areas located on site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 12, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and 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 AUGUST 16, 2016 AT 11:00 AM TO CONSIDER THE SITE PLAN, CONDITIONAL USE AND MODIFICATION. 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 INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Renton Commons PROJECT NUMBER: LUA16-OD0425, ECF, SA -H, CU -H, MOD LOCATION: 215 Whitworth Ave S DESCRIPTION: The low income housing institute (lihi) is requesting hearing examiner site plan review, hearing examiner conditional use permit, environmental 'sepa' review, and three modifications for the construction of a 6 -story building containing 49 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the center downtown (cd) zoning classification on the west side of whitworth ave s just north of s 3rd st at 215 whitworth ave s. Vehicular access to the site would be provided via a single entry point from whitworth ave s. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from rmc 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from rmc 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from rmc 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a seismic hazard area. There appears to be no other critical areas located on site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 12, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and 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 AUGUST 16, 2016 AT 11:00 AM TO CONSIDER THE SITE PLAN, CONDITIONAL USE AND MODIFICATION. 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 INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. 000'�__ .- DEPARTMENT OF COMMI IFY CITY OF AND ECONOMIC DEVELOPMENT entQf ` 0 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: July 25, 2016 Project Name: Renton Commons Project Number: LUA16-000425, CU -H, SA -H, ECF, MOD, MOD, MOD Project Manager: Rocale Timmons, Senior Planner Owner: Low Income Housing Institute; 2407 First Ave; Seattle, WA 98121 Contact: Pamela Derry; Tonkin Architecture; 204 first Ave; Seattle, WA 98104 Project Location: 215 Whitworth Ave S Project Summary: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of S 3rd St at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. Site Area: 13,915 SF Total Building Area GSF: 46,215 SF STAFF Staff Recommends that the Environmental Review Committee issue a Determination RECOMMENDATION: of Non -Significance - Mitigated (DNS -M). Project Location Map ERC Report (3) City of Renton Department of Communit' :anomic development Environmental Review Committee Report RENTON COMMONS LUA16-000425, Report of July 25, 2016 Page z of 8 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The project site is located on the west side of Whitworth Ave S between S 2"d St and S 3`d St. The site is located within the Center Downtown (CD) zoning classification and the Commercial Mixed Use (CMU) Comprehensive Plan land use designation. The northeastern portion of the site is developed with a two-story single family residence, proposed for demolition. The undeveloped portion of the site is vegetated with grass, shrubbery and scattered trees. Vehicular access to the site is proposed via Whitworth Ave S. The proposal is served by a 12 parking stalls within an at -grade structured parking area. The applicant is proposing the construction of a large 19,795 square foot landscaped community open space at the southern portion of the site. The community open space incorporates active and passive space, with a central connecting sidewalk which links the open space to the public right of way. A central path and complementing pedestrian bridge crossing is proposed to be constructed to create an access point to the community open space from the surface parking lot. There are three existing trees located within the right-of-way which are proposed for removal. Preliminary earthwork for the proposal includes 100 cubic yards of excavation and 300 yards of fill. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-cf- way, without dedication, and alter the required street cross section. The proposed construction is expected to start in mid-September 2017. Construction is expected to be completed by the end of October 2018. Staff received a single comment letter, from the Department of Archaeology and Historic Preservation, regarding the potential of archaeological deposits on site (Exhibit 9). Studies provided by the applicant include a stormwater report, traffic study, and a geotechnical. PARTTWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS -M with a 14 -day Appeal Period. B. Mitigation Measures 1. A survey shall be submitted to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. ERC Report (3) City of Renton Deportment of Comm unit -onomic Development Environmental Review Committee Report RENTON COMMONS LUAI6-000425, Report of July 25, 2016 Page 3 of 8 C. Exhibits Exhibit 1 ERC Report Exhibit 2 Site Plan Exhibit 3 Landscape Plan Exhibit 4 Elevations Exhibit 5 Grading Plan Exhibit 6 Geotechnical Report, prepared by Geotech Consultants (dated July 21, 2015) Exhibit 7 Drainage Report, prepared by Site Wise Design (dated June 7, 2016) Exhibit 8 Traffic Impact Analysis, prepared by Gibson Traffic Consultants (dated April 18, 2016) Exhibit 9 Department of Archeology and Historic Preservation Comment letter (dated July 6, 2016) Exhibit 10 Preliminary Archaeological Assessment, prepared by Wilamette Cultural Resources (dated May 20, 2016) D. Environmental impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site can best be characterized as relatively flat with the western side of the site sloping gently down toward the southwest to northwest from a high point near the center of the site. The northwest corner of the site has the lowest elevation. There is a change in elevation on the order of five feet across the site. The majority of the slopes on site are moderate, ranging from 1-4%. The steepest slope on the site is approximately 32%, which is a man-made depression which is proposed to be leveled as part of construction. The applicant is proposing excavation in the amount of approximately 100 cubic yards. Approximately 300 cubic yards of fill is proposed. Following construction the applicant is proposing an impervious cover of approximately 88% of the net site area. It should be noted that a 1,164 square foot vegetated roof is proposed. The applicant submitted a Geotechnical Report prepared by Geotech Consultants, dated July 21, 2015 (Exhibit 6). The loose to medium -dense sand soils that are saturated are susceptible to seismic liquefaction. As a result, the proposal includes a deep foundation system supported by pipe piles to reduce the potential for uneven settlement. Groundwater seepage was observed at depths of 12-14 feet. The seepage levels represent transient water seepage water and likely do not indicate static groundwater. The geotechnical report includes specific recommendations in order to mitigate potential geotechnical impacts including: site preparation, structural fill, foundations, drainage considerations, hazards including, and project design and monitoring. The applicant will be required to demonstrate compliance with the recommendations included in the provided Geotechnical Engineering Report with the building permit application and during construction (Exhibit 6). Removal of the existing vegetated cover during construction would leave soils susceptible to erosion. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: No further mitigation needed Nexus: Not applicable ERC Report (3) City of Renton Deportment of Comm unit 'anomic Development Environmentol Review Committee Report RENTON COMMONS LUAI6-000425, Report of July 25, 2016 Page 4 of 8 2. Water a. Storm Water Impacts: The site is located within the Black River drainage basin. The existing roof drainage is collected via roof downspouts and conveyed to the existing PSS in Whitworth Ave S. Runoff from landscaped areas appears to sheet flow off the site. There is no formal site drainage collection or conveyance system evident. There is an existing 6 -inch storm drain east of the site in Whitworth Ave S which flows north. There is also an existing 12 -inch storm drain north of the site in the Seattle Public Utilities right of way which flows west. This project is required to comply with the 2009 King County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City's flow control map, this site falls within the Peak Flow Control Duration Standard, Existing Conditions. This project is subject to full drainage review. The applicant submitted a Preliminary Drainage Report prepared by Sitewise Design, dated June 9, 2016 (Exhibit 7). The report also includes a detailed summary of the pre and post developed conditions. Stormwater runoff from the proposed improvements would be collected via roof drains, catch basins, and area drains. Runoff would be routed to a duplex pump chamber and would be discharged to the existing storm main in the SPU right-of-way to the north of the project site. Connection to the existing storm drainage system in Whitworth Ave 5 is preferred over a connection to the existing storm drainage system in the SPU right-of-way. Work in the right-of-way may require additional permit and coordination with Seattle Public Utilities and the City of Seattle. As a condition of site plan approval the applicant shall provide SPU authorization to work with the SPU right of way before construction permits are issued. Flow control is not required as the project will create less than a 0.1 cfs increase in the existing site condition's 100 year peak flow. Water quality is also not required as the project will create less than 5,000 SF of new and replaced pollution generated impervious surfaces. The report includes a proposal for the use of a vegetated roof and permeable pavement for the flow control BMP. Required flow control BMPs shall be in accordance with Section 1.2.3.3 and Section 5.2 of the 2009 KCSWDM. Mitigation Measures: No further mitigation needed Nexus: Not applicable 3. Transportation impacts: The applicant submitted a Traffic Impact Analysis prepared by Gibson Traffic Consultants, Inc., dated April 18, 2016 (Exhibit 8). The provided TIA was found to meet the intent of the TIA guidelines and is generally acceptable for preliminary review. Level of Service: It is anticipated that the proposed development would generate approximately 201 average daily trips with 14 new AM peak -hour trips and 46 PM peak -hour trips. It is anticipated that trips generated by the Renton Commons development will split 50% traveling to and from the north and 50% traveling to and from the south. The development will impact off-site City of Renton intersections with less than 10 peak -hour trips impacting any public intersections. Therefore, additional analysis of impacts to surrounding intersections is not required based on City of Renton threshold requirements. Increased traffic created by the development would be mitigated by payment of transportation impact fees. The transportation impact fee that is current at the time of building permit application will be levied. The fee currently being assessed, in 2016, is $1,923.83 per new multi -family unit. The fee is estimated at approximately $92,343.84. The fee shall be payable to the City at the time of building permit issuance. Street Improvements: Street Improvements are regulated by RMC 4-6-060 — Street Standards. See below: Whitworth Ave S — Whitworth Ave S is classified as a residential access street. The existing right-of-way width is 60 -feet. This portion of Whitworth Ave S falls within the City's downtown planning area. The City's Downtown Streetscape Design Standards and Guidelines apply. Street improvements fronting this site would be required to include a new 12 -foot sidewalk, street trees (4 -foot x 8 -foot grates) behind the curb, ERC Report (3) City of Renton Department of Communit; �onomic Development Environmental Review Committee Report RENTON COMMONS LUA16-000425, Report of July 25, 2016 Page 5 of 8 and street lighting meeting City's arterial street lighting levels_ Additionally, a 5 -foot wide bike lane is required. The applicant is proposing to maintain the existing right-of-way and as a result the applicant has requested a modification to remove the 5 -foot bike lane requirement. As part of the Site Plan/Conditional Use Permit recommendation to the Hearing Examiner staff will likely be recommending approval of the requested modification. The existing pavement section from curb to curb is acceptable. Staff will likely be recommending conditions of approval to require up to four feet be required to be placed in a pedestrian easement immediately adjacent to the right-of-way to accommodate the proposed 12 -foot wide sidewalk and the existing curb shall be replaced in the same location per City standards. Pedestrian Improvements: As part of the proposed project, sidewalks would be constructed along the frontage of the site and would connect to the existing sidewalk system. Concurrency - A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS - tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: No further mitigation needed Nexus: Not applicable 4. Historic and Cultural Preservation Impacts: It is possible that archaeological artifacts or a historic site could be encountered during project construction. This is due to the site's proximity to former archaeological discoveries. Archaeological sites are protected from disturbance on both public and private lands in Washington State. Preliminary field investigations have been completed by Wilamette Cultural Resources Associates Ltd (Exhibit 10). The investigations yield only modern debris, and did not uncover any material evidence of archaeological significance. Staff received a comment letter, from the Department of Archeology and Historic Preservation, requesting a survey be submitted in conformance with the requirements and standards of the Washington State Office of Archaeology and Historic Preservation_ Therefore, staff recommends, as a mitigation measure, that a survey be submitted that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. In addition to the survey, should evidence of a historic site be found during site development, work shall immediately cease and the Washington State of Archaeology and Historic Preservation shall be contacted at (360) 586-3065. In the event that cultural artifacts are found, work cannot recommence until approval is received from the Office of Archaeology and Historic Preservation. Mitigation Measures: A survey shall be submitted to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. Should evidence of a historic site be found during site development, work shall immediately cease and the Washington State of Archaeology and Historic Preservation shall be contacted at (360) 586-3065. In the event that cultural artifacts are found, work cannot recommence until approval is received from the Office of Archaeology and Historic Preservation. Nexus: SEPA Environmental Regulations 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." ERC Report (3) City of Renton Oepartment of Communitl onomic Development Environmental Review Committee Report RENTON COMMONS LUA16-000425, Report of July 25, 2016 Page 6 of 8 ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on April 29, 2016. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7th Floor, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these nates are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C_2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six-foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Water: 1. A 12 -inch water main is proposed east of the site in Whitworth Avenue S. from S. 3rd Street north to S 2nd Street. The new main will provide the site with increased fireflow by providing a connection between the existing 12 -inch mains in S 2nd St and S 3rd St. The water main shall be designed and constructed in accordance with Appendix J of the City's 2012 Water System Plan. Adequate horizontal and vertical separation between the new water main and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. A profile for the length of the water main is required for utility permit review. 2_ The connection at S. 2nd Street shall be made by a 12 -inch x 12 -inch tee. This will require replacement of the existing 12 -inch x 8 -inch tee. An 8 -inch reducer shall be installed north of the new tee to provide a connection to the existing FRC Report (3) City of Renton Department of Community & Economic Development RENTON COMMONS Report of July 25, 2016 Environmentol Review Committee Report L UA16-000425, Page 7 of 8 8 -inch main. Existing water services along this portion of Whitworth Avenue S. will be reconnected to the new 12 -inch main. 3. Cathodic pipe protection is required for the crossing of the SPU transmission mains. Cathodic protection design and review shall be coordinated with SPU and the City. A "Utility Consent Letter" from SPU shall be obtained. 4. The domestic water meter shall be sized in accordance with the latest edition of the Uniform Plumbing Code. Sizing calculations shall be provided to the City. Meters 3" or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3 -inch or larger. 5. A double check valve assembly (DCVA) shall be installed behind the domestic water meter in accordance with the standards found in Appendix J of the City's 2012 Water System Plan. 6. A fire sprinkler stub with a double detector check assembly (DDCVA) in an exterior underground vault per COR Standard Plan 360.1 shall be installed for backflow prevention. The DDCVA may be installed inside the building if it meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 7. Fire hydrants shall be installed as required by the Renton Fire Authority. 8. A separate meter is required for landscape irrigation per CDR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 9. The existing water meter serving the existing residence shall be removed. The existing service shall be capped at the main in accordance with City standards. 10. Location of backflow assemblies inside the building is strongly encouraged. All vault and meter lids in the sidewalk shall conform to the City's Downtown Streetscape Design Standards and Guidelines. 11. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use and fire prevention. Meters greater than 2 -inch will be charged a $220.00 processing fee and the contractor will provide the meter and install it. A system development fee credit will be issued for the meter that is being removed. The full water fee schedule can be found in the City's 2016 development fees document on the City's website. Sewer: 1. The replacement of the existing 6 -inch sewer main is not required as part of this project. This main will be replaced in the near future as part of a City of Renton capital improvement project. 2. The connection to the existing 6 -inch main shall be made by a new connection and stub. Use of the existing stub is not permitted. 3. The side sewer shall be a 6 -inch and shall have a minimum slope of 2%. 4. The development is subject to applicable sewer system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. A system development fee credit will be issued for the existing sewer service being abandoned. The full sewer fee schedule can be found in the City's 2016 development fees document on the City's website. Drainage; 1. Pumped stormwater systems will only be considered if no gravity option exists. A thorough review of all possible gravity connections to the existing storm drainage system is required from the engineer in the TIR. The City is willing to work with the applicant to find a gravity drainage solution for the site as part of the utility permit review. 2. In the event that a gravity connection is infeasible, a pump system may be considered if all requirements in Section 4.2.3 of the 2009 KCSWDM as amended by the City of Renton are met. The pump system must be privately owned and maintained. The pump system shall have either installed emergency backup power or the ability for portable backup power generator in the event of a loss of primary power. The applicant must provide an emergency response plan with details on how backup power will be activated during an emergency and include the method for delivering to the site and energizing the portable backup power. Please refer to the amended Section 4.2.3 for the complete requirements for pumped stormwater discharge. 3. The survey and civil plans shall be updated to include additional information about the existing 12 -inch storm drain in the SPU easement. Include survey data of downstream and upstream structures. Confirm the direction of pipe flow and the downstream drainage path. 4. If the project discharges to the storm drain in Whitworth Avenue S., the existing 6 -inch storm drain in Whitworth Avenue S. may need to be upsized. Additional conveyance calculations would be required. S. The project is subject to a system development charges (SDC) for stormwater. The current SDC is $0.594 per square foot of new impervious surface area, but not less than $1,485.00. 6. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All projects vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. ERC Report (3) City of Renton Department of Commonity & Economic Development Environmental Review Committee Report RENTON COMMONS LUA16-000425, Report of July 25, 2016 Page 8 of 8 Transportation: 1. The maximum slope back of sidewalk is 41-1; 1V for minimum 3 feet back of the sidewalk. 2. The corner curb ramps at all street intersections adjacent to the site should be ADA compliant. ADA also requires matching ADA compliant curb ramps on the other side of the intersection. 3_ Street lighting is required to be provided on the frontage streets by the project. 4_ The City of Renton Trench restoration and Street overlay requirements will be applicable for any work in the public right of way. Fire: 1. Fire impact fees are applicable at the rate of $495.10 per multifamily unit. This fee is paid at time of building permit issuance. Credit will be granted for the one unit structure removed. 2. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. One hydrant is required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code, Fire flows exceeding 2,500 gpm require looped water mains around the building or group of buildings. Water main in Whitworth Avenue South is only a 4 inch sized main and shall be replaced with an adequately sized water main in order to meet fire flow demand. 3_ Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways_ Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are adequate as they exist. 5. An electronic site plan is required prior to occupancy for pre fire planning purposes. 6. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher_ Car size shall accommodate a minimum of a 40 inch by 84 inch stretcher. Parks: 1. Park Impact Fees per Ordinance 5670 applies_ General: 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Pians shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. ERC Report (3 ) „vl... ... ..... --- KL Uf) V/VI ] 1,)_1,VAZI AiVV LVVL 991, m 9oi ai l ORV� zg 9oi d _ ^o�eevm +'-pas 31nlllSNI 9NWOH 3WQ0NI M01 yma5 anwnnsn.� 1.z - y (LW r M26 NM'NOIN3N 3AV Hi'dOAUIHM 9 2 ; U n zN I>1 NOl � � J R EL w r u4J h ❑ LU ae �g�� S3Atl H1NOIA1{LW s j� OR �P sss jt P� ' g LLW❑1 Le 466tsa VIVI 7 LL1V73 7/7V LJdld LUVG 31MUSNI ONisnOH 3WO3NI M01 e t rea .na,vr ys ��' Q �3-1niiN-lrl'r�iv�savv� Lgo 86 VM'NO1N3H 3AV H1NOM11HM S6Z Qo� r a t" a r J o01, z ©tztr.j r " 311 SNOWWO0 WiN3a �� r r z° o ��m 6 w2 Gp uQo G \N \ S 3AV H.LVOAUIHM =u m �6 co �.- a R.- a EL a Z ® ® ® ¢ o j•' CL 11J U) LU N¢ ❑finn Cn 0 L �~V J 3 W a z ' - - - - - A3T7 V —_ - —II - - - - / y M o= ° I -of E j - W 44L1[[4.90L 1� PRA L1 [49DL Q h P[gab 'n'„as 31f11i1SNI JNISf10H 3WOONI MOI r ® LSOR6 VM'NO1N38 3AV Hi2JOM IIHM 92 } cn N IN NOi d �-z Oil SNOWW00 NOARI 5 e i m ZS z M z O r 4 w L # i 09111 1 tl s �v N_t10M1:HM z } W Y r F�1 co H 2 X W Z M VM TUIV3S '3AV 1SaH LOVZ E ' o 3iniiiSNI EJNISnOH 3WOONI MOI z p cs ana ublsap�• � : ?q � p� 6086tlM'NOlN3b3AVHla0M11HM92 -ig �Zz 011 SNOWW00 NOA3N M U S 2 I99 Rp H �p g Ji h UE10 -A bM -do -4� Ilk I I f ' I I � � ILL ILL � I H, W x W GE"TEC CONSULTANTS, INC. FULL DOCUMENT AVAILABLE UPON REQU Low Income Housing Institute for Renton Commons LLC 2407 First Avenue Seattfe, Washington 98121 Attention: Robin Amadon Subject: Transmittal Letter— Geotechnical Engineering Study Proposed Apartment Building 215 Whitworth Avenue South Renton, Washington Dear Ms. Amadon: 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 425) 747-5618 1 GEOTECHNWCom Jufy 31, 2015 JN 15274 via email.- ramadon@lihi.org We are pleased to present this geotechnical engineering report for the apartment building to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations and retaining walls. This work was authorized by your acceptance of our proposal, P-9192, dated May 15, 2015. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. TRCIDRW: at Respectfully submitted, GEOTECH CONSULTANTS, INC. q*(9A^ Thor Christensen, P.E. Senior Engineer GEOTECH CONSULTANTS, INC. EXHIBIT G i' _. FULL DOCUMENT AVAILABLE UPON REQUEST CONDITIONAL USE PERMIT A CIVIL ENGINEERING COMPANY 219 First Avenue S., Suite 401 Seattle, WA 98104 206.402.4644 TECHNICAL INFORMATION REPORT Project: Renton Commons 215 Whitworth Ave Renton, WA 98057 Prepared For: Tonkin Architecture 204 1St Ave South Seattle, WA 98104 Prepared By: Ryan Yokum, EIT Reviewed By: Marc Errichetti, PE Date: June 7, 2016 EXHIBIT 7 FULL DOCUMENT AVAILABLE UPON REQUEST G-T�C-- Gibson Traffic 1 Transportation Planners anclTraffic Engineers MEMORANDUM This memorandum summarizes the trip generation calculations for the Renton Commons development. The development is located on the west side of Whitworth Avenue S, between S 2" d Street and S 3d Street. The development is proposed to consist of a 6 -story, 48 -unit apartment building for low-income housing. A site vicinity map in included in Figure 1. Figure 1: Site Vicinity Z Wetmore Avenue - Suite 220 - Everett WA, 98201 EXHIBIT 8 -8266 • Fax: 425-258-2922 • E-mail: info@gibsontraffic.com To: Eric Blank, Low Income Housing Institute ,. From: Brad Lincoln, PE Project: Renton Commons ' GTC #16-088 Subject: Traffic Analysis IO,+L Date: April 18, 2016 This memorandum summarizes the trip generation calculations for the Renton Commons development. The development is located on the west side of Whitworth Avenue S, between S 2" d Street and S 3d Street. The development is proposed to consist of a 6 -story, 48 -unit apartment building for low-income housing. A site vicinity map in included in Figure 1. Figure 1: Site Vicinity Z Wetmore Avenue - Suite 220 - Everett WA, 98201 EXHIBIT 8 -8266 • Fax: 425-258-2922 • E-mail: info@gibsontraffic.com July 6, 2016 Ms. Rocale Timmons Associate Planner City of Renton 1055 South Grady Way Renton, WA98507 FULL DOCUMENT AVAILABLE UPON REQUEST In future correspondence please refer to: Project Tracking Code: 2016-04-02586 Property: LUA16-000425, ECF, SA -H, CU -H MOD Renton Commons Re: Archaeology - Survey Requested, More information requested Dear Ms. Timmons: Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and Department of Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above referenced project. As a result of our review, our professional opinion is that the project area has the potential to contain archaeological resources. Identification of cultural resources during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. We request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. The survey should be provided to DAHP and the interested Tribes prior to ground disturbance. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. If any federal funds or permits are associated with this proposal, Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36 CFR 800, must be followed. This is a separate process from both the NEPA and SEPA environmental review processes and requires formal government -to -government consultation with the affected Tribes and the SHPO. Also, we appreciate receiving any correspondence or comments from concerned tribes or other parties concerning cultural resource issues that you receive. EXHIBIT 9 FULL DOCUMENT WmLABLE UPON REQUEST 11i34ai��c•tis' (.ttlr�na> I�t't3t.F,•,-;,� �,csis�asl('K, i.��.�. Archaeology • History • l:thnography INTERIM MEMORANDUM Preliminary Archaeological Assessment for the Proposed Renton Commons Project Renton Washington Stephenie Kramer, M.S. May 20, 2016 Introduction The Low Income Housing Institute (LIHI) proposes construction of the Renton Commons, a multi -family housing development at 215 S. Whitworth Avenue in downtown Renton, Washington. LIHI contracted with Willamette Cultural Resources Associates Ltd. (WillametteCRA), to conduct an archaeological assessment of the proposed project area. WillametteCRA has commenced working on the survey project; this brief memorandum summarizes current field information and progress, provides information regarding the results of archaeological background research and field survey and preliminary conclusions based on those findings, and supports the project through the City of Renton's application intake process. A full report that describes the natural and cultural setting of the project and full discussion of methods, results, conclusions, and recommendations will be forthcoming. The project site is on approximately 1/3 acre currently occupied by a single family dwelling at 215 Whitworth Avenue S., in the City of Renton, King County, Washington (Figure 1). It is a single parcel between 2"d and 3" Streets in downtown Renton (Figure 2), T23N R05E, Section 18. The eastern half of the project parcel is occupied by a single family home (parcel 7841800090), constructed in 1930 according to the King County Assessor's Office. The western half is a residential lawn and ornamental shrubs. The project as proposed would consist of demolition of the existing structure and construction of a six -story building that includes multiple residential units, common areas, classrooms, parking, and utility line upgrades. Design specifications may include a foundation that will be a structural slab 650 South Oreas St., Suite 201 Seattle, Washington 98108 206-397-1487 EXHIBIT 10 July 6, 2016 Ms. Rocale Timmons Associate Planner City of Renton 1055 South Grady Way Renton, WA98507 In future correspondence please refer to: Project Tracking Code: 2016-04-02586 Property: LUA 16-00042 5, ECF, SA -H, CU -H MOD Renton Commons Re: Archaeology - Survey Requested, More information requested Dear Ms. Timmons: Allyson Brooks Ph.D.. Director State Historic Preservotion Officer Thank you for contacting the Washington State Historic Preservation Officer (SH -PO) and Department of Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above referenced project. As a result of our review, our professional opinion is that the project area has the potential to contain archaeological resources. Identification of cultural resources during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. We request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. The survey should be provided to DAHP and the interested Tribes prior to ground disturbance. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. If any federal funds or permits are associated with this proposal, Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36 CPR 800, must be followed. This is a separate process from both the NEPA and SEPA environmental review processes and requires formal government -to -government consultation with the affected Tribes and the SHPO. Also, we appreciate receiving any correspondence or comments from concerned tribes or other parties concerning cultural resource issues that you receive. 1 We understand from the SEPA documentation that a cultural resources report may have been prepared. Please forward this report to our office so that we may review an provided comments. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Should you have any questions, please feel free to contact me. Sincerely, Gretchen Kaehler Assistant State Archaeologist, Local Governments (360) 586-3088 gretchen-kaehler@dahawa.gov cc. Laura Murphy, Archaeologist, Muckleshoot Tribe Dennis Lewarch, THPO, Suquamish Tribe Ceceile Hansen, Chair, Duwamish Tribe t`� a7'ATk it State of Washington • Department of Archaeology & Historic Preservation 4 g P.O. Box 48343 • Olympia. Washington 98504-8343 • (360) 586-3065 d www.dahp.wo.gov s _ rf�y 1889 a9 Leslie Betlach L17y�F Renton 0 Pian Number: LUA16-000425 Site Address: 215 WHITWORTH AVE 5 Plan Review Routing Slip Name: Renton Commons Description: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of 5 3rd 5t at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure, A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 44-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. Review Type. Community Services Review- Version 1 Date Assigned: 06/22/2016 Date Due: 07/06/2016 Project Manager: Rocale Timmons Environmental Impact Earth Animals Light/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental 10,000 Feet 14,000 Feet Water Energy/Natural Resources Utilities Plants Housing Transportation Land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation - Comments that impact the project including any of the Enivornmental Impacts above. Correction - Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed - I have reviewed the project and have no comments. Reviewed with Comments - 1 have reviewed the project and and I have comments entered in Recommendations _ Correction/Resubmit - I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Zf-�-�� Date Terry Flatley Plan Number: LUA16-000425 Site Address: 215 WHITWDRTH AVE S Plan Review Routing Slip Name: Renton Commons Description: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of S 3rd St at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. Review Type. Community Services Review- Version 1 Date Assigned: 06/22/2016 Date Due: 07/06/2016 Project Manager: Rocale Timmons Environmental Impact Earth Animals Light/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental 10,000 Feet 14,000 Feet Water Ener /Natural Resources Utilities Plants Housing Transportation Land/Shoreline Use lAesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation - Comments that impact the project including any of the Enivornmental Impacts above. Correction - Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed - I have reviewed the project and have no comments. Reviewed with Comments -1 have reviewed the project and and I have comments entered in Recommendations, Correction/Resubmit - I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Existing street trees: Provide tree protection fencing for remaining street trees. Vew street trees: Space trees a minimum distance of 30 feet on -center and 30 feet from street ighting. Use only the City of Renton 4 feet by 8 feet CNK style tree grates (and frames) from Olympic Nursery. Return existing tree grates to the City of Renton. Street tree species: Use only Tschonoskii Crabapple, specimen quaility, minimum caliper = 2" Signature of Director or Authorized Representative Date *£ kit, l C Eg. SIW'�C[�T NARTIVIiTd+...CC.....MUSNIS NG-01VIE . Ei€i €�......;-,..d......,.... ..M...i....4..U..r_.l. S .G M...... FFICAVIT§ F SEIRMVCE Bk Y AiiI N On the 30th day of June, 2016, 1 deposited in the mails of the United States, a sealed envelope containing Re - Notice of Application and Acceptance documents. This information was sent to: ' 1li�Rd—h"=Q15§i2�_PSC.IV 'iinV 6.EC.... (sE EtE Es�E E E .'Ey-,�x(...n Agencies See Attached Pam Derry, Tonkin Architecture Contact Low Income Housing institute Applicant James and Jeanne Tioga and Ryan Owner 300' Surrounding Properties See Attached. (Signature of Sender): STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that 5 a b r, nQ AA '� r4v.E (- signed this instrument and acknowledged it to be his/her/their free and voluntary act for mentioned in the instrument. Dated: �30. Qo1Ce Notary (Print): My appointment expires: Public in and for the State of Washington ( Tow J/4 Lk 15f "- Ea_�JRenton Commons P LUA16-000425, ECF, SA -H, CU -H, MOD template - affidavit of service by mailing �ql zo L-� AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept. ** Environmental Review Section Attn_ Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 PO Box 47703 39015 —172nd Avenue SE Olympia, WA 98504-7703 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: Laura Murphy King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division " Muckleshoot Cultural Resources Program ** Seattle District Office Environmental Planning Supervisor Attn: Erin Slaten Attn: SERA Reviewer Ms. Shirley Marroquin 39015 172nd Avenue SE PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** WDFW - Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official Gary Kriedt 355 110th Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Jalaine Madura, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 2281h St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecv.wa.gov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphvL@muckleshoot.nsn.us/ e ri n.s late n@ mu ckles hoot.nsn. u s ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: seoacenter@dnr.wa.eov template - affidavit of service by mailing Seattle, WA 98104 James and Jeanne TioRa and Ryan 3736 47th PI NE Seattle, WA 98105 7200054 7841800135 1726100000 ATESER REMZI G SR CHURCH IN RENTON COMPASS HOUSING ALLIANCE 222 SHATTUCK AVE S 15619 156TH PL SE 77 S WASHINGTON ST RENTON, WA 98057 RENTON, WA 98058 SEATTLE, WA 98104 7841800065 7200060 7200184 COOLEY D B J LLC FACILITIES & OPERATIONS CTR FAITH TEMPLE COMMUNITY CHUR P O BOX 272 300 SW 7TH ST 300 S 3RD ST RENTON, WA 98057 RENTON, WA 98055 RENTON, WA 98057 7841800105 7841800115 7200172 HARAMBEE CHURCH HARAMBEE CHURCH Current Tenant 316 S 3RD ST 316 S 3RD ST 211 Shattuck Ave S APT A10 RENTON, WA 98055 RENTON, WA 98055 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT A5 211 Shattuck Ave S APT A8 211 Shattuck Ave S APT B9 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT Al2 211 Shattuck Ave S APT A16 211 Shattuck Ave S APT 611 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT B1 211 Shattuck Ave S APT B8 211 Shattuck Ave S APT B6 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT A11 211 Shattuck Ave S APT B15 211 Shattuck Ave S APT A14 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT A9 211 Shattuck Ave S APT A6 211 Shattuck Ave S APT A15 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT B16 211 Shattuck Ave S APT A4 211 Shattuck Ave S APT B10 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT 812 211 Shattuck Ave S APT B13 211 Shattuck Ave S APT B7 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant KENDALL JEFF Current Tenant 211 Shattuck Ave S APT C16 PO BOX 1452 211 Shattuck Ave S APT B2 Renton, WA 98057 BELLEVUE, WA 98009 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT B4 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT Al Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT B14 Renton, WA 98057 7841300020 MW SONS OF HAITI GRAND LODG 301 S 3RD ST RENTON, WA 98057 7841800155 NGUYEN PHUONG T+TME-UYEN T 4302 S 150TH ST TUKWILA, WA 98188 7841300005 S 3RD ST PROFESSIONAL BLDG 319S3RD ST RENTON, WA 98055 7841800180 SALVATION ARMY THE PO BOX 9219 SEATTLE, WA 98109 7841300015 SWEENCO LLC 315S3RD ST RENTON, WA 98055 7200172 Current Tenant 211 Shattuck Ave S APT A13 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT B3 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT B5 Renton, WA 98057 7841300020 MW SONS OF HAITI GRAND LODG 301S3RD ST RENTON, WA 98057 7841800155 NGUYEN PHUONG T+THE-UYEN T 4302 S 150TH ST TUKWILA, WA 98188 7200119 SAFEWAY INC STORE 1563 1371 OAKLAND BLVD STE 200 WALNUT CREEK, CA 94596 7200188 SEATTLE CITY OF SPU-WTR PO BOX 34018 SEATTLE, WA 98124 7841800090 TJOA JAM ES+J EANNE RYAN 3736 47TH PL NE SEATTLE, WA 98105 7200172 Current Tenant 211 Shattuck Ave S APT A7 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT A3 Renton, WA 98057 7841800140 LOCKHART CRI LLION AND EDNA 11211 AUBURN AV S SEATTLE, WA 98178 7841300020 MW SONS OF HAITI GRAND LODG 301S3RD ST RENTON, WA 98057 1726100000 NORTHWEST WA SYNOD 5519 PHINNEY AVE N SEATTLE, WA 98103 7841800165 SALVATION ARMY PO BOX 9219 SEATTLE, WA 98109 7840800020 SOUTH THIRD ST ASSC 413 S THIRD ST RENTON, WA 98055 7841800125 TRAN KIM -HIEN 56015 RYAN ST SEATTLE, WA 98178 7200115 7840800030 7840800035 WASHINGTON FEDERAL WONDERFUL PROPERTIES LLC AN WONDERFUL PROPERTIES LLC AN 425 PIKE ST 302 WHITWORTH AVE S 405 S 3rd St SEATTLE, WA 98101 RENTON, WA 98055 Renton, WA 98057 7841800085 7841800085 7841800085 WORLD ASSOCIATION FOR CHILD Current Tenant Current Tenant PO BOX 88948 319 S 2nd St 309 S 2nd St SEATTLE, WA 98138 Renton, WA 98057 Renton, WA 98057 7841800085 7841800085 7841800085 Current Tenant Current Tenant Current Tenant 305 S 2nd St 315 S 2nd St 305 S 2nd St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7841800085 7841800085 7841800085 Current Tenant Current Tenant Current Tenant 321 S 2nd St 319 S 2nd St 309 S 2nd St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7841800085 7841800085 1726100000 Current Tenant Current Tenant Current Tenant 321 S 2nd St 315 S 2nd St 419 S 2nd St Suite 3 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 1726100000 Current Tenant 419 S 2nd St Suite 1 Renton, WA 98057 CITY OF 00 -nn& 0 RE -NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS -M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF RE- NOTICE OF APPLICATION: June 30, 2016 LAND USE NUMBER: LUA16-000425, ECF, 5A -H, CU -H, MOD PROJECT NAME: Renton Commons PROJECT DESCRIPTION. -The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental'SEPA' Review, and three modifications for the construction of a 6 -story building containing 48 affordable multi -family residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of S 3rd St at 215 Whitworth Ave S_ Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. Atotal of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. PROJECT LOCATION: 215 Whitworth Ave S OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project_ Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS -M process to give notice that a DNS -M is likely to be issued. Comment periods for the project and the proposed DN5-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- significance -Mitigated (DNS -M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14 -day appeal period will follow the issuance of the DNS -M. PERMIT APPLICATION DATE: June 9, 2016 NOTICE OF COMPLETE APPLICATION: lune 22, 2016 APPLICANT/PROJECT CONTACT PERSON: Pamela Derry, Tonkin Architecture/ 204 First Avenue 5, Seattle, wA 98104/ 206-624-7880/ Pam Otonkina rchitecture.com Permits/Review Requested. Environmental (SEPA) Review, Site Plan Review -ii, Conditional Use -H, Modification Other Permits which may be required: Building Permit, Construction Permit, Fire Permit Requested Studies: Arborist's Report, Archaeology Study, Drainage Report Geotechnicai Report, Traffic Impact Statement Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hail, 1055 South Grady Way, Renton, WA 98057 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Renton Commons/LUA16-000425, ECF, SA -H, CU -H, MOD NAME: MAILING ADDRESS: TELEPHONE NO.: City/State/Zip: ----,��Rent `: , PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for August 16, 2016 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated COMP -CMU an the City of Renton Comprehensive Land Use Map and CD, DESIGN -A on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City s SEPA ordinance, RMC 4-2-120A, RMC4- 3-100, RMC 4-4, RMC4-9 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ Geotechnical recommendations, included in the provided report, shall be followed. Comments an the above application must be submitted in writing to Rocale Timmons, Senior Planner, CED— Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on July 14, 2016. This matter is also tentatively scheduled for a public hearing on August 16, 2016, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons a0rentonwa.gov 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 on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 5o. Grady Way, Renton, WA 98057. Name/File No.: Renton Comm ons/LUA16-000425, ECF, SA -H, CU -H, MOD NAME: MAILING ADDRESS: City/State/Zip: Denis Law �li Mayor - _ ICY t. Community & Economic Development Department June 30, 2016 C.E."ChipNincent,Administrator Pamela Derry Tonkin Architecture 204 First Ave S Seattle, WA 98104 Subject: Re -Notice of Complete Application Renton Commons, LUA16-000425, ECF, SA -H, CU -H, MOD Dear Ms. Derry: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on July 18, 2016. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on August 16, 2016 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, G/1Ld?tI„� Rocale Timmons Senior Planner cc: Low Income Housing Institute / Owner(s) Renton City Hall - 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov `n `�. E - f -' E €�/R'�( AS ■t VVy'cp` 4x`« F f E ....... E.E tk € E E 6a DEP R "1VI 11t7 JF QIU1kih i G ?SUM C DEVE O MEN ' 1ANM€[�VIfaER1VlS1�111� EU€ EE AFF TEQ ERV1 E BY IVIA NG -.[.D ... y 9 € { a't as FF FsE[E� i �f On the 22nd day of June, 2016, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Agencies See Attached Pam Derry, Tonkin Architecture Contact Low Income Housing Institute Applicant James and Jeanne Tioga and Ryan Owner 300' Surrounding Properties See Attached. (Signature of Sender): STATE OF WASHINGTON ��0 #jill.�� Wig 4# COUNTY OF KING ) pw=�� oi++Ry' rJ o ,� � I certify that I know or have satisfactory evidence that ��' �''r"� pue�,r1= signed this instrument and acknowledged it to be his/her/their free and voluntary act f4f t ``'u, -a? ,p ses mentioned in the instrument. p##5� P z Dated: 22, 20/(�, N Notary (Print): �v My appointment expires: Al P�*i tir:Renton Commons d yx T)" template - affidavit of service by mailing Public in and for the State of Washington AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept. ** Environmental Review Section Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 PO Box 47703 39015 —172nd Avenue SE Olympia, WA 98504-7703 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: Laura Murphy King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * ICC Wastewater Treatment Division * Muckleshoot Cultural Resources Program ** Seattle District Office Environmental Planning Supervisor Attn: Erin Slaten Attn. SEPA Reviewer Ms. Shirley Marroquin 39015 172"d Avenue SE PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** WDFW - Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official Gary Kriedt 355110th Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Jalaine Madura, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 2281h St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: senaunit@ecv.wa.eov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept, are emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us/ L.aura.mur h muckleshoot.nsn.usI erinslaten@ muckles hoot. nsn.us ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: seoacentert@dnr.wa.gov template - affidavit of service by mailing ...._.__........... ff-€ s4F E€EE t{E Ei FrE €E "' Low Income Housing Institute 2407 First Ave Seattle, WA 98121 ......,.....1E€IIIIIiEEE€EESe66 ori, James and Jeanne Tioga and Rvan 3736 47th PI NE Seattle, WA 98105 -€EE„E ..::.. .......€3..,EEt ........._�Sf,:Ef„�,� .................. . PAM DERRY TONKIN ARCHITECTURE 204 First Ave S Seattle, WA 98104 7200172 Current Tenant 211 Shattuck Ave S APT C16 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT B4 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT Al Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT B14 Renton, WA 98057 7841300020 MW SONS OF HAITI GRAND LODG 301S3RD ST RENTON, WA 98057 7841800155 NGUYEN PHUONG T+THE-UYEN T 4302 S 150TH ST TU KW ILA, WA 98188 7841300005 S 3RD ST PROFESSIONAL BLDG 319S3RD ST RENTON, WA 98055 7841800180 SALVATION ARMY THE PO BOX 9219 SEATTLE, WA 98109 7841300015 SWEENCO LLC 315S3RD ST RENTON, WA 98055 7200172 KENDALLJEFF PO BOX 1452 BELLEVUE, WA 98009 7200172 Current Tenant 211 Shattuck Ave S APT A13 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT B3 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave 5 APT B5 Renton, WA 98057 7841300020 MW SONS OF HAITI GRAND LODG 301S3RD ST RENTON, WA 98057 7841800155 NGUYEN PHUONG T+THE-UYEN T 4302 S 150TH ST TUKWILA, WA 98188 7200119 SAFEWAY INC STORE 1563 1371 OAKLAND BLVD STE 200 WALNUT CREEK, CA 94596 7200188 SEATTLE CITY OF SPU-WTR PO BOX 34018 SEATTLE, WA 98124 7841800090 TJOAJAMES+JEANNE RYAN 3736 47TH PL NE SEATTLE, WA 98105 � Y r 7200172 Current Tenant 211 Shattuck Ave S APT B2 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave 5 APT A7 Renton, WA 98057 7200172 Current Tenant 211 Shattuck Ave S APT A3 Renton, WA 98057 7841800140 LOCKHART CRILLION AND EDNA 11211 AUBURN AV S SEATTLE, WA 98178 7841300020 MW SONS OF HAITI GRAND LODG 301 S 3RD ST RENTON, WA 98057 1726100000 NORTHWEST WA SYNOD 5519 PHINNEY AVE N SEATTLE, WA 98103 7841800165 SALVATION ARMY PO BOX 9219 SEATTLE, WA 98109 7840800020 SOUTH THIRD ST ASSC 413STHIRD ST RENTON, WA 98055 7841800125 TRAN KIM -HIEN 5601 S RYAN ST SEATTLE, WA 98178 7200115 7840800030 7840800035 WASHINGTON FEDERAL WONDERFUL PROPERTIES LLC AN WONDERFUL PROPERTIES LLC AN 425 PIKE ST 302 WHITWORTH AVE S 405 S 3rd St SEATTLE, WA 98101 RENTON, WA 98055 Renton, WA 98057 7841800085 7841800085 WORLD ASSOCIATION FOR CHILD Current Tenant PO BOJ( 88948 319 S 2nd St SEATTLE, WA 98138 Renton, WA 98057 7841800085 7841800085 Current Tenant Current Tenant 305 S 2nd St 315 S 2nd St Renton, WA 98057 Renton, WA 98057 7841800085 7841800085 Current Tenant Current Tenant 321 S 2nd St 319 S 2nd St Renton, WA 98057 Renton, WA 98057 7841800085 7841800085 Current Tenant Current Tenant 321S2nd St 315S2nd St Renton, WA 98057 Renton, WA 98057 1726100000 Current Tenant 419 S. 2nd St Suite 1 Renton, WA 98057 7841800085 Current Tenant 309 S 2nd St Renton, WA 98057 7841800085 Current Tenant 305 S 2nd St Renton, WA 98057 7841800085 Current Tenant 309 S 2nd St Renton, WA 98057 1726100000 Current Tenant 419 S 2nd St Suite 3 Renton, WA 98057 7200054 7841800135 1726100000 ATESER REMZI G SR CHURCH IN RENTON COMPASS HOUSING ALLIANCE 222 SHATTUCK AVE S 15619 156TH PL SE 77 S WASHINGTON ST RENTON, WA 98057 RENTON, WA 98058 SEATTLE, WA 98104 7841800065 7200060 7200184 COOLEY D B J LLC FACILITIES & OPERATIONS CTR FAITH TEMPLE COMMUNITY CHUR P 0 SOX 272 300 SW 7TH ST 300 S 3RD ST RENTON, WA 98057 RENTON, WA 98055 RENTON, WA 98057 7841800105 7841800115 7200172 HARAMBEE CHURCH HARAMSEE CHURCH Current Tenant 316 S 3RD ST 316 S 3RD ST 211 Shattuck Ave S APT A10 RENTON, WA 98055 RENTON, WA 98055 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT A5 211 Shattuck Ave S APT A8 211 Shattuck Ave S APT B9 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT Al2 211 Shattuck Ave S APT A16 211 Shattuck Ave S APT 1311 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT 81 211 Shattuck Ave S APT B8 211 Shattuck Ave S APT B6 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT A11 211 Shattuck Ave S APT B15 211 Shattuck Ave S APT A14 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT A9 211 Shattuck Ave S APT A6 211 Shattuck Ave S APT A15 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT B16 211 Shattuck Ave S APT A4 211 Shattuck Ave S APT B10 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7200172 7200172 7200172 Current Tenant Current Tenant Current Tenant 211 Shattuck Ave S APT B12 211 Shattuck Ave S APT B13 211 Shattuck Ave S APT B7 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 CITY OF Renton 0 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) ApPllntip I has biro f—and xc ,d with Nepart Nr Department .1 io,nm,:n�Ir&Eronom:0erelopmem Eo7s'ep:anninE 0.visien of the cry of Rmsan. Tne fpllow�ng briepy tlemribes Nc apP`;sal;a:: +,d the :,rcrasa.y DATE aF NGTICE Of APPLICATIDN'. j"22x 2C16 IPNG US£ NVM9tR. I..A] F pn:JTS. iC%, Sn.N. fu -r, MCD pi,oACT"AME: Reran. Cp+ PRCACT DESCRIPTION: of u:: 11 o r sing, ti si:+tor, 11 orN tebr�pma, 15 Iwc be:rooms. and Slh+er bel, Vom emsv Sasu:cs are c:acc.er. PRGa6CT LGCAl-oN ?IS:N--hA.eS OPTIONAL DETEAMINAT:oN DF NON SlGNIFIGNCf. MIri—to IONS MI_ As the Lead g Aly tea City a R 'h as r er a sia: "g6f an: Inv ronmental mCans are pill Eery :a result I— the m_pcsed pr,". rhrrafnm, as .nAleu wider ll, R[w a5 ?I [ 11rJ. Ine 11, al Renton is using Yee Optbnal DN5 M prp[e:hat a GNS M11 :s I:Fe'v :e lr. »urJ Cemmerrt penoJs rvr the nrn�1:I and -he prlp—d D.nS-M are ,ntegraled rip a single nt periptl. There will :e ',p :prone:,: prri�d r_Ilc".':ng Ihr :a,lancr of the Thmsho d 6— mination eI Vem 5 gnif<asae Misigan2lDN$ Mj Th:s may be she only apxnl:,::ly Ip w,r.rne,:.,r ire .....nmen:al mPactt o! Me prepesa- 0.iA y Beal'-dx.l', f.VE Y:e'issua— pl ,he CNSM WAMIT Ap CATKIN DAIS: .une 9,]016 10T:CE 4a rr1MRLFTE ARPLI—I"I :1"111 .OIL APPLICANT(PRDIECTCGNTA PER50N. PamrU Detry,lo"a;nn.an;'�-rsure7loA lirsr A.enve 5, wank, rn 99lOdJ 206Gx4TLLG/ Wmfilta+kirvamhtntvre. tam PnmblRevrr Reepe d Finannmem+l lSEpAl Renew, six Plan Aui.w Il, Condhlpml Uro-rv, Mpd,f alio" tuner Permswni[h mayGrcgniretl: Blinding Pe t' Cor-n—i"Prrmis, Fire Permit c[�¢.kd 5tpek.- n,bmisrs Report. nrcnaeRFp2y study, Drainage Repan G.—chnleal epp , TraKc Impatg SUtemem :en There appf arien may ae renewee- s e1 Lemmun,ry A Ell—k aer.l,spm.nt (CEDI - P11IM19 -11, Floc, Renron List pall, LOSS 5oush GndY WaY. Resrtan. WA 9FD5} POELIC NEARING. `Lbhc Manna, s:sus ,eelxxretlSIgtl'r4 1st A4341gb r t,:e °.e::1u:: a.inA min Ell,sA Cha mbe:s v 11 EO am onthe ?11 t l of Ren:nn[nv Nall:n:are1+:1:155 south r..raey v If yo i wenn IA¢ :o b¢ m.m¢ d wrtr of mini" I:. rn.-e,.e IL111er ,nbrmar:on nn this 11e1m d rreill, complere th,s Ip.m1,:3:ew,:,1.Car.d �'e�ne ,, CfG-n a"::"g T'+f:or ILHSS Gr,:Jv ". rte", V.a 3R'I5. Name -File 4:. :E �15. (C.- SA S. Ed I,. NCI] -E MAILING ADDRESS tTyrSa:ei,:p t.. -v PNUN• rvU sr OF Re ton e EnrvsrsrENCY evERvmw sacs,:.,,Paeontn Enyu �n lee n}p; ar,I„1n�rprere,:.,,e xnn;.rgluna use aP,e�M1,at,,,,e ta. oes:en.A �e ;r.e or/s?ens.; M:u nnl Dpmmmt:wL ,IyrA, ner, :,: t.m,ate Mprepared P,niea. n. rp ., ..� pevclapmens Rrt"Iasipns Ia Ge s,,blecl to lnr[ny's Sk pA artli,a =s¢. RMC 4-2 lxlrA, RM' Osed For Proi.ct Mlr;gasipn: Ra ::11c:w RMLA9 air usher ap Pr'ean!e cpess are regcicron; a; 11t RMC 4-4. nJp:p C"are ere fallowing Mrtgano„ Mrawres wIn l,kely be :m.Pcsed a,: Ine aur:„^e PmCrsed Ml[iLal;on Meawrr.- These lrtrmmendeJM:tigatwn Measlres +JJ'ess p_n:,moa[:s:wt prol[cs u,fes art re t lwve .e. red L'1ns:'^gc g,,unam as r: ena • Geotechnical recommendations, included in the provided report staff be followed. [ommenU Pn see abpre appl;rnUn mvsr M wbmdted in._9 so Rpcak Tlmmans. Srn,or Planner, CED - Planning GivUlan, LG55 S_In Grady W+r R.mo_, wn 9®D'T. br S,DD PM m Jury 5. 2014 TNs matter is also unvtivelr sthedured for a pvb;r Ma t o” Aurysl 16, 20sG, n L3 up am, C[I.ncn Lhamberr 5nenN Neer, Renton Lily Hea, r0555pvtn GladY'A'ay Rmp euar rvleresreE.na:te:dlnErhe,I,e.nng Please rotlxE 1SeV lnrc'n8 �'h'iSi SFPA •fie hca,"rge nos nulr bP'nheeheara:uk! Eat lalSt Y]a`6 p'rR,:n¢adlpege,rling t,e+P r epnsal - lore see Celrrminalivn, v may s[,I'. appear art Ran presen m be made a Varry of recem and •ecene Nearing =a mneru .F you "a•1 quesrpns aba,,s this pmrFsal, or n s a verse ¢,ro subnits wrnser scr mints +rill addViu„v1 ,nlo:maLp" by m.a A, 1¢ase cprRacr me prp;evt manager' a r,Inma, Lally be[pne a pa^f p''cLord and wni'.e ncl:fied pI am decis-pn on Inas Pralecs CONTACT PERSON: Roi Timmans, Senior Kanner; TRI: {4251 410-7219; Erni: rtjmrnanS[dreritOnwa-90v PLEASE tNCLUDE THE PROFECT NUMBER WHEN CALONG FOR PROPER FILE IDENTIFICATION CERTIFICATION hereby certify that copies of the above document were posted in conspicuous places or nearby the described property on Cezjr i� Date: Signed:,) STATE OF WASHINGTON } 1� SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that o f, signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ,,.:�tt�tilylll! Dated: Y F'C} r CICO, Notary P in and for the State of Washington Notary (Print): 7 % 6 4p -- � a L' _1 W �r< � ',. 9 ? i4o ,ply appointment expires: P otsH�� ao t� �— Denis Law Mayor June 22, 2016 Pamela Derry Tonkin Architecture 204 First Ave S Seattle, WA 98104 a diuh* r) Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Renton Commons, LUA16-000425, ECF, SA -H, CU -H, MOD Dear Ms. Derry: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on July 18, 2016. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on August 16, 2016 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, rlf�utLdr� Rocale Timmons Senior Planner cc: Low Income Housing Institute / owner(s) Renton City Hall • 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov 'Renton O NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: June 22, 2016 LAND USE NUMBER: LUA16-000425, ECF, 5A -H, CLI -H, MOD PROJECT NAME: Renton Commons PROJECT DESCRIPTION: 46 -units of affordable housing; 12 studios, 14 one -bedrooms, 15 two - bedrooms, and 5 three-bedroom units. 5 stories are proposed, PROJECT LOCATION: 215 Whitworth Ave S OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS -M process to give notice that a DNS -M is likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- significance -Mitigated (DNS -M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14 -day appeal period will follow the issuance of the DNS -M. PERMIT APPLICATION DATE: June 9, 2016 NOTICE OF COMPLETE APPLICATION: June 22, 2016 APPLICANT/PROJECT CONTACT PERSON: Pamela Derry, Tonkin Architecture/ 204 First Avenue 5, Seattle, wA 98104/ 206-624-7880/ pam@tonkinarchitecture.com Permits/Review Requested: Environmental (SEPA) Review, Site Plan Review -H, Conditional Use -H, Modification Other Permits which may be required: Building Permit, Construction Permit, Fire Permit Requested Studies: Arborist's Report, Archaeology Study, Drainage Report Geotechnical Report, traffic Impact Statement Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: Public hearing is tentatively scheduled for Aulzust 10-2016 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No-: Renton Commons/LUA16-000425, ECF, SA -H, CU -H, MOD NAME: MAILING ADDRESS: City/State/Zip: TELEPHONE NO.: N011V:)lJllN3al 3113 kf3dOad UO3 9NIIIV:) N3HM 2138Wf1N 1a3roUd 3H13anl:)Nl 3SV31d AOS'2MUOjua.J@n Suowwrja :IW3 f6ZZL-OEb (SZb) W1 flOuuetd JOivaS 'SUOWWI-L aleDOH :NOSM3d 1:)V1NOJ .jDafoid slgl uo uo!s!:)ap Aue jo paylou aq !!!m pun paoDai jo Awed e awoaaq A!leagewolne illm sluawwoa uajj!1m sliwgns oqm auaAuy •Ja3euew jDafoid aqj laeluoa aspald 'flew Aq uollewjoju! leuo1l!ppe anlaaaJ pup pioDai jo Alied e apew aq of gslm Jo 'lesodoid slgl jnoge suoilsanb aneq noA j! 'Jaulwpx3 8uueaH aqj ajojaq lesodojd aqj RulpjOaj sluawwo:) inoA juasaid pup 23ulaeaq aqj le aeadde l!!ls Aew noA `uoileulwaajaq 'dd3s aql jo aauenssi aqj 2urmo!!aj '8L59-OEb (SZb) le palnpagasaj uaaq lou seq 'dulaeaq aql legl ainsua 01 uolslAlQ �3uluueld aqj laeluoa aseald '2uljeaq aqj Buipualle ui palsa.ialul aae noA jl uoluad 'AeM Apejo klnoS SSO[ !!eH AID uojuaa 'Jao! j gjuanas 'sJagwe43 1l3uno3 'we 00=TT je '9TOZ '91 jsnOny uo $uueaq ailgnd a aoj pafnpagas Alanllejual osle sl jallew sigl -91OZ '9 Alnf uo Wd 00:S Aq 'LSOS6 11M 'uolua)d 'AeM ApejE) gjnoS SSOT 'ualslnld Juiuueld — OD 'aauueld aoluaS'suowwll aleaoa a; 2ugl.im ui palllwgns aq jsnw uoileaildde anoge agj uo sluawwo:) •pamollof aq lim4s "ijodai pap!noid ay; ul papnpW 'suor;apuawwwai lb3lug3a4oa_q 'anoge paha w suoileln0ai pun sapoa Suljslxa Aq paaanoo jou slaedwi jDafoid ssa.ippe sainseaN uopeSpIn papuawwouaa asagl 'j3afoid pasodoid aql uo pasodwi aq Alal!l !!lm sainspaW uoljPslj!W flulmolloj aql -aleladoadde se suollelndai pup sapoa algeaildde jaglo pup 6-toWd '6-b SWM 'ooT-E -bJWH 'VOZT-Z-b JWa 'aaueulpJo Vd3S s,AI!D aqj of 1:)afgns aq ll!M jaafo.id aql lsliA3@q:) (b'd3S) IpjuawuoJlnu3 •deal 2ufuoZ s,Al!:) aqj uo d-NOIS3(3 'a) pup deal asl3 pue3 aAisuagajdwo3 uoluaU jo Alli ag1 uo nVY:)-dW07 pajeu2±sap sl al!s laafgns agj, v u0jua =10 A117 --Nd :sainseaW uollje2lj!W pasodoJd :uol;e51MY Pafoad a03 past suollelnZaa juawdolanaO :uafad posodOJd ayj alenleA3 ;eql sluawn3OO le;uawuuJlnu3 :ash puei/suiuoz :M3lAH3AO A:)N3ISISNO:) CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation Proposed Mitigation Measures: CITY OF Re ton C) The subject site is designated COMP -CMV on the City of Renton Comprehensive Land Use Map and CD, DESIGN -A on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120A, RMC4- 3-100, RMC 4-4, RiVIC4-9 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ Geotechnical recommendations, included in the provided report, shall be followed. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on July 6, 2016. This matter is also tentatively scheduled for a public hearing on August 16, 2016, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. if you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION City of Seattle Seattle Public Utilities September 1, 2016 Ms. Rocale Timmons City of Renton - Current Planning Senior Planner 1055 South Grady Way Renton, WA 98057 rt."m;3l"on's_cNentan a.. c v Re: Renton Commons 215 Whitworth Avenue South, Renton WA. LUA 16-000425 Dear Ms. Timmons, On behalf of Seattle Public Utilities, we would like to confirm that the sponsor and developer of Renton Commons, the Low Income Housing Institute, Managing Member of Renton Commons LLC, has applied to lease three additional parking spaces beyond the code required parking that is accommodated on site. These spaces would be available for their staff parking attendant to the property management and services staff who work daily at the future development. They have applied to SPU for these spaces in our Right -of -Way adjacent to their site to the north, and have paid the permit fee for this opportunity. We expect to offer these spaces to them at our lease -rate to be determined in the future as they near completion of their project. The Low Income Housing Institute recently affirmed their continued interest in securing these spaces and we look forward to working with them to affect this outcome. Bob Gambill is the Sr. Real Property Agent assigned to work with Low Income Housing Institute on this request. He can be reached at 206-684-5969, or (a€t.�,rYl,ill ci�sa� qtr. ThanA you. Judith L. Cross Director, Facilities and Real Property Services Melina Thung, Interim Director Tel (2 06) 684-5851 Seattle Public Utilities Fax (206) 684-4631. PD Box 34018 TDD (206) 233-7241 Seattle, WA 98124-4018 City of Y'��. k ��Rxo Determination of Consistency with Renton's CitV Center Community Plan I certify that the proposed project, as referenced below, is located in a specific geographic area that is targeted by Renton for affordable housing. The project is consistent with, and responsive to, local housing needs in Renton's current, approved City Center Community Plan (2011). Specifically, the proposed project responds to the following goals and strategies of the community plan: Goal #4 — Protect and enhance the residential neighborhoods in the City Center; Strategy 4.8.2 — Continue to provide the full range of human services to meet the needs of all members of the community; and Strategy 4.8.4 — Continue to support and promote a diverse population in the City Center. Project Name: Renton Commons Project Sponsor: Low Income Housing Institute (LIHI) Proiect Owner: Renton Commons LLC of which LIHI will be the managing member or general partner Project Description: This is a 48 unit project with 24 units affordable to households with incomes at 30% AMI and 23 units affordable to households with incomes at 50% AMI, and one manager's unit. 36 units will be set aside for homeless households and 14 of those will be for homeless veterans and their families. Fund Application: Washington State Housing Finance Commission Washington State Housing Trust Fund King County Housing Finance Program Construction Financing Certif in P, Jurisdiction: City of Renton, Washington Certifying Official: C. E. "Chip" Vincent Title: Community & Economic Development Administrator, City of Renton Signature: , Date: August 24, 2016 Certification Period: This certification is good through 2018. Dents Law Mayor August 31, 2016 Pam Derry Tonkin Architecture 204 First Av 5 Seattle, WA 98104 City of� NIV City Clerk -Jason A. Seth, CMC Subject: Hearing Examiner's Final Decision RE: Renton Commons—Conditional Use (LUA-16-000425) Dear Ms. Derry: The City of Renton's Hearing Examiner has issued a Final Decision dated August 30, 2016. This document is immediately available: • Electronically online at the City of Renton City Clerk Division website at www.rentanwa.gov/cityclerk. Click the "Hearing Examiner Decisions" link on the right side of the screen located under the section titled, "Helpful Links." The Hearing Examiner Decisions are filed by year and then alphabetical order by project name. • To be viewed at the City Clerk's office on the 711 floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.40, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. 1055 South Grady Way -Renton, Washington 98057 - (425)430-6510/ Fax (425) 430-6516 - rentonwa.gov RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or mgregor@rentonwa.gov. Thank you. Sincerely, t Megan Gregor, CMC Deputy City Cleric cc: Hearing Examiner Rocale Timmons, Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Julia Medtegian, City Council Liaison Parties of Record (7) August 31, 2016 CERTIFICATE OF MAILING STATE OF WASHINGTON ) COUNTY OF KING ) MEGAN GREGOR, Deputy City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 31st day of August, 2016, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the HEX's Final Decision for Renton Commons Conditional Use (LUA-16-000425) to the attached parties of record. Wgdn Gregor, CMC, Deputy City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 31s,AiWqhAugust, 2016. INN .,,R., Cynthia R. MoKa Notary Public in and for the State of Washingfq� Residing in Renton My Commission expires: 8/27/2018 Low Income Housing Institute 2407 First Ave Seattle, WA 98121 James and Jeanne Tioj�a and Ryan 3736 47th PI NE Seattle, WA 98105 PAM DERRY TONKIN ARCHITECTURE 204 First Ave S Seattle, WA 98104 DAVID PROFF WACAP WORLD ASSN CHILD/PARENT PO BOX 88948 Seattle, WA 98138-2948 Jim Billheimer The Church in Renton 15619 156th PI SE Renton, WA 98058 RoPerShands Compass Housing Group 419 5 2nd St, Ste 4 Renton, WA 98057 Gretchen Kaehler State of Wa, Dept. of Archaeology PO Box 48343 Olvmoia, WA 98504 Kris Koruna 5454 30th Ave SW Seattle, WA 98126 CD R. �CD cr y o. O CD CD ca � =. CD ti 0 0 C o yn0� � a Gtr :{ ET "- Y ;X'aOo n a c _ m n CL s�io o af6c 7 y crD PC =n -<y o 3 d a �. w », ,'"- �'. 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Z Q y o vm—, K � v—i ? a . a Vi �' c_ s ^. a c n ¢ �- cSo Z C7 t+i N¢n °'� n rm n ��-o o n� 3 o w F ?.� rij tc n c7,..��C �� cr n ° G� `° e 3.� c 0 3oa Co c.nz mC .r=+ -1CZ o3gn.n �� ...� =iT o' o x =a,,,3 n a �'e_.z eae7��'�O v ry n a F �c d S -a � �� y- 77 �r'nO 4� s70 oon " 3 p Aro °. �m n X70 �yl."n o ooh 9''s r7 -w eo .Cw. a CI7ro Q�'op _-o C �.� �"" [�7�M m� bo y.n '=o�� a 3'� a n ,, o c� °- 3 �n tfZ- ZC mEF a �'� a c f i �G ❑ e n� a2 c n o �v '�7 m, m oz-.� ChM 3 AX a�n �,3' he A don �w� R� X �n 1,x-4 a app i n w 7 fl e o=ff o�ou�O a n+n en n n y o o �C�[�7• �' ov r� y Q�� $� X3'5'1 go n n " M a 7�tlo � tla Ua n 0 0a 1 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Renton Commons Conditional Use, Modifications LUA 16-000425, MOD } } Site Plan and Street} } ECF, SA -H, CU -H,} } SUMMARY FINAL DECISION The applicant has applied for a conditional use permit, site plan approval and three development standard modifications for the construction of a 6 -story building containing 48 affordable housing multi -family residential units. The applications are approved subject to conditions. TESTIMONY Rocale Timmons, Senior Planner for City of Renton, summarized the proposal. Eric Blank, Senior Architect/Design Manager for the applicant, requested revisions to four of the staff recommended conditions of approval. Condition No. 5 requires a joint parking agreement, but SPU is the decision maker so it's not entirely within the applicant's control. Given the City's concerns with the gazebo the applicant will simply be removing the gazebo from its proposal, so Condition No. 13, requiring relocation of the gazebo, is no longer necessary. Condition No. 15, requiring 12 -foot windows, may not be achievable because mechanical features that should be obscured are located above ten feet. The applicant is working with staff on this issue and believes that an additional half to one foot or so of height from the proposed ten feet would be possible, but not the entire 12 -foot required in the condition. Condition No. 20, requiring relocation of the bicycle racks, can be achieved to the extent that removal of the northern bike racks is concerned. There is still exterior bike parking to the south, CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 1 2 4 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 which is covered. The applicant will endeavor to the extent possible to replace the lost parking spaces to the north into the parking garage, but space in the garage is limited'. Robin Amadon, Housing Development Director of the applicant, noted that the shared parking agreement has been agreed upon, but that it's just not clear when the agreement will be finally executed. Ms. Timmons made some suggested revisions to the conditions to accommodate the concerns of the applicant. For Condition No. 5, she noted that it should provide its applicable to "any" off-site parking stalls as opposed to "those" parking stalls and that the deadline for submission of the agreement should be prior to occupancy as opposed to building permit approval. On Condition 15, strike the portion that requires "no less than 12 feet" and just require additional height. EXHIBITS The August 16, 2016 Staff Report Exhibits 1-16 identified at Page 2 of the staff report were admitted into the record during the hearing. The staff power point presentation was admitted as Exhibit 17. FINDINGS OF FACT Procedural: 1. Applicant. Low Income Housing Institute. 2. Hearing. A hearing was held on the application on August 16, 2016 at 11:00 am in the City of Renton Council Chambers. 3. Project Descrintion. The applicant has applied for a conditional use permit, site plan approval and three street modifications for the construction of a 6 -story building containing 48 affordable housing multi -family residential units. The building would have an average height of 71 feet. The 0.32 acre project site is located on the west side of Whitworth Ave S, just north of S 3rd St, at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S. A total of 12 parking spaces would be provided within the structure. ' The applicant did not identify what, if any, revisions he would like to see made to Condition No_ 20. Since the number of bicycle parking spaces required of the proposal can't be changed without an approved modification, Condition No. 20 cannot be revised to reduce the number of bicycle parking spaces. If the applicant doesn't have room in the parking garage to accommodate the bicycles, the applicant will have to relocated them elsewhere_ CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 2 2 3 4 5 6 7 8 E 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The following three development modifications are being requested for the project: RMC Code Required Standard Requested Modification Citation RMC 4-6-060F 12 -foot sidewalk, street trees (4 -foot Elimination of the 5 -foot wide Street Standards x 8 -foot grates) behind the curb, and bicycle lane. street lighting meeting City's arterial street lighting levels. Additionally, a 5 -foot wide bike lane is required. RMC 4-4-080F, Based on the proposed use, a The applicant is proposing a total Parking, Loading, minimum 24 interior bicycle of 24 bicycle parking spaces and Driveway parking spaces would be required. within four exterior bike racks. Regulations RMC 4-4-090, There shall be at least one deposit The proposal includes a single Refuse and area/collection point for every thirty refuse/recycle storage area. Recyciables dwelling units. Standards 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and sewer service will be provided by the City of Renton. Off-site water main extensions will be required during engineering review to provide for adequate fire flow. B. Fire and Police. The City of Renton will provide fire and police service. Fire and police department staff have determined that existing facilities are adequate to serve the development as conditioned with the payment of fire impact fees. C. Drainage. Public works staff have determined that the preliminary design and technical drainage review submitted by the applicant is consistent with adopted city standards. The project is required to comply with the 2009 King County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapter 1 and 2. The applicant has proposed its preliminary drainage design pursuant to the design requirements of the Surface Water Manual in its Preliminary Drainage Report, Ex. 7. The Preliminary Drainage Report proposes that stormwater runoff from the proposed improvements would be collected via roof drains, catch basins, and area drains. Runoff would be routed to a duplex pump chamber and would be discharged to the existing storm main in the SPU right-of-way to the north of the project site. Connection to the existing storm drainage system in Whitworth Ave S. is preferred over a connection to the existing storm drainage system in the SPU right-of-way. Work in the right-of-way may require CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 additional permit and coordination with Seattle Public Utilities and the City of Seattle. Therefore, a condition of this decision requires that the applicant provide the City with SPU authorization to construct infrastructure improvements within the SPU right-of-way before construction permits are issued. D. Parks/Open Space. The project site is in Design District "A" and is zoned Center Downtown, which subjects it to the open space standards of RMC 4-3-100(E). See RMC 4- 3-100(13)(1)(b)(i). RMC 4-3-100(E)(4) requires 50 square feet of open space per dwelling unit and the inclusion of at least one type of open space improvement from a list identified in RMC 4-3-100(E)(4). The applicant proposes 1,458 square feet of exterior open space and 1,169 square feet of interior community space within the building. These 2,627 square feet in open space exceeds the 2,400 square feet required by RMC 4-3-100(E)(4). Any applicable park impact fees would be assessed during building permit review. Compliance with the City's park impact fee ordinance, RMC 4-1-190, sets the standard for adequate provision for parks. E. Transportation. Public works staff have determined that the preliminary design for traffic circulation and improvements satisfies applicable city standards. The applicant submitted a Traffic Impact Analysis ("TIA") prepared by Gibson Traffic Consultants, dated April 18, 2016 (Ex. 8). The provided TIA was found by staff to meet the intent of the TIA guidelines and is generally acceptable for preliminary review. The TIA anticipates the proposed development would generate approximately 201 average daily trips with 14 new AM peak -hour trips and 19 PM peak -hour trips. Trips generated by the Renton Commons development will split 50% traveling to and from the north and 50% traveling to and from the south. The development will generate less than 10 -peak hour trips for off-site City of Renton intersections. Therefore, additional analysis of impacts to surrounding intersections is not required based on City of Renton threshold requirements. Increased traffic created by the development would be mitigated by payment of transportation impact fees. The transportation impact fee that is current at the time of building permit application will be levied. The fee currently being assessed, in 2016, is $1,923.83 per new multi -family unit. The fee is estimated at approximately $92,343.84. The fee shall be payable to the City at the time of building permit issuance. The only street frontage for the proposal is along Whitworth Ave S. RMC 4-6-060 governs development standards for street frontage. Whitworth Ave S. is classified as a residential access street. The existing right-of-way width is 60 -feet. Street improvements fronting this site would be required to include a new 12 -foot sidewalk, street trees (4 -foot x 8 -foot grates) behind the curb, and street lighting meeting City's arterial street Iighting levels. Additionally, a 5 -foot wide bike lane is required. The applicant is proposing to maintain the existing right-of-way and as a result the applicant has requested a modification to remove the 5 -foot bike lane requirement. That modification has been approved by this decision. CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 4 4 IF 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Transportation concurrency approval is not required given the proposal would have less than 20 peak hour trips. Access to the site is proposed via a single entry to the structured parking via Whitworth Ave S. Staff have determined that this arrangement provides for safe and efficient circulation. Off-site street improvements are proposed along Whitworth Ave S. which includes a new 12 -foot wide sidewalk providing linkages to the existing sidewalk network. To build the 12 -foot wide sidewalk, without modifying the alignment of the right-of-way curb, the sidewalk would encroach on to the subject site by approximately two feet. The applicant is proposing to build the sidewalk with this extension onto the property, without a right of way dedication. This would allow the full sidewalk width without modifying the curb alignment, but would also allow the upper floors of the building to overhang the sidewalk extension into the parcel. A pedestrian easement would insure that this sidewalk extension remains available to the public. Therefore, a condition of approval requires the applicant to submit a recorded pedestrian easement in sufficient width (up to 2 feet) to construct required street improvements behind the existing curb. Finally, the proposed plan does not include a suitable transition to the adjacent sidewalk north and south of the site. The transition of new sidewalk may need to be extended slightly beyond property frontage to the north and south sides and it would likely need to be field verified where the transition should occur. Therefore, a condition of approval requires the applicant to submit a revised paving plan which includes a suitable transition to the existing sidewalk, north and south of the subject property. F. Schools. Staff anticipates that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Bryn Mawr Elementary (2.1 miles from the subject site), Dimmitt Middle School (2.0 miles from the subject site), and Renton High School (0.2 miles from the subject site). Renton High School is within walking distance of the subject site while Bryn Mawr Elementary and Dimmitt Middle schools would require future students to be transported via bus. The site is surrounded by public sidewalks which facilitate safe walking conditions to Renton High School and would likely provide safe walking conditions to future bus locations. A School Impact Fee, based on new multifamily unit, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $1,385.00 per multi -family unit. G. Refuse and Recycling. RMC 4-4-090 sets the standard for adequate refuse and recycling facilities. Under this standard, a minimum of 1.5 square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit for refuse deposit areas. One deposit area/collection point is required for every 30 dwelling units. The CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 5 2 4 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 applicant proposes one 373 square foot area for refuse and recycle, which meets the area requirements. The applicant requests a modification to the multiple location requirement that is approved by this decision. H. Parkin. The City's parking standards define the adequacy of parking. The proposal complies with applicable parking standards so parking is found to be adequate. RMC 4-4- 080(F)(10)(d) requires one parking stall per four dwelling units. The applicant proposes twelve on-site parking spaces for its 48 dwelling units, which complies with the standard. The parking stalls will be located within an open surface parking garage on the west side of the property. An additional 3 -parking stalls are proposed to be secured, via a lease with SPU, in the parking area abutting the site to the north. RMC 4-4-080(F)(11)(a) requires bicycle parking spaces at the rate of one-half parking space per dwelling unit. The applicant is proposing exterior bike racks with capacity for 24 bicycles, which meets the bicycle parking standard. As noted in the Finding of Fact No. 3 the applicant is also requesting a modification to a development standard requiring bicycle parking to be located within the building. That modification request is approved by this decision. 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more specifically addressed as follows: A. Aesthetics. The proposal will not create any significant adverse aesthetic impacts. According to the staff report, the proposal will not adversely affect territorial views, shoreline views or any views of Mount Rainer. As noted previously, the project is subject to Design District "A" design guidelines, which provide detailed standards as to project design, including building materials, site configuration and transitions to adjoining uses. As detailed in the staff report, as conditioned staff have found the proposal to be consistent with these design guidelines. Further, as noted in Finding No. 25 of the staff report, there are no landscaping standards applicable to the proposal except for parking and street trees, but the applicant nonetheless has proposed a landscaping plan that provides for landscaping around three sides of the project site (the fourth being landscaped with street trees). This perimeter landscaping helps enhance the aesthetic appearance of the proposal. Since the proposal will not adversely affect view corridors, provides for extensive perimeter landscaping and is consistent with the City's detailed design standards, it is determined that the proposal will not create any significant aesthetic impacts. The proposed refuse and recycle area is located within the structure along the northwestern portion (rear) of the site to avoid making the trash room highly visible to the public. The staff report does not identify whether loading areas will be located at the facility and it is unclear whether any are proposed. The conditions of approval will require that loading areas be located, designed and screened to minimize views from surrounding properties. Similarly, the staff report doesn't identify whether roof top equipment will be visible so the conditions of approval will also require screening of the equipment, if any, as well. CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 6 2 3 4 5 6 7 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 B. Compatibility. The proposal is compatible with the mixed-use character of surrounding uses. The surrounding neighborhood is in transition with some low-rise small-scale existing buildings and a growing number of multi -story multifamily and mixed-use buildings. The existing buildings around the site include a single-family house to the west, churches to the south and east, and an office building for an international adoption agency to the north. A four-story mixed-use building, the Compass Veterans Center, is located to the northeast, diagonally across Whitworth Ave S. Renton High School is also located a block to the north. Although the proposed building would be taller than immediately surrounding buildings, the area is zoned CD and 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. C. Light and glare. The proposal is designed to prevent light spillage on adjoining properties and to avoid excessive light and glare. The applicant submitted a lighting plan and staff determined that the plan minimized light spillage and excessive light and glare. The applicant needs to provide additional lighting to ensure public safety and to comply with City light standards. According to the Police Department, due to the heavy foot and vehicle traffic in the area of the proposed building, it is expected that the covered garage will be an attractive target to auto thieves and prowlers. Additionally, the alley west of the site has historically had safety concerns. Therefore, a condition of approval requires the applicant to provide a lighting/safety plan which includes the following: lighting within the covered garage during all hours; lighting to illuminate the alley; a limited access gate for the garage; a surveillance system installed in the covered garage to help deter incidents of crime and suspicious activity; and an emergency communications device within the covered garage. Also, lights along the Whitworth Ave S. frontage are required to be replaced by pedestrian level light pole(s). It is unclear the number of poles and distance separation needed for a demonstration of compliance with required illumination levels pursuant to RMC 4-6-060(1). Therefore, a conditions of approval requires the applicant be to submit a lighting analysis demonstrating compliance with RMC 4-6-060(I)(3). D. Noise. The City's noise regulations, Chapter 8-7 RMC, sets the legislative standard for noise impacts and will adequately regulate noise by its maximum noise level standards. The project's design also minimizes noise impacts. The exterior common spaces are located adjacent to the public right-of-ways and the existing parking lot to the south, not close to adjacent buildings. There are also no occupied exterior terraces or roof decks above the ground level that could project noise over the adjacent buildings to the larger area. All noise from exterior common spaces at ground level would be limited and contained by hardscape and landscape features such as trees, canopies, trellises, and fencing. CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 7 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 E. Critical Areas and Natural Features. The only critical area or other signficant natural feature of the site is that it is located in a seismic hazard area. The impacts of building within a seismic hazard area are fully addressed in the applicant's geotechnical report, the recommendations of which are made a condition of approval. The applicant submitted a Geotechnical Report prepared by Geotech Consultants, dated July 21, 2015 (Ex. 6). The loose to medium -dense sand soils that are saturated are susceptible to seismic liquefaction. As a result, the proposal includes a deep foundation system supported by pipe piles to reduce the potential for uneven settlement. Groundwater seepage was observed at depths of 12-14 feet. The seepage levels represent transient water seepage water and likely do not indicate static groundwater. The geotechnical report includes specific recommendations in order to mitigate potential geotechnical impacts including: site preparation, structural fill, foundations, drainage considerations, hazards including, and project design and monitoring. CONCLUSIONS OF LAW I . Authority. RMC 4-9-200(B)(2) requires site plan review for all development in the CD zone. RMC 4-9-200(D)(2)(b) requires site plan review by the hearing examiner (as opposed to administrative review) for this project because the proposed building is more than four stories in height. Pursuant to RMC 4-2-120(B), the applicant is required to acquire an administrative conditional use permit in order to accommodate a density of 100-150 dwelling units per net acre as proposed by the applicant. Modification requests are also subject to administrative approval. All three of the aforementioned permits/approvals have been consolidated. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest -number procedure". Site Plan Review (Hearing Examiner) is a Type III permit (RMC 4-5-080(G)) with approval authority granted to the Hearing Examiner. The site plan Type III review is the "highest -number procedure" and therefore must be employed for the design review, conditional use and development standard modifications. 2. Zoning/Comprehensive Plan Designations. The subject property is within the Commercial Mixed Use (CMU) Comprehensive Plan land use designation, the Center Downtown (CD) zoning classification, and Design District `A'. 3. Review Criteria/Modification Requests. Conditional use criteria are governed by RMC 4-9- 030(D) and site plan review standards are governed by RMC 4-9-200(E)(3). Applicable standards are quoted below in italics and applied through corresponding conclusions of law. Design District A review criteria are addressed through the conditional use and site plan criteria requiring compliance with City development standards. The three modification requests identified in Finding of Fact No. 3 are governed by RMC 4-9-250(D). All three requests are concluded to meet all applicable review criteria for the reasons identified in Staff Report Findings of Fact No. 29, 30 and 31. Conditional Use The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications: CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 8 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and .standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances oj'lhe City of Renton. 4. As conditioned, the proposal is consistent with all applicable comprehensive plan policies and development and design standards as outlined in Findings of Fact No. 24, 25 and 27 of the staff report. RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 5. As noted in the staff report, the project is located in an ideal location near transit and several other activities and services available to residents of the project. As noted in the compatibility section of Finding of Fact No. 5, the proposal is in a transition area characterized by mix use. Given the diversity of uses and proximity of the full scale of urban services it is determined that the area is not "over concentrated" with multi -family development. RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property, 6. As determined in Finding of Fact No. 5, as conditioned, there are no adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(C)(4): Compatibility: The proposed use shall he compatible with the scale and character of the neighborhood 7. As determined in Finding of Fact No. 5, the proposed use is compatible with the scale and character of the neighborhood. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 8. As determined in Finding of Fact No. 4, the proposal includes parking that is consistent with applicable parking standards, which sets a legislative standard for adequate parking. RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 9. For the reasons outlined in the transportation section of Finding of Fact No. 4, proposed pedestrian and vehicular circulation improvements provide for safe and efficient vehicular and pedestrian circulation. As further detailed in the transportation section, the proposal will not lower level of service below adopted levels, so no adverse circulation impacts to the surrounding area are anticipated. RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 9 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 10. As conditioned, as determined in Finding of Fact No. 5, the proposal will not result in any adverse light, noise or glare impacts. RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 11. As shown in the site plans for the proposal, Ex. 2 and 3, all undeveloped portions of the site are landscaped. Further, as shown in Ex. 2 and 3 the proposal incorporates significant perimeter landscaping on three sides in order to buffer adjacent properties. The fourth side, Whitworth Avenue S., is landscaped with street trees. The criterion is met. Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following.• a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4- 3-100. 12. As concluded in Conclusion of Law No. 4 and as conditioned, the proposal is consistent with the City's comprehensive plan, development regulations and design standards. There is no applicable Planned Action Ordinance or Development Agreement. RMC 4-9-200(E)(3)(b): Off -Site Impacts. Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 10 4 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties,- 4 roperties; iv. Views: Recognizing the public bene_fitand desirability gf'maintainingvisual accessibility to attractive natural features; v Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of "the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 13. As conditioned, the criteria quoted above are met. While the proposed structure is concentrated in one area, the building's facade would be articulated and modulated in order to divide larger architectural elements into small increments. Large horizontal material changes along the bottom floor and the upper two floors would help to reduce the perceived height of the building mass. Smaller -scaled design elements such as the windows, cornices, canopies, plus the textures and colors of the facade materials would also help provide a well-balanced and well-proportioned building. As determined in the transportation section of Finding of Fact No. 4(E), the proposal provides for desirable transitions and linkages between uses, streets, walkways and adjacent properties. As determined in Findings of Fact No. 4 and 5, as conditioned proper screening and/or design location will be implemented to conceal refuse and recyclable areas, utilities, loading areas, storage areas and equipment. As determined in the aesthetic section of Finding of Fact No. 5, the proposal includes landscaping to enhance the appearance of the project site. Landscaping is not necessary to reduce noise and glare or maintain privacy, as noise, privacy and glare are not problems at the project site with the conditions imposed by this decision. As conditioned, project lighting is designed to avoid excessive brightness or glare as determined in the lighting section of Finding of Fact No. 5. As determined in Finding of Fact No. 5(A), the proposal will not adversely impact any views of significant natural features. RMC 4-9-200(E)(3)(e): On -Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 11 2 3 4 5 6 7 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; W. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and falling and limiting impervious surfaces; and iv. Landscaping: Use of landscaping to soften the appearance of "parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements_ 14. The criterion quoted above are met. The perimeter landscaping and exterior common areas provide for privacy from adjoining uses. As determined in the noise section of Finding of Fact No. 5, the design features of the proposal provide for noise reduction. As determined in Finding of Fact No. 5, the proposal does not create any adverse aesthetic impacts and is fully compatible with adjoining uses. As determined in the transportation section of Finding of Fact No. 4, the proposal provides for safe and efficient vehicular and pedestrian circulation and is well integrated into adjoining vehicular and pedestrian improvements, thus providing for a well -integrated project scale and design with vehicular and pedestrian needs. As further determined in Finding of Fact No. 5, as conditioned, the landscaping for the proposal provides for better aesthetics. There is nothing in the record to reasonably suggest that the scale of the project is incompatible with sunlight, prevailing winds or natural characteristics. RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking turnarounds, walkways, bikeways, and emergency access ways; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 12 2 4 10 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 15. The proposal has one access point on a frontage street (Whitworth Ave. S.) as encouraged by the criterion above. The proposal provides for safe and efficient internal circulation as determined in the transportation section of Finding of Fact No. 4. The staff report does not address loading and delivery, so that issue will be addressed by the conditions of approval. The applicant is proposing bicycle parking facilities (a bike rack) that complies with the City's bicycle parking standards as determined in Finding of Fact No. 4(H). The Renton Transit Center is within walking distance of the proposal. Since the proposed building takes up almost the entire project site and parking is located inside the building, there is no room or much need for exterior pedestrian facilities. The frontage sidewalk connects directly to the primary common space of the proposal and all walking areas are decorated with landscaping and street trees. In this regard the pedestrian connections are safe and attractive. RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive projectfocal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 16. Exterior open space is primarily composed of the proposed children's play area, which serve as a good project focal point as it is directly integrated into the frontage sidewalk. The proposal satisfies the City's open space requirements as determined in the open space section of Finding of Fact No. 4. RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to shorelines and Mi. Rainier, and incorporating public access to shorelines. 17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal as determined in Finding of Fact No. 5(A). RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 18. There are no natural systems at the site or that would be affected by the proposal. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 19. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time, frames, for phased projects. 20. The project is not phased DECISION As conditioned below, the site plan, three modifications and conditional use permit applications as depicted in Exhibit 2 and described in this decision satisfy all applicable permitting criteria for the CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 13 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 reasons identified in the findings and conclusions of this decision. The applications are subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non -Significance Mitigated, dated July 25, 2016. 2. The applicant shall obtain a permanent right-of-way use permit in order to encroach into right-of-way by no more than two —feet for the central bay. The right-of-way use permit shall be obtained prior to construction/building permit approval. 3. The applicant shall demonstrate compliance with the Part 77 Horizontal Surface Height Limit prior to construction/building permit approval. 4. The applicant shall be required to submit a revised landscape plan to the Current Planning Project Manager prior to building permit approval. The revised landscape plan shall include the following: compliance with the draft Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16, 2016) or as may be amended or approved prior to plans being submitted for building permits; specific detail for courtyard screening and furniture; the addition of one litter receptacle to the frontage improvements located as close to primary building entrance as possible; and landscape planters to denote pedestrian entry points. 5. The applicant shall provide a copy of a joint parking agreement for any parking stalls located off site. An executed joint parking agreement (if any) shall be submitted to the Current Planning Project Manager prior to occupancy. 6. The provision of an ADA van accessible parking stall shall be required. The revised parking plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 7. The applicant shall be required to submit a recorded pedestrian easement insufficient width (up to 2 feet) to construct required street improvements behind the existing curb. The easement shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 8. The applicant shall submit a revised paving plan which includes a suitable transition to the existing sidewalk, north and south of the subject property. The revised paving plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 9. The applicant shall identify an off-site staging area for construction. The area shall be within a reasonable distance from site to limit construction traffic to and from the site. Pedestrian paths to and from Renton High School should be carefully studied to ensure a well -coordinated, signed, and maintained traffic control plan. The traffic control plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. Additionally, the applicant shall be required to notify surrounding property owners (within 300 -foot radius of the site) in advance of the start of construction (no less than 30 days), and provide updates no less than quarterly during the construction period. CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 14 4 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 10. The applicant shall be required to submit a lighting analysis demonstrating compliance with RMC 4-6-060(I)(3). The lighting analysis shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval 11. The applicant shall provide a lighting/safety plan which includes the following: lighting within the covered garage during all hours; lighting to illuminate the alley, a limited access gate for the garage; a surveillance system installed in the covered garage to help deter incidents of crime and suspicious activity; and an emergency communications device within the covered garage. The lighting/safety plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 12. The applicant shall provide a pavement design for Whitworth Ave S. The pavement design shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 13. The applicant shall remove the proposed gazebo from its proposal as volunteered during the public hearing. 14. The applicant shall provide the City with SPU authorization to construct infrastructure improvements within the SPU right-of-way before construction permits are issued. 15. The applicant shall submit revised elevations which incorporate additional height for the ground level windows along the north, south, and eastern facades to a height that exceeds ten feet as specified by staff. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 16. The canopy along southern and eastern facades shall be increased to a height of no less than 14 feet at the bottom of the canopy. Depending upon the final design, the canopy should extend 15 -feet above grade. Designing the canopy to either: tilt upward, reduce the width of the face of the canopy, or modulate consistent with the bay window encroachment above would also help emphasize a taller ground floor height especially at the entrance. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 17. The applicant shall consider adding public artwork, along Whitworth Ave S., that is publicly visible and in keeping with the vision of Downtown Renton as an arts center. A narrative regarding the ability to incorporate public art into the proposal shall be submitted to the Current Planning Project Manager prior to building permit approval. If appropriate, public art shall be included in a revised landscape plan to be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 18. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. Acceptable materials include a combination of brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, east -in-place concrete, or other high quality material. The materials board shall also include, but not be limited to the following: street level windows; frames and glass, cedar siding strips, any proposed fencing (especially surrounding the playground), trellis/pergola structure on south side of property, bicycle rack canopy, and parapet cap. Any non -brick CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- IS 2 3 4 5 6 7 9 10 11 12 13 14 15 m 17 18 19 20 21 22 23 24 25 26 masonry finishes proposed at the ground level that may be accessible to humans shall be anti -graffiti coated to ensure easy removal of graffiti. 19. A conceptual sign package, which indicates approximate locations of all exterior building signage shall be submitted. Locations and supports are required to be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 20. The site plan shall be revised to remove and/or relocate the proposed bicycle rack currently proposed along the northern property line to a more visible location. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 2 L The applicant shall be required to replace the existing curb along the frontage of the site. A revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit approval. 22. All rooftop equipment, storage areas, utilities and loading areas, if any, shall be located, designed and screened to minimize views from surrounding properties. Loading and delivery areas shall be separated from parking and pedestrian areas. DATED this 30th day of August, 2016. Phi A. albrcchu City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080(G) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council, RMC 4-8-110(E)(14) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be fled within this 14 -day appeal period as identified in RMC 4-8-100(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -- 7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CONDITIONAL USE, SITE PLAN AND MODIFICATIONS- 16 CITY OF RENTOO DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: August 16, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office, Project Name: Renton Commons LUA (file) Number: LUA-16-000425, CU -H, SA -H, ECF, MOD, MOD, MOD Cross -References: AKA's: Project Manager: Rocale Timmons Acceptance Date: June 22, 2016 Applicant: Low Income Housing Institute owner: Low Income Housing Institute Contact: Pamela Derry, Tonkin Architecture E PID Number: 7841800090 ERC Determination: DNS -M Date: July 25, 2016 Appeal Period Ends: August 5, 2016 Administrative Decision: Date: Appeal Period Ends: Public Hearing Date: August 16, 2016 Date Appealed to HEX: By Whom: HEC Decision: PqJ wltd�Ww, Date: $ �3o �U1 �a Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review, and three modifications for the construction of a 6-storybuilding containing 48 affordable multi -family 9 9 y residential units. The structure would have an average height of 64 feet. The 0.32 acre site is located within the Center Downtown (CD) zoning classification on the west side of Whitworth Ave S just north of S 3rd St at 215 Whitworth Ave S. Vehicular access to the site would be provided via a single entry point from Whitworth Ave S, A total of 12 parking spaces would be provided within the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the number le of required deposit and collection points as well as the size requirements. A bicycle parking modification, from RMC 4-4-050, is being requested in order to reduce the number of required bicycle parking from 24 to 20 stalls. Finally, the applicant is requesting a street modification, from RMC 4- 6-060, in order to maintain the existing 60 -foot right-of-way, without dedication, and alter the required street cross section. The site is located within a Seismic Hazard Area. There appears to be no other critical areas located on site. Location: 215 Whitworth Ave S Comments: ERC Determination Types. DNS - Determination of Non -Significance; DNS -M - Determination of Non -Significance -Mitigated; DS - Determination of Significance. ADVISORY NOTES TO AP CANT L U Al 6-000425 Application Date: June 09, 2016 Name: Renton Commons e on nton Amn-r Site Address: 215 Whitworth Ave S Renton, WA 98057-2016 July cfl, cV 10 Engineering Revietnr; comments Cvrrta t.Ian Fiitz James `425-430-728 8 ifitz-3ames rentor W gov. Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 7, 2016 TO: Rocale Timmons, Senior Planner FROM: Ian Fitz James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Renton Commons — 215 Whitworth Avenue S. LUA 16 000425 have reviewed the application for Renton Commons located at 215 Whitworth Avenue S. and have the following comments: EXISTING CONDITIONS The site is approximately 0.32 acres in size and is trapezoidal in shape. The site contains a single family residence surrounded by a grassy lawn. WATER: Water service is provided by the City of Renton. The site is in the Valley service area in the 196' hydraulic pressure zone. The approximate static water pressure is 71 psi at a ground elevation of 32 feet. There is an existing 4" water main (COR Facility ID: WM 08542) east of the site along the eastern frontage of Whitworth Avenue S. There are also two Seattle Public Utilities (SPU) transmission mains (66" and 51") north of the site. SEWER: Sewer service is provided by the City of Renton_ There is an existing 6" sewer (COR Facility ID: GM06709) east of the site in Whitworth Avenue S. that flows south. STORM DRAINGE: There is no existing on site drainage system. The site is relatively flat with minimal slope. The northwest corner of the site appears to site slightly lower than the remainder of the site. On site drainage sheet flows offsite. There is an existing 6" storm drain east of the site in Whitworth Avenue NE that flows north. There is also an existing 12" storm drain north of the site in the Seattle Public Utilities right of way that flows west. Ran: August 16, 2016 Page 1 of 6 ADVISORY NOTES TO APPLICANT LUA16-000425 CITY OF -----��Renton PLAN - Planning Review - Land Use Version 1 J July 26, 2016 Contact: Ian FII Jami Engineering Revtetnromrens es424Q-7&;ifitz-jarne�s@rentonwa.gov STREETS: The site is bordered by Whitworth Avenue S. to the east. Whitworth Avenue S. is classified as a residential access street. The existing right of way width for this section of Whitworth Avenue S. is 60'. Sidewalk is located on both side of the street at the back of curb. Sidewalk width along the project frontage is approximately 10'. CODE REQUIREMENTS WATER COMMENTS 1. A 12" water main is proposed east of the site in Whitworth Avenue S. from S. 3rd Street north to S. 2nd Street. The new main will provide the site with increased fireflow by providing a connection between the existing 12" mains in S. 2nd Street and S. 3rd Street. The water main shall be designed and constructed in accordance with Appendix J of the City's 2012 Water System Plan. Adequate horizontal and vertical separation between the new water main and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. A profile for the length of the water main is required for utility permit review. The connection at S. 2nd Street shall be made by a 12"x12" tee. This will require replacement of the existing 12"x8" tee. An 8" reducer shall be installed north of the new tee to provide a connection to the existing 8" main. Existing water services along this portion of Whitworth Avenue S. will be reconnected to the new 12" main. 2. Cathodic pipe protection is required for the crossing of the SPU transmission mains. Cathodic protection design and review shall be coordinated with SPU and the City. A "Utility Consent Letter' from SPU shall be obtained. 3. The domestic water meter shall be sized in accordance with the latest edition of the Uniform Plumbing Code. Sizing calculations shall be provided to the City. Meters 3" or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3" or larger, 4. A double check valve assembly (DCVA) shall be installed behind the domestic water meter in accordance with the standards found in Appendix J of the City's 2012 Water System Plan. 5. Afire sprinkler stub with a double detector check assembly (DDCVA) in an exterior underground vault per COR Standard Plan 360.1 shall be installed for backflow prevention. The DDCVA may be installed inside the building if it meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 6. Fire hydrants shall be installed as required by the Renton Fire Authority. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. The existing water meter serving the existing residence shall be removed. The existing service shall be capped at the main in accordance with City standards. 9. Location of backflow assemblies inside the building is strongly encouraged. All vault and meter lids in the sidewalk shall conform to the City's Downtown Streetscape Design Standards and Guidelines. 10. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use and fire prevention. Meters greater than 2" will be charged a $220.00 processing fee and the contractor will provide the meter and install it. A system development fee credit will be issued for the meter that is being removed. The full water fee schedule can be found in the City's 2016 development fees document on the City's website. SEWER COMMENTS 1. The replacement of the existing 6" sewer main is not required as part of this project. This main will be replaced in the near future as part of a City of Renton capital improvement project. Ran: August 16, 2016 Page 2 of 6 PLAN - Planning Review - Land Use Version 1 J July 26, 2016 Contact: Ian FII Jami Engineering Revtetnromrens es424Q-7&;ifitz-jarne�s@rentonwa.gov STREETS: The site is bordered by Whitworth Avenue S. to the east. Whitworth Avenue S. is classified as a residential access street. The existing right of way width for this section of Whitworth Avenue S. is 60'. Sidewalk is located on both side of the street at the back of curb. Sidewalk width along the project frontage is approximately 10'. CODE REQUIREMENTS WATER COMMENTS 1. A 12" water main is proposed east of the site in Whitworth Avenue S. from S. 3rd Street north to S. 2nd Street. The new main will provide the site with increased fireflow by providing a connection between the existing 12" mains in S. 2nd Street and S. 3rd Street. The water main shall be designed and constructed in accordance with Appendix J of the City's 2012 Water System Plan. Adequate horizontal and vertical separation between the new water main and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. A profile for the length of the water main is required for utility permit review. The connection at S. 2nd Street shall be made by a 12"x12" tee. This will require replacement of the existing 12"x8" tee. An 8" reducer shall be installed north of the new tee to provide a connection to the existing 8" main. Existing water services along this portion of Whitworth Avenue S. will be reconnected to the new 12" main. 2. Cathodic pipe protection is required for the crossing of the SPU transmission mains. Cathodic protection design and review shall be coordinated with SPU and the City. A "Utility Consent Letter' from SPU shall be obtained. 3. The domestic water meter shall be sized in accordance with the latest edition of the Uniform Plumbing Code. Sizing calculations shall be provided to the City. Meters 3" or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3" or larger, 4. A double check valve assembly (DCVA) shall be installed behind the domestic water meter in accordance with the standards found in Appendix J of the City's 2012 Water System Plan. 5. Afire sprinkler stub with a double detector check assembly (DDCVA) in an exterior underground vault per COR Standard Plan 360.1 shall be installed for backflow prevention. The DDCVA may be installed inside the building if it meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 6. Fire hydrants shall be installed as required by the Renton Fire Authority. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. The existing water meter serving the existing residence shall be removed. The existing service shall be capped at the main in accordance with City standards. 9. Location of backflow assemblies inside the building is strongly encouraged. All vault and meter lids in the sidewalk shall conform to the City's Downtown Streetscape Design Standards and Guidelines. 10. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use and fire prevention. Meters greater than 2" will be charged a $220.00 processing fee and the contractor will provide the meter and install it. A system development fee credit will be issued for the meter that is being removed. The full water fee schedule can be found in the City's 2016 development fees document on the City's website. SEWER COMMENTS 1. The replacement of the existing 6" sewer main is not required as part of this project. This main will be replaced in the near future as part of a City of Renton capital improvement project. Ran: August 16, 2016 Page 2 of 6 ADVISORY NOTES TO API IDANT.000woo LUAU 6-000425 �,�-y �� 0 I-LHiv - riannling rteVIew - Lana use vulz it l I I I ouly co, cU 10 Engineering Review Comments Contact: Ian Fitz -James 1425-430-7288 I ifitz-james@rentonwa.gov 2. The connection to the existing 6" main shall be made by a new connection and stub. Use of the existing stub is not permitted. 3. The side sewer shall be a 6" and shall have a minimum slope of 2%. 4_ The development is subject to applicable sewer system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. A system development fee credit will be issued for the existing sewer service being abandoned. The full sewer fee schedule can be found in the City's 2016 development fees document on the City's website_ STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Sitewise Design were submitted to the City on June 9, 2016. The existing site contains approximately 0.04 acres of impervious area. The proposed site contains approximately 0.26 acres of impervious area. The site is located in the Black River drainage basin. The site is located in the City's Peak Rate Flow Control Standard (Existing Conditions). Per the preliminary TIR and KCRTS model prepared by Sitewise, the proposed development is exempt from the flow control facility requirement as the development does not generate more than a 0.1 cfs increase in the existing site conditions 104 — year peak flow. The site is also exempt from water quality as the development contains less than 5,000 SF of new and replaced pollution generating impervious surface. The TIR proposes the use of vegetated roof and permeable pavement for the flow control BMP. Required flow control BMPs shall be in accordance with Section 1.2.3.3 and Section 5.2 of the 2009 KCSW DM. All core and special requirements are to be addressed in the TIR. 2. Pumped stormwater systems will only be considered if no gravity option exists. A thorough review of all possible gravity connections to the existing storm drainage system is required from the engineer in the TIR. The City is willing to work with the applicant to find a gravity drainage solution for the site as part of the utility permit review. 3. In the event that a gravity connection is infeasible, a pump system may be considered if all requirements in Section 4.2.3 of the 2009 KCSWDM as amended by the City of Renton are met. The pump system must be privately owned and maintained. The pump system shall have either installed emergency backup power or the ability for portable backup power generator in the event of a loss of primary power. The applicant must provide an emergency response plan with details on how backup power will be activated during an emergency and include the method for delivering to the site and energizing the portable backup power. Please refer to the amended Section 4.2.3 for the complete requirements for pumped stormwater discharge. 4. The survey and civil plans shall be updated to include additional information about the existing 12" storm drain in the SPU easement. Include survey data of downstream and upstream structures. Confirm the direction of pipe flow and the downstream drainage path. 5. Connection to the existing storm drainage system in Whitworth Avenue S. is preferred over a connection to the existing storm drainage system in the City of Seattle right of way. Work in the City of Seattle right of way may require additional permit and coordination with Seattle Public Utilities and the City of Seattle. Applicant shall provide SPU authorization to work with the SPU right of way. 6. If the project discharges to the storm drain in Whitworth Avenue S., the existing 6" storm drain in Whitworth Avenue S. may need to be upsized. Additional conveyance calculations would be required. 7. The project is subject to a system development charges (SDC) for stormwater. The current SDC is $0.594 per square foot of new impervious surface area, but not less than $1,485.00. 8. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All projects vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4 1 045 for information regarding project vesting. TRANSPORTATION/STREET COMMENTS 1. The project is subject to a transportation impact fee. The current transportation impact fee is $1,923.83 per apartment. The building proposes 48 apartments. Thus the transportation impact fee would be $92,343.84 (48 x $1,923.83). Ran: August 16, 2016 Page 3 of 6 ADVISORY NOTES TO APPLik ANT CITY OF ON& LUA1 fi-oao425.--�. ---. '"` nto ��h. PLAN - Planning Review - Land Use Version 1 1 July 26, 2016 EnginEiaennq Reviiaw CbrnMents:. Contacte`Ian fitz-Jamea i 4254130-728B 7288 I ifitz-fames0 rentonwa gov 2. Whitworth Avenue S. is classified as a residential access street. The existing right of way width is 60'. This portion of Whitworth Avenue S. falls within the City's downtown planning area. The City's Downtown Streetscape Design Standards and Guidelines apply. The proposed 12' concrete sidewalk and trees in tree grates conform to the City's downtown street standards. The existing curb shall be replaced in the same location per City standards. The street pavement width shall remain the same. 3. The applicant submitted a formal street modification request on June 9, 2016_ The applicant is proposing to omit the five foot bike lane that is required in the City's Downtown Streetscape Design Standards and Guidelines. The applicant also notes that the required 12' wide sidewalk encroaches into their property_ The applicant is requesting that this portion of sidewalk be constructed on their property without any right of way dedication. 4. City staff is recommending approval of the applicant's modification request provided that the sidewalk on the applicant's property is contained in a sidewalk easement. The sidewalk easement shall extend from the current property line to the back of sidewalk. Please see the formal response to the modification for more information. 5. A Traffic Impact Analysis was prepared by Gibson Traffic Consultants and submitted to the City on June 9, 2016. 6. Street lighting is required along the Whitworth Avenue S. frontage. Street lighting shall conform to the City's Downtown Streetscape Design Standards and Guidelines. GENERAL COMMENTS 1. The SDCs listed are for 2016_ The fees that are current at the time of the building permit application will be levied. Please see the City of Renton website for the current SDCs. 2_ The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website_ 3_ A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4. Civil plans are required as part of the building permit submittal. All civil plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. When civil plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the.counter of the sixth floor_ R�Iioa Plan Reutew Coirnm+rnts.:!� `...Cantact::CyntfteParks`X426-4-762"i'°1cparksrentanvua.gav Recommendations: POLICE RELATED COMA 40 Police Calls for Service Estimated Annually PROPOSED CONSTRUCTION DATE: mid September 2017 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 1/2" 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 Ran: August 16, 2016 Page 4 of 6 ADVISORY NOTES TO AP CANT --vowwwoo 10, LUA16-000425 77 11"Y a ton0 rLNN - r-IdI111111y r%UVICW - LdflU VSd VC171VFl I IIJUIy lig, GV IID Police Plan Review Comments Contact: Cyndie. Parks 1425-430-7521"1 cparks0ri entonwa.gov All exterior doors should be made of solid metal or metal aver 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, greatly reducing the likelihood of breaking glass to gain entry. Access to the City of Seattle right of way should be limited, preferably with security fencing, as this location could be vulnerable to crime due to the lack of natural surveillance by passersby or vehicle traffic. It is recommended that any storage units or facility rooms have keypad and alarm systems installed. It's recommended an auxiliary security service be hired to patrol the property during the hours of darkness. It is important to direct main foot traffic into the main entrance of the building. All access points to the property and living spaces should be controlled via access fobs (this includes the elevator and any amenities). It's recommended that this building have a keypad knox box installed that holds a key and/or fob to the building, every floor, office laundry room, and hallway so police can make entry during an emergency. 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 users of this property. Due to the heavy foot and vehicle traffic in the area of this building, I would expect that the covered garage will be an attractive target to auto thieves and prowlers. I don't see anything in the plans that include a limited access gate for this area, so this will be especially susceptible to the property crimes I've mentioned. I strongly recommend that there be a surveillance system installed in the covered garage to help deter incidents of crime and suspicious activity. There should be very bright lighting provided within this covered garage, during all hours. I also recommend an emergency communications device for the covered garage. This will allow for somebody in distress to contact emergency personnel, and can help protect against crime and liability The current plans for the trashlrecycling area are well matched for this property and its location. It's very common for unwanted subjects to loiter in laundry rooms at multi housing buildings, so steps should be taken to restrict these locations to residents only (via keypad access, fob, card key, etc.). The site plan is showing a location for exterior 24 space bike racks. The location currently cited will be very isolated from view from any transitory traffic, which will make it susceptible to theft. Bicycles are commonly stolen either for transportation or to pawn at area pawn shops_ I strongly recommend that you pull this rack inside the building, possibly near a mail kiosk area or a laundry room. I understand space is limited in reference to this structure, but you may find these rack not being utilized due to the risk factor of them being stolen, which would then make this not only wasted space, but a location for unwanted loitering (i.e.,. the racks become ludo benches, especially with the inclusion of the canopy to protect this area from inclement weather). The playground noted on the site plan appears to only have access from the inside of the building, which is good. This area should have lattice fencing surrounding it (or something comparable) so a clear view cannot be obtained by those passing by on Whitworth Ave S. No outside seating areas should be installed so as not to encourage unwanted loitering at this location. The building should have a building number clearly posted with numbers at least 8" in height and of a color contrasting with the building. Unit numbers for the dwellings should also be of contrasting color so 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 tenants and their guests feel isolated and will provide criminals with concealment to commit crimes such as burglary, theft, and malicious mischief. Landscaping absorbs a lot of light, so keeping this to a minimum will assist in deterring criminal activity at and near the building. Landscaping should be assessed as to what coverage it will provide at maturity as opposed to what it looks like when first installed. It is key for a large complex like this one 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 a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete to further assist with prevention measures. Engineering Review Comments Contact. Brianne Bannwarth 425-430-7299 C bbannwarth@ r6ntonwa.aov Recommendations: Street Modification Analysis: The applicant is requesting a modification from RMC 4 6 060F.2 "Minimum Design Standards Table for Public Streets and Alleys" to maintain the existing curb to curb width along Whitworth and provide a 12 foot sidewalk consistent with the City of Renton's Draft Downtown Street Standards and the Adopted City Center Community Plan. In addition, the applicant requests that two feet of the 12 foot sidewalk be located in an easement within the property as oppose to extending the right of way by an additional two feet. Whitworth is a Collector Street with an existing ROW width of 60 feet (as per assessor map). The existing traveled way width is 36 feet with curb and gutter on both sides and a 10 foot sidewalk on the west side and a 12 foot sidewalk on the east side. Ran: August 16, 2016 Page 5 of 6 ADVISORY NOTES TO APPLIuhNT LUA16-000425--000000 -1L CITY 1F -wwwwo'Ren 0n PLAN - Planning Review - Land Use Version 1 1 July 26, 2016 En ineerin±g Review Ca mints ; Contact: BriahnI& Bannwarth x.425.430-7299 I bbannWarthOrentonwa.gov' 9 The City's transportation section reviewed Whitworth and would like to maintain the curb traveled width of 36 feet. The Adopted City Center Community Plan requires that a 5 foot bike lane, curb and gutter, and 12 foot wide sidewalks be provided on both sides of the street. The addition of the 5 foot bike lane, revised location of curb and gutter, and 12 foot sidewalk along the project frontage would require a right of way dedication of 7 feet and a relocation of the existing curb. The proposal is compliant with the following modification criteria, pursuant to RMC 4 9 250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Street Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision t modify the street standards and allow for reduction of the bike lane along this right of way. This policy is Policy T 24 and Policy T 25 -Vhich state that the goal is to "...provide convenient access to all transit stops and transit centers" as well as "develop and designate appropriate pedestrian and bicycle commuter routes along minor arterial and collector arterial corridors". Shattuck Avenue S, the roadway just east of Whitworth Avenue S has been chosen as the designated appropriate bicycle commuter route per the City of Renton Bike and Trails Master Plan. Shattuck Avenue S provides the link connections to transit stops. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The modified street improvements will meet the objectives of a safe walkable environment. The proposed improvements are consistent with those anticipated in the immediate area. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion V. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion `b'. f_ Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion V. Ran: Auqust 16, 2016 Page 6 of 6 DEPARTMENT OF COMP VITY CITY OF AND ECONOMIC DEVELOPMENT Renton Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: Low Income Housing Institute ADDRESS: 2407 First Avenue CITY: ZIP: Seattle WA 98121 TELEPHONE NUMBER: (206) 443-9935 APPLICANT (if other than owner) NAME: Eric Blank COMPANY (if applicable): Law Income Housing Institute ADDRESS: 2407 First Avenue CITY: ZIP: Seattle WA 98121 TELEPHONE NUMBER: 206 957-8057 CONTACT PERSON NAME: Pamela Derr COMPANY (if applicable): Tonkin Architecture ADDRESS: 204 First Avenue S CITY: ZIP: Seattle WA 98104 TELEPHONE NUMBER AND EMAIL ADDRESS: (206)624-7880 pam@tonkinarchitecture.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Renton Commons PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 215 Whitworth Ave. S, Renton WA 98057 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 7841800090 EXISTING LAND USE(S): Single family house PROPOSED LAND USE(S): 48 unit low income apartment building EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Commercial Mixed Use PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: CD PROPOSED ZONING (if applicable): SITE AREA (in square feet): 13,915 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 150 NUMBER OF PROPOSED LOTS (if applicable) NUMBER OF NEW DWELLING UNITS (if applicable): 48 C:\Users\mjoe\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.IES\NORR5012\RentonCommonsmasterapp.docRev: 08/2015 ZOJECT INFORMAT NUMBER OF EXISTING DWELLING UNITS (if applicable): 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 46,215 SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 0 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 0 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): ION CL_.-inued PROJECT VALUE: 10,900,000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft_ ❑ WETLANDS sq. ft. I LEGAL DESCRIPTION OF PROPERTY I (Attach legal description on separate sheet with the following information included) SITUATE IN THE SE QUARTER OF SECTION 18, TOWNSHIP 23, RANGE 5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Sharon Lee, declare under penalty of perjury under the laws of the State of Washington that I am (please check one) ❑ the current owner of the property involved in this application or ® the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) S5 COUNTY OF KING ) I certify that I know or have satisfactory evidence that �rOt1Y`Cr\.A eJ2. signed this instrument and acknowledge it to be hislher/their free and voluntary act for the uses and purpose mentioned in the instrument. &A2 Dated ;40 REli��►r, �►Q seo��"•. A • . off +� �� V�f 04'ti, ��a Notary Public in and for the State of Washoton Notary (Print): My appointment expires: IQ —11-11 2 C:\Users\mjoe\AppData\Local\microsoft\Windows\Temporary Internet Files\Content,IE5\NORR501Z\RentonCommonsmasterapp.docRev: 08/2015 215 Whitworth Ave S, Renton WA 98057 King County Parcel: 7841800090 Legal Description: Situated in the SE quarter of Section 18, Township 23, Range 5, in the City of Renton, King County, Washington Lots 1, 2, and the north 20.0 feet of Lot 3, Block 4, Smithers Sixth Addition to the Town of Renton, according to the plat thereof recorded in Volume 26 of Plats, page 47, in King County, Washington. RESOLUTIONS OF THE BOARD OF DIR.ECTOI2.S OF LOW INCOME HOUSING INSTITUTE (LIHY) Renton Commons May 29, 2015 BACKGROUND Low Income Housing Institute (LIHI), a Washington nonprofit corporation ("LIHI" or the "Corporation"), was organized for the purpose, among others, of developing and operating low- income housing, WHEREAS LIHI, desires to participate in the development of a multi -family housing project in the City of Renton designed to serve the needs of workforce, homeless families and/or homeless individuals on a site located at 215 Whitworth Avenue, Renton, WA (the "Project"); WHEREAS LIHI has entered into a Commercial & Investment Purchase and Sale Agreement dated February 12, 2015 with James Tjoa and Jeanne Ryan for the purchase of the real property on which the Project will be developed (the "Property"); WHEREAS LIHI desires to form Renton Connnons LLC (the "LLC") to be the owner of the Project; WHEREAS LIHI desires to form LIHI Renton Manager (the "Manager") to serve as the manager and a member of the LLC; WHEREAS LIHI desires to assign its interests in the Purchase Agreement to the LLC; WHEREAS LIHI desires for the LLC to acquire the Property; WHEREAS LIHI desires, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC, to apply for funding for the development of the Project from the State of Washington Department of Commerce (the "State"), King County (the "County"), the Federal Home Loan Bank under its Affordable Housing Program ("FHLB"), commercial lenders for a construction and/or pennanent loam and such other public or private financing, including acquisition financing, as LIHI deems appropriate (collectively the "Debt Financing"); WHEREAS LIHI desires, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC to apply to the Washington. State Housing Finance Commission (the "Commission") for an award of low income housing tax credits (the "Credits"); WHEREAS LIHI on behalf of the LLC will obtain proposals for investment in the LLC from tax credit investors (the "Equity Proposals"); and NOW THEREFORE, BE IT RESOLVED, that LIHI, in its individual corporate capacity is authorized, empowered and directed to form Renton. Commons LLC to serve as the owner of the Proj ect; FURTHER RESOLVED, that LIHI, in its individual corporate capacity is authorized, empowered and directed to form LIHI Renton Manager, as the managing member of the LLC; FURTHER RESOLVED, that LIHI, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC, is authorized, empowered and directed to assign the Purchase Agreement to the LLC and for the LLC to close on the acquisition of the Property and to execute all such loan documents and documents required to be executed and delivered by any lender, the title or escrow company for the LLC to close on the acquisition of the Property; FURTHER RESOLVED, that LIHI, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC, is authorized, empowered and directed to apply for the Debt Financing and to execute all such documents as may be required by the State, the County, the FHLB and such other private and public funders as LIHI deems appropriate; FURTHER RESOLVED, that LIHI, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC, is authorized, empowered and directed to apply to the Commission of an award of Credits and to execute all such documents as may be required by the Commission is applying for and receiving an allocation of the Credits; FURTHER RESOLVED, that LIHI, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC, is authorized, empowered and directed to seek Equity Proposals and to select and investor in the Project; FURTHER RESOLVED, LIHI, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC is authorized, empowered and directed to execute such consulting agreements, construction contracts, architects contracts, management agreements and such other documents as may be required for the development and operation of the Project; FURTHER RESOLVED, that LIHI, either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC, is authorized, empowered and directed to execute any and all such documents as may be as may be reasonably necessary to effectuate the foregoing. FURTHER RESOLVED that any and all documents hereby authorized to be executed on behalf of LIHI either in its individual corporate capacity, as the sole member of Manager or as the Manager of the LLC with respect to the foregoing are authorized to be executed by any one of the following (an "Authorized Representative"); N acne Sharon Lee Lynne Behar Robin Ainadon Title Executive Director Chief Financial Officer Housing Development Director FURTHER RESOLVED, any such actions taken by any one of the Authorized Representatives prior to the date hereof are hereby ratified and affinned by the Corporation. FURTHER RESOLVED, any one of the Authorized Representatives, acting alone, is authorized to sign other contracts, architectural and engineering contracts, construction contracts, contracts for legal, environmental and other consultants, financing commitments, equity cornmitments and organizational documents, and take any other action necessary to or convenient for the financing and development of the Project. Any such actions taken by an Authorized Representative prior to the date of these resolutions are hereby ratified and affinned by the Corporation. CERTIFICATION CERTIFI IC `ATE I, p,`� �d q & A��rr�}'°1, certify that I am the �pQ ! c� 66P(Vof Low Income Housing Institute (LIHI) and that the foregoing Re do s wee duly adopted at a meeting of the Board of Directors of the Corporation held on �' 2015, in accordance with the Articles and Bylaws of the Corporation 14pon proper notice and at which tmn a quorum was present' Dated L 5- By: i . Name: { S Title: �� DEPARTMENT OF COMI 4ITY City Of . ~ AND ECONOMIC DEVELOrMENT I WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 5outh Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED BY: MODIFIED BY: COMMENTS: Arborist Report 4 Architectural Elevations 3ANo4 Biological Assessment 4 Calculations, Colored Maps for Display 4 Construction Mitigation Description 2AND4 Deed of Right -of -Way Dedication., Density Worksheet 4 Drainage Control Planz Drainage Report 2 Elevations, Architectural3A,,,oa Environmental Checklist 4 Existing Covenants (Recorded COPY) 1ANQ4 Existing Easements (Recorded Copy) 1AND4 Flood Hazard Data Floor Plans 3ANo4 Geotechnical Report2AN03 Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 Improvement Deferral z Irrigation Plano PROJECT NAME: DATE: r<O H:\CED\Data\Forms-Templates\5elf-Help Han douts\Planning\Walversubmittalregs.docx Rev: 02/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS:WAIVED BY: MODIFIED BY. COMMENTS: King County Assessor's Map indicating Site 4 Landscape Plan, Conceptual Landscape Plan, Detailed Legal Description4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions Master Application Forma Monument Cards (one per monument) f Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTS) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 Public Works Approval Lettere Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Pian 2AND4 Stream or Lake Study, Standard 4 Stream or Lake Study, Supplernenta14 Stream or Lake Mitigation Plan 4 Street Profiles Title Report or Plat Certificate 1 AND a Topography Maps Traffic Study Z eesc yam? %`yip Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Anal054 Utilities Plan, Generalized i Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmimiregs.docx Rev: 02/2015 ' LAND USE PERMIT SUBMITTAL nLQUIREMENTS: WAIVED BY: MODIFIED BY: COMMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2AND 3 Inventory of Existing Sites ZAND3 Lease Agreement, Draft z AND 3 Map of Existing Site Conditians 2AND 3 Map of View Area 2AND 3 Photosimulations 2AND3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning HACE D\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalregs.docx Rev: 02/2415 PREAPPLICATION MEETING FOR RENTON COMMONS AFFORDABLE HOUSING PRE 15-000584 CITY OF RENTON Department of Community & Economic Development Planning Division August 27, 2015 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Kamran Yazdidoost, 425.430.7382 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations In effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT e17f M E M O R A N D U M DATE: August 27, 2015 TO: Rocale Timmons, Senior Planner FROM: Corey Thomas, Plans Review inspector SUBJECT: Renton Commons Affordable Housing 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required, One within 150 -feet and two within 300 -feet of the building. One hydrant is required within 50 -feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. Fire flows exceeding 2,500 gpm require looped water mains around the building or group of buildings. Water main in Whitworth Avenue South is only a 4 -inch - d main and shall be replaced with an adequately sized water main in order to meet fire flow demand. 2. Fire impact fees are applicable at the rate of $463.66 per multifamily unit. This fee is paid at time of building permit issuance. Credit will be granted for the one unit structure removed. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are adequate as they exist. S. An electronic site plan is required prior to occupancy for pre -fire planning purposes. 6. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch by 84 -inch stretcher. DEPARTMENT OF COMMUNITY D AND ECONOMIC DEVELOPMENT l M E M O R A N D U M DATE: August 27, 2025 TO: Rocale Timmons FROM: Kamran Yazdidoost, Plan Reviewer SUBJECT: Renton Commons 46 units affordable housing 215 Whitworth Ave 5 PRE 15-000584 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision -makers. Review comments may also need to be revised based on site planning, code changes, and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above -referenced proposal. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. Water The proposed development is within the City of Renton's water service area and in the Downtown 196 - hydraulic pressure zone. The subject property is outside of the City's aquifer protection zones. There is an existing 8 -inch water main in S. 2nd St, a 12 -inch main in S, 3rd 5t and a 4 -inch water main in Whitworth Ave 5 (refer to City water project plan no. W-0382, W-0367, W-1156). The 12 -inch main in 5. 3rd St can deliver 5,000 gallons per minute (gpm) and the 4 -inch main can deliver 400 gpm. The static water pressure is about 71 psi at ground elevation of 32 feet. Based on the project information submitted by the applicant for the pre -application meeting for the proposed development, the City's Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm including the use of an automatic fire sprinkler system. A looped water system is required if the fireflow demand exceeds 2,500 gpm. The following developers' extension of water main improvements by will be required: 1. Installation of about 550 feet of 12 -inch water main in Morris Avenue South from the existing 12 -inch water main in South 3rd Street to S. 2nd Street. 2. Installation of a cathodic pipe protection system for the portion of the new 12 -inch water main crossing over Seattle Public Utilities (SPU's) Cedar River water pipelines located on the north side and adjacent the subject property, The applicant shall obtain a "Utility Consent Letter" from SPU for the new water line crossing over SPU's water pipelines. 3. Installation of fire hydrants) as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City's review of the final building plans and site plan. 4. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention. The DDCVA shall be installed in an outside underground vault. The DDCVA may be installed inside the building if it meets the conditions as shown on City's standard plan 360.5 for the installation of a DDCVA inside a building. 5. Installation of a domestic water meter with a double check valve assembly. The sizing of the domestic water meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. Meter size 3 -inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. 6. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 7. Adequate horizontal and vertical separations between the existing or new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided per City design standards. 8. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 9. The development is subject to water system development charges and of meter installation fees based on the size of the meters and of the fire sprinkler feed. 10. A water system redevelopment credit will apply for the existing % inch domestic meter (account ref# 240400). Sanitan 51 ewer 1. Sewer service is provided by the City of Renton. There is an existing 6 -inch sewer main in Withworth Ave S. The existing6-inch sewer pipe must be replaced with 8 -inch PVC pipe. 2. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a %-inch or 1 -inch meter install is $2,135.00. Storm Drainaite 1. There are drainage structures on Whitworth Ave S. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Design Manual and the 2009 City of Renton Amendments to the KCSWDM, Chapter 1 and 2. All core and any special requirements shall be contained in the report, Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Conditions). The project is required to use the Peak Rate Flow Control Standard (Existing Site Conditions) as the existing pre -developed condition. The drainage report must account for all the improvements provided by the project. Stormwater improvements based on the drainage report study will be required to be provided by developer. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. If infiltration (full) is proposed, percolation testing is required. 4. Surface water system development fee is $0.54 per square foot of new impervious surface. This is payable prior to issuance of the construction permit. 5. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of the project exceeds one acre. 6. A covenant for storm water drainage facilities will be required. Transportation/Street 1. This project fronts Withworth Ave S. Existing right of way width in this section of Whitworth Ave 5 is approximately 60 feet. Whitworth Ave S is classified as a Residential street. To meet the City's complete street standards for residential street, street improvements including, but not limited, to 13 -foot of paving from centerline (one travel lane and parking), 0.5 -foot curb, gutter, an 8 -foot planter strip; a 5 -foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. This will require no right of way dedication. The half street frontage improvements will be required to be built on the Whitworth Ave S frontage by the developer. 2. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 —6.00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles, per hour. 3. The current transportation impact fee is $1,454.20 per dwelling. These fees are payable prior to building permit issuance. 4. All utilities serving the site are required to be underground. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 27, 2015 TO: Pre -application File No. 15-000584 FROM: Rocale Timmons, Senior Planner SUBJECT: Renton Commons Affordable Housing -215 Whitworth Ave. 5 General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located on the west side of Whitworth Ave S just north of S 3`d St at 215 Whitworth Ave S. The project site totals 0.32 acres in area and is zoned Center Downtown (CD). The applicant is proposing the construction of a 46 -unit affordable housing building, The applicant is not proposing any parking on-site and seeks to locate off-site parking on the neighboring properties to the south and north. Vehicle access to the site is not proposed and emergency access is proposed on the neighboring property to the south. There appears to be no critical areas located on site. Current Use: Existing development on the site consists of single family structure which is proposed for demolition. Zoning: The subject property is located within the Center Downtown (CD) toning designation. In addition, the proposal would be subject to the Design District "A" standards and guidelines. Attached multi -family units are permitted in the CD zoning classification. Development Standards The project would be subject to RMC 4-2-1206, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CD standards" herein). The table below notes the current standards for the CD zone. h:\ceftlanning\current plan ningjpreapps12015 preapps\15-000584.rocale\15-000584 jcd renton commons affordable) doc (2).docx Renton Commons, PRE15-000584 Page 2 of 6 August 27, 2015 Type of Standard Minimum Standards Lot Standards Lot Size None Lot Width None Lot Depth None Density Minimum/Maximum Density Minimum Density: 25 du/ac Maximum Density 100 du/ac; Density may be increased to 150 dwelling units per net acre subject to Administrative Conditional Use approval. Setbacks Min Front Yard and side yard along a street None Max Front Yard and side yard along a street. 15 ft. — for buildings 25 ft. or less in height. None — for that portion of a building over 25 ft. in height Side/Rear Yard None Building Standards Building Coverage Ratio None Maximum Gross Floor Area None Height 95 ft Parking Vehicular 1 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Location All parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off-site or subject to a joint parking requirement Bicycle One-half bicycle parking space per one dwelling unit. Landscaping On -Site Street 10 feet Frontage Tree Retention 10 % of significant trees Density Requirements — The applicant did not indicate the amount of area within access easements, the vacation of the alley, and potential right-of-way dedications; therefore the net density could not be calculated. The proposal for 100 residential units on what appears to be a 0.32 acre site arrives at a gross density of 143.75 du/ac (46 units / 0.32 acres = 143.75 du/ac). The proposed density of the residential component of the development would fall within the allowed rangea conditional use permit is approved. h;\cedlplanning\current pianning\preapps\2015 preapps115-000584.rocale\15-000584 (cd renton commons affordable) doc (2).docx Renton Commons, PRE15-000584 Page 3of6 August 27, 2015 The applicant would be required to request a Hearing Examiner Conditional Use Permit in order to increase the density to 150 du/ac. A revised density worksheet will be required to be submitted at the time of Site Plan Review complying with the net density requirements of the CD zone. Setbacks —It appears the proposal would comply with the setback requirements of the zone. The applicant will be required to submit a design which complies with the setback requirements of the CO zone. Parkin—The following ratios would be applicable to the site: Use Squ re Footage gf Use Ratio Repaired -space Affordable 46 units A minimum of 1 stall for Min:12 Residential every four dwelling units and a maximum of 1.75 Max: 80 stalls per unit The proposal includes a total of 18 offsite parking stalls which would not meet the minimum parking standards of the code. Please note required parking shall be provided upon property in the same ownership as the property upon. which the building or use requiring the specified parking is located or upon leased parking. If sufficient parking is not available on the premises of the use, a private parking area may be provided off site. A letter of justification addressing the need for off-site parking and compatibility with the surrounding neighborhood will be required at the time of land use application. A parking agreement shall also be provided. The parking agreement shall ensure that off-site parking is available for the duration of the use and will be reviewed and approved by the Community and Economic Development Administrator, fallowing review by the City Attorney, It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8% feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Finally, the proposal would be required to be revised in order to provide bicycle parking based 0.5 bicycle parking space per one dwelling unit. Spaces shall meet the requirements of subsection RMC 4,4-080F.11.c. Landscaping — All development in the CD zone is exempt from all but the maintenance of any existing landscaping, surface parking lot landscaping, and street tree requirements. Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). For multi -family developments a minimum of 1 % square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. There shall be at least one deposit area/collection point for every thirty {3o) dwelling units. h:\ceftlanning\current plan ning\preapps\2o15 preapps\15-000584,rocaie\15•000584 (cd renton commons affordable) doc (2).docx Renton Commons, PREIS-000584 Page 4 of 6 August 27, 2015 Fences — If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Building Design Standards Compliance with Urban Design Regulations District `A'standards shall be required. See RMC 4- 3-100. The applicant will be required to complete a Design District Checklist (see attached). Additionally, the applicant would be required perspectives for all sides of the proposed building as part of the land use permit application. Below are some of the identified design standards that need to be addressed in the proposal: 1. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. 2. Facades shall be articulated and vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. 3. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from abutting paving materials. 4. Site furniture shall be provided and shall be made of durable, vandal- and weather - resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. S. Amount of common space or recreation area to be provided is minimum fifty (50) square feet per unit. 5. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 7. Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. 8. Lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as specimen trees, other significant landscaping, water features, and/or artwork. Airport Regulations The proposal would be required to conform to RMC 4-3-020, Airport Compatible Land Use Restrictions. Specifically, the applicant Is required to record an Avigation Easement that will be tied to the property deed. Additionally, the applicant is encouraged to locate the bedrooms of the units an the east side of the building and not the west side. Airport regulations would not limit height foe this site. Critical Areas There appear to be no critical areas on site. whether critical areas are present on the site accordingly. It is the applicant's responsibility to ascertain If so, the proposal would need to be revised The site is however located on lands that were historically near the shore of Lake Washington and could possibly be near the location of the historical confluence of the Black River and Cedar h:\ced\planning\current plan ninglpreapp5N2015 preapps\15-000584.rocale\15-000584 (cd renton commons affordable) doc (2).docx Renton Commons, PRE15-000584 Page 5of6 August 27, 2015 River. Consequently, this area is a prime location for possible cultural resources; site of archeological significance. Because the subject development is within the vicinity of possible cultural resources, the applicant andfor developer would likely be required to provide an Archeological and Historic Preservation study through SEPA review. Environmental Review Environmental (SFPA) Review is required due to the sire of the project. Therefore, an environmental checklist is a submittal requirement. An environmental determination wilt be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Conditional Use Permit, Environmental Review, and a potential parking modification. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off -Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On -Site Impacts, Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users, e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements — such as the number, size, brightness, lighting intensity, and location — to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials (see attached). h:\ced\planning\current planning\preapps`2015 preapps115-000584.rocale\15-000584 (cd renton commons affordable) dot (2).docx Renton Commons, PRE15-000584 Page 6 of 6 August 27, 2015 All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Hearing Examiner Site Plan Review application fee is $2,500, the Environmental Review Fee is $1,000, and the application fee for Conditional Use Permit is $2,000. All modifications are $150 each. There is an additional 3% technology fee assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits, impact fees will increase January 1, 2016. • Fire Impact fee currently assessed at $462.66 per new dwelling unit. • A Transportation Impact Fee assessed at $1,454.20 per new apartment dwelling unit. • A School District Impact Fee currently assessed at $1,360 per new multi -family unit. • A Parks Impact Fee currently assessed at $975.90 per new dwelling unit. Expiration: Upon site plan approval, the site plan approval and conditional use permit are valid for two years with a possible two-year extension. h:\ced\planning\current plan ning\greapps\2015 preapps\15-000584.rocale115-000584 (cd rentor commons affurdablel doc (21,docx TONKIN Project Narrative and Modification Justification June 7, 2016 The Low Income Housing Institute and Tonkin Architecture are submitting a land use permit application for hearing examiner site plan review, conditional use, and environmental review. The application also includes three modifications: bike parking, street, and refuse/recycling. The proposed project, to be called "Renton Commons", will be a six -story 48 -unit affordable housing project to provide rental housing to households and individuals earning at or below 50% of the area median income with units set aside for working individuals and families, and units set aside for veteran households and families exiting homelessness. The project will meet the need for units of sustainably designed, well-built affordable housing at a transit -oriented development site near the Renton Transit Center, Renton High School and downtown Renton. The project will incorporate sustainable "green" features meeting the requirements of the Washington State Commerce Department's Evergreen Sustainable Design Standard. Pursuant to goals articulated by the Mayor in his State of the City report delivered in March, 2015, Renton Commons will include a set-aside of 36 units for homeless families and individuals, including veterans, who will have access to on-site supportive services, job connections and case managers to help people improve their incomes, get back on their feet, retain their self- sufficiency, strengthen their physical and mental health and progress in their lives. Thank you in advance for considering our proposal. Project Name: Renton Commons Project Address: 215 Whitworth Avenue South Parcel Number: 784180-0090 Project Contact: Pam Derry, Architect, Tonkin Architecture Phone: 206-624-7880 x 116 pam(cbtonkinarchitecture.com Project Description With the goal of providing high-quality affordable housing to the residents of Renton, the Low Income Housing Institute (LIHI) and Tonkin Architecture are proposing a 6 -story multifamily apartment building that will house 48 affordable housing units. The proposed building will have a total gross square footage of 42,243 square feet and a unit mix of 4 studio, 19 one bedroom, 20 two bedroom, and 5 three bedroom apartments housing individuals, couples, and families. The building will also provide amenity spaces for its residents such as a multi-purpose common room, a library, community computer stations, a community kitchen for events, a classroom, a management office, a counseling office, and a covered parking garage at the 204 First Avenue South, Seattle, Washington 98104 1206-624-7880 1 www.tonkinarchitecture.com rear of the property. The proposed building massing will be L-shaped with an outdoor play area and a vehicle access driveway located on the SE corner of the site. This design will provide the maximum amount of natural sunlight to both the outdoor common spaces and the residential units above. Vertical bay windows and other modulations on the building facades will help reduce the perceived size of the building mass. Large horizontal material changes along the bottom floor and the upper two floors will help reduce the perceived height of the building mass. Smaller -scaled design elements such as the windows, cornices, canopies, plus the textures and colors of the facade materials will also help provide a well-balanced and well-proportioned building exterior that will enhance the surrounding areas when viewed from all four sides. It is the hope that the careful design of this building will help set a high standard for future development in the area. Location Description The site of the proposed project is located south of the Renton Airfield, on the west side of Whitworth Ave S, immediately south of Seattle Public Utility's Cedar River pipeline right-of-way with an 11' wide public alley to the west. The site and the surrounding properties are zoned CD (Center Downtown) and are subject to Design District "A" design regulations. The purpose of the CD zone, according to the Renton Municipal Code, is "to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development". The existing single family house that is currently located on the site would not be allowed as new construction in the CD zone. The surrounding neighborhood is very much in transition with some low-rise small-scale existing buildings and a growing number of multi -story multifamily and mixed-use buildings. The existing buildings around the site include a single family house to the west, churches to the south and east, and an office building for an international adoption agency to the north. A four-story mixed-use building, the Compass Veterans Center, is located to the northeast, diagonally across Whitworth Ave. South, Renton High School is located a block to the north. Site Conditions and Off Site Improvements The existing house single-family house on the project site will be demolished as part of the site preparation for the proposed six story building. An initial 2 archeological study has been conducted at the site by Willamette CRA, the same firm who did investigations on the site of the Renton High School. No significant artifacts were found. During construction deep excavations will be archeologically monitored. There are no significant trees on the site. Existing shrubs and blackberry bushes will be removed for construction. New building perimeter landscaping will be installed. Existing street trees will be removed for construction and replaced with two new street trees. With the exception of a man made depression at the northwest corner of the site, the parcel is exceptionally flat. Geotechnical soil tests determined that the soil at the site has medium dense sandy soil with a high water table. This soil is susceptible to uneven settlement and potential seismic liquefaction during an earthquake. A deep foundation system supported by pipe piles is therefore recommended to reduce the potential for uneven settlement, which would occur with a simpler foundation system. To install the foundation and on site improvements estimated earthwork quantities are 100 cubic yards of cut and 300 cubic yards of fill. Off-site improvements include a widened and improved public sidewalk along Whitworth Ave S, a new curb cut for vehicle access onto the site, a water main extension from South 3rd Street to South 2nd Street, and a connection to the existing storm drain in the SPU right-of-way. The proposed project will also provide a new paved walkway along the SPU right-of-way to the north, though that will be located on the project site. The hope is that the next new development to the west will do the same and extend this new sidewalk to Shattuck Ave S, effectively providing a new through -block pedestrian connection. Density Requiring Conditional Use Under the current CD zoning the minimum residential density is 25 units per acre. The maximum is 100 units per acre, but that may be increased for 150 units per acre through an administrative conditional use permit process. The proposed site area is 0.32 acres; the minimum number of residential units allowed is 8. The maximum without administrative conditional use is 32 and the maximum with administrative conditional use is 48. We understand that the proposed 48 units require an administrative conditional use permit. This density bonus is critical for providing much needed affordable housing in an efficient manner. A lower density would increase the project cost per unit and make construction funding difficult, if not impossible, to obtain. With high prevailing wages, off-site infrastructure costs, high design standard requirements and street improvements, spreading the cost over more units 3 to be built to achieve economies of scale helps create a project that public and private financing sources can support. Many of these are fixed costs that would be similarly priced whether for a 32 -unit development or 48 units. In the case of Renton Commons, more is better given the need to revitalize and build out the downtown with high quality buildings and the need to produce units with rents within reach of working families and their incomes, without undue rent burdens so true of today's marketplace. The issue of housing affordability has worsened over the previous years, with reports of more and more people paying as much as 50% of their monthly income for rent; rent burden is defined as paying more than 30%. Additionally, increases in individuals and families without a permanent address point to the benefit of building units to be part of the solution. The One Night Count of the Homeless in 2016 registered a doubling over 2015's result, climbing in 2016 to 160 from 79 the year before. Of the 160 individuals counted, as many as 139 were living in cars, in doorways, in the underbrush, at bus stops, walking around, in city parks or under roadways. Locating added density in downtown and near transit hubs supports growth near transit and preserves the single-family communities of Renton while managing growth to accommodate rental housing demand. The site at 215 Whitworth Ave S. has some unique synergies: The adjacent Harambee Church provides community meals and resource referrals for those experiencing homelessness. The church also houses the Cry Out! program for youth, giving access to music recording studio, dance, art, and various life skills workshops in robust afterschool programs for middle and high school students. The site is also very near Renton High School, and close to Safeway, the Renton Farmer's Market, and other shops and restaurants. We have a great opportunity to provide working individuals and families, including those who have exited homelessness, access to these amenities. Increasing the density at this site by permitting the building of another 16 units over what is permitted outright, would bring housing within reach of an additional 16 households. This development is in line with the proposed vision for Downtown Renton - a modern gathering place for dining, shopping, arts, and access. Projects like the Lofts at Second and Main, which is currently under construction, help bring more people to this vibrant and emerging Downtown Renton. Our intention with this project is to provide the same access to these wonderful amenities to people who can afford predictable rents that are related to the incomes they earn. With increased density at the site, we can bring even more shoppers, artists, and diners into this area. People living in affordable housing communities are known to shop locally and favor nearby stores and 4 amenities. With predictable rents that do not spike uncontrollably, they are able to afford the groceries, entertainment and meals that support the commercial district and businesses nearby. Parking Within the CD zone for low income housing (defined as less than 80% in the Renton Municipal Code) the minimum required parking is one space for every four units and the maximum is 1.75 parking spaces per unit. For 48 units the minimum required parking is therefore 12 spaces. The proposed building includes an open surface parking garage on the rear of the site to provide the required 12 parking spaces. These parking spaces will be accessed through a driveway on the south side of the site. As required by the design review regulations for Design District "A" the parking garage will not front on the street and will be entirely at the rear of the property. Since the majority of the proposed housing is for extremely low income families and individuals, many of the tenants will not own cars, and twelve parking spaces will be sufficient. The site proximity to the Renton Transit Center and shopping is ideal for tenants without vehicles and is one of the factors making the site attractive for affordable housing. We plan to secure via a lease with SPU, three staff parking spaces in the vicinity of the site. An agreement has generously been arranged with Seattle Public Utilities to rent three staff parking spaces on the SPU pipeline right of way directly north of the site. We have seen in other projects well -located to transit that providing parking at the minimum level required is sufficient for this population and encourages a pedestrian and transit -oriented lifestyle, which is a goal for the revitalization of the Downtown Renton area. We will also make part of our leasing process a clear declaration that on-site parking is very limited. We will provide printed material on City of Renton on - street parking rules, the area bus and transit routes and maps from the site to the transit stops; area garages or parking options that are legally available. We ask people to acknowledge (a) their familiarity with City of Renton parking rules; (b) their familiarity with the bus routes and schedules within walking distance of the project address; and (c) their proposed plan for parking/garaging their vehicle if they are not among the priorities to secure on-site parking. Our intention is not to burden the streets with additional parkers that could be in violation of local laws. We will make these regulations very clear during the marketing and leasing process for units. Our priority process for parking spaces on site relates to giving priority to (1) the disabled; (2) families with children who are car owners; and (3) commuters for whom taking public transit is not feasible. There priorities will also be shared with potential tenants as they express interest in leasing units at Renton Commons. We will also allow no more than one car per unit to be garaged, if they are within the priority populations noted above. Bicycle Parking Modification Per Renton's zoning code for attached dwellings 0.5 bicycle parking spaces are required per residential unit. For 48 units that would be 24 bicycle parking spaces. The zoning code also includes a provision for other uses within CD zoning of 10% of the required number of off street parking spaces. On this tight site providing interior first floor bicycle parking for 24 bicycles would limit the space that could be provided for important supportive services and public open space. We therefore propose to provide three on- site exterior bicycle racks with capacity for 24 bikes. Two of these racks with capacity for 16 bikes will be protected from weather by a canopy. Two short term bicycle racks at the public sidewalk with space for up to 4 bicycles will also be provided. In LIHI's other developments, especially among people occupying studios and one -bedrooms as individuals or couples and young families who are bike riders and bike commuters, we have found that they prefer to store their bicycles within their units. We will be providing a wall - mounted bike rack for those who request it—this addresses the need for bike storage as well as their need for completely secure bike storage that is not within a public nor even building -wide location. This option will be provided in ways that do not affect ADA clearance requirements in any unit. Street Improvement Modification The City of Renton's draft downtown street standards call for a twelve foot wide sidewalk with street trees in tree grates, a six inch curb, a five foot bike lane and an eleven foot travel lane. The existing Whitworth Ave right of way is 60 feet wide. To provide all of these improvements including a five foot bike lane, a 70 foot wide ROW would be required. However we have been informed by City of Renton staff that a bike lane is not required on the west side of Whitworth, since it would not connect to any existing bike lanes beyond the property street frontage, therefore no street dedication is proposed. To build a twelve foot wide sidewalk without modifying the alignment of the ROW curb requires the sidewalk to encroach on the property a distance of two feet. We propose to build the sidewalk with this extension onto the property, without a right of way dedication. This will allow the full sidewalk width without modifying the curb alignment, but will also allow the upper floors of the building to overhang the sidewalk extension into the parcel. A pedestrian easement will insure that this sidewalk extension remains available to the public. Encroachment over Right of Way To provide a more varied and interesting modulation on the upper fagade facing the street—Whitworth Avenue, and to make the main building entrance more prominent, we propose to overhang the ROW by a maximum N. of two feet at the entrance canopy and at the central bay on the building's east and main fagade. The modulation at the central bay is proposed to begin at the third floor at a height of approximately 25 feet above grade. The canopy will be located at a height of approximately 13' above grade. The distance above grade will insure that the encroachment over the sidewalk portion of the right of way will have no adverse impact on pedestrians on the sidewalk. Roof Pitch To provide interesting pitched roofs as required by the Design District A guidelines the proposed pitched roofs are shed roofs at the top of articulated bays. To keep the shed roofs in scale with the articulated bays, it is proposed that pitched roofs have a 2.5:12 slope rather than a 1:4 (3:12) slope. Including the full height of the pitched shed roofs the maximum height of the structure will be 76 feet. This is well within the maximum building height of 95' allowed by the property zoning. The remainder of the roof will be low - slope, membrane roofing with a surrounding parapet and cornice. Part of the roof and two lower roofs will be "green" roofs with low growing sedum plantings. The green roofs will assist with storm water control Trash/Recycling Modification Renton's development standards require a trash collection area for every 30 dwelling units. Instead of providing 2 exterior trash collection areas, we propose to provide 1 interior trash collection area with a trash compactor to minimize the space needed for trash. With trash chute access on every residential floor, access to trash disposal will be very convenient for residents. Renton's standard for the size of a trash collection area without a trash compactor is 1.5 square feet of recyclable collection space per dwelling unit and 3 square feet of refuse deposit area per dwelling unit. For 48 units this would be a minimum of 72 square feet for recyclables and 144 square feet for trash without a trash compactor. The interior trash room proposed has space for two 2 -yard bins, which each have an area of 18 square feet and two 4 -yard bins. Four 2 -yard bins would provide 72 square feet for un -compacted recyclables, which is in compliance with Renton's standard. Two 4 -yard bins will provide the same volume of space for recyclables more efficiently. With a trash compactor having a typical compaction ratio of 4:1, one quarter of 144 square feet or 36 square feet should be sufficient space for trash collection. Therefore two 2 -yard bins with an area of 18 square feet each should have sufficient capacity for compacted trash. LIHI property management also engages in tenant education regarding recycling and reuse, food composting and minimizing waste. i7 To avoid having the trash room highly visible from the front of the building, its proposed location is toward the rear of the property. The bins will have wheels. With the assistance of a trash caddy, which will be stored in the trash room, the on site manager will be able to bring the bins to the curb for pick up. The on site manager will promptly return the bins to the trash room after pick up. Since the trash caddy can be stored in the trash room, no additional container hauling vehicle space is necessary. An exterior staging area for trash and recycling will be provided directly exterior to the trash/recycling room. Conclusion Renton Commons will be designed and programmed to meet the needs of working families and individuals, including many who have exited homelessness and will at last, be safely and suitably housed, a status that supports their job retention, school achievements of their children and their participation in community. The 215 Whitworth Ave S location in the walkable downtown area near transit and shopping areas is ideal for this purpose. The combination of housing and (for those who will find it helpful), support services, will be a valuable resource for the community of Renton. 8 woralnnaa!y)Jeu[JU01- r &M �! 99L71•ZZ9.90Z A 1098L•7Z9.90Z d 70186 WallreaS ,4inos anuand isitj 1/oz 6M6 VM TiiV3S AV iS'IId LOVZ J o -- - 31niiiSNI ONISf10H 3WOON1 MM � r Q DI NOl LOOK VM'NOlN3d ]AV HiWMIIHM 9 Z 74� 07 SNOWINOO NO1N3� Uo� -afaw0 S ani{ neuins Mm r 6411 ■ Logan Ave S ■ I if I ■ 19 LW m V7 `Q C cv .! S GAV ue601 =3 S aAV Ileufne 4 ue cc S $Ad 119wnl3 IL ■ � Ni S Bey S,e,P!WS IN IBM I I 17 MU) ■■.own 4 S aAV SIJ,ay4 S aAa SUJOVJ Q � S ant! 4)mAlkllyM S a^%f lonlie4s � m ■ U Lake Ave S in C cV In .._.. S GAV Jerufe8 U) mm IF . xt QL m Raintar pve S > m a� C V1 0 O O V 0 0 c c z. 0 0 09 m� �w w< zU, TONKIN Urban Design Overlay District Report June 7, 2016 Project Name: Renton Commons Project Address: 215 Whitworth Avenue South Parcel Number: 784180-0090 Project Contact: Pam Derry, Architect, Tonkin Architecture Phone: 206-624-7880 x116 pa m Cyton ki na rch itectu re. co m The proposed project location is within the CD (Center Downtown) zone and is subject to Design District "A" design regulations. The proposed project is designed for excellent compliance with the design district regulations. Property Set Backs and Building Height Although no rear or side property setbacks are required in Zone CD, the proposed project will be setback more than 10 feet from neighboring properties to allow for natural sunlight and ventilation in the residential units. At the southeast corner of the property, the building is setback over 40 feet to provide for an outdoor play area with good sun. This corner of the site also provides a pedestrian connection with the adjacent open space church property to the south. The maximum building height allowed in this zone is 95 feet. The proposed building height is approximately 75 feet, which is well within the allowable height. Building Orientation to Street Overlay District A encourages non-residential uses and transparency along the street frontage at ground level, a strong pedestrian connection with the street and minimum impact of vehicle parking and utility spaces on the street frontage. Renton Commons is designed to meet or exceed all of these requirements. All residential units will be located on the upper floor levels, 2 through 6. The ground level will contain all of the non-residential common spaces in the building with a high 16' floor -to -floor dimension and large storefront glazing typical of nonresidential uses. The storefront glazing will run along the east, street fagade and wrap around the corners onto the north and south facades. The primary pedestrian entrance will be located centrally on the street fagade and will be clearly marked with, signage and an expressive canopy structure providing overhead weather protection. 204 First Avenue South, Seattle, Washington 98104 1206-624-7880 1 www.tonkinarchitecture.com The covered parking garage and all utility spaces, including electrical, mechanical, fire sprinkler room, and recycling/refuse collection will be located on the west rear side of the property far away from the Whitworth Ave S street frontage to the east. Building Articulation and Modulation The proposed exterior design of Renton Commons is designed to provide the articulation, modulation, and varied exterior cladding that is desired in Design District A. Vertical bay windows and other modulations on the building facades will help reduce the perceived size of the building mass. Large horizontal material changes along the bottom floor and the upper two floors will help reduce the perceived height of the building mass. Smaller -scaled design elements such as the windows, cornices, canopies, plus the textures and colors of the fagade materials will also help provide a well-balanced and well-proportioned building exterior that will enhance the surrounding areas when viewed from all four sides. With careful attention to the overall composition, a few bay windows on each fagade will extend up past the top of the roof parapet. These tall bay windows will be capped by pitched roofs to provide additional articulation and interest, especially when viewed from afar. A continuous roof cornice will wrap the top of the facades, providing a strong horizontal line that is interrupted only by the taller bays with pitched roofs. The building mass will be further modulated by a large vertical notch at the inside corner of the south fagade. The notch will break the large south fagade into two distinct parts and provide space for green roofs, which will be visible from the adjacent residential units and the building corridors on the upper 2 levels. To help balance the strong vertical elements of the bay windows and the recessed notch, the exterior cladding materials will create strong horizontal lines along the ground floor and the top 2 floors. At the ground floor the common spaces will be clad in stained horizontal cedar slats and the parking/utility spaces will be clad in concrete with strong horizontal reveals carefully aligned with the wall openings. For increased durability and reduced maintenance, the cedar siding will be coated with an anti -graffiti coating. At floors 2 through 4 the residential facades will be clad in cementitious panel siding with a careful composition of reveals providing subtle horizontal lines at the tops and bottoms of the window openings. The cladding on the upper 2 two floors, 5 and 5 will be a combination of horizontal cementitious panel and lapsiding. Varying paint colors will further emphasize the various parts of the exterior composition; the distinct bay windows, building masses, base/middle/top of the fagades and also smaller scale accent panels that provide additional interest and help tie the various exterior elements together into a single expression that will be attractive from both near and far. Landscaping The Landscape design around the exterior of the building includes a plant palette carefully selected for its appeal to the senses of sight, smell, and touch. Along the Whitworth Ave S. street frontage, 2 new specimen street trees will help screen the pedestrian sidewalk from the street while simple tree grates will provide as much walking surface as possible to the improved sidewalk. Along the north facade, triangular planting areas will effectively soften the facades of the utility spaces and also help define the new sidewalk along the SPU right-of-way, located on the project property. At the northwest corner of the property a gazebo will mark the terminus of the pedestrian experience until the property to the west is developed and possibly extends the new walkway through the block to Shattuck Ave S. The landscaping along the west fagade and the southwest corner will be combination of soft, colorful ground cover and small ornamental trees that will both help soften the concrete walls and help screen the covered parking garage. At the southeast corner, the main outdoor area for residents and visitors, trellises, seating, covered bike racks, and play equipment will all be carefully located to comfortably define small, intimate spaces. The Landscape design will also reduce the project's water usage drought tolerant/ native plant species and reduce the project's required drainage with large areas of succulents in green roof trays on the second and fifth floor terraces. Tenant Common Spaces Within Design District "A" a minimum of 50 square feet of indoor or outdoor common open space for tenant use is required per unit. The Renton Commons project will provide more than the required amount of open space to be used by individuals, couples, and families and a variety of multi-age activities. 3 Exterior open space will include a small children's play area at the southeast corner of the property and a quieter exterior courtyard with a gazebo, appropriate for older tenants, at the northwest corner Interior common spaces will include a multipurpose community room with computer access for tenants and a kitchenette for community functions a TV/library room and a classroom with direct access to the building exterior for potential community events such as a homework club for school age children. On site counseling services will also be provided for the building's tenants Appropriate Location LIHI prides itself in developing sites within existing urban centers and the location of this project in the heart of Renton's fast-growing downtown area will provide easy walking access to public transit, schools, and services. The Harambee Church located directly to the south provides a large number of social services including an overnight shelter for families, meals for veterans, and an after school program for teanagers. The church is eager to team with the Low Income Housing Institute to provide services to the future building tenants. The siting of the building on the project site is intended to help facilitate that collaboration with adjacent outdoor areas and easy access between the properties. Effect on Adjacent Properties/ Compatibility Locating Renton Commons near the Harambee church will be beneficial to the church's mission of providing social services. Renton Commons staff could potentially also collaborate with staff at the Compass Veteran's Center located across the street to the northeast of the property. The proposed building design will definitely improve the look and feel of the SPU right-of- way to the north, effectively making it feel more like a public street than the parking lot for the adoption agency. The proposed building structure will be significantly larger than the single family house located directly to the west, but it is important to note that Renton's CD zone designation is intended to encourage high-density multifamily development in this area and will no longer allow single-family development in this area. It is the hope that this project will encourage similarly -scaled development on the property to the west and a similarly high level of care in future building designs in the area. Parking Within the CD zone for low income housing (defined as less than 80% in the Renton Municipal Code) the minimum required parking is one space for every 4 4 units. For 48 units the minimum required parking is therefore 12 spaces. The proposed building includes a covered parking garage on the rear of the site to provide the required 12 parking spaces, accessed through a driveway on the south side of the site. Since the proposed housing is for extremely low income families and individuals (half 30% and half 50% AMI), many of the tenants will not own cars and LIHI's experience on other projects in the area suggests that 12 parking spaces will be more than sufficient for the needs of these tenants. The project site was selected for its proximity to the Renton Transit Center for this reason. A wide range of shopping options are also within easy walking distance of the site which is ideal for tenants without vehicles. The project will also rent 3 staff parking spaces on the SPU right-of-way directly north of the project site which is not required but seems prudent. Traffic An average of approximately 201 trips per day will be generated, according to the April 2016 Traffic Analysis prepared by Gibson Traffic Consultants. It is expected to generate 14 new AM -peak hour trips and 19 new PM peak -hour trips. Trip calculations are based on data contained in the Institute of Transportation Engineers' Trip Generation Manual, 9111 Edition - Volume 2: Data (2012). It was Gibson's professional determination that the total number of added trips is relatively low and will not have a significant impact on traffic flow on the adjacent street systems. Noise, Light, and Glare Exterior lighting fixtures will be selected and located to provide light on the outdoor areas around the parcel for safety and security, but will not shine light onto neighboring properties. The exterior common spaces are located adjacent to the public right-of-ways and the existing parking lot to the south, not close to adjacent buildings. There are also no occupied exterior terraces or roof decks above ground level that could project noise over the adjacent buildings to the larger area. All noise from exterior common spaces at ground level will be limited and contained by hardscape and landscape features such as trees, canopies, and trellises. Conclusion The combination of housing and support services that this new project will provide will be a valuable resource for the City of Renton for many years to come. The exterior design of the Renton Commons project will greatly exceed the standards of Design District "A" and will likely become a model of high-quality, high-density development for future projects in the area. 5 TONKIN Construction Mitigation Description Renton Commons 215 Whitworth Ave S., Renton WA Project Number 13-000771 The proposed construction is expected to start in mid-September 2017. Construction is expected to be completed by the end of October 2018. Construction activities will be restricted to the hours of 7:00 am to 8:00 pm Monday through Friday. Any work on Saturdays will be limited to the house of 9;00 am to 8:00 pm. No work will occur on Sundays. All hauling will be limited to 8:30 am to 3:30 pm Monday through Friday. For this small compact site one construction entrance is proposed. The entrance will be shown on the TESC plan, which will be included in the building permit submittal. Construction traffic is expected to approach site from either Washington State Route 167 or Interstate 405. The map below shows a route to and from the north and one to and from the south; both traveling primarily on major arterials. No truck compression brakes or Jake brakes are to be used. s r Rti�i rh 4 i t � 5 � •f,rh SS a' ✓� RPnrOrr c' a a �Orh Sr �G :l1. Yk 7r� � �L 5 7:grh St e.S 5 tangli , Ad Clor1� 5 113rd 5: S r34Ih St S 175th 5t Cj001 O Bari R:..• +r +Snr Rf SW � rr1 c zT r� 44p 5 f �rfM Fy SK. 3rd pf $t�� SW yUn4el # SW 71h 5. r a Grady %4al SW r�S SW 161h 51 H tandmc � 2 4r �. • x l.n� ro; P'xt < SW '.91h 51 rii i N 4th 51 � 9 F Ir S z ,tr.tr Pit �Z �Cf.ln R�.e• bars 4�l v S 4th 5r x i [c �y (}1sj t�l1 W � S ; d s .�rh 5r 0v40W HE 5th a� Jr'rd.c N� 31a St SE 41h (oaf M+3Q� Proposed Construction Transportation Routes to and from Construction Site 19h I`-, 4y i« 204 First Avenue South, Seattle, Washington 98104 1206-624-7880 1 www.tonkinarchitecture.com The construction entrance will be stabilized with 4" to 8" quarry spalls with a depth of 12. If dust from construction traffic is not minimized sufficiently through the use of quarry spalls, a wheel wash will be installed. To minimize other impacts from construction activities standard TESC measures will be implemented such as a temporary construction fence surrounding the property and a silt fence to control erosion. More detail on TESC measures will be included in the building permit submittal. No special hours for construction or hauling are proposed. Much of the proposed construction activity is expected to occur directly on the site and not in the public way. For activities that impact the public right of way, such as the construction of a new sidewalk and connections to utilities, the general contractor will submit a detailed traffic control plan to the City's Public Works Department_ Detailed traffic control plans will be submitted to the City a minimum of three working days before any work in the public way is scheduled to occur. If the work impacts a school bus route, the contractor will notify the Renton School District. Work zone traffic control shall follow the standards of the Manual on Uniform Traffic Control Devices. If a sidewalk is impacted by the work, assistance and accommodation of pedestrian traffic shall be provided. DEPARTMENT OF COMMUNITYCITY of AND ECONOMIC DEVELOPMENT �geo nton Gif� DENSITY WORKSHEET 1. Gross area of property Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 13915 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* 0 square feet Private access easements* 0 square feet Critical Areas** 0 square feet Total excluded area: 0 square feet 3. Subtract line 2 (total excluded area) from line 1 for net area 13915 square feet 4. Divide line 3 by 43,560 for net acreage 0.32 acres 5. Number of dwelling units or lots planned 48 units/lots 6. Divide line 5 by line 4 for net density *Alleys (public or private) do not have to be excluded. 150 = dwelling units/acre "Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not deducted/excluded. 1 F;\Land Use submittal\density.doc Rev, 0812015 LOW INCOME HOUSING Letter of Understanding Geologic Risk I N S 1 t l U 1 E Rocale Timmons Senior Planner at City of Renton 1055 S. Grady Way Renton, WA 98057 Re: LIHI Renton Commons project 215 Whitworth Ave, Renton WA 98057 Dear Rocale: The Low Income Housing Institute (LIHI), owner of the property at 215 Whitworth Ave South in Renton WA, does hereby affirm its understanding of the existing soils conditions and accepts the risk of developing a new multifamily structure on this site. LIHI obtained a formal Geotechnical Engineering Study from Geotech Consultants, Inc., dated July 31, 2015 that contains detailed information regarding the existing soil conditions and provides recommendations to reduce the risk of site settlement during a moderate or severe seismic event. Our licensed structural engineer designed the building structure to fully incorporate all of the geotechical recommendations including a deep foundation of driven pipe piles and grade beams spanning between them. The piles will extend into competent soils and the grade beams will support the slab on grade evenly in the event of soil liquefaction and differential settlement. The general contractor to be hired for construction will acknowledge in writing that they fully understand and will implement the geotechnical engineer's recommendations. LIHI maintains its ownership and controlling interest in the project no less than 50 years and resale is not anticipated. But should the need arise, LIHI agrees to provide this Geotechnical Engineering Study to any prospective purchasers of this site and any prospective purchasers of structures, or portions of structures, on this site. LIHI will also provide as -built drawings of the structure(s) to any prospective purchasers, clearly showing all building systems designed to fully comply with the recommendations contained in the Geotechnical Engineering Study prepared by Geotech Consultants, Inc. Should you have any questions or require additional information, please feel free to contact Eric Blank at (206) 957-8057. Sincer n Lees Executive Director Low Income Housing Institute, Sole Member and Company Manager, LIHI Renton Manager LLC, Managing Member of Renton Commons LLC Owner and Developer of Renton Commons 24071st Avenue 2407 15t Avenue, Seattle WA 98121 Seattle Alk 98121-1311 (206) 442-9935 Phone (206) 443-9851 Fax (800) 833-6388 TTY �tv,h;,LIH4.ora� Gibson Traffic Consultants, Inc. MEMORANDUM To: Eric Blank, Low Income Housing Institute From: Brad Lincoln, PE Project: Renton Commons GTC #16-088 Subject: Traffic Analysis Date: April 18, 2016 This memorandum summarizes the trip generation calculations for the Renton Commons development. The development is located on the west side of Whitworth Avenue S. between S 2�d Street and S Yd Street. The development is proposed to consist of a 6 -story, 48 -unit apartment building for low-income housing. A site vicinity map in included in Figure 1. Figure 1: Site Vicinity 2802 Wetmore Avenue - Suite 220 - Everett WA, 98201 Tel: 425-339-8266 - Fax: 425-258-2922 - E-mail: info@gibsontraffic.com Renton Commons Trip Generation Memo Trip Generation Calculations The trip generation calculations for the Renton Commons development are based on data contained in the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 9" Edition — Volume 2: Data (2012). The average trip generation rates for ITE Land Use Code 223, Mid -Rise Apartments were used in the trip generation calculations for the proposed 48 -unit building since it is a 6 -story building and satisfies ITE's description of a mid -rise apartment building. Table I summarizes the trip generation calculations. Table 1: Trip Generation Calculations 48 New Mid Average Daily Trips AM Peak -Hour Trips PM Peak -Hour Trips -Rise Apartment Units Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total Generation Rate 4.18' trips per unit 0.30 trips per unit 0.39 trips per unit Splits 50% 50% 100% 31% 69% 100% 58% 42% 100% Trips 101 100 201 1 4 10 14 1 11 8 19 The Lacey Special Care Community development is expected to generate 201 new average daily trips with 14 new AM peak -hour trips and 19 new PM peak -hour trips. The ITE data for Land Use Code 223 is included in the attachments. Trip Distribution and Impacts It is anticipated that trips generated by the Renton Commons development will split 50% traveling to and from the north and 50% traveling to and from the south. The development will impact off-site City of Renton intersections with less than 10 peak -hour trips impacting any public intersections. Additional analysis of impacts to surrounding intersections should therefore not be required based on City of Renton threshold requirements. ' Based on comparison of daily and PM peak -hour trip generation rate for ITE Land Use Code 220, Apartment. Gibson Traffic Consultants, Inc. April 2016 info(@gibsontraffic.com 2 GTC #16-088 ITE Trip Generation Data M Land Use: 223 Mid -Rise Apartment Description Mid -rise apartments are apartments (rental dwelling units) in rental buildings that have between three and 10 levels (floors). Apartment (Land Use 220), low-rise apartment (Land Use 221) and high- + rise apartment (Land Use 222) are. related uses. Additional Data The peak hour of the generator typically coincided with the peak hour of the adjacent street traffic. The sites were surveyed in the late 1980s in Montgomery County, Maryland. Source Number 321 386 Trip Generetion, 9th Edition • lnstiMe of Transportation Engineers A-1 Mid -Rise Apartment (223) Average Vehicle Trip Ends vs. Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One.Hour Between 7 and 9 a.m. Number of Studies: 7 Avg. Number of Dwelling Units: 120 Directional Distribution: 31% entering, 690% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.30 0.06 - 0.46 0,56 Data Plot and Equation 90 80 70 vi c 60 W a 1= m 50 U t 40 Q II 30 F- 20 10 0 $0 60 70 80 90 100 110 120 130 140 150 160 .170 180 190 200 210 220 230 X = Number of Dwelling Units X Actual Data Points fitted Curve ---- Average Rate Fitted Curve Equation: T = 0.41(X) -13.06 R2 = 0.83 Trip Generation, 9th Edition • Institute of Transportation Engineers 387 A-2 X X ------------- .. - - .. , -- -- - - -- , .. ---- .. -.- ---- X X 0 $0 60 70 80 90 100 110 120 130 140 150 160 .170 180 190 200 210 220 230 X = Number of Dwelling Units X Actual Data Points fitted Curve ---- Average Rate Fitted Curve Equation: T = 0.41(X) -13.06 R2 = 0.83 Trip Generation, 9th Edition • Institute of Transportation Engineers 387 A-2 Mid -Rise Apartment (223) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and B p.m. Number of Studies: 7 Avg. Number of Dwelling Units: 120 Directional Distribution: 58% entering, 42% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard. Deviation 0.39 0.15 - 0.54 0.63 Data Plot and Equation 110 X 100 ............... 94 :.---- :.--- .... ....... so -- -- --. .. g a70 ....1 r,4 -. ----- -------- .. .. .. 5a ". - -- -- --- ---- Q 40 .. .. .- ..; .. i. 30 X `- - . .. . .. ........ 14X.. .. . .. ......... 4 50 60 70 80 90 100 110 120 130 140 150 164 170 180 190 204 210 220 230 X = Number of Dwelling Units X Actual Data Points Fltled Curve ------ Average Rate Fitted Curve Equation: T = 0.48(x) - 11.07 R2 = 0.89 389 Trip Generation, 9th Edition • Institute of Transportation Engineers A-3 Lim ILP' 00o L('K ��lf�IvU CIO .lrchicolog - Histon • Ethnography INTERIM MEMORANDUM Preliminary Archaeological Assessment for the Proposed Renton Commons Project Renton Washington Stephenie Kramer, M.S. May 20, 201 G Introduction The Low Income Housing Institute (LIHI) proposes construction of the Renton Commons, a multi -family housing development at 215 S. Whitworth Avenue in downtown Renton, Washington. LIHI contracted with Willamette Cultural Resources Associates Ltd. (WillametteCRA), to conduct an archaeological assessment of the proposed project area. WillametteCRA has commenced working on the survey project; this brief memorandum summarizes current field information and progress, provides information regarding the results of archaeological background research and field survey and preliminary conclusions based on those findings, and supports the project through the City of Renton's application intake process. A full report that describes the natural and cultural setting of the project and full discussion of methods, results, conclusions, and recommendations will be forthcoming. The project site is on approximately 1/3 acre currently occupied by a single family dwelling at 215 Whitworth Avenue S., in the City of Renton, King County, Washington (Figure 1). It is a single parcel between 2' and 3' Streets in downtown Renton (Figure 2), T23N ROSE, Section 18. The eastern half of the project parcel is occupied by a single family home (parcel 7841800090), constructed in 1930 according to the King County Assessor's Office. The western half is a residential lawn and ornamental shrubs. The project as proposed would consist of demolition of the existing structure and construction of a six -story building that includes multiple residential units, common areas, classrooms, parking, and utility line upgrades. Design specifications may include a foundation that will be a structural slab 650 South Chcas St., Suite 201 Seattle, Washington 98108 206-397-1487 u,-WW.-,villamcttecra.com r -L I • i ` j Ift •-" -L% t -r` ,,,� TownshipfRange/Section . ; t 23NI5EI18 SNYWAY k MUN 3rFl JI P4 !W r� Y .Owl Ii Pte.- ! 4 -- ? 7 I -J S141 Sa 1 0 0.5 1 2 Kilometers 0 0,25 0.5 1 77 Project Area Miles Base Map from USGS quadrangle: Renton, Washington 7.5 minulle topographic. N Figure 1. Project location map. 2 corner fragment: s s. 7 �,• r- Y w nrCrF;e SU face �r Y i a 'i! • E' Jp f 4 a F 1 i i o s to 20 Project Area Utility Mete Is o zo as so Negative Shovel Probe Depression Feet N Figure 2. Project map with shovel probe locations. 3 supported by grade beams on pilings. A replacement storm main line (130 lineal feet), a water main line (500 lineal feet) and a sewer main line (150 lineal feet) will be constructed to connect to the new building. Archaeological Field Investigations Pedestrian survey within the project area for the proposed Renton Commons project was conducted on May 17, 2016 by Stephenie Kramer, M.S. and Malika Hays, B.A. Archaeological fieldwork consisted of pedestrian survey and the excavation of shovel probes throughout the parcel. Because the proposed project elements would extend throughout most of the parcel, meandering pedestrian transects were walked throughout the parcel. Shovel probes were excavated at an approximately 15 -meter interval, modified somewhat depending upon obstructions by utility lines, vegetation and structures. The seven shovel probes measured 35-40 centimeters (cm) in diameter and varied in depth between 20 and 100 cm (Figure 2). The depth of most of the shovel probes was extended with the use of a 10 cm (4") bucket auger to depths between 140 and 280 cm below surface. All sediment was screened through'/4-inch hardware cloth and sediment descriptions documented on field forms. All probes were backfilled upon completion, and locations recorded on an aerial photo map. Typical soil profiles in shovel probes 1-4 consisted of an approximately 30 em thick sod and root mat, followed by approximately 80 cm of a light olive grey brown silty sand with no gravels. A light grey slightly saturated sandy clay, mottled with orange, approximately 100-145 cm below surface (cmbs) overlay a reddish brown coarse sand with some pockets of gray clay to 170 cmbs. A mottled sandy clay with iron oxide staining was noted between 170 cmbs and 190 cmbs. A wet, medium gray clay with some orange mottling was present between 190 cmbs and 210 cmbs. Between 210 cmbs and 240 cmbs a gray brown and orange iron oxide mottled fine clay is present, over a light yellowish brown medium coarse sand present to 275 cmbs. A light and dark brown mix of med coarse sand and dark brown silt was noted deeper, to the terminal depth of the probe at 280 cmbs. These sediments generally reflect a low energy alluvial deposit (Shong and Rinck 2011), which is expected, and reflective of the routine inundation of the area that likely occurred during flood events of the Black and Cedar Rivers before the channeling of the Cedar River in 1912, and the opening of the Lake Washington Ship Canal in 1916. When the elevation of Lake Washington was lowered, the Black River dried up. All of the probes yielded modern debris including occasional brown bottle and green bottle glass fragments and clear flat glass fragments and pieces of plastic in the first 50 cmbs. Shovel probes 1, 2, 3 and 4 contained a fragment of terra cotta, and coal clinker and plaster. Shovel probe 4 also contained two small fragments of porcelain that were not temporally diagnostic. Shovel probes 5-7 exhibited a disturbed stratigraphy, or were impenetrable. Shovel probes 5 and 6 were placed on a flat, lower portion of the parcel. The far northwest corner of the property is noticeably more flat and level than the rest of the parcel and the surrounding parcels, and is two feet lower in elevation. For this reason, shovel probes 5 and 6 were placed there to attempt to determine if the topographic change was natural. The soil profile of shovel probe 5 consisted of a light brownish yellowish gray find sandy silt fill with 5-15% gravels and pebbles from 0-30 curbs, distinctly more than in probes 1-4. The fill contained burnt waste material, burnt bits of plaster and two window glass fragments. From 30-78 curbs the fill consisted of a compact yellowish brown fine sandy silt with fragments of burnt waste plaster and a fragment of white earthenware. At 78 curbs, large fragments of concrete were found, and prevented further excavation. Shovel probe 6 was then excavated in the same area (-3 meters northwest) to corroborate these findings. Shovel probe 6 was disturbed to 100 curbs. The first 60 cmbs consisted of a brown sandy silt with 5-15% pebbles. Immediately under the sod was a chunk of concrete, and a corroded nail was observed at 40 curbs. Although the sediments from 60-100 curbs consisted of an olive brown silty sand with orange mottling (similar to probes 1-4), corroded fragments of flat metal and occasional charcoal bits were present at these depths. This probe was augered from 110 cmbs and found an olive grey sandy silt with increasing moisture content to 160 cmbs. The sediments appear to be redeposited local sediments used as fill, likely reflecting a broader disturbed surface, although it is not yet clear what construction or demolition activity may have created this. Shovel probe 7 was excavated on the north side of the parcel between the house and the depression. This probe contained very compact light grey fill soils with 50% angular pebbles, and contained chunks of asphalt, concrete, a small brick fragment. The shovel probe was terminated at 20 cmbs because the density of the concrete chunks and soil compactness. The northwest corner of the lot featured an unusual depression, measuring 30 feet in diameter, and was approximately 7 feet deep in the center. The depression appeared circular, but was extensively overgrown with blackberry, Scotch broom, and various parts of the perimeter were covered in piles of lawn clippings. In addition to yard debris, the interior contained modern debris, including an upright vacuum, vehicle tires, plastic soda bottles, milled and treated lumber, an electronic Yahtzee game, and large pieces of concrete (-40cm) sat at the bottom. The northeast quadrant of the depression contained a remnant of stacked concrete, which may have been part of a foundation. On the southwest quadrant of the depression, a piece of concrete was located on the surface. This depression was likely created by the removal of a detached garage sometime between 2002-2004. Preliminary Conclusions The Low Income Housing Institute (LIHI) proposes construction of the Renton Commons, a multi -family housing development on the current site of the 215 S. Whitworth Avenue in downtown Renton, Washington. LIHI contracted with Willamette Cultural Resources Associates Ltd. (WillametteCRA), to conduct an archaeological assessment of the proposed project area. No pre - contact archaeological resources were observed. Some fragmentary, non-diagnostic, possibly historic items were scattered on the parcel, including a fragment of stacked concrete in the area of the former garage. In the opinion of WillametteCRA, these items are not significant or represent an intact archaeological feature or deposit. However, based upon the nature of the landform.s created by formerly meandering river channels, it may be prudent to have an archaeological monitor on site for deep excavations, including trenching for utilities in the northeast corner of the property, which was not accessible during this assessment. The monitoring would be to observe any pre -contact archaeological deposits which may be present under the current driveway, sidewalks, and Whitworth Avenue. Our recommendations will be finalized based upon further research and the research that BOLA Architecture + Planning will be conducting. The final survey report is in progress, and the historic property will be recorded and reported upon by BOLA Architecture + Planning. cuo' Col CONSULTANTS, INC. Low Income Housing Institute for Renton Commons LLC 2407 First Avenue Seattle, Washington 98121 Attention: Robin Amadou Subject: Transmittal Letter— Geotechnical Engineering Study Proposed Apartment Building 215 Whitworth Avenue South Renton, Washington Dear Ms. Amadon: 13256 Noniieast 201,11 4treei, Suite €& Rcll(tivu , Wa,,Wngton 9800 (425) 747-561.8 1 CF,0'1'ECHNV4',0M July 31, 2015 JN 15274 via email. ramadon@fihi.org We are pleased to present this geotechnical engineering report for the apartment building to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria forfoundations and retaining walls. This work was authorized by your acceptance of our proposal, P-9192, dated May 15, 2015. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or For further assistance during the design and construction phases of this project. TRCIDRW: at Respectfully submitted, GEOTECH CONSULTANTS, INC. qw&eN Thor Christensen, P.E. Senior Engineer GEOTECH CONSULTANTS, M. GEOTECHNICAL ENGINEERING STUDY Proposed Apartment Building 215 Whitworth Avenue South Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed apartment building to be located in Renton. We were provided with a preliminary site plan prepared by Tonkin Architecture dated July 14, 2015. Based on this plan, we understand that the development will consist of a five -story apartment building, with the lowest floor elevation close to the existing ground surface. No basement is proposed. The building will have setbacks of 14 to 15 feet from property lines, 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 in Renton. The site is bordered to the east by Whitworth Avenue South, to the north and south by commercial properties, and to the west by a duplex. Most of the site is flat, but the western side slopes gently down toward the southwest to northwest from a high point near the center of the site. The northwest corner of the site has the lowest elevation. There is a change in elevation on the order of 5 feet across the site. A concrete retaining wall is located along about the western third of the northern property line, and has a height of up to 3 feet. The northeastern portion of the site is developed with a two-story house that includes a basement. The house has a stucco facing and a masonry foundation. We observed numerous diagonal cracks extending outward from the corners of windows and doorways. We also observed a few cracks up to about '/? inch wide in the masonry foundation. A gravel parking area is located north and northeast of the house. We understand that a garage with a shallow basement was located at the west side of that gravel parking area, but has been removed. A low area about 4 feet below surrounding grade remains at that location; thick blackberry vines grow in the low area. The undeveloped part of the site is vegetated with grass, landscaping bushes, and scattered trees. Rows of evergreen trees are located along the western and southern edges of the site. SUBSURFACE The subsurface conditions were explored by drilling three test borings at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. GEOTECH CONSULTANTS- INC. Low fncomE, king In e for Renton Commons LLC JN 15274 July 31, 201- Page 2 The test borings were drilled on July 23, 2015 using a track -mounted, hollow -stem auger drill, Samples were taken at approximate 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 falling 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 soil encountered. The Test Boring Logs are attached as Plates 3 through 5. Soil Conditions The test borings encountered very loose to medium -dense silt and silty sand with gravel from the ground surface to depths of approximately S to 11 feet. In Test Boring 2, located near the northwest corner of the site, we observed pieces of concrete in the upper few feet of drilling cuttings. We expect that the ground surface in that area has been disturbed or some fill has been placed in that area. Below the silt and silty sand, the test borings revealed sand with varying amounts of gravel that was very loose to loose to depths of 14 to 21 feet before becoming medium -dense. The sand with gravel was dense to very dense below depths of 30 to 40 feet, and this material extended to the full depths of the test borings, 40.5 to 41.5 feet below the ground surface. Groundwater Conditions Groundwater seepage was observed at depths of 12 to 14 feet. 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. However, we expect groundwater in this range below the ground surface most of the year, with possibly more shallow depths in the winter and early spring months. 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 logs provide specific subsurface information only at the locations tested. Where 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 test boring logs are interpretive descriptions based on the conditions observed during drilling. CONCLUSIONS AND RECOMMENDATIONS GENERAL 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 test borings conducted for this study encountered silt and silty sand and then sandy soil that was loose to medium -dense to depths of approximately 30 to 40 feet. Competent, dense to very dense native sand with gravel was revealed below the upper, looser soil. Due to the significant GEOTECH CONSULTANTS, INC. Lose Income -}sing in e for Renton Commons LLC A 15274 July 31, 201 � Page 3 depth to the competent sail, the condition of the loose to medium -dense sands, and the shallow groundwater depth at the site, some significant geotechnical engineering considerations are needed for this project as noted below. The loose to medium -dense, saturated sandy soil is very susceptible to seismic liquefaction during a moderate to large earthquake, which could cause settlement on the order of 6 inches. The upper loose soil is also susceptible to a lesser amount of static settlement, as illustrated by the settlement -related distress of the existing house. Due to the potential for settlement if a conventional footing foundation were used for the proposed building, we recommend that the building be founded on a deep foundation system. We believe that driven pipe piles would be a suitable deep foundation system for this project. Recommendations for design and installation of pipe piles are provided in a later section of this report. It is possible that some settlement of the ground surrounding pile -supported buildings could occur over time_ In order to reduce the potential problems associated with this, we recommend the following: Fill to the desired site grades several months prior to constructing on -grade slabs, walkways, and pavements around the buildings. This allows the underlying soils to undergo some consolidation under the new soil loads before final grading is accomplished. Connect all in -ground utilities beneath the floor slabs to the pile -supported floors or grade beams. This is intended to prevent utilities, such as sewers, from being pulled out of the floor as the underlying sails settle away from the slab. Hangers or straps can be poured into the floors and grade beams to carry the piping. The spacing of these supporting elements will depend on the distance that the pipe material can span unsupported. • Construct all entrance walkways as reinforced slabs that are doweled into the grade beam at the door thresholds. This will allow the walkways to ramp down and away from the building as they settle, without causing a downset at the threshold. • Isolate on -grade elements, such as walkways or pavements, from pile -supported foundations and columns to allow differential movement. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. We anticipate that a silt fence will be needed around the downslope sides of any cleared areas. Existing pavements, ground cover, and landscaping should be left in place wherever possible to minimize the amount of exposed soil. Rocked staging areas and construction access roads should be provided to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, the access roads should follow the alignment of planned pavements. Trucks should not be allowed to drive off of the rock -covered areas. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following clearing or rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. On most construction projects, it is necessary to periodically maintain or modify temporary erosion control measures to address specific site and weather conditions. 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 GEOTECH CON5u_TANTS, INC. Low tncornr using In to for Renton Commons LLC JN 15274 July 31, 201, Page 4 seepage into and beneath structures, water vapor can migrate through walls, slabs, and.floors from the surrounding soil, and can even be transmitted from slags 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 the International Building Code (IBC), the site soil profile within 104 feet of the ground surface is best represented by Site Class Type E (Soft Site Class). This accounts for the loose, liquefiable nature of the soils, and the fact that the fundamental period of the budding will be less than 0.5 seconds. As noted in the USGS website, the mapped spectral acceleration value for a 0.2 second (S5) and 1,0 second period (SI) equals 1.448 and 0.548, respectively. The IBC states that a site-specific seismic study need not be performed provided that the peak ground acceleration be equal to SM/2.5, where Sns is determined in ASCE T It is noted that Spg is equal to 2/3Sms. Sms equals F, times S5, where Fa is determined in Table 11.4-1. For our site, Fa = 1.0. The calculated peak ground acceleration that we utilized for the seismic -related parameters (earth pressures and seismic surcharges) of this report equals 0.548. The loose to medium -dense sand soils that are saturated are susceptible to seismic liquefaction during a moderate to large earthquake event. This statement regarding liquefaction includes the knowledge of the peak ground acceleration that is anticipated for a Maximum Considered Earthquake (MCE) under a 1 -in -2,500 -year seismic event of 0.548. The underlying dense to very dense soil is not susceptible due its competent condition. The proposed pipe pile foundation system will extend into these competent soils and will maintain support of the structure in the event of liquefaction of the looser, overlying soils. Lateral spreading due to seismic liquefaction is not a concern for the site because of the flat conditions in the surrounding area. PIPE PILES Four, 6- or 8 -inch -diameter pipe piles driven with an 850, 1,100- or 2,700- or 3,000 -pound hydraulic jackhammer to the following final penetration rates may be assigned the following compressive capacities. GEOTECH CONSULTANTS, INC. Low Income Isrng In e for Renton Commons LLC July 31, 201., J N .15274 Page 5 Note: The refusal criteria indicated M the above table are valid only for pipe piles that are installed usino a hydrkMIic iazaptzct hanianer carried oil leads that allow the hamancr to sit on the trap of tlae pile during driving. if tlae .rites are installed by alternative inctliods. such as a vibratory hammn T or a hammer that is hard-mou►ated 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 eletermined at the time the contractor and installation method are chosen. As a minimum, Schedule 40 pipe should be used. The site soils should not be highly corrosive. Considering this, it is our opinion that standard "black" pipe can be used, and corrosion protection, such as galvanizing, is not necessary for the pipe piles. We recommend a minimum pile length of 35 feet to achieve embedment into dense to very dense, native soils. This is simply a minimum length needed to develop sufficient capacity. Our experience with installation of small -diameter pipe piles indicates that it is likely that they will be longer than this minimum length to reach refusal. Pile caps and grade beams should be used to transmit loads to the piles. 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. Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the vertical, embedded portions of the foundation. For this condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level compacted fill. We recommend using a passive earth pressure of 250 pounds per cubic foot (pcf) for this resistance. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate passive value. As discussed above in the General section, if lateral resistance from fill placed against the foundations is required for this project, the structural engineer should indicate this requirement on the plans for the general and earthwork contractor's information. Compacted fill placed against the foundations should consist of granular soil that is tamped into place using the backhoe or is compacted using a jumping jack compactor. It is necessary for the fill to be compacted to a firm condition, but it does not need to reach even 90 percent relative compaction to develop the passive resistance recommended above. GEOTECH CONSULTANTS, INC. Lovv Income sing Ing for Renton Commons LLC JN 15274 July 31, 201 Fuge 6 FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain 1pval har.kfill- Active Earth Pressure * 40 pet Passive Earth Pressure 250 pcf it Soil Unit Weight 120 pcf Where: pcf is Pounds per Cubic Foot, and Active and Passive Earth Pressures are computed using the Equivalent Fluid Pressures. * For a restrained wall that cannot deflect at least 0.402 times its height, a uniform lateral pressure equal to 1D pst times the height of the wall should be added to the above active equivalent fluid pressure. 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 wails, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The values given above are to be used to design only permanent foundation and retaining walls that are to be backfilled, such as conventional walls constructed of reinforced concrete or masonry. It is not appropriate to use the above earth pressures and soil unit weight to back -calculate soil strength parameters for design of other types of retaining walls, such as soldier pile, reinforced earth, modular or soil nail walls. We can assist with design of these types of walls, if desired. The passive pressure given is appropriate only for a shear trey poured directly against undisturbed native soil, or for the depth of level, well -compacted fill placed in front of a retaining or foundation wall. The values for friction and passive resistance are ultimate values and do not include a safety factor. 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. Wall Pressures Due to Seismic Forces The surcharge wall loads that could be imposed by the design earthquake can be modeled by adding a uniform lateral pressure to the above -recommended active pressure. The recommended surcharge pressure is 8H pounds per square foot (psf), where H is the design retention height of the wall. Using this increased pressure, the safety factor against sliding and overturning can be reduced to 1.2 for the seismic analysis. GFOTECH CONSULTANTS, M. Low Incorm +sing In to for Renton Commons LLC JN 15274 July 31, 201- Page 7 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 or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. 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. Also, subsurface drainage systems are not intended to handle large volumes of water from surface runoff. 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. Water percolating through pervious surfaces (pavers, gravel, permeable pavement, etc.) must also be prevented from flowing toward walls or into the backf1il zone. The compacted subgrade below pervious surfaces and any associated drainage layer should therefore be sloped away. Alternatively, a membrane and subsurface collection system could be provided below a pervious surface. it is critical that the wall backfill be placed in lifts and be properly compacted, in order for the above -recommended design earth pressures to be appropriate. 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 be accomplished with hand -operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. The section entitled General Earthwork and Structural Fill contains additional 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 an experienced envelope 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 -an -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. GE07ECH CONSULTANTS, INC. Low lncomi Ising In to for Renton Commons LLC JN 15274 July 31, 201 _ Page 8 SLABS -ON -GRADE . . The building floors can be constructed as slabs -on -grade on at least 12 inches of structural fill, 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 select, imported structural fill. We recommend that extra steel be placed in the slab to the loose nature of the underlying site soil. 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. This can affect moisture -sensitive flooring, cause imperfections or damage to the slab, or simply allow excessive water vapor into the space above the slab. All interior slabs -on -grade should be underlain by a capillary break drainage layer consisting of a minimum 4 -inch thickness of clean 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. Pea gravel or crushed rock are typically used for this layer. 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 on -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 have been used in the past, but are now recommending a minimum 10 -mil thickness for better durability and long term performance. A vapor retarder is defined as a material with a permeance of less than 0.3 perms, 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 vapor retarders are used under slabs, their edges 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 AGI, is a product with a water transmission rate of 0.01 perms when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. 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. EXCAVATIONS AND SLOPES No excavated slopes are anticipated other than for utility trenches. 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 would generally be classified as Type B if it is not saturated. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1:1 (Ho rizontai:Vertical), extending continuously between the top and the bottom of a.cut. If the soil were saturated, the temporary excavations should be made flatter. 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 GEOTECH CONSULTANTS. INC. Low incoME ising In to .for Renton Commons LLC JN 15274 ,July 31, 201 Page 9 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 runoff be directed away from the top of temporary slope cuts. Cut slopes should also be backfilled or retained as soon as possible to reduce the potential for lnstability. Please note that sand or 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 near 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). 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 surficial layer of soil. DRAINAGE CONSIDERATIONS Footing drains should be used where: (1) crawl spaces or basements will be below a structure; (2) a slab is below the outside grade; or, (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth -retaining walls. These drains should be surrounded by at least 6 inches of 1 -inch -minus, washed rock that is encircled with non -woven, 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 bottom of a slab floor or the level of a crawl space. The discharge pipe for subsurface drains should be sloped for flow to the outlet point. Roof and surface water drains must not discharge into the foundation drain system. A typical drain detail is attached to this report as Plate 6. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. 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 wall backfill, and the walls 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. As a minimurn, a vapor retarder, as defined in the Slabs -On -Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Crawl space grades are sometimes left near the elevation of the bottom of the footings. As a result, an outlet drain is recommended for all crawl spaces to prevent an accumulation of any water that may bypass the footing drains. Providing even a few inches of free draining gravel underneath the vapor retarder limits the potential for seepage to build up on top of the vapor retarder. 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, G[O i ECH CONSULTANTS, tNC. Law Income Rsing to e for Renton Commons LLC JN 15274 July 31, 201 Page 10 slabs, or pavements are to be constructed. Final site grading in areas adjacent to a 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. A discussion of grading and drainage related to pervious surfaces near walls and structures is contained in the Foundation and Retaining Walls section. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. It is important that existing foundations be removed before site development. 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 close 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 compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. 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: Beneath slabs or 95% ' walkways Filled slopes and behind 90% retaining walls $5% 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 density, as determined in accordance with ASTM Test Designation D 1557-41 (Modified Proctor). Structural fill that will be placed in wet 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. GEOTECH CONSULTANTS, INC. Lo',,v Income sing In, e for Renton Commons LLC A 15274 July 31, 201 a Page 11 LIMI TA TIONS 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 test 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 conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking samples in test 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 and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Low Income Housing Institute for Renton Commons LLC, and its representatives for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with our understanding of current local standards of practice, and within the scope of our services. 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 Geotech Consultants, Inc, should be retained to provide geotechnical consultation, testing, and Observation services during construction. This is to confirm 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 provide 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 following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 5 Test Boring Logs Plate B Typical Footing Drain Detail GEOTECH CONSULTANTS, INC. Low lrrcom using It . 'te for Renton Commons LLC JN 15274 July 31, 20 Page 12 We appreciate the opportunity to be of service on this project. Please contact us if you have any questions, or if we can be of further assistance. TRC/DRW:at Respectfully Submitted, GEOTECH CONSULTANTS, INC. qw(wx--sl Thor Christef I4en, P.E. SeniorhEn ne r D. Robert Ward, P.E. Principal GEOTECH CONSULTANTS. INC. J; y v y € i E£ 5177, TE rg gy F� GEOTECH CQNSUL'1'ANTs, INC. .f i Plate: 15274 1 July 2016 (,Source: Microsop! VapPoint, 2043) VICINITY MAP 215 Whitworth Avenue South Renton, Washington Job No: Date: Plate: 15274 1 July 2016 9t, ;J . ......... GEOTECH' CONSULTANTS, MC. I ..... . .... 0 (D CD 0 NORTH SITE EXPLORATION PLAN 215 Whitworth Avenue South Renton, Washington Job No: Date:I Plate: 15274 1 July 2015 No Scale 2 5 IN iM 20 25 M 35 40 BORA■{ 1 Description * Test boring was terminated at 44.5 feet on July 23, 2015. * Groundwater seepage was encountered at 14 feet during drilling. GEOTECH CONSULTANTS, INC. BORING LOG 215 Whitworth Avenue South Renton, Washington Job Date:Logged 4 1 jo. FmL Grass and topsoil over: Brown SILT with sand; non -plastic, fine to medium -grained, moist, loose TRC 3 i ` -becomes gray, reduced medium sand content SW Brown SAND, fine to coarse-grained, moist, loose. T 6 3 -becomes wet and gray, with a 3 -inch layer of silty fine sand Q o °vA 7 4 'P 4.� -becomes gray -brown EA J 38 ; 3c 3�. -becomes dense, with gravel �. 19 6 ,q.�. -becomes medium -dense, reduced gravel content � GSC � U ° 7'2 17 7 1, =L"VG"u C y4 r.�G _ a'c �fna E' 20 $ an �4Fn -becomes gray -becomes very dense * Test boring was terminated at 44.5 feet on July 23, 2015. * Groundwater seepage was encountered at 14 feet during drilling. GEOTECH CONSULTANTS, INC. BORING LOG 215 Whitworth Avenue South Renton, Washington Job Date:Logged by: Plate: 15274 July 2016 TRC 3 ticc yet 5 coy k� 5 10 Sw N; Brown SAND, fine to coarse-grained, wet, loose `.' „` -with gravel, becomes medium -dense and gray -brown V 15 20 t _increased gravel content, becomes gray 25 5 " 30 5 35 'O 40 Fa 14 15 23 21 23 57 BORIN4V Description FILL Grass and topsoil over: Brown silty SAND with gravel and pieces of concrete, fine to coarse-grained, moist, loose (Fill/ Disturbed Ground) ?SM Brown silty SAND with gravel, fine to coarse-grained, moist, medium -dense 1 , rM7L 11 i. Brown SILT, non -plastic, moist, loose 2 and Sw N; Brown SAND, fine to coarse-grained, wet, loose `.' „` -with gravel, becomes medium -dense and gray -brown 4 t _increased gravel content, becomes gray 5 " -reduced gravel content, becomes brown 5 6 'O Fa C �v co -becomes very dense and gray -brown -`,_� �'�`� -becomes dense brown 43 8 ; est boring was terminated at 41.5 fleet an July 237 * Groundwater see Dam was encountered at 12 feet dur GEOTECH C ONSUIXALNTS, INC. r BORING LOG 215 Whitworth Avenue South Renton, Washington Job=Jtly Logged by: Plate: 152745 TRC 4 5 10 15 20 25 30 35 40 BORIS'" 3 � I Description Grass and topsoil over: MLI I Brown SILT to silty SAND, non -plastic, fine to medium -grained, moist, 111.1 very loose * Test boring was terminated at 41.5 feet on July 23, 2015. Groundwater seePag GEOTECH CONSULTANTS, LNC. A a was en ounterea at 14 teet cluring BORING LOG 215 Whitworth Avenue South Renton, Washington FJab jDate: Logged by: plate: 2 July 2015 t TRC 1 5 .......... 2 2 SW Brown SAND, fine to coarse-grained, moist, very loose -wet below 11 feet 2 3 u. -becomes wet and gray, with a 3 -inch layer of silt, non -plastic O 19 4 J'�'�" � � I-," _�" 1, g -becomes medium -dense and brown, with gravel and a 2 -inch layer of silt, .0 , 0" non -plastic 26 5 becomes gray -brown na 32 -becomes dense 6 41 7 52 8 -becomes very dense * Test boring was terminated at 41.5 feet on July 23, 2015. Groundwater seePag GEOTECH CONSULTANTS, LNC. A a was en ounterea at 14 teet cluring BORING LOG 215 Whitworth Avenue South Renton, Washington FJab jDate: Logged by: plate: 15274 July 2015 t TRC 1 5 Slope backfill away from foundation. Provide surface drains where necessary. Washed Roc (7/8" min. size) 4" min. Backfill (See text for requirements) Nonwoven Geotextile Filter Fabric Tightiine Roof Drain (Do not connect to footing drain) 1 Possible Slab NOTES: (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. GEOTECH CONSULTANTS, LNC. FOOTING DRAIN DETAIL 215 Whitworth Avenue South Renton, Washington Job No: Dafe: 1plale: _ 15274 i 2015 DEPARTMENT OF COMMUNITY CITy OF AND ECONOMIC DEVELOPMENT Renton 0 ENVIRONMENTAL CHECKLIST Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa.gov PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS:hf e This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. 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. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 USE OF CHECKLIST FOR NONPROJECT PROPOSALS:hf el For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", 0eapplicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non -projects) questions in Part B - Environmental Elements —that do not contribute meaningfully to the analysis of the proposal. For help go to: http://www.ecy.wa.gov/programs/sea/sepa/e-review.htmI A. BACKGROUND hel 1. Name of proposed project, if applicable:h� g_pl Renton Commons 2. Name of applicant:hf � Renton Commons, LLC c/o Low Income Housing Institute ("LIHI") Eric Blank 3. Address and phone number of applicant and contact person: LLLel Owner Contact: Eric Blank, LIHI Address: Low Income Housing Institute 2407 First Avenue Seattle, WA 98121 Phone: 246-957-8057 Email: eblank@lihi.org Architect Contact: Pamela Derry, Architect Address: Tonkin Architecture 204 First Ave South Seattle, WA 98104 Phone: 206-624-7880 x 116 Email: pam@tonkinarchitecture.com 4. Date checklist prepared:elpel ] June 6, 2016 2 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 5. Agency requesting checklist:hf gM City of Renton Department of Community and Economic Development 6. Proposed timing or schedule (including phasing, if applicable):hf gM Construction will begin immediately after issuance of required permits. It is anticipated that construction will commence in September of 2017 and be completed in October of 2018. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain.hl � No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. he! • Phase I Environmental Site Assessment, prepared by Geotech Consultants. Inc. (07/27/2015) • Geotechnical Engineering Study prepared by Geotech Consultants, Inc. (07/31/2015) • Regulated Building Material Survey prepared by Pacific Rim Environmental, Inc. (07/17/2015) • Traffic Analysis prepared by Gibson Traffic Consultants, Inc. (04/18/2016) • Interim Memorandum: Preliminary Archaeological Assessment by Willamette Cultural Resources Associates, Ltd. (05/20/2016) • Conditional Use Permit Technical Information Report by Sitewise Design PLLC (6/7/2016) 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. hf elpl No. 10. List any government approvals or permits that will be needed for your proposal, if known. h1 eM City of Renton Conditional Use Permit Building Permit Approval Raw Improvements Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this F:\LIHI-Renton Family Housing\3pm\a8ency\Land Use Submittal\SEPA\Renton Commons envchist.doc Rev: 08/2015 page. (Lead agencies may modify this form to include additional specific information on project description.)hf � The Applicant proposes to develop 48 units of affordable housing, associated community spaces, and structured parking in building with a gross square footage of approximately 46,215 that totals 6 stories. Exterior site features are to include a courtyard and a small children's playground. 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.h(_ elp] The project will be located on an irregularly-shaped site located on the west side of Whitman Avenue South, approximately 200 feet north of its intersection with South 3rd Street in Renton, Washington. Street Address: 215 Whitworth Avenue South Renton, WA 98057 Parcel Number: 784180-0090 Section 18, Township 23 North, Range 5 East, Willamette Meridian Legal Description: SMITHERS 6T" ADD TO RENTON 1-2 & N 20 FT OF 3 Map is attached. F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 .n,aaiwvewMni xMx ... MN VM 3111V3S'3AV 1SNIJ LD4Z �...... e = 49[i l E9 "t ! 10W tl9WZ d 101969M'i111Yi4 4�'b5 +Y W f TOi {' 31niliSNI NIMH NOON I MOl S g d C7 1 p L9W6 VM'N01N3N 3AV H1NQM11HM 56Z ivIANOl [; B. ENVIRONMENTAL ELEMENTShf eipl 1. EARTH General description of the site hf elpl (check or circle one): Flat, rolling, hilly, steep slopes, mountainous, other The site is mostly flat, with westward side sloping gently toward the southwest to northwest. b. What is the steepest slope on the site (approximate percent slope)?hf eloi The majority of the slopes on site are moderate, ranging from 14% except for a man- made depression at 32% that is to be leveled. 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 agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils.hf e Test borings at the site encountered very loose to medium -dense silt and silty sand with gravel from the ground surface to depths of approximately 8 to 11 feet. In Test Boring 2, located near the northwest corner of the site, pieces of concrete in the upper few feet of drilling cuttings were observed, and it is expected that the ground surface in the area has been disturbed or that some fill has been placed in that area. Below the silt and silty sand, the test borings revealed sand with varying amounts of gravel that was very loose to loose to depths of 14 to 21 feet before becoming medium -dense. The sand with gravel was dense to very dens below depths of 30 to 40 feet, and this material extended to the full depths of the test borings, 40.5 and 41.5 feet below ground surface. d. Are there surface indications or history of unstable soils in the immediate vicinity? if so, describe.hj�el i 5 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Sub mittal\SEPA\Renton Commons envchlst.doc Rev_ 08/2015 Yes. The soil is susceptible to seismic liquefaction during a moderate to large earthquake, and the upper loose soil is susceptible to static settlement. As such, the proposal includes a deep foundation system supported by pipe piles to reduce the potential for uneven settlement that could occur with a simpler foundation system. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill.hl e The project proposes approximately 100 CY of cut and 300 CY of fill sourced from a local aggregate supplier. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. 1911 The removal of vegetation and site clearing during site development and future building construction will expose soil and introduce the potential for soil erosion. Implementation of erosion control Best Management Practices described in the temporary/sedimentation control (TESL) plan will avoid significant adverse erosion impacts. See July 2016 report by Geotech Consultants. g. About what percent of the site will be covered with impervious surfaces after project construction for example, asphalt or buildings)?hf gjd The project impervious surface area is 12,370 sqft, which is approximately 88%. The proposed design will also include an 1164 sgft vegetative roof and permeable pavement to meet City of Renton code requirements. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: hf elnl Mitigation based on site-specific geotechnical analysis will be included in the project design to ensure minimal offsite impacts. Best Management Practices will be employed during site development and future building construction. A TESL plan will be part of the BMP. Temporary and permanent erosion/sedimentation control measures will be implemented to limit sediment transport to drainage facilities, water resources and adjacent properties. The project's TESC plan will include: clearing limits, perimeter protection, cover measures, traffic area stabilization, sediment retention, surface water controls, and dust controls when required. See July 2015 report by Geotech Consultants, Inc. F:\LIHI-Renton Family Housing\3pm\agency\Land Use Sub mitta I\SE PA\Renton Commons envchlst.doc Rev: 08/2015 2. AIR a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and b. give approximate quantities if known. fhel Construction vehicles will generate dust and vehicular emissions during site preparation and building construction. Vehicular emissions will also result from the future residents and visitors of the completed project. c. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe.hf elp� No. d. Proposed measures to reduce or control emissions or other impacts to air, if any:hl e A water truck will be employed if there is excessive dust during site development or building construction activities. 3. WATER a. Surface Water: tg_ l 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.hI pjpJ The site is located approximately 2,000 feet southwest of the Cedar River and approximately two miles east of the Green River. The Cedar River flows northwest and discharges into Lake Washington. The Green River flows to the northwest, eventually joining the Duwamish River before discharging into Elliott Bay. 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.hf elpl The project will not require any work within 200 feet of the described waters. 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. hI e�r�l 7 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known.h( No. 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan.hI elpl No. 5) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. heI No. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. ftgM 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. 1heI Not applicable. The project will be served by public sewer. c. Water runoff (including stormwater): 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. ttgM Surface water runoff from the proposed surfaces will be collected via a system of rain leaders, area drains, and catch basins and conveyed by storm F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 drainage pipes to a duplex chamber at the northwest corner of the site. Check dams are not warranted as grades are relatively flat. The development will connect to the existing storm drain under the Seattle Public Utilities pipeline or the Whitworth Ave S right of way pipeline. 2) Could waste materials enter ground or surface waters? If so, generally describe. h Spills or illicit dumping could result in waste material entering ground or surface water during and after construction. However, there are no factors inherent to this proposal that would increase the risk of such actions. It is not anticipated that waste materials would enter the ground or surface water with the proposal as designed. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: The on-site drainage system will be designed to meet City of Renton Surface Water Design Standards. A TESC plan will be prepared and implemented during construction to incorporate different BMPs that the contractor will use to minimize soil erosion and limit sediment transport to drainage facilities, water resources, and adjacent properties. 4. PLANTShf elpl a. Check the types of vegetation found on the site:hI � X deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other X shrubs X grass pasture crop or grain orchards, vineyards or other permanent crops. wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other P\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envOlst.doc Rev: 08/2015 other types of vegetation b. What kind and amount of vegetation will be removed or altered?hf e[ A large wild plum shrub, a small willow, a holly hedge, sarcococca shrubs, arborvitae hedges, a large camellia shrub, a large rhododendron, blackberry vines, a cotoneaster shrub, a large macellia shrub, and 3 street trees (two hawthorns and one maple) are to be removed. Grass will also be removed for construction. None of the trees on site are more than 6" in diameter. c. List threatened and endangered species known to be on or near the site. fhel No threatened or endangered species are known to be in the immediate vicinity of the site. d. proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any:hl e Many of the Maple trees along the Whitworth Ave sidewalk will be preserved. New landscaping will be native species. e. List all noxious weeds and invasive species known to be on or near the site. Blackberry vines. 5. ANIMALS List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include:hf elol Birds: hawk, heron, eagle, songbirds, other: Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other None known. The site likely supports animals typical to areas with urban development such as squirrels, raccoons, crows, etc. b. List any threatened and endangered species known to be on or near the site.hf epl j 10 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submitta1\SEPA\Renton Commons envchist.doc Rev: 08/2015 According to the Washington Department of Fish and Wildlife Priority Habitats and Species maps, there are no threatened or endangered species known to be on or near the site. c. Is the site part of a migration route? If so, explain.hf elnl The site is located within the Pacific Flyway migratory bird route which extends the length of coastal North America. d. Proposed measures to preserve or enhance wildlife, if any: tg_ None necessary. e. List any invasive animal species known to be on or near the site. None known. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc.hf elpl Electric power will be used to meet the future lighting and heating needs of the proposed residences. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe.hf M The building will shade the lower buildings north of the site, which could affect the potential use of solar energy. 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:h( e The project will be built to Evergreen Sustainable Development Standards, and will include energy conservation features such as Energy Star appliances and light fixtures to reduce the energy required to operate the complex. 11 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchist.doc Rev:08/2015 7. 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.hf @ Yes; the existing structure on site that is to be demolished may contain asbestos in materials of construction including vinyl flooring and the underlying mastic, suspended ceiling tiles, window putty, thermal system insulation on the piping system, and roofing, etc. Lead-based paint is also present on the existing structure. Exposure to asbestos and lead-based paint has been found to cause a variety of adverse human health effects. 1) Describe any known or possible contamination at the site from present or past uses. Asbestos and lead contamination as described above. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. Asbestos and lead contamination as described above. A review of the WDOE State Confirmed & Suspected Contaminated Sites List (SCL) report as described in the July 2015 Phase I Report by Geotech Consultants, Inc. shows 22 sites within a one -mile radius of the site designated as hazardous substance sites. It is the opinion of Geotech Consultants that there is low potential for environmental impairment of the proposed project site from the reported releases from the SCL sites in the vicinity. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None known. 4) Describe special emergency services that might be required. Police, fire, and general emergency services may be required during construction and will likely be utilized by future occupants of the applicant's housing. 12 F:\LIHI-Renton Family Housing\3pm\agency\Land Use 5ubmittal\SEPA\Renton Commons envchlst.doc Rev: Og/2415 5) Proposed measures to reduce or control environmental health hazards, if any: Asbestos and lead abatement are included in the design of the proposal. All materials potentially containing asbestos will be removed prior to demolition of the existing structure, and all appropriate precautionary measures will be taken during removal of materials containing asbestos. OSHA standards will be followed during demolition. Building construction will meet City of Renton building and fire codes. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Lel p There is occasionally noise produced by airplanes, as the site is in the vicinity of the airport. The noise levels are currently being evaluated by an Acoustical consultant, who will inform the proposal as to noise abatement. 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.hI ell Short-term noise impacts may result from construction activities on-site during regular business hours. Long-term noise impacts may result from traffic entering and leaving the site. No significant long-term noise impacts are expected from future developments. 3) Proposed measures to reduce or control noise impacts, if any: LtgjpJ Site development and future building construction activities will be mitigated through compliance with WAC sections 173-60-020,173-60-030, and 173-60-040. Acoustical design is included in the proposal to mitigate any noise impacts. Tenant manuals will impose restrictions on permissible noise levels for residents between the hours of 10:00 pm and 7:00 am once the proposed building is occupied. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe.hf pjpl 13 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 The building currently on site is a single-family residence. Land use in the vicinity is characterized by an older duplex residential building, apartment buildings, churches, and commercial buildings as described below: North: Immediately north of the property is a paved parking lot that covers right-of-way for the City of Seattle Cedar River Water Pipeline. An older commercial building that houses the office of the World Association for Children and Parents is north of the right-of-way. East: To the immediate east of the site is Whitworth Avenue South. A charge is located on the east side of the street. South: Immediately south of the site is a paved parking lot, and 75 feet south of the site are a charge and an automotive repair garage. West: Immediately west of the site is a vacated alley and duplex. The proposal will not affect the land uses on adjacent properties adversely; however, the proposal will affect current land use in that the existing residential structure will be demolished and the proposed land use will change to multiple -occupancy residential. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non -forest use?hf eLld M 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? if so, how: No. c. Describe any structures on the site.hl elal The site has one one and one-half story, 1,540 square foot wood -frame house built in 1930; partially finished 1,130 square foot basement. d. Will any structures be demolished? If so, what?hf els] Yes; the existing structure on the site described above will be demolished. 14 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchist.doc Rev: 08/2015 e. What is the current zoning classification of the site?hf e The current zoning is Center Downtown (CD Zone). f. What is the current comprehensive plan designation of the site?hf elpl The current comprehensive plan designation of the site is Center Downtown. The Center Downtown zone is intended to revitalize Renton's historic downtown core. g. If applicable, what is the current shoreline master program designation of the site?hf elpl Not applicable. Has any part of the site been classified as a critical area by the city or county? If so, specify.hf elol No. i. Approximately how many people would reside or work in the completed project? fhel Approximately 140 people will reside in the completed project. j. Approximately how many people would the completed project displace? hel The three rental residents of the structure on site will be displaced. k. Proposed measures to avoid or reduce displacement impacts, if any:hj elRl Residents that will be displaced will be notified as far in advance as possible. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any:hf e The proposed development will comply with development regulations in applicable City of Renton codes and procedural requirements. The project is designed to all regulations of Design District "A." m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: The proposed development will comply with development regulations in applicable City of Renton codes and procedural requirements. 15 F.\LIHI-Renton Family Housing\3pm\agency\Land Use 5ubmittal\5EPA\Renton Commons envchlst_doc Rev: 0&/2025 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. thel Approximately 48 units of low-income housing will be provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing.hf elpl Approximately one unit of market -rate residential housing will be eliminated. c. Proposed measures to reduce or control housing impacts, if any: LhLel Housing impact will be a net gain in units. 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?hLelp1 The proposed residential structure is a 6 -story building that will be approximately 75 feet tall. The principal exterior material is cementitious panel siding. b. What views in the immediate vicinity would be altered or obstructed?hI elpl The completed project will alter views from the adjacent properties. c. Proposed measures to reduce or control aesthetic impacts, if any:hf e The proposed structure will comply with all City of Renton Design District "A" regulations, and will include high-quality architectural design features, including fa;ade and height modulation and other context sensitive design elements to increase architectural interest. Landscaping along the building, throughout the grounds, along street frontage, and on the proposed vegetative roof will be utilized to soften view impacts as well. 16 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons enwhlst.doc Rev:08/2M 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? JLelpJ The proposal is expected to produce limited light and glare from general on-site lighting. On-site lighting would be most noticeable after dark. b. Could light or glare from the finished project be a safety hazard or interfere with views? LI_ elpI No. Light from the proposal is not expected to constitute a safety hazard or significantly impact views of surrounding properties. c. What existing off-site sources of light or glare may affect your proposal?Lj elM Existing off-site sources of light or glare are not expected to effect this proposal. d. Proposed measures to reduce or control light and glare impacts, if any:hf elo] On-site lighting will be located in a way that minimizes the impact to surrounding properties. 12. RECREATION What designated and informal recreational opportunities are in the immediate vicinity? h] eM There are public parks, a public library, shops, restaurants, and a performing arts center all located within 0.5 miles of the site. b. Would the proposed project displace any existing recreational uses? If so, describe.heel -�1 M c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any:L[ e No significant impacts on recreational activities are expected. The proposed project will include recreational features including a courtyard with a children's playground, a multi- purpose room and classroom space, and a TV and library room. 17 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe.h� elp] While the structure on site is older than 45 years old, it is not considered to be of any historical note, nor is it eligible for listing on preservation registers. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources.hf e None known. Preliminary archaeological field investigations of the site performed by Willamette Cultural Resources Associates, Ltd. yielded only modern debris, and did not uncover any material evidence of archaeological significance. It is the opinion of Willamette CRA that the items found are not significant and do not represent an intact archaeological feature or deposit. See May 2016 Memorandum by Willamette Cultural Resources Associates, Ltd. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. ttgM An archaeological study is in progress to assess the potential impacts to cultural and historic resources. Preliminary field investigations performed by Willamette Cultural Resources Associates Ltd. included a pedestrian survey with meandering pedestrian transects walked through the parcel and the excavation of shovel probes throughout the parcel. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. No disturbance or loss to significant archaeological, historical, or cultural resources is expected. 18 F:\LIHi-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any.hI elpl The site is served by Whitworth Ave S. which connects to S. 2nd St and S 3rd St. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop?hj Yes. The site is approximately 0.1 miles from a bus stop at South 3`d St and Shattuck Ave South, which is served by routes 106, 107,167, and 169. c. How many additional parking spaces would the completed projector non -project proposal have? How many would the project or proposal eliminate?hI elpl The project will contain surface parking that provides twelve spaces. No spaces will be eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private).h[ elpl No new roads will be required for this project; however the proposal includes design for a sidewalk compliant with all local street standards and improvements to Whitworth Ave South. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Lhel The site is in the immediate vicinity of the Renton Municipal Airport. The proposal will not use air transportation. f. How many vehicular trips per day would be generated by the completed projector proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non -passenger vehicles). What data or transportation models were used to make these estimates?hf elpl An average of approximately 201 trips per day would be generated, according to the April 2016 Traffic Analysis prepared by Gibson Traffic Consultants. It is expected to generate 14 new AM -peak hour trips and 19 new PM peak -hour trips. 19 F:\LIHI-Renton Family Housing\3pm\agency\Land Use 5ubmittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 Trip calculations are based on data contained in the Institute of Transportation Engineers' Trip Generation Manual, .9th Edition — Volume 2: Data (2012). The total number of added trips is relatively low and will not have a significant impact on traffic flow on the adjacent street systems. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. M h. Proposed measures to reduce or control transportation impacts, if any:hf e Proximity to transit stations and bus lines is expected to reduce transportation impacts. 15. PUBLIC SERVICES Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe.hf elol The project could result in an increased need for public services. The future occupants of the units are likely to have demands, over time, for a variety of public services including police, fire, healthcare, and schools. b. Proposed measures to reduce or control direct impacts on public services, if any. hel A variety of on-site supportive services are included in the proposed project, including Case Managers, supportive programming for children and adults, community spaces including classrooms, computer access and other educational programs. 16. UTILITIES a. Check or circle utilities currently available at the site: fhe X Electricity (PSE) X Natural gas (PSE) X water (City of Renton) X refuse service (City of Renton) X telephone (Centurylink) X sanitary sewer(City of Renton) septic system (n/a) 20 F:\LIHI-Renton Family Housing\3pm\agency\Land Use Submittal\SEPA\Renton Commons envchlst.doc Rev: 08/2015 other Cable [Comcast] 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.h[ elpl The completed project will be served by City of Renton Water and Sewer District and Puget Sound Energy. Other utilities that may be utilized for phone or internet include Comcast and CenturyLink. C. SIGNATURE ILpId The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Proponent Signature: Name of Signee (printed): Pamela L Derry Position and Agency/Organization: Principal/Architect Tonkin Architecture Date Submitted: lune 6, 2016, 21 F AHI -Renton Family Housing\3pm\agency\Land Use Submltta1\SEPA\Renton Commons envchlst.doc Rev: 08/2015 nd-; Ci to When Recorded Return To: King County Housing and Community Development Program Community Services Division Chinook Building 401 Piflh Avenue, Suite 504 Seattle, WA 98104 REGULATORY AGREEMENT (Covenants and F.asernents for Low-income Ilousinsl Reference numbers of related documents: NIA Grantor(s): I. RE, NTON COMMONS LLC, a Washington limited liability company Grantee: KENG COUNTY Legal Description (Abbrevia(ed): LOTS 1-2, AND PIN. LOT 3, BLACK 4, SM1'MERS SIXTH ADD TO THE TOWN OF RENTON, VOL. 26, PG. 47 2. Additional lep1 description is on page 3 of document. Assessor's Property Tax Parcel Account Numbers): 78418© O90L-02 Renton Commons Regulatory Agreement 1 2016042eoaos10.001 20160429000WJ)10 2 REGM ATORY AGREEMENT Renton Commons CONTENTS Part I: Summary of Property -Specific Terms Part II: General Provisions Section 1; Definitions Section 2: Exir =ly Low -Income or Very Low -Income Housing; Rent and Occupancy Requimments Section 3: Reporting Section 4: Term; Covenants Run with the Land Section 5: Remedies; Enforceability Section 6: Recordation; Amendments; TemArtation Section 7: No Conflict with Other Documents Section 8: Severability Section 9: Vacancies; Nondiscrimination; Affrn-ative Marketing Section 10: Insurance Section 11: involuntary Loss Section 12; Maintenance of Property Section 13: Grant of Easement Section 14. Leases Section 15; Management Agent Section 16: No Assumption of Obligations by the County Section 17: Notices Section 18: Supportive Services Section 19: Governing Law; Venue Section 20; Thne Section 21: Obligations of Grantor and co-GraWor(s) Renton Commons Regulatory Agreement 2 20160429000610,043 GULATORY AGREEMENT THIS REGULATORY AC3REEMENP (the "Agreernerrt') is entered into as of April __,, 2016 by and among RENTON COMMONS LLC, a Washington limited liability company {"Grantor"), in favor of King County, a political subdivision of the Stag of Washington (the "County"). RECITALS WHE F.AS, the County and Grantor desire that Grantor acquire the real property at the address stated below in Renton, Washington, legally described as follows (which, including all improvements now or hereafter thereon, is referred to as the "Property') for the purpose of constructing one of more buildings for use as housing for low-income households: Real property in the County of King, State of Washington, described as follows; LOTS 1, 2 AND TIDE NORTH 20.0 FEET OF LOT 3, BLOCK 4, SMnUERS SIXTH ADDMON TO THE TOWN OF RE1V`l'ON, ACCORDING TO THE PIAT TliER OF RECORDED IN VOLUME 26 OF PLATS, PAGE 47, IN KING COUNTY, WASIIINGTON. Tax Parcel Number: 764180009002 Situs Address: 215 Whitworth Avenue South, Renlo% WA 98457 WHEREAS, the County has made a loan to Grantor (the "Loan"), for the purpose of acquiring the lrope=ty, from funds provided from the sources described in Part I below; and WHEREAS, the County and Grantor desire that the planned improvements to be constructed on a portion of the Property serve as housing for Low -Income Families (including; Extremely Low -Income Families to the extent indicated below) for a minirnum period of fifty (50) years, and in consideration of the County's agrCcment to make the Loan, Grantor has agreed to place certain restrictions on the Properly; and NOW, THEREFORE, Grantor hereby agrees to and does hereby grand to the County and impose upon the Property, and upon any interest in the Property now hold or horcafter acquired by Grantor, the following covenants, restrictions, charges and easements, which shall run with the land, be a burden upon the Property and all portions thereof, and shall be binding upon any purchaser, grantee, owner or lessee of any portion of the Property and any other person or end y having any right, title or interest therein and upon the respective heirs, executors, administrators, devisees, successm and acsi$ns of any purchaser, grantee, owner or lessee of any portion of the Property and any other person or entity having any right, title or interest that -in, for the term of this Regulatory Agreement. Renton Commons Regulatory Agreement 3 Fart !: Surnmary of Property -Specific Terms Item Terms Grantor's MaWng Address and Phone Maximum Loam Amount Fund Source(s) for this Loan PropeTty Address Land Use Designation Type of Housing (if both, give numbers of County-ii.tttded Units in each category) 0 of Extremely Low-In000me Units # of Very Low -Income Units # of other Low -Income Units Total County -funded Units Total Units (including manager) Total Units # of County-fo aded Units for Homeless Farnities Special population to he served, if any (identify number and category of Units) Permanent x 24 23 47 48 Transitional -0- 26 L,ow income and Homeless Families and Homeless Veterans Latest Commencement Date December 31 2020 Note: Infonnation set forth above as to any Operating and Maintenance Program subsidies shall not be construed as an agreement or commitment by the County, nor as a representation or warranty that such funds will be available. Part I1. General provisions Section I. Definitio . Unless otherwise expressly provided herein or unless the context clearly requires otherwise, the terns deftted above shall have the meanings set forth above, and the following tornts shall have the respective meanings set forth blow for the purposes hereof: Renton Commons Regulatory Agreement 4 20160420DO610,M5 "Adjusted Income" mem income as adjusted and determined in accordance with 24 CFR Section 5.611, or successor provision, using "Annual Income" as defined herein, subject to any interpretations, modifications or assumptions that may be promulgated by HUD. "Annual Income" nteans the annual income of a Family as determined, unless othetwise approved in writing by the County, in accordance with 24 GFR Section 5.609 or successor provision, and unless otherwise approved in writing by DOHS shall be calculated in accardence with 24 CFR Section 92.203(d) or successor provision, subject to any interpretations, modifications or assumptions that may be promulgated by HUD. Grantor shall follow the requirements in 24 CFR Section 5.617 when making subsequent Annual lncome determinations of persons with disabilities after their initial occupancy. "County -funded Units" means the number of County -f ended units as identified above in Part 1: Sutnrnary of Property -Specific Teens and defined as dwelling units to be constructed or rehabilitated on the Property and to be used as Low -Income Housing, including 500/o -of Median -income Housing, Very Low -Income Housing and Extremely Low -Income Housing to the extent described herein, together with all rights and interests in the Property appurtenant to those dwelling units. The County-fimded Units sre ntore specifically identified in Section 2(c) below and snail not refer to the Existing Improvements. "CPP' means the Housing Component of the Consumer Price Index for Rent of Primary Residences for the Seattle -Bellevue area (the "CPl" ), as published by the U. S. Bureau of Labor Statistics ("l3I,S" ). If the BLS shall no longer publish that series, then "CPV" shall mean such other index as the County shall select or construct in its sole discretion as a basis for estimating changes in consumer rental housing costs, based on any data for the Seattle area or an area including Seattle, published or reported by a federal, slate, or local agency, as the County shall select in its sole discretion. "Cpl Increase" means, as of any dale, the annual percentage increase in the CPI as most recently determined and published by the United States Department of Housing and Urban Development for Rent increase calculations. Publication may be made by posting on the DCHS website or by such other means as the DCHS Director shall determine, or both, "Deed of Trust" means the deed of trust executed and delivered by Grantor to the County to secure the repayment of the Loan. "Existing Irnprovernen&' means all buildings, structures, fixtures, equipment and/or other improvements currently located on the Property. "Extremely Low-income Family" meads a Family whose Annual Income does not exceed 30% of Median Income, except that for purposes of HOME provisions (if applicable) HUD may establish n higher or lower income ceiling pursuant to 24 GFR Section 422 or successor provision. "Extremely Low-Inoorne Housing" means housing for Extremely Low -Income Families, consisting solely of Units with Real and occupancy restricted as Extremely Low -Income Units in accordance with the terms of Section 2 of this Regulatory Agreemot. "Fair Market Rent" means the fair market rent for existing housing for comparable units as established by HUD under 24 C>±R Section 888.111 or successor regulation. "Family" has the meaning set forth in 24 CrR Section 5.403, or successor provision, and includes an individual persoa Renton Commons Regulatory Agreement 5 20160429000610.0015 "Homeless Faraily" means a Family that: (l) lacks a fixed, regular, and adequate nighttime residence; or (2) has, or had within 30 days before occupancy of a County -funded Unit in the Property, a primary nigbttirao residence that is (a) a supervised, publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels and congregate shelters); or (b) an institutiori Haat provides a temporary residerim for individuals intended to be inustitutionadzed; or (c) a public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings; or (d) Transitional Housing, or (3) is certified by a public or nonprofit agency, acceptable to the County, to be in imminent danger of becoming a Homeless Family under paragraph (1) or (2) above. "HOME" means the federal HOME Investment Partnerships Act and regulations thereunder. "HOME -funded Units" means the County -funded Units to which HOME funds have been allocated as stated in Part I above, if any. "HUD" means the United States Department of Housing and Urban Development or any successor agency. "Loan"' means the loan made by the Courtly to Griantor to finance the acquisition of the Property. "Loan Agreement" means the Loan Agreement between the County and Grantor with respect to the Property; as such agrements may be amended from time to time. "Loan Documents" means the Loan Agreement, the Promissory Note, the Deed of Trust, this Regulatory Agreement, all documents attached as exhibits to or incorporated by reference in any of the foregoing, and any amendments to any of the foregoing duly executed and delivered by the County and Grantor. "Low -Income Family" nwans a Family whose Annual Income does not exceed 80% of Median Im:ome. "Law -Income Housing" means housing for Low-Ineomc Families, corasisting solely of Units with. Rent and occupancy restricted as Low -Income Units, 60alo-of-Median Raceme Units, Very Low -Income Units or Extremely Law-b=mt Units in accordance with the terms of Section 2 of this Regulatory Agreement, "Management Agex►t" means any person or entity retained by or on behalf of Grantor to manage the Property, or the lessee or sublessee under any master or operating lease or sublease for the Property, but shalt not 'include Grantor or any employee of Grantor acting as such in management of the Property. "Median Income" means median family inoome for the Seattle awa, as published frorn time to time by the U.S. Department of dousing and Urban Development {"'HUD"), as Ousted for Family size so that the ratio of the Median Income for any Family size to such published median family income is the Renton Commons Regulatory Agreement 6 416"28Do06%007 same as the, ratio of the "law -income" limit for that Family size published by HUD for the Sectim 8 subsidy program for the Seattle area, or any successor program, to the "low-income" limit for that program for a Family size of four persons as published. by HUD. If in any year HW shall publish median family income data for more than one area that includes Seattle, then unless otherwise approved in writing by the DCHS Diredor, the lowest of such median farnily income figures shall be used. if, at any time, Median Income for a Family size cannot be determined wider the foregoing sentences based on data published by HUD for the Seattle area within the most recent thirteen rnonths, then the County may determine "Median Income" for such Family size based on any data for the Seattle area or an area including Seattle, published or reported by a federal, state, or local agency, as the County shall select in its sole discretion, adjusted for Family size in such manner as the County shall determine in its sole discretion. For Family sixes that are not integers, the Median Income shall be determined by the County by averaging the Median Incomes for the next higher and lower integral Family sizes as determined under this paragraph. "DOHS" means the King County's Department of Community and Human Services or any other department or agency that shall succeed to its functions with respect to low-inoonre housing. "Project" has the meaning set forth in the Loan Agreement. "Promissory Note" means the promissory notes executed and delivered by Grantor to the County evidencing the Grantor's obligation to repay the Loan, and any replacement or substitution for either or both of them, "Property" means the land described in the recitals above and all buildings, structures, fixtures, equipment and other improvements now or hereafter constructed or located thereon. "Rent" shall include all amounts paid directly or indirectly for the use or occupancy of a Unit and of common areas of the Property. "Rent Schedule' shal l a=n the schedule to be provided to the County pursuant to Section 2(0}(2} below, when approved by the County, and each subsequent schedule of Rents prop" by Grantor, consistent with the terms hereof. "SWion 8" means Section 8 of the United States Housing Act of 1937, as now and hereafter amended, and HUD regulations thereunder. "601/o-ofMedian-hworrre Family" means a Family whose Marital Income does not exceed b0% of Median Income, "605/6 -of -Median -Income Mousing" means housing for 641/o -of -Median -Income Families, consisting solely of units with Rent arts! occupancy restricted as 60%-of-Mediad-Incoam Uruts in accordance with the terms of Section 2 ofthis Regulatory Agremnent. "Transitional Housing" means housing that provides supportive services to Families that were formerly Homeless Families trader paragraph 1, 2(a) -(e), or 3 of the definition of Homeless Families above, with the intent to stabilize them and move them to permanent housing within a period of not more than 24 months. Renton Commons Regulatory Agreement 7 20160479000610,008 "Unit" means a dwelling unit, housekeeping unit, guest room, or single room occupancy unit, but does not refer to the Existing improvements. "Utility Allowance" shall mean an allowance approved by the County for utilities and services payable by tenants, which shall be equal to the utility allowance allowed by the Washington State Housing Finance Commission under Section 42 of the Internal Revenue Code and the regulations pertaining thereto for such long as such Commission provides such an allowance no less frequently than annually. If such Commission does not provide a utility allowance under such provisions no less frequently than annually, then the Utility allowance, which unless otherwise directed by HUD, shall be equal to the utility allowance published from time to time by the King County Housing Authority C R.CHA") for the type of Unit in which the County detennines that utilities are most nearly comparable to those for such Unit, or, if the Cotrnty determines that no reasonably comparable ftgures are available from KCHA, the utility allowance shall be such amount as the County determines from time to time is an adequate allowance fbr utilities and servicers (to the extent such items are not paid for tenants by Grantor). The Utility Allowance shall not include telephone services. "Very Low -Income banally" means a family whose Annual Income does not exceed 506 of Median Income, except that for purposes of ]"TOME provisions (if applicable) HUD may establish a. higher or lower income coiling pursuant to 24 CFR Section 92.E or successor provision. "Very Low-htcomG Housing" means housing for Very Low -Income Families, consisting solely of units with Rent and occupancy restricted as Very Low -Income Units or Extremely Low -Income Units in accordance with the terms of Section 2 of this Regulatory Agreement. Section 2. IE a n= nrome and Very Low-Inc2M UOUSIbr.Rent and gggM RMIrements, (a) Conol. Grantor shall develop, own, manage and operate the County -funded Units, and appropriate facilities rdlated thereto, as Extremoly Law -Income or Very Low Income Housing, in accordance with the tenns of the Loan Documents, on a continuous basis during the term hereof, beginning on the Commencement Date, which shall be the first date upon which the City of Renton issues a Certificate of Occupancy (temporary or permanent) for the Property after completion ofthe Project, but in any event no later than the Latest Corm hence meat Bate ideruified in Part h Sumnutry of Property. Specific Terms. Except as expressly set forth in the Loan Agreement, the Property, after construction of the County-finWed Units, shall not be devoted to any use other then Extremely Law -Income or Very Low Income Housing, as described in this Agreement, together with Icitchem dining and support facilities for residents of the Property on the first floor, without the express written consent of DOHS, in its discretion. Temporary use as surface parking is permitted prior to start of construction of the Project, Except as othenvise provided herein or as otherudse agreed in writing hereafter by the County, the number of County -funded Units identified as County -funded Units for Homeless Families in Part I: Summary of Property -Specific Terms shall be set aside and rmaintained, from the Commenrycnaent Date and thereafter throughout the term of this Agreement as Extremely Low Income Housing solely for Homeless Families, If the Project includes Units set aside for Homeless Families, Grantor shall provide services woonding to a Management Flan approved by the County under Section 1.5 of this Agreement to those Units throughout the term of this Agreement. Any change in the population to be served and%r services to be provided shall require Lender's written approval in advance. Renton Commom Regulatory Agreement 20160429400610.409 (b) £esicraLi3muirernents. The requirements of this subsection (b) apply to the extent that federal funds from the sources indicated are used to subsidize the Property, either through the Izari or otherwise. Except as expressly stated below, the provisions of this subsection (b) are only minimum requirements, and Grantor must also comply with stricter requirements of other subsections, Any agreement for subsidy with respect to the Property (other than through the County) from any of the sources specified in this subsection shall require the advance written consent of the County. If more than one subsection of this subsection (b) applies to a Unit, them unless otherwise expressly provided in this subsection, the Grantor shall comply with each such subscetion. (1)_HOME Repuirennents. Not applicable (2) Section 8 or Other ]tenial Subsidy gmuirements. Grantor agrees that it will make every reasonable effort to qualify for project -based rental subsidies approved by DCIS with respect to all Extremely Low -Income or Very Low Income Units, including without limitation executing such agreements as HJD, KCHA or other providers of rent subsidies may require to receive such subsidies, provided such subsidies are available on terms that do not conflict with this Regulatory Agreement or adversely affect the low income housing tax credits available to the Project. At any time when rent for any Extremely Low -Income or Very Low -Income Housing Unit is subsidized Rent for such Unit, including amounts paid by the subsidy provider, shall not exceed the level permitted under the subsidy provider's regulations for such program and any applicable contract, and the Rent limits in subsection 2(c)(1) below shall apply only to the tenant's contribution to Rent, so that the tenant's contribution plus the Utility Allowance shall net exceed the applicable limit in subsection 2(e)(1). However, nothing in this subsection shall affect Gmutor's obligation to comply with the occupancy restrictions in subsection (c) below. (e) County Oceunaocyand Rent Requirements; (1) Qmpancy: Maximum Remit _ Based on„Size of Unit. At all times, Grantor shall maintain the nuirtbers of County -funded Units as set forth below by income class. Each County - funded Unit shall be rented solely to, or reserved for rent solely to, Low -Income Families with Annual incomes, as of the later of the date hereof or the times of their initial occupancies, no greater than the percentage of Median Income for the respective income class of Unit as seg faith below, based on the actual Family size. Units in each income class are in addition to, and not included in, the numhem of Units in higher income classes. Income Class of Units Maximum. Income (% 1- 2- 3 - of median) Studios Bedrooms bedrooms bedrooms Extremely Low-income Very Low -Income Manager's. Unit _Total Except as otherwise expressly provided in this Section, each County -funded Unit shall be rented at a monthly Rent that, together with the Utility Allowance, is no higher than one - twelfth of the applicable percentage, as set forth below, of the maximum percentage of Renton Commons Regulatory Agr=ment 9 20160429000610.010 Median Income set forth above for the respective class of Unit, adjusted for the presumed Family size corresponding to the size of Unit as set forth below, regardless of the number of persons actually occupying the Unit: Inc me Class Of UAft Extremely Low -Income (301% of Median. Income) Very Low -Income (50% of Median Income) 60%-of=Median-income Maximum Rent and UtiWAl.Qwance as_a�S�4�.#1le.i~!�ambility litttit (divided by 121 based on pEM="Iv size 30% 30% 30% For a studio or Single Room Occupancy ("SRO") Unit, Family size - 1.0; for a one-bedroorn Unit, Family size - 1.5; for a two-bedroom Unit, F ntily size W 3,0; for a three-#cdroom Unit, Family size - 4.5. (2) lrtitial__RM Schedule. Prior to the Commencement Date, the Grantor shall submit to the County for approval a proposed initial Rent Schedule, consistent with the terms of this Section and all other funding agreements for the Property, showing the designations of Bounty -funded Units by income class (and Transitional Housing status, if applicable), initial Rents, and the initial utility Allowances. In case of Extmmely Low -Income Units with Section 8 or other project -based subsidies, tate Rent Schedule shall show mho =xaimum tenants' contributions consistent with subsection 2(c). Grantor shall not charge Rents, or collect tenants' contributions to rents, in excess of amounts shown on an initial Rent Schedule approved by DCHS unless and until an increase is permitted under this subsection (e). (3) Units for Homelm l:amilies_ Twelve (12) of Thirty (30) Extremely Low - Income Units shall be "Homeless Units". Except as otherwise provided in this subsection (3), Grantor shall rent any vacant Homeless Unit only to a Homeless Family. if a HAP Contract shall be terminated as to any Extremely Low-income Units, without fault of Grantor, and no similar project -based rental assistance, not otherwise incompatible with the use of low-income housing tax credits, is then available for such Units, Grantor shall give written notice of such fact to the County, and Grantor shall then not be required to rent such Unit, when vacant, only to a Homeless Family. If the County shall at any time thereafter detemmine that Section 8 or othtr vent or operating subsidies reasonably tray be available, that would not adversely affect the uses of low-income housing tax credits, and that would permit any of such Units to serve Homeless Families, then at the County's request the Grantor shall promptly apply for and diligently pursue such subsidies for such Units, and shall enter into and perform any contracts required to obtain and maintain such subsidies, and if such subsidies are obtained for such Units, shall rent such Units, when available, only to Homeless Fa" lies. (d) Eviction Restrictions. No tenants will be evicted from the Property solely bncatmse their incomes increase after the date of their initial occupancy. No ta=cy may be terminated fnr refusal to pay a monthly Rent in excess of that permitted hereunder, or for any reason other than gust cause", If HOME funds are involved in the Property, then (i) Grantor shall not teminate any tenancy or refuse to renew the lease of any tenant except for serious or repeated violation of the term and conditions of the lease; for violation of applicable Renton Commons Regulatory Agreement 10 2016U42DOW61 D.Dt 1 federal, state, or local law, or for other good cause; and (ii) any termination or refusal to renew snust b. preceded by not less than 30 days by the Grantor's service upon the tenant of a written notice specifying the grounds for the action. To the extent peranitted by law, a tenant may be evicted for falsification of into= or other material information in a rental application, certification or lease agreement. (e) Rent Scheb1g; Annual Increases. (1) Note: This subsection (e) does not sHmv Rent or, where appheable,the amount clarged to a tenant, for any County -funded Unit to exceed the maximum allowed under any applicable provision of subsection (b) or (c) above. In addition, (i) to the extent that any other provisions of this Regulatory Agreement, or any temts offered to pre-existing tenants pursuant to the relocation and antidisplacement provisions of federal regulations, require a lower Rent or a Rent based on Family income, such other provisions shall prevail over this subsection (e); (H) for so long as any Extremely Low - Income Unit is subsidized by HUD or KCHA under any Section 8 program, or other project -based subsidy the provisions of this subsection (e) shall not apply to such Unit-, (iii) on the first date when any Extremely Low -Income Unit is rusted without any such subsidy, the Rent for such Unit may be established without regard to the Rent previously in effect, and for purposes of future Rent increases that date, shall be considered the date of the last Rent increase for such Unit. (A) The maximum initial Rents, the designations of County -funded Units by income class and HOME -funded status (if applicable), and the initial Utility Allowances, shall be as set forth an the initial Rent Schedule as noted in subsection 2(o)(2)(A) above, unless otherwise approved in writing by the County. (B) Subject to subsection (e)(l) above, this subsection (e)(2) shall govern Rent increases. (C) Upon advance notice to tenants as required by law and by the teens of their leases (but in no event less than 30 days), Grantor may increase monthly Rents for County -funded Units to the extent consistent with this Regulatory Agreement, but not more frequently than one increase per year, not including increases for specific Units upon tenant turnover. (U) For purposes of this Regulatory Agreement, the effective flake of any Rent increase, except for increases for spocific Units upon tenant turnover, shall be the same for all County -funded Units; however, instead of implementing a Rent increase frilly as to all County -funded Units on the effective date, the Grantor may defer or phase in increases for some or all County -funded Units occupied by Families with Incomes, as most recently certified, at or below the maximum levels for initial occupancy of their. respective categories of Unity provided that any differences in ruts for similar Units must be consistent with all applicable laws and regulations. (E) Grantor shall prepare a new Rent Schedule at least thirty (30) days before the effective date of each increase (other than mi increase for a specitie Unit upon tenant turnover), showing the total Rents to be charged for each County -funded Unit (when any deferred or phased increases are fully implemental, if applicable), showing the applicable Utility Allowances, and identifying which Units are subsidized under any Section 8 contract or other project -based subsidy arrangement, and any County -funded Unit that occupied by a Family that was, at the time of its initial occupancy of such Unit, a Homeless Family. The Rent Schedule shall show the amount and percentage of the increase for each Unit from the last Rent Schedule, and for each Unit for which there was at lust one intervening increase, pursuant to subsection 2(e)(2)(M below, the Rent Schedule shall show the elate of the last increase, the Rent that then became effedive, and the percentage increase, if any, frorn that Rent to the new Rent for that Unit. Renton Commons Regulatory Agreement 11 20160429000e10.012 (F) Except as may be allowed pursuant to subsection 2(eX2XG) below, the percentage Rent increase for a Unit shall not exceed the greater of (i) 13 percent or (ii) the CPI increase as most recently published by DCHS as of the date of the Rent Schedule submitted pursuant to subsection (e)(2)(E) above. (G) Upon Grantor's request, County may, in its sole discretion, approve a percentage increase in Rent on one or more Units greater than the applicable percentage increase permitted in Subsection (F), above, if the Grantor provides evidence acceptable to the County that the Property has experienced expenses that would justify such a larger Rent increase, and provided that the Rent is consistent with subsection 2(c)(1) of this Regulatory Agreement and any other limit applicable under subsection 2(b). (H) Upon reletting of a Unit after the terrainallon of occupancy of the Family previously occupying that Unit, without any violation or breach by Grantor or its agent of any terms of this Regulatory Agreement or any applicable law or ordinance, Grantor may increase the Rent for that Unit to the maximum allowable rent based on the number of bedrooms in the Units and the income class as stated in subsection 2(c)(1), above, subject to the terms of subsection 2(b). (1) Except as expressly permitted in ties subsection (e), no other rent increases shall be implemented without the County's prior written approval, which may be withheld in the County's sole discretion. (i) Ann Xertifications: Aver -Income Tents. Grantor shall obtain from each tenant, no Icss Gequently than annually, a certification of Family size, Annual Income and for HOME -funded Units, Adjusted Income, in form acceptable to the County. For HOM E-fimdad Units each certification shall comply with 24 CFR Section 92.203(aXl)(ii) and any additional or successor regulation of HUD. For HOME-fitaded Units, no less frequently than every sixth year, Grantor shall examine the income of each tenant Family in accordance with 24 CFR Section 92.243(aX1)(i). Grantor also shall so examine the income and Family size of any tenant Farnily at any time when there is evidence that the tenant's written statement was not complete and accurate. If so requested by the County, Grantor "it obtain such certifications and/or examine incomes and Family sizes at any other times upon reasonable advance notice from the County. Grantor shall maintain all certifications and documentation obtained under this subsection on file for at least five years after they are obtained, and shall make them available to the County or HUD for inspection and copying promptly upon request. if, at any recertification of incomes, the Annual L aame of a Family in one of the County -fronded Units on the Property that is not then subsidized under a Section 8 program exceeds sixty-five (65) percent of Median Income, Grantor may notify the tenant and the County that, beginning on a date no earlier than one year after the date of such certification of income, the tenant shall be charged a higher monthly Rent. Such increase may take effect on the date indicated in the notice unless the tenant Family's Annual Income has declined to a [owl no greater than sixty-five percent (650%) of Median income. When the income of a tenant Family that is paying thirty-five percent (35°l0) of actual Family income for Rent aril utilities pursuant to the preceding sentence decreases to a level below 30% of Median Income, in the case of Extremely Low Income Unit, SOo/n of Median [noorne, in the case of a Very -Low Income Unit, or 60"fo of Median Income, in the ease of a 60'D/o,-of -Median locome Unit, the limit on the tenant Family's Rent shall be the maximum Rent that would have been applicable if no increase in the Family's income had occurred. (8) BaMjn Rents, Renton Commons Regulatory Agreement 12 AFTER RECORDING MAIL T0: Renton Commons, LLC Attn, Sharon tee, 2407 First Avenue, Ste. 200 Seattle, WA 98121 20160429000609.001 E2793109 ;4/29/7.916 11:19 s� com'ry, , ua ,asl.ee 0,'0011." PFICE-001 OF gel Fkd for Record at Request of. snea mft hVf&RaWd&1uaemtr F109 A MWQkn T]Ue [nsurWa CWM' STATUTORY WARRANTY DEED File No: 4203-2500681 (SC) Date, April 14, 2016 Grantor(s): 3arnes Tjoa and ]eanne Ryan Grantee(s): Renton Commons, LLC Abbiwiated Legal; PTN LOT 3 AND ALL OF LOTS 1-2, BLOCK 4, SMITHERS SIXTH ADD. TO THE TOWN OF RENTON, VOL 26, P. 47, KING COUNTY Additional Legal on page: Assessors Tax Parcel Na(s): 784180009002 THE GRANTORS) 3ames Tjos and 3eanne Ryan, husband and wife for and in consideration of Ten Dollars and other Good and Valuable Consideration, in hand paid, conveys, and warrants to Renton Commons, LLC, a Washington limited liability company, the Following described real estate, situated in the County of King, State of Washington. LEGAL DESCRIPTION. Real property in the County of long, State of Washington, described as follows; LOTS 1, 2 AND THE NORTH 20.0 FEET OF LOT 3, BLOCK 4, SMITHERS SIXTH ADDITION TO THE TOWN OF Ft9NTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 26 OF PLATS, PACE 47, IN KING COUNTY, WASHINGTON. Subject To: This conveyance is subject to covenants, conditions, restrictions and easements, If any, affecting title, which may appear In the public record, Including those shown on any retarded plat or survey. Pago 1 of 2 Lis 1"S APN: 7B410a OM2 StaWoorp Warranty Dead Fle No.: 4203-2500681($C) • wndnued STATE OF Washington } )-ss COUNTY OF King } I certify that I know or have satlsiactory evidence that ]aures Tjoa and ]eanne Ryan, IQ& the person(s) who appeared before me, and said perso(s} acknowledged that he/sha,/ftsigned this instrument and acknowledged it to be his/her a Free and voluntary ad For a uses and purposes mentloned in thls instrument. Dated: Notary Publl In a Por the Skate of Washington Residing at: �7 r l V. My appointment expires: 1/f/,, V :A f "4�gL�� `Z �1'►ai° iywA iS�•1� Page 2 of 2 UPS 10.05 2016M2900009.002 20i6042900DO10.001 ai 4 ,E�TG`n"r ;47 W zi When Recorded Return To - King County Housing and Community Development Program Community Services Division Chinook Building, 401 Fifth Avenue, Suite 500 Seattle, WA 98104 29000610 R.EgULATORY AGREEi1'IENT Covenants and Easemenu for Low -Income Housin Reference numbers of related documents: N/A Grantor(s): 1. RENTON COM IONS LLC, a Washington limited liability campuny Graattiec: KING COUNTY Legal Description (Abbreviated): LOTS 1-2, AND PTN. LOT 3, BLOCK 4, SMFI'f M Sl7 TH ADD TO IIIE TOWN OF RENTON, VOL, 26, PG. 47 2. Additional legal description is on page 3 of document, Assessor's Property Tax Parcel Account Number(s): 7941WO090-02 Renton Commons Regulatory Agreement 20180429000M.002 REGULATORY AGREEBLENT Renton Commons CONTENTS Partl: Summary of Property -Specific Terms Part If: General Provisions Section 1: Definitions Section 2: Extremely Low -Income or Very Gow-Income Housing; Rent and Occupaxy Requirements Section 3: Reporting Section 4: Terni; Covenants Rein with the Land Section 5: Remedies; Enforceability Section 6: Recordation, Amendments; Twnination Section 7: No Conflict with Other Documents Section 8: Severability Section 9= Vacancies; Nondiscrimination; Afffi mative Marketing Section 14: Insumnee Section 11: involuntary Loss Section 12: Maintenance of Property Section 13: Grant of Fasement Section 14: Leases Section 15: Managernent Agent Section 16: No Assumption of Obligations by the County Section 17: Notices Section 18: Supportive Services Section 19: Governing Law; Venue Section 20: Time Section 21: Obligations of Grantor and co -Grantors} Renton Commons Regulatory Agreement 20160429000610.003 REGULATORY AGREEMENT THIS REGULATORY AGREEMENT (tire ",Agreement") is emered into as of April _, 2415 by and among RENTON COMMONS LLC, a Washington limited liability company ("Grantor"), in favor of king County, a political subdivision of the State of Washington (the "County'l. RECITALS WfIEREAS, the County and Grantor desire that Grantor acquire the real property at the address staled below in Renton, Washington, legally described as follows (which, including all improvements now or hereafter thereon, is referred to as the "Property") for the purpose of constructing one of more buildings for use as housing for low-income households: Real property in the County of King, State of Washington, described As follows: LOTS 1, 2 AND TI -IE NORTH 2O.0 I~ E Vr OF LOT 3, BLOCK 4, SMITHERS S DCMADDITION TO THE TOWN OF RIENTON, ACCORDING TO THE PLAT T14EREOF RECORI)P ] IN VOLUME 26 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON. Situs Address: 215 Whitworth Avenue South, Renton, WA 98057 WHI" REAS, the County has made a loan to Grantor (the `°Lmn'), far the purpose of acquiring the Property, from funds provided from the sources described in Part I below; and WHEREAS, the County and Grantor desire that the planned improvements to be constructed on a portion of the Property serve as housing for Low-income Families (including Extremely Low -Income Families to the extent indicated below) for a minimum period of fifty (50) years, and in consideration of the County's agreement to make the Loan, Grantor has agreed to place certain restrictions on the Property, and NOW, THEREFORE, Grantor hereby agrees to and does hereby grant to the County and impose upon the Propoty, and upon any interest in the Property now held or hereafler acquired by Grantor, the following covenants, restrictions, charges and easements, which shall run with the land, be a burden upon die Property and all portions thereof, and shall be binding upon any purchaser, grantee, owner or lessee of any portion of the Property And any other person or entity having any right, title or interest therein and upon the respective heirs, executors, administrators, devisees, successors and aWgns of any purchaser, grantee, owner or lessee of any portion of the Property and any other person or entity having any right, title or interest therein, for the term of this Regulatory Agmetnent, Renton Commons Regulatory Agreement 3 Part 1: Summary of Property -Specific Terms Item Terms Grantor's Mailing Address and Phone Maximum Loan Amount Fund SDUMC(s) for this Loan Property Address Land Use Designation Type of Housing (If both, give numbers of County -funded Units in each category) # of Extremely Low -Income Units # of Very Low -Income Units # of other Low -Income Units Total County -funded Units Total Units (including manager) Total Units # of County -funded Units for Homeless Families Special population to be served, if any (identify number and category of Units) Permanent X Transitional 24 23 47 48 -0- 26 Low Income and Homeless Families and Homeless Veterans 20160429904814,404 Latest Commencement Date December 31, 2020 Note: Information set forth above as to any Operating and Maintenance Program subsidies shall not be construed as an agreement or commitment by the County, nor as a representation or warranty that such funds will be available, Part H: General Prorislons Section 1. Definitionj. DefinitionUnless otherwise expressly provided herein or unless the context clearly requires otherwise, the terms defined above shall have the rnewhigs act forth above, and the following terms shall have the respective meanings sct forth below for the purposes hereof. Renton Commons Regulatory Agreement 4 20160429040610,005 "Adjusted Income" means income as adjusted and detwnvned in amrdanoe with 24 CFR Suction 5.611, or successor provision, using "Annual hioome" as defined herein, subject to any interpretations, modifications or assumptions that may be promulgated by HUD. "Annual income" means the annual income of a 1~arnily as determined, unless otherwise approved in writing by the County, in accordance with 24 GFR Section 5.609 or successor provision, and unless otherwise approved in writing by DCHS shall be calculated in accordance with 24 CFR Section 92.203(d) or successor provision, subject to any interpretations, modifications or assumptions that may be promulgated by HUD. Grantor shall follow the requirements in 24 CPR Section 5.617 when making subsequent Annual Income determinations of persons with disabilities after their initial occupancy. "County -funded Units" means the number of County -funded units as identified above in Part 1: Summary of Property -Specific Terms and defined as dwelling units to be constructed or rehabilitated on the Property and to be used as Low -Income Housing, including 50% -of -Median -Income Housing, Very Low -Income Housing and Extremely Low-income Housing to the extent described herein, together with all rights and interests in the Property appurtenant to those dwelling units. The County -funded Units are more specifically identified in Section 2(c) below and shall not refer to the .Existing Improvements. `,CPP' means the Housing Component of the Consumer Price Index for Rent of Primary Residences for the Seattle -Bellevue arca (the "CPr,), as published by the U. S. Bureau of Labor Statistics C'RLS']. if the BLS shall no longer publish that series, then "CPP' shall mean such other index as the County shall select or construct in its sole disc =don as a basis for estimating changes in consumer rental housing costs, based on any data for the Seattle area or an area including Seattle, published or rgxvled by a federal, stale, or local agency, as the County shall select in its sole discretion. "CP1 Increase" means, as of any date, the annual percentage increase in the EPI as most recently determined and published by the United States Department of Housing and Urban Development for Rent increase calculations. Publication may be made by posting on the DCHS wobsile or by such other means as the I)CHS Director shall determine, or both. "Deed of Trust" means the deed of trust executed and delivered by Grantor to the County to secure the repayment of the Loan. "Existing Improvements" means all buildings, shictures, fzxtum, equipment and/or other improvements currently located on the Property. "Extremely Low -Income Family" rmmns a Family whose Annual hionme does not exceed 30% of Median Income, except that for purposes of HOME provisions (if applicable) HUD may establish it higher or lower income ceiling pursuant to 24 CFR Section 92.2 or mccessor provision. "Extremely Low-income Housing„ means housing for Extmzrniy Law -Income Families, x•,ottsisting solely of Units with Rent and occupancy restricted as Extremely Lev -income Units in accordance with the terms of Section 2 of this Regulatory Agreement. "Pair Market Rent" means the fair market rent for existing housing for comparable units as established by HUD under 24 CFR Section 888.111 orsuacessor rcguiation. "Family" has the meaning set forth in 24 GFR Section 5.403, or successor provision, and includes an individual person. Renton Commons Regulatory Agreement 5 201 tZ429000610.000 "Homeless Family„ means a Family that. (1) lacks a fixed, regular, and adequate nighttime residence; or (2) has, or had within 30 days before occupancy of a Couety-funded Unit in the Property, a ptmry nighttime residence that is (a) a supervised, publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels and congregate shelters); or (b) an institution that provides a temporary residence for individuals intended to be institutionalized; or (c) a public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings; or (d) Transitional Housing, or (3) is certified by a pubHe or nonprofit agency, acceptable to the County, to be in itttmineont danger of becoming a Homeless Family tinder paragraph (1) or (2) above. "HOME" means the federal HOME Investment Partnerships Act and regulations thereunder. "HOME -funded Units" ,means the Caum ty-funded Units to which HOME firids have been atIocated as stated in Part I above, if any. "HUD" means the United States Department of Housing and Urban Development or any successor agency. "Loan" means the load made by the County to Grantor to finance the acquisition of the Properly. "Loan Agreement" means the Loan Agreement between the County and Grantor with respect to the Property; as such agreements may be amended from time to time, "Loan Documents" means the Loan Agreem=)L the Promissory Note, the Deed of Trust, this Regulatory Agreement, all documents attached as exhibits to or incorporated by reference in any of the foregoing, and any amendments to any of the foregoing duly executed and delivered by the County and Grantor. "Low -Income Family" means a Family whose Annual Incomo does not exceed 80% of Median Income. "Low-Ineorne Housing" means housing for Low -Broome Fanulies, consisting solely of Units with Rent and occupancy restricted as Low -Income Units, 609'6 -of -Median Income iJnits, Very Low-lucorne Units or Extremely Lew-hwotr►e Units in accordance with the terms of Section 2 of this Regulatory Agreernmi. "Mattagctnent Agent" means any person or entity retained by or on behalf of Grantor to manage the Property, or the lessee or sublessee under any master or operating lease or sublease for the Property, bort shall not include Grantor or any employee of Grantor acting as such in managetuent of the Property. "Median income" means median family income for the Seattle area us published from time to time by the U.S. Department of Housing and Urban Development ("HUD"), as adjusted for Family size so that the ratio of the Median Income for any Family size to such published median family income is the Renton Commons Regulatory Agreement 6 2016042.4000610,007 same as the, ratio of the "low-income" limit for that Family size published by HUD for the Section 8 subsidy program for the Seattle area, or any suemssor program to the "low-income" limit for that program for a Family size of four persons as published by HUD, if in any year HUD shall publish median family income data for more than one area that includes Seattle, then unless otherwise approved in writing by the DCHS Director, the lowest of such median family income figures shall be used, If, at any time, Median tworne for a Family size cannot be determined under the foregoing sentences based on data published by HUD for the Seattle area within the most recent thirteen months, then the County may detenninc "Median Income" for such Family size based on any data for the Seattle area or an area including Seattle, published or reported by a federal, state, or local agency, as the County shall select in its sole discretion, adjusted for Fainily size in such manner as the County shall determine in its sole discretion. For Family sizes that are not integers, the Median lncome shall be determined by the County by averaging the Median Incomes for the next higher and lower integral Family sizes as determined under this paragraph. "DCHS" means the King County's Department of Community and Human Services or any other department or agency that shall succeed to its functions with respect to low-income housing. "Project" bas the meaning set forth in the Loan Agreement. "Promissory Dote" means the promissory notes executed and deliverer) by Grantor to the County evidencing the Grantor's obligation to May the Loan, and any replacement or substitution for either or both of thew. "property" means the ImW described in the recitals above and all buildings, stiuiat s, fixtures, equipment and other improvements now or hereafter constructed or located thereon. "Rent" shall include all amounts paid directly or indirectly for the use or occupancy of Unit and of common areas of the Property. "]tent Schedule" shall mean the schedule to be provided to the County pursuant to Section 2(e)(2) below, when approved by the County, and each subsequent schedule of Renta preparod by Grantor, consistent with the terms hereof. "Section il" means Section 8 of the United States Housing Act of 1937, as now and hereafter amended, and HUD regulations thereunder. "60%o -of -Median -Income Family" means a Family whose Annual Income does not exceed 60% of Median Income. "W/o -of -Median -Income Housing" means housing for 60%-of-Median_lncome Families, consisting solely of units with )Lent and occupancy restricted as bit°! -o€ -Median -Income Units in accordance with the terms of Seet ion 2 of this Regulatory Agreement. " Z'mnsitional Housing" means housing that provides supportive services to Families that were formerly Homeless Families under paragraph 1, 2(a)4c), or 3 of the definition of Homeless Families above, with the intent to stabilize them and move theta to penuanent housing within a period of not more than 24 months. Renton Commons Regulatory Agreement 20160429000sto.00s "Ural" ineans a dwelling unit, housekeeping unit, guest room, or sb)gle room occupancy unit, but does not refer to the Existing Improvements. "Utility Allowance" shall mean an allowance approvers by the County for utilities and services payable by tenants, which shall be equal to the utility allowance allowed by the Washington State Housing Finance Commission under Section 42 of the Internal Revenue Code and the regulations pertaining thereto for such long as such Commission provides such an allowance no less frequently than annually. If such Commission does not provide a utility allowance under such provisions no less frequently than annually, then the Utility allowance, which unless otherwise directed by HUD, shall be equal to the utility allowance published from time to time by the King County Housing Authority ("KCHA"} for the type of Unit in which the County determines that utilities are most nearly comparable to those for such Unit, or, if the County determines that no reasonably comparable figures are available from KCHA, the utility allowance shall be such amount as the County determines from time to time is an adequate allowance for utilities and services (to the extent such items arse not paid for tenants by Grantor). The Utility Allowance shall not include telephone services. "Very IoW-Invo=, Fancily" means a family whose Annual Income does not exceed 50% of Median Income, except that for purposes of HOME provisions (if applicable) HUD may establish a higber or lower income coiling pursuant to 24 CFR Section 92.2 or successor provision. "Very Low -Income Housing" means housing for Very Low-income Families, Consistinlg solely of units with Rent and occupancy restricted as Very Low -Income Units or Extremely Low -Income Units in accordance with the terms of Section 2 of this Regulatory Agreement. Section 2, Extremes Low -Income and Very Low-[ncome Ilousin • Rent and OccuRl Requirements. (a) General. Grantor shall develop, own, manage and operate the County -funded Units, and appropriate facilities related tha-eto, as Extremely Low-income or Very Low Income Housing, in accordance with the terms of the Lin Documents, on a continuous basis during the term hereof~ beginning on the Commencement Date, which shall be the first date upon which the City of Renton issues a Certificate of Occupancy (temporary or permanent) for the Property after oompletion of the Project, but in any event no later than the Latest Commencement Date identified in Part I: Summary of Property - Specific Terms. Except as expressly set forth in the Loan Agr=nerrt, the Property, after consstnxAion of the County -funded Units, shall not be devoted to any use other than Extreancly Low -Income or Very Low Income Housing, as described in this Agreement, together with kitchen, dining and support facilities for residents of the Property on the first floor, without the express written consent of DOHS, in its discretion. Temporary use as surface parking is permitted prior to start of conaraction of the Project. Except as othenvise provided herein or as otherwise agreed in writing hereafter by the County, the number of County -funded Units identified as County :funded Units for Homeless Families in Part I: Summary of Property -Specific Terms shall be set aside and rnaintatined, from the Commencement Date and thereafter throughout the term of this Agn=cnt as Extremely Low Income Housing solely for Homeless Families. If the Project includes Units set aside for Homeless Families, Grantor shall provide services according to a Management Plan approved by the County tender Section 15 of this Agreement to those Units throughout the term of this Agreement. Any change in the population to be served and/or services to be provided shall require Lender's written approval in advance. Renton Commons Regulatory Agreement 20160429000610.009 (b) Fgdeml Rextuirements. The requirements of this subsection (b) apply to the extent that federal funds from the sources indicated are used to subsidize the Prouty, either through the Loan or otherwise. Except as expressly stated below, the provisions of this subsection (b) art only minimum requirements, and Grantor must also =nilly with stricter requirements of other subsections. Any agreement for subsidy with respect to the Property (other than through the County) from any of the sources specified in Us subsection shall require the advance written consent of the County_ If more than one subsection of this subsection (b) applies to a Unit, then unless otherwise expressly provided in this subsection, the Grantor shall comply with each such subsection.. (1) HOME Requirements, Not applicable (2) Section 8 or_C}ther Rental Subsidy Requirements. Grantor agrees that it will make every reasonable effort to qualify for project -based rental subsidies appmvEd by DCHS with respect to all Extremely Low -Income or Very Low Income Units, including without limitation executing such agreements as HUD, KCHA or other providers of rent subsidies may require to receive such subsidies, provided such subsidies are available on terms that do not conflict with this Regulatory Agreement or adversely affect the low income housing tax credits available to the Project. At any time when rent for any Extremely Low -Income or Very Low -Income Housing Unit is subsidized Rent for such Unit, including amounts paid by the subsidy provider, shall not exceed the level permitted under the subsidy provider's regulations for such program and any applicable contract, and the Rent limits in subsection 2(c)(1) below shall apply only to the tenant's contribution to Rent, so that the tenant's contribution plus the Utility Allowance shall not exceed the applicable linvt in subsection 2(cXl), However, nothing in this subsection shall affect Grantor's obligation to comply with the occupancy restrictions in subsection (c) below. (c) County Occuoacy and Bent IZ iremen . (1) 09CppgnCT. Maxim�t -Ron( lased on Size of Unit. At all times, Ctrar)tor shall maintain the numbers of County -funded Units as set forth below by income class. Each County- firnded Unit shall be vented solely to, or reserved for rent solely to, Low -Income Families with Annual Incomes, as of the later of the date hereof or the times of Their initial occupancies, no greater than the percentage of Median Income for the respective income class of Unit as set forth below, based on the actual Family size. Units in each income class are in addition to, and not included in, the numbers of Units in higher income Glasses, Income Class of Units Maximum Income (°10 1- 2- 3 - of inediaa) Studios Bedrooms bedrooms bedrooms Ir ttmaicly Law -Income Very low -Income Manager's Unit Total Except as otherwise expressly provided in this Section, each County -funded Unit shall be rented at a monthly Rent that, together with the Utility Allowance, is no higher than one - twelfth of the applicable percentage, as set forth below, of the maximum percentage of Renton Commons Regulatory Agreement 9 20160429D00610.010 Median Income set forth above for the respective class of Unit, adjusted for the presumed Family size corresponding to the sizc of Unit as set forth below, regardless of the number of persons actually occupying the Unit: Income Class of Unit Extremely Low -Income (30% of Median Income) Very Low -Income (50% of Median Income) 60%-of-Median-kcorne Maximum Rent and Utility Allowance as apmuntarg of irt2= ei}P,tbili y litrdt (divided by 12). based opummed n s' zg 30% 30% 30% For a studio or Single Room Occupancy {"SRO") Unit, Family size = 1.0; for a one -bedroom Unit, Family size = 1.5; for a two-bedroom Unit, Family size = 3.0; far a three-bedroom Unit, Farnily size = 4.5. (2) Initial Rent Schedule Prior to the Commencement Date, the Grantor shall submit to the County for approval a proposed initial Rent Schedule, consistent with the terms of this Section and all other funding agreements for the Property, showing the designations of County -funded Units by income class (and Transitional Housing status, if applicable), initial Rents, and the initial Utility Allowances. In case of Extremely Low-Inoome Units with Section 8 or other project -based subsidies, the Rent Schedule shall show the maximum tenants' contributions consistent with subsection 2(c)_ Grantor shall not charge Rents, or collect tenants' contributions to rents, in excess of amounts shown on an initial Rent Schedule approved by DCHS unless and until an increase is permitted under this subsection (e). (3) Units for Homeless Families. Twelve (12) of Thirty (30) Extremely Low - Income Units shall be "Homeless Units". ?except as otherwise provided in this subsection (3), Grantor shall resat any vacant Homeless Unit only to a Homeless Family. If a HAP Contract shalt be tenninated as to any Extremely Low -Income Units, without fault of Grantor, and no similar project -based rental assistance, not otherwise incompatible with the use of low-income housing tax credits, is then available for such Units, Grantor shall give written notice of such fact to the County, and Grantor shall then not be required to rent such Unit, when vacant, only to a Homeless Family. If the Courcy shall at any time thereafter determine that Section 8 or other tent or optTating subsidies reasonably may be available, that would not adversely affect the uses of low-income housing tax credits, and that would permit any of such Units to serve Homeless Families, then at the County's request the Grantor shall promptly apply for and diligently pursue such subsidies for such Units, and shall enter into and perform any contracts required to obtain and maintain such subsidies, and if such subsidies are obtained for such Units, shall rent such Units, when available, only to Homeless Families, (d) Eviction Restrictions; No tenants will be evicted from the Property solely because their incomes increase after the date of thein initial occupancy. No tenancy may be loirdnated for refusal to pay a monthly Rent in excess of that pennitted hereunder, or for any reason other than "just cause". If HOME funds are involved in the Property, #hen (i) Grantor shall not terminate any tenancy or refuse to renew the lease of any tenant except for serious or repeated violation of the terms and conditions of the lease; for violation of applicable Renton Commons Regulatory Agreement 10 2otGo429000610.011 federal, state, or local law, or for other good cause; and (ii) any termination or refusal to renew must be preceded by not less than 30 days by the Grantor's service upon the tenant of a written notice specifying the grounds for the action. To the extent Fpermitted by law, a tenant may be evicted for falsification of income or other material information in a rental application, certification or lease agreemenL (e) Rent Schedule: Annual enc aerie. (1) Note: This subsection (e) does not allow Rent or, where applimble,the amount charged to a tenant, for any Countyfunded Unit to exceed the maAmurn allowed under any applicable provision of subsection (b) or (c) above. In addition, C) to the extent that any other provisions of this Regulatory Agreement, or any terms offered to pretexisting tenants pursaartt to the relocation and antidisplacenxmt provisions of federal regulations, require a Iower Rent or a Rent based on Family income, such other provisions shall prevail over this subsection (e); (ii) for so long as any Extremely Low - Income Unit is subsidized by HU@ or KORA under any Section 8 program, or other project -based subsidy the provisions of this subsection (e) shall not apply to such Unit; (iii) on the fast elate when any Extremely Uw-Income Unit is rented without any such subsidy, the Rent for Such Unit may be established without regard to tho Rent previously in effect, and for purposes of future Rent increases that date shall be considered the date of the last Rerd increase for such Unit. (A) The maximurrt initial Renis, the designations of County -funded Units by income class and HOMlrfunded status (if applicable), and the initial Utility Allowances, shall be as set forth on the initial Rent Schedule as noted in subsection 2(cX2)(A) above, unless otherwise approved in writing by the County. (B) Subject to subsection (e)(1) above, this subsection (e)(2) shall govern Rent increases. (C) Upon advance notice to tenants as required by law and by the terms of their ]eases (but in no event less than 3D clays), Grantor may increase rnonthly Rents for County -funded Units to the extent consistent with this Regulatory Agteetnent, but not more frequently than one incrmse per year, not including increases for specific Units upon tenant turnover. (D) For purposes of this Regulatory Agreement, the effective date of any Rent increase, except for increases for specific Units upon tenant turnover, shall be the same for all County -funded Units; however, instead of implementing a Rent inct.e fully as to all County -funded Units on the effective date, the Grantor may defer or phase in increases for some or all County -funded Units occupied by Families with incomes, as most recmtly certifted, at or below the nuximum levels for initial occupancy of their respective categories of Units, provided that any differences in rents for similar Units must be consistent with all applicable laws ard regulations. (E) Grantor shall prepare a new Rent Schedule at least thirty (30) days before the effective date of each increase (other than an increase for a specific Unit upon tenant turnover), showing the total Rents to be charged for each County -funded Unit (when any deferred or phased inmtases arc fully implemented, if applicable), slowing the applicable Utility Allowances, and identifying which Units are subsidized under any Section 8 contract or other project -based subsidy arrangement, anti any County -funded Unit that occupied by a Family that was, at the time of its initial occupancy of such Unit, a Homeless Family. The Rent Schedule shall show the amount and percentage of the increase for each Unit from the last Rent Schedule! and for each Unit for which there was at ]east one intervening incrcaso pursuant to subsection 2(eX2)(H) below, the Rent Schedule shall show the date of the last increase, the Rent that there became effective, and the percentage increase, if any, from that Rent to the new Rent for that Unit. Menton Commons Regulatory Agreement l i 20160429000810.012 (F) Except as may be allowed pursuant to subsection 2(e)(2)(G) below, the percentage hent increase for a Unit shall not exceed the greater of (i)1.5 percent or ('u) the CP1 lrxmse as most recently published by DCHS as of the date of tate Rent Schedule submitted pursuant to subsection (e)(2)(E) above. (G) Upon Grantor's request, County may, in its sole discretion, approve a percentage increase in Rent on one or more Units greater than the applicable percentage increase pemiitted in Subsection (F), above, if the Grantor provides evidence acceptable to the County that the Property has experienced expenses that would justify such a larger Rent increase, and provided that the Rent is consistent with subsection 2(c)(1) of this Regulatory Agreement and any other limit applicable under subsection 2(b). (H) Upon reletting of a Unit after the termination of occupancy of the Family previously occupying that Unit, without any violation or breach by Grantor or its agent of any terms of this Regulatory Agreement or any applicable law or ordinance, Grantor may increase the Rent for that Unit to the maximum allowable rent based on the number of bedroom in the Units and the income class as stated in subsection 2(c)(1), above, subject to the terms of subsection 2(b). (1) Except as expressly permitted in this subsection (e), no other rent increases shall be implemented without the County's prior written approval, which may be withheld in the County's sole discretion. (f) Annual Certifications: Over -income Tenants. Grantor shall obtain from each tenant, no less frequently than annually, a certification of Family size, Annual Income and for NOME fiutded Units, Adjusted. Income, in form acceptable to the County. For HOly &funded Units each certification shall comply with 24 CFR Seclion 92.203(a)(lxii) and any additional or successor regulation of HUD. ror HOME -funded Units, no less frequently than every sixth year, Grantor shall examine the income of each tenant Family in accordance with 24 CFR Section 92.203(axlXi). Grantor also shall so examine the income and Family size of any tenant Family at any time when there is evidence that the tenant's written statement was not complete and accurate. If so requested by the County, Grantor shall obtain such oe&fications and/or examine incomes and Fanvly sizes at any other times upon reasonable advance notice from the County. Grantor shall maintain all certifications and dotnunentation obtained under this subsection on file for at least five years after they are obtained, and shall make them available to the County or HUD for inspection and copying promptly upon request. If, at any recertification of incomes, the Annual Income of a Family in one of the County -funded Units on the Property that is not then subsidized under a Section 8 program exceeds sixty-five (65) percent of Median Income, Grantor may notify the tenant and the County that, beginning on a date no earlier than one year after the date of such certification of income, the tenant shall be charged a higher monthly Rent Such increase may take effect on the date indicated in the notice unless the tenant Family's Annual Income has declined to a level no greater than sixty-five percent (65%6) of Median income. When the income of a tenant Family that is paying thirty-five percent (35%) of actual family income for Rent and utilities pursuant to the preceding sentence decreases to a level below 30% of Median Income, in the can of Extremely Low Income Unit, 50% of Median Income, in the rase of a Very -Low Income Unit, or 609!6 of Median Income, in the case of a 60% -of -Median Income Unit, the Iirnit on the tenant Family's Rent shall be the maxirttum Rent that would have been applicable if no increase in the Family's income had occurred. (p,) Excessive Reuts. Renton Commons Regulatory Agreement 12 20160429000614,413 (1) If the County makes a preliminary determination that Grantor has charged or collected Rents, or imposed Rent increases, in excess of the limits hereunder, the County may give Grantor written notice of such determination and if Grantor does not respond in writing within thirty (30) days such determination shall be fiats] artd binding. If Grantor disputes the County's determination that a rent increase exceeds permissible limits, or that excess Rents have been collected, or the amount of any excess, by a written response within such thirty (30) day period stating in detail the basis for Grantor's disagreement with the County's preliri i ry determination, the parties shall meet and attempt to resolve any differeamom. if agreement is not reached within thirty (30) days after the County's receipt of Grantor's response, the County may require, upon ten (10) days' notice, that Grantor either accept the County's sinal dctemr mtion or elect to have the matter determined by an independent certified public accountant (or, if so agreed by both parties, any other qualified person) acceptable to the County, whose determination as to the maximum Rents permitted hereunder and the amount of any excess Rents collected. shall be final and binding on both parties. The full cost of the audit shall be paid by the party whose final position as to the amount of excess Rents, if any, prior to submission of the matter to the accountant, was farthest in dollar amount from the accountant's final deternmination. Fending resolution of any dispute as described in this subparagraph, Grantor shall not be required to refiutd any Rents but may be required to rescind or reduce Rent increases so that Rents do not exceed levels agreed by both parties to be permissible. (2) Alter any final determination that any Rent increase exceeds the limits hereunder or that Rents have been collected by Grantor or its agents in excess of the limits hereunder, the County may (i) require the Grantor to reduce Rents or rescind Resort increases so that Rent is within such limits; andfor (ii) to the extent necessary to offset any excess Rent collected plus interest thereon at the rate of 12°/o per annum, require one or more of the following; (A) that Grantor make refunds to the tenants maldng overpayments; (B) that Grantor reduce Rents below levels otherwise permissible hereunder for a limited period of time;; and/or (C) that Grantor Emit future increases below amounts otherwise pemaissible for a limited period of time, if any Rents exceeding the limits hereunder, plus interest thereon, are not refunded promptly upon the County's demand and afser the conclusion of any audit requested under the following subparagraph, such amounts may be recovered in an action brought by the County for recovery of such amounts on behalf of tenants (but County shall not be obligated to bring any such action). If Grantor, notwithstanding a final determination requiring reduction in Rents hereunder, fails to give notice to teacarts of such reduction within teen (10) business days, the County may give such notice to tenants directly. (h) Copy too Tenant. Grantor shall provide each tenant in the Property with a copy of this Section or a summary, previously submitted to the County, of the rent and occupancy lirnitations herein, with any modifications requested by time County within twenty (20) business days of receipt by the County. (i) Tenant Selection. Grantor shall adopt and apply written tenant selection criteria consistent with all applicable laws and regulations. Section 3. Rc r�artinz (a) Beginning with the first calendar year after the Commencement Date, Grantor will. make annual cortiftwtions to the County that it is in compliance with this Regulatory Agrcememt. Such Renton Commons Regulatory Agreement 13 20160429000"0.014 certifications shall be submitted by June 30 of eaach year and shall include the most current Rent Schedule (showing which Units are County -funded Units in each income class and which are subsidized under Section 8 or another project -basal subsidy program), a calculation justifying any increases in Rents from the previous Rent Schedule, consistent with flus Regulatory Agreement, and the actual Rents being charged to each tenant Family in a County -funded Unit. If any federal funds are involved in the County funding of the Pmject, Grantor shall also submit certifications of income and Family size obtained in the previous year. Grantor shall also include with such certification any changes in the management policies for the Property and such other information covering the prior calendar year as the County may request by notice at least 90 days in advance of the due date, and with such accompanying documentation as the County may request. Grantor or a public or nonprofit agency acceptable to the County shall certify, in the annual report submitted by Grantor, that the Family who occupies any County -funded Unit identified as a Unit occupied by a Homeless Family was a Homeless Family as defined herein at the time of its initial occupancy of such Unit. (b) if so requested by the County, Grantor shall mart to the County, at such other times as the County shall request upon reasonable advance notice, on the Rent levels, current income levels of tenants, and management policies for the Property. Section 4. Term• Covenants Rack grith the Land. (a) Unless sooner modified or terminated in accordance with Section 6 hereof, this Regulatory Agreernerit shall continue in full force and effect until December 31, 2066 and thereafter for any period for which the maturity of the Loan, or any part thereof, or of any other indebtedness then secured by the Deed of Trust, shall be extended. (b) Grantor hereby declares its express intent that the covenants, restrictions, charges and easements set forth herein shall be deemed covenants running with the land and shall pass to and be binding upon Grantor's successors in title including any purchaser, grantee, owner or lessee of any portion of the Property and any other person or entity having any right, title or interest therein and upon the respective heirs, executors, administrators, devisees, successors and assigns of any purchaser, grantee, owner or lessee of any pardon of the Property and airy other person or entity having any right, title or interest therein. Grantor shall not tzansfer the Property or any portion thereof or interest therein to any successor Curless successor agrees in writing to be bound by the provisions of this Regulatory Agreement to the same extent as the transferor and the County receives a copy of such agreement prior to the transfer. The execution and delivery of such agreement to the County shall be a condition precedent to the effectiveness of any transfer of any interest in the Property to such successor, but the covenants herein shall be binding on any such transferee regardless of whether such written agreement is obtained. This Regulatory Agreement has priority aver the Deed of Trust and shall survive any payment, release, satisfaction or cancellation of the Loan or the Deed of Trust occurring prior to the expiration of the period referred to in the previous subsection. The covenants herein Are independent of and in addition to the covenants in the Deed of Trust and Loan Agreement. No transfer of the Property shall operate to relieve Grantor or any successor of its obligations hereunder unless expressly so agreed in writing by the County, Section 5. Remedies: Enforceability- In the event of a violation by Grantor or its successors in interest of any of the provisions of this Regulatory Agreement the County may notify Grantor or its, successor in writing of the violation. Grantor or its successor shall have thirty (30) days from the date of notice to cure such violation, Notwithstanding the foregoing, if the violation is of such a nature that it may M practicably bo cured within thirty (30) days, County shall not be entitled to exercise its remedies so long as Grantor commences cure of such violation within the thirty -day period and diligently pursues the Renton Commons Regulatory Agreement 14 20160429000e10.oiS cure to completion within ninety (90) days after such notice, or within such other time frame as shall be approved by the County. if Grantor or its successors does not cure (or, if the preceding sentence applies, commence cure) of the violation within the thirty day period or if Grantor dotes not diligently pursue cure pursuant to the preceding sentence, the County my, in its discretion, pursue any and all remedies provided hereunder or available at law or in equity. Grantor agrees that such remedies shall include, without limitation: (a) The County may petition a court of competent jurisdiction for the appointment of a receiver to assume full management, control and possmsion of the Property and to exercise all rights provided herein or available under applicable law, and Grantor hereby consents and stipulates to the appointment of a receiver of the County's choice on an interim basis, without a prior hearing, based upon an affidavit submitted by the County to the effect that Grantor has failed to comply with the cure requirements set forth above after an event of default. Grantor shall oonperate fully in any transfer of management and control to a receiver appointed by a court. The receiver shall rernai n in control of the Property until any one of the following events: (1) The Property is transferred pursuant to a fo=tosure sale or deed in lieu of foreclosure; (2) The court dctwTdnes, after an evidentiary hearing, that there was no basis for appointment of a receiver hereunder, (3) All defaults heretutdcr and any other Events of Default under the Loan Documents leave been cured to the reasonable satisfaction of the County (or waived by the County in its sole discretion), all fees and expenses of the County in connection with such defaults and all related proceedings shall have been reimbursed by Grantor and the court shall be satisfied that the Grantor is ready, willing and able, financially and otherwise, to resume operation of the Property in full compliance with this Regulatory Agreement; (4) The court transfers control of the Property to a substitute receiver proposed or eonsootod to by the County; or (5) This Regulatory Agreement is terminated in accordance with its tams. Grantor agrees not to petition the court for transfer of control to Grantor except far the masons stated above unless so requested by the County, in which case Grantor shall join in a petition to reinstate the Grantor's control of the Property. Neither the receiver nor the County shall be deemed to have assumed any liabilities of Grantor or any other person relatirig to the Property, except that the receiver shall be responsible, to the extent permitted by applicable law and the orders of the court, for renting Units in the Property; collecting rents and applying them to Property expenses, including the receiver's reasonable fees and expenses and debt service falling due on any mortgage indebtedness permitted by the Loan Documents or otherwise approved in writing by the County, with any surplus (after reimbursement to the County of any advances made pursuant to tete terms hereof and, so long as the Deed of Trust encumbers the Property, after deposits in reserve accounts as requires] by the Loan Documents) deposited in the registry of court for determination of the Renton Commons Regulatory Agreement 15 20180429000610.016 persons entitled thereto; and otherwise managing and preserving the Property, but the receiver shall have no liability to Grantor for any act or omission of the recciver except for gross negligence or willful misconduct. (b) In addition or in the alternative, the County shall be entitled to specific Performance, preliminary and pernianent injunctive relief, rnottetary damages, restitution, and recovery of all casts and attorneys' fees incurred in enforcing this Regulatory Agreement including without limitation the costs of any repairs or other actions reasonably necessary with respect to the Property and the reasonable value of any services provided by County employees in connection therewith. The rights and remedies specified in this Section are in addition to, and not in substitution for, the County's rights and remedies for excessive Rents under subsection 2(g) above, provided that unless required by federal law or regulations the County shall not seek additional remedies under this Section for charging of excessive Rents unless a determination under such subsection shall have become final and Grantor shall have failed or refused to comply with the requirements of the County under that Section after thirty days' written notice of such requirmuents, which notice shall constitute the notice and opportunity to cure required by this Section. No waive' of any breach or violation shall be binding unless in writing signed by the County and no waiver or delay in enforcing the provisions hereof as to any breach or violation shall impair, damage or waive the right of the: County to obtain relief against or recover for the continuation or repetition of sues breach or violation or any similar breach or violation thereof at any later time or tunes. Grantor hereby agrees to pay, indemnify and hold the County hannless from any and all costs, expenses and foes, including all reasonable attorneys' fees which may be incurred by the Cbwity in enforcing this Regulatory Agreement following any default on the part of Grantor whether the same shall be enforced by suit or otherwise. Section 6, Recordation: Am meats: Termination. (a) Grantor shall cause this Regulatory Agreement to be duly recorded in the Office of the King County Rcxrorder as an encumbrance upon the Property prior to the Deed of Tnrst and shall deliver to the County a copy of this Regulatory Agrement showing recording information. (b) Except as provided below, the provisions hereof shall not be amended or revised except by an instrument in writing duly executed by the County and by Grantor or its successor in title and duly recorded. This Regulatory Agreement shall not be textninated prior to the expiration of the stated term hereof except by inshment executed by the County and duly recorded. In either case, no such writing shall be binding upon the County unless duly executed by the King County Executive or the Director of DCHS. (e) In the event Grantor cannot obtain necessary funds to develop the Property to provide the housing as described hereunder, the Grantor may transfer or otherwise sell the Property with the consent of the County and upon such sale and the payment of the Loan, this Agrement shall terminate and the County shall file such termination documents as may be required to loll the Property free and clear of this Regulatory Agreement. Section 7, &Conflict with other Documents. Grantor represents and warrants that it has not executed and will not execute any other agreement with provisions contradictory to, or in opposition to, the provisions hereof, and that the Property is not and will not be subject to any requirements or restrictions in oonflict with the provisions hereof Renton Commons Regulatory Agreement 16 20160429D00610.0V Section S. Severability. The invalidity of any clause, part or provision of this Regulatory Agreement shall not affect the validity of the remmining portions thereof Section 9. Vacancies; l+ lgndiscrintluadon; Affy-mathm Nhrkctine. Grantor ill make good faith efforts to rem all vacant Units, Grantor shall comply with all applicable fair housing and nondiscrimination laws, ordinances and regulations, including without limitation Section 282 of the Cranston-Gon alm National Affordable Housing Act (if HOME funds are involved), each as now in effect or hereafter amended. Grantor tirrther agrees that with respect to County -funded Units it shall not engage in, nor permit, any act or practice that would be prohihited by any such law, regulation or ordinance but for the existence of any present or future exemption therein, or other limit on the effect thereof, that is based on the type of organization, character, mission or beliefs of the Grantor or of Any other person or entity acting as or for the lessor or sublessor of a County -funded Unit. Grantor shall adopt and follow an airs malive marketing policy designed to attract eligible persons from all racial, ethnic, and gender groups in the housing market to available Units, consistent with the County's Affirmative Marketing procedures and requirements adopted pursuant to 24 C.F.R. Section 92,351, In the case of E_.xtrowly Low -Income Units that are for permanent occupancy, Grantor shall inform providers of emergency shelters and Transitional Housing about the Property and shell promote access to the Units, when vacant, by families in such shelters or Transitional Housing that are ready to move into permanent housing. In the case of a Transitional Housing Unit, Grantor shall inform providers of emergency shelters about the Unit and shall promote access to the Units, when vacant, by Families in such shelters that are ready to move into Transitional Housing. Grande shall maintain records of its affirmative marketing efforts and shall include in its annual report to the County, in such detail as the County shall request, information on Afiirtnative Marketing efforts and the results thereof. Section 14. insurance. Grantor shall been any improvements now existing or hereafter erected on the Property ins=k by an insurance company legally entitled to do business ut the State of Washington and acceptable to County, against loss by fire and other hazards included within the term "broad form" coverage. If requested by the County, Grantor shall maintain inswance covering additional hazards against which mortgage lenders customarily require insurance. Grantor's casualty insurance shall cover one hundred percent (IWI*) replacement value of the improvements for the entire term of this Regulatory Agreement unless otherwise agreed in writing between the parties, provided, however, that Grantor shall not be obligated to insure the fisting Improvements. Grantor shall provide to County evidence satisfactory to the County of compliance with this Section, promptly upon any request by County_ In the event of loss, inwranee proceeds shall be applied to restoration or repair ofdamages to the Property, unless the County determines that such restoration or repair would impair the County's security under the Loan Documents or the parties agree that restoralion or repair is economically unfeasible. For purposes of this Section and Section 11, impairment of the County's security shall be determined by comparison to the adequacy of the County's security prior to the casualty Ioss. Provided insurance is maintained as required herein, Grantor's or its successors' obligation to r:pair, if repairs are undertaken, shall be limited to and shall not mceed the insurance payments reocived by Grantor or its successor from the insurance policy required herein and any additional insurance maintained on the Property, plus any reserves maintained with r=pect to the Property. The provisions of this Section 10 regarding the use and disposition of insurance proceeds shall be subject to the rights of any third parties as set forth in any exception having priority over this Regulatory Agreement (unless otherwise agreed by such third parties), and to any contrary provisions of any Subordination Agreement or Priority Agreement with respect to the Property signed by the County. Renton Commons Regulatory Agreement 17 201 E*429Doo81 o.ot8 Section 11. Involuotary Loss. In the event of loss or damage to the Property Grantor shall give prorr►pt notice to the County. Subject to the hmilation on Grantor's obligation pursuant to the preceding Section, Grantor shall promptly restore or repair the damages to the Property, in order to assure compliance with this Regulatory Agreement, unless County determines in writing that the County's security under the Loan Documents would be impaired by use of available insurance proceeds and any other resources provided by Grantor for such restoration or the parties agree that repair or restoration is not economically feasible. Notwithstanding anything to the contrary herein, this Section shall not apply to the Existing Improvements. Section 12. Maintenance of Property. Grantor shall at all times maintain the Property in good and tonantable condition and repair, shall neither commit nor suffer waste; and shall promptly comply with all applicable laws, codes and regulations applicable to the Property and the requirements of all federal, state and local authorities and pay all fees and charges in connection therewith. Grantor shall not cause or permit any conditions that would constitute a nuisance, Should Grantor fail to comply with any of the requirements of this section, then witi'tin thirty days after notice to Grantor of a violation thereof Grantor shall have pre mred, u► consultation with the County, a plan reasonably acceptable to the County to remedy the violation as promptly as feasible, and Grantor shali diligently pursue such plan to completion within the time period specified therein. If Grantor fails to develop or to implement such a plan in a timely manner or if the County determines in its discretion that an emergency exists that makes it necessary in order to protect the tenants of the Property, the County may, but shall not be obligated to, make the repairs or pay the costs to cure any non-compliance with this section and recover from Grantor as damages any costa incurred by the County. Any such amounts shall constitute a Batt on the Property and shall bear interest at the rate of twelve percent per annwn until paid. Section 13. Grant of Lnsement. Grantor hereby it vvocably grants an easement in gross to the County and its agents and employees, for the duration of this Regulatory Agreement, subject to the rights of residential tenants uuder applicable laws and ordinances: to crncr the Property at any tittle when the County determines in its good faith discretion that an anergency makes such entry necessary for the protection of any tenants or the public, and to enter the Property at any other time on reasonable notice in advance to Grantor or Grantor's agent, for any of the following purposes; (a) to inspect the condition of the Property and determine compliance with the covenants hereof; (b) to interview tenants and verify income infomnation, occupancy levels and any other matters relevant to this Regulatory Agreement; (c) to inspect and copy any documents maintained by Grantor or its agent relevant to this Regulatory Agreement; (d) in the event of default hereunder, not cured within any applicable cure period, to perform repairs as provided herein or take any other action permitted hereunder. Section 14. Leases. Grantor shall rent County -funded Units only pursuant to a form lease or rental agreement prepared by Grantor. The Grantor shall provide a copy of the form of lease currently in use to the County promptly upon any request by the Coturty. The form lease or rental agreement shall comply with all applicable laws; shall not include any provisions prohibited by applicable laws or regulations, shall prohibit subletting or amign ment of the lease without the express written approval of Grantor, which approval shall not be granted by Grantor if the result would be any violation of the rent or Renton Commons Regulatory Agreement 18 20160429000610,019 occupancy restrictions herein; and shall state that inforrnation about the limitations on Rents and Rent increases pursuant to this Regulatory Agreement is available from DCHS. Section 15. A'lanagement and Management Agent. Subject to the requirements of this Regulatory Agreement and applicable law, Grantor shall operate the Property, or cause the Property to be operated, is accordance with the management plan as approved by the County pursuant to the Loan Agreement. Grantor shall not engage a Management Agent for the Property, or renew an agreement with an existing Management Agent, without the County's prior consent to the agent and the agent's compensation. 1f the Comity does not object in writing within ten (10) days after wtittert notice to the County of the identity of any Management Agent and the terms of the proposed agreement or renewal with a term not to exceed one year, together with any information as to the background or experience of the Management Agent as the County may request, the County shall be deemed to have consented to the new Management Agent and/or the terms of the nevi or renewod agreement, Section 16. No Assum ntion-of Obliga#ions_bv Co_unN. Nothing in this Regulatory Agreement shall be construed to impose on the County any obligation or liability trot expressly provided herein. This Regulatory Agreement is not intended to create any duties on the part of the County to any tenant or occupant of the Property, nor to confer on any tenant or occupant of the Property or any other person any right or claim against the County or its agents or employees in the event of any action or failure to act by the County herr-und `. Section 17. Notices. All notices to be given pursuant to this Regulatory Agreement shall be in writing and shall be deemed given when hand -delivered within normal business hours, when actually received by facsimile transmission during business hours, or two business days after mailed, postage prepaid, to the parties hereto at the addresses set forth below, or to such other place as a party may from time to time designate in writing, ._�.r. M 2407 First Avenue, Suite 200 Seattle, Washington 9$121 /'hone; (206) 443-9935 Attry Executive Director COUNTY: 401 Fifth Avenue, Suite 510 Seattle, Washington 98144 Phone: (206) 263-9076 Fax: (206) 296-0229 Attn: Interim Loan Program Manager, Housing and Conunanity Development Any notice to Grantor in accordance with this Section shall be sufficient notice to any other Grantor. Section 18. Supporfive Services. Reserved. Section 19. Goveruin2 Law, Venae. This Regulatory Agreemcnt shall be governed by the taws of the State of Washington. Grantor, for itself and its successors and assigns, consents to the Renton Commons Regulatory Agreement 19 FirstAmerican pwner1 s Policy Owner's Policy of , Itle Insurance ISSUED t3Y First American Title Insurance Company POLICY NUMBER 5011453-2500681 Any notice of claim and any outer notice or statement In writing required to be given to the Company under this policy must be given to the Company at the address shown In Section 18 of the Conditlatm COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEF'fIQNS FROM COVERAGE CONTAINED IN SCHEDULE 8, AND THE CONDMONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a Nebraska corporation (the 'Company") Insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Polka, against loss or damage, not exoeeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Arty defect In or lien or encumbrance on the Title. This Covered Risk includes but Is not limited to insurance against lass from (a) A defect In the Title caused by (b) forgery, fraud, undue Influence, duress, Incompetency, Incapacity, or Impersonation; (11) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (Iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney, (vi) a document not property filed, receded, or Indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vll) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Tide by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the Land. The berm 'encroachment" Includes encroachments of existing Improvements located on the Land onto adjoining land, and encroachments onto the Land of existing Improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. (Covered Risks continued on Page Z) In Witness Whereof, First American Tide Insurance Company has caused Its corporate name to be hereunto affixed by its authorized officers as of Date of Policy shown In Schedule A. First AmerIcan Title Insurance Company 0enr+is d C-Ahrl(SQ m P#44y JeHre} S Robim sn SlKrewry (This Policy Is vald only when Schedules A and B are madvO This 7adtat was created electronically and eonstltrims an odgiehai docurnent Cbpydo- 2006-2009 M.Hp a Land Title Assudad . AN ti" mserved< The Lae of tits term is resbiGted W ALTA Rtown and ALTA nw rune in good 9m rg as of the date of use. Ar other uses are pohaalted Rep tted un&r scenes from he Arneecen Land title A390dOw Form 5011453 (74-14) Page 1 of 16 DVivJ ftp 1 oU£ o` ALTA owners Policy of Title Insurance COVERED RISKS (Continued) 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any Improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, Is recorded In the Public Records setting forth the violation or Intention to enforce, but only to the extent of the violation or enforcement referred tD in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 If a notice of the enforcement action, describing any part of the Land, Is recorded In the Public Records, but only to the extent of the enforcement referred to In that notice. 7. The a xerdse of the rights of eminent domain if a notice of the exercise, describing any part of the Land, Is recorded In the Public Records. 8. Any taiCing by a governmental body that has occurred and Is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated In Schedule A or being defective (a) as a result of the a9b1dance In whole or In part;, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any Interest in the Land occurring prior to the transaction vesting Title as shown in 5efredule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar cnedltors' rights laws; or (b) because the instrument of transfer vesting Title as shown In Schedule A constitutes a Kefe entlal transfer under federal bankruptcy, skate Insolvency, or similar rneditnrs' rights laws by reason of the failure of Its recording in the Public Records (1) to be timely, or (II) to impart notice of Its exlsMnce to a purchaser for value or to a judgment or lien creditor. 10. Any defect In or lien or encumbrance on the Title or other matter Included In Covered Risks 1 through 9 that has been created or attached or has been filed or recorded In the Public Reoords subsequent to Date of Policy and prior to the recording of the deed or other Instrument of transfer In the Public Records that vests Title as shown In Schedule A. The Company will also pay the costs, attomeys' fees, and expenses incurred in defense of any matter Insured against by this Policy, but only to the extent provided In the Conditions. EXCLUSIONS FROM COVERAGE The following mWers are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (1) the occupancy, use, or enjoyment of the Land; (11) the character, dimensions, or location of any improvement erected on the Land; (Til) the subdivision of land; or (lv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Ekdusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbra woes, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Clalmant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed In writing to the Company by the insured Claimant prior to the date the Insured Claimant became an Insured under this poky; (c) resulting In no loss or damage to the Inured Claimant; (d) attaching or created subsequent to Date of MIcy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained ff the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown In 5dwdule A, Is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated In Covered Risk 9 of this policy. 5. Any lien an the Title for real estate taxes or assessments Imposed by governmental authority and created or attaching between Date of Policy and the date of retarding of the deed or other Instrument of transfer in the Public Records that vests Title as shown in Schedule A. -- _ - - - 16 -- Farm 5t711rt53 (7-1-14) Page 2 of ALTA Owner's Poi of Titre Insurance CONDMON 5 1. DEFINITION OF TERMS The folloMng berms when used In this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be Increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by sections W and 11 of these Conditions. (b) 'Date of Policy": The date designated as'Wte of POW In Schedule A. (c) "Entity': A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named In Schedule A. (I) The term "insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by Its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of achral valuable consideration conveying the Title (1) If the stock, shares, membership, or other equity Interests of the grantee are wholly- owned by the named insured, (2) If the grantee wholly owns the named insured, (3) If the grantee is wholly-owned by an affiliated Entlty of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust aeeted by a written instrument established by the Insured named In Sclweduie A for estate planning purposes. (Ii) With regard tD (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant". An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be Imputed to an Insured by reason of the Public Records or any ob)& records that Impart constructive notice of matters affecdng the `ITtle. (g) "Land": The land descri>d In Schedule A, and affixed improvements that by law consttbirte real property. The berm "Land" does not Include any property beyond the Imes of the area described In Schedule A, nor any right, title, Interest, estate, or easerrnent in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land Is Insured by this policy. (h) "Mortgage: Mortgage, dead of trust, trust deed, or other security Instrument, including one evidenced by electronic means authorized by law, (1) "Public Records": Records established urxier state statutes at Date of Policy for the purpose of Imparting constructive Form 5611453 (7-1-14) Page 3 of 16 notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also Include environmental, protection liens filed In the r000rds of the clerk of the United. States District Court for the district where the Land Is located. (j) "Tithe": The estate or Interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Iltle to be released from the obligation to purchase, lease, or lend If there Is a contractuar condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in farce as of Date of Policy In favor of an Insured, but only so long as the Insured retains an estate or Interest In the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties In any transfer or conveyance of the Title. This policy shall not continue In force In favor of any purchaser from the Insured of either (1) an estate or Interest In the land, or (11) an obligation secured by a purchase money Mortgage given to the• Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly In writing (i) in, case of any litigation as set forth In Section 5(a) of these Conditions, (II) In case Knowledge shall come to an Insured hereunder of any claim of title or Interest that is adverse to the Title, as insured, and that might cause Iris or damage for which, the Company may be liable by virtue of this policy, or (Iii) if the Title, as insured, Is rejected as Unm irketable Title. If the Company Is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Clalmant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company Is unable to determine the amount of loss or damage, the Company may, at Its option, require as a oonollion of payment that the Insured Claimant furnish a signed proof of lass. The proof of lass must describe the defect, lien, encumbrarue, or other matter Insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject t>D the options contained In Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured In litigation In which any third party asserts a calm covered by this policy adverse to the Insured. This obllgatimn Is limited to only those ;fated causes of action alleging matters Insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable far and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured In the defense of those causes of action that allege matters not Insured against by Ings policy. ALTA Owner's Policy of Title Insurance CONDITIONS (Continued) (b) The Company shall have the right, In addition to the options contained In Section 7 of these Conditions, at its own cost, to Institute and prosecute any action or proceeding or to do any other act that In its opinion may be necessary or desirable to establish the- Title, as Insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this poky, whether or not It shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy, If the Company exercises Its rights under this subsection, It must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and It expressly reserves the right, In Its sole discretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense In the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) In securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (il) In any other lawful act that In the opinion of the Company may be necessary or desirable to establish the Tube or any other matter as insured. if the Company Is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, Including any liability or obligation to defend, prosecute, or continue any Atigatton, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, Inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, ail records, In whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, If requested by any authorized representative of the Company, the Insured Claimant shall grant Its permisslon, In writing, for any authorized representative of the Company bo examine, Inspect, and copy all of these records In the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, It Is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested infornmdoon, or grant permission to secure reasonably necessary Information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. Farm 5011453 (7-1-14) Tage 4 of 16 7. OPTIONS TO PAY OR OTHERWISE 5E77LE CLAIMS, TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses Incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company Is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of tate Company to the Insured under this policy, other than to make the payment required In this subsection, shall terminate, Including any liability or obligation to defend, prosecute, or continue any Iltigadon. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insures Claimant. (i) To pay or otherwise settle with other parties for or In the name of an Insured Claimant any Balm Insured against under this policy. In addition, the Company will pay any costs, attorrheys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Canpany Is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for In subsections (b)(t) or (II), the Gompary"s obligations to the Insured under this policy for the claimed loss or damage, outer than the payments required to be made, shall terminate, Including any liability or obilgabm to defend, prosecuter or continue any Litigation. S. DETERMINATION AND EXTENT OF LIABILITY This policy Is a contract of lndemntty against actual monetary bass or damage sustained or Incurred by the Insured Clalmant who has suffered loss or damage by reason of matters insured agalnst by this policy. (a) The extent of liablltty of the Company for loss or damage under this policy shall not exceed the maser of (1) the Amount of Insurance, or (il) the difference between the value of the Tide as Insured and the value of the Title subject to the risk Insured against by this policy. (b) If the Company pursues Its rights under Section 5 of these Conditions and is unsuccessful In establishing the Tltte, as Insured, (t) the Amount of Insurance shall be Increased by 10%, and (II) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date It Is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred In accordance with Sections 5 and 7 of these Conditions. ALTA Owner's Poky of Title Insurance (6-17-06), Washingtanh S. 10. 11. M 13. 14. CONDMONS (Continued) LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes tine alleged defect, lien, or encumbrance, or cures the lade of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as Insured, in a reasonably diligent manner by any method, Including Iltlgadon and the completion of any appeals, It shall have fully performed Its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, Including litigation by the Company or with the Comparry's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be Gable for loss or damage to the Insured for liability voluntarily assumed by the Insured In settling any claim or suit without the prior written consent of the Company. REDUCTION OF INSURANCE; REDUCiM OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses,. shall reduce the Amount of Insurance by the amount of the payment. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy Insuring a Mortgage to which exception Is taken In Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which Is a charge or Alen on the Title, and the amount so paid shall be deemed a payment to the Insured under this pollcy. PAYMENT OF LOSS When liability and the extant of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, It shall be subrogated and entitled to the rights of the Insured Claimant In the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extern of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedles. The Insured Claimant shall permit the Company to sue, compromise, or settle In the name of the Insured Claimant and to use the name of the Insured Claimant In any transaction or litigation Involving these rights and remedies. If a payment on account of a claim does not fusty rover the lass of the Insured Claimant, the Company shall defer the exercise of Its right to recover until atter the Insured Claimant shall have recovered Its loss. (b) The Company's right of subrogation Includes the rights of the Insured to indemnities, guaranties, other policies of Insurance, or bonds, notwithstanding any temrs or conditions contained In those Instruments that address subrngatlon rights. ARBITRATION Either the Company or the: Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other wntroversy or claim arising out of the transaction giving rise to this policy, All arbitrable matters when the Amount of Insurance Is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance Is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered In any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, If any, attached to It by the Company Is the entire policy and contract between the Insured and the Company. In Interpreting any provision of this policy, this policy shall be construed as whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be In writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy Issued at any time Is made a part of this policy and Is subject to all of Its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and WoAslons or the policy, (Ii) modify any prior endorsement, (III) extend the Bate of (Policy, or (Iv) Increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, In whole or In part, Is held Invalid or unenforceable under applicable law, the policy shall be deemed not to include that prevision or such part held to be Invalid, but all other provisions shall remain in full form and effect. 17. CHOICE OP LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has Lmderwrben the risks covered by this policy and determined the premium charged therefor In reliance upon the law affecting Interests in real property and applicable to the Interpretation, rights, remedies, or enforcement of polkdes of title Insurance of the jurisdiction where the Land• Is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land Is located to determine the validity of claims against the Title that are adverse to the Insured and to Interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply Its conflicts of law princlples to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be fled only In a. state or federal court within the United States of America or - its U rritorles having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at First American Title insurance. Company, Attn: Claims National Intake Center, 1 First American Way, Santa Aney CA 92707. Phone: 888-632- 1643. Form 5011453 (7-1-14} Page 5 of 16 W ALTA Owner's Policy of Title Insurance (6-17-06 Washlrw* Owner's Policy of le Insurance ` First_ _carp ISSUED BY Schedule { First American Title Insurance Company Sc ed ale A POCKY NUMBER 2500681" Name and Address of Title Insurance Company: First American Title Insurance Company, 1 First American Way, Santa Ana, CA 92707. Me No.: 4203-2500681-A Address Reference: 215 Whitworth Avenue South, Renton, WA 98057 Premium: $1536.00 1. Name of Insured: Amount of Insurance: $420,000.00 Date of Policy: April 29, 2016 at 5:00 p.m. Renton Commons, LLC, a Washington limited liability company 2. The estate or interest in the Land that Is insured by this policy is: Fee Simple 3. Title Is vested in: Renton Commons, LLC, a Washington limited Ilabllity company 4. The Land referred to In this policy is described as follows: LOTS 1, 2 AND THE NORTH 20.0 FEET OF LOT 3, BLOCK 4, SMI THEIRS SIXTH ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 26 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON. APN: 784180009002 Pdm 5011453 (7-1-14) Page 6 of 16 ALTA Owner's Policy of Title Insurance (5-17-06) Washlnigton Firer.,ria owner's Policy of !Insurance ISSUED BY First American Title Insurance Company Schedule B PWCYNUHBER 2500681 EXCEPTIONS FROM COVERAGE File No.: 4203-2500681-A This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: 1. Taxes and assessments which are not shown as existing liens by the records of any taxing authority that levies taxes of assessments on real property or by the public record. 2. (A) Unpatented mining daims; (B) Reservations or exceptions in patents or In Acts authorizing the issuance thereof; (C) Water rights, daims or tide to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, Including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity, 4. General Taxes for the year 2016 The first half has been paid. The second half is payable, but not delinquent until November 1st. Tax Account No.: 784180009002 5. heed of Trust/Mortgage and terms and conditions thereof. Trustor/Grantor: Renton Commons LLC, a Washington limited liability company Trustee. First American The Insurance Company Beneficiary: King County, a political subdivision of the State of Washington Amount: $420,000.00 Dated: April 22, 2016 Recorded: April 29, 2016 Recording No.: 20160429000611 6. ALTA survey by Aramaki Borden and Associates, Inc. , dated April 11, 2016, and revised April 14, 2016„ under Job No. 2315 discloses the following exceptions to ALTA Extended Owner's/Purchaser Coverage: (A) Cyclone fence extends 2.3 to 3.2 feet into unopened alley to the west. (B) Dense Arborvitae Hedge extends Into unopened alley to the west and City of Seattle Cedar River Pipeline Right of Way to the north. (C) Concrete wall meanders along north property line. (D) Striped parking, cyclone fence and cast in place wheel stop lie within City of Seattle Cedar River Pipeline night of Way to the north. Note: Clearance of Owner's Extended Coverage matters does not result in the deletion of Paragraphs A, E and G In Schedule B, Section 2, herein, which will remain as exceptions in said Policy. Form 561-1453–'(74-14) :Page 7 of 16 ALTA Owner's Policy of Title Insurance (6-17-06 – - Washing 7. Any and all offers _ dedication, conditions, restrictions, ea ents, boundary discrepancies or enaoachments, i and/or provisions shown or disclose F Short Plat or Plat of Smlthers Sixth Addition to the Town of Renton recorded in Volume 26 of Plain, Page(s) 47. B. Regulatory Agreement and the terms and conditions thereof: Between: Renton Commons LLC, a Washington limited liability company And: King County, a political subdivision of the State of Washington Recording Information: 20160429000610 Form 50,11453 (7-1-14) Page B of 16 ALTA Owners Policy of Tltie insurance (6-17-06) Washingban ENDORSEMENT Attached to Policy No. 2500681 Issued by FitstAlmerican Tigre Insurance Company The Company insures against loss or damage sustained by the Insured by reason of: 1. The existence, at Date of Policy, of any of the following unless expressly excepted In Schedule B: a. Present violations on the Land of any enforceable covenants, conditions, or restrictions, or any existing improvements on the Land that violate any building setback lines shown on a plat of subdivision recorded or flied In the Public Records. b. Any instrument referred to In Schedule 0 as containing covenants, conditions, or restrictions on the Land that, in addition, (1) establishes an easement on the Land, (11) provides for an option to purchase, a right of first refusal, or the prior approval of a future purchaser or occupant, or (III) provides a right of reentry, possibility of reverter, or right of forfeiture because of violations on the Land of any enforceable covenants, conditions, or restrictions. C. Any encroachment of existing Improvements located an the Land onto adjoining land, or any encroachment onto the Land of existing improvements located on adjoining land. d. Any encroachment of existing Improvements located on the Land onto that portion of the Land subject to any easement excepted in Schedule B. e. Any notices of violation of covenants, condttlons, or restrictions relating to environmental protection recorded or filed In the Public Records. 2. Damage to existing buildings: a. That are located on or encroach upon that portion of the Land subject to any easement excepted In Schedule B, which damage results from the exercise of the right to maintain the easement for the purpose for which It was granted or reserved; b. Resulting from the future exercise of any right existing at date of Policy to use the surface of the Land for the extraction or development of minerals excepted from the desa'lption of the Land or excepted in Schedule B. 3. Any final court order or judgment requiring the removal from any land adjoining the Land of any encroachment, other than fences, landscaping, or driveways, exoepted in Schedule B. 4. Any final court order or judgment denying the right to maintain any existing building on the Land because of any violation of covenants, conditions, or restrictions, or bullding setback lines shown on a plat of subdivision recorded or filed in the Public Records. Wherever In this endorsement the words "covenants, conditions, or restrictions" appear, they shall not be deemed to refer to or Include the terms, covenants, conditions, or limitations contained in an instrument creating a lease. As used in paragraphs 1.a. and 4, the words "covenants, conditions, or restrictions" do not Include any covenants, conditions, or restrictions (a) relating to obligations of any type to perform maintenance, repair, or remediation on the Land, or (b) pertaining to environmental protection of any kind or nature, Including hazardous or toxic matters, conditions, or substances, except to the extent that a notice of a violation or alleged violation affecting the Land has been recorded or filed in the Public Records at Date of Policy and Is not excepted In Schedule B. Form 5011453 (7-1-14) Page $ of 16 i--.__._��_ - ALTA Owner's Policy of Title Insurance (5-17-06). Washington! This endorsement 1s issued as part of the policy. Except as 1t expressly states, it does not (1) modify any of the terms and provisions of the policy, (h) modify any prior endorsements, (ill) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement Is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. American Land Tide Assodatim Endorsement 9.7-06 (Resbidbns, Enaoachmetts, Minerals - Owner's Policy - Improved Land) Adopted 6/17/06 Form 5011453 (7-1-14) Page lb of 16 -__ ALTA Owner's Policy of Tido Insurance (6r17-06) Washington ENDORSEMENT Attached to Policy No. 2500691 Issued by First Amerman Title Insurance Company The Company Insures against loss or damage sustained by the Insured if, at Date of Policy (i) the Land does not abut and have both actual vehicular and pedestrian access to and from 215 Whitworth Avenue South (the "Street(s)"), (il) the Street(s) Is/are not physically open and publicly maintained, or (Ili) the Insured has no right to use existing curb cuts or entries along that/those portion(s) of the Street(s) abutting the Land. This endorsement is issued as part of the policy. Except as 1t expressly states, it does not (1) modify any of the terms and provisions of the policy, (il) modify any prior endorsements, (ill) extend the Date of Polley, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is Inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement Is subject to all of the terms and provisions of the policy and of any prior endorsements. American tand Title Association Endoasenwrd 17-06 (Access and Entry) Adopted 6/17/06 Form 501.1453 (7-1-14) IPage 11 ALTA owners Palley of Tide insurance (647-06)• Washington� ♦p 4 1 x i1 F M� C i 4 First American ride UTILITY ACCESS ENDORSEMENT Issued by First American Title Insurance Company Attached to Policy No.: 2500681 File No.: 4203-2500661-A The Company Insures against loss or damage sustained by the Insured by reason of the lack of a right of access to the following utilities or services: [CHECK ALL THAT APPLY] Water service ] Electrical power service ] Internet/Cable service Natural gas service 5 ; Sanitary sewer (; Trash pickup ] Telephone: service Storm water drainage either over, under or upon rights-of-way or easements for the benefit of the Land because of: (1) a gap or gore between the boundaries of the Land and the rights-of-way or easements; (2) a gap between the boundaries of the rights-of-way or easements ; or (3) a termination by a grantor, or its successor, of the rights -of way or easements. This endorsement Is Issued as part of the policy. Except as it expressly states, it does not (1) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (Ill) extend the Date of Policy, or (Iv) Increase the Amount of insurance. To the extent a provision of the policy or a previous endorsement is Inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the pocky and of any prior endorsements. Date: April 29, 2016 First American Title I surarme Company Ey: 0�6'„a�: J cirmof6 Jeflmy S Robwwn SfltCQC�;p Authorized Countersignature Form 5U 14047 q-1-14} page u 16 i - x ALTA 17.2-46 Utility Access (10-16-08) For 5011453 (7-1-14) Page 12 of 16 ALTA owner's Policy of Tide Insurance (6-17-06) Washington ENDORSEMENT Attached to Policy No. 2500681 Issued by FirstAmerican Title Insurance Company The Company Insures against loss or damage sustained by the insured by reason of the Land being taxed as part of a larger parcel of land or failing to constitute a separate tax parcel for real estate taxes. This endorsement Is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (Ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of insurance. To the extent a provision of the policy or a previous endorsement is Inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement Is subject to all of the terms and provisions of the policy and of any prior endorsements. Amerkan Land 11W As9odaUon Endorsement 16-06 (single Tax Parcel) Adopted 6/17/06 Form 5011+453 (7-1-14) Page 13 of 15 ALTA Owner's Policy of Title insurance (6-17-0)6 Washing= RiS a.VR I tt* ' First American CONTIGUITY - SINGLE PARCEL ENDORSEMENT Issued by Fimt American Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of: 1. the failure of the Land to be contiguous to along the boundary line; or 2. the presence of any gaps, strips, or gores separating the contiguous boundary lines described above. This endorsement is issued as part of the policy. Except as it expressly states, It does not (i) modify any of the terms and provisions of the policy, (li) modify any prior endorsements, (ill) extend the Date of Policy, or (Iv) Increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is Inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior erxiorsements. Date: April 29, 2016 Fkwt American Tine Insurance Company 2�� Nnnis.r. Gilmore Pnmdent M41 0 Jeff a S. Riobmon w acrelQry BY: Authorized Countersignature Form 50-10051 (7-1-14) Page 14 of 16 ALTA 19.1-06 Contiguity -single Parcel (6-17-06ji CLTA 116.04-06 (6-17-06]j Form 5411453 (7-1-14) Page 14 of 16 ALTA Owner's Polley of Title Insurance (6-1 ENDORSEMENT Attached to Policy No. 2500681 Issued by First American Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the failure of the Land as described In Schedule A to be the same as that Identified on the survey made by Aramakl Borden and Associates, Inc. dated April 11, 2016, and revised April 14, 2016„ and designated Job No. 2315. This endorsement is issued as part of the policy. Except as it expressly states, it does not (I) modify any of the terms and provisions of the policy, (il) modify any prior endorsements, (Ili) extend -the Date of Policy, or (Iv) Increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement Is Inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement Is subject to all of the terms and provisions of the policy and of any prior endorsements. American Land Ttle Assodatbn Endorsement 25-06 (Same as survey) Adapted 10/16/08 Form 5011453 (7-1-14) Page 15 of 16 ALTA Owner's Pdicy of Title Insuranoe (6-17-06) Washington ENDORSEMENT Attached to Policy No. 2500681 issued by First American We Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the failure of the Land to constitute a lawfully created parcel according to the subdivision statutes and local subdivision ordinances applicable to the Land. This endorsement is issued as part of the policy. lExmpt as it expressly skates, 0 does not (1) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) Increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Am ican Land Title Aeration Endorsement 26-06 (Subdwislon) Adopted 10/16/08 Wrm 5011453 (7-i 14) Page 16 of ib --- �._ ALTA Owner's Policy of TMe Insurance (6-17-D6i, Mtashingtor� DEPARTMENT OF COMMUNITYCITYO1P URD AND ECONOMIC DEVELOPMENT 0'4'N4� AFFIDAVIT OF MAILING FOR A NEIGHBORHOOD MEETING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa.gov STATE OF WASHINGTON ) ) SS COUNTY OF KING ) __— Ks' Ro&p'� W6-Dor'3 - . being first duly sworn on oath, deposes and says: On the fvday of A , 20__IL, I deposited in the mails of the United States, a sealed envelope containing a neighborhood meeting notice, pursuant to Renton Municipal Code section 4-8-090A Neighborhood Meetings to property owners within three hundred feet (300') of the property for the following project: Amz)\3 Project Name • 2. This notice was sent to the addresses in the attached list, which was created based on the most recent property tax assessment rolls of King County Department of Assessments. ` Sender Signature EL SUBSCRIBED AND SWORN to before me this I day of *4��ti�\\Ni�lllilll �p ! mi,r/,:,/f1 NOTARY PUBI IC in and for the S ate of Washington, S M i�% +0 residing at 4 ~� W f 4 pJA'ro o My commission expires on _ _ 10 If�iL�� wmN �� + l,i11►WASIA t.��• DEPARTMENT OF COMMUNITY CITY of AND ECONOMIC DEVELOPMENT Denton AFFIDAVIT OF MAILING FOR A NEIGHBORHOOD MEETING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone, 425-430-7200 1 www.rentonwa.gov STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) % Rffi6N fim}} 1 __ , being first duly sworn on oath, deposes and says: 1, On the day of . _ _ 20, 6 deposited in the mails of the United States, a sealed envelope containing a neighborhood meeting notice, pursuant to Renton Municipal Code section 4-5-090A Neighborhood Meetings to property owners within three hundred feet (300') of the property for the following project: 2. This notice was sent to the addresses in the attached list, which was created based on the most recent property tax assessment rolls of King County Department of Assessments. Sender Signature SUBSCRIBED AND SWORN to before me this 24 day of JU`5_ _ .., 20�_. Clod NOTARY PUBLIC in and for the State"' of Washington, s�r residingat �.�►� boo My commission expires on 19 5 �l"tik .A 201604zs000sto,023 COUNTY ACKNOWLEWMEW STATE OF WASHINGTON } } ss COUNTY OF KING } On thisday of Y1�! 2016, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Josephine Wong. to me known (or proved by satisfactory evidence) to be the Deputy Director of the Housing and Community OcYeloptncnt Program of the Department of Community and Human Servioes of King County, the political subdivision that executed the within and foregoing instrument, and acknowledged the said instruinent to be the free and voluntary act and deed of said municipal corporation, for the purposes therein mentioned, and on oath stated that she was authorized to execute the said instrument WITNESS my hand and official seal hereto affixed the day acid year in this certificate above: written. Date: '0jV7Yr`i' rr, � ,1 . AP-Vil AV 'NOTARY PUBLIC in And for the State of Uae this "ec+ Washington residing at rr� My commission expires: PRJNT NAME; Renton Commons Regulatory Agreement 23 20160429000610.C22 CORPORATE ACKNOV&MOMENT STATE OF WASHINGTON ) ss. COUNTY OF KING ) On this LaLj day of f l 2016, before mo, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Sharon Lee, to me personally known (or proved on the basis of satisfactory evidence) to be the Executive Director of Low Income Homing W1 itute (LUID, a WasWon nonprofit corporation, the sole member of RENTON COMMONS LLC, a Washington limited liability company, that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that she was authorized to execute the said instrument. WITNESS my biuvi acrd seal hereto affixed the day and year in taus certificate above written. Date: ii IV 1�" ;�4� NOTARY PUBLIC iplarid. f the State of Washington residing at 5q'VL.P1tW My commission expires:] PRINT NAME: .,, t,� t4y Renton Commons Regulatory Agreement 22 201804294DO610.021 i N WY IMSS HEREOF, the parties have caused this Regulatory Agreement to be signed by their respective, duly authorized representatives, as ofthe day and year first written above. RENTON COMMONS LLC, a Washington limited liability company By: Low Income Housing Institute (LIHI) Its: Sole Member By: Natne: S Toe Title: Executive Director The County accepts tide Regulatory Agreement as of the day and year first above written. MG COUNTY, a political subdivision. of Washington State By: Name Title: Hol and Community Development Pmgram Renton Commons Regulatory Agreement 21 Kil PIkiltIYO.141414i lel jurisdiction of the courts of the State of Washbigton and to venue of any proceedings hereunder in King County, Washington. Suction 20. Time. Time is of the essence of Grantor's obligations hermnder. Renton Commons Regulatory Agreement 20