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I Office of the City Clerk 1055 South Grady Way Renton WA 98057-3232 ADDRESS SERVICE REQUESTED II q.,.,,seas,.410 s ... .--me!9:IP" ,r ..-.mnm:n:om,, o"' k ~r 'p_:_--,..,_-,ur~ wW z ~ ~~~Ni1" .... ._.1:.u 1--<..., -;:) --l~IM~l\l>Vl/1\, " ~~ gg0~~7tJ22iJ ~F~q:31~3 7 ~ii:' MAILED FROM ZIP CODE 980 5 7 ---~-_,,_, __ ,_., Isaac Greenetz 2720 4th Ave Seattle, WA 98121 CITY OF RENTON MAY 05 2017 RECEIVED C)~v ucP 'lL/1 LJ)v\\ ,, Iv~ &J'-A ~ . ·')Y _,.>i~" L~v,~ v' ..,.,. •:::11:::1 ANI\. ,:::: Fi! 1:.::: ,:::, 1''!1 trMr~ / 'ilf:i::;l 1 J;:: ------------------ NIXIE CITY CLERK'S OFFICE 980 i= E :L 0 3 6 D005 /0.3/:1..7 RE"fURN TO SENDER ATTEMPTED -NOT ~NOWN UNABLE TD FORWARD sc: 98057323255 *1695-04443-09-21 111(ii\\(;ii111\1l(li11111!i1111!1jll111i1111i11di111:11liil1\d CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: To: From: Subject: May 15, 2017 City Clerk's Office Gillian Syverson Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Sunset's Edge Town homes LUA (file) Number: LUA16-000864, ECF, PP, PPUD Cross-References: 701 Sunset Town homes, Sunset's Edge Townhomes AKA's: N/A Project Manager: Clark Close Acceptance Date: November, 9, 2016 Applicant: Jacob Young, Citizen Design Collaborative Owner: Tottenham, LLC Contact: Jacob Young, Citizen Design Collaborative PIO Number: 3119900010,3119900011, 3119900005 ERC Determination: DNS-M Date: 2-27-2017 Appeal Period Ends: 3-17-2017 Administrative Decision: N/A Date: N/A Appeal Period Ends: N/A Public Hearing Date: 4-11-2017 Date Appealed to HEX: N/A By Whom: N/A HEX Decision: Approved with conditions Date: 4-25-2017 Appeal Period Ends: 5-9-2017 Date Appealed to Council: N/A By Whom: Council Decision: N/A Date: N/A Mylar Recording Number: Project Description: The applicant is requesting a Preliminary Planned Urban Development, Preliminary Plat and Environmental {SEPA) Review for the construction of a 15 townhomes. The vacant 0.9 acre site Is located within the Residential Multi-Family {RMF} zoning classification and the Residential High Density (RHD) land use designation. The development would be comprised of 15 multi.family residential structures with attached garages resulting in a net density of 17 .5 du/ac. The subject site is consists of three separate adjacent tax parcels located at 701·707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The plat is proposed to be subdivided into 15 lots and 1 tract. The applicant would dedicate 1,943 sf of land for public right-of-way along Sunset Blvd N. The proposed lots would range in size from 737 sf to 909 sf with an average lot size of 816 sf. Access to the undeveloped site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two·thirds of the site are relatively level. The western third of the site consists of a moderate to steep slope which descends to the west at grades of 50 to 60 percent and represent an elevation change of 15 to 20 feet. There are moderate to steep slopes, high erosion hazards, and high landslide hazards mapped in the area. The applicant has proposed to retain five (5) of the 16 significant trees onsite. The applicant has submitted a Preliminary Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. Location: 701 Sunset Blvd NE, Renton, WA 98056-2806 Comments: f CJ ~ I NAME ("Jf,-Av &~-Z L(lAIC. Fbl-l,"\ VS kr--bc D .AL n.)t-J. A r17v b f-:::,A-·vDnJ , ~ :::50e... N-~ a r "'"" "',1.J.J ~ /1.,. DI ·:-i ri t·=i\c...n cJ r'I (.../l..N~C - LAND USE HEARING SIGN-IN SHEET Sunset's Edge Townhomes LUAlG-000864, ECF, PP, PPUD April 11, 2017, 11:00 A.M. PLEASE PRINT LEGIBLY ADDRESS Phone# with area code (including City & Zip) (optional} 1. 72.C 4TH ./>Vc. serrn,e;-WP.. d)fL7-\ Ill. f;.'\lWi.\l'I. $1" ~ -zo. ;--1.Jt. 'fS IOCI . 1 I\ ~t--1~, ©Jw ~ 12-E-M-rn,...l w1>r-c,,;,ar.<; so 11 iR -fl.,_ c: 1 , L W{t'vuo I, IA-qg®4 ' ~l) 1 I{, Jt, 4-€£ 1/av.JA-\j'J~ 1~ ix;i,( $&:rrrt..£ 1<-tS $ W 1£5 7!:l. >T # lo?_ qfj/il' Email (optional) ~"·-°·11~,V,.,~G\-· \. co,,,, ~.;) v-v-\,., " .... • e " <-.,R , h °"" ~ ~ \Qe., €..v,br. .. e,/5,,__ --h '-1-<,, <'· """' ""' ClTY OF. RENTON 01:l'ARTIVIENT ofcoMIVIUNITY &ECONOMi(ffo1::v1:I.O~IVIENT-l'LANNING DlVIS10.N ·· · · · ·· ·· · · o:,.AFFl0.11.v1f OFseRv1ce ex IYIAIL!l'JG ···· · ······ ······ · ··· · ······ · On the 4th day of April 2017, I deposited in the mails of the United States, a sealed envelope containing HEX Agenda & report to Hearing Examiner documents. This information was sent to: Tottenham, LLC Jacob Young, Citizen Design Collaborative Sherry Catlett-Jones John & Deborah Barker Gloria Moore Wendell & Cleo Forgaard STATE OF WASHINGTO COUNTY OF KING ) ) ss ) Owner Contact Party of Record Party of Record Party of Record Party of Record I certify that I know or have satisfactory evidence that Gillian Syverson signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. tary Public in and.for the State of Washington Notary (Print): ___ ~!..Jf±_.,9'-'~..!J .~cl.{ ... 1 _....cY_,ua::..llv=.::<-..:c" .... S:~---------- My appointment expires: v~:, :2_ q 20( 7- / Sunset's Edge Townhomes . LUA16-000864, ECF PP, PPUD DEPARTMENT OF COMMUNITY AN£, ECONOMIC DEVELOPMENT --------Renton 0 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Nome: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Exist. Bldg. Area SF: SiteAreo: STAFF RECOMMENDATION: March 6, 2017 Firestone @ 108'h LUA16-000782,ECF,CU-A,SA-A,M0D Matthew Herrera, Senior Planner Real Property Investors, 2618 2"d Ave, Seattle, WA 98121 Luke Randles, Pacland, 1505 Westlake Ave N, Suite 105, Seattle, WA 98109 17808 108'h Ave SE The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review for a proposed 8,261 square foot building to accommodate a new vehicle service and repair business. Associated improvements with the redevelopment include surface parking for 24 vehicles, stormwater detention and water quality treatment, and landscaping. The 0.88 acres (38,234 square feet) site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Existing site improvements on the subject property include a 2,200 square foot fast food restaurant, landscaping with 17 significant trees, and surface parking. Access to the site will remain in its existing location along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108th SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The existing restaurant will be removed. The site contains no critical areas. 2,200sf Proposed New Bldg. Area (footprint): 8,261sf 0.88 acres Total Building Area GSF: 8,261sf Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance. Project Location Map ERCReport City of Renton Department of Community & Economic Development FIRESTONE@ 10B1H LUA16-000782,ECF,CU-A,SA-A,MOO Repoi1 of March. 6, 2017 PART ONE: PROJECT DESCRIPTION / BACKGROUND Environmental Review Committee Report Page 2 of 6 The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review for a proposed new 8,261 square foot building to accommodate a new vehicle service and repair business. Site improvements associated with the new building include the removal of the existing restaurant building, surface parking for 24 spaces, stormwater treatment and detention facility, and new landscaping. The applicant has also requested four code modifications that include waiving the construction of frontage improvements along 108'h Ave SE and 109th Ave SE (two separate modifications), reducing the minimum 15-foot vertical clearance height for the refuse and recycling enclosure gate opening, and reducing the minimum 45-foot of clear maneuvering area in front of the ground level loading door. The subject property is located at 17808 108'h Ave SE (King County Assessor Parcel Number 322305-9104) in a portion of the NE X of Section 32, Township 23 North., Range 5 East, W.M. King County, Washington (Exhibits 2 and 3). The subject property is within the Commercial and Mixed Use land use designation and Commercial Arterial zone. The property contains an existing 2,200 square foot fast food restaurant building with 44 surface parking spaces, drive-through lane, perimeter and internal landscaping with 26 total trees (17 significant trees). The subject property contains 132 linear feet of frontage (width) along 1081h Ave SE and 109th Ave SE and approximately 289 linear feet of depth along the interior lot lines. The 108'h Ave SE frontage contains curb, gutter, and 5-foot sidewalk. The 109•h Ave SE frontage contains asphalt paving only. The site is surrounded by commercial and single-family residential uses. Neighborhood Characteristics location Parcel Number(s) Address(es) land Use Zoning Site 322305-9104 17808 108'h Ave SE Commercial & Mixed Use Commercial Arterial North 322305-9175 17626 1081h Ave SE Commercial & Mixed Use Commercial Arterial Northeast 322305-9334 176661109'" Ave SE Residential Medium Density Residential-8 South 322305-9054 17816 1081h Ave SE Commercial & Mixed Use Commercial Arterial East 111610-0070 17804 109'" Ave SE Residential Medium Density Residential-8 111610-0080 17810 109th Ave SE West 322305-9065 17703 108'h Ave SE Commercial & Mixed Use Commercial Arterial The site is generally flat with a gentle westerly slope of approximately 3-percent. Elevations range from 410 feet along the eastern perimeter and 400-feet along the western perimeter (Exhibit 4). Vehicle access would remain in the current driveway along 108'h Ave SE with no vehicle access along 109th Ave SE. Surface parking would be reduced from the current 44-spaces to 24-spaces. The applicant is proposing to retain 18-percent of the site's significant trees and provide additional perimeter and interior lot landscaping (Exhibit 5). ERCReport City of Renton Department of Community & 1mic Development vironmental Review Committee Report FIRESTONE@ 108'" LUA16-000782,ECF,CU--A,MOO Report of Marth 61 2017 Page 3 of 6 I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures c. No SEPA mitigation measures are proposed. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 ERC Report Neighborhood Detail Map Site Plan Topographic Survey Landscape Plan Geotechnical Report, prepared by Professional Service Industries, dated June 1, 2016 Technical Information Report, prepared by Pacland, dated January 2017 Grading and Drainage Control Plan Arborist Report, prepared by Washington Forestry Consultants, dated September 23, 2016 Floor Plan Exterior Elevations Trip Generation Memorandum prepared by Transportation Engineering NW, dated September 26, 2016 Exhibit 13 Construction Mitigation Description Exhibit 14 Advisory Notes to Applicant D. Environmental Impacts The Proposal was circulated and reviewed by various City Deportments 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 applicant submitted a Geotechnical Report prepared by Professional Service Industries dated June 1, 2016 (Exhibit 6). The site is nearly topographically flat and no geologically hazardous areas were identified on the City's COR mapping system or by the geotechnical report. The report details nine (9) test pit excavations conducted on the subject property at approximately 11 to 21 feet below the ground surface. Subsurface conditions that were encountered consist of loose to medium dense silty sands fill soils over medium dense to very dense glacial till soils. Static groundwater was not encountered during the excavation, however perched groundwater was found in two borings likely the result of recent precipitation events. The report concludes the site soils are suitable to support conventional spread footings. The proposal will cover more surface area than the current restaurant use. Grading of the site will extend to the eastern portion of the site to accommodate the larger building and parking lot. Grading is also needed to ERCReport City of Renton Depanment of Community & Economic Development F/RlfSTONE@ '108"' LUA16-000782,ECF,CU-A,SA-A,MOO Report of Marc~ 6, 2017 Environmental Review Committee Report Page 4 of 6 install the new stormwater infrastructure. Total grading quantities anticipated for the proposed improvements total 2,720 cubic yards of cut, Of this amount, 2,600 cubic yards will be exported from the site with the remaining 120 cubic yards used as fill. Implementation of code and storm water manual required temporary erosion and sedimentation control standards will be adequate to stabilize the site during construction, Mitigation Measures: No further mitigation recommended. Nexus:N/A 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust, resulting from grading and exhaust from construction vehicles. Dust control would be mitigated through the use of temporary erosion control measures such as a rock apron construction entrance, wheel wash, sweeping, and watering all active construction areas (Exhibit 13). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus:N/A 3. Water a. Storm Water Impacts: A Technical Information Report (TIR) prepared by Pacland (Exhibit 7) was submitted with the application. No downstream flooding or erosion issues were identified in the drainage report. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development would be subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and six special requirements are discussed in the TIR. As outlined in the drainage report, runoff is generated from the site by the existing restaurant building, asphalt parking lot, and concrete sidewalks. Drainage is collected and released to the City's system in 108'h Ave SE. A swale is located on the northeast corner of the site that collects runoff from 109th Ave SE which then drains to a 36-inch detention pipe before it is discharged into the 108'h Ave SE system. The proposed site hydrology with the redevelopment will preserve the general configuration with runoff flowing from east to west. Flows will collect in catch basins located throughout the site, which will then be treated and detained prior to being discharged into the City's system in 108'h Ave SE. The existing detention pipe will be relocated to the northern portion of the site and continue to receive and detain runoff from 109th Ave SE. The Tl R's flow control analysis resulted in the need for the site to provide additional detention capacity. The applicant proposes to install a subsurface open-bottom modular detention vault system beneath the surface parking lot (Exhibit 8). To comply with water quality requirements for the site, the applicant proposes to install a modular wetland system upstream of the detention facility. The modular wetland is intended to collect and treat runoff generated by pollution generating impervious surfaces. Runoff collected in the modular water quality and detention vaults will be conveyed to the existing City system in 108'h Ave SE. The applicant's Conditional Use Permit application was accepted prior to the adoption of the City's currently adopted stormwater manual and is therefore vested to the 2009 KCSWDM and 2010 City Amendments if the applicant submits a complete construction and/or building permit prior to April 4, 2017. The use of the ERC Report City of Renton Department of Community & Economic Development FIRfSTONE@ '108™ LUA16-00078Z,ECF,CU·A,SA-A,MOD Report of Marcb 6, 2017 Environmental Review Committee Report Page 5 of 6 proposed modular wetland and Oldcastle StormCapture detention vault will require the applicant to submit an adjustment request in accordance with the City Amendments to the 2009 KCSWDM. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: An arborist report prepared by Washington Forestry Consultants (Exhibit 9) was submitted with the land use application. The report lists the primary tree species found on the site as Scotch Pine, Sitka Spruce, and Red Alder. The 26 surveyed trees range between 6 to 26 inches DBH. Overall the report found the trees to be in very poor to fair health. Of the site's 26 trees, 9 trees were evaluated as non-significant as they contained structural defects and/or were in substandard health, resulting in the subject property containing 17 significant trees. The applicant is required to retain 10-percent of the significant trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 17 significant trees onsite, the applicant is proposing to retain 3 trees or 18-percent to meet the tree retention requirement (Exhibit 5), The applicant has demonstrated compliance with the Tree Retention requirements of the code. Additionally, the applicant proposes to maintain a replanted vegetated area along the eastern portion of the property adjacent to 109th Ave SE approximately 37-feet in width. During construction, trees required to be retained (Le., protected trees), would be required to comply with the tree protection measures during construction (RMC 4-4-130H.9), The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3" of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. Nexus: N/A 5. Aesthetics Impacts: The 8,261 square foot single story structure measures 154-feet wide by 58-feet deep at its largest points (Exhibit 10), The tallest points of the structure are the ridges of the two gable roof features located on furthest east and west portions of the building (Exhibits 11) and are approximately 30-feet above finished grade. The majority of the building averages approximately 22-feet above finished grade as it alternates between two-foot vertical parapets. The proposed building fronts on 108th Ave SE and includes transparent windows, weather protection, and doors on the street facing elevation with those features also wrapping the building 90-degrees onto the north elevation closest to the street. The exterior building material is comprised of brick with banding at the base and near the top of the building. Roll-up doors contain transparent glass and upper sections of the building contain clerestory glazing, The applicant is proposing a 15-foot building front yard setback from 1081h Ave SE with gabled roof and weather protection to reduce apparent scale. The front yard setback allows for substantial landscaping between the back of sidewalk and the proposed building. The design of the building and it's relation to the street are anticipated to meet many of the City's Urban Design Regulations with detailed review occurring as part of the Site Plan Review and Conditional Use Permit. Mitigation Measures: No further mitigation recommended. Nexus: N/A ERCReport City of Renton Department of Community & Economic Development FIRESTONE,@"108'" LUA16-D00782,ECF,CU-A,SA-A,M0D Report of Marc~ 6, 2017 6. Transportation Environmental Review Committee Report Page 6 of 6 Impacts: Access to the site would continue to be provided in approximately the same driveway location on 108'h Ave SE. No vehicle or pedestrian access is provided along 109th Ave SE. The applicant submitted a Trip Generation Memorandum prepared by Transportation Engineering NW (Exhibit 12). The site generated traffic volumes that were calculated using data from the Institute of Transportation Engineers Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed vehicle service and repair development would result in a decrease in overall weekday trips compared with the site's existing fast food restaurant. During peak hours, the proposal would gain 16 net new trips during the weekday AM peak and have a net reduction of 13 trips in the weekday PM peak. As the proposed development would generate less than 20 net new trips during the weekday AM and PM peak hours, no traffic impact analysis would be required. Transportation concurrency findings will be provided in the Administrative Site Plan Review and Conditional Use Permit report based upon the test of the citywide transportation plan, consideration of growth levels included in the LOS-tested transportation plan, and payment of transportation mitigation fees. Note that the project is anticipated to pass the City of Renton Traffic Concurrency Test and increased traffic created by the development would be mitigated through the payment of applicable transportation impact fees. Mitigation Measures: No further mitigation recommended. Nexus: N/A 7. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, provided the applicant constructs Code required improvements and submits payment of impact fees. Mitigation Measures: No further mitigation recommended. Nexus: N/A 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" (Exhibit 14) . ./ 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 March 24, 2017. 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. ERCReport DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Renton® ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000782,ECF,CU-A,SA-A,M0D Luke Randles, Pacland 1505 Westlake Ave N, Suite 105, Seattle, WA 98109 Firestone @ 108'h SE PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review of a proposed 7,700 square foot building to accommodate a new vehicle service and repair business. Associated improvements include surface parking for 24 vehicles, storm water detention vault, and landscaping. The existing restaurant will be removed. Access to the site will remain in approximately the same location as the former restaurant along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108th SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The subject property is approximately 0.87 acres with no critical areas mapped on-site. PROJECT LOCATION: LEAD AGENCY: 17808 108'h Ave SE 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). This Determination of Non-Significance is issued under WAC 197-11-340. 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 March 24, 2017. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Kelly Beym , Admi ·strator Community Services Department March 7, 2017 March 6, 2017 Date \151_C.E. "Chip" Vincent, Admint rator Department of Community & Economic Development ~T ADVISORY,NOTES TO APPLI LUA 16-000782 --------Renton 0 Application Date: October 06, 2016 Name: Firestone at 108th SE Site Address: 17808 108th Ave SE Renton, WA 98055-6419 PLAN -Planning Review -Land Use I have reviewed the application for the Renton Firestone at 17808 108th Ave SE (APN('s) PIO #('s)) and have the following comments: EXISTING CONDITIONS The site is approximately 0.88 acres in size and is rectangular in shape. The site currently contains and existing single story Skipper's Fast food Restaurant and associated parking lot area. Water Water service is provided by Soos Creek Water and Sewer District. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by Soos Creek Water and Sewer District. Storm There is an existing storm drainage system in 108th Ave SE (SR 515). The existing property contains a series of private stormwater facilities 1 which includes a private detention tank which discharges into the public conveyance system in 108th Ave SE. Streets 108th Ave SE is a Principal Arterial Street with an existing right of way (ROW) width of 95 ft as measured using the King County Assessor's Map. Existing frontage improvements consist of a 0.5 ft curb and a 5 ft sidewalk. 109th Ave SE is a Residential Street with an existing right of way (ROW) width of 30 ft as measured using the King County Assessor's Map. No frontage improvements are installed along 109th Ave SE. CODE REQUIREMENTS WATER 1. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. The water availability certificate should include the information that the fireflow requirement of the Renton Fire Department for this project is available. A copy of the approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Con~truction Permit. SEWER 1. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SURFACE WATER 1. A geotechnical report, dated June 1, 2016, completed by Professional Service Industries, Inc for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated January 2017, was submitted by Pacland with the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. All core requirements and the six special requirements are discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. The applicant has submitted a complete land Use Application for a Conditional Use Permit on October 6, 2016 and is therefore vested to the 2009 KCSWDM and the 2010 City Amendments to the Manual provided that the project does not change more than 10% for a period of 180 days from the application date. The vesting period expires on 4/4/2017. b. Applicant shall submit an updated Bond Quantity Worksheet using the City of Renton's worksheet with the revised TIR to be submitted with the Civil Construction Permit Application. 3. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Modular Wetland System preceding the proposed detention system prior to connection to the existing 24 inch concrete stormwater main located in 108th Ave SE. a. Presettling shall be provided per Section 6.5.1 ofthe 2009 KCSWDM. b. The use of the proposed modular wetland requires the applicant to submit an adjustment request in accordance with Section 1.4.5 of the City Amendments to the 2009 KCSWDM. c. The use of the proposed Oldcastle StormCapture detention vaults requires the applicant to submit an adjustment request in accordance with Section 1.4.5 of the City Amendments to the 2009 KCSWDM. 4. Any proposed detention and/or water quality vault shall be designed in accordance with the KCSWDM and the City of Renton EXHIBIT 14 \ Recommendations: PROJECT LUA16 000782 Firestone -17808 108th Ave SE City of Renton Department of Planning/ Building/ Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 4 Police Calls for Service Estimated Annually 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 or storage trailers 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 'l/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. 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. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of private security personnel to patrol the site during the hours of darkness is recommended. COMPLETED FACILITY All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. Glass pedestrian and glass bay doors should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or employees. It is recommended that the building be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. It is important to direct all foot traffic towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. 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 both employees and customers. Any vehicles that are not repaired in the same day and left overnight should be parked in a secured enclosed area. If a garage or bay is not available, then the vehicle should be parked in an area well lit. The building should have building numbers clearly posted with numbers at least 12" in height and of a color contrasting with the building. The plans listed these numbers as only being 6" high which is well below the recommendation. 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. All trees should be trimmed four to five feet up from the ground. Shrubs should be pruned to no more than three feet tall. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary. It is important for a business to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. PLAN -Planning Review -Land Use Version 2 I !MfMil+~ijtfa~iiiil,~f;M~Wf!ilJ1)f:~f;,Jtn ti::.,·•·:··;·11!t~~D!rf.#~~~~~M&t~W;"f1~1~;~112"l· ~t:r@~riliiti~~:§oi·' Amendments to the manual that is current at the time of utility construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of flow control BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the civil construction permit application. 6. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is payable prior to issuance of the civil construction permit. TRANSPORTATION 1. The proposed development fronts 108th Ave SE (SR 515) along the west property lines. 108th Ave SE is classified as a Principal Arterial Road. Existing right of way width in 108th Ave SE is approximately 95 feet 108th Ave SE (SR 515) is classified as Principal Arterial. Minimum right of way for this street designation is 113 ft. To meet the City's complete street standards, street improvements including a pavement width of 76 feet, a 0.5 foot curb, an 8 foot planting strip behind the curb, an 8 foot sidewalk (shared pedestrian/bicycle), street trees and street lighting will be required. To build this street section, dedication of 9 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to retain the existing frontage improvements along 108th Ave SE. Approval of the modification request is provided under a separate cover. 2. Existing right of way width in 109th Ave SE is approximately 33 feet. 109th Ave SE is classified as a residential access road. Minimum right of way for this street designation is 53 feet To meet the City's complete street standards, street improvements including a pavement width of 20 feet, a 6 foot parking lane on one side, a 0.5 foot curb, an 8 foot planter strip, a 5 foot sidewalk, street trees and street lighting will be required to be constructed in the right of way fronting the site per City code 4 6 060. To build this street section, dedication of 10 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to retain the existing frontage improvements along 109th Ave SE. Approval of the modification request is provided under a separate cover. 3. Parking lot construction shall be in accordance with City code 4 4 80G and the recommendations outlined in the provided Geotechnical Report. 4. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 5. A traffic analysis dated September 26, 2016, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average decrease of 407 net new daily vehicle trips. Weekday peak hour AM trips would generate 16 new vehicle trips, with 6 vehicles leaving and 10 vehicles entering the site. Weekday peak hour PM trips would generate a decrease of 13 net new vehicle trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The proposed development is expected to generate less than 20 net new vehicle trips during the AM and PM peak hours. 6. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30 feet. b. Driveways shall be located a minimum of 5 feet from property lines. c. Maximum driveway slope is 8%. 7. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All civil construction permits for utility and street improvements will require separate plan submittals. All civil plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up to date plan submittal requirements: http://rentonwa.gov/b usi ness/ d eta ult .aspx ?id ;424 73 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. PLAN -Planning Review -Land Use Version 2 I •1s,11~1~1li~l~w~Jrail'ii?1tt?':,1J'r:t 1r::&6fitf~Mfttjffiiaiit1il:ift:fstlJ§'tJ~tli~~liilt~~~&.,JJ:lbi.' 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. A National Permit Discharge Elimination System (NPOES) permit is required when more than one acre is being cleared. 5. 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. 6. 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 (SO') 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. 7. 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. , • 1. Fire impact fees are applicable at the rate of $0.61 a square foot for commercial space. This fee is paid at time of building permit issuance. 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 proposed building. Existing hydrants appear adequate. One new hydrant is required within SO feet of the fire department connection. A water availability certificate is required from Soos Creek Water District. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. An annual fire permit is required for high piled combustible stock. 4. Fire department apparatus access roadways are required within 150 feet of all points on the building. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. 5. An electronic site plan is required prior to occupancy for pre fire planning purposes. ; ·¢. Recommendations of the geotechnical report must be followed as a condition of building permit. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Renton A. ADMINISTRATIVE REPORT & DECISION DECISION: 0APPROVED [zsJ APPROVED SUBJECT TO CON REPORT DATE: March 10, 2017 Project Name: Firestone at 108'" SE Owner: Real Property Investors, LLC, 2618 2°' Ave, Seattle, WA 98 Applicant/Contact: Luke Randles, Pacland, 1505 Westlake Ave N., Suite 305, S File Number: LUA16-000782,ECF,CU-A, SA-A, MOD Project Manager: Matthew Herrera, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, Environmental Review, and four (4) modifications to redevelop an existing CA zoned site with a proposed 8,261 square foot single-story building that will accommodate a new vehicle service and repair business. Associated improvements with the redevelopment include surface parking for 24 vehicles, stormwater detention and water quality treatment, and landscaping. Access to the site will remain in approximately the same location as the former restaurant along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108u, Ave SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The existing restaurant on the subject property will be removed. The site contains no critical areas. Project Location: 17808108'" Ave SE, Renton, WA 98055 Site Area: 0.88 acres Project Location Map Admin Report FirestoneWA16-000782 - ------------Ren tOil 0 PROJECT NAME: OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION Firestone at 108th SE PROJECT NUMBER: LUA16-000782, ECF, CU-A, SA-A, MOD 17808 108'h Ave SE, Renton WA 98055 LOCATION: DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review of a proposed 7,700 square foot building to accommodate a new vehicle service and repair business. Associated improvements include surface parking for 24 vehicles, stormwater detention vault, and landscaping. The existing restaurant will be removed. Access to the site will remain in approximately the same location as the former restaurant along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108th SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The subject property is approximately 0.87 acres with no critical areas mapped on-site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMIITEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 24, 2017, 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. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. -· . ,. _,.,. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton® ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE {DNS) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000782,ECF,CU-A,SA-A,MOD Luke Randles, PacLand 1505 Westlake Ave N, Suite 105, Seattle, WA 98109 Firestone @ 108'" SE PROJECT DESCRIPTION: The applicant Is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review of a proposed 7,700 square foot building to accommodate a new vehicle service and repair business. Associated improvements include surface parking for 24 vehicles, storm water detention vault, and landscaping. The existing restaurant wfll be removed. Access to the site will remain in approximately the same location as the former restaurant along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108th SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The subject property ls approximately 0.87 acres with no critical areas mapped on-site. PROJECT LOCATION: 17808 108'" Ave SE 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}. This Determination of Non-Significance is issued under WAC 197-11-340. 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 March 24, 2017. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: /l -----····---Kelly Beyme , Admi · trator Community Services Department March 7, 2017 March 6, 2017 Date [ ! , . ,. ,. ''J /.,l(f,, ··· .. 1::~~ ·"~·\j,.1\:~:·) \; .; l'; V\ ~Y ,-··r·· CJ!. "Chip" Vincent, Admin1drator Department of Community & Economic Development , I 3i(j/Uil"7- 0Ae' Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator March 10, 2017 Luke Randles Pacland 1505 Wesetlake Ave N, Suite 305 Seattle, WA 98117 SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Firestone at 108th SE, LUAlG-000782, ECF, CU-A, SA-A, MOD Dear Mr. Randles, 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. We've enclosed a copy of the signed report for your records. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 24, 2017, 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. If you have any further questions, please call me at (425) 430-6593. Matt l:t.,,.,.,,,.,,..-_...... Senior Planner Enclosure cc: Real Property Investors/ Owner(s) Dale Meyers, Zoe Mattson, Jerry Sammons, John & Karen Snarski, Mark Sandler/ Parties of Record 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Denis Law Mayor ---------~--~-- Community & Economic Development C. E. "Chip" Vincent, Administrator March 10, 2017 Luke Randles Pacland 1505 Wesetlake Ave N, Suite 305 Seattle, WA 98117 SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Firestone at 108th SE, LUA16-000782, ECF, CU-A, SA-A, MOD Dear Mr. Randles, This letter is written on behalf of the Environmental Review Committee (ER() to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance. We've enclosed a copy of the signed report for your records. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 24, 2017, 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. If you have any further questions, please call me at (425) 430-6593. Matt l::t...~,.,--------- Se n ior Planner Enclosure Committee, cc: Real Property Investors/ Owner(s) Dale Meyers, Zoe Mattson, Jerry Sammons, John & Karen Snarski, Mark Sandler/ Parties of Record 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT R! CITYOF ~ ------enton ~ DETERMINATION OF NON-SIGNIFICANCE (DNS) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000782, ECF, CU-A, SA-A, MOD Luke Randles, PacLand Firestone at 108th SE PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review of a proposed 8,261 square foot building to accommodate a new vehicle service and repair business. Associated improvements include surface parking for 24 vehicles, Storm Water detention vault, and landscaping. The existing restaurant will be removed. Access to the site will remain in approximately the same location as the former restaurant along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108th SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The subject property is approximately 0.87 acres with no critical areas mapped on-site. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: ADIVISORY NOTES: 17808 108'h Ave SE The City of Renton Department of Community & Economic Development Planning Division NONE See Exhibit 14 c1t't'd~iReN:r.oN°· ~~~,.i\~J"~EN"f:.OF <:<JMMUNll"'I' g.JcoN§MlcikIX~~()f>M~~Tc0!111,ANNING. DIVfSION . . .i\ftlR.i\\llJ\Q.f s~~v1c~:eYMAILING On the 10th day of March 2017, I deposited in the mails of the United States, a sealed envelope containing ERC Determination, Mitigation Measures & Advisory Notes documents. This information was sent to: Agencies Dale Meyers Zoe Mattson Jerry Sammons John & Karen Snarski Mark Sandler Luke Randles/Pacland Real Property Investors (Signature of Sender): STATE OF WASHING COUNTY OF KING ) ) ss ) Notary (Print): My appointment expires: Affidavit of service by mailing See Attached Party of Record Party of Record Party of Record Party of Record Party of Record Applicant Owner 't' ow-u~ -(;.<; f :;2 <( 20(} • ' • Dept. of Ecology ** Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jalaine Madura, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS} Dept. of Ecology ** Attn: Misty Blair PO Box47703 Olympia, WA 98504-7703 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division,. Environmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 WDFW -Larry Fisher' 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Wendy Weiker, Community Svcs. Mgr. 355 110" Ave NE Mailstop EST llW Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal liaison Mgr. 6905 South 228" St Kent, WA 98032 Muckleshoot Indian Tribe Fisheries Dept.** Attn: Karen Walter or SEPA Reviewer 39015 -17200 Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program ** Attn: Laura Murphy 39015 172"' Avenue SE Auburn, WA 98092-9763 Muckleshoot Cultural Resources Program** Attn: Erin Slaten 39015 172nd Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson, AICP, ECD 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT1 & Notice to the following email address; sepaunit@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.murphy@muckleshoot.nsn.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 Affidavit of service by mailing ------Renton® NOTICE PROJECT NAME: OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE (ONS) POSTED TO NOTIFY INTERESTED PERSONS. OF AN ENVIRONMENTAL ACTION Firestone at 108th SE PROJECT NUMBER: lUA16·000782, ECF, CU-A, SA-A, MOD 17808108"' Ave SE, Renton WA 98055 LOCATION: DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review of a proposed 7,700 square foot building to accommodate a new vehicle service and repair business. Associated Improvements include surface parking for 24 vehicles, stormwater detention vault, and landscaping. The existing restaurant will be removed. Access to the site will remain in approximately the same location a~ the former restaurant along the 108th Ave SE frontage. The applicant also requests four {4) modifications to code requirements related to frontage improvements along 108th SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The subject property is approximately 0.87 acres with no critical areas mapped on-site. THE CITY OF RENTON ENVII\ONMENTAL REVIEW COMMIITEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appeals of the environmental determination must be filed In writing on or before 5:00 p.m. on March 24, 2017, together with the required fee with: He.iring 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 inform.ition regarding the appeal process may be obtained from the Renton City Clerk's Office, {425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET ANO ALL PARTIES NOT!FIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE cnv 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. AFFIDAVIT OF POSTING I, ~ ~~ , hereby certify that \ copies of the above document were posted in _I_ conspicuous places or nearby the de~ Date: ~ .... c.,\.,... \':> . 'l...c\:] Signed: _ __./'--~-"'"--,><;-~-1'--------- STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that Vy \oM\,e w lktCa:P- signed this instrument and acknowledged it to be his/her/their free and voluntary act for.~ y 'J:..''•,, uses and purposes mentioned in the instrument. _ ;.>;.i~~.,,Oti:\ . 0~ ~ ~~ Dated: 1Y]a,v)y 11 Jo[f .of 0 ,-or..,_,loj) ~ ) ~, blic in and for the State of Wastirii\t~ft ' ~ . ~ ~, • ., •uc. ~ E Notary (Print): My appointment expires: . 0'1"<"'9, .., -' 'i,,; ·17 , -'" -1,, ~ ,.,,, -h""wi,\*""1 o~ ~ / rv. :'\ "" I ,~' 11 11111\\"''" ----Kenton® N@JT~G~ OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING SSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN_ENV~NMENT~CTION PROJECTNAME: 901,:.CtsEdg fu .. ,1011csfi~ \~ PROJECT NUMBER: LUA16·00D854 LOCATION: 701-7D7 Sunser Boulevard NE, Renton, WA DESCRIPTION: The ~ppl,cam is requesting a Preliminary Planned Urban Development, Prelim;nary Plat and [nv1ronmental {SFPA) Review for the construction ol a 15 townbomes. The vac;mt O 9 ilUe site is located within the Residential Multi·Fam1ly (RMF) 2on,ng classification and the Resident,al HiEh Density IRHD) land use desienation. The development would be comprised of 15 multi-family residential str<1cturcs with attached garages resulting in a net denoity of 17.5 du/ac. The subject site ,s consists of three sepJrate adjacent tJx parcels located ;at 701-707 S1-m,et Blvd NE at the inter,eclion of NE 7th St and Sunset Blvd N. The plat is proposc,d to be subdivided into 15 lots and 1 tran. The applicant would dE-dicate 1,943 sf ofldnd for public right-of-way along S'Jnset Blvd N. The proposed lots would range in siie from 737 sfto 909 sf w1tM Jn average lot size of816 sf. Access to the undeveloped site is propcsc,d via ,;ingle coad at the midpoint of the development from SunsN Blvd NE. The PPI.JO would be used to vary development standards fsuch as lot siie, building setbacks, impervio;is surface area, and building cover~ge), street standards, parking requiremer'.s, and refuse anc' req·ding. The applicant has proposed enhJnced open space, superior peCestnan and vehicular circ~IJ~ion, pede1trian amenities, g,Jest parking. and landscapine; as a public benefit The eastern two-'.h1rds o' the site are relati,·ely le·,el. The western third of the ;ite comists of a moderate to steep slope which descends to the west at grades of SO to 60 percent a rod represent an devat1on chance of 15 lo 20 fe~t. Th Ne are morlerate tu steep slopes, high erc1,on hazard,, and high landslide haiards m<lpped in the area. The applicant has proros~d to retain five (5) of the 15 sicn,'ir;ant trees on;ite. The appl;cant has submittod a Prel111inarv Trchnknl lnf~rmJt1on Reper!, Arborist Report and J Geotechnknl Engi11eer;ng Stud'f with the :;ppl1cat1on rl-/E CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE IERCJ HAS DETERMINED THAT THE PROPOSED l'\CTION HAS PR08A8LES1GNIFICANTIMPACTSTHATCAN BE MITIGATED THROUGH MITIGATION MEASURES. ~ppeals o1 the environmental determination must be filed in writing on or before S:00 p.m. on March 17, !017 together wi!h the required fee with: Hearing har,1incr, City of Renton, 1055 South Grady W~y. Renton, NA 98057. Appeals to the Hearing haminer arc governed by RMC 4·8·110 3nd more information m3y be Jbtained from the Renton City Clerk's Office, (425) 430-6510. '.\ PUeLIC HEAA.'JG 1'1ILL BE HFID BY THE RPHOr<. hEARING FXAM:'JER/\T H:S REGULAR MCE"7"1'JG IN TC'E :OUNCIL CHAMBERS ON THF 7TC' FLOOR OF CITY HALL, 1055 SOUTh GRADY 'NAY, RENTON, Wi\SIIING~ON, )N Af'f:IL 11 '~ 2017 AT 11:00 A.M. TO CONSIDER THE PRWMIN/\RY PLANNED UP.BMJ :)EVELOPMU4 f. iF THE :NV:RONMENTAL OETERMINl>TION IS APPEAL£0, HIE AP?~AL WIii BE !-<CARO AS PART OF THIS PUBLIC 1EARING .EAO AGENCY: City of R~nto~. ~nv1rnnmcnta! R~v.e·N Committee AFFIDAVIT OF POSTING I, C u~,l(~ (h Cu;,£ , hereby certify that copi'5' of the above document were posted in _i._ conspicuous placetor nearby the described property on Date :. __ -;:....[,._7,.'....J...!1_·::i-'-------- ST ATE OF WASHINGTON 55 COUNTY OF KING Signed·:. __ Quz:'.i\~evi,_t_d,6.' J.G.,.,t:~~lt=:.====------ I certify that I know or have satisfactory evidence that C lq L ti C l c g signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: ~ in and for the State of Washington -----Renton® N@T~G~ OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTl~Y INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: Sunset's Edge Townhomes LUA16-000864 LOCATION: 701-707 Sunset Boulevard NE, Renton, WA DESCRIPTION: The applicant is requestir>g o Preliminary Planned Urban Do11elopment, Preliminary Plat and Environmental !SEPA) Review for the canstrwction of a 15 townhornes. The vacant O 9 acre site is located within the Residential Multr-Family (RMF) rnning classification and the Residential High Density (RHO) land use designation. The do11elopment would be comprised of 15 m1.Jlti-fam1ly residential structures wrth attached garages resulting in a net densiw of 17 5 di.,/ac. The 51.Jbject site is consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The plat is proposed to b<:' subdivided into 15 lots and 1 tract. The appliunt would dedicate 1,943 5f of l,md for public right-of-way along Sunset Blvd N. The proposed lots would range in si1e from 737 sf to 909 ~f with an average lot size of 816 sf. Access to the undeveloped site is proposed via sinBle road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (mch as loi size, building setbacks, impervious surface area, and building coverage!, street standards, parking requirement;, and refuse and recydinG. The applicant h~; proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, gue:;t parking, and landscapinG a5 a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slope which descends to the west at grades of 50 to 60 percent and represent an elevation change of 15 to 20 feet. There are moderate to steep slopes, high erosion hazards, and high landslide hazards mapped in the area. The applicant has proposed to retain five (5) of the 16 siGnificant trees onsite. The applicant has submitted a Preliminary Technical lnformatjon Report, Arbori5t Report and a Geotechnlcal Engineering Study with the application. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE IERCJ HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES, Appeals of the environmental determination must be Hied In writing on or before 5:00 p.m. Dn March 17, 2017 togelher with the required fee wilh: Hearin, Examiner, City of Renton, 1055 Soulh Grady Way, Renton, WA 98057. Apl)Cals tel the Hearing Examiner are go11emed by AMC 4-8-110 and more Information may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELO BY THE RENTON HEARING EXAMINER AT HIS REGUtAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CIT'/ HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON APRIL 11™ 2017 AT 11:00 A.M. TO CONSIDER THE PRELIMINARY PLANNED URBAN DEVELOPMENT. IF THE ENV1RONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUSUC HEARING. LEAD AGENCY: City of Renton, Environmental Review Committee AFFIDAVIT OF POSTING I, hereby certify that copies of the above document were posted in __ conspicuous places or nearby the described property on Date: -~--------Signed:. ______________ _ ST ATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that--------------- signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary Public in and for the State of Washington Notary (Print): --------------- My appointment expires: --------------- , " , , ,,_ "" """ "---·-" _1.:',-fJ;l!i)ii;:;;!!;!F':ii??: miiiiii iuiiiiiiii : :ii: ,CITYtOFRENTON .. ·. . .• 'rl'ii~ARTM·er,itc,i=l!c:011,1rv1uN1,x'~ecor,io~i;8l:~€y~;toi>M;~NT·-~I.ANNING D1v.is10N .·. )l!,l~FFID~vrr'bFSER~l~gev1MAIUf,I~ On the 10th day of March 2017, I deposited in the mails of the United States, a sealed envelope containing ERC Determination, Mitigation Measures & Advisory Notes documents. This information was sent to: Agencies See Attached Muckleshoot Indian Tribe Fisheries Division Party of Record Barbee Forest Products Applicant The Lake Houses at Eagle Cove Owner U.S. Army Corps of Engineers Party of Record Lloyd & Associates, Inc Contact STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that&: 1t;"-" S!:!vers"'l signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses a'J..~ft, mentioned in the instrument. ~," \"\0Lt ,-.1'r,11 .:::-~''''""'''" A I. :: .... -p1111111aa ,,,, Q ~ -e, ~ Ci lfci;', z. ~ Dated: 11;1,.,,,? ~ /[l 2f)/} :: -:-t I 110,. ~~ ~ ~ ~'"~ 1 blic in and for the State of Wafh ~on? •, -< :!~ ::O:::: Notary (Print): . I . My appointment expires: ·j4 ~s (,_y-f Sediment Deposition Mitigation LUAlG-000977, ECF, SM Affidavit of service by mailing ,. ·,;.__ ,· ,. ~ CS) ... .-.::: (/J -~ 0 ~ ~'\ •(1c l!iS : ',I: .-1\ ,j, ,:-~ v--'Z 1 '11 ""17 ~ :: z ''• ,,.............. - 2 <i 1 2 0 l 1 11'1,1 8 1-flNGiO ,,.# ''Ill\\\\"'''" Dept. of Ecology ** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 us Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jalaine Madura, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Attn: Misty Blair PO Box 47703 Olympia, WA 98504-7703 Duwamish Tribal Office* 4717W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 2015. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle1 WA 98056 Puget Sound Energy Wendy Weiker, Community Svcs. Mgr. 355 110'" Ave NE Mailstop EST 11 W Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'' St Kent, WA 98032 Muckleshoot Indian Tribe Fisheries Dept.** Attn; Karen Walter or SEPA Reviewer 39015-172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program"'* Attn: Laura Murphy 39015 172"' Avenue SE Auburn, WA 98092-9763 Muckleshoot Cultural Resources Program"'* Attn: Erin Slaten 39015 172"' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson, AICP, ECO 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the 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@ecy.wa.gov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist1 Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us / erin .staten@m uckleshoot. 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 Affidavit of service by mailing CITY t>FRENTON • ,tf/11!!11' DEPARTMENT o.F coM1111uN1rv.& ecor,10M1c D1:v1:t.0P1111ENT-Pl.ANNING 01v1s10N AFFIDAVl]OF:SERVICE:BY MAILING On the 24th day of February, 2017 I deposited in the mails of the United States, a sealed envelope containing 12 ERC Agency Letters and attachments. This information was sent to: Agencies Jacob Young, Citizen Design Collaborative John & Deborah Barker Tottenham, LLC Sherry Catlett-Jones Gloria Moore Wendell & Cleo Forgaard (Signature of Sender)· STATE OF WASHING COUNTY OF KING ) ) ss ) See Attached List Contact Party of Record Ower Party of Record Party of Record Party of Record I certify that I know or have satisfactory evidence that Gillian Syverson signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: (, 1, . I I __; I: ... ;;-1., J ". '\ '\ Sunset's Edge Townhomes LUAlG-000864 affidavit of service by mailing ERC Determination Agency Mailing Mailing Date: 2-24-17 Project#: LUA17-000066 Docket 12-Group A (non-project) To: Larry Fisher, wdfw Karen Walter, Muckleshoot Indian Tribe Fisheries, Division Habitat Program Ramin Pazooki, WSDOT, King Area Dev. Services Duwamish Tribal Office US Army Corp. of Engineers Shirley Marroquin, KC Wastewater Treatment Division Gretchen Kaehler, Office of Archaeology & Historic Preservation Department of Ecology Washington Department of Natural Resources Doug Corbin, Puget Sound Energy King County Department of Permitting & Environmental Review Charlene Anderson, City of Kent Tim McHarg, City of Newcastle Jack Pace, City of Tukwila Gary Kreidt, Metro Transit Jalaine Madura, Seattle Public Utilities DEPARTMENT OF COM, .. JNITY AND ECONOMIC DEVELOPMENT A. REPORT TO THE HEARING EXAMINER HEARING DATE: April 11, 2017 Project Name: Sunset's Edge Townhomes Renton0 Owner: Tottenham, LLC, 50 116th Ave SE, Ste 111, Bellevue, WA 98004 Applicant/Contact: Jacob Young, Citizen Design Collaborative, 46 Etruria Street, Suite 201, Seattle, WA 98109 File Number: LUA16-000864, ECF, PP, PPUD Project Manager: Clark H. Close, Senior Planner Project Summary: The applicant is requesting Preliminary Planned Urban Development and Preliminary Plat approvals for the construction of a 15 townhomes. The vacant 0.9 acre site is located in the Residential Multi-Family (RMF) zoning classification and the Residential High Density {RHD) land use designation. The subject site consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The development would be comprised of 15 lots and 1 tract resulting in a net density of 17.5 du/ac. The proposed lots would range in size from 737 sfto 909 sf with an average lot size of 816 sf. Access to the site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slopes. High erosion and high landslide hazards are also mapped in the area. The applicant has proposed to retain five (5) of the 16 significant trees onsite. Project Location: 701-707 Sunset Blvd NE, Renton, WA 98056 Site Area: 0.90 acres Project Location Map HEX_Report_SunsetEdge City of Renton Department of Comm. & Economic Development SUNSET'S EDGE TOWNHOMES ,ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 2 of 39 I 8. EXHIBITS: Exhibits 1-16: As shown in the SEPA Environmental Review Report Staff Report to the Hearing Examiner Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Exhibit 21 Exhibit 22 Exhibit 23 Exhibit 24 Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Updated -Architectural Site Plan (Al.1) landscape Colored Display Map Updated -Generalized Utilities and Drainage Plan, Profiles and Site Section (Cl-C2) Exterior Renderings (Al.11 and Al.12) Construction Phasing Plan Transportation Concurrency Memorandum: Bannwarth I C. GENERAL INFORMATION: Tottenham, LLC, 50116'h Ave SE, Ste 111, Bellevue, WA 1. Owner(s) of Record: 98004 2. Zoning Classification: Residential Multi-Family (RMF) 3. Comprehensive Plan land Use Designation: Residential High Density (RHD) 4. Existing Site Use: Vacant 5. Critical Areas: Geologically Hazardous Areas -High Erosion and High Landslide 6. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 7. Site Area: Single-family residential and multifamily residential uses zoned Residential Multi-family (RMF) Single-family residential uses zoned Residential-8 (R-8} Utility-Puget Sound Energy zoned Residential-8 (R-8} Utility-Puget Sound Energy zoned Residential-1 (R-1) 0.90 acres I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation (Dobson) I E. PUBLIC SERVICES: 1. Existing Utilities HEX_Report_SunsetEdge land Use File No. N/A N/A A-008-59 Ordinance No. 5758 5758 1795 Date 06/22/2015 06/22/2015 10/07/1959 City of Renton Department of C SUNSET'S EDGE TOWNHOMES Report of April 11, 2017 unity & Economk Development Hearing Examiner Recommendation WA16-000864, ECF, PP, PUD Page 3 of 39 a. Water: Water service is provided by the City of Renton. The site is in the City of Renton service area in the 435 hydraulic pressure zone. There is an existing 12-inch water main located in Sunset Blvd NE. The site is located outside of an Aquifer Protection Area. b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located on the west side of parcel 311990-0011. c. Surface/Storm Water: The existing property does not contain storm water facilities. There is an existing storm drainage system in opposite side of Sunset Blvd NE. 2. Streets: The subject property is abutting Sunset Blvd NE, a minor arterial with an existing right-of-way width of approximately 60-feet. The street contains no curb, gutter, planter strip, or sidewalk along the subject property frontage. 3. Fire Protection: Renton Fire Authority 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 -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations 6. Chapter 9 Permits -Specific a. Section 4-9-150 Planned Urban Development Regulations 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): 1. The applicant is requesting Preliminary Planned Urban Development (PPUD) and Preliminary Plat decisions for the subdivision of a 0.90 acre site into 15-lots and one (1) tract for the future construction of 15 town homes. 2. The Planning Division of the City of Renton accepted the above master application for review on November 9, 2016 and determined the application complete on November 15, 2016. The application was placed on hold December 13, 2016 pending further information and corrections related to fire department access, site distance, access, and utilities. The applicant resubmitted documents and the application was taken off hold on February 2, 2017. The project complies with the 120-day review period. HEX_Report_SunsetEdge City of Renton Department of Commur"" & Economic Development SUNSET'S EDGE TDWNHOMES Report of April 11, 2017 H ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Page 4 of39 3. The project site is three (3) parcels (AP N's 311990-0005, 311990-0010 and 311990-0011) located at 701 Sunset Blvd NE. 4. The project site is currently vacant. 5. The property is located within the Residential High Density (RHO) Comprehensive Plan land use designation. 6. The site is located within the Residential Multi-Family (RMF) zoning classification and within Design District B. 7. There are 16 significant trees located on site of which the applicant is proposing to retain a total of five (5) significant trees. 8. The site is mapped with High Erosion and High Landslide Hazards. 9. Approximately 900 cubic yards of material would be cut on site and approximately 3,400 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction following permit approval and be completed by spring/summer 2018. 11. Access to the site is proposed via a private alley/woonerf style street with a single curb cut along Sunset Blvd NE. 12. The 15 proposed townhomes would be provided in four (4) buildings. 13. The townhome buildings are proposed as 3-story structures. The proposed building materials would be Hardie panel and vertical lap siding, stained cedar, aluminum panels, and blackened steel awnings. 14. The applicant proposes to provide active common open space on the northwest portion of the property consisting of children's play structure, picnic area, lawn area, and pedestrian pathway. 15. Vehicle parking is provided in private garages and one (1) surface parking space. Garage parking would be provided for 30 vehicles (two vehicles for each unit). 16. The following modifications to eligble development regulations have been requested by the applicant via the PPUD application: RMC Code Citation Required Standard Requested Modification RMC 4-2-llOA Development The minimum lot width of 25-14 of the proposed lots contain Standards for Residential feet for internal lots and 30-widths of 16 feet and 20 feet. Zoning Designations -feet for corner lots is required Minimum Lot Width for townhouse development in the RMF zone. RMC 4-2-llOA Development The minimum lot depth of 50-Lot depths range from 24 feet to Standards for Residential feet is required for townhouse 48 feet. Zoning Designations-development in the RMF zone Minimum Lot Depth RMC 4-2-llOA Development 70 percent Each individual lot would exceed Standards for Residential maximum building coverage, Zoning Designation -Maximum while the site as a whole would Building Coverage contain approximately 31 percent building coverage. RMC 4-2-llOA Development 75 percent Each individual lot would exceed Standards for Residential maximum building coverage, HEX_ Report_ SunsetEdge City of Renton Department of C SUNSET'S EDGE TOWNHOMES unity & Economic Development Report of April 11, 2017 Zoning Designation -Maximum Impervious Surface Area RMC 4-2-llOA Development 10-foot minimum front, 10- Standards for Residential foot minimum rear, and 5-foot Zoning Designations -minimum unattached side Minimum Yards (Setbacks) yard. 15-foot minimum side and rear yards for lots abutting single-family residential zones. RMC 4-4-0SOF.8. Parking Stall Standard parking stall size of Types, Sizes, and Percentage 9'x20'. Compact parking stalls Allowed/Required of 8.5'x16' not to exceed 30- percent of the total number of spaces. RMC 4-4-0SOF.10. Number of A minimum and maximum of Parking Spaces Required 1.6 per 3 bedroom or larger dwelling unit. RMC 4-4-090D. Refuse and A minimum of one (1) Recycling: Multi-family centralized refuse and Developments -Additional recyclables deposit area for Requirements for Deposit and every 30 dwelling units. Collection Areas. RMC 4-6-060F.2 Minimum Public Limited Residential Design Standards for Public Access street with 45-feet Streets and Alleys. ROW width and Residential alleys with 16-feet ROW width. Hearing Examiner Recommendation WA16-000864, ECF, PP, PUD Page 5 of 39 while the site as a whole would contain approximately 57 percent impervious surface area. Individual lots do not contain the required minimum setbacks. Instead the development as a whole (except for small portion of the front and rear yard) meets the minimum front, rear and sideyard setbacks. All parking provided onsite proposed at compact stall dimension. Applicant proposes to provide two (2) spaces per dwelling unit and one (1) surface parking space. Individual collection area in each private garage. Internal street as private alley within tract. Private alley designed as woornerf or living street with shared vehicle and pedestrian space. Woonerf includes pavers, plaza area, and planters. 17. As of the date of this report, no public or agency comments have been received regarding the application. 18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 27, 2017 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Sunset's Edge Town home proposal (Exhibit 18). The DNS-M included two (2) mitigation measures. A 14-day appeal period commenced on March 3, 2017 and ended on March 17, 2017. No appeals ofthe threshold determination were filed. 19. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance-Mitigated: 1. Project construction shall be required to comply with the recommendation found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report submitted at later date. 2. The applicant shall apply for a Critical Areas Variance, from RMC 4-3-050 Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the HEX_ Report_ SunsetEdge City of Renton Department of Commu ·· & Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation WA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 6 of 39 geologically hazardous critical area in accordance with RMC 4-3-0SOJ, prior to civil construction permit approval. 20. 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. 21. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City's Comprehensive Plan Map. RHD unit types are designed to incorporate features from both single-family and multi-family developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Lands designated RHD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if fill conditions of approval are met: Compliance 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-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,/ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. 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 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. 22. Zoning Development Standard Compliance: The RMF Zone provides suitable environments for multi- family dwellings. It is further intended to conditionally allow uses that are compatible with and support a multi-family environment. The RMF allows for the development of both infill parcels in existing multi- family districts with compatible projects and other multi-family development. Densities range from ten (10) to twenty (20) du/acre with opportunities for bonuses up to twenty five (25) dwelling units per net acre. The proposal is compliant with the following development standards if all conditions of approval are met: HEX_Report_SunsetEdge City of Renton Department af C SUNSET'S EDGE TOWNHOMES unity & Economic Development Hearing Examiner Recommendation WA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 7 of 39 Compliance RMF Zone Develop Standards and Analysis Density: There is no minimum density requirement for townhouse development in the RMF zone. The minimum density required for other attached dwelling units is 10 dwelling units per net acre. The maximum density permitted is 20 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for ,/ public right-of-way, and private access easements. Staff Comment: Following the deduction of frontage dedication along Sunset Blvd. NE, the 15 proposed dwelling units will result in a density calculation of 17.5 dwelling units per net acre. The proposed town home project complies with the density requirements of the RM F zone. Lot Dimensions: There is no minimum lot size required in the RMF zone. A minimum lot width of 25 feet is required (30 feet for corner lots) for townhouse development. A minimum lot width of 50 feet is required (60 feet for corner lots) for other attached dwellings. A minimum lot depth of 50 feet is required for townhouse development. A minimum lot depth of 66 feet is required for other attached dwellings. The following table identifies the proposed approximate dimensions for Lots 1-15: Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 N/A 16 46 Lot 2 N/A 16 46 Lot 3 N/A 20 40 Lot4 N/A 20 40 Lot 5 N/A 16 46 Lot 6 N/A 16 48 Requested tobe Lot 7 N/A 16 46 Modified via Lot 8 N/A 20 40 thePUD Lot 9 N/A 38 24 Lot 10 N/A 20 43 Lot 11 N/A 20 43 Lot 12 N/A 20 43 Lot 13 N/A 20 43 Lot 14 N/A 20 43 Lot 15 N/A 20 43 Staff Comment: The applicant hos proposed to modify the minimum lot width and depth requirements via the PUD process. The reduction in dimensional standards allows the applicant to achieve a density consistent with the zone and with minimal footprint while providing amenities which serve to enhance the quality of the development and meet the PUD decision criteria. Therefore, staff is in support of the requested modification if all conditions of approval are met. HEX_ Report_ SunsetEdge City of Renton Department of Commu -• -& Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 8 of 39 Lot Coverage: The maximum building coverage is 70 percent for town home developments. The maximum impervious surface area is 75 percent. Staff Comment: Similar to the lat dimension modification, the reduction in dimensional Requested standards for each lot results in the building and impervious surface areas to exceed tobe the maximum for each individual lot. However the site as a whole is well below the Modified via maximum building and impervious coverages. The building lot coverage for the site as thePUD whole is approximately 31 percent (31%). The impervious surface area for the site as a whole is approximately 57 percent (57%}. As the caverages for the development site as a whole ore below the maximum standards, staff is in support of the requested modification if all conditions of approval are met. Setbacks: The required setbacks for townhouse development in the RMF zone are as follows: front yard is 10 feet, the side yard is O feet for the attached sides and 5 feet for the unattached sides, side yard along the street 20 feet, and the rear yard is 10 feet. The required setbacks for other attached dwellings in the RMF zone are as follows: front yard is 20 feet, the side yard is O feet for the attached sides and 5 feet for the unattached sides, side yard along the street is 20 feet, and rear yard is 15 feet. Staff Comment: As part of the PUD, the applicant is proposing to modify the front, reor and unattached side yard setbacks for each of the individual lots. Instead, the applicant proposes to comply with required setbacks holistically for the entire site, with Requested the exception of the rear yord which requires a 15-foot setback as it is zoned R-1 (see tobe RMC 4-2-110D.l3} ond a small portion of the shared walls that extend up to 3.25-feet Modified via into the front yard on Building 2. thePUD Stoff is in support of a reduction in the setbacks as the site as a whole meets the setback requirements, with the exception of small portions of the front and rear yard (Exhibit 19}. The rear yard abuts an R-1 zoned property currently used by Puget Sound Energy for utility purposes. Improvements on lots 9 and 10 appear to encroach on the 15-foot setback (Exhibit 4). The property contains relatively steep topography, is adjacent to I- 405, ond is unlikely to be developed due to overhead transmission lines, utility easements, ond current PSE ownership. In the front yard on Building 2, a shared wall extends approximately 2 to 3.5 feet into the setback, which exceed the 2-foot maximum projection allowance for appurtenances in the front yard. The projection is nominal and provides architectural interest to the building. Staff is in support of the requested modification if oll conditions of approval are met. Building Standards: The RMF zone has a maximum building coverage of 70% for townhouse development and 35% for other attached dwellings. The maximum building coverage may be increased to 45% through the Hearing Examiner site plan review process. The RMF zone has a maximum impervious surface coverage of 75%. In the RMF zone, a maximum building height of 3 stories with a wall plate height of 32 feet is Compliant if permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional condition of six (6) vertical feet from the maximum wall plate height. If the height of wall plates on approval is a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined met maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. HEX_Report_SunsetEdge City of Renton Department of C SUNSET'S EDGE TOWNHOMES ,unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUO Report of April 11, 2017 Page 9 of 39 Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. An additional ten feet {10') of maximum wall plate height and an additional story for a residential dwelling structure may be obtained through the provision of additional amenities such as additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. The maximum wall plate height of a residential structure shall not exceed forty-two feet (42'). Staff Comment: See lot coverage analysis for building coverage analysis. The applicant's elevation plans (Exhibit 7) do not provide a wall plate height but instead provide the height at the top of the shed raof. While the overall heights shown exceed the maximum height allowed, the wall plate height is likely below the wall plate height of 32 feet, but without an accurate calculation it is not possible to verify compliance. Therefore staff recommends as a condition of approval, that the applicant submit revised elevation plans with the building permit application that verifies compliance with the 32-foot maximum wall plate height. The revised elevation plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter Compliant if parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped condition of areas shall have a minimum width of 5 feet. approval is Staff Comment: The applicant has submitted a conceptual landscape pion (Exhibit 8) met and landscape colored display map (Exhibit 20) with the land use application. The plans identify a 10-foot wide landscape strip along Sunset Blvd NE consisting of trees (one tree per frontage lot), shrubs, and groundcover. The plan identifies the required 8-foot planter strip with street trees between the curb and sidewalk within the Sunset Blvd NE right-of-way. The subject property abuts single-family residential properties to the south and west and therefore requires a 15-foot wide partially sight-obscuring visual barrier or 10-foot wide fully sight obscuring landscaped visual barrier. The plan identifies a 10- foot wide fully sight obscuring visual barrier along the southern boundary and 15-foot wide partially sight obscuring visual barrier along the western boundary. The conceptual plan identifies widths that are compliant with perimeter landscaping requirements. The remaining areas perviaus areas contain landscaped lawns, new tree plantings, and existing trees. Additionally, planters are provided in the woonerf that enhance the appearance of the private alley. HEX_Report_SunsetEdge City of Renton Department of Commu ·· & Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Requested tobe HEX_Report_SunsetEdge Page 10 of 39 Staff recommends os o condition of approval, the applicant submit a detailed landscape plan that provides the species, quantity, planting notes, and plant spacing that meets the intent of the required visual barriers identified in the landscape code. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building and/ar construction permit approval. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 20 percent of trees in a residential 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. For multi-family development, the minimum tree density is four (4) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street Frontage Landscaping Required, or a combination. Staff Comment: An Arborist Report was prepared by Arborists NW, LLC (dated October 30, 2016; Exhibit 12) and was submitted with the land use application. The subject property contains 16 significant trees, with the predominant species being cottonwood. Other tree species identified by the report included Big Leaf Maple, Black Locust, Pine, and Sweet Gum with a Diameter Standard Height (DBH) ranging from 8 to 55 inches. The applicant is required to retain 20 percent (20%) of the trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 16 significant trees within the project area, the applicant is proposing to retain 5 trees to meet the 20% tree retention requirement (Exhibits 8, 9 and 12). As a result, the applicant has demonstrated compliance with the Tree Retention requirements of the code. During construction, trees required to be retained (i.e., protected trees}, would be required to comply with the tree protection measures during construction per RMC 4-4- 130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (r} of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Parking: Parking regulations require that a minimum and maximum of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4 spaces per 2 bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling unit. City of Renton Department of C SUNSET'S EDGE TOWNHOMES unity & Economic Development Hearing Examiner Recommendation WA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 11 of 39 Modified via Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 thePUD Y, feet by 16 feet. . Attached dwelling units shall provide 0.5 bicycle parking space per dwelling unit . Compliant if Staff Comment: As part of the PUD, the applicant has proposed to provide each unit two condition of (2) compact parking spaces in the unit's ground floor garage and provide the site one approval is (1) compact surface parking space on the northern portion of the property. The proposed met parking exceed the maximum quantity allowed for three (3) bedroom or larger dwelling units and exceeds the amount af compact spaces allowed per development. Concerns from attendees of the applicant's neighborhood meeting included the need far sufficient quantities af parking for the development. The applicant has provided all parking with the exception af one space within garages to eliminate the adverse aesthetic effects of surface parking lots. The use af compact spaces within same of the garages would require future residents to own vehicles that would fit inside the garages. Staff is in support of the requested modification if all conditions of approval are met. No bicycle parking is referenced on the site plan or the unit floor plan. Therefore, staff recommends os a condition of approval, that the applicant submit revised plans with the building permit application that identifies the location of code compliant bicycle parking. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum of 1 Y, 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. A total minimum Requested area of eighty (80) square feet shall be provided for refuse and recyclables deposit tobe areas. Modified via Stoff Comment: As port of the PUD, the applicant has proposed to provide individual thePUD refuse and recycling deposit areas within each unit's garage as an alternative to . providing the required centralized enclosure that would require a total minimum area Compliant if of BO square feet. By individualizing the refuse and recycling areas to each unit, more space is provided ansite for landscaping and active spaces. Staff is in support of the condition of requested modification if the following condition of approval is met: the applicant shall approval is submit a revised floor plan with the building permit application that identifies adequate met space within the garage for the refuse and recycling bins that meet the requirements of the City's contracted garbage and recycling hauler. The floor plan shall be reviewed and approved by the Current Planning Project Manager prior to building and permit approval. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. Compliant if There shall be a minimum three-foot (3') landscaped setback at the base of retaining condition of approval is walls abutting public rights-of-way. met Staff Comment: The Utilities and Drainage Plan (Exhibits 13 and 21) identifies retaining wolfs located near the children's play area on the northern portion of the site and the southern portion of the private alley. Staff recommends as a condition of approval, the applicant submit revised grading pion that identifies the top of wolf and bottom of wall elevations verifying wolfs comply with the 6-foot height limitation. Additionally, the HEX_ Report_ SunsetEdge City of Renton Department of Commu-" .. & Economic Development SUNSET'S EDGE TOWNHOMES ing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 12 of 39 plans shall contain o cut-sheet of wall materials that ore to be composed of brick, rock, textured or patterned concrete, or other material that aesthetically compliments the development approved by the Current Planning Project Manager. The revised grading pion shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The landscape pion (Exhibit 8} identifies o 6-high solid fence along the south, west, and north property line. Fence height meets the height limitations for residential uses. 23. PUD Applicability Standards: Pursuant to RMC 4-9-1508, any applicant seeking to permit development which is not limited by the strict application of the City's zoning, parking, street, and subdivision regulations in a comprehensive manner shall be subject to applicability standards. The following table contains project elements intended to comply with applicability standards, as outlined in RMC 4-9-1508: Compliance PUD Applicability Criteria and Analysis In approving a planned urban development, the City may modify any of the standards of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All ,/ modifications shall be considered simultaneously as part of the planned urban development. Stoff Comment: All standards requested to be modified ore contained within the Chapters listed above. Specific modifications ore noted in FOF 16. An applicant may request additional modifications from the requirements of the Compliant if Renton Municipal Code. Approval for modifications other than those specifically described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a conditions of preliminary planned urban development plan. approval are met Staff Comment: All requested modifications are outlined above under FOF 16: Requested Modifications from RMC through the PUD. Staff is in support of all requested modifications if all conditions of approval are met. A planned urban development may not authorize uses that are inconsistent with those uses allowed by the underlying zone, or overlay district, or other location ,/ restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3- 010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010. Staff Comment: Townhouses are o permitted use in the RMF zone. The number of dwelling units shall not exceed the density allowances of the applicable base or overlay zone or bonus criteria in chapter 4-2 or4-9 RMC; however, ,/ averaging density across a site with multiple zoning classifications may be allowed if approved by the Community and Economic Development Administrator. Stoff Comment: The proposed density does not exceed the maximum 20 dwelling units per acre allowed in the RMF zone. See FOF 22: Density for analysis. 24. PUD Decision Criteria Analysis: Pursuant to RMC 4-9-1500, each planned urban development shall demonstrate compliance with the Planned Urban Development decision criteria. The following table contains project elements intended to comply with the Planned Urban Development decision criteria, as outlined in RMC 4-9-1500: Compliance PUD Decision Criteria and Analysis HEX_ Repart _ SunsetEdge City of Renton Department of C SUNSET'S EDGE TOWNHOMES ,unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 13 of 39 Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Staff Comment: The development of this site as a PUD results in a superior design than y' what would result by the strict application of the Development Standards by developing the three (3) contiguous properties simultaneously into one (1) unified development that incorporates enhanced open space and recreation opportunities, unique alley design, and street presence that would not otherwise be possible if each property were developed individually or in phases. The site is designated Residential High Density (RHD) on the Comprehensive Plan Land Use Map. See analysis under FOF 21: Comprehensive Plan Compliance. Public Benefit Required: Applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: a. Critical Areas: Protects critical areas that would not be protected otherwise to the N/A same degree as without a planned urban development. b. Natural Features: Preserves, enhances, or rehabilitates natural features of the N/A subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations. c. Public Facilities: Provides public facilities that could not be required by the City for N/A development of the subject property without a planned urban development. Use of Sustainable Development Techniques: Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc. y' Staff Comment: The applicant is proposing to utilize the BuiltGreen sustainable rating system to minimize the environmental impact of the development. Site infrastructure, such as storm drainage, would be designed in accordance with Low Impact Development principles. Applicant d. Overall Design: Provides a planned urban development design that is superior to has provided the design that would result from development of the subject property without a superior planned urban development. A superior design may include the following: open i. Open Space/Recreation: space/recrea (a) Provides increased open space or recreational facilities beyond standard code tion and requirements and considered equivalent to features that would offset park mitigation circulation design fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities -and attractive common areas, including accessibility to buildings from parking areas and Compliant if public walkways; or conditions of HEX_Report_SunsetEdge City of Renton Deportment of Commu ,. & Economic Development SUNSET'S EDGE TOWNHOMES 'ng Examiner Recommendation LU Al 6-000864, ECF, PP, PUD Report of April 11, 2017 Page 14 of 39 approval are Staff Comment: The applicant has provided a variety of recreation opportunities and met open spaces throughout the development The largest recreation space is located on the northwestern portion of the property. Active spaces include a play structure (dependent of future demographic of residents), picnic area, and walking path. Also provided are several lawn areas, plaza between Buildings 3 and 4, and vegetated passive open space. Without the use af the proposed PUD, na shared open space would be required by the code and if each af the three (3) parcels were developed separately, there would likely have been no additional land area to provide any active recreation areas and open spaces would have been limited to required perimeter landscaping. HEX_Report_SunsetEdge Common open spaces are accessed via the development's private alley/woonerf, which also provides an area for residents to meet and gather. The modified alley is intended to be a shared space for vehicles and pedestrians. See Circulation/Screening for additional information. Staff recommends, as a condition of approval, the applicant submit cut sheets with the landscape plan of the proposed play structure (ar other active recreation structure approved by the Current Planning Project Manager), picnic table, and bench. These amenities shall be durable and appropriate for northwest climate. The cut sheets shall be submitted with the construction permit application to be reviewed and approved be the Current Planning Project Manager. Staff also recommends as a condition of approval, the programmed recreation areas (lawn, play area, seating, and pathways) shall be constructed prior to Certificate of Occupancy of the first building. ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or Staff Comment: The proposed internal street system includes a private alley that is referred to as a woonerf or uliving street.» Woonerfs are a common street treatment that is used in European cities that are intended to provide an equally shared space between pedestrians and vehicles. These streets are narrower than the typical street section and often contain planter landscaping, pedestrian lighting, and alternative paving materials. Also typical with woonerfs is the absence of curbs as to further solidify the mixing of pedestrian space and vehicle space. The applicant's proposed private alley woonerf provides a single 25-foot driveway and 5-foot pedestrian pathway from Sunset Blvd NE. Within the development, the alley ranges in width between approximately 23 and 33 feet. Along the periphery of the alley abutting each of the buildings, pavers are provided to contrast with asphalt and planters are placed adjacent to garage entries. Also, a pedestrian plaza is provided between buildings 3 and 4 with paver surface and planter box landscaping. No extruded curbs will be installed within the internal drive (Exhibit 21). Staff recommends as a condition of approval, the applicant submit a sample far the paver material within the private alley with the construction permit application. The paver material shall have a contrasting color compared with the asphalt surface and shall be reviewed and approved by the Current Planning Project Manager prior ta construction permit approval. Staff also recommends, as a condition of approval, that the applicant submit cut sheets with the construction permit application for the planter boxes in the private alley. Additional planter boxes may be required depending on space constraints with alley. The cut sheets shall be a component of the detailed landscape City of Renton Department of C SUNSET'S EDGE TOWNHOMES unity & Economic Development Hearing Examiner Recommendation WA16-000864, ECF, PP, PUD Report of April 11, 2017 Compliant if conditions a/ approval are met HEX_Report_SunsetEdge Page 15 of 39 plan submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager. Vehicle parking would be located within garages for each unit with one (1) surface parking space located on the north portion of the property that would be shielded from view with the site's topography ond building placement. Building's 1 and 2 will have rear loaded vehicle garages with pedestrian oriented buildings abutting Sunset Blvd. NE. The proposed private alley/woonerf provides residents an ottroctive ond unique amenity that also doubles as an active recreation and gathering area. Opportunities for neighbors to interact on the street can assist in creating a pride of ownership in their community. Without the use of a PUD, the street would have likely been designed as a public limited residential access street with a 45-foot ROW width. Required public street improvements would have resulted in fewer opportunities for common open spaces and the loss of a unique design aesthetic. Staff recommends as a condition of approval a sign package component with the private alley/woonerf that compliments the overall development with addresses, building numbers and wayfinding. The sign package shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager. iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or Staff Comment: N/A iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or Staff Comment: N/A v. Alleys: Provides alleys for proposed detached or attached units with individual, private ground related entries. Staff Comment: The applicant is proposing to provide a private alley/woonerf. The townhomes abutting Sunset Blvd NE would be pedestrian oriented along the public street and alley loaded garages at the rear of the buildings. Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. Staff Comment: The subject property abuts the RMF zone to the north and single-family residential to the south ond west. Single family residential zoning is also across Sunset Blvd NE to the east. Buildings are setback appropriately fram abutting developed properties. To the north a multifamily development and single-family residential home are buffered by the developments open space and recreation area and landscaped building setback area. The south and west properties are zoned single-family residential however they are owned and operated by Puget Sound Energy and contain overhead power lines and utility easements reducing the likelihood the properties would be developed in the future. The proposed landscaping throughout the site along the perimeter of the development provides a screen and enhances the development and the neighborhood. Staff is recommending, as a condition of approval, that the applicant provide a materials board City of Renton Department of Commu-• & Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 16 of 39 to the sotisfoction of the Current Planning Project Manager (see discussion in FOF 28: Design District 'B' Review}. The moteriols board would also be used to confirm that siding materials are non-reflective which would reduce glare. Each unit would have windows, which could slightly reflect light from the building but not to an extent beyond any typical multi-family development. A lighting plan was not submitted with the application package; therefore, staff recommends a condition of approval, the applicant to provide a lighting pion that includes a photometric calculation of average footcandles that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement. The lighting plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, townhouses, flats, etc. Staff Comment: The proposed buildings appear ta have been designed to be built in a coordinated fashion, utilizing a consistent set of materials. The similar exterior components ond roof profiles across all buildings helps to establish o cohesive development design. Differentiation throughout the design is provided with the use of different materials and colors. The applicant is proposing the use of fiber cement board, stained cedar, aluminum, ond steel. Buildings along Sunset Blvd NE are oriented to the street and contain pedestrian only amenities as the buildings are rear vehicle loaded. Stoops and landscaped front yards are provided along the street. Buildings along the private alley/woonerf are oriented to the alley and take advantage of the pedestrian friendly space. Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. ii. Promotes safety through sufficient sight distance, separation of vehicles from tr pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. iv. Provides safe, efficient access for emergency vehicles. Staff Comment: The development abuts Sunset Blvd NE, a Minor Arterial Street with an existing right of way (ROW} width of 60 feet with no curb, gutter, or sidewalk along the frontage. HEX_ Report_ SunsetEdge City of Renton Deportment of C SUNSET'S EDGE TOWNHOMES unity & Economk Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 17 of 39 A residential project consisting of 15 dwelling units would generate less 20 peak hour trips (as per the /TE Trip Generation Manual), therefore no traffic impact study was required for the proposal. In order to mitigate transportation impacts the applicant would be required to pay the appropriate Transportation Impact Fee. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Access -Access to the site would be provided a single curb cut extended from Sunset Blvd NE. The vehicular circulation design would utilize a private al/ey/woonerf that enters at the curb cut near the center of the subject property frontage and extends north and south between the four (4) proposed buildings. The alley dead-ends at or near the north and south perimeters. Street Improvements -The applicant is requesting to modify the street standard requirements for the internal road via the PUD application. Frontage improvements would be provided per code requirements. Sunset Blvd NE -There are currently no frontage improvements along the public street frontage. The required street section for this portion of Sunset Blvd NE includes a 22 foot wide half street paved width from the centerline of the ROW (including 5-foot wide bike lane, 11-foot wide thru travel lane, and 6-foot wide half width for the center turn/left turn lane), 0.5-foot wide curb, 8-foat wide landscaped planter, 8-foot wide sidewalk, and 1-foot wide clear width back of the sidewalk. The ROW width dedication required is approximately 9.5 feet (subject to final survey). A center two-way left turn lane is also required to be provided on Sunset Blvd NE frontage from the end of the existing left turn lane on Sunset Blvd NE frontage to the north property line of parcel 311990-0011. Internal Road -In-lieu af providing a 45-foot wide limited residential access street, the applicant is proposing a private alley/woonerf designed street section with varying widths of 26 to 32 M feet that would comingle pedestrian and vehicle space. A delineated pedestrian path extends along the driveway to Sunset Blvd NE to connect to the public sidewalk that would be constructed by the applicant. This PUD modification would provide a unique street for residents ta gather and for recreation. The proposed street also preserves additional space on the property to incorporate common open space on the north and west portions of the site. Structures are located at least 25 feet from the intersection with Sunset Blvd NE providing adequate site distance and clear vision area. The turning radius within the development contains a 45-foot outside and 25-foat inside radii with hammerhead turnaround for fire apparatus accessibility. Concurrency -The proposed development would generate approximately 87 net new average weekday daily trips. During the weekday AM peak haur, the project would generate approximately 7 net new trips (1 inbound and 6 outbound). During the weekday PM peak hour, the project would generate approximately 8 net new trips (5 inbound and 3 outbound}. The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 24). 25. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Infrastructure and Services Analysis HEX_Report_SunsetEdge City of Renton Department of Commu ·· & Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation WA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 18 of 39 Police and Fire: 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. The preliminary fire flow requirements for this project is 3,750 gpm. A minimum of four (4) fire hydrants are required for the development. One (1) within 150-feet and three (3) ,r 300-feet of the proposed buildings. Existing hydrant con be counted toward the requirement if they meet current code, including but not limited to 5-inch storz fittings. A Fire Impact Fee, based on new mufti-family units is required in order to mitigate the proposal's potential impacts to City emergency services. The applicant would be required to pay on appropriate Fire Impact Fee. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. The 2017 fee was assessed at $718.56 per unit. Parks and Recreation: The proposed development is anticipated to impact the Parks and Recreation system. The applicant would be required to pay an appropriate Porks Impact Fee. The fee would be used ta mitigate the proposal's potential impact to City's ,r Park and Recreation system and is payable to the City as specified by the Renton Municipal Code. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. The 2017 fee was assessed at $1,858.95 per dwelling. Schools: It is anticipated that the Renton Schoof District can accommodate any additional students generated by this proposal at the fol/awing schools: Kennydafe Elementary, Dimmitt Middle Schoof, and Renton High Schoof. RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school and/or bus stops. ,r All students would bus to school. The bus stop for elementary, middle and high school is located at 821 Sunset Blvd NE. New frontage improvements along the subject property, dedicated shoulder along the northern property's frontage, and frontage improvements at the bus stop provide a safe walking route for students. A School Impact Fee, based on new mufti-family units, would 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 at the time of building permit application. The 2017 fee was assessed at $1,448.00 per unit. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Preliminary Drainage Plan and Technical Information Report (TIR}, dated October 26, 2016 (revised January 27, 2017; Exhibit 11), prepared by Duncanson Company Inc. with the land Use Application. Based on the ,r City of Renton's flow control map, the site falls within the Peak Rate existing site conditions flow control standard area and is within the East lake Washington Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM} and the 2010 City of Renton Amendments to the KCSWDM. All core requirements and the six special requirements are required in the Technical Information Report. A stormwater flow control facility is required for the site and the project proposes the use of detention tanks to meet this requirement. A water quality facility is required for HEX_Report_SunsetEdge City of Renton Department of C SUNSET'S EDGE TOWNHOMES ,unity & Economic Development Hearing Examiner Recommendation LUAl6-000864, ECF, PP, PUD Report of April 11, 2017 Page 19 of 39 the site and the project proposes the reduction from Enhanced basic water quality to basic water quality requirement by providing a covenant to prevent the use of /eachob/e materials. The project proposes to provide basic water quality by the use of o storm filter. Water quality is also required for the frontage portion on Sunset Blvd NE and shall be included in the plans and TIR provided with the civil construction submittal. Storm water BMPs are also required for the project. The TIR submitted with the civil construction permit should consistently refer the stormwater BMP proposed for the site in the relevant portions of the TIR. The TIR submitted with the civil construction permit shall include all the required information based on the 2010 City of Renton Amendments. The final drainage plan and drainage report must be submitted with the utility construction permit application and shall contain information that shows that the conveyance system, the flow control facility, water quality, and stormwater flow control BMPs are designed in accordance with the 2010 City of Renton Amendments. An updated geotechnical report shall be submitted with the civil construction permit that includes information whether the site is suitable for infiltration and include recommendations regarding the suitability of the proposed storm water BMP for the site. Geotechnica/ recommendations regarding construction, soil, and erosion control, shall be followed in the project plans and during construction. Water and Sanitary Sewer: This site is served by the City of Renton for water and sewer service. Staff Comment: A conceptual utility plan was provided with the application. A 12-inch diameter looped water main extensian from the existing 12-inch diameter water main north of parcel 3119900011 to connect with the existing 12-inch diameter water main on Sunset Blvd NE is required. Extension of 12-inch diameter water main to the south property line of parcel 3119900005 is also required. A public water easement is required for the water main located outside right of way. The water main improvements and easements are required to be shown in the engineering plans submitted with the civil construction permit. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,750 gpm. A conceptual sewer plan has been submitted. The plan shows the extension of 8-inch diameter public sewer main through the site to connect with the existing sewer manhole to serve the project. The new sewer manhole proposed between lots 13 and 14 to the west, shall connect directly to the existing sewer manhole ID GM04704 S-0240) to the west. Each lot shall be served by an individual side sewer. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. ,,,-Stoff Comment: The proposed development separates the 15 dwelling units into four (4) separate buildings that are linked together by the private alley/woonerf internal street. This unique street and its narrow width provides an ability to maximize space on the property and accommodate active and passive common open space. The reduced street width, permeable pavers, and abundant open space limit the amount of impervious surfaces that would otherwise be utilized if the site were developed to code standards. ,,,-Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent and abutting dwelling units. Each residential or HEX_Report_SunsetEdge City of Renton Deportment of Commu ,. · & Economic Development SUNSET'S EDGE TDWNHDMES H ·ng Examiner Recommendation LU Al 6-000864, ECF, PP, PUD Report of April 11, 2017 Page 20 of 39 mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. Staff Comment: Perimeter planting provides a buffer and privacy screen between the proposed project and existing development surrounding the site. Internal to the site, where structures face each other, windows would not align to ensure privacy. The proposed development would be designed to building code standards for multi-family construction. Each residential unit would have a separate exterior entrance with insulated walls separating the units. All residential units and would have access to light and air, as each structure contains windows. The placement af the buildings, oriented to open space, provides separation and privacy for the residents while maintaining a communal atmosphere. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style . ./ Staff Comment: The topography af the site steps down from east to west with territorial views of the west. The applicant has oriented the buildings east/west to take advantage of the topography and providing direct views to the west. Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design ./ provides for efficient use of parking, and shared parking facilities where appropriate . Staff Comment: Nearly all the parking will be located within individual garages for each unit. One surface parking space would be provided on the north portion of the property for guest parking. The parking space would be surfaced with the woonerf paver material and hidden from view by topography and the location of the buildings. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating N/A and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Staff Comment: The applicant intends ta construct the project in a 12-14 month time period (Exhibit 23). 26. PUD Development Standards: Pursuant to RMC 4-9-lSOD.4, each planned urban development shall demonstrate compliance with the development standards for the Planned Urban Development regulations. The following table contains project elements intended to comply with the development standards of the Planned Urban Development regulations, as outlined in RMC 4-9-lSOE: Compliance I PUD Development Standard Analysis 1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential, mixed use, commercial, and industrial developments are described below. HEX_Report_SunsetEdge City of Renton Department of C SUNSET'S EDGE TOWNHOMES 'Unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 21 of 39 Standard: Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Hearing Examiner. The required common open space shall be satisfied with one or more of the elements listed below. The Hearing Examiner may require more than one of the following elements for developments having more than one hundred (100) units. (a} Courtyards, plazas, or multipurpose open spaces; (b) 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 provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. Staff Comment: The applicant proposes approximately 5,881 square feet of common open space located on the northern portion of the development. The area includes children's ploy area, picnic space and seating area, pedestrian pathway, and large /own area. The amount af apen space exceeds the required 750 square feet the development would be required to provide per the PUD development standard. Standard: Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. ,/ Stoff Comment: The proposed private olley/woonerf internal street was not added in the co/cu/otion for common open space. However, the waonerf is intended ta augment community space. Opportunities for gathering, recreation, and everyday interaction is enhanced with this unique private street. Standard: Required yard setback areas shall not count toward outdoor recreation and common space unless such areas 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. ,/ Standard: Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Standard: Other required landscaping, and sensitive area buffers without common ,/ access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide N/A pedestrian-oriented space according to the following formula: 1% of the lot area + 1% of the building area ~ Minimum amount of pedestrian-oriented space. HEX_Report_SunsetEdge City of Renton Department of Commu · ·· & Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUO Report of April 11, 2017 Page 22 of 39 ,, Standard: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro-climatic conditions. Standard: Common space areas in mixed use residential and attached residential ,, projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. Standard: Common space areas should be located to take advantage of surrounding ,, features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. Standard: In mixed use residential and attached residential projects children's play ,, space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. b. Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors} for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit. Standard: Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit. Compliant If Staff Comment: Each residential unit appears to have private open space. However, it is condition of difficult to determine whether the space meets the minimum requirements for the Urban approval is Design District B requirement. Under FOF 28 Design District Review, Recreation Areas met and Common Open Space staff has recommended a condition of approval for the applicant to submit revised floor plans and site plans that provide adequate private open space that is contiguous to the unit and mare accurately reflect compliance with the minimum area requirement far private open space. Compliant if Standard: The private open space shall be well demarcated and at least fifteen feet condition of (15'} in every dimension (decks on upper floors can substitute for the required private approval Is open space}. met Staff Comment: See comment above. Standard: For dwelling units which are exclusively upper story units, there shall be deck N/A areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'}. c. Installation and Maintenance of Common Open Space: Standard: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners' association, or the agent(s} thereof. In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, shall become a lien against each ,, individual property. Staff Comment: Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of 2 years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm HEX_Report_SunsetEdge City of Renton Deportment of C SUNSET'S EDGE TOWNHOMES 1unity & Economic Development Hearing Examiner Recommendation LUAl6-000864, ECF, PP, PUD Report of April 11, 2017 Page 23 of 39 licensed to do business in the City of Renton is executed ond kept active for o 2 year period. A copy of such contract shall be kept on fife with the Planning Division. If either of these provisions ore met the proposal would satisfy this stondord. d. Installation and Maintenance of Common Facilities: Standard: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Administrator, assured through a security device to the City equal to the provisions of RMC 4-9-060, except for such common facilities that are intended to serve only future phases of a planned urban ,/" development. Any common facilities that are intended to serve both the present and future phases of a planned urban development shall be installed or secured with a security instrument as specified above before occupancy of the earliest phase that will be served. At the time of such security and deferral, the City shall determine what portion of the costs of improvements is attributable to each phase of a planned urban development. Standard: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners' association, or the agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, shall become a lien against each individual property. Compliant if Staff Comment: Based on the proposed application the only area to be dedicated to the condition of City is the required right-of-way frontage. As such all other facilities shall be permanently approval is maintained by a homeowners association {HOA}. Staff recommends as a condition of met approval, the applicant be required to establish a HOA for the development, which would be responsible for any common improvements. Alf common facilities, not dedicated to the City, shall be permanently maintained by the PUD HOA. The CC&Rs shall provide that if the HOA fails to properly maintain the common facilities and integral elements of the City may do so at the expense of the association. The CC&Rs shall also provide that the provisions pertaining to the obligation to maintain common areas shall not be amended without approval of the City of Renton. The applicant shall provide draft CC&Rs and HOA incorporation documents for review and approval by the Current Planning Project Manager prior to issuance of ony occupancy permit. 27. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are met: Compliance Subdivision Regulations and Analysis Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. Requested The maximum width of single loaded garage driveways shall not exceed nine feet (9') tobe and double loaded garage driveways shall not exceed sixteen feet (16'). modified via Staff Comment: As mentioned previously, the applicant has requested to modify the thePUD public street and access requirement internal to the development. As an alternative to constructing a public limited access residential street, the applicant proposes to construct a private alley/woanerf to serve the development. The private alley is narrower than the required street section, but maintains the required turning radii for fire HEX_Report_SunsetEdge City of Renton Department of Commu "· -& Economic Development SUNSET'S EDGE TOWNHOMES H 'ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 24 of 39 apparatus and provides adequate site distance at the intersection with Sunset Blvd NE Access to the public street system is limited to a single curb cut located near the center of the subject's property frontage, Blocks: Blocks shall be deep enough to allow two tiers of lots, N/A Stoff Comment: The width of the subject property limits the ability to meet this requirement Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the RMF zone and allow for reasonable infill of developable land, All of the proposed lots meet the requirements for minimum lot size, depth, and width, Width between side lot lines at their foremost points (i.e,, the points where the side lot lines intersect with the Requested street right-of-way line) shall not be less than eighty percent (80%) of the required lot tobe width except in the cases of (1) pipestem lots, which shall have a minimum width of modified via twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial thePUD lots), which shall be a minimum of thirty five feet (35'), Staff Comment: lots ore rectangular in shape, however they do not meet the dimensional requirements of the zone, The applicant has requested to modify the dimensional requirements as referenced earlier in the report, which staff is supportive of Orientation and arrangement of the lots maximize the ability to accommodate common open space, lots along Sunset Blvd NE ore pedestrian oriented to the public street with vehicle loading from the rear of the units, Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards, Requested Staff Comment: As mentioned previously, the applicant has proposed to construct a tobe private alley/woonerf extending from the abutting Sunset Blvd NE, Staff has modified via recommended approval of this modification via the PUD application, The applicant thePUD would be required to construct frontage improvements along the subject property for Sunset Blvd NE, Those improvements include, but are not limited to, curb, gutter, 8-foot wide planter strip with street trees, and 8-foot wide sidewalk, Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses, Staff Comment: The proposed townhome development abuts existing multi-family ,f' development to the north and provides perimeter landscaping along the abutting residential zoned properties to the south and east. The south and east properties are owned by Puget Sound Energy with overhead power lines and utility easement that cloud future development potential of the lots. The proposed new construction and frontage improvements would be compatible with the existing surrounding uses. 28. Design District Review: The project site is located within Design District 'B'. The following table contains project elements intended to comply with the standards of the Design District 'B' Standards and guidelines, as outlined in RMC 4-3-100.E: Compliance Design District Guideline and Standard Analysis HEX_Report_SunsetEdge City of Renton Department of C SUNSET'S EDGE TOWNHOMES ,unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 25 of 39 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 for. 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 buildings are placed along the north/south axis of the property allowing for morning light exposure for the east buildings and evening exposure far the west. The entire site should have direct exposure midday with enhanced exposure past vernal equinox. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. ,/ Staff Comment: Buildings 1 and 2 are oriented to Sunset Blvd NE each with a direct pathway to the future sidewalk to be constructed by the applicant. Buildings 3 and 4 are oriented to the private alley/woonerf street which contains a delineated pathway to the public sidewalk on Sunset Blvd NE. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. ,/ Staff Comment: Front entries of Buildings 1 and 2 are oriented to Sunset Blvd NE with stoop features, landscaping, and walkway. Buildings 3 and 4 entries are oriented to the private al/ey/woonerf street which contains planter boxes and a shared pedestrian and vehicle space as described previously in this report. 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 substantial landscaping between the sidewalk and the building; or ,/ b) Have the ground floor residential uses raised above street level for residents' privacy. Staff Comment: The living areas for Buildings 1 and 2 are setback at least 10 feet from the future sidewalk along Sunset Blvd NE. Portions of the structure such as eaves and shared walls project into the 10 foot setback; however, these areas are not habitable. 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. HEX_Report_SunsetEdge City of Renton Department of Commur"" & Economic Development SUNSET'S EDGE TOWNHOMES H ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 26 of 39 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 fa~ade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: Buildings 1 and 2 primary entries are located on the Sunset Blvd NE ,/ fa9ade. All buildings facing Sunset Blvd NE would be configured to have large glass entry doors on raised stoops. Entries are prominent and visible from the street with their accommodating stoops, awnings, raised planters, and are connected via individual walkways to the future sidewalk. Buildings 3 and 4 primary entries face the private a/ley/woonerf and are prominent and visible with deep overhang roofs, blackened steel awning, enhanced metal detailing, sconce lighting, and recessed entries connected to the street via delineated pathway(s). Standard: A primary entrance of each building shall be made visibly prominent by ,/ incorporating architectural features such as a fa~ade overhang, trellis, large entry doors, and/or ornamental lighting. Staff Comment: See comment above. 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. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to Compliant if the distance above ground level. condition of Staff Comment: Entries are marked with canopies, ornamental lighting, and landscaping approval is however it is unclear from renderings and elevations if weather protection meets the 4.5 met foot minimum width (Exhibit 22/. Therefore, staff recommends as a condition of approval, that the applicant submit revised elevations with the building permit application that clearly identifies compliance with the minimum 4-1/2' wide dimension of the required weather protection. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Standard: Building entries from a parking lot shall be subordinate to those related to the N/A street. Staff Comment: Parking is located in individual garages in each unit. 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. Staff_ Comment: See discussion abave. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate ,/ landscaping. Staff Comment: Buildings are connected via the private alley/woonerf that includes delineated paver pathways to connect each unit and the common open space. HEX_Report_SunsetEdge City of Renton Deportment of C SUNSET'S EDGE TDWNHDMES 1unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 27 of 39 Standard: Ground floor residential units that are directly accessible from the street 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. Staff Comment: Buildings 1 and 2 entries contain a landscaped front yard that provides a transition from Sunset Blvd NE. Buildings 3 and 4 entries are adjacent to the private alley/woonerf street with direct access to Sunset Blvd NE. 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. Stoff Comment: Buildings incorporate variegated pitched roofs and buildings adjacent to the north property line contain sloped shed roofs that open into the development in an effort to reduce building massing along the property's edge. Additionally, fm;ades along the Sunset Blvd NE frontage are divided into smaller increments utilizing balconies, modulation, ond canopies. 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. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part of service enclosures. HE)(_Report_SunsetEdge 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 convenient for tenant use. Stoff Comment: Each individual unit will be responsible for refuse and recycling within their garages. See FOF 22, Zoning Development Standard Compliance: Refuse and Recyclables. City of Renton Department of Commu '· · & Economic Development SUNSET'S EDGE TOWNHOMES H ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 28 of 39 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 N/A their perimeter by a wall or fence and have self-closing doors. Staff Comment: Not applicable. No refuse and recycling enclosure will be provided. See comment above. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or N/A some combination of the three (3). Staff Comment: Not applicable. See comment above. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of N/A such facility. Staff Comment: Not applicable. See comment above . . . 2. PARKING ANO 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 fa~ades; 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: (a) A building and the front property line; and/or ./ (b) A building and the side property line (when on a corner lot) . Staff Comment: Parking is provided within individual garages and a single surface parking space interior to the development. The space between the buildings and front property line are pedestrian oriented with no parking. Standard: Parking shall be located so that it is screened from surrounding streets by ./ buildings, landscaping, and/or gateway features as dictated by location . Staff Comment: See comment above. The single surface parking space is shielded from via a combination of topography, landscaping and buildings. 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. HEX_Repart_SunsetEdge City of Renton Department of C SUNSET'S EDGE TOWNHOMES unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 29 of 39 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 N/A width. Staff. Comment: Nat applicable. Standard: The entire fa~ade must feature a pedestrian-oriented fa~ade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the N/A 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. Staff. Comment: Not applicable. Standard: Public facing fa~ades shall be articulated by arches, lintels, masonry trim, or N/A other architectural elements and/or materials. Staff. Comment: Not applicable. Standard: The entry to the parking garage shall be located away from the primary street, N/A to either the side or rear of the building. Staff. Comment: Not applicable. 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 N/A combination of treatments. Staff. Comment: Not applicable. 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. HEX_Report_SunsetEdge City of Renton Department of Commu ·· & Economic Development SUNSErs EDGE TOWNHOMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 30 of 39 Staff. Comment: Not applicable. 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. ,I' Staff. Comment: Access to each unit's private garage and the single surface parking stall would be from a private a/ley/woonerf. Buildings 1 and 2 are rear or alley loaded thereby providing a pedestrian focused front yard for the Sunset Blvd NE frontage. Standard: The number of driveways and curb cuts shall be minimized for vehicular ,I' access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. Staff. Comment: The development contains one (1) curb cut for the private al/ey/woanerf .. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 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: Permeable pavement pedestrian circulation features shall be used where ,I' feasible, consistent with the Surface Water Design Manual. Staff. Comment: Permeable pavement is provided along the edges of the alley, the plaza area between Building 3, Building 4, and the surface parking space. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Compliant if Standard: Architectural elements that incorporate plants, particularly at building condition of entrances, in publicly accessible spaces and at fa~ades along streets, shall be provided. HEX_Report_Sunsetfdge City of Renton Department of C SUNSET'S EDGE TDWNHOMES unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUO Report of April 11, 2017 Page 31 of 39 approval is Staff Comment: Buildings 1 and 2 incorporate planters ond landscaping in front yards met between the building and street. Additionally, planters are provided in the private alley/woonerf between garages. However, there is a lack of planting ot entrances for Buildings 3 and 4. Planters near entrances and/or garages for these buildings would enhance the aesthetic for their entries and the private alley/woonerf as a whole. Therefore, staff recommends as a condition of approval, the applicant submit a revised landscape plan with the construction permit application that provides additional planters where adequate space is available along Buildings 3 and 4. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. Compliant if condition a/ approval is met Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period oftime. (b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Staff Comment: The applicant has provided a bench and picnic table in the common open space area to enhance community awareness and promote interaction among residents and the surrounding neighborhood. These features do not impede or block pedestrian access to active spaces or building entrances. See FOF 24 for condition of approval regarding durability and weather resistance. ~ -----·-·-·-- 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 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. Compliant if condition of approval is met HfX_Report_SunsetEdge Standard: All attached housing developments shall provide at least one hundred fifty (150) square feet of private usable space per unit. 1. At least one hundred (100) square feet of the private space shall abut each unit. 2. Private space may include porches, balconies, yards, and decks. Staff Comment: All units appear to contain balconies and units in Buildings 1 and 2 contain porches and front yards; however, compliance for the minimum 100 square feet could not be determined with the current plans. Therefore, staff recommends as a conditian of approval, that the applicant submit revised floor plans and site plans the provide specific calculations and dimensions of the requirement private usable abutting open space that is compliant with the 100 square foot minimum area per lot. The revised plans shall be submitted with the building permit application to be reviewed and approved by the Current Planning Project Manager prior to building permit approval. City of Renton Department of Commu ·· & Economic Development SUNSET'S EDGE TDWNHDMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 32 of 39 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 fa~ades 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. Compliant if condition of approval is met N/A Standard: All building fa~ades shall include modulation or articulation at intervals of no more than twenty feet (20'). Staff Comment: Units A and B within Buildings 1 and 2 provide a number af articulations and modulations along the Sunset Blvd NE frontage. Glazing, steel awnings, contrasting Hardie panels, aluminum panels, stained cedar, concrete stoops, and glazed entry daars create visual interest and assist in reducing the bulk and apparent size af the 3-stary structures. However the unattached side elevations of both Units A and B contain blank walls without articulation or material variation for more than 20 feet. Therefore, staff recommends as a condition of approval, that the applicant submit revised elevation plans for the unattached elevations for Units A and B that provide additional articulation and/or modulation that comply with the 20-foot maximum interval requirement. The revised elevation plans shall be submitted with the building permit application to be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Standard: Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width. Staff Comment: All buildings contain modulations meeting the minimum requirements. Buildings 1 and 2 along the Sunset Blvd NE frontage contain the majority of the modulations with the exterior wall, planter, balconies, and shared wall extensions. Building 3 and 4 along the private alley/waonerf provide modulations as the entries, balconies, and Unit D's planter bax. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the fa~ade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: Not applicable. Building 4 contains the longest fa~ade at approximately 118-feet. 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 HEX_ Report_ SunsetEdge City of Renton Department of C SU/I/SET'S EDGE TOW/I/HOMES 1unity & Economic Development Headng Examiner Recommendation WA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 33 of 39 architectural features such as a fa~ade 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 fa~ade's ground floor. Compliant if Staff Comment: The applicant has provided ornamental lighting fixtures for each unit condition of approval is and landscape features such as planters and living walls to promote vertical plants and met vines. See FOF 28, Design District Review: Pedestrian Amenities for conditions of approval regarding additional planters and FOF 24, PUD Decision Criteria Analysis: Building and Site Design for conditions of approval regarding lighting plan submittal. Standard: On any fa~ade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor fa~ade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Compliant Stoff Comment: The ground floor for each unit along Sunset Blvd NE is mainly utilized far with private garages. The front entry for these units is elevated via stoops up to 10-feet above guidelines ground. Ground level articulation includes some glazing, planters, and material variation that provide visual interest and front entry prominence. The front doors are glazed on all units and windows on the first ond second floor on Unit A and the second floor on Unit B would exceed the 50 percent minimum. Standard: Upper portions of building fa~ades shall have clear windows with visibility into ,r 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. Stoff Comment: Upper portions contain clear windows. Standard: Display windows shall be designed for frequent change of merchandise, N/A rather than permanent displays. Staff Comments: Not applicable. Standard: Where windows or storefronts occur, they must principally contain clear ,r glazing. Staff Comment: Windows contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are ,/ prohibited. Stoff Comment: No tinted, dark or reflective glazing is proposed. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building fa~ades and retaining walls) is considered a blank wall if: Compliant if (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, condition of has a horizontal length greater than 15 feet, and does not include a window, door, approval is building modulation or other architectural detailing; or met (e) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. HE)(_Report_SunsetEdge City of Renton Department of Commu ··v & Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUO Report of April 11, 2017 Page 34 of 39 Staff Comment: See FOF 28, Design District Review: Building Character and Massing/or recommended condition of approval related to the treatment of blank wolfs. 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; Compliant if (b) Trellis or other vine supports with evergreen climbing vines; condition of approval is (c) Architectural detailing such as reveals, contrasting materials, or other special met 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. Staff Comment: See comment above. c. 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 fa~ades. This shall occur on all fa~ades 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. Staff Comment: The elevation plans detail consistent use and scheme of high quality Hardie panel, aluminum panel, stained cedar, and blackened steel. Standard: All buildings shall use material variations such as colors, brick or metal ~ banding, patterns or textural changes. Staff Comment: See comment above. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished Compliant if metal, stone, steel, glass and cast-in-place concrete. condition of Staff Comment: In order to ensure that quality materials are used staff recommends the approval is met applicant submit a materials board with the building permit application for review and approval by the Current Planning Project Manager prior to building permit approval. See discussion in FOF 28: Design District 'B' Review. Standard: If concrete is used, wolfs shall be enhanced by techniques such as texturing, Compliant if reveals, and/or coloring with a concrete coating or admixture. condition of Staff Comment: The applicant proposed concrete planters along the Sunset Blvd NE approval is fa~ade of Buildings 1 and 2. The planters appear to be cast in place concrete however met no enhancement is identified. Therefore staff recommends as a condition of approval the applicant submit revised elevation plans with the building permit application that HEX_ Report_ SunsetEdge City of Renton Department of C SUNSET'S EDGE TDWNHOMES unity & Economic Development Hearing Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 35 of 39 provide detail af proposed enhancement techniques for the cast-in-place planters an Buildings 1 and 2. The revised plans shall be reviewed and approved by the Current Planning Project Manager priar ta building permit approval. Standard: If concrete black walls are used, they shall be enhanced with integral calar, N/A textured blacks and calared mortar, decorative band pattern and/ar shall incarparate ather masonry materials. Stat[_ Comment: Nat applicable. 29. Critical Areas: Project sites which contain critical areas are required ta comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, provided all conditions of approval are met. Compliant if condition of approval is met HEX_Report_SunsetEdge Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A SO-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Stat[_ Comment: The subject property has been identified as an Erosion Hazard and Landslide Area by City af Renton G/S, based an the much of the site slopes exceeding 15%. A protected slope exists along the western margin af the site. According ta the geatechnica/ report and the results of the sail explaratary test pits, past fill activity spans much af the site, typically extending ta 4 M feet below existing grade. A protected s/ape is defined as a hillside, or partian thereof, with an average slope, as identified in the City of Renton Steep Slape Atlas ar in a methad approved by the City, af forty percent (40%) ar greater grade and having a minimum vertical rise af fifteen feet (15'). The engineer identified a S,485 square foot area af the subject property as protected slapes. The applicant is prapasing ta encroach into approximately 2,02S square feet of the protected s/ape necessitating an alteration ta the critical areas created as a result of the private gravel U-shaped road installation created aver the past several decades. The applicant is proposing ta remove the existing fill comprised of silty sand, lags, woody debris and general refuse up ta 4 M feet be/aw grade from the tap of the protected slope and re-graded ta less than 15 feet in vertical rise so that relief of the protected slope would be less than 15 feet high (Exhibit 13). Therefore, staff is recommending a mitigation measure that wauld require the applicant ta formally apply far a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations in order ta encroach into the protected critical slope ar apply far a modification ta alter the geologically hazardous critical area in accordance with RMC 4-3-0501, prior ta civil construction permit approval. The Geatechnica/ Report, recommends that no permanent slopes be steeper than 2H:1 V and all permanent cut slopes and fill slopes should be adequately inclined to reduce fang-term raveling, sloughing, and erasion. The use of flatter slopes (such as 2MH:1 V) would further reduce long-term erosion and facilitate revegetatian. The 2015 geatechnical report included specific recommendations far: site preparation, spread footings, slab-on-grade floors, asphalt pavement, and structural fill. The Environmental Review Committee (ERC) issued a DNS-M that included a mitigation measure that the applicant must comply with the recommendations found in the City of Renton Deportment of Commu · ·· & Economic Development SUNSET'S EDGE TOWNHOMES ·ng Examiner Recommendation LUA16-000864, ECF, PP, PUD Report of April 11, 2017 Page 36 of 39 Geotechnica/ Engineering Report completed by E3RA, Inc. {dated April 16, 2015) or updated report submitted at a later date. The ERC alsa included a mitigation measure requiring the applicant to apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-0501, prior to civil construction permit approval. Staff has added these mitigation measures to the recommended canditians af approval. Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-0SOG.2: Type F streams require a 115-foot buffer, Type Np streams N/A require a 75-foot buffer, and Type Ns streams require a SO-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas. Staff. Comment: No streams are located on site or within 200 feet of the subject site. Wellhead Protection Areas: N/A Staff. Comment: The site is located outside of the Wellhead Protection Areas. Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-0SOG.2: Wetland Category Buffer Width Structure Setback beyond buffer High Moderate Low All Other Habitat Habitat Habitat Scores Function Function Function (8-9 (5-7 (3-4 points) points) points) N/A Category I -Bogs & Natural 200 ft. Heritage 15 ft. Wetlands Category I -All 200 ft. 150 ft. 115 ft. 115 ft. Others Category II 175 ft. 150 ft. 100 ft. n/a Category Ill 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff. Comment: No wetlands are located onsite or within 200 feet af the subject site. HEX_Report_SunsetEdge City of Renton Deportment of C SUNSET'S EDGE TOWNHOMES Report of April 11, 2017 1,. CONCLUSIONS: unity & Economic Development Hearing Examiner Recommendation WA16-000864, ECF, PP, PUD Page 37 of 39 1. The subject site is located in the Residential High Density (RHO) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 5 and FOF 21. 2. The subject site is located in the Residential Multi-Family (RMF) 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 6 and FOF 22. 3. The proposed Planned Urban Development (PUD) and Preliminary Plat comply with the PUD applicability standards provided the applicant complies with City Code and conditions of approval, see FOF 23. 4. The proposed PUD and Preliminary Plat comply with the PUD decision criteria provided the applicant complies with City Code and conditions of approval, see FOF 24. 5. There are adequate infrastructure, public services and facilities to accommodate the proposed plat, see FOF 25. 6. The proposed PUD and Preliminary Plat comply with PUD development standards provided the applicant complies with City Code and conditions of approval, see FOF 26. 7. The proposed Preliminary Plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions of approval are met, see FOF 27. 8. The proposed PUD and Preliminary Plat comply with Urban Design District 'B' overlay regulations provided the applicant complies with City Code and conditions of approval, see FOF 28. 9. The proposed PUD and Preliminary Plat comply with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 29. 10. The proposed plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 24. 11. There are safe walking routes to the school bus stop, see FOF 25. 12. Key features, which are integral to this project, include the use of a woonerf style private alley to serve the subdivision. The woonerf is intended to be a shared pedestrian and vehicle space that is differentiated from a typical alley or street with aesthetic enhancements such as paving variations, planters, decorative lighting, and sign age. Additionally, the common open space area on the northwest portion of the property provides active and passive recreation opportunities for future residents and shall be completed prior to any occupancy permit for the development. I J. RECOMMENDATION: Staff recommends approval of the Sunset's Edge Townhomes Planned Urban Development and Preliminary Plat, File No. LUA16-000864, as depicted in Exhibit 19, subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated February 27, 2017. 2. The applicant shall submit revised elevation plans with the building permit application that verifies compliance with the 32-foot maximum wall plate height for each building. The revised elevation plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 3. The applicant shall submit a detailed landscape plan that provides the species, quantity, planting notes, and plant spacing that meets the intent of the required visual barriers identified in the landscape code. HEX_Report_SunsetEdge City of Renton Department of Commu ·· & Economic Development SUNSET'S EDGE TOWNHOMES Report of April 11, 2017 H ·ng Examiner Recommendation LUAl6-000864, ECF, PP, PUD Page 38 of 39 The plan shall be reviewed and approved by the Current Planning Project Manager prior to building and/or construction permit approval. 4. The applicant shall submit revised plans with the building permit application that identifies the location of bicycle parking meeting the standards of RMC 4-4-080F.11. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 5. The applicant shall submit a revised floor plan with the building permit application that identifies adequate space within the garage for refuse and recycling bins that meet the requirements of the City's contracted garbage and recycling hauler. The floor plan shall be reviewed and approved by the Current Planning Project Manager prior to building and permit approval. 6. The applicant shall submit revised grading plan that identifies the top of wall and bottom of wall elevations verifying walls comply with the 6-foot height limitation. Additionally, the plans shall contain a cut-sheet of wall materials that are to be composed of brick, rock, textured or patterned concrete, or other material approved by the Current Planning Project Manager. The revised grading plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall submit cut sheets with the landscape plan for the proposed play structure (or other active recreation structure approved by the Current Planning Project Manager), picnic table, and bench. These amenities shall be durable and appropriate for northwest climate. The cut sheets shall be submitted with the construction permit application to be reviewed and approved be the Current Planning Project Manager. 8. The programmed recreation areas (lawn, play area, seating, and pathways) shall be constructed prior to Certificate of Occupancy of the first building. 9. The applicant shall submit a sample of the paver material to be used within the private alley with the construction permit application. The paver material shall have a contrasting color compared with the asphalt surface and be comprised of brick or stone (or similar material as approved by the Current Planning Project Manager), and shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 10. The applicant shall submit cut sheets with the construction permit application for the planter boxes in the private alley. Additional planter boxes may be required depending on space constraints with alley. The cut sheets shall be a component of the detailed landscape plan submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager. 11. The applicant shall submit a sign package as a component of the private alley/woornerfthat compliments the overall development with addresses, building numbers, and wayfinding. The sign package shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 12. The applicant shall submit a materials board with the building permit application for review and approval by the Current Planning Project Manager prior to building permit approval. 13. The applicant shall submit a lighting plan that includes a photometric calculation of average footcandles that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement. Cut sheets of decorative sconces and other pedestrian level lighting shall be provided with the plan that compliments to woonerf, common open space, and new residences. The lighting plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 14. The applicant shall establish a Homeowners Association (HOA) for the development that would be responsible for all common improvements within Tract A. All common facilities, not dedicated to the City, HEX_Report_SunsetEdge City of Renton Department af Ca· ,unity & Economic Development SUNSET'S EDGE TOWNHOMES Report of April 11, 2017 Hearing Examiner Recommendation WA16-000864, ECF, PP, PUD Page 39 of 39 shall be permanently maintained by the PUD HOA. The Covenants, Conditions, and Restrictions (CC&Rs) shall provide that if the HOA fails to properly maintain the common facilities and integral elements of the City may do so at the expense of the association. The CC&Rs shall also provide that the provisions pertaining to the obligation to maintain common areas shall not be amended without approval of the City of Renton. The applicant shall provide draft CC&Rs and HOA incorporation documents for review and approval by the Current Planning Project Manager prior to issuance of any occupancy permit. 15. The applicant shall submit revised elevations with the building permit application that clearly identifies compliance with the minimum 4-1/2' wide dimension of the required weather protection. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 16. The applicant shall submit a revised landscape plan with the construction permit application that provides additional planters where adequate space is available along Buildings 3 and 4. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 17. The applicant shall submit revised floor plans and site plans the provide specific calculations and dimensions of the requirement private usable abutting open space that is compliant with the 100 square foot minimum area per lot. The revised plans shall be submitted with the building permit application to be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 18. The applicant shall submit revised elevation plans for the unattached elevations for Units A and B that provide additional articulation and/or modulation that comply with the 20-foot maximum interval requirement. The revised elevation plans shall be submitted with the building permit application to be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 19. The applicant shall submit revised elevation plans with the building permit application that provide detail of proposed enhancement techniques for the cast-in-place planters on Buildings 1 and 2. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. HEX_Repart_SunsetEdge • CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Project Number: Sunset's Edge Townhomes LUA16-000864, ECF, PP, PPUD Date of Meeting April 111 2017 Exhibits: Exhibit 1 ERC Report Staff Contact Clark H. Close Senior Planner Exhibit 2 Neighborhood Detail Map Exhibit 3 Existing Site Survey (SVl) Project Contact/Applicant Jacob Young Citizen Design Collaborative, 46 Etruria Street, Suite 201, Seattle, WA 98109 Exhibit 4 Preliminary Planned Unit Development Map (PUDl) Exhibit 5 Architectural Site Plan (Al.1) Exhibit 6 Floor Plans {A2.1-2.4) Exhibit 7 Building Elevations (A3.1-A3.4) Exhibit 8 Landscape Plans (L-01 and L-02) Exhibit 9 Tree Retention and Clearing Plan (SVl) Project Location 701-707 Sunset Blvd NE, Renton, WA 98056 Exhibit 10 Geotechnical Engineering Report for 701 Sunset Blvd NE prepared by E3RA, Inc. (dated April 16, 2015) Exhibit 11 Preliminary Technical Information Report for Renton 701 Town homes prepared by Duncanson Company, Inc. (dated October 26, 2016; revised date January 27, 2017) Exhibit 12 Arborist Report prepared by Arborists NW, LLC (dated October 30, 2016) Exhibit 13 Generalized Utilities and Drainage Plan {Cl) Exhibit 14 Profiles and Site Section {C2) Exhibit 15 Construction Mitigation Description Exhibit 16 Advisory Notes to Applicant Exhibit 17 Staff Report to the Hearing Examiner Exhibit 18 Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Exhibit 19 Updated -Architectural Site Plan (Al.1) Exhibit 20 Landscape Colored Display Map Exhibit 21 Updated -Generalized Utilities and Drainage Plan, Profiles and Site Section (C1-C2) Exhibit 22 Exterior Renderings (Al.11 and Al.12) Exhibit 23 Construction Phasing Plan Exhibit 24 Transportation Concurrency Memorandum: Bannwarth ------~Renton® DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------ItentOll E> ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Nome: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDA TIDN: February 27, 2017 Sunset's Edge Town homes LUA16-000864, ECF, PP, PPUD Clark H. Close, Senior Planner Tottenham, LLC, 50 116th Ave SE, Ste 111, Bellevue, WA 98004 Jacob Young, Citizen Design Collaborative, 46 Etruria Street, Suite 201, Seattle, WA 98109 701-707 Sunset Blvd NE, Renton, WA 98056 The applicant is requesting a Preliminary Planned Urban Development, Preliminary Plat and Environmental (SEPA) Review for the construction of a 15 townhomes. The vacant 0.9 acre site is located in the Residential Multi-Family (RMF) zoning classification and the Residential High Density (RHO) land use designation. The subject site is consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The development would be comprised of 15 lots and 1 tract resulting in a net density of 17.5 du/ac. The proposed lots would range in size from 737 sf to 909 sf with an average lot size of 816 sf. Access to the site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slopes. High erosion and high landslide hazards are also mapped in the area. The applicant has proposed to retain five (S) of the 16 significant trees on site. 39,187 SF (0.90 acres) Proposed New Bldg. Areas (footprint): 11,916 SF Proposed New Bldg. Area (Gross): 34,795 SF Staff Recommends that the Environmental Review Committee Issue a Determination of Nonsignificance -Mitigated (DNS-M). Project Location Mop City af Renton Department of Community & Economic: Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 PART ONE: PROJECT DESCRIPTION/ BACKGROUND EfJvironmentol Review Committee Report LUA16-000864, ECF, PP, PPUD Page 2 of 8 The applicant is requesting Preliminary Planned Urban Development, Preliminary Plat and Environmental (SEPA) Review for the construction of 15 townhomes with attached garages located at 701-707 Sunset Blvd NE (King County Assessor's Parcel Nos. 3119900005, 3119900010, and 3119900011, "Subject Property"). The subject property is located at the NW intersection of Sunset Blvd NE and NE 7th St within the NE X of Sections 8, Township 23 North, Range 05 East, W.M. King County, Washington (Exhibits 2 and 3). The western boundary of the site is roughly 200 feet east of 1-405. The 39,187 square foot property proposed for development of Sunset's Edge Town homes abuts the west side of Sunset Blvd NE and is just north of NE 7th St. Surrounding the 39,187 square foot property proposed for development of Sunset's Edge Townhomes is single family home and Crystal Heights Town homes Condominium consisting of 18 units to the north, Puget Sound Energy property to the west and south, and two single family homes across Sunset Blvd NE to the east. The property has a Comprehensive Plan land use designation of Residential High Density (RHO), is zoned Residential Multi-Family {RMF) and is located in the Urban Design District B overlay district. The applicant is proposing attached residential dwellings, which are an allowed use in the RMF zone. The land surrounding the site is zoned RMF to the north, R·l to the west and R-8 to the south and east. The RMF zone has an allowed density up to 20 dwelling units per net acre. The proposal consists of 15 units to be constructed as four (4) buildings; consisting of four (4) different building types in duplex and 5-plex configurations {Exhibit 4). Proposed building "Type A" would make up 3 units, "Type B" would make up 5 units, "Type C" would make up 6 units, and "Type D" would make up 1 unit (Exhibit 5). Building 1 consists of 3 units, Buildings 2 and 4 consist of 5 units each and Building 3 consists of 2 units. Together the units would have a finished gross floor area of 34,795 square feet {living area + garage area + deck area; Exhibit 4). The average living area per unit is approximately 1,756 square feet with an average attached garage size of approximately 467 square feet. The smallest overall unit would have a total finished living area of 1,745 square feet with a 214 square feet attached garage and a 44 square feet deck area (2,003 square feet). The largest overall unit would have a total finished living area of 1,678 square feet with a 728 square feet attached garage and a 136 square feet deck area (2,542 square feet). Each unit would have attached parking garages on the first level providing stalls for two vehicles with either side-by-side or tandem parking (Exhibit 6). If all 15 units are provided by the development, the net density would be 17.5 dwelling units per net acre, which is within the allowable density range for the RMF zone. These buildings would be approximately 37'-2 JI,'' at the highest point of the shed roof and three stories (Exhibit 7). The proposed development plans to take advantage of territorial views to the West while maintaining inviting and pedestrian-oriented fa,ades along Sunset Blvd NE. All buildings facing Sunset Blvd NE are configured to have large glass entry doors on raised stoops. The site was previously improved with a small 480 square feet office building with paved and gravel access drive. Fill was also placed on the property to create a terraced area more or less even with Sunset Blvd NE. The office building was removed in 2010; however, the pavement and gravel areas remain in an unmaintained condition. The remainder of the site is covered by trees, blackberry bushes, and grass. Table 1. Neighborhood Characteristics: Location Parcel Number(s) Address(es)/Name(s) land Use(s) Zoning Site 3119900005, 701-707 Sunset Blvd NE Residential High Density Residential Multi- 3119900010,and Family 3119900011 North 3119900020 and 717 Sunset Blvd NE and Residential High Density Residential Multi- 1864950000 821 Sunset Blvd NE Family ERC Report City of Renton Department of Community & Econa ,evelapment En nental Rev;ew Committee Report SUNSET'S EDGE TOWNHOMES WA16-000864, ECF, PP, PPUD Report of February 27, 2017 Page 3 of 8 APT# South 6056500400 N/A Residential Medium Residential· 8 Density West 6056500100 N/A Residential Low Density Residential-1 East 7227500005 and 700 Sunset Blvd NE and Residential Medium Residential· 8 3119900185 714 Sunset Blvd NE Density The proposed project is anticipated to include approximately 204 linear feet of street frontage improvements along Sunset Blvd NE. Frontage requirements include 22-foot wide half-street paved width from the centerline of the right-of-way (including five-foot wide bike lane, eleven-foot wide thru travel lane, and six-foot wide half width for the center turn/ left turn lane), one-half foot wide curb, eight-foot wide landscaped planter strip, eight-foot wide concrete sidewalk, and one-foot wide clear width back of the sidewalk. The right-of-way (ROW) width should extend to include the one-foot wide clear width back of the sidewalk. The ROW width dedication required is approximately 9.5 feet (subject to final survey). Additional improvements to the site include subgrade utility installation, driveways, a woonerf, landscaping, pedestrian pathways, retaining walls, and common open space. The project would access Sunset Blvd NE via a new private driveway extending west into the site, approximately 83 feet, before configuring into a T-shaped hammerhead turnaround. Vehicular access to the proposed buildings would come from a central private road. As proposed, there are 30 parking spaces provided within the garages and 1 outside surface parking stall near the common play area. The total impervious surface area would be approximately 21,161 square feet or 56.8 percent of the net lot area (21,161 SF/ 37,244 SF= 56.8%). Pervious areas of the project site would either be landscaped or installed with pervious pavers. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures C. 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated reports submitted at a later date. 2. The applicant shall apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-050J, prior to civil construction permit approval. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 ERC Report Neighborhood Detail Map Existing Site Survey (SVl) Preliminary Planned Unit Development Map (PUDl) Architectural Site Plan (Al.1) £RC Report City of Renton Department of Community & Economic Development SUNSET'S EDGE TOWNHOMES Environmental Review Committee Report LUA16-000864, ECF, PP, PPUD Report of February 27, 2017 Page 4 of 8 Exhibit 6 Floor Plans (A2.l-2.4) Exhibit 7 Building Elevations (A3.1-A3.4) Exhibit 8 Landscape Plans (L-01 and L-02) Exhibit 9 Tree Retention and Clearing Plan (SVl) Exhibit 10 Geotechnical Engineering Report for 701 Sunset Blvd NE prepared by E3RA, Inc. (dated April 16, 2015) Exhibit 11 Preliminary Technical Information Report for Renton 701 Town homes prepared by Duncanson Company, Inc. (dated October 26, 2016; revised date January 27, 2017) Exhibit 12 Arborist Report prepared by Arborists NW, LLC (dated October 30, 2016) Exhibit 13 Generalized Utilities and Drainage Plan (Cl) Exhibit 14 Profiles and Site Section (C2) Exhibit 15 Construction Mitigation Description Exhibit 16 Advisory Notes to Applicant D. Environmental Impacts The Proposol was circulated and reviewed by various City Departments and Divisions to determine whether the applicant hos 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 hove the following probable impacts: 1. Earth Impacts: The applicant submitted Geotechnical Engineering Report for 701 Sunset Blvd NE prepared by E3RA, Inc. (dated April 16, 2015; Exhibit 10). At total of three exploratory test pits were excavated with a rubber-tracked mini-excavator. The subsurface soils on the site were found to contain a surface mantle of sod, topsoil, or gravel surfacing, typically no more than 6 inches thick. Underlying this material, a fill zone spans much of the site, typically extending to 4Y, feet below existing grade. The uppermost 3 feet of the fill material is comprised of silty sand in a medium dense in-situ condition. From 3Yi to 4Yi feet below existing grade, logs, woody debris and general refuse were incorporated into the fill material. Native soils on site consist of glacial till deposited during the most recent glaciation of the area; the Vashon Stade of the Fraser Glaciation. Glacial till deposits observed in our subsurface explorations were all moderately weathered and comprised of gravelly, silty sand in a medium dense in-situ condition. The report stated that unweathered deposited would likely be encountered with depth. No groundwater seepage was observed by the geotechnical engineer at the time of subsurface explorations (January 21, 2015), which extended to a maximum depth of 7 Yi feet below existing grade. The geotechnical report did not encounter any loose sand layers or lenses that could contribute to liquefaction. The geotechnical report concludes post-construction settlement could occur due to a zone of organic-laden fill material underlying the site. As a result, the geotechnical report recommends over-excavation of the building footprints down to native soils (approximately 4 Yi feet) followed by structural fill. Also, if floor construction occurs during wet conditions, it is likely that a geotextile fabric, placed between the structural fill floor subbase and native soils, would be necessary. In addition, conventional spread footings were also found, by the geotechnical engineer, to provide adequate support for the structures if the subgrades are properly prepared. The applicant proposes to excavate approximately 900 cubic yards of fill material and native soils. Structural fill is estimated to be approximately 3,400 cubic yards. Overall the applicant is proposing to regrade approximately 75 percent of the subject property to provide for building sites, access driveways, common ERCReport City of Renton Department of Community & Economic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 Environmental Review Committee Report LUA16-000864, ECF, PP, PPUO Page 5 of 8 open space and parking areas. The applicant would be subject to designing and installing temporary erosion and sedimentation control measures (TESC} in order to capture runoff water and sediment during construction. The subject property has been identified as an Erosion Hazard and Landslide Area by City of Renton GIS, based on the much of the site slopes exceeding 15%. A protected slope exists along the western margin of the site. According to the geotechnical report and the results of the soil exploratory test pits, past fill activity spans much of the site, typically extending to 4 Y, feet below existing grade. A protected slope is defined as a hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent {40%) or greater grade and having a minimum vertical rise of fifteen feet (15'). The engineer identified a S,485 square foot area of the subject property as protected slopes. The applicant is proposing to encroach into approximately 2,025 square feet of the protected slope necessitating an alteration to the critical areas created as a result of the private gravel U-shaped road installation created over the past several decades. The applicant is proposing to remove the existing fill comprised of silty sand, logs, woody debris and general refuse up to 4 Y, feet below grade from the top of the protected slope and re-graded to less than 15 feet in vertical rise so that relief of the protected slope would be less than 15 feet high (Exhibit 13). Therefore, staff is recommending a mitigation measure that would require the applicant to formally apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-050J, prior to civil construction permit approval. The Geotechnical Report, recommends that no permanent slopes be steeper than 2H:1 V and all permanent cut slopes and fill slopes should be adequately inclined to reduce long-term raveling, sloughing, and erosion. The use of flatter slopes (such as 2Y,H:1V) would further reduce long-term erosion and facilitate revegetation. The 2015 geotechnlcal report included specific recommendations for: site preparation, spread footings, slab- on-grade floors, asphalt pavement, and structural fill. As such, staff recommends a mitigation measure that the _applicant shall comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report submitted at a later date. Mitigation Measures: a. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report submitted at a later date. b. The applicant shall apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-050J, prior to civil construction permit approval. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles. Dust control would be mitigated through the use of temporary erosion control measures or other measures to remediate impacts as needed (Exhibit 15). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. ERC Report City of Renton Department of Community & Economic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Water runoff (including stormwater) Environmental Review Committee Report LUAl6-000864, ECF, PP, PPUD Page 6 ofB Impacts: Duncanson Company, Inc. submitted a Preliminary Technical Information Report for Sunset's Edge Townhomes (dated October 26, 2016; revised date January 27, 2017; Exhibit 11) with the application. The report analyzes off-site drainage and project surface water collection and distribution. According to the report, project site basin area is 37,244 square feet or 0.86 acres. Water runoff exits the property and flows northwest through Puget Sound Energy (PSE) property, down a well vegetated slope of less than 15 percent, for at least 50 feet. Runoff continues west for another 200 feet before entering the stormwater conveyance system in 1-405. According to the drainage report, the site was previously graded and filled. The project is part of a redevelopment of the site that removes and replaces some pavement and gravel areas with the construction of 15 townhouse units. A new internal road and sidewalk is proposed to provide access to the units. Runoff would be collected from the access drive, roof surfaces and some landscape areas and would be routed to a subgrade detention tank (shown on the generalized utilities and drainage plan -Cl measuring roughly 38 feet long by 35 feet wide; Exhibit 13) near the north end of the subject property via a piped storm drainage system. The proposed control flow rates would match the existing conditions for the 2-, 10-, and 100-year storm events. As described in the drainage report, full dispersal is not considered feasible due to lack of available flow paths and infiltration was also deemed infeasible due to fill and till soils and slope considerations. Flow control BM Ps are proposed to take the form of permeable pavers for the internal site walkways. The project would provide Basic Water Quality treatment in the form of a Stormfilter and provide for Peak Rate Flow Control according to the TIR. Mitigation Measures: No further mitigation recommended. Nexus:N/A 4. Vegetation Impacts: An Arborist Report was prepared by Arborists NW, LLC (dated October 30, 2016; Exhibit 12) and was submitted with the land use application. The subject property contains 16 significant trees, with the predominant species being cottonwood. Other tree species identified by the report included Big Leaf Maple, Black Locust, Pine, and Sweet Gum with a Diameter Standard Height (DBH) ranging from 8 to 55 inches. The applicant is required to retain 20 percent {20%) of the trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 16 significant trees within the project area, the applicant is proposing to retain 5 trees to meet the 20% tree retention requirement (Exhibits 8, 9 and 12). As a result, the applicant has demonstrated compliance with the Tree Retention requirements of the code. During construction, trees required to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction per RMC 4-4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot- high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches {3") of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. ERCReport City of Renton Deportment of Community & Economic Oevelopment SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 Nexus: N/A 5. Environmental Health a. Noise Environmentol Review Committee Report LUA16-000864, ECF, PP, PPUD Page 7 of 8 Impacts: Noise impacts would primarily result from the construction of the proposed road improvements and new structures. The construction noise would be regulated through the City's adopted noise level regulations per Chapter 8-7, RMC. The City's noise regulations limit haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. Permitted work hours in or near residential areas are restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock {8:00) p.m. for multi-family construction activities from Monday through Friday. Work on Saturdays is restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work is permitted on Sundays. Noise impacts anticipated are anticipated to be impacts that would be commonly associated with multi- family development. Mitigation Measures: No further mitigation recommended. Nexus:N/A 6. Aesthetics Impacts: The 3-story duplex and 5-plex multi-family buildings would be setback from the public right-of-way approximately 10 feet (Exhibit 4). The development transition between the existing development to the north and the proposed multi-family structures are buffered by the landscaped public amenity area at the NE and NW corners. The four townhomes the located near the north property edge have sloped shed roofs that open the development and reduce the massing along the property edge. The building massing is also articulated with balconies, designed to enhance building composition and provide amenity space. Composite siding with textured cement would make up the exterior building materials. The project proposes to utilize the BuiltGreen sustainable rating system to minimize the environmental impact of the development. Site infrastructure, such as storm drainage, will be underground and designed in accordance with Low Impact Development principles to allow for increased common open space on the subject property. Mitigation Measures: No further mitigation recommended. Nexus: N/A 7. Transportation Impacts: 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. Generally this includes residential plats of 20 lots or more lots. A residential project consisting of 15 townhome units is not expected to generate more that 20 new peak hour trips (as per the ITE Trip Generation Manual); therefore, a traffic study was not required for the proposed project. It is estimated that there would be between 300 and 430 commercial dump truck trips for import and export of approximately 4,300 cubic yards of graded materials and structural fill to and from the project site. All construction traffic would occur by leaving the site (turning right) and following Sunset Blvd NE to the south. All traffic would then proceed to either turn left onto Maple Valley Highway or 1-405. Access to the site would be provided through a private road located near the center of the site. The central access point minimizes curb cuts onto Sunset Blvd NE, classified as a Minor Arterial Road. The access would terminate in a hammerhead turnaround at the center of the development (Exhibit 5). This would allow for centralization of vehicular access while also allowing sufficient developable area for the project. The ERCReport City of Renton Department of Community & Economic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 • Environmental Review Committee Report LUA16-000864, ECF, PP, PPUD Page 8 of 8 neighboring properties have all been developed so it is not anticipated that further development would occur at this intersection. The private internal entrance access driveway would be sloped at a 2 percent grade where it intersects with Sunset Blvd NE, and then it would increase to a 15 percent slope through the middle section before terminating at a 2 percent slope at the centerline of the internal lane. The internal lane has slopes between 6 and 10 percent. Access roads with slopes in excess of 15 percent must be approved by the Renton Fire Authority. The project would be required to complete half-street frontage improvements to Sunset Blvd NE. Street improvements would include, but are not limited to, paving, sidewalks, curb and gutter, landscaping, bicycle lanes, and street lighting along Sunset Blvd NE {Exhibit 13). The internal access road would be constructed as a woonerf (a shared pedestrian and vehicular area). The typical width of the woonerf is 25 feet of asphalt followed by a 4 to 5 foot pedestrian walkway constructed with permeable pavers. The permeable pave rs are located in the plaza area between Buildings 3 and 4, on both sides of the woonerf within the north/south portion of the T-shaped hammerhead abutting the lots, in the off-street surface parking stall, along the south side of the entrance road, and in the pedestrian walkways connecting the public sidewalk along Sunset Blvd NE to the front doors of Buildings 1 and 2. The flush curbs between the two different materials would allow shared pedestrian and vehicular movements throughout the development. On-street parking would not be allowed on the portion of Sunset Blvd NE fronting the site or within the proposed private access road. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 8. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant" {Exhibit 16). ,/ Copies of all Review Comments are contained in the Official FIie 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 March 17, 2017. 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. ERCReport ~I ---l in ~I m, ' r, ' ~I ~ LJ ::E r z m ~n r rn Gl rn m I I z 0 I I c:, iLJ 0 m r ~ = II ,' / J 1 ' -----------o'i. -------I , I ------·,;-?JS~ ------------, _!_, ---------------ei:i: =----------------I----------------~(--------------------1 lo, --, ----------:i! : -------, /-7----------: J ~L-----_.------1 / ------.,, .. ,, _.,,,..,,... , ------ / --------------,; ... --.. .,,,..,,... ,,,..;::------, Y ~\ .,,--- MAP SUNSETS EDGE TOWNHOMES NEIGHBORHOOD DTL MAP 70W07 SUNSET BOULEVARD NE RENTON, WA, 98056 OWNER; TOTIENHAM, LLC ISSUED FOR! PUD SUBMITTAL DRAWN.BY: CAP DATE: 10.20.2016 REVIEWED BY; IDG [g CITllUDUIGM . ·~-·~- ffl ·~-,.,_ Ii 01,@ I ----"---t/~11 '1r-I /-l ___ / /---- 1 i .;i.--- \ SUNSf:T z z -lit.VO.NE ~ \ 'i 't 'i !{ /10 -_..._ - :5 I !/ j ! 1 ,1 ;r m I.'/ / :::; --'-------'------~ """ I ri==l ;~ -----------...... ... a ~ ~ ~ ~ ~ TOTENHAM -,A ··•l•ij ~ S ~ ~ ! , ,,_ __ R_E_NT_O_N _ __, ... ~ i:j; a: j EXlSl1NG Sl'TE SURVEY ~ ~ l ::Si SEC8,TWf'23N,~5E,WM --------· ........ --·-.. ·-·-··-----------REVISIONS TOTENHAM, LLC BELLE'IUE. WA 98104 50 1161H AVEN.E SE, STE 1t1 r~1m1 '\~. a i .. ,'!:~'ii •e ,Up11 ... • .if·m JI! " •• . ! I ; ' I lio .. -. 10 1!!:! 1:: ·i "-. . ":.. '1 ·-,u ·cl .. --' ... I ' RENTON 701 REVISIONS TOTIENHAM 1111 ~~ • TOWNHOMES ll----------11!1fr E .... i5 5011fi1H AVE SE i11f I" m ~ -PfE...UWn' 8EU..EV1.E, WA DB155 11 g ~~i FU> LJ=J,,:i,==L-....l,-~L=::.:.::::.;;;;__::;--1u..._.;.__~ i;ij ;J( Cl L_ _ _;_::_ _ ___,L,!. 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" :;! ,, m :,; m f;; ~ 0 z ~ :1,111· --'.· l' .,, SUNSET'S EDGE I TOWNHOMES · I ! .._lOl llMEl' IVII HE. J1£1fTON. W• 1'0$1 11 ill" ~ i JI l' ,I ii I !1111 I I ' li I ~ 'i ~ I ll j ii I II i lrEil I ll NOT FOR COI\STRUCTIOI, .. :.... -... . II i ! I! I -CO!jfTlllJCnOOI SUNSET'SEDGEITOWNHOMES ,.. Jll 11.NStT ll'O lfE. lltNtvll. "" '"" JI ! -.. .":".·,_ ··.: __ : I 11: I ll i ;·,;;. I ' I 11 I <i I! 11 I II !I I I I I I U I I i m r ~ 0 z u, I I ' I I I 1 I, I I I 1: 11 I I I i I I I I I I I h II I I I I I I I I I I I! JI !I I I I I i I I I I l r1 ' . L_J I ! ' r ., ~ . . -. • . · 1 ... . ·'·. ... I ; I I ' I I I I ' I I ' I ' ; I I I I I I ' I I I I I I I I I i i I I I I I I I ! I I i ' ' I I I I I I I ' I I ' ' i I ' I I I I I I 1rl=--J ' I I I I L I I I I : I I I I NOT FOR CONSTRUCTION "C".-,"":".".C,.-_.;:,,=.•:;;,,;_:.; .. ·;;;.-.· ~-_:_-."!~.:~---· ---SUNSET'S EDGE I TOWNHOMES 1tM11 IIIHltT "" re. lm!1llOi. "" ,nu JI / I I ' I I ' 11 I .. r ... I f ' I I I! ll II I I I 'Ln I - I I I ! I i ' I I I I I I I. I I I I ! I ' I I , 11 I I I 11 I I I I I I I I I ! I I I : I - I ~ ! . I I I I I 1--'1 I ' ' I JI I I I ' ll I - ' i I ' I i ' ' ' I I I i ~ ' • I I I I I I I L I I I I I I I I _:.,• _:::.. .-;;,-.._·--: -----. --~------·· ---- !- Is r ijQ !Z 'Gl :i " m cj m r m ~ 0 z fJ) ~ i ' JI J !I I 'U II i i J hi I' II I I ~ r- I I L- JI ' ! ' I I ' I I i I I I I I I I I I I I i i ' I I i I ') i , , I: I I NOT FOR CONSTRUCTION ' .. --. ' ~:~--.. .. ,· ... ii i I II I II i ! i I I I ' I I I I I I I I I I I I I I I I I I I ll I I I I ~ ! JI j ll I II I I I I I I I I I I I ,•· .. _ .. ··.··· --~ ! . is r ilQ !Z '" :i " m cj m r ~ 0 z ~ ii I I l! I "'i -, ,U I ' I I' ., I-' SUNSErSEDGEJTOWNHOMES ,.-111 &OIRT 1W NE. lltNTIII!. ""' - ~ . ll I -1 !I ! I I !I I ' I ' 1 i-· I I I I r I- I k I I r- I I ~ ! ---r II I. 1[ I I j ll I JI I i ' ' 11 I .J I ' I I ' I ' II I r I Ji i I ,!, ! I I I I I I ; i fEil I I I I I I I i I ·\ / --, ' 0 \ I ' I I I * i 8 ~ 1i I , """"';'., --;~.: L....;;;Rl!N<:;;.;.;;:ON;;.;_ ______ w..;"'5 .. t-1 ... IN<>;;;.;~ .. ON_, ._......_ __ _, 1--------J I I 1 J <jl\z ~ > ~~~-I "-I~ z>o~ ~~· >0 ~e~ ~,;: >Z rQ m~ > . ~ 0 ;, •> o' I ti I ~ t I I I I I I i ~ .... . CO> ~-~,·"· I ... · .. ) jpf ,~ ii h .... ~. ~, ii ~] I I I ,1 ~ f; I I --~ I / ' I I I 0 I \ I \ \ \ 'I; ' < . ' ·• '',!--- •:, __ - TOTENHAM,LLC D l i 1 • ' ' ' Geotechnical Engineering Report 701 Sunset Blvd NE Renton, Washington P/Ns 311990001, 3119900010, 3119900005 Entire Document Available Upon Request Submitted to: Totenham, LLC Attn: Joe Notarangelo 50 116th Ave SE, Suite 111 Bellevue, Washington 98004 Submitted by: E3RA, Inc. PO Box44840 Tacoma, Washington 98448 (253) 537-9400 April 16, 2015 Project No. T15034 EXHIBIT 10 Preliminary Technical Information Report Renton 701 Townhomes Renton 701 Townhomct a Planned Unit Development Prepared: October 26, 20 l 6 Revised January 27, 2017 DCI Project: 15375 Duncanson Company, Inc. 145 SW tss•• Street, Suite 102 Seattle, Washington 98166 (206) 2444141 EXHIBIT 11 Entire Document Available Upon Request DCI 1S375 Rachael Whaley Urban Edge Development Assistant to Joe Notarangelo, Developer Ph; 425.898.2300 Rachael@urban·edge·homes.com Arborists!"J\iV, LLC .. · ,·b~)(!SlS!l\'.'.(U':'"'il \\' \\' \1 . ,\. ' 1710 SW 318PL 44lJ Federal Way WA. 93023 (206) 779-2579 I have personally surveyed yolJr 701 Sunset BLVD NE, Renton site to fulfill the requirements of the City of Renton's tree retention worksheet and plan as you requested. Each tree on site now sports numbered metal tags (20). 12 trees are slated for removal. 3 trees with DBH's below the required 8" arc included on this list as we looked at every tree. These trees are not used in the computations for the "Tree Retention Worksheet' The International Society of Arboriculture Level 1 inspection method was used. All trees to be removed, to allow for the proposed development with numerous trees to be replanted. The trees that will remain are relatively young trees and should withstand the exposure clearing will create. The health of the trees is similar, again they are young trees to 40' in height with full if asymmetric crowns. No deadwood was found. These trees are a vigorous species will remain viable for many years. However, as the retained trees are all cottonwoods in the years to come they will pose increasingly elevated risk levels. The reasoning for this is, the species vigorous growth to 160' in height and relatively brittle wood. In advanced years, they are subject to summer limb drop endangering the parking and living spaces. Drlplines were determined by visual observation of the existing tree limbs. It will be important to not disturb the root systems of the retained trees_ This will start with stump grinding rather than pulling out of stumps for removals located in overlying driplines. After that fencing, shall be installed at the outer limits of the dripline with signs stating that there is to be no excavation, parking, storing of materials or walking inside the prote~tive fencing. There will be little to no adverse effects on trees of the abutting properties as they are already well spaced and away from site boundaries and trees. This isolation will le.Jve the abutting tree roots untouched. The new building when complete will replace the wind screening lost from tree removals. Find listed the species, DBH measurements. Driplines and proposed retentions noted. 1. 55" DBH {diameter at breast height) 6 stem stump sprouted Big leaf Maple (SLM}. 2. 16· DBH Sweet Gum. 3. 49• DBH 10 stem stump sprouted BLM. DL20' (Tree to be retained) 4. 18" D81i Cottonwood S. 6"' DBH Cottonwood 6. 20'" DBH Cottonwood, DL 15' {Tree to be retained) 7. 4" DBH Cottonwood 8. 7" OBH Cottonwood 9. 19a OBH Cottonwood 2 stem 10. 14" DBH Cottonwood, DL 15' (Tree to be retained) 11. 10" DBH cottonwood, DL 12; {Tree to be retained) EXHIBIT 12 12. 6 .. DBH Cottonwood 13. 8" DBH Cottonwood 14. 9" DBH Cottonwood 15. 36" DBH 6 stem Cottonwood 16. 28" DBH 2 stem Cottonwood, DL 15' (Tree to be retained) 17. 36" DBH 12 stem Black Locust 18. 46" DBH 3 stem Black Locust 19. 32" DBH 9 stem stump sprouted Big leaf Maple 20. 29" DBH Pine. Respectfully Submitted Neal Baker ArboristsNW .com ISA Cert PN1075A !SA Tree Risk Assessment Qualified PNW ISA CTRA #867 Member AREA & SOCA I I l I i I i I " M ; i/ ~ • ~ .~ E: I i/ a ,-LIL,--__ _J_ 1 ' I -------I ----1 RENTON 701 REVISIONS " oc. .,, TOWNHOMES I llTUTES AOO OAAW.OE ,,,, .. , ,l'IJO<;ITYCCWll(~lT, ; -~---------- TOTTENHAM 50 fflffl-1 AVE SE -~WA9e155 ,_ ·, ~i .,'.; b f ---- ---- ---- -;o il1lr1!• isd r ui • •1 ~ ' ' . ; ' ' ' i ' \ :\',i'c~u.},l'~''i~ t. '\ \ <v1,..';:;~; • if''--"---'--~--'-'--...... --_,,.__._,_J n I I ;•:l!i" it ~ fi 1: g ~ i,------------_:___:______:__, i i ; f i ! i ; ' REVISIONS ~ i CJ -- 1 . '"' --·"--11-T-~-:-~-:-~-M-llmif 1'~ •.. ··--. ,u "" ~"TS -BE3...LEVlE. WA D8l55 1, ~ Valor Builds Collaborative, LLC 46 Etruria Street, Suite 201 Seattle, WA 98109 Project: Renton 701 Apartments Date: Wednesday, October 26, 2016 Construction Migation Description To Whom it May Concern, Please find our construction migration details below. The intent of this document is to clarify some of the measures that will be taken, to ensure that this project does not adversely impact the community, throughout the construction process. Proposed construction dates: Construction is proposed to begin Spring of 2017 and will extend into spring of 2018. Hours and days of Operation: Construction will begin at 7:30am-6:00pm, Monday-Friday. Any work that occurs outside of this timeframe will be in accordance with the Renton Municipal Code (RMC). Proposed hauling/transportation routes: All construction traffic will occur by leaving the site (turning right) and following Sunset Blvd NW to the south. All traffic will then proceed to either: turn left onto Maple Valley Hwy and continue on 169 to the west, OR turn left onto Maple Valley Hwy and take the next left onto the onramp for northbound 405, OR continue straight on Sunset which merges into the onramp for southbound 405. Measures to be implemented to minimize dust, mud, noise, and hauling hours: In order to minimize dust and mud being tracked onto Sunset Blvd NW, proper TESC measures will be followed, in accordance with the submitted and approved TESC plan (apart of the Permit drawings). The TESC plan will stipulate the location and length of the construction entrance, which is designed to shake off the majority of site dirt/mud that has been affixed to the tires. If debris is tracked into the right of way, additional measures may need to be taken to remediate dust/mud; including but not limited to: hand sweeping, street sweeping, and wheel washing. All hauling will occur within the hours noted above AND in accordance with Renton Municipal Code. The site will be fenced with signage and fabric so as to minimize noise, debris, dust, etc from leaving the site and to act as a visual deterrent for passing traffic on Sunset Blvd NW. Please feel free to c II me with any additional questions or concerns. Respectfully, Kevin Wall, Project Manager Valor Builds Collaborative 206.304.9693 EXHIBIT 15 ADVISORY NOTES TO APPLICAN , LUA 16-000864 -------Renton® Application Date: November 09, 2016 Name: Sunset's Edge Townhomes Site Address: 701 Sunset Blvd NE Renton, WA 98056-2806 PLAN -Planning Review -Land Use Version 1 I December 21, 2016 Community Services Ravlew Cammants . Contact: Leslie Betiach I 425-430-6619 'I LBatiach@rentonwe.gov Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Bi~le lanes as oerlhe Adooted Trails and Bir.vcle Master Plan shall be included Prolect Sheet Paae 131. Planning Review Comments Contact: Clark Close 1425-430-7289 I cclose@rentonwe:gov·· The following infonnation will need to be submitted before March 13, 2017 so that we may continua the review of the above subject application: Adequate sight distance should be provided at the street lnhlrsectlons. The buildings will be raqull9d to be locelad outside the sight triangle lines or clear vision area. Adequate comer curb turning radluses are to be provided at the Internal street and alley Intersections to meet fire department requirements. Fire department apparatus access roadway,, are requil9d to be minimum 20 feet wide fully paved, with 25 feet Inside and 45 feet outside turning radius. Adequate turning movements for fire vahlctas would not Infringe upon pedestrian sidewalks. AJl lnhlmal roads to sarva the Planned Urban Development project shall be private alleys localed within a tract or tracts. Updahl the Civil Sheets and the An;hlhlctural Sheets to reflect the revised prellmlna,y plat layout. An Inverted crown section Is to be provided on all private alley,,. As a public benefit, staff Is recommending that the alley be constructed Into a Woonerf (living street), which views the street as a social space, or shared space, rather than just a channel for vehicular mobility. The construction details and specfficatlon should be shown In the plans. In general, an alley is constructed of a minimum 4 inches thick HMA over minimum 6 inches of aushed rock for the pavement layer thickness. However, steff la also suggesting the Incorporation of pavers Into the overall dllSlgn. A Homeownera A.saoclallon will ba requll9d to be established to ensure malnhlnance and repair of the plivahl alleys, sidewalks and open space Is paid for by the future residents. Update the Draft Legal Documents accordingly. Toe proposed access location from Sunset Blvd NE (approxlmahlly 88 -north of the south property line to the center of the drive isle) will require the access to be restricted to a right In right out only driveway with c curbing on Sunset Blvd NE (this Is because the access Is located In Iha portion of Sunset Blvd which hes tha left tum only lane marking). W the applicant wants the City to review full access for the project, then the access location will have to be proposed further north (away from the end of the left tum only lane on Sunset Blvd NE). If the applicant wishes to prnoead with the relocahld access option, a revised sketch labeling the dlstences from the nearby street lnleraectlon and from the end of the left tum only lane should be submitted for review. Wthe driveway access Is relocatad further to Iha north, full accesa to Sunset Blvd NE will require Iha construction of a two wey left tum lane in front of the s~e. Tha minimum easamant width for wehlr main Is 15 feet Instead of the 10 feet shown In the current submittal. No buildings or wells are allowed ln water easement. In order to meet Iha fire flow demand, a minimum 12 inch dlametar weter main Is requll9d throughout the site Instead of the 10 Inch dlameler water main shown. Toe 12 Inch diameter water main must extond to the south property line of thaslte. As shown In the plans~ terminates just south of Lot 10. A fire hydrant will ba requlrad near the dead end portion of the water main. A minimum of four lira hydrants are requll9d. One within 150 fest and three within 300 feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 Inch slolz fittings. Fire flows that exceed 2,500 gpm require e loopad main around/through the proposed buildings or complex of buildings which is not in place at this time and wiU require water main extensions/replacements. Minimum 4 inch cliametel" water main extension is required In front of Lots 1 4. Again, a minimum 15 foot wide easement is required around the water main. Each building (with an individual owner) shall be served by Individual domestic water meters directly In front of the Iola. Double check valve assembly (DCVA) Is requil9d at the domestic water meters since the building height exoeeds 30 feel A pressure 19duclng valve will be required downstream of each water meter because the water pressure is over 80 psi. The domestic water meters should not be located in Iha driving surface as shown in the current plans. A 5 foot by 5 foot easement Is raquirad for the lndivlduel weter melers. Water meters shall be locelad In planting strip or In a location that Is not a vahiclllar traveled surface. The proposed Sunset Blvd NE street section does not include the requil9d 0.5 width for the curb. The required ROW dedicellon will have to be revised to provide the 0.5feetwlde airb. Staff has also requested one (1) foot cl-width back of the Bldewalk to be within the ROW. Cily standards include a maximum slope of 4H:1V lo a distance of 4 feet back of the sidewalk. Provided an updated street section that shows and labels the required ROW width correctly. Also, minimum 6 inches of crushed rock layer is lo be provided befow the HMA layer In the pavement. The sewer main should not be located beneath the stormwater facility. Relocate lhe sewer In the ptans or adjust the stormwater facility. The sewer main should not be located in the sidewalk. Please show it within the pavement or paver portion of the alley. A minimum 15 feet wide easement would be required to provide for the sewer main. No buildings or walls are allowed within the sewer easement The sewer main should at a minimum extend to the property lines. All lots should be served by individual sewer stubs. The TIR mentioned that Reduced Impervious Surface Cradtt Is provided for Flow Control BMP. The TIR incom,ctiy refers to the project as a "Large Lot High Impervious Site." The proposed project is a preUminary plot PUO and proposes Individual small lots, so the stormwater flow control BMP for the individual lots needs to be provided. EXHIBIT 16 Ran: February 23, 2017 Page 1 of 8 ADVISORY NOTES TO APPlk,nNT LUA16-000864 -------Renton® PLAN -Planning Review -Land Use Version 1 I December 21, 2016 Planning Review Comments Contact: Clark Close I 425-430-72891 ccfose@rentonwa.gov Toe City Amendment of the 2009 KCSWDM Includes 6 Special Requirements. The Stonnwater TIR should mention all the 6 Special requirements. All Internal roads, alleys, surface parking for guests shall be located within a tract or tracts. Likewise, the retaining walls being constructed to support the private road and utilities should also be included in the lract{s) controlled and maintained by the Homeowners Association and not the indivldual owners of the lots. A geotechnlcal report based on the detailed requirements of RMC 4 81200.7 Table 18 ls required. Including, but not limited to, Information regarding water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, slope slability analysis, soil suitable/unsuitable for infiltration, recommendations regarding the construction In protected and regulated slopes given a major portion of the site is rocated In a high erosion hazard area and the entire site is located in the high landslide area. In any resldential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Terracing is the act of forming hillside Into a number of level flat araas (terraces) between retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. Please refer to retaining wall standards {RMC 4 4 040) for additional information. For example there shall be a minimum three foot (3') landscaped setback at the base of retaining walls abutting public rights of way. A modification request under the Planned Urban Development appllcatlon would be required to deviate from Renton Municipal Code. In approving a planned urban development, the City may modify any of the standards of chapter 4 2 RMC. RMC 4 3 100, chapter 4 4 RMC. RMC 4 6 060 and chapter 4 7 RMC, except as listed In subsection B3 of RMC 4 9 150. All modifications shall be considered simultaneously as part of the planned urban development. No buildings or walls should encroach into the existing public utllltles (water and sewer) easement located on the west side of the parcels (KC Recording Nos. 7709060790, 7709060791 and 7709060794). A strong component of the public benefit will include a great lighting plan and signage package for the internal private alley {Woonerf). Please provide. Private alleys do not have to be excluded from density. Revise end resubmit the density worksheet based on the changes to the street classificatlon and the amount of right of wav maulred along Sunset Blvd NE. Fire Review • !J~lidlng Comments . Contact: Carey Thomas I 425-430-70241 cthomas@rentanrfa.Qfll Recommendations: Comments based on no fire sprinkler systems, no fire alann systems and construction per the International Residential Code. 1. Fire impact fees are applicable at the rate of $495.10 per unll This fee is pafd at time of building pem,it Issuance. This fee increases to $718.56 on January 1st, 2017. 2. The preliminary required fire flow for thls proposed development Is 3,750 gpm. A minimum of four fire hydrants are required. One wiUiin 150 feet and three within 300 feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet currenl code, including 5 inch storz fiWngs. Fire flows lhat exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which Is not In place at this time and will require water main extensions/replacements. 3. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feel outside turning radius. Fire accesa roadways shall be constructed lo support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an approved turnaround. Hammer head turnarounds are allowed for streets less than 300 feet Iona. Maximum slooe on fire access roadwavc is 15% . . Engineering Review Comment. Contact: Rahini Nair J 425-430-7298 I mair@rentanwa.gC>v Engineering Plan Review comments for 701 Sunset Blvd PUD LUA16 000864 Corrections resubmit. Adequate sight distance should be provided at the street Intersections. The buildings will be required to be located outside tho sight lines. Adequate comer curb turning radius are lo be provided at the internal street lntensections to meet fire department requirements. If the PUD code allows private alley lo aerve the davelopment, then an Inverted crown section Is to be provided. Minimum 4 inches thick HMA over minimum 6 Inches of crushed rock Is required for lha pavement layer thk::knesa. This is to be shown in the plans. A Homeowners Association wiU be requirvd to be eateblished and Iha home owners will be required to provide yearly funds that will be used for the maintenance and repair of the private aeons and the sidewalks. The proposed access location from Sunset Blvd NE will require the access to be restricted to a right in right out only driveway with c curbing on Sunset Blvd NE (this is because the aooess is located in the portion of Sunset Blvd whlch has the left tum only lane marking. If tho applicant wants the City to review full access for the project, then the access location will have to be proposed further north (away from the end of the left tum only lane). If the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby slreet intersection and from the end of the left tum only lane ahould be submitted for review. The relocated full access will Ran: February 23, 2017 Page 2 ofB ADVISORY NOTES TO APPLICAN 1 LUA16-000864 --------Renton® PLAN -Planning Review· Land Use Version 1 I December 21, 2016 Engineering Review Commeillll ., .... • .. .. also require the construction of a two way left tum lane In front of the site. The minimum easement width for water main Is 15 feet Instead of the 10 feet shown In the current submittal. (Informational comment No buildings or walls are allowed in water easement}. The 15 feet wide easement may impact the proposed location of some buildings (i.e. building in Lot 4). Correct and show in the plan. A minimum 12 Inch diameter water main is required throughout the site Instead of the shown 10 Inch diameter water main (this Is to meet lhe fire How demand). Show In lhe plan. The 12 lnch diameter water main should extend to the south property line of the site. Show in the plan. Fire hydrant will be required near the dead end portion of the water main. Other fire hydrant requirements shall be as per the fire department requirements. Minimum 4 Inch diameter water main extension is required ln front of lots 1 to 4. Minimum 15 feet wide easement is required for the water main. Each building with Individual owner shall be served by Individual domestic water meters directly In front of the lots. (Informational comment Double check valve assembly (DCVA} is required at the domestic water meters since the bulldlng height exceeds 30 feet. A pressure reducing valve will be required downstream of each water meter because the water pressure is over 80 psi.) The domestic water meters should not be located in the driving surface as shown In the currant plans. 5'x5' easement Is required for the lndlvldual water meters. Water meters shall be located in planting strip or in a location that Is not a vehicular travelled surface. The proposed Sunset Blvd street section does not include the separate 0.5 width for curb separate from the 8 feet wlde planter and 8 feet wide sidewalk, the cross section and required ROW dedication wlll have to be revised to provide the 0.5 feet wide curb. The preapplication memo had also mentioned a 1 feet dear width back of the sidewalk to be within the ROW. Show the section correcUy and show and label the required ROW width. Also, minimum 6 inches crushed rock layer is to be provided below the HMA layer In the pavement. (AddlUonal Information-City slandan:ts include a maximum slope of 4H:1V to a dlslance of 4 feet back of lhe sidewalk). Sewer -The sewer main should not be located beneath the stormwater facllity. Relocate the sewer In the plans. or adjust the stormwater facility. No buildings, walls, etc should encroach on the existing public sewer easement located on the west side of the site. Please show and label the existing easement clearly In the plan. Tlie sewer main should not be located in the sktewalk, show It within the pavement portion. If the internal access is private, then e minimum 15 feet wide easement should be provided for the sewer main. (Informational comment No buildings or walls are allowed within the sewer easement). The sewer main should at a minimum extend to the north lot line of lot 11. All lots should be served by individual sewer stubs. Stormwater -The TIR mentioned that Reduced Impervious Surface Credit Is provided for Flow Control BMP. The TIR incorrectty refers to lhe project as a lerge Lot High Impervious Site. This project Is a plat PUD and proposes Individual small lots. so lhe stormwater flow control BMP for the Individual lots Is to be provided. Stormwater TIR -City Amendment of the 2009 KCSWDM includes 6 Special Requirements. The TIR should mention all tho 6 Special requirements. • ~ mentioned In the preappllcatlon comments, a geotechnlcal report based on RMC 4 8 120.0.7 containing all lnformauon shown In Table 18, separated into sections Is required. lnfonnation regarding water table and soil permeability with recommendations of appropriate flow control BMP opUoos with typical designs for the site from lhe geotecMical engineer shall be submitted with the application along with lhe slope stability analysis. The geotech report should include information if the soil is suitable/unsuitable for infiltration. Since the major portion of the site is located in a high erosion hazard area, the entire site is located in the high landslide area, Ule site has regulated slopes including protected slopes (between 40% to 90% slopes), sensitive slopes (between 25% to 40% slopes), and slopes lesser lhan 25%. lhe geotech engineer's recommendation regarding the construction in above mentioned critical areas should be clear1y included in the geotech report with respective construction recommendations as applicable. Informational comments If landscace water meters are rAnuired, then Double check valve assemblv (OCVAl will be rAnuired. Ran: February 23, 2017 Pase 3 of 8 ADVISORY NOTES TO APPU ..... ,...NT LUA 16-000864 --------Renton® PLAN -Planning Review -Land Use Version 21 Planning Review Comments Coniact: Clark Close j 425-430-7289 j cclose@rentonwa.gov RESOLVED: The following Information will need to be submitted before March 13, 2017 so that we may continue the review of the above subject application: Adequate sight distance should be provided at the street intersections. The buildings will be required lo be located outside the sight triangle lines or clear vision area. Adequate comer curb turning radiuses are to be provided at the internal street and alley intersections to meet fire department requirements. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet Inside and 45 feet outside turning radius. Adequate turning movements for fire vehicles would not infringe upon pedestrian sidewalks. All internal roads to serve the Planned Urban Development project shall be private alleys located within a tract or tracts. Update the Civil Sheets and the Architectural Sheets to reflect the revised preliminary plat layout An Inverted crown section is to be provided on all private alleys. As a public benefit, staff is recommending that the alley be constructed into a Woonerf (living street), which views the street as a social space, or shared space, rather than just a channel for vehlcular mobility. The construction details and specification should be shown in the plans. In general, an alley is constructed of a minimum 4 inches thick HMA over minimum 6 inches of crushed rock for the pavement layer thickness. However, staff is also suggesting the incorporation of pavera Into the overall design. A Homeowners Association will be required to be establlshed to ensure maintenance and repair of the private alleys, sidewalks and open space is paid for by the future residents. Update the Draft Legal Documents accordingly. The proposed access location from Sunset Blvd NE (approxlmately 86 feet north of the south property line to the center of the drive isle) will require the access to be restricted to a right in right out only driveway with c curbing on Sunset Blvd NE (this is because the access Is located In the ponlon of Sunset Blvd which has the left tum only lane marl<lng). If the applicant wants the City to review full aooess for the project, then the access location will have lo be proposed further north (away from the end of the left tum only lane on Sunset Blvd NE). If the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby street intersection and from the end of the left tum only lane should be submitted fer review. If the drlveway access Is relocated further to the north, full access to Sunset Blvd NE wlll require the construction of a two way left tum lane In front of the site. The minimum easement width for water main is 15 feet instead of the 10 feet shown In the current submittal. No buildings or walls are allowed In water easement. In order to meet the fire flow demand, a minimum 12 inch diameter water main is required throughout the site instead of the 10 inch diameter water main shown. The 12 inch diameter water main must extend to the south property line of the site. As shown in the plans it tennlnatesjust south of Lot 10. A flre hydrant will be required near the dead end portion of the water main. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the proposed bulldlngs. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Fire flows that exceed 2,500 gpm require a looped main aroundllhrough Ule proposed buildings or complex of buildings whleh Is not in place at this time and will require water main extensions/replacements. Minimum 4 Inch diameter water main extension Is required In front of Lots 1 4. Again, a minimum 15 foot wide easement is required around the water main. Each buildlng {with an individual owner) shall be seived by Individual domestic water meters directly in front of the lots. Double check valve assembly (DCVA) is required at the domestic water meters since the building height exceeds 30 feet. A pressure reducing valve will be required downstream of each water meter because the water pressure Is over 80 psi. The domestic water meters should not be located in the driving surface as shown in the current plans. A 5 foot by 5 foot easement rs required for the individual water meters. Water meters shall be located in planting strip or In a location that is not a vehicular traveled surface. The proposed Sunset Blvd NE street section does not include the required 0.5 width for the curb. The required ROW dedication will have to be revised to provide the 0.5 feet wide curb. Staff has also requested one (1) foot clear width back of the sidewalk to be within the ROW. City standards include a maximum slope of 4H:1V lo a distance of 4 feet back of the sldewalk. Provided an updated street section that shows and labels the required ROW width correctly. AJso, minimum 6 inches of crushed rock layer is to be provided below the HMA layer in the pavement. The sewer main should not be located beneath the stormwater facility. Relocate the sewer in the plans or adjust the stormwater facility. The sewer main should not be located in the sidewalk. Please show it within the pavement or paver portion of Iha alley. A minimum 15 feet wide easement would be required to provide for the sewer main. No buildings or walls are allowed within the sewer easement. The sewer main should at a minimum extend to the property lines. All lots should be served by Individual sewer stubs. The TIR mentioned that Reduced Impervious Surface Credit is provided for Flow Control BMP. The TIR incorrectly refers to the project as a ·targe Lot High Impervious Site.~ The proposed project is a preliminary plat PUD and proposes Individual small lots, so the stormwater flow control BMP for the individual lots needs to be provided. The City Amendment of the 2009 KCSWOM includes 6 Special Requirements. The Stormwater TIR should mention all the 6 Special requirements. All intemal roads, alleys, surface par1c:ing for guests shall be located within a tract or tracts. Likewise, the retaining walls being constructed to support the private road and utititles should also be included in the tract(s) controlled and maintained by the Homeowners Association and not the individual owners of the lots. A geotechnical report based on the detalled requirements of RMC 4 8 1200.7 Table 18 is required. Including, but not limited to, information r ..... ardinn water table and soil nermeabil;,., with recommendations of B"''"'ronriale flow control BMP ontlons with ...... ical desinns for the site Ran: February 23, 2017 Page4of 8 ADVISORY NOTES TO APPLICANT LUA 16-000864 ------Renton® PLAN • Planning Review • Land Use Version 2 I Plil~nlr\g Ravlaw Ccimmants. · . . . . ·· ... · Contact: Clark Cl~ 1425-430-728~ I cclose@rentonwa.g()V from the geotechnlcal engineer, slope stability analysis, soil suitable/unsuitable for infiltration, recommendations regarding the construction in prolected and regulated slopes given a major portion of the site is located in a high erosion hazard area and the entire site Is located In the high landslide area. In any residential district, the maximum height of any fence, hedge or retaining wall shell be seventy two Inches (72"). Terracing is the act of forming hlllslde Into a number of level flat areas (terraces) between retaining walls, which Is often used when the maximum height of a single retaining wall ls Insufficient. Please refer to retaining wall standards (RMC 4 4 040) for edditlonal Information. For example there shall be a minimum three foot (3') landscaped setback at the base of retaining walls abutting public rights of way. A modification request under the Planned Urban Development application would be required to deviate from Renton Munlclpal Code. In approving a planned urban development, the City may modify any of the standards of chapter4 2 RMC, RMC 4 3100, chapter 4 4 RMC, RMC 4 6 060 and chapter 4 7 RMC, except as listed In subsection 83 of RMC 4 9 150. All modffications shall be considered simultaneously as part of the planned urban development. No buildings or walls should encroach Into the existing public utilities (water and sewer) easement located on the west side of the parcels (KC Recording Nos. 7709060790, 7709060791 and 7709060794). A strong component of the public benefit will include a great lighting plan and signage package for the internal private alley (Woonerf). Please provide. Private alleys do not have to be excluded from density. Revise and resubmit the density worksheet based on the changes to the street cla~sificaUon and the amount of .right of way requlrlKI .along Sunset Blvd M;f:. . ... ~,, -·-··--·-·---.~R8COiTi"18rid8tiOrlS: ·{-RMC-sactiofl-4··4-[)3<iC:i 1iJTiits li8u1 ·tiOUfS~ betwe8n.8:3Cf affl to·:3:36 Prii, 'i~Onday·u,rough-Fridiay UOr8Ss"Ott18rwiS8 -- approved by the Development Services Division. 2. Multi family and other nonresidential construction activities shell be restricted to the hours between seven o'clock (7:00) a.m. end 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 coveting as specified In the current King County Surface Water Management ·oesign Manual as adopted by the City of Renton may be proposed between the dates of November 1st and Marcil 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 wittiln the area defined by the drip Une of any tree to be retained. 5. The applicant shall erect and malnteln six foot (6') high cheln link temporary construction fencing around the drip lines of ell 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 treas 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. e. This permit Is shall comply with the Bald and Golden Eagle Protection Act. The permitted Is responsible fer adhering to the U.S. Fish and WIidiife Service National Bald Eaale Manaaement Guidelines (20071 and /or vour U.S. Fish and Wildl~e Service .armtt. Engineering Review Comments Contact: Rchini Nair I 425-430-7298 I .mair@rentcnwa.gov · Engineering Plan Review comments for 701 Sunset Blvd PUD LUA16 000864 Corrections resubmit. Adequate sight distance should be provided at the street intersections. The buildings will be required to be localed outside the sight lines. Adequate comer curb turning radius are to be provided at the internal street intersections to meet fire department requirements. If the PUO code allows private alley to seNe the development, then an inverted crown section is to be provided. Minimum 4 Inches thick HMA over minimum 6 inches of crushed rock is required for the pavement layer thickness. This Is to be shown in the plans. A Homeowners Association Will be required to be established and the home owners will be required to provide yearly funds that will be used for the maintenance and repair of the private access and the sidewalks. The proposed access location from Sunset Blvd NE will require the access to be restricted to a right in right out only driveway with c curbing on Sunset Blvd NE (this is because the access is located in the portion of Sunset Blvd which has the left tum only lane marking. If the applicant wants the City to review full access for the pro,lect, then the access location will have to be proposed further north {away from lhe end of the left tum only lane). If the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby street Intersection and from the end of the left tum on1y lane should be submitted for review. The relocated full access will also require the construction of a two way left tum lane in front of the site. The minimum easement width for water main is 15 feet instead of the 1 O feet shown in the current submittal. (Informational comment No buildings or walls are allowed in waler easement). The 15 feet wide easement may impact the proposed location of some buildings (i.e. building in Lot 4 ). Correct and show in the plan. A minimum 12 inch diameter water main is required throughout the site instead of the shown 10 inch diameter water main {this Is to meet the fire ffow demand). Show in the plan. Ran: February 23, 2017 Page S ofS ADVISORY NOTES TO APPLk,MNT LUA 16-000864 -------Renton® PLAN· Planning Review· Land Use Version 21 Engineering Review Comments Contact: Rohinl Nair I 425-430-7298 I mair@rentonwa.gov The 12 Inch diameter water main should extend to the south property line of the site. Show In the plan. Fire hydrant will be required near the dead end portion of the waler main. Other fire hydrant requirements shall be as per the fire department requirements. Minimum 4 inch diameter water main extension is required in front of lots 1 to 4. Minimum 15 feet wide easement is required for the water main. Each bu!Jdlng with individual owner shall be served by Individual domestic water meters directly in front of the lots. (Informational comment Double check valve assembly (DCVA) is required at the domestic water meters since the building height exceeds 30 feet. A pressure reducing valve will be required downstream of each water meter because the water pressure Is over 80 psi.) The domestic water meters should not be located in the driving surface as shown in the current plans. S'x5' easement is required for the individual water meters. Water meters shall be located !n planting strip or in a location that is not a vehicular travelled surface. The proposed Sunset Blvd street section does not include the separate 0.5 width for curb separate from the 8 feet wide planter and 8 feet wide sidewalk, the cress section and required ROW dedication will have to be revised to provide the 0.5 feet wide curb. The preapplicatlon memo had also mentioned a 1 feet clear width back of the sidewalk to be within the ROW. Show the section correctly and show and label the required ROW width. Also, minimum 6 inches crushed rock layer is to be provided below the HMA layer in the pavement (Additlonal information -City standards include a maximum slope of 4H:1V to a distance of 4 feet back of the sidewalk). Sewer -The sewer main should not be located beneath the stormwater facility. Relocate the sewer in the plans, or adjust the stomiwater facility. No buildings, walls, etc should encroach on the existing public sewer easement located on the west side of the site. Please show and label the existing easement cfearty in the plan. The sewer main should not be located in the sidewalk, show it within the pavement portion. If the Internal access Is private, then a minimum 15 feet wide easement should be provided for the sewer main. (lnfonnetional comment No buildings or walls are allowed within the sewer easement). The sewer main should at a minimum extend to the north lot line of lot 11. All lots should be served by individual sewer stubs. Stonnwater -The TIR mentioned that Reduced Impervious Surface Credit ls provided lor Flow Control BMP. The TIR incom,ctJy refers to the project as a large Lot High lmp8rvious Site. This project Is a plat PUD and proposes individual small lots, so the stormwater flow control BMP for the Individual lots is to be provided. Stormwater TIR-City Amendment of the 2009 KCSWDM Includes 6 Special Requirements. The TIR should mention all the 6 Special requirements. • As mentioned In the preapplicalion comments, a geotechnicaf report based on RMC 4 8 120.D.7 containing all Information shown in Table 18, separated Into sections is required. lnfonnation regarding water table and soil penneabillty with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnlcal engineer shall be submitted with the appl!cation along with the slope stabllity analysis. The geotech report should Include information if the soil is sultable/unsuilable for infiltration. Since the major portion of the site is located in a high erosion hazard area, the entire site is located in the high landslide area, the site has regulated slopes includlng protected slopes (between 40% to 90% slopes), sensitive slopes (between 25% to 40% slopes), and slopes lesser than 25%, the geotech engineer's recommendation regarding the construction In above mentioned critical areas should be clear1y Included In the geotech report with respective construction recommendations as applicable. Informational comments If landscap_e _wat13_r metera are required, then Double check valve assembly (DCVA) will be required. RBCOmm8ncia-tions: i have i-eviewed the applicalion for the Sunset's Edge Town house at 701 Sunset· Blvd NE I.ind have the following comments: EXISTING CONDITIONS Water Water service is provided by City of Renton. The site is in the City of Renton service area in the 435 hydraulic pressure zone. There is an existing 12 inch City water main located in Sunset Blvd NE (see Water plan no. W 0274) that can deliver a maximum total flow capacity of 3,750 gallons per minute (gpm). The approximate static water pressure is 112 psi at the elevation of 176 feet. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by City of Renton. There is an existing e Inch pvc gravity wastewater main localed in west side of parcel 3119900011 (see City plan no. S 0240). Storm There Is an existing stonn drainage system in opposite side of Sunset Blvd NE {see City plan no. SW 1948). The existing property does not contain storm water facilities. Streets Sunset Blvd NE ls a Minor Meri al Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor's Map. Currently there is no curb, gutter, or sidewalk in the frontage. CODE REQUIREMENTS WATER 1. A conceptual utility plan was provided with the land use application. A 12 inch diameter looped water main extension from the existing 12 inch diameter water main north of parcel 3119900011 to connectwllh the existing 12 inch diameter water main on Sunset Blvd is required. Extension of 12 inch diameter water main till the south property line of parcel 3119900005 is also required. A pubUc water easement is required for the water main located outside right of way. Due to the location where the water main and the storm water detention tanks are places, and the storm water detention tanks being proposed near the water main, the width of U,e public water easement to the Ran: February 23, 2017 Page 6 of 8 ADVISORY NOTES TO APPLICAN·, LUA 16-000864 --------Renton® PLAN -Planning Review -Land Use Version 2 I ., -' . . ·. . ' ; . . .. i ·:, ~ Engineering Review CommelJla ·. · . · , · Contact: Rohlnl lllalr 1425-430-7298 I mair@rantonwa.gov, north and to the east of the stonn water detention tank can be reduced to 10 feet wide at this location. Minimum 15 feet wide public water easement ls located at all other locations within the site. The water main improvements and easements are requirad lo be shown in the engineering plans submitted with the civB construction pennil Renton Fire Authority has determined that the preliminary fire How demand for the proposed development Is 3.750 gpm. 2. All mechanical joint fittings shall have restrained follower glands equal to Megelug series 1100 by EBAA, or Romegrip by R0018C or approval equal in addition to concrete blocklngs fire hydrant should be provided at the entrance to the site access from Sunset Blvd NE. A fire hydrant Is to be provided at the dead end of Iha water main extension. Additional hydrants and lheir location shall be as required by Renton Fire Authority. 3. 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. 4. Each lot shaU have a separate domestic meter with DCVA downstream of the water meter. The project proposes one 1 Inch water service llne and mater to each lot, for a total of fifiaan (15) new domestic water service lines and meters. 5. Landscape irrigation water meters with DCVA are required for the lots. All water meters should be shown ff1 the engineering plans submitted with the civil construction permit. 6. Water mains located outside of existing right of way wiH be required to be In public easemenl The water meters located outside right of way should also be located within public easement 7. The development is subject to applicable water system development charges and meter Installation fees based on the slze of the water meters. a. The 2017 water system development charges {SOC) for each proposed 1 inch domestic water service is $3,486.00 per meter. b. The SOC fee rate at the time that Is current at the time of Issuance of the ciyjl construc:Hon permit will be applicable on lhe project and payment Is due at construction pennlt Issuance. B. The 2017 water service installation charges for each proposed 1 Inch water service Is $2,850.00 per meter. The fee rate at Iha time that is current at the time of issuance of the civil construction permit will be applicable on the project. This is payable at construction pennit Issuance. 9. The 2017 drop In meter fee Is $460.00 per meter. The fee rate at the time that is current at the time of issuance of the drop in water meter pennlt will be applicable on Iha project. 1 a. Additional water system development charges and water meter charges will apply for landscape irrigation meter and Is based on the size of the meter. SEWER 1. A conceptual sewer plan was provided with Iha land use application. The propoeed sewer plan along with some changes should ba provided for the project. The plan shows Ula extension of 8 inch diameter public sewer maln through the site to connect with the existing sewer manhole to serve lhe project. The new sewar manhole proposed between lots 13 and 14 to Iha wast. should connect dlracUy to Iha existing sewar manhole ID GM04704 s 0240) to the west. 2. Each lot shall be served by an individual side sewer. 3. Public sewer easement ia required for the proposed public S9W8f main extension wllhln the site. 4. The development is subject to appllcabfe wastewater system development charges (SOC) based on the size of the new dcmestlc water to serve lhe project. The 2017 wastewater SDC fee for a 1 Inch meter Is $2,540.00 per meter. The SDC fae rate at lhe time that is current at the time of issuance of the civil construction permit will be applicable on the project and payment is due at construction permit issuance. SURFACE WATER 1. A geotechnlcal report, dated April 16, 2015, completed by E3RA Inc. for lhe site has been provided. Tho report mentions lhat the site contains silty sand in the top 3 to 3.5 feet with glacial till underneath. The geotech report submitted with the civil consb'Uction permit should lndude information that the site is suitable/ not suitable for infiltration and include recommendation regarding the suitability of the proposed storm water BMP for the site. Geotechnical recommendations regarding construction, son, and erosion control, need to be followed In the project plans and during conslruction. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 26, 2016, was submffl:ed by Duncanson Company Inc. for the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Peak Rate existing site conditions flow control standard area and is within lhe East Lake Washington Drainage Basin. The devetopmant Is subject to Full Drainage Review In accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and Iha 2010 City of Renton Amendments to Iha KCSWDM. All core requirements and the six special requirements are required in the Technical Information Report. Stormwater flow control facility is required for lhe site and Iha project propoeas lhe use of detention tanks to meet lhls requirement Water quality facility is required for Ule site and the project proposes the reduction from Enhanced basic waler quality to basic water quality requirement by providing a covenant to prevent the use of leachable materials. The project proposes to provide basic water quality by the use of stormfiHer. The Water quality is also required for Iha frontage portion on SUnset Blvd NE and should be Included in the plans and TIR provided with the civil construction submittal. Slormwater BMP Is also required for lhe project. The TIR submitted wllh the civil construction penntt should consistently refer the stormwater BMP proposed for the site In the relevant portions of the TIR. The nab.Jral discharge from the site should be as per the requirements of Section 1.2.1 of the 2010 City of Renton Amendments. The TIR submitted with the civil construction permit should include all the required infonnalion based on the 2010 City of Renton Amendments. The final drainage plan and drainage report must be submitted with the utility construction permit application and shall contain information that shows that the conveyance system, the ftow Ran: February 23, 2017 Page 7 of 8 ADVISORY NOTES TO APPLk,,...NT LUA 16-000864 -------Renton® PLAN -Planning Review -Land Use Version 21 Engineering Review Comments Contact: Rohlnl Nair 1425-430-72981 mair@rentonwa.gov control facility, water quality, and stormwater flow control BMPS are designed In accordance with the 2010 City of Renton Amendments. 3. Site grading shall be in accordance with RMC 4 4 060 and shall follow the recommendations of the geotechnical report. No site Nnoff shall go to adjacent properties during construction. 4. Any work proposed outside of the applicant's property will require a permanent drainage easement and a temporary construction easement prior to any permits being Issued. 5. A Construction Stormwater General Permit from Department of Ecology is required If grading and clearing of the site exceeds one acre. The project information In the TIR mentions that the project area Is 0.9 acre, less than 1 acre. So, a Stormwater Pollution Prevention Plan (SWPPP) Is not required for this site. 6. A storm water system development charge (SDC) is applicable on the project. The 2017 storm water SDC fee rate ls $0.641 per square foot of new Impervious surface, but not less than $1,608.00. The rate that ls current at the time of Issuance of the civil construction permit will be appllcable on the project and payment is due et the lime of issuance of the civil construction permit TRANSPORTATION 1. The proposed development fronts Sunset Blvd NE along the east property lines. Sunset Blvd NE ls classified as a Minor Arterial Road. Existing nght of way (ROW) width is approximately 60 feet. 2. Sunset Blvd frontage requirements include 22 feet wide half street paved width from the centerline of the ROW (including 5 feet wide bike lane, 11 feet wlde thru travel lane, and 6 feet wide half width for the center tum/ left tum lane), 0.5 feet wide curb, 8 feet wlde landscaped planter, 8 feet wide sidewalk, and 1 feet wide clear width back of the sidewalk. The ROW width should extend to include the 1 feet wide clear width back of the sidewalk. The ROW width dedication required Is approximately 9.5 feet (subject to final survey). A center two way left tum lane Is required to be provided on Sunset Blvd NE frontage from the end of the existing left tum lane on Sunset Blvd NE frontage till the north property line of parcel 3119900011. 3. The site Is proposed to gain access from Sunset Blvd by means of a private access. The width of the private internal access varies from 26 feet to 32 feet. The internal access width, geometrics, and pavement layer thickness should meat the requirements of the Renton Fire Authority and the Renton Municipal code. 4. Sidewalks shall meet ADA requirements. ADA access ramps shall be Installed at all street crossings. 5. Street Hghting and street trees ere required to meet current city standards. 6. Undergrounding of existing utility pole and existing overhead utility line in the Sunset Blvd NE frontage is required. 7. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be clasigned in accordance with City standard plans 104.1 and 104.2. B. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 9. Payment of the transportation impact fee is applicable on the construction of the development at the time of apptlcation for the building pemin. The 2017 rate of transportation impact fee is $2,822.61 per dwelling unit for condominium. The project proposes the addition of 15 new dwelling units. Fees are subject to change. The Impact fee rate that is current at the time of building permit will be applicable on the project. Traffic impact fees will be due at the time of building permit Issuance. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 1 O ft horizontal and 1.5 ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any ulitity should not be in lhe zone of influence of the retaining wall or of the building. 2. All construction utility pennits for utility and street improvements will require separate plan submittals. AH utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit applicaUon or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the currant development fee schedule. Ran: February 23, 2017 Page 8 of8 Denis Law Mayor March 3, 2017 Community & Economic Development C. E. "Chip" Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 27, 2017: SEPA DETERMINATION: Determination of Non-Significance-Mitigated (DNS-M) PROJECT NAME: Sunset's Edge Townhomes PROJECT NUMBER: LUA17-000864, ECF, PP, PPUD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 17, 2017, 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) 430-7289. For the Environmental Review Committee, Clark Close Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers1 Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation EXHIBIT 18 1055 South Grady Way, Renton, WA 98057, rentonwa.gov Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Community & Economic Development Department C.E. "Chip"Vincent, Administrator ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: LUA16-000864, ECF, PP, PPUD APPLICANT: Jacob Young, Citizen Design Collaborative 46 Etruria Street, Suite 201, Seattle, WA 98109 PROJECT NAME: Sunset's Edge Townhomes PROJECT DESCRIPTION: The applicant is requesting a Preliminary Planned Urban Development, Preliminary Plat and Environmental (SEPA) Review for the construction of a 15 town homes. The vacant 0.9 acre site is located within the Residential Multi-Family (RMF) zoning classification and the Residential High Density (RHO) land use designation. The development would be comprised of 15 multi-family residential structures with attached garages resulting in a net density of 17.5 du/ac. The subject site is consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The plat is proposed to be subdivided into 15 lots and 1 tract. The applicant would dedicate 1,943 sf of land for public right- of-way along Sunset Blvd N. The proposed lots would range in size from 737 sf to 909 sf with an average lot size of 816 sf. Access to the undeveloped site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slope which descends to the west at grades of 50 to 60 percent and represent an elevation change of 15 to 20 feet. There are moderate to steep slopes, high erosion hazards, and high landslide hazards mapped in the area. The applicant has proposed to retain five (5) of the 17 significant trees onsite. The applicant has submitted a Preliminary Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: LEAD AGENCY: 701-707 Sunset Boulevard NE, Renton, WA 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. ERC Meeting 2-27-17 / LUA16-000864 Page 1 Community & Economic Development Department C.E. "Chip"Vincent, Administrator Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 17, 2017. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Community Services Department MARCH 3, 2017 FEBRUARY 27, 2017 Date Date c.~.\J~ C.E. "Chip" Vincent, Administrator Department of Community & Economic Development ERC Meeting 2-27-17 I LUA16-000864 Page2 Date Mitigation Measures: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated reports submitted at a later date. 2. The applicant shall apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-0SOJ, prior to civil construction permit approval. ADVISORY NOTES: Attached hereto are ADVISORY NOTES TO APPLICANT and are considered part of this document. The advisory 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 ta the appeal process for the land use actions. ERC Mitigation Measures and Advisory Notes/ LUA16-000864 / SUNSET'S EDGE TOWNHOMES Page 2 of 2 ADVISORY NOTES TO APPLICAN LU A 16-000864 -------Renton® Application Date: November 09, 2016 Name: Sunset's Edge Townhomes Site Address: 701 Sunset Blvd NE Renton, WA98056-2806 PLAN -Planning Review -Land Use Version 1 I December 21, 2016 ,...!,. a·"'!'· 'm·_J._.u·n·.·_,,ty,;;_.if.,_rv~'.~ ... lce·.~·al'R'·e1_·v"_.xe _:w·.· .. ··'c·_·o'_·_·m;,m;._··.1_e'nwt_·s··~.--:,_t,.·,•:ii. ~.' ,., .. · · ' · · ' ~ r ··· ·· ':l:"{Q"' .. . ... ,,... 1 .. • · · ' --.. .. "!!' .• _ '~ _ • _ • _ : Coh~'i:t:'t:esUe~!l~ch:i'4?5~Q-£i619I L£letiach~tentq,ny,a:gc,v Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Bicycle lanes as per the Adopted Trails and Bicycle Master Plan shall be included Project Sheet Page 131. ~ ·'.'" -'f -, :\ . r ·-• -,_._, Plannln' 'Review ·commenii ,.• .... 9 ..................•. The following information will need to be submitted before March 13, 2017 so that we may continue the review of the above subject application: Adequate sight distance should be provided at the street intersections. The buildings will be required to be located outside the sight triangle lines or clear vision area. Adequate corner curb turning radiuses are to be provided at the internal street and alley intersections to meet lire department requirements. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feel Inside and 45 feet outside turning radius. Adequate turning movements for fire vehicles would not infringe upon pedestrian sidewalks. All internal roads to serve the Planned Urban Development project shall be private alleys located within a tract or tracts. Update the Civil Sheets and the Architectural Sheets to reflect the revised preliminary plat layout. An inverted crown section is to be provided on all prlvate alleys. As a public benefit, staff is recommending that the alley be constructed Into a Woonert (living street), which views the streel as a social space, or shared space, rather than Just a channel for vehicular mobility. The construction details and specification should be shown in the plans. In general. an alley is constructed of a minimum 4 Inches thick HMA over minimum 6 inches at crushed rock for the pavement layer thickness. However, staff is also suggesting the incorporation of pavers into the overall design. A Homeowners Association will be required to be established to ensure maintenance and repair of the private alleys, sidewalks and open space Is paid for by the future resldenls. Update the Draft Legal Documents accordingly. The proposed access location from Sunset Blvd NE (approximately 86 feet north of the south property line to the center of the drive isle} will require the access to be restricted to a right in right out only driveway with c curbing on Sunset Blvd NE (this is because the access is located in the portion of Sunset Blvd which has the left turn only lane marking). If the applicant wants the City to review full access for the project, then the access location will have to be proposed further north (away from the end of the left tum only lane on Sunset Blvd NE). 1f the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby street intersection end from the end of the left tum only lane should be submitted for review. If the driveway access Is relocated further to the north, full access to Sunset Blvd NE will require the construction of a two way left tum lane in front of the site. The minimum easement width for water main is 15 feet instead of the 1 O feet shown in the current submittal. No buildings or walls are allowed ln water easement. In order to meet the fire flow demand, a minimum 12 inch diameter water main Is required throughout the site instead of the 10 inch diameter water main shown. The 12 inch diameter water main must extend to the south property line of the site. As shown in the plans it terminates just south of Lot 1 O. A fire hydrant will be required near the dead end portion of the water main. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 Inch Storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions/replacements. Minimum 4 inch diameter water main extension is required in front of Lots 1 4. Again, a minimum 15 foot wide easement Is required around the water main. Each building (with an individual owner) shall be served by individual domestic water meters direcHy in front of the lots. Double check valve assembly (DCVA) Is required at the domestic water meters since the building height exceeds 30 feet A pressure reducing valve will be required downstream or each water meter because the water pressure is over 80 psi. The domestic water meters should not be located In the driving surtace as shown in the current plans. A 5 foot by 5 foot easement is required for the individual water meters. Water meters shall be located in planting strip or in a location that is not a vehicular traveled surface. The proposed Sunset Blvd NE street section does not Include the required 0.5 width for the curb. The required ROW dedication will have to be revised lo provide the 0.5 feet wide curb. Staff has also requested one (1) loot clear width back of the sidewalk to be within the ROW. City standards include a maximum slope ol 4H:1V to a distance of 4 feet back of the sidewalk. Provided an updated street section that shows and labels the required ROW width correctly. Also, minimum 6 inches of crushed rock layer is to be provided below the HMA layer in the pavement. The sewer main should not be located beneath the stormwate, facility. Relocate the sewer in the plans or adjust the stormwater facility. The sewer main should not be located in the sidewalk. Please show it within the pavement or paver portion of the alley. A minimum 15 feet wide easement would be required to provide tor the sewer main. No buildings or walls are allowed within the sewer easement. The sewer main should at a minimum extend to the property lines. All lots should be served by individual sewer stubs. The TIR mentioned that Reduced lmpeivious Surtace Credit ls provided for Flow Control BMP. The TIR incorrectly refe,s to the project as a "Large Lot High Impervious Site." The proposed project is a preliminary plat PUD and proposes Individual small lots, so the stormwater flow control BMP for the individuaf lots needs to be provided. Ran: February 23, 2017 Pagel of a ~T ADVISOR·v NOTES TO APPLI LU A 16-000864 -------Renton® PLAN • Planning Review • Land Use Version 1 I December 21, 2016 J1~h~ln~ l11evie.,, C§ln'!!.~nl!: • . ' Conta.c!: Clark ,Ci?,Se 1~?5-430· 7289 I cclos.e@rentonwa.gov The City Amendment of the 2009 KCSWOM includes 6 Special Requirements. The Stom,water T!R should mention all the 6 Special requirements. All inlernal roads, alleys, surface parking for guests shall be located within a tract or tracts. Likewise, the retaining walls being constructed to support the private road and utilities should also be included in the tract(s) controlled and maintained by the Homeowners Association and not the individual owners of the lots. A geotechnical report based on the detailed requirements of AMC 4 8 120D.7 Table 18 is required. Including, but not limited to, information regarding water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, slope stability analysis, soil suitable/unsuitable for infiltration, recommendations regarding the construction in protected and regulated slopes given a major portion of the site is located in a high erosion hazard area and the entire site is located in the high landslide area. In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"), Terracing is the act of fomiing hillside into a number of level flat areas (terraces) between retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. Please refer to retaining wall standards (AMC 4 4 040) for additional information. For example there shall be a minimum three foot (3') landscaped setback at the base of retaining walls abutting public righls of way. A modification request under the Planned Urban Development application would be required to deviate from Renton Municipal Code. In approving a planned urban development, the City may modify any ol the standards of chapter 4 2 AMC, AMC 4 3 100, chapter 4 4 AMC, AMC 4 6 060 and chapter 4 7 RMC, except as listed in subsection 83 of AMC 4 9 150. All modifications shall be considered simullaneously as part of the planned urban development. No buildings or walls should encroach into the existing public utilities (water and sewer) easement located on the west side of the parcels (KC Recording Nos. 7709060790, 7709060791 and 7709060794). A strong component of the public benefit will include a great lighting plan and signage package for the internal private alley (Woonerf). Please provide. Privale alleys do no! have to be excluded from density. Revise and resubmit the density worksheet based on the changes to the street classification and the amount of right of way required along Sunset Blvd NE . . :_ ' ~.-. . : ~Flre Review. i:hlllding comman.ts ~ . -·-,•. -. ,, --. Coi)taci: Corey Thomas .I 425-430-~024 I cthomas@rentonrfa.org Recommendations: Comments based on no fire sprinkler systems, no fire alarm systems and construction per the International Residential Code. 1. Fire impact fees are applicable al the rate of $495.1 O per unit. This fee is paid at time of building pem,it issuance. This fee increases to $718.56 on January 1st, 2017. 2. The preliminary required fire flow for this proposed development is 3,750 gpm. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of lhe proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Fire flows !hat exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this lime and will require water main extensions/replacements. 3. Flre department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet Inside and 45 feet oulside turning radius. Fire access roadways shall be constructed to support a 30 Ion vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an approved turnaround. Hammer head turnarounds are allowed for streets less than 300 feet long. Maximum slooe on fire access roadwavs Is 15%. ' ' •. Engineering Plan Review comments for 701 Sunset Blvd PUD LUA16 000864 Corrections resubmit. Adequate sight distance should be provided at the street intersections. The buildings wm be required to be located outside the sight lines. Adequate corner curb turning radius are to be provided at the internal street intersections to meet fire department requirements. If the PUD code allows private alley to serve the development, then an inverted crown section Is to be provided. Minimum 4 inches thick HMA over minimum 6 inches of crushed rock is required for the pavement layer thickness. This Is to be shown in the plans. A Homeowners Association will be required to be established and the home owners will be required to provide yearly funds that will be used for the maintenance and repair of the private access and the sidewalks. The proposed access location from Sunset Blvd NE will require the access to be restricted to a right in right out only driveway with c curbing on Sunset Blvd NE (!his is because the access is located in the portion of Sunset B!vd which hes the left turn only lane marking. If the applicant wants the City to review full access for the project, then the access location will have lo be proposed further north (away from the end of the left tum only lane). If the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby street intersection and from the end of the left turn only lane should be submitted for review. The relocated full access will Ran: February 23, 2017 Page 2 of 8 ADVISORY NOTES TO APPLICAN LU A 16-000864 ---------Ren ton 0 PLAN -Planning Review -Land Use Version 1 I December 21, 2016 ,.,. ,~-,. ;-···· ~: '." • ~<' • I'." .. :.. ' :'.:'"' .• ·' ' •. ,. 'l". ,, '. ' '_' . _: .. ·_. i c;:i\;!&~):jRohini NairJ 425°439,7298J 'rn~ir@i'er'ltonMt.Q(iV also require the construction of a two way left tum lane in front of the site. The minimum easement width for water main is 15 feet Instead of the 1 O feet shown in the current submittal. (Informational comment No buildings or walls are allowed in water easement). The 15 feet wide easement may impact the proposed location of some buildings (i.e. building In Lot 4). Correct and show in the plan. A minimum 12 inch diameter water main is required throughout the site instead of the shown 10 inch diameter water main (this is to meet the fire flaw demand). Show in the plan. The 12 inch diameter water main should extend to the south property line of the site. Show in the plan. Fire hydrant will be required near the dead end portion of the water main. Other fire hydrant requirements shall be as per the fire department requirements. Minimum 4 inch diameter water main extension Is required in front of lots~ to 4. Minimum 15 feet wide easement is required for the water main. Each building with individual owner shall be se,ved by Individual domestic water meters directly in front of the lots. (Informational comment Double check valve assembly (OCVA) is required at the domestic water meters since the building height exceeds 30 feet. A pressure reducing valve will be required downstream of each water meter because the water pressure is over 80 psi.) The domestic water meters should not be located in the driving surface as shown in the current plans. 5'x5' easement is required for the individual water meters. Water meters shall be located in planting strip or ln a location that is not a vehicular travelled surface. The proposed Sunset Blvd street section does not include the separate 0.5 width for curb separate from the a feet wide planter and 8 feet wide sidewalk, the cross section and required ROW dedication will have to be revised to provide the 0.5 feet wide curb. The preapplication memo had also mentioned a 1 feet clear width back of the sidewalk to be within the ROW. Show the section correctly and show and label the required ROW width. Also, minimum 6 inches crushed rock layer is to be provided below the HMA layer in the pavement. (Additional infonnation -City standards include a maximum slope of 4H: 1V to a distance of 4 feet back of the sidewalk). • Sewer-The sewer main should not be located beneath the stormwater facility. Relocate the sewer ln the plans, or adjust the storrnwater facility. No buildings, walls, etc should encroach on the existing public sewer easement located on the west side of the site. Please show and label the existing easement clear1y in the plan. • The sewer main should not be located in the sidewalk, show It within the pavement portion. If the internal access is private, then a minimum 15 feet wide easement should be provided for the sewer main. (lnfonnatlonal comment No buildings or walls are allowed within the sewer easement). The sewer main should at a minimum extend to the north lot line of lot 11. All lots should be served by individual sewer stubs. Stormwater -The TIA mentioned that Reduced Impervious Surface Credit is provided for Flow Control BMP. The TIA incorrectly refers to the project as a large Lot High Impervious Site. This project is a plat PUO and proposes individual small lots. so lhe stormwater flow control BMP for the individual lots is to be provided. Stormwater TIA-City Amendment of the 2009 KCSWDM includes 6 Special Requirements. The TIA should mention all the 6 Spacial requirements. • As mentioned In the preapplication comments, a geotechnical report based on AMC 4 8 120.0.7 containing all infom,ation shown in Table 1a, separated lnto sections is required. Information regarding water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnicar engineer shall be submitted with the application along with the slope stability analysis. The geotech report should Include information if the soil is suitable/unsuitable for Infiltration. Since the major portion of the site Is located in a high erosion hazard area, the entire site Is located in the high landslide area, the site has regulated slopes Including protected slopes (between 40o/o to 90% slopes), sensitive slopes (between 25% to 40% slopes), and slopes lesser than 25%, the geotech engineer's recommendation regarding the construction In above mentioned critical areas should be clearly Included In the geotech report with respective construction recommendations as applicable. Informational comments II landscape water meters are required, than Double check valve assembly (DCVA) will be required. Ran: February 23, 2017 Page 3 of 8 NT ADVISORY NOTES TO APPL LUA16-000864 ---------Renton® PLAN • Planning Review· Land Use Version 2 . . ". ' . _:· ~ -~,;;-.- P.IS:iinlng Revie~ Comll)eri!! Contact: Clark Ciose I 425-430-7289 lcclose@renton~.gov RESOLVED: The following infonna!ion will need to be submitted before March 13, 2017 so that we may continue the review of the above subject application; Adequate sight distance should be provided at the street intersections. The buildings will be required to be located outside the sight triangle lines or clear vision area. Adequate corner curb turning radiuses are to be provided at the internal street and alley intersections to meet fire department requirements. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Adequate turning movements for fire vehicles would not infringe upon pedestrian sidewalks. All internal roads to se1Ve the Planned Urban Development project shall be private alleys located within a tract or tracts. Update the Civil Sheets and the Architectural Sheets to reflect the revised preliminary plat layout. An inverted crown section is to be provided on all private alleys. As a public benefit, staff is recommending that the alley be constructed into a Woonerf (living street), which views the street as a social space, or shared space, rather than just a channel for vehicular mobility. The construction details and specification should be shown in the plans. In general, an alley is constructed of a minimum 4 inches thick HMA over minimum 6 inches of crushed rock for the pavement layer thickness. However, staff is also suggesting the incorporation of pavers into the overall design. A Homeowners Association will be required to be established to ensure maintenance and repair of the private alleys, sidewalks and open space is paid for by the future residents. Update the Draft Legal Documents accordingly. The proposed access location from Sunset Blvd NE (approximalely 86 feet north of the south property line to the center of the drive isle) will require the access to be restricted to a right in right out only driveway with c curbing on Sunset Blvd NE (this is because the access is located in the portion of Sunset Blvd which has the left turn only lane marking). If the applicant wants the City to review full access for the project, then the access location wlll have to be proposed further north (away from the end of the left tum only lane on Sunset Blvd NE). If the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby street intersection and from the end of the left tum only lane should be submitted for review. If the driveway access is relocated further to the north, full access to Sunset Blvd NE will require the construction of a two way left turn lane in front of the site. The minimum easement width for water main is 15 feet instead of the 10 feet shown in the current submittal. No buildings or walls are allowed in water easement. In order to meet the fire flow demand, a minimum 12 inch diameter water main is required throughout the site Instead of the 10 inch diameter water main shown. The 12 inch diameter water main must extend to the south property line of the site. As shown in the plans it tenninates just south al Lot 1 o. A fire hydrant will be required near the dead end portion of the water main. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the proposed buildings. Existing hydranls can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions/replacements. Minimum 4 inch diameter water main extension is required in front of Lots 1 4. Again, a minimum 15 foot wide easement is required around the water main. Each building (with an individual owner) shall be served by individual domestic water meters directly in front of the lots. Double check valve assembly (DCVA) is required at the domestic water meters since the building height exceeds 30 feet. A pressure reducing valve will be required downstream of each water meter because the water pressure is over 80 psi. The domestic water meters should not be located tn the driving surface as shown in the current plans. A 5 foot by 5 foot easement is required for the individual water melers. Water meters shall be located in planting strip or in a location that is not a vehicular traveled surface. The proposed Sunset Blvd NE street section does not include lhe required 0.5 width for the curb. The required ROW dedication will have to be revised to provide the 0.5 feet wide curb. Staff has also requested one (1) foot clear width back of the sidewalk to be within the ROW. City standards include a maximum slope of 4H:1V lo a distance of 4 feet back of the sidewalk. Provided an updated street section that shows and labels the required ROW width correctly. Also, minimum 6 inches of crushed rock layer is to be provided below the HMA layer in the pavement. The sawer main should not be located beneath the stonnwater facility. Relocate the sewer in the plans or adjust the stormwater facility. The sewer main should not be located in the sidewalk. Please show it within the pavement or paver portion of the alley. A minimum 15 feet wide easement would be required to provide for the sewer main. No buildings or walls are allowed within the sewer easement The sewer main should at a minimum extend to the property lines. All lots should be served by individual sewer stubs. The T1R mentioned that Reduced Impervious Surface Credit is provided for Flow Control BMP. The TIA incorrectly refers to the project as a "Large Lot High Impervious Site.~ The proposed project is a preliminary plat PUD and proposes individual small lots, so the stormwater flow control BMP for the individual lots needs to be provided. The City Amendment of the 2009 KCSWDM includes 6 Special Requirements. The Stonnwater TIA should mention all the 6 Special requirements. All internal roads, alleys, surtace parking for guests shall be located within a tract or tracts. Likewise, lhe retaining walls being constructed to support the private road and utilities should also be induded in the tract(s) controlled and maintained by the Homeowners Association and not the individual owners of the Jots. A geotechnical report based on the delailed requirements of RMC 4 13 1200.7 Table 18 is required. Including, but not limited to, information regardina water table and soil permeabilitv with recommendations of appropriate flow control BMP options wilh tvriical desians for the site Ran: February 23, 2017 Page 4 of 8 ADVISORY NOTES TO APPLICAN LU A 16-000864 -------Renton® PLAN -Planning Review -Land Use Version 2 ;P,!'ann!!'liif!ev1ei,Co'.;.,~I!·'' l ft ·. ' . . C~ntl!ct:qlarkClo}e:J 42§~o'.1:la~ Jcclos;~~nton\..a.gb~ from the geotechnical engineer, slope stability analysis, soil suitable/unsuitable for infiltration, recommendations regarding the construction in protected and regulated slopes given a major portion of the site Is located in a high erosion hazard area and the entire site is located in the high landslide area. In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72N). Terracing is the act of forming hillside into a number of level flat areas (terraces} between retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. Please refer to retaining wall standards (RMC 4 4 040) for additional information. For example there shall be a minimum three foot {3') landscaped setback at lhe base of retaining walls abutting public rights of way. A modification request under the Planned Urban Development application would be required to deviate from Renton Municipal Code. In approving a planned urban development, the City may modify any of the standards of chapter 4 2 RMC, AMC 4 3 100, chapter 4 4 RMC, RMC 4 6 060 and chapter 4 7 AMC, except as listed in subsection B3 of AMC 4 9 150. All modifications shall be considered simultaneously as part of the planned urban development. No buildings or walls should encroach into the existing public utilities (water and sewer) easement located on the west side of the parcels (KC Recording Nos. 7709060790, 7709060791 and 7709060794). A strong component of the public benefit will include a great lighting plan and signage package for lhe internal private alley (Woaner1). Please provide. Private alleys do not have to be excluded from density. Revise and resubmit the density worksheet based on the changes to the street ~lasslflcatlon _and the a_mo_unl_ of right_of way required a_long S_lln_se_t Blvd N_E. AE!CommendatiOnS: i: R-MC SOCliOO 4 4· 030~C:2 'ijFTiitS-haul hourS between 8:3() am ·to·3·:3o··pm, Monday ttiroUQtd=i-id8y··unless aihe"rwi:Se approved by the Development Services DiVlsion. 2. Multi 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 pem,it. 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 or any tree to be retained. 5. The applicant shall erect and maintain six loot (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 fitty feet (50') indicating the words, "NO TRESPASSING -Protected Treesn or on each side of lhe 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. ln 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 Seivice National Bald Eaole Manaoement Guidelines (2007) and /or vour U.S. Fish and WIidiife Service oermit. ~J1§1nJr1miR•\ti'!W Ci>'!',:rien_ts > • • ... " Contiic!: Flohlril ~alrJ4?§.'~0-7_?~8 I mair@reiiiorivya.gov Engineering Plan Review comments for 701 Sunset Blvd PUD LUA 16 000664 Corrections resubmit. Adequate sight distance should be provided at the street intersections. The buildings will be required to be located outside the sight lines. • Adequate comer curb turning radius are to be provided at the internal street intersections to meet fire department requirements. If the PUD code allows private alley to serve the development, then an inverted crown section Is to be provided. Minimum 4 Inches thick HMA over minimum 6 inches of crushed rock is required for the pavement layer thickness. This Is to be shown in the plans. A Homeowners Association will be required to be established and the home owners will be required to provide yearly funds that will be used for the maintenance and repair of the privale access and the sidewalks. The proposed access location from Sunset Blvd NE will require the access to be restricted to a right In right out only driveway with c curbing on Sunset Blvd NE (this Is because the access is located in the portion of Sunset Blvd which has the left tum only lane marking. If the applicant wants the City to review full access for the project, then the access location will have to be proposed further north (away from the end of the left tum only lane). It the applicant wishes to proceed with the relocated access option, a revtsed sketch labeling the distances from the nearby street intersection and from the end of the left tum only lane should be submitted for review. The relocated full access will also require the construction of a two way left tum lane In front of the site. The minimum easement width for water main is 15 feet instead of the 10 feet shown in the current submittal. (Informational comment No buildings or walls are allowed in water easement}. The 15 leet wide easement may impact the proposed location of some buildings (i.e. building in Lot 4). Correct and show in the plan. A minimum 12 inch diameter water main is required throughout the site instead of the shown 10 inch diameter water main (this is to meet the fire flow demand). Show in the plan. Ran: February 23, 2017 Page 5 of 8 NT ADVISORY NOTES TO APPL LU A 16-000864 ------Renton® PLAN -Planning Review -Land Use Version 2 ·; ' ,,. 'i ·• -·,-. Engineering Revie'w Comment{ <;(!ritact: Rohini Na.ir I 425~430-7298 I mair@r.entonwa.gov The 12 inch diameter water main should extend to the south property line of the site. Show in the plan. Fire hydrant will be required near the dead end portion of the water main. Other fire hydrant requirements shall be as per the fire department requirements. Minimum 4 inch diameter water main extension is required in front of lots 1 to 4. Minimum 15 feet wide easement is required for Iha water main. Each building with individual owner shall be served by individual domestic water meters directly in front of the lots. (Informational comment Double check valve assembly (DCVA) is required at the domestic water meters since the building height exceeds 30 feet. A pressure reducing valve will be required downstream of each water meter because the water pressure is over 80 psi.) The domestic water meters should not be located in the driving surface as shown in the current plans. 5'x5' easement is required for the individual water meters. Water meters shall be located in planting strip or in a location that is not a vehicular travelled sulface. • The proposed Sunset Blvd street section does not include the separale 0.5 width for curb separate from the 8 feet wide planter and 8 feet wide sidewalk, the cross section and required ROW dedication will have to be revised to provide the 0.5 feet wide curb. The preapplication memo had also mentioned a 1 feet clear width back of the sidewalk to be within the ROW. Show the section correclly and show and label the required ROW wid!h. Also, minimum 6 inches crushed rock layer is to be provided below the HMA layer in the pavement. (Additional information -City standards include a maximum slope of 4H:1V lo a distance of 4 feet back of the sidewalk). Sewer -The sewer main should not be located beneath lhe stormwater facility. Relocate the sewer in the plans, or adjust the storrnwater facility. No buildings, walls, etc should encroach on the existing public sewer easement located on the west side of the site. Please show and label the existing easement clearly in the plan. The sewer main should not be located in lhe sidewalk, show it within the pavement portion. If the internal access Is private, then a minimum 15 feet wide easement should be provided for the sewer main. (Informational comment No buildings or walls are allowed within the sewer easement). The sewer main should at a minimum extend to lhe north lot line of tot 11. All lots should be served by individual sewer stubs. Starmwater-The TIR mentioned that Reduced Impervious Surface Credit is provided for Flow Control BMP. The TIA incorrectly refers to the project as a large Lot High Impervious Site. This project is a plat PUD and proposes individual small lots, so the stonnwater flow control BMP for the individual lots is to be provided. Stormwater TIA-City Amendment of the 2009 KCSWDM includes 6 Special Requirements. The TIA should mention all the 6 Special requirements. • As mentioned in the preapplicalion comments, a geotechnlcal report based on AMC 4 8120.D.7 containing an information shown in Table 18, separated into sections is required. Information regarding 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 along with the slope stabllity analysis. The geotech report should Include information if lhe soil is suitable/unsuitable for infiltration. Since the major portion of the site is located in a high erosion hazard area, the entire site is located in the high landslide area, the site has regulated slopes including prolecled slopes (between 40% to 90% slopes), sensitive slopes (between 25% to 40% slopes), and slopes lesser than 25%, Iha geotech engineer's recommendation regarding the construction in above mentioned critical areas should be clearly included in the geotech report with respective construction recommendations as applicable. Informational comments If landscape_ water meters a_re _required, then .. Double check valve a_ss_em_bly_ (DCVA) _will_ be __ required. R8CC:JrTiineOda'tiOOS':"ihaVe-revi0Wed the aPP1iGatiC>ll f0r-ih8 SUOS8t'S .. Ecig8 r0Wr1house at io1 Su~r1S8f BiVCfi.rE·and·f1avii.the· toii0Wil19 commenls: EXISTING CONDITIONS Water Water service is provided by City of Renton. The site is in the City of Renton service area in lhe 435 hydraulic pressure zone. There ls an existing 12 Inch City water main located in Sunset Blvd NE (see Water plan no. W 0274) that can deliver a maximum total flow capacity of 3,750 gallons per minute (gpm). The approximate static waler pressure is 112 psi at the elevation of 176 feet. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by City of Renton. There ls an existing 8 inch pvc gravity wastewater main located in west side of parcel 3119900011 (see City plan no. S 0240). Storm There is an existing storm drainage system In opposite side of Sunset Blvd NE (see City plan no. SW 1948). The existing property does not contain storm water facilities. Streets Sunset Blvd NE Is a Minor Arterial Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor's Map. Currently there Is no curb, gutter, or sidewalk in the frontage. CODE REQUIREMENTS WATER 1. A conceptual utility plan was provided with the land use application. A 12 inch diameter looped water main extension from the existing 12 inch diameter water main north of parcel 3119900011 to connect with the existing 12 inch diameter water main on Sunset Blvd is required. Extension of 12 inch diameter water main till the south property line of parcel 3119900005 is also required. A public water easement is required for the water main located outside right al way. Due to the location where the water main and the storm water detention tanks are places, and the storm water detention tanks being proposed near the water main, the width of the public water easement to the Ran: February 23, 2017 .. Page 6 of 8 ' ' ADVISORY NOTES TO APPLICAN LUA16-000864 -------Renton® PLAN -Planning Review -Land Use Version 2 I ·: , .. ,, ~ ·· · .. ,, e,11 · ~ • ·i•· ''7''~ .. ·;,· ... "' r, , · • .·.,,:.1, r .. · "'1' { · ··" T . , ·~ngi'n~rii\g ~ .eview Cilm.m.!''!~ .• ;: ·, ~ 1, •• '. f, , ., ,. "'-'-. t .. · .•.. Con1!.c;ttflo1ii'1Lfli!li_iJ ~_?§-4,,0;Z~~~ I t,rialr!l),reri)'!"wa.:g9v ' north and to the east of the storm water detention tank can be reduced to 10 feet wide at this location. Minimum 15 feet W'ide public water easement Is located at all other locations within the site. The water main improvements and easements are required to be shown in the engineering plans submitted with the civil construction permit. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,750 gpm. 2. All mechanical joint fittings shall have restrained follower glands equal to Megalug series 1100 by EBM, or Romag rip by Romac or approval equal in addition to concrete blockings fire hydrant should be provided al the entrance to the site access from Sunset Blvd NE. A fire hydrant is to be provided at the dead end of the water main extension. Additional hydrants and their location shall be as required by Renton Fire Authority. 3. 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. 4. Each lot shall have a separate domestic meter with DCVA downstream of the water maier. The project proposes one 1 inch water service line and meter to each lot, for a total of fifteen (~ 5) new domestic water service lines and meters. 5. Landscape irrigation water meters with OCVA are required for the lots. All water meters should be shown in the engineering plans submitted with the civil construction permit. 6. Water mains located outside of existing right of way will be required to be in public easement The water meters located outside right of way should also be located within public easement. 7. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. The 2017 water system development charges (SDC) for each proposed 1 inch domestic water service is $3,486.00 per meter. b. The SDC fee rate at the time that is current at the time of issuance of the civil construction permit will be applicable on lhe project and payment is due at construction permit Issuance. 8. The 2017 waler service installation charges for each proPosed 1 inch water service is $2,850.00 per meter. The fee rate al the time thal is current at the time of issuance of the civil construction permit will b8 applicable on the project. This is payable at construction permit Issuance. 9. The 2017 drop in meter fee Is $460.00 per meter. The fee rate at the time that Is current at the time of issuance of the drop in water meter permit will be applicable on the project. 10. Additional water system development charges and water meter charges will apply for landscape irrigation meter and Is based on the size of the meter. SEWER 1. A conceptual sewer plan was provided with the land use application. The proposed sewer plan along with some changes should be provided for the project. The plan shows the extension of 8 Inch diameter public sewer main through the site to connect with the existing sewer manhole to serve the project. The new sewer manhole proposed between lots 13 and 14 to the west, should connect directly to the existing sewer manhole ID GM04704 S 0240) to the west 2. Each lot shall be served by an individual side sewer. 3. Public sewer easement is required for the proposed public sewer main extension within the site. 4. The development is subject to applicable wastewater system development charges (SOC) based on the size of the new domestic water to serve the project. The 2017 wastewater SOC fee for a 1 inch meter Is $2,540.00 per meter. The SDC fee rate at the time that Is current at the time of issuance of the civil construction permit will be applicable on the project and payment is due at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated April 16, 2015, completed by ESRA Inc. for the site has been provided. The report mentions that the site contains silty sand in the top 3 to 3.5 feet with glacial till underneath. The geotech report submitted with the civil construttion permit should Include information that the site is suitable/ not suitable for infiltration and include recommendation regarding the suitability of the proposed storm water BMP for the site. Geotechnicat recommendations regarding construction, soil, and erosion control, need to be followed in the project plans and during construction. 2. A Preliminary Drainage Plan and Technical Information Report (TIA}, dated October 26, 2016, was submitted by Duncanson Company Inc. for the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Peak Rate existing site conditions flow control standard area and is within the East lake Washington Drainage Basin. The development Is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. AU core requirements and the six special requirements are required in the Technical Information Report. Stormwater flow control facility is required for the site and the project proposes the use of detention tanks to meet this requirement. Water quality facility is required for the site and the project proposes the reduction from Enhanced basic water quality to basic water quality requirement by providing a covenant to prevent the use of leachable materials. The project proposes to provide basic water quality by the use of stormfilter. The Water quality is also required for the frontage portion on Sunset Blvd NE and should be included in the plans and TIA provided with the civif construction submittal. Stormwater BMP is also required for the project. The TIA submitted with the civil coostruction permit should consistently refer the stormwater BMP proposed for the site in the relevant portions of the TIA. The natural discharge from the site should be as per the requirements of Section 1.2.1 of the 201 o City of Renton Amendments. The TIA submitted with the civil construction permit should include all the required information based on the 2010 City of Renton Amendments. The final drainage plan and drainage report must be submitted with the utility construction permit application and shall contain Information that shows that the conveyance system, the flow Ran: February 23, 2017 Page7of 8 ' ' ADVISORY NOTES TO APPLI NT LU A 16-000864 ---------Renton® PLAN -Planning Review -Land Use Version 2 I . . ;!:_~gln.~r[ng Revje~. Comm~nts. ; :i . , «;:9n!&ct: Rohini N11ir I 425;430-721l8 i rf,air@nantonW:a.gov control facility, water quality, and stormwater flow control BMPS are designed in accordance with the 2010 City of Renton Amendments. 3. Site grading shall be in accordance with AMC 4 4 060 and shall follow the recommendations of the geotechnical report. No site runoff shall go to adjacent properties during construction. 4. Any work proposed outside of the applicant's property will require a permanent drainage easement and a temporary construction easement prior to any permits being issued. 5. A Construction Stonnwater General Permit from Department of Ecology is required if grading and clearing of the site exceeds one acre. The project !nformalion in the TIA mentions that the project area is 0.9 acre, less than 1 acre. So, a Stormwater Pollution Prevention Plan (SWPPP) is not required tor this site. 6. A storm water system development charge (SOC) is applicable on the project. The 2017 storm water SOC fee rate is $0.641 per square foot of new impervious surface, but not less than $1,608.00. The rate that is current at the time of issuance of the civil construction permit wlll be applicable on the project and payment is due at the time of issuance of the civil construction permit. TRANSPORTATION 1. The proposed development fronts Sunset Blvd NE along the east property lines. Sunset Blvd NE is classified as a Minor Arterial Road. Exlsling right of way (ROW) width is approximately 60 feet. 2. Sunset Blvd frontage requirements include 22 feet wide half street paved width from the centerline of the ROW (including 5 feet wide bike lane, 11 feet wide thru travel lane, and 6 feet wide half widlh for the center turn/ left tum lane), 0.5 feet wide curb, 8 feet wide landscaped planter, B feet wide sidewalk, and 1 feet wide clear width back of the sidewalk. The ROW width should extend to Include the 1 feet wide clear width back of the sidewalk. The ROW width dedication required Is approximately 9.5 feet (subject to final survey). A center two way left turn lane is required to be provided on Sunset Blvd NE frontage from the end of the existing left tum lane on Sunset Blvd NE fronlage till the nonh property line of parcel 31 19900011. 3. The site is proposed to gain access from Sunset Blvd by means of a private access. The width of the private internal access varies from 26 feet to 32 feet. The internal access width, geometrics, and pavement layer thickness should meet the requirements ot the Renton Fire Authority and the Renton Municipal code. 4. Sidewalks shall meet ADA requirements. ADA access ramps shall be installed at all street crossings. 5. Street lighting and slreet trees are required to meet current city standards. 6. Undergrounding of existing utllity pole and existing overhead utility line in the Sunset Blvd NE frontage is required. 7. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. B. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 9. Payment of lhe transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The 2017 rate of transportation impact fee is $2,822.61 per dwelling unit for condominium. The project proposes the addition of 15 new dwelling units. Fees are subject to change. The impact fee rate that Is current at the time of buildlng permit will be applicable an the project. Traffic Impact fees will be due at the time of building permit issuance. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 tt vertical separation between storm and other utilities is required with the exceplion of water lines which require 10 ft horizontal and 1.5 ft vertical. b. The stonnwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare U,e civil plans. 3. A landscaping plan shall be included with lhe civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City ot Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. Ran: February 23, 2017 Page8of8 " ' \ J z I I i ! • ' j I I I I ~1 i !!l1 .. :1 I I '< I I . ,-.,,. .. --" \[]\ •l!:J'll•1•le •• (i)I' ! ·' I i ! II 111 j ! ! ' i f ! ,I I I ! I i I I I I ! ! ! ! I I I I I I I ' i ! ! ~ N () ~ § 1~ le: oa, • ~ "' " H-ti--t--t+<! '" _;_t:;<D~t;\~:1 '• H-ti--t--t+<o S' @~:~-~~ " -~ --.-' ,,---. .. , .... 1,;,'):~ ' I I a, l z ;;j ;o I' z ,,. r 0 ;-; ;o < m !!; -- ,3' ~~ ill~ ;o 0 < I ,,. E f i6~ iii;lli 5~::, '":i'F 1:, ~~i ~".:!al / ii / ~~-;--_________ £ •i I g I • .., I I ~, " -; RENTON 701 z 0 TOWNHOMES ~ CE'6lAIJZED ' ~ I UTUT1ES AND DRAWAGE ', < 0 u ' ' '- ~- ! I "' ,,. I z ' ;;j I ;o I t z ,,. r 0 ;o ii, l "' z ,J -";": ,,. z i~ •. {') I "' i ' -:;, ,; "' :::l8!" ;:;li'" I " ib 1! i~~ ., .;;::l~ ~~ ;~; ~ ~~ ,•o 08.!i '! J..,.; ~~~ (I) <' a ., !~~ ~~ :jll ~~ ~~1 I e~ !· ~ ·' ,. " i " ,o ,, ' ;~ ' ' " ---t -- I " I' ! ~ • ' ~ El ~- ' I ! ' I ' ' 't ! i • l -- -- REVISIONS ,ill ! iG) ~· -_OC5CR1~TIIJN " TOTIENHAM 'T 50 116TH AVE SE i; L. hzr ~ 2/28/P Pl.a CHY CIJUU!:NT'l '" BEL.l..EVUE, WA 98155 ~1;ij 127 1 pa;: err, COMMENTS z () I\) • RENTON 701 TOWNHOMES ffiOR..ES AIO SITE SECTION n i ~.~---------------------~ ' ' ' ' I~----------------------' ' ' ' l ' i . ' ' ' REVISIONS PER !:'IT COWENIS PER C,TY COMM[NTS ' ' " i 1 • • ,f.82 ;;l \ i PVT. 1+Roo PIil /+24.00 EL: 116.1! CR'DE BREM •JA • 6'"8.1" • 111.000 ' ' TOTTENHAM 50 t16TI-I A VE SE: BEU..EVLE, WA 98155 ' ; • ' m X :c g:, =i )> ....... ....... ....... am rn X '" D rn rn~ SQ ,a Q ffi ,,. ' ( ! .. j ~ • n ~ 11 NCW CON3JSUCIION i @ ' SUNSET'S EDGE I TOWNHOMES i G ! ~ lOl-/0/ SUNSCl a>D NC, Rt,~TO~. WA ow:;, C ; -.--: C _:,, J::, :): I',:!:)') !> NEW COf<ST'<UC IION SUNSET'S EDGE I TOWNHOMES lOl· /01 SUNSt' HVD NC, NC~l ot,, WA 9'0'>' 0 z Valor Builas Collaborative, LLC 46 Etruria Street, Suite 201 Seattle, WA 98109 Project: Renton 701 Apartments Date: Wednesday, October 26, 2016 Construction Phasing Plan To Whom it May Concern, Please find our construction phasing details below. The intent of this document is to clarify some of the construction sequencing that will be taken, to ensure that this project is built efficiently and limits the length of construction. Construction Phasing Details: The project will be constructed in (3) phases. The first phase will constitute the mass grading of the site and getting the terrain prepared for the foundation cuts. The site utilities will be installed at this time and the roadways/parking stalls will be rough graded. The second phase will be cutting (2) of the building foundations. These first buildings will be the southeast structure and the south west structure. The excavation and foundations will stagger start by 1-2 weeks. The first building slated to be complete will be the southeast building along sunset and the southern building will be completed 2 weeks later. Once these (2) buildings are through framing, we will begin the third phase. During the third phase, our efforts will shift to the (2) northern structures. The excavation and foundations will stagger start by 1-2 weeks and the overall construction duration of the buildings will be 8 months. The site hardscape and landscape will occur the last 2 months of the project (month 10-12). The overall construction will take 12-14 months (including all the site work). Please feel free to call me with any additional questions or concerns. Respectfully, Kevin Wall, Project Manager Valor Builds Collaborative 206.304.9693 EXHIBIT 23 -DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton 0 DATE: TO: FROM: SUBJECT: M E M O R A N D U M March 31, 2017 Clark Close, Senior Planner Brianne Bannwarth, Development Engineering Manager Traffic Concurrency Test -Sunset's Edge Townhomes; LUA16-000864, ECF, PP, PPUD The applicant is requesting Preliminary Planned Urban Development and Preliminary Plat approvals for the construction of a 15 townhomes. The vacant 0.9 acre site is located in the Residential Multi-Family (RMF) zoning classification and the Residential High Density (RHD) land use designation. The subject site is consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The development would be comprised of 15 lots and 1 tract resulting in a net density of 17 .5 du/ac. The proposed lots would range in size from 737 sf to 909 sf with an average lot size of 816 sf. Access to the site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slopes. High erosion and high landslide hazards are also mapped in the area. The applicant has proposed to retain five (5) of the 16 significant trees onsite. The proposed development would generate approximately 87 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 7 net new trips (1 inbound and 6 outbound). During the weekday PM peak hour, the project would generate approximately 8 net new trips (5 inbound and 3 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: EXHIBIT 24 Transportation Concurrency Test - Page 2 of 3 March 31, 2017 et's Edge Townhomes Traffic Concurrency Test Criteria Implementation of citywide Transportation Plan Within allowed growth levels Project subject to transportation mitigation or impact fees Site specific street improvements to be completed by project Traffic Concurrency Test Passes Evaluation of Test Criteria Pass Yes Yes Yes Yes Implementation of citywide Transportation Plan: The City's investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2017 is 2,033 trips, which provides sufficient capacity to accommodate 8 trips from this project. A resulting 2,025 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of Transportation Concurrency Page 3 of 3 March 31, 2017 -Sunset's Edge Town homes the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration o project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Pion, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER PUBLIC HEARING APRIL 11, 2017 AGENDA COMMENCING AT 11:00 AM COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Sunset's Edge Townhomes PROJECT NUMBER: LUAlG-000864, ECF, PP, PPUD PROJECT DESCRIPTION: The applicant is requesting Preliminary Planned Urban Development and Preliminary Plat approvals for the construction of a 15 townhomes. The vacant 0.9 acre site is located in the Residential Multi-Family (RMF) zoning classification and the Residential High Density (RHD) land use designation. The subject site consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The development would be comprised of 15 lots and 1 tract resulting in a net density of 17.5 du/ac. The proposed lots would range in size from 737 sf to 909 sf with an average lot size of 816 sf. Access to the site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slopes. High erosion and high landslide hazards are also mapped in the area. The applicant has proposed to retain five (5) of the 16 significant trees onsite. HEX_ AG EN DA_ SUNSET' SEDG ETOWNH OMES . ~ ' . ·--C "':-··_, '-' I { ·. r• City _________ ... ·r'iJ•r ,•r (.··.r ·-' ~-""" ----..;iti' _) ·-· - OF PUBLIC HEARING CITY OF RENTON HEARING EXAMINER A Public Hearing will be held by the Renton Hearing Examiner on Tuesday, April 11, 2017 at 11 :00 A.M., in the Council Chambers on the Seventh Floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, to consider the following petitions: SUNSET'S EDGE TOWNHOMES FILE NO. LUA16-000864,ECF,PP,PPUD Location: 701 Sunset Blvd NE, Renton, WA 98056-2806 Description: The applicant is requesting Preliminary Planned Urban Development and Preliminary Plat approvals for the construction of a 15 townhomes. The vacant 0.9 acre site is located in the Residential Multi-Family {RMF) zoning classification and the Residential High Density (RHD) land use designation. The subject site consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The development would be comprised of 15 lots and 1 tract resulting in a net density of 17.5 du/ac. The proposed lots would range in size from 737 sf to 909 sf with an average lot size of 816 sf. Access to the site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parkirrg, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The westerrl third of the site consists of a moderate to steep slopes. High erosion and high landslide hazards are also mapped in the area. The applicant has proposed to retain five (5) of the 16 significant trees onsite. For a copy of the Preliminary Staff Report to the Hearing Examiner go to www.rentonwa.gov/business/defau1t.aspx?id=S458 and locate the project by the above referenced LUA Number; a link will be available to download the report. If you have any questions, please call 425-430-6578. FOR FURTHER INFORMATION ON THE SCHEDULED HEARING, PLEASE CONTACT THE CITY OF RENTON HEARING EXAMINER'S OFFICE AT 425-430-6510 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. ... ., C> ~ u.J _.J i....: Denis Law Mayor March 3, 2017 Jacob Young Community & Economic Development C. E. "Chip" Vincent, Administrator Citizen Design Collaborative 46 Etruria Street, Suite 201 Seattle, WA 98109 SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Sunset's Edge Townhomes, LUAlG-000864, ECF, PP, PPUD Dear Mr. Young, 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 March 17, 2017, 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 April 11, 2017 at 11:00 am to consider the Preliminary Planned Urban Development and Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy ofthe 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) 430-7289. For the Environmental Review Committee, O,tJ, I/, a-- Clark Close Senior Planner Enclosure cc: Tottenham LLC / Owner(s) John & Deborah Barker, Sherry Catlett-Jones, Gloria Moore, Wendell & Cleo Forgaard / Parties of Record 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Denis Law Mayor March 3, 2017 Community & Economic Development C. E. "Chip" Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 27, 2017: SEPA DETERMINATION: Determination of Non-Significance-Mitigated (DNS-M) PROJECT NAME: Sunset's Edge Townhomes PROJECT NUMBER: LU~-000864, ECF, PP, PPUD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 17, 2017, 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) 430-7289. For the Environmental Review Committee, Clark Close Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler1 Office of Archaeology & Historic Preservation 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Ramin Pazooki, WSOOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers DEPARTMENT OF COMMU1'111, ( AND ECONOMIC DEVELOPMENT -------Renton 0 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: February 27, 2017 Sunset's Edge Townhomes LUA16-000864, ECF, PP, PPUD Clark H. Close, Senior Planner Tottenham, LLC, 50 116th Ave SE, Ste 111, Bellevue, WA 98004 Jacob Young, Citizen Design Collaborative, 46 Etruria Street, Suite 201, Seattle, WA 98109 701-707 Sunset Blvd NE, Renton, WA 98056 The applicant is requesting a Preliminary Planned Urban Development, Preliminary Plat and Environmental (SEPA) Review for the construction of a 15 townhomes. The vacant 0.9 acre site is located in the Residential Multi-Family (RMF) zoning classification and the Residential High Density (RHD) land use designation. The subject site is consists of three separate adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St and Sunset Blvd N. The development would be comprised of 15 lots and 1 tract resulting in a net density of 17.5 du/ac. The proposed lots would range in size from 737 sf to 909 sf with an average lot size of 816 sf. Access to the site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slopes. High erosion and high landslide hazards are also mapped in the area. The applicant has proposed to retain five (5) of the 16 significant trees onsite. 39,187 SF (0.90 acres) Proposed New Bldg. Areas (footprint): 11,916 SF Proposed New Bldg. Area (Gross): 34,795 SF Staff Recommends that the Environmental Review Committee issue a Determination of Project Location Map City of Renton Department of Community & economic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 PART ONE: PROJECT DESCRIPTION/ BACKGROUND Environmental Review Committee Report LUA16-000864, ECF, PP, PPUD Page 2 of8 The applicant is requesting Preliminary Planned Urban Development, Preliminary Plat and Environmental (SEPA) Review for the construction of 15 townhomes with attached garages located at 701-707 Sunset Blvd NE (King County Assessor's Parcel Nos. 3119900005, 3119900010, and 3119900011, "Subject Property"). The subject property is located at the NW intersection of Sunset Blvd NE and NE 7th St within the NE X of Sections 8, Township 23 North, Range 05 East, W.M. King County, Washington (Exhib;ts 2 and 3). The western boundary of the site is roughly 200 feet east of 1-405. The 39,187 square foot property proposed for development of Sunset's Edge Town homes abuts the west side of Sunset Blvd NE and is just north of NE 7th St. Surrounding the 39,187 square foot property proposed for development of Sunset's Edge Townhomes is single family home and Crystal Heights Townhomes Condominium consisting of 18 units to the north, Puget Sound Energy property to the west and south, and two single family homes across Sunset Blvd NE to the east. The property has a Comprehensive Plan land use designation of Residential High Density (RHD), is zoned Residential Multi-Family (RMF) and is located in the Urban Design District B overlay district. The applicant is proposing attached residential dwellings, which are an allowed use in the RMF zone. The land surrounding the site is zoned RMF to the north, R-1 to the west and R-8 to the south and east. The RMF zone has an allowed density up to 20 dwelling units per net acre. The proposal consists of 15 units to be constructed as four (4) buildings; consisting of four (4) different building types in duplex and 5-plex configurations (Exhibit 4). Proposed building "Type A" would make up 3 units, "Type B" would make up 5 units, "Type C" would make up 6 units, and "Type D" would make up 1 unit (Exhibit 5). Building 1 consists of 3 units, Buildings 2 and 4 consist of 5 units each and Building 3 consists of 2 units. Together the units would have a finished gross floor area of 34,795 square feet (living area + garage area + deck area; Exhibit 4). The average living area per unit is approximately 1,756 square feet with an average attached garage size of approximately 467 square feet. The smallest overall unit would have a total finished living area of 1,745 square feet with a 214 square feet attached garage and a 44 square feet deck area (2,003 square feet). The largest overall unit would have a total finished living area of 1,678 square feet with a 728 square feet attached garage and a 136 square feet deck area (2,542 square feet). Each unit would have attached parking garages on the first level providing stalls for two vehicles with either side-by-side or tandem parking (Exhibit 6). If all 15 units are provided by the development, the net density would be 17.5 dwelling units per net acre, which is within the allowable density range for the RMF zone. These buildings would be approximately 37'-2 Yz" at the highest point of the shed roof and three stories (Exhibit 7). The proposed development plans to take advantage of territorial views to the West while maintaining inviting and pedestrian-oriented fa~ades along Sunset Blvd NE. All buildings facing Sunset Blvd NE are configured to have large glass entry doors on raised stoops. The site was previously improved with a small 480 square feet office building with paved and gravel access drive. Fill was also placed on the property to create a terraced area more or less even with Sunset Blvd NE. The office building was removed in 2010; however, the pavement and gravel areas remain in an unmaintained condition. The remainder of the site is covered by trees, blackberry bushes, and grass. Table 1. Neighborhood Characteristics: Location Parcel Number{s) Address(es)/Name{s) Land Use(s) Zoning Site 3119900005, 701-707 Sunset Blvd NE Residential High Density Residential Multi- 3119900010,and Family 3119900011 North 3119900020 and 717 Sunset Blvd NE and Residential High Density Residential Multi- 1864950000 821 Sunset Blvd NE Family ERCReport , City of Renton Department of Community, SUNSET'S EDGE TOWNHOMES nomic Development :nvironmental Review Committee Report LUA16-000864, ECF, PP, PPUD Report of February 27, 2017 Page3ol8 APT# South 6056500400 N/A Residential Medium Residential -8 Density West 6056500100 N/A Residential Low Density Residential -1 East 7227500005 and 700 Sunset Blvd NE and Residential Medium Residential -8 3119900185 714 Sunset Blvd NE Density The proposed project is anticipated to include approximately 204 linear feet of street frontage improvements along Sunset Blvd NE. Frontage requirements include 22-foot wide half-street paved width from the centerline of the right-of-way (including five-foot wide bike lane, eleven-foot wide thru travel lane, and six-foot wide half width for the center turn/ left turn lane), one-half foot wide curb, eight-foot wide landscaped planter strip, eight-foot wide concrete sidewalk, and one-foot wide clear width back of the sidewalk. The right-of-way (ROW) width should extend to include the one-foot wide clear width back of the sidewalk. The ROW width dedication required is approximately 9.5 feet (subject to final survey). Additional improvements to the site include subgrade utility installation, driveways, a woonerf, landscaping, pedestrian pathways, retaining walls, and common open space. The project would access Sunset Blvd NE via a new private driveway extending west into the site, approximately 83 feet, before configuring into a T-shaped hammerhead turnaround. Vehicular access to the proposed buildings would come from a central private road. As proposed, there are 30 parking spaces provided within the garages and 1 outside surface parking stall near the common play area. The total impervious surface area would be approximately 21,161 square feet or 56.8 percent of the net lot area (21,161 SF/ 37,244 SF= 56.8%). Pervious areas of the project site would either be landscaped or installed with pervious pavers. I PARTTWO: ENVIRONMENTALREVIEW 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 C. 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated reports submitted at a later date. 2. The applicant shall apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3·050J, prior to civil construction permit approval. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 ERC Report Neighborhood Detail Map Existing Site Survey (SVl) Preliminary Planned Unit Development Map (PUDl) Architectural Site Plan (Al.1) ERC Report City of Renton Deportment of Community ue .. canomic Development SUNSET'S EDGE TOWNHOMES Environmental Review Committee Report LUAl6·000864, ECF, PP, PPUD Report of February 27, 2017 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Floor Plans (A2.l-2.4) Building Elevations (A3.l-A3.4) Landscape Plans (L-01 and L-02) Tree Retention and Clearing Plan (SVl) Page 4 of a Exhibit 10 Geotechnical Engineering Report for 701 Sunset Blvd NE prepared by E3RA, Inc. (dated April 16, 2015) Exhibit 11 Preliminary Technical Information Report for Renton 701 Town homes prepared by Duncanson Company, Inc. (dated October 26, 2016; revised date January 27, 2017) Exhibit 12 Arborist Report prepared by Arborists NW, LLC (dated October 30, 2016) Exhibit 13 Generalized Utilities and Drainage Plan (Cl) Exhibit 14 Profiles and Site Section (C2) Exhibit 15 Construction Mitigation Description Exhibit 16 Advisory Notes to Applicant 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 applicant submitted Geotechnical Engineering Report for 701 Sunset Blvd NE prepared by E3RA, Inc. (dated April 16, 2015; Exhibit 10). At total of three exploratory test pits were excavated with a rubber-tracked mini-excavator. The subsurface soils on the site were found to contain a surface mantle of sod, topsoil, or gravel surfacing, typically no more than 6 inches thick. Underlying this material, a fill zone spans much of the site, typically extending to 4Y, feet below existing grade. The uppermost 3 feet of the fill material is comprised of silty sand in a medium dense in-situ condition. From 3Y, to 4Y, feet below existing grade, logs, woody debris and general refuse were incorporated into the fill material. Native soils on site consist of glacial till deposited during the most recent glaciation of the area; the Vashon Stade of the Fraser Glaciation. Glacial till deposits observed in our subsurface explorations were all moderately weathered and comprised of gravelly, silty sand in a medium dense in-situ condition. The report stated that unweathered deposited would likely be encountered with depth. No groundwater seepage was observed by the geotechnical engineer at the time of subsurface explorations (January 21, 2015), which extended to a maximum depth of 7 Y, feet below existing grade. The geotechnical report did not encounter any loose sand layers or lenses that could contribute to liquefaction. The geotechnical report concludes post-construction settlement could occur due to a zone of organic-laden fill material underlying the site. As a result, the geotechnical report recommends over-excavation of the building footprints down to native soils (approximately 4 Y, feet) followed by structural fill. Also, if floor construction occurs during wet conditions, it is likely that a geotextile fabric, placed between the structural fill floor sub base and native soils, would be necessary. In addition, conventional spread footings were also found, by the geotechnical engineer, to provide adequate support for the structures if the subgrades are properly prepared. The applicant proposes to excavate approximately 900 cubic yards of fill material and native soils. Structural fill is estimated to be approximately 3,400 cubic yards. Overall the applicant is proposing to regrade approximately 75 percent of the subject property to provide for building sites, access driveways, common ERCReport City of Renton Department of Community ot Lconomic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 Environmental Review Committee Report LUA16-000864, ECF, PP, PPUD Page 5 of 8 open space and parking areas. The applicant would be subject to designing and installing temporary erosion and sedimentation control measures (TESC) in order to capture runoff water and sediment during construction. The subject property has been identified as an Erosion Hazard and Landslide Area by City of Renton GIS, based on the much of the site slopes exceeding 15%. A protected slope exists along the western margin of the site. According to the geotechnical report and the results of the soil exploratory test pits, past fill activity spans much of the site, typically extending to 4 Y, feet below existing grade. A protected slope is defined as a hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15'). The engineer identified a 5,485 square foot area of the subject property as protected slopes. The applicant is proposing to encroach into approximately 2,025 square feet of the protected slope necessitating an alteration to the critical areas created as a result of the private gravel U-shaped road installation created over the past several decades. The applicant is proposing to remove the existing fill comprised of silty sand, logs, woody debris and general refuse up to 4 Y, feet below grade from the top of the protected slope and re-graded to less than 15 feet in vertical rise so that relief of the protected slope would be less than 15 feet high (Exhibit 13). Therefore, staff is recommending a mitigation measure that would require the applicant to formally apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-050J, prior to civil construction permit approval. The Geotechnical Report, recommends that no permanent slopes be steeper than 2H:1V and all permanent cut slopes and fill slopes should be adequately inclined to reduce long-term raveling, sloughing, and erosion. The use of flatter slopes (such as 2Y.H:1V) would further reduce long-term erosion and facilitate revegetation. The 2015 geotechnical report included specific recommendations for: site preparation, spread footings, slab- on-grade floors, asphalt pavement, and structural fill. As such, staff recommends a mitigation measure that the applicant shall comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report submitted at a later date. Mitigation Measures: a. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report submitted at a later date. b. The applicant shall apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-050J, prior to civil construction permit approval. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles. Dust control would be mitigated through the use of temporary erosion control measures or other measures to re mediate impacts as needed (Exhibit 15). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. ERCReport ' City of Renton Department of Community r;;,1 i;;Conomic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Water runoff (including stormwater) Environmental Review Committee Report LUA16-000864, ECF, PP, PPUD Page 6 of 8 Impacts: Duncanson Company, Inc. submitted a Preliminary Technical Information Report for Sunset's Edge Townhomes (dated October 26, 2016; revised date January 27, 2017; Exhibit 11) with the application. The report analyzes off-site drainage and project surface water collection and distribution. According to the report, project site basin area is 37,244 square feet or 0.86 acres. Water runoff exits the property and flows northwest through Puget Sound Energy (PSE) property, down a well vegetated slope of less than 15 percent, for at least 50 feet. Runoff continues west for another 200 feet before entering the stormwater conveyance system in 1-405. According to the drainage report, the site was previously graded and filled. The project is part of a redevelopment of the site that removes and replaces some pavement and gravel areas with the construction of 15 townhouse units. A new internal road and sidewalk is proposed to provide access to the units. Runoff would be collected from the access drive, roof surfaces and some landscape areas and would be routed to a subgrade detention tank (shown on the generalized utilities and drainage plan -Cl measuring roughly 38 feet long by 35 feet wide; Exhibit 13) near the north end of the subject property via a piped storm drainage system. The proposed control flow rates would match the existing conditions for the 2-, 10-, and 100-year storm events. As described in the drainage report, full dispersal is not considered feasible due to lack of available flow paths and infiltration was also deemed infeasible due to fill and till soils and slope considerations. Flow control BMPs are proposed to take the form of permeable pave rs for the internal site walkways. The project would provide Basic Water Quality treatment in the form of a Stormfilter and provide for Peak Rate Flow Control according to the TIR. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: An Arborist Report was prepared by Arborists NW, LLC (dated October 30, 2016; Exhibit 12) and was submitted with the land use application. The subject property contains 16 significant trees, with the predominant species being cottonwood. Other tree species identified by the report included Big Leaf Maple, Black Locust, Pine, and Sweet Gum with a Diameter Standard Height (DBH) ranging from 8 to 55 inches. The applicant is required to retain 20 percent (20%) of the trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 16 significant trees within the project area, the applicant is proposing to retain 5 trees to meet the 20% tree retention requirement (Exhibits 8, 9 and 12). As a result, the applicant has demonstrated compliance with the Tree Retention requirements of the code. During construction, trees required to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction per RMC 4-4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot- high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3") of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. ERCReport City of Renton Deportment of Community & economic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 Nexus: N/A 5. Environmental Health a. Noise Environmental Review Committee Report WA16-000B64, ECF, PP, PPUD Page 7 of 8 Impacts: Noise impacts would primarily result from the construction of the proposed road improvements and new structures. The construction noise would be regulated through the City's adopted noise level regulations per Chapter 8-7, RMC. The City's noise regulations limit haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. Permitted work hours in or near residential areas are restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m. for multi-family construction activities from Monday through Friday. Work on Saturdays is restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work is permitted on Sundays. Noise impacts anticipated are anticipated to be impacts that would be commonly associated with multi- family development. Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Aesthetics Impacts: The 3-story duplex and 5-plex multi-family buildings would be setback from the public right-of-way approximately 10 feet (Exhibit 4). The development transition between the existing development to the north and the proposed multi-family structures are buffered by the landscaped public amenity area at the NE and NW corners. The four townhomes the located near the north property edge have sloped shed roofs that open the development and reduce the massing along the property edge. The building massing is also articulated with balconies, designed to enhance building composition and provide amenity space. Composite siding with textured cement would make up the exterior building materials. The project proposes to utilize the BuiltGreen sustainable rating system to minimize the environmental impact of the development. Site infrastructure, such as storm drainage, will be underground and designed in accordance with Low Impact Development principles to allow for increased common open space on the subject property. Mitigation Measures: No further mitigation recommended. Nexus:N/A 7. Transportation Impacts: 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. Generally this includes residential plats of 20 lots or more lots. A residential project consisting of 15 townhome units is not expected to generate more that 20 new peak hour trips (as per the ITE Trip Generation Manual); therefore, a traffic study was not required for the proposed project. It is estimated that there would be between 300 and 430 commercial dump truck trips for import and export of approximately 4,300 cubic yards of graded materials and structural fill to and from the project site. All construction traffic would occur by leaving the site (turning right) and following Sunset Blvd NE to the south. All traffic would then proceed to either turn left onto Maple Valley Highway or 1-405. Access to the site would be provided through a private road located near the center of the site. The central access point minimizes curb cuts onto Sunset Blvd NE, classified as a Minor Arterial Road. The access would terminate in a hammerhead turnaround at the center of the development (Exhibit 5). This would allow for centralization of vehicular access while also allowing sufficient developable area for the project. The ERC Report City of Renton Department of Community & ~,anomic Development SUNSET'S EDGE TOWNHOMES Report of February 27, 2017 Environmental Review Committee Report LUA16-000864, ECF, PP, PPUD Page 8 of 8 neighboring properties have all been developed so it is not anticipated that further development would occur at this intersection. The private internal entrance access driveway would be sloped at a 2 percent grade where it intersects with Sunset Blvd NE, and then it would increase to a 15 percent slope through the middle section before terminating at a 2 percent slope at the centerline of the internal lane. The internal lane has slopes between 6 and 10 percent. Access roads with slopes in excess of 15 percent must be approved by the Renton Fire Authority. The project would be required to complete half-street frontage improvements to Sunset Blvd NE. Street improvements would include, but are not limited to, paving, sidewalks, curb and gutter, landscaping, bicycle lanes, and street lighting along Sunset Blvd NE (Exhibit 13). The internal access road would be constructed as a woonerf (a shared pedestrian and vehicular area). The typical width of the woonerf is 25 feet of asphalt followed by a 4 to 5 foot pedestrian walkway constructed with permeable pavers. The permeable pavers are located in the plaza area between Buildings 3 and 4, on both sides of the woonerf within the north/south portion of the T-shaped hammerhead abutting the lots, in the off-street surface parking stall, along the south side of the entrance road, and in the pedestrian walkways connecting the public sidewalk along Sunset Blvd NE to the front doors of Buildings 1 and 2. The flush curbs between the two different materials would allow shared pedestrian and vehicular movements throughout the development. On-street parking would not be allowed on the portion of Sunset Blvd NE fronting the site or within the proposed private access road. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 8. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant" (Exhibit 16) . ./ 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 March 17, 2017. 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. £RC Report Project Name: CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Number: Sunset's Edge Townhomes LUA16-000864, ECF, PP, PPUD Date of Meeting February 27, 2017 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Jacob Young Project Location 701-707 Sunset Blvd NE, Renton, WA 98056 Exhibits: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit S Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 ERC Report Neighborhood Detail Map Existing Site Survey (SVl) Citizen Design Collaborative, 46 Etruria Street, Suite 201, Seattle, WA 98109 Preliminary Planned Unit Development Map (PUDl) Architectural Site Plan (Al.1) Floor Plans (A2.1-2.4) Building Elevations (A3.l-A3.4) Landscape Plans (L-01 and L-02) Tree Retention and Clearing Plan (SVl) Geotechnical Engineering Report for 701 Sunset Blvd NE prepared by E3RA, Inc. (dated April 16, 2015) Preliminary Technical Information Report for Renton 701 Townhomes prepared by Duncanson Company, Inc. (dated October 26, 2016; revised date January 27, 2017) Arborist Report prepared by Arborists NW, LLC (dated October 30, 2016) Generalized Utilities and Drainage Plan (Cl) Profiles and Site Section (C2) Construction Mitigation Description Advisory Notes to Applicant ------~RentOll 0 Department of Com mu · and Economic Development NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance Mitigated (DNS-M) for the following project under the authority of the Renton municipal code. Sunset's Edge Townhomes LUAlG-000864 Location: 701 Sunset Blvd NE. Citizen Design Collaborative is requesting Preliminary Planned Urban Development, Preliminary Plat and SEPA Review for the construction 15 townhomes with attached garages at 701-707 Sunset Blvd NE. The 0.9 acre site is located within the RMF zone with woonerf access provided via Sunset Blvd NE near NE 7th St. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on March 17, 2017. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on April 11, 2017 at 11:00 am to consider the submitted application. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: March 03, 2017 • Architectural Response Letter, dated 01.30.2017 RE: "On Hold" Notice Permit Application#: LUA16-000864, ECF, PP, PPUD Project Address: 701-707 Sunset Boulevard NE Preparer/Contact: Jacob Young Contact info: 206.853.8055 Response: PPUD ,,.-,i ·~ ' I City Staff: Clark Close (425)430-7289 Date Rec: December 13, 2016 1. Adeqeate si.ght distance should Ce provided at. t:lc street .. ;:,, in t.ersect. icns. T1H~ bu-i. ld:i ngs wi J. .l be rt;quirHd tc be~ located outs :i.de the sight triangles or clear vision area. Response: Structures are located at least 25ft from the intersection with Sunset Boulevard NE. Overhangs located within this area are at least 10ft above grade. ). Adequate corner curb turning radii. are to be pr:ovi..ded at the :i.nterna.1 street and alley intersections to meet fire department requirements. Fire departr.,e:it apparatus access roadways are required. to be minimum 20 feet wide fully paved, with 25 feet ir:side a:1.d 45 feet outside turning radius. Adequate tu:::ning rnovemer..ts for fire vehicles would not infringe upon pedestrian sidewalks. Response: Civil engineer to respond. 3. All internal roads :.o serve the Planned Urban Development project shall be pr!vate alleys located within 3 tract or tracts. Update the Civil Sheets and the Architectural Sheets to reflect the revised preliminary plat layout. An inverted crown section is to be provided on all private alleys. As a public benefit, staff is recommendinq that tl-.e al2..ey be constr·ucteci into a 'iioor:erf (:..iving street), which views the streec as a social space, or stared space, rather than j~st a channel for vehicular mobility. The co~structicn details and sp<:cif.i.cat.i.on shoul,l lH'l shown in the pl.ans. ::n gerH~ra.l, an alley is const-.ruct.ed o:: a m:.nimum 4 inches t.hi::k E1'li"\ over minimum 6 inches of crushed rock ::or the pavement layer thickness. However, staff is a.i.so suggesting the ·.~corporation of pavers into the overall design. Response: The requested woonerf has been incorporated into the design and is depicted on sheet Al.l. Refer to civil engineering response for additional details. 4. A Homeowners Association will be cequired to be established to ensuce maintenance a~d repair of the er vale a]].cys, si.dewalks and open spa2c is paid for· by futur~ residents. Update the Draft I,cgaJ D:)ccmc·r. ts accordlng 'c.y. Response: As stated in Draft Legal Documents section 4.3.6, the duties of the Association include maintenance and repair of common areas and all exterior maintenance on lots within the development. Per section 5.1.1 of the same, the Association is also granted authority to levy assessments as necessary to pay for such maintenance. 1 5. The proposed access locaticn from Sunset Blvd NE (approximately 86 feet north of t.he south property .l.i.ne to the· center of thn dri.ve aisle) will require tl1e access to be restricted to a right-in right- out only driveway with c-cu:=bing on Sunset Blvd NE (this is because the uccess is located in the portion of Sunset 30:1levard which has the left tu~rl only lane marking). If the applicant wants the City to review full access for the project, then U:e access location will have to be proposed further north {away from the end of the left turn only J.a~e on Sunsn~ B0ul2varri NE}. If the applica~: wishes to pro=eed with the relocat.ed access option, a revised sketch labeling the distar:ces from the nearby street intersection and fro:n the end of t.te left turn only lane should be submitted for review. If the driveway access i.s rE~locat~~d furthQr to thr~ north, fu.1..l. acc2ss to Sunset Blvd NE will require the construction of a U-.ro-way left turn lane in front ot the site. Response: The access drive to the site has been relocated further to the north as requested. The requested dimension from the centerline of the revised access location to the street intersection has also been added to Sheet Al.l. Refer to the civil engineering response for additional details. 6. The minimum easement width for water main is 15 feet instead of the 10 feet shown in the current submittal. No buildings or walls are allowed in water easement. Response: Civil engineer to respond. 7. In order to rr.eet the fi::e flow demand, a minim'J.m 12-inch diameter water main is required throughout the side instead of the 10-inch diameter water main shown. Response: Civil engineer to respond. 8. The 12-inch dia:neter water main must extend to the south property line of the site. As shown in the plans it terminates just south of Lot .10. Response: Civil engineer to respond. 9. A fi.re .hydrant w.i.11. be required nea.r Lhe dead end port:i.on of Lhe water main. t\ m.i.:1.Lw.L11. of fou.:::-.Lire hydrants are required. One hi l'h i c1 150 feet and three within 300 feet ot the proposed buildings. 2:x:i.;stirg Yydr.:MU> cAn be countcid toward the-rc-qu).n;mont as long as they meet current code, incluciing 5 inch Storz f.i LLings. Fire £.lows Lhat exceed 2, SOO qpm require a looped main ar:::iu:,d/through t.he proposed bu~1di~gs or complex of buildings wh!.ch is not in place at th-is time and w111. requi~·e waLE~r rna:i.n ,:;;xt:cns"ions/rcp1a.c:0.mcnts. 1 ,, V • Response: Civil engineer to respond. Minim-crr, 4-inc.h diamete::::-water rr.airt extension is required in t'ron:.-of I,ots 1-4. Again, a ml.nlmum 15-fooL wide easenen: is required around the water r1a.: . .n. Response: Civil engineer to respond. 2 • 11. Each b1.~ilding {with ar. individual owner} sha..'..~ be served by indi.vidcrni. domestic wat~;r rnQt(Yrs d.i.rectJy .i.r:. f~on"..". cf the;::: lot:"">. Double check valve assembly (DCVA) is required cl·.: the domestic ·,vater meters since t"r,e building height exceeds 30 fee·:. A pressure reducing valve will be required on the downstream of each water meter becuuse the water pressure is over 80 psi. Response: Civil engineer to respond. 12. The domestic wat.er meters should not be located in the driving surface as shown in the cu:::-:::-ent plans. A 5-foot by S-foot easement is required for the individual water meters. Water meters shall be located in planting strip or in a location that is net a vehicular travelled sur~ace. Response: Civil engineer to respond. 13. The proposed SJ~set Blvd KE street section does not include the required 0.5 width for the curb. The required ROW jeclicati.on will have to be .revi.s2d to provide the 0.5 feet w~de curb. Staff ha.s a.J.so requested one (l) foot clear width back of tf'.e sidewalk to be wilhin the ROW. City sta:1dards include a maxinn.::rc slope cf 4H:1V to a distance of 4 feet back of the sidewalk. Provide an updated street sectior. that shGws and labels the required ROW width correctly. Also, minimum 6 inches crushed rock layer is to be provided below the HMA layer in the pavement. Response: The street dedication has been revised to accommodate the curb and clear area back of the sidewalk. Calculations have been updated to reflect this revision. Refer to civil engineering response for additional details. 14. The sewer main should not be located beneath the stormwater facility. Relocate the ~,ewer in t.h~ plans or adji.:st U:e stormwat.er facility. Response: Civil engineer to respond. 15. The sewer nai~ should not be located in the sidewalk. Please show it within tte pavement or paver portion of the alley. A mi.nimum lS feet w.i.dc casement would be required to provide 7'or t..h.e sewer: ma.in. No b'ui.1.d:Lnqs or wa11.s ::1re a1..lowed wittdn U:e sewi~r easemenL. Response: Civil engineer to respond. 16. The se:.ver .r:i.a.>·1 :-,hculd at_ a Etinimum ext.end V> the property lines. Response: Civil engineer to respond. 1·1. All loLs sho~~d be served by individual se~er stubs. Response: Civil engineer to respond. 3 18. The TIR mentioned that Reduced Impervious Surface Credit is provided for Flow Control BM?. The TIR incorr(~(:tly refers to ~he project as a "Large :.ot High Impervious Site.'1 The proposed project is a preliminary plat PUD and proposes individual small lots, so the storrr,water flow control BM? for the .individual lots needs to be provided. Response: Civil engineer to respond. 19. The City Amendment of the 2009 KCSWDM inc.lud~:-:, 6 Spec.ial Requirements. ':'he Stormwater TIR should mention all the 6 Special Requiremer.ts. Response: Civil engineer to respond. 20. All internal roads, alleys, surface parking for guests shall be located with a t.rac-:. or tracts. Likewise, the r:et::aining walls being constructed to support the private road and utilities should also be incli..:.ded in the tract (sl controlled ar.d rr,a5-nt.ai.ned by the Homeowners Assoc.iat.i..on and not. be the individual owners of the .lots. Response: Civil engineer to respond. 21. A geotechnical report based on the detailed requirements of .RI',1C 4-8- 120D. 7 Table 18 is required. Including, but not limited to, information regarding water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical enqineer, slope stability analysis, soil suit.able/unsuitable for infiltrat.:.on, recommendations regarding the construction in protected and regu.":.ated slopes given a major porti::m cf -:.he site i3 located in a high erosion haza=d area and the ent~re site is located in the hiqh landslide area. Response: Civil engineer to respond. 22. In any reside:r::.ial district, the mu.ximt:m height cf any fence, hedge or retaining wall shall be seventy-two inches (72~}. Te~tacing is the act. of forning hillside into a number of leve2. flat areas (terraces) betweer. 1:etain.in.q walls, which is often used when the maximum heiqht of a singl.e retaini.ng wal.J. is insufficicrt. Please refer to ~etai.ni.ng wall st..andards (R!'-lC 4-4-040) lor adcLi.t.i.ona·1 ·infccna·~~ion. Fo:.-:-ex.a.mp.Le there shall be a mln.i~um Ll1ree-foot (3') landscaped setback al the bu.se of retaining walls abutting public rights·-·of-·way. A modificution request. i:ander the P.l.anne:d Gr..ba.n Devc.l.opment appl..:i .. cat.i.on would be :required to dev..\..aLP. frcrn Renton Municipal Code. In app::O"ving a planned urban development~ the Ci Ly may rnodlf\• any of Lhc standards of chapter 4-2 .RMC, RMC ·'1.-1-'LOO, chap::__er· 4-4 H;v1c, RM.C 4-6-060 and chapter 4-7 n::.1c, except as l.i.sted in ::-;1.1b::-;ec.t:i.or ;.33 ()f R.!"-'IC 4-9-130. All modificatlons shall be considered si~ultaneously as part oI the planned ur:-ba0 deve J opmerit.. Response: Civil engineer to respond regarding retaining wall height. Refer to the landscape plans, sheets L-01 and L-02, for landscaped areas at the bases of retaining walls. 4 23. No b~ildings or wal:5 should encroach irto the exis~ing public c1ti.Li.ti.E~s {v;ater a.~'..d sew<)1:) <:::a.~><:::ment 1:)co.ted un tiH'~ wr:st si.de of the parcels (KC Recording Nos. 770906C79C, 770906079! and 7709060794). Response: No buildings or walls are proposed within the easements. 24. A slrong component cf the public benefit w..:._:: include a g.~eat lighting plan and signage package for the internal private alley (woonerf). P~_2as2 provide. Response: It is proposed that lighting in the woonerf will be provided by modern sconce-style fixtures mounted on the side of structures fronting the woonerf. Refer to Figure 2b in the Urban Center Packet for an example. Similar fixtures will also be used on units facing Sunset Boulevard NE (Figure la) to provide continuity throughout the development. Signage in the woonerf will consist of unit numbers and wayfinding signage. Such signs will be designed to complement the modern aesthetic of the development and may include individually die-cut unit numbers. Exact lighting and signage product selection will be made at a later date. 25. Private alleys do not have to .be excluded from density. Revise and resrJ:::mit the density worksheet Cased or. the changes to the street classification and the amount of right-of-way required along Sunset Blvd NE. Response: Find attached a revised Density Worksheet per the above comment. Calculations on Sheet AO.O have also been updated. 5 Civil Response to Comments • Sight triangles are depicted on sheet Al.l. i'1 ', ,, ·1.,) ,::;: ,· • The 45-foot outside and 25-foot inside turning radii are depicted on Cl and Al.l. The walkways-· are flush with alley paving and can be used by fire apparatus. • The internal road is designed as an inverted crown alley located within a private tract. The paving section includes 4" HMA over 6" crushed rock with traffic bearing permeable paver walkways along the perimeter. • Owner to respond. • The access point onto Sunset Blvd NE has been shifted north so that it is outside the left turn pocket and lines up with an opposite side driveway. Intersection and turn lane separation distances are labeled on Cl. A conceptual two way left turn lane is shown on Cl. • The plan now specifies a 12-inch water main loop. • The 12-inch water main extends to the south property line. • A fire hydrant is shown near the south dead end terminus of the water main. Including the new hydrant and existing hydrants in the area, there are 3 hydrants within 150 feet of the project and a 4th hydrant within 300 feet, thereby meeting the required number of hydrants. Storz adapters will be added to any hydrants not already so equipped. • The 4-inch dead end main is no longer applicable due to the revised site configuration. • An individual meter is shown for each building. A note regarding the DCVA requirement is included on Cl. • The meters are now placed outside the driving surface with 5-foot easements around the meters. • The Sunset Blvd NE section has been revised to include the 0.5' for the curb, the l' clear width, the revised dedication requirement, and 4' of 4:1 slope. Six inches of crushed rock are specified in the cross section. • The sewer main is no longer in conflict with the storm drain. A 15-foot easement is shown for the sewer main. • The sewer main extends as needed to serve all lots. All other surrounding properties are already served by sewer. • All lots will be served by individual sewer. A note to this effect has been added to Cl. For clarity each individual sewer is not shown on this preliminary utility plan. • The TIR has been revised to apply Small Lot Flow Control BMPs in the form of permeable pavers. TIR also revised to reflect updated pervious/impervious area figures due to the revised site configuration. • The TIR has been revised to address the 6 Special Requirements of the City of Renton Amendment. • The internal road, parking and other common space are all located within a tract. • The geotechnical report is included in Section 6 of the TIR. • The site configuration and grading have been revised to conform to the 6-foot height limitation. • No buildings or walls encroach into the existing utility easement. • Architect to respond. • Density Worksheet D Cl;"llE.N . !,!:, e·.rw1a st su,;e #201 sec11t1.e 'Nd 98109 Project: Sunset's Edge Townhomes 701-707 Sunset Blvd NE Renton, WA 98056 PROJECT NAME & DESCRIPTION: PROJECT NARRATIVE Sunset's Edge Townhomes. 15 townhomes at 701-707 Sunset Blvd NE in Renton, WA LAND USE PERMITS REQUIRED: No additional land use permits apply. ZONING DESIGNATIONS: Residential Multi-Family IRMF] CURRENT USE OF SITE: Undeveloped vacant lot SPECIAL SITE FEATURES: Unregulated, artificial steep slope SOIL TYPE AND DRAINAGE CONDITIONS: Fill material !silty sand with woody debris and refuse) above native glacial till. No groundwater encountered. Soils marked as moisture-sensitive by project geotechnical engineer. PROPOSED USE AND SCOPE OF DEVELOPMENT: Construct 15 townhomes with attached garages combining three legal lots via boundary line adjustment PLAT: 15 Lots and 1 Common Element !Tract Al. Lots range from 737 sf to 909 sf for units. The total lot area is 39,187 sf before dedications are made. ACCESS: Driveway and pedestrian access occurs at the midpoint of the site along Sunset Blvd. TOTAL EST. CONSTRUCTION COST & EST. FAIR MARKET VALUE OF PROPOSED PROJECT: Estimated construction cost is approximately $2.5 million. Estimated fair market value of the completed project is $5.5 million. CDC 15-309 I Sunset's Edge D CITIZEND t:_ ,·,: Gr-, 46 etrur,a st su·te #201 seat;le wa 7'8109 of/1::e. 206.535.7908 www.cot(abora \1vec ::i.c om PROJECT NARRATIVE ESTIMATED QUANTITIES AND TYPE OF MATERIALS OF FILL AND EXCAVATION: Excavation is estimated to be approximately 900 cy of existing fill materials and native soils. Structural fill is estimated to be approximately 3,400 cy. Non-structural fill is to reuse excavation materials. NUMBER, TYPE AND SIZE OF TREES TO BE REMOVED: Eleven deciduous trees [species varies) are to be removed. Most trees range in size from 8"" to 18"' DBH. and one tree is 40"" DBH. CITY DEDICATED LAND: 9.5' strip along the west property line. PROPOSED JOB SHACK, SALES TRAILERS OR MODEL HOMES: The job shack is to be located near the northeastern corner of the project site. No sales trailers or model homes are anticipated. PROPOSED CODE MODIFICATIONS: Minimum Proposed Lot Size: Per RMC TBL 4-2-11 O(a). townhouse lots are required to be a minimum of 25 feet wide. This development departs from this requirement and provides townhouse lots of varying widths ranging from 15' to 36'. Proposed Road Right-of-Way: Per RMC 4-6-060, a shared driveway cannot access more than (4) residential units. As the proposed development would access more than [41 units. it cannot be served by a shared driveway. The required public street would conform to the "limited residential access"' standard, which requires a right-of-way width of 45". This development departs from this requirement and proposes a 26'-0"' wide private woonerf. Minimum Parking: Per RMC 4-4-080, 1.6 parking spaces must be provided for each large townhouse unit. Also per this section, up to 30% of those spaces may be compact [8x16l spaces. The remaining must be large (9x20l spaces. This development departs from this requirement and proposes that all parking spaces be compact. No departure is sought from the total number of required spaces. CDC 15-309 I Sunset's Edge D CITIZEN • 46 erw1a sl SIJ·.e #2D1 sec,·_tle w-:, 92109 oif1CE. 206.535 7''C8 'N 1//','/, cvllab:Ya: 1vec0.,~om PROJECT NARRATIVE Setbacks: Per RMC table 4-2-110A, townhouse developments are required to provide 1 o· front and rear yards, 5' side yards on unattached sides and no setback on attached sides. As a whole, this development provides the required setbacks. However, it departs from this requirement and does not provide setbacks within the interior of the development. Refuse Enclosure: Per RMC 4-4-090. all residential development except single-family houses and duplexes is required to provide a centralized collection and storage point for refuse. This project departs from this standard and proposes refuse storage in each unit's private garage. Refer to attached Project Compliance Statement for departure justification. PROXIMITY TO STREAM OR WETLAND: No streams or wetlands are within 1 DO feet of the proposed development. CDC 15-309 I Sunset's Edge DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------,ten ton 0 ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: Planning Division 1055 South Grady Way-Renton, WA 980S7 Phone: 425-430-7200 I www.rentonwa.gov JAN ~ ··•. :,,1:1 U !_t ~·-I 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: [bg[Q} 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. 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 • USE OF CHECKLIST FOR NON PROJECT PROPOSALS:~ 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 NON PROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", 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:ijwww.ecy.wa.gov/programs/sea/sepa/e-review.html A. BACKGROUND~ 1. Name of proposed project, if applicable:~ Sunset's Edge Townhomes 2. Name of applicant: ~ Citizen Design Collaborative (Primary Contact) Tottenham, LLC (Owner) 3. Address and phone number of applicant and contact person:~ Jacob Young Citizen Design Collaborative 46 Etruria Street, Suite 201 Seattle, WA 981 09 206.853.8055 4. Date checklist prepared:~ October 27, 2016 Revised: January 27, 2017 S. Agency requesting checklist:~ Joe Notarangelo Tottenham, LLC 50 116th Ave SE, Suite 111 Bellevue, WA 98004 Renton Department of Planning and Development 6. Proposed timing or schedule (including phasing, if applicable):~ The proposal is intended for completion in the fall of 2018. 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain.~ No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal.~ Geotechnical Report and Topographic Survey: E3RA, Inc. PO Box44840 Tacoma, WA 98448 Arborist's Report: Arborists NW 1710 SW 318th Place #44D Federal Way, WA 98023 Drainage Report: Duncanson Company, Inc. 145 SW 155th St, Ste 102 Seattle, WA 98166 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. ~ No. 10. List any government approvals or permits that will be needed for your proposal, if known. ~ Planned Urban Development Permit City of Renton Building 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 page. (lead agencies may modify this form to include additional specific information on project description.) ~ Construct 15 townhomes ranging in size from 1000 sf to 1800 sf under a Planned Urban Development. Four townhome plans are proposed. Additional improvements to the site include subgrade utility installation, driveways, a woonerf, landscaping, pedestrian pathways and retaining walls. Zoning for this site is RMF. An unregulated, artificial steep slope is located on site. Street frontage improvements to be constructed include sidewalks, planter strips, and concrete curbs and gutters. The project site is composed of three legal lots. All three lots are currently undeveloped. At the conclusion of construction, a full plat will be performed to create fee simple lots and common tracts. 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 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.~ 701-707 Sunset Boulevard NE Renton, WA 98056 Situate in NE 8-23-5, WM Legal description is located on survey, sheet SV1 8, ENVIRONMENTAL ELEMENTS~ 1. EARTH a. General description of the site~ (check or circle one): Flat, rolling, hilly, "'steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope)?~ -64 % ( artificial slope) 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 ofthese soils.~ 6" surface mantle (sod, topsoil, and/or gravel surfacing) 4-112 fl fill zone (silty sand with woody debris and general refuse) Native glacial till deposits (gravelly, silty sand) Refer to attached geotechnical report for additional information. 4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.~ None. Refer to geotechnical report for additional details. 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.~ Excavation and fill to take place throughout portions of site proposed for development to provide level building sites and remove incompetent soil. Approximately 75% of the lot will be regraded to provide for building sites, access driveways, common open space and parking areas. Structural fill to be imported as necessary, and incompetent soils to be exported as necessary. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. ~ Possibility of erosion during construction due to earthwork grading required by this project. Once construction is complete and permanent landscape plantings are established, erosion risks are expected to be approximately equivalent to those of the undeveloped site or better. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)?~ -65.4% impervious surface h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR ~ Project will be designed and constructed in accordance with the standards and requirements of the City of Renton and recognized Best Management Practices. Silt fences, sheet plastic coverings for exposed slopes, tree protection and stabilized construction entrances will be used to minimize potential erosion. 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 give approximate quantities if known. ~ Emissions due to standard construction activity are expected. No emissions are anticipated after the completion of construction. 5 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. IhfilQ} None are known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: IhfilQ} N/A 3. WATER a. Surface Water: IhfilQ} 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. IhfilQ} No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. IhfilQ} N/A 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. IhfilQ} N/A 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. IhfilQ} N/A 6 H:\CED\Oata\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.~ No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. ~ No. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description ofthe 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.~ No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals.; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve.~ None anticipated. c. Water runoff (including stormwater): 7 H :\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev:08/2015 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.~ Runoff is expected from roof area and impervious surfacing for driveways and pedestrian paths. Runoff will be collected and routed to a detention system. No runoff is expected to flow into other surface waters. Refer to drainage report for additional information. 2) Could waste materials enter ground or surface waters? If so, generally describe.~ None anticipated. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. As noted above, drainage will be routed to a detention system. No alteration to the drainage patterns of neighboring sites is anticipated. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: All runoff water will be routed to a subgrade detention tank on the site via a piped storm drainage system. The tank will drain to a 12" outflow at the western margin of the parcel. No groundwater seepage is anticipated. 4. PLANTS~ a. Check the types of vegetation found on the site:~ ../ deciduous tree: alder, maple, aspen, other ~ evergreen tree: fir, cedar, pine, other ~shrubs ../ grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other 8 H:\CEO\Oata\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev:08/2015 __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? [h§)Q] Trees located within the footprints of proposed structures or impervious areas will be removed. Trees that cannot retained due to proximity to proposed structures will also be removed. Shrubs, grass and other vegetation will be removed throughout the area of work. c. List threatened and endangered species known to be on or near the site. [h§)Q] None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: [h§)Q] Proposed landscaping to utilize native plants and drought-tolerant design. Existing trees to be protected and retained when possible. Refer to landscape design documents for additional information. e. List all noxious weeds and invasive species known to be on or near the site. None known. 5. ANIMALS a. 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: [h§)Q] Birds: hawk, heron, eagle, songbirds, other: ___________ _ Mammals: deer, bear, elk, beaver, other: ___________ _ Fish: bass, salmon, trout, herring, shellfish, other _________ _ b. List any threatened and endangered species known to be on or near the site. [h§)Q] None known. 9 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 c. Is the site part of a migration route? If so, explain. {bmQ1 No. d. Proposed measures to preserve or enhance wildlife, if any: {bmQ1 None proposed. 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. I.bfilQ] Electric energy will be used for all heating, cooling and domestic cooking needs of the development. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. I.bfilQ] It is not anticipated that the proposed structures will shade neighboring parcels. Sight-obscuring vegetation planted along the northerly boundary of the parcel will shade the southern portions of the northerly neighbor. It is expected that the most substantial shading will occur during summer months. 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: I.bfilQ] The project will be constructed to the standards of BuiltGreen (rating unconfirmed). This could include highly efficient building equipment and appliances, increased envelope R-ratings, and material selections lower in embodied energy than used in conventional construction. 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. I.bfilQ] None anticipated. 10 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 1) Describe any known or possible contamination at the site from present or past uses. None anticipated. 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. None known. 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 anticipated. 4) Describe special emergency services that might be required. None anticipated. 5) Proposed measures to reduce or control environmental health hazards, if any: It is not anticipated that any will be required. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? I!:@Q} The site is located adjacent to Interstate 405, a significant source of traffic noise. Airplane traffic is also a source of noise throughout the area. 11 H:\CEO\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 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. @!Ql Typical construction noise would be produced on site during the construction of the project. Construction noise would be produced during work hours (7:30am -6pm, Monday through Friday). 3) Proposed measures to reduce or control noise impacts, if any: @!Ql Construction activities will be limited to typical work hours (8am -5pm, Monday through Friday). A vegetated buffer is also provided between the development and 1-405. Overhead noise is to be mitigated through the provision of insulated roofs. 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. @!Ql The site is undeveloped land with gravel surfacing near Sunset Boulevard NE. The sloped portion of the site is vegetated. The adjacent properties include multifamily residential, single family residential, undeveloped land, city right-of-way and an Interstate highway. It is not anticipated that the proposal will adversely affect current land uses on surround properties. 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 7 @!Ql The site has not been used as working farmlands or working forest lands. 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 working farm or forest lands are nearby. c. Describe any structures on the site. @!Ql None present. 12 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 d. Will any structures be demolished? If so, what?~ None present. e. What is the current zoning classification of the site?~ Residential -Multifamily (RMF) Density limited to 20 dwelling units per acre before bonuses are applied. f. What is the current comprehensive plan designation of the site?~ Residential High Density (RHD) g. If applicable, what is the current shoreline master program designation of the site?~ N/A h. Has any part of the site been classified as a critical area by the city or county? If so, specify.~ Per GIS mapping, a portion of the site has been classified as a steep slope critical area. However, it has been established by the project and city geotechnical engineers that this slope is artificial and therefore not regulated. Refer to the survey and geotechnical report for additional information. i. Approximately how many people would reside or work in the completed project?~ 15 -38 persons j. Approximately how many people would the completed project displace?~ None. k. Proposed measures to avoid or reduce displacement impacts, if any:~ N/A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: ~ Townhouse developments are permitted outright in the RMF zone. The RHD Comprehensive Plan designation also states that developments with that designation should incorporate features of both single family and multifamily housing, facilitate infill development, and efficiently use urban services and infrastructure. By locating multiple townhouse structures around a single access point, responding architecturally to traditional forms and providing utility infrastructure, the project meets these standards. 13 H:\CEO\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: N/A 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing.~ 15 units of middle income housing will be provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing.~ None. c. Proposed measures to reduce or control housing impacts, if any:~ No adverse impacts to housing availability or cost are anticipated. 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?~ -3611 to peak of highest roof. Principal exterior building materials include standing seam metal and cement fiberboard. b. What views in the immediate vicinity would be altered or obstructed?~ Territorial views from properties to the east and north would be altered by this development. It is not anticipated that any views would be fully blocked. c. Proposed measures to reduce or control aesthetic impacts, if any:~ The site is terraced to reduce the apparent height and bulk of the townhomes. Vegetated buffers are also provided along the north and south property boundaries. Finally, the architectural massing of the development is designed to respond to and reinterpret traditional urban forms found throughout the area. 14 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev:08/2015 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? [illtlQ1 It is expected that interior lighting will be visible through windows during early evening and morning hours. Exterior lighting in this development is minimal and decorative only. Reflections may be produced by window glazing under certain weather conditions, but no mirror glass is proposed. b. Could light or glare from the finished project be a safety hazard or interfere with views? [illtlQ1 It is not expected that light or glare from the proposed project will be a safety hazard or interfere with views. c. What existing off-site sources of light or glare may affect your proposal? [illtlQ1 An existing street light is located in the right-of-way near the project site. This light will be relocated and is expected to remain near the project site. Other nearby light sources include the multifamily developments and single-family residences to the north and east. It is not anticipated that these light sources will negatively impact the project. d. Proposed measures to reduce or control light and glare impacts, if any: [illtlQ1 All exterior lighting fixtures will be directed downward and shielded to minimize light pollution. No site lighting is proposed. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? [illtlQ1 The nearest public open space and recreational facilities appear to be located at Highlands Elementary School, approximately half a mile from the site. Windsor Hills Park is located approximately one mile away. Neighbors have also expressed that the vegetated area between the project site and Interstate 405 is often used as an informal recreational area. b. Would the proposed project displace any existing recreational uses? If so, describe. [illtlQ1 No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: [illtlQ1 The project proposal includes a children's play area, common open space with seating and private yards for some units. All units are also provided with balconies and decks. 15 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.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. I!N)Q] No. 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. I!N)Q] No landmarks or material evidence of archaeological significance have been observed. c. 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. I!N!Q] The WISAARD database has been consulted. 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 cultural resources have been located on the project site. 14. TRANSPORTATION 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. I!N)Q] The site is served by Sunset Boulevard NE. II also abuts, but is not served by, Interstate 405. Access to Sunset Boulevard is provided by a single curb cut as shown on the site plan. 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? I!N)Q] No transit currently serves the immediate area of the project site. The nearest transit stop is located at the intersection of NE 7th Street and Edmonds Avenue NE, approximately a quarter mile away. 16 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate?~ 31 new parking spaces will be provided. The site is currently undeveloped, and no parking spaces will be removed. 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).~ A new private woonerf is proposed as part of the project. The project also proposes to dedicate a 9'-6" strip of land along Sunset Boulevard NE for road purposes and install frontage improvements such as a curb and gutter, sidewalk, planter strip and street trees. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. I.b.fillu Generally, no. Due to the location of Boeing's facilities and Sea-Tac International Airport, air transportation occurs throughout the Renton area. f. How many vehicular trips per day would be generated by the completed project or 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?~ Traffic analysis has been waived by the project's assigned planner. Trips per day have not been calculated. 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. No such traffic exists on streets in the area. h. Proposed measures to reduce or control transportation impacts, if any:~ As noted above, street dedication and frontage improvement is proposed. The project also proposes surface parking in addition to the dedicated garages to provide off-street parking for the use of guests, delivery vehicles, etc. 15. PUBLIC SERVICES a. 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.~ 17 H:\CEO\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev:08/2015 The proposed proj ___ would increase the population of the immediate area, creating a potential increase in the need for public services. Schools, emergency services, fire and police protection, and utilities are all expected to be impacted. Due to the amount of parking provided, it is anticipated that a greater impact will be made on road infrastructure than on public transit. b. Proposed measures to reduce or control direct impacts on public services, if any.~ The proposed project will be designed to incorporate emergency vehicle access to all portions of the site. Impact fees will also be paid as required by the City of Renton. 16. UTILITIES a. Check or circle utilities currently available at the site:~ ../ natural gas, Stubs only . ../ electricity, } ../ water, ../ refuse service, telephone, ../ sanitary sewer, Stub only. septic system, other~~~~~~~~~~~~~~~ b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed.~ As the site is undeveloped, no utility service lines are currently available. The project proposes to construct utilities as shown on the civil site plan. Utilities constructed shall include a water main extension and services, sanitary side sewers, storm drainage collection and detention, electrical services and communication services. Utilities shall be constructed as extensions of publicly-owned and franchise-operated systems, and a utility easement shall be provided as required by utility operators and/or the City of Renton. C. SIGNATURE~ The above answers are true and complete to the best of lead agency is relying on them to make its decision. Position and Agency/Organization: Project Applicant, Citizen Design Collaborative Date Submitted: _0~1:..:;/2~7c.cl2::.,0:...:1.:..7 _____ _ 18 H:\CEO\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 Print Form Reset Form Save Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Renton e DENSITY WORKSHEET 1. Gross area of property Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 39,187 r ------ 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* 1,943 square feet Private access easements* 0 square feet Critical Areas** 0 square feet Total excluded area: 1,943 3. Subtract line 2 (totol excluded area} from line 1 for net area 37,244 4. Divide line 3 by 43,560 for net acreage 0.8550 5. Number of dwelling units or lots planned 15 6. Divide line 5 by line 4 for net density 17.5438 *Alleys (public or private) do not have to be excluded. J "· 1" "-<-n / __ i .. i·· ,' r',' ~ "~ '.) :e;·:; ; ,:j~\-1 squir~: fe·~F '):·.;:s: .. _x~_ square feet square feet acres units/lots = dwelling units/acre **Critical Areas are defined as "Areas determined by the City ta 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 f/oodwoys." Critical Areas buffers are not deducted/excluded. 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\density.doc Rev: 08/2015 - D 46 e:rur,a st c;u le #201 se.:;tlle v,'d 98109 0/i.::e. 206 !::-35 7908 vvv;w ccllat-::,;a::ve-::o.corn URBAN CENTER DESIGN OVERLAY DISTRICT PACKET Project: Sunset's Edge Townhomes 701-707 Sunset Blvd NE Renton, WA 98056 JAN 3 ,1 1·1 ;7 The property located at 701-707 Sunset Blvd NE in Renton, WA is composed oft1t'r~iYe'git1o'it combining for approximately 36,000 square feet. The site is located in a wedge shaped boundary between Interstate 405 and Sunset Blvd NE. The surrounding neighborhood consists of a variety of residential uses. There is a single family residence and an approximately 20-unit apartment development directly to the North. Directly to the South of the property is an undeveloped strip of land that maintains an electrical service utility easement and will remain undeveloped. One tow density development and a single family residence sits across the street to the East of the site. The Site is zoned Residential Multi-Family [RMFJ and is subject to the District B overlay outlined herein. The proposed development plans to take advantage of territorial views to the West while maintaining inviting and pedestrian-oriented facades along Sunset Blvd. All buildings facing Sunset Blvd are configured to have large glass entry doors on raised stoops. To enhance the connection to the public right of way, each entry shall be recessed from the fa~ade and contain raised planters, a canopy and ornamental lighting that will coordinate with architectural detailing. See figure 1a. The development transition between the North property development is buffered by the landscaped public amenity area at the NE and NW corners. The four town homes that rest near the north property edge have sloped shed roofs that open into the development therefore reducing the mass along the property edge. Building massing shall be articulated so that overhangs, balconies and roof pitches provide visual interest at the pedestrian level and neighboring views. Balconies will be designed to enhance building composition and provide private amenity space for each unit. Pitched roofs shall be oriented to provide enhanced solar access for individual units as well as providing for a composition that articulates the massing for the overall development. This project is proposing the use of distinctive building materials to enhance the visual quality and overall massing. Composite siding will be used in coordination with textured cement to create harmonious compositions. The different textures will give the development a unique and quality presence among the more traditional surrounding developments. See figure 1b and 2a CDC 15-309 I Sunset's Edge D CITIZENCES'GN /16 etruria st suite #201 seattle wa 98109 arf1ce. 206 535.7908 vv•,vw.collabor· a liveco.con 1 URBAN CENTER DESIGN OVERLAY DISTRICT PACKET The buildings along Sunset Blvd are separated by the access driveway and pedestrian walkway, creating a central public vehicle and pedestrian entry to the site. This central access point minimizes curb cuts and draws attention to the activity on the interior of the site and further articulates the massing along the main fa~ade. Pedestrian circulation is distributed throughout the site via walkways and a woonerf that connect all of the town homes. Additionally, the buildings located further to the west are placed lower on the slope to create architectural interest. A corridor is provided through these buildings to draw attention to the territorial views as people enter the site. The development is proposing to provide private amenity space for each unit in the form of balconies. private yards or both. Street facing balconies are provided for direct views to Sunset Blvd. The private amenity space in coordination with the public amenity space, located at the northwest corner, is located to enhance community awareness and promote interaction among residents and the surrounding neighborhood. Pathways and public benches will enhance the quality of the public amenity space through use of integrated seating and gathering spaces. A children·s play structure may also be included in the amenity space. Where applicable. portions of walls that are visible to the public and have no windows will be adorned with living wall amenities to promote vertical plants and vines. See figure 1b and 2a In addition to the design scheme already discussed, this project proposes to utilize the BuiltGreen sustainable rating system to minimize the environmental impact of the development. Site infrastructure. such as storm drainage, will be designed in accordance with Low Impact Development principles. Overall, the development proposes to meet and exceed the urban design regulations through the measures outlined herein. The developers and design team are committed to creating a development that will enhance the livability of the neighborhood while providing a unique community driven experience. CDC 15-309 I Sunset's Edge - D CITIZEN l.': (_,~, t,6 etrur,a st su1:e #201 secdle w2 98109 w1N\l•.1.colla bor 2 llveco.c nm URBAN CENTER DESIGN OVERLAY DISTRICT PACKET DEEP OVERHANGS --- ARTICULATED MASSING WITH QUALITY MATERIALS ENTRY CANOPY ___ __; .. ~ ARCHITECTURAL --- LIGHTING RECE.SSE.D ENTRY WITH GLASS DOOR RAISED PLANTERS --- ENHANCED MEIAL OE'TAILING ----------~ DISTINCTIVE BUILDING MATERIALS VARIEGATED ROOF PITCHE:S CDC 15-309 I Sunset's Edge FIGURE la LIVING WALL --- FIGURE lb D CITIZEND,S,GN 46 e:rur1a st suite #201 sealtle wa 98109 office. 206.535.7708 'l•N'lw.collabora l1veco.com URBAN CENTER DESIGN OVERLAY DISTRICT PACKET ENHANCED SOLAR~~~~~~~ ACCESS HIGH WlNDOWS AND BALCONIES MATERIAL VARIATIONS ORNAMENTAL LIGHTS CDC 15-309 I Sunset's Edge FIGURE 2a FIGURE 2b • D office. 206 535 7908 Wl/'1'A'. ~ :Jllc, bor .J t1vec o.~ o rn URBAN CENTER DESIGN OVERLAY DISTRICT PACKET CDC 15-309 / Sunsers Edge D l6 elr1Jr1a st suite #20 I <;,eattle \',.3 03 ! 09 office. 206.53:i.79CJ8 •/N!W.collab,:,rat1ver::o ·~om DECISION CRITERIA COMPLIANCE STATEMENT Project: Sunset's Edge Town homes 701-707 Sunset Blvd NE Renton, WA 98056 INTRODUCTION: ,._, ~. "' ,,, ' [ -. ; -. JAN 3 lj i 1 ! ' ··~, t· ) -i\: f'' !-.' ;· .. :,:-:,: I:,\':.'.".:!' As part of the Planned Urban Development process, the project proponent is required to demonstrate that the proposed PUD complies with the intent of Renton·s zoning code. They are also required to demonstrate that any code departures sought under the PUD would result in a superior development than would be permitted if those departures were not granted. As noted on sheet AO.O and in the Project Narrative, the Renton 701 Townhomes project seeks four departures from the city zoning code. Please refer to those documents for additional information on the following proposed departures: • Reduction of minimum lot width • Nonstandard access roadway • Provision of compact parking spaces only • Waiver of setbacks along property lines within the development DEMONSTRATION OF COMPLIANCE AND SUPERIORITY: Under RMC 4-9-065, townhomes may be developed in the RMF zone at a density of 20 dwelling units per net acre, and additional dwelling units may be provided if affordable units are constructed. The Renton 701 Townhomes project occupies three existing legal lots in this zone. Under the code, each of these lots could be legally developed with a row of three or four townhomes facing a shared private driveway. The units would predominantly not face the street, and minimal landscaping area would be provided. Three curb cuts would also be required to serve the development. Finally, such a development could be permitted as three separate projects. This could allow the developer to avoid thresholds for installing utility improvements across the site. Since the development would be constructed as three separate projects rather than as three phases, there would also be no requirement that each portion of the development be part of a larger whole. Under the PUD, on the other hand, the entire development is to be constructed as a single, unified project. This allows the city to require additional utility improvements, such as looped water mains and storm drainage facilities, that might not have been required if the development were constructed as three separate projects or phases. It also provides an opportunity to CDC 15-309 I Sunset's Edge D CITIZENDE:.; (;r,.. 46 elrur,a sl suite #201 sealtle wa 98109 office. 206.535.7908 wvvw. collator a t1veco.corn DECISION CRITERIA COMPLIANCE STATEMENT centralize vehicular access to the site into a single curb cut and driveway, reducing traffic impacts on Sunset Boulevard. The centralized access point also frees up additional street frontage for town homes to face and interact with the public way. Likewise, additional area is made available for landscaping, a woonerf, private yards and shared amenity areas. Concerning the requirement that the development not be unduly detrimental to the neighboring sites, the first point in favor of the proposed PUD is that it does not propose any more dwelling units that are already permitted under the code. The units also are not located any nearer to neighboring parcels than they would be under the code. As mentioned above, permitting this project as a PUD allows for utility and street improvements to be designed and constructed with the entire development in mind. The improved infrastructure should offset any impacts on the city's utility network the development might impose. During the community outreach meetings, it was revealed that the biggest concern of the neighborhood is parking. In response to the clear need for parking in the area, the proposed PUD includes 31 parking spaces rather than the code requirement of 26 (16 units• 1.61. In order to provide this many spaces, the PUD proposes to depart from the code standard that no more than 30% of the required parking be compact (8.5'x16'1. By providing only compact spaces, the PUD is able to provide more parking than would be possible if large (9'x20'J spaces were provided. This results in a better response to the community's stated need for large quantities of off-street parking. PUBLIC BENEFIT: Open Space/Recreation: The project proposes to provide two open, landscaped areas for the use of all residents in common. These areas are located in the northwest corner and are designated for residents' recreation. The exact nature of these areas is yet to be determined; possible uses include a community garden or playfield. Once the likely demographics of the development's residents are better understood, it will be determined whether the children's play structure currently shown is the best use of this space. If it is determined that another use would be more appropriate, this amenity area will be repurposed at that time. In any case, however, it will remain accessible to all units in the development. CDC 15-309 I Sunset's Edge D CIT!lENGf< -'1 46 etrw-,a st SJ1le tt201 seatlle wa GSIC? 0ri1 .e. 206.535. 79C8 IN'!·iVV. ccll3.bCJ ·a I 1ve:::o.com DECISION CRITERIA COMPLIANCE STATEMENT Landscaping/Screening: In addition to the amenity areas and required landscape buffers, the proposed development includes landscaping areas throughout the site. Planter boxes are provided at several different locations to incorporate vegetation into the entrances of units that do not have yards. Substantial tree planting is also proposed along the westerly margins of the site to mitigate traffic noise from 1-405 and protect the steep slopes in the area. Finally, landscaping has been incorporated into the woonerf running down the center of the development. Circulation/Screening: Finally, the proposed PUD includes a superior arrangement of access drives and parking areas than could be required if the development were constructed as three separate projects. As noted above, each of the three legal lots could be developed separately, and this would result in multiple curb cuts. Under the PUD, access is centralized, minimizing impacts to the traffic flow on Sunset Boulevard. Guest parking is also located within the development, screening it from public view. Resident parking is provided via garages rather than a surface lot, further ensuring that it will not become a public eyesore. Additionally, the PUD proposes that refuse collection and storage be located within each residential unit's garage. This ensures that refuse is not visible from the public way and obviates the need for a screened enclosure, freeing up additional open space. As the access woonerf is designed to accommodate fire department equipment, it should also be accessible to collection trucks. ADDITIONAL CRITERIA: Building and Site Design: The development takes its context into account by reinterpreting traditional residential forms such as pitched roofs and front porches. Variants of these forms are combined with contemporary materials such as fiber cement siding and standing seam metal roofing to create a modern interpretation of Renton·s existing residential neighborhoods. A variety of building shapes, plans and architectural detail schemes is provided to avoid unnecessary repetition, and these are scattered throughout the development to provide a sense of continuity. Structures located along the edges of the development are sited such that roof pitches can be used to lessen the apparent mass of the buildings, and landscape buffers are also used to provide a transition to neighboring properties. The proposal also represents a less intense land use than the apartments to the north and a more intense land use than the single-family neighborhood to CDC 15·3D9 I Sunset's Edge D CITIZENC::.~l!GN 46 etruria st s'J1te #201 sealtle wa 98109 otf1ce. 206.535 7908 v..ww.collaborallveco r:Jm DECISION CRITERIA COMPLIANCE STATEMENT the southeast, providing a transition between the two. The single-family parcel to the north is separated from the development by open space and landscaping. Circulation: The development proposes access via a woonerf, a shared pedestrian and vehicular area. This allows for centralization of vehicular access while also allowing sufficient developable area for the project. Access for emergency services is to be provided via construction of a hammerhead turnaround at the center of the development. This location, when combined with the 25' typical width of the woonerf, is sufficient to permit fire department access to within 1 oo· of all portions of all buildings. It is proposed that flush curbs be used in most locations in order to permit fire department vehicles to easily drive over interior pedestrian walkways if necessary. A visibly different material is to be used for the walkways to ensure that motorists are aware that it is not to be used as part of the vehicular portion of the woonerf. Due to the topography of the site, some steep roadways are unavoidable. The proposal seeks to minimize these by regrading significant portions of the site and providing retaining walls as necessary. Other safety considerations of the site include providing sufficient sight distance at the curb cut on Sunset Boulevard and avoiding difficult turning patterns. These concerns are addressed by locating street trees and other sight-obscuring vegetation away from the curb cut and by providing a single entry point to the site. This entry point has been located north of the parcel's midpoint to increase its distance from the NE 7<h Street intersection to the south. Parking is not permitted on the portion of Sunset Boulevard fronting the site contributing to sight distance from the curb cut. Infrastructure and Services: As part of the PUD, the development proposes to construct a looped water main and storm drainage detention system. This is in addition to providing water, storm and sanitary sewer service lines to each townhouse unit. Electrical and communications lines are to be undergrounded within the development. Connections to PSE and communication networks are to be determined in consultation with the utility operators at a later date. A fire hydrant is also located at the end of the woonerf to ensure that sufficient fire flow is available. Clusters or Building Groups and Open Space: The proposal consists of five individual structures containing two to five townhomes each. These structures are arranged such that views through the entire site are preserved, contributing to a feeling of openness. Impervious area is minimized, and the only paved portions of the site are those necessary to provide vehicular and pedestrian access to the units, the guest parking area, CDC 15-309 I Sunset's Edge D 46 el•ur·1a sl su1:e #2J1 :,ecMle v1.3 [;3!09 olr1ce. 206.::d'..i 7YCS \f/1.'.;w_ccllabo "a l1ve:::o.crn n DECISION CRITERIA COMPLIANCE STATEMENT and a small plaza between two of the buildings. The remainder of the site consists of landscaped areas, several of which are designed for outdoor recreation. Privacy and Building Separation: Several techniques are used to provide privacy to units within the development and to neighboring properties. Where structures face each other. care will be taken to ensure that windows, in general, do not align. Landscape buffers are also provided between the new development and neighboring properties. Mechanical areas are located within garages to ensure that they will not be visible to neighbors. Finally, landscaping has been provided along the westerly margins of the site as a means of reducing traffic noise from 1-405. Building Orientation: The topography of the site presents the opportunity to align structures in different directions while providing territorial views throughout the development. The majority of the townhouses are oriented with their long axis east-west, providing these units with direct views to the west. This orientation also provides middle units in these buildings with access to natural light during the morning and evening hours, the most likely times for the units to be occupied. The type "o·· unit, on the other hand, is oriented north-south. This increases the amount of glazing that can be installed on the view side of this unit and further increases its access to morning and evening natural light. Parking Area Design: Parking, for the most part, is located within garages. Every unit has a private garage, thus ensuring that all residents will have access to parking. The only surface parking on the site is the single guest space. This space is not visible from the public way and is located north of Building 3. This layout minimizes the visual presence of parking on the site while still providing sufficient spaces. It is worth noting that the parking does not provide any large spaces. This decision was made in response to community concerns that insufficient parking exists in the neighborhood. Providing only compact spaces allowed the site to accommodate additional parking spaces without increasing the area dedicated to parking, thus complying with the criterion that parking be minimalized compared to typical layouts. Phasing: Please refer to the Project Sequencing Plan provided by Valor Builds Collaborative, LLC. CDC 15-309 I Sunset's Edge Denis Law Mayor February 2, 2017 Community & Economic Development C. E. "Chip" Vincent, Administrator Jacob Young Citizen Design Collaborative 46 Etruria Street, Suite 201 Seattle, WA 98109 SUBJECT: "Off Hold" Notice Sunset's Edge Townhomes, LUA16-000864, ECF, PP, PPUD Dear Mr. Young: Thank you for submitting the additional materials requested in the December 13, 2016 letter from the City. Your project has been taken off hold and the City will continue review of Sunset's Edge Townhomes project. The Planned Urban Development project has been rescheduled for the Environmental Review Committee on February 27, 2017 and is tentatively scheduled to go before the Hearing Examiner on April 11, 2017 at 11:00 a.m. If you have any questions, please contact me at (425) 430-7289. Sincerely, Clark H. Close Senior Planner cc: Tottenham, LLC / Owner(s) Barker, Catett-Jones, Forgaard, and Moore/ Parties of Record File 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Denis Law Mayor ··---------·---------·----·-·--··· -----·----~ ----~---------·------· -·-· ·--------··--···----·-·. -------------------------~----------- December 13, 2016 Jacob Young Citizen Design Collaborative 46 Etruria Street, Suite 201 Seattle, WA 98109 Community & Economic Development C. E. "Chip" Vincent, Administrator SUBJECT: "On Hold" Notice Sunset's Edge Townhomes, LUA16-000864, ECF, PP, PPUD Dear Mr. Young: The Planning Division of the City of Renton accepted the above master application for review on November 15, 2016. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before March 13, 2017 so that we may continue the review of the above subject application: • Adequate sight distance should be provided at the street intersections. The buildings will be required to be located outside the sight triangle lines or clear vision area. • Adequate corner curb turning radiuses are to be provided at the internal street and alley intersections to meet fire department requirements. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Adequate turning movements for fire vehicles would not infringe upon pedestrian sidewalks. • All internal roads to serve the Planned Urban Development project shall be private alleys located within a tract or tracts. Update the Civil Sheets and the Architectural Sheets to reflect the revised preliminary plat layout. An inverted crown section is to be provided on all private alleys. As a public benefit, staff is recommending that the alley be constructed into a Woonerf (living street), which views the street as a social space, or shared space, rather than just a channel for vehicular mobility. The construction details and specification should be shown in the plans. In general, an alley is constructed of a minimum 4 inches thick HMA over minimum 6 inches of crushed rock for the pavement layer thickness. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Sunset's Edge Townhomes, LUA16-000864, ECF, PP, PPUD Page 2 of 4 However, staff is also suggesting the incorporation of pavers into the overall design. • A Homeowners Association will be required to be established to ensure maintenance and repair of the private alleys, sidewalks and open space is paid for by the future residents. Update the Draft Legal Documents accordingly. • The proposed access location from Sunset Blvd NE (approximately 86 feet north of the south property line to the center of the drive isle) will require the access to be restricted to a right-in right-out only driveway with c-curbing on Sunset Blvd NE (this is because the access is located in the portion of Sunset Blvd which has the left turn only lane marking). If the applicant wants the City to review full access for the project, then the access location will have to be proposed further north (away from the end of the left turn only lane on Sunset Blvd NE). If the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby street intersection and from the end of the left turn only lane should be submitted for review. If the driveway access is relocated further to the north, full access to Sunset Blvd NE will require the construction of a two-way left turn lane in front of the site. • The minimum easement width for water main is 15 feet instead of the 10 feet shown in the current submittal. No buildings or walls are allowed in water easement. • In order to meet the fire flow demand, a minimum 12-inch diameter water main is required throughout the site instead of the 10-inch diameter water main shown. • • • • • The 12-inch diameter water main must extend to the south property line of the site. As shown in the plans it terminates just south of Lot 10. A fire hydrant will be required near the dead end portion of the water main. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions/replacements. Minimum 4-inch diameter water main extension is required in front of Lots 1-4 . Again, a minimum 15-foot wide easement is required around the water main. Each building (with an individual owner) shall be served by individual domestic water meters directly in front of the lots. Double check valve assembly (DCVA) is required at the domestic water meters since the building height exceeds 30 feet. A pressure reducing valve will be required downstream of each water meter because the water pressure is over 80 psi. The domestic water meters should not be located in the driving surface as shown in the current plans. A 5-foot by 5-foot easement is required for the individual water meters. Water meters shall be located in planting strip or in a location that is not a vehicular travelled surface. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Sunset's Edge Townhome A16-000864, ECF, PP, PPUD Page 3 of 4 • The proposed Sunset Blvd NE street section does not include the required 0.5 width for the curb. The required ROW dedication will have to be revised to provide the 0.5 feet wide curb. Staff has also requested one (1) foot clear width back of the sidewalk to be within the ROW. City standards include a maximum slope of 4H:1V to a distance of 4 feet back of the sidewalk. Provided an updated street section that shows and labels the required ROW width correctly. Also, minimum 6 inches of crushed rock layer is to be provided below the HMA layer in the pavement. • The sewer main should not be located beneath the stormwater facility. Relocate the sewer in the plans or adjust the storm water facility. • The sewer main should not be located in the sidewalk. Please show it within the pavement or paver portion of the alley. A minimum 15 feet wide easement would be required to provide for the sewer main. No buildings or walls are allowed within the sewer easement. • The sewer main should at a minimum extend to the property lines. • All lots should be served by individual sewer stubs. • The TIR mentioned that Reduced Impervious Surface Credit is provided for Flow Control BMP. The TIR incorrectly refers to the project as a "Large Lot High Impervious Site." The proposed project is a preliminary plat PUD and proposes individual small lots, so the stormwater flow control BMP for the individual lots needs to be provided. • The City Amendment of the 2009 KCSWDM includes 6 Special Requirements. The Stormwater TIR should mention all the 6 Special requirements. • All internal roads, alleys, surface parking for guests shall be located within a tract or tracts. Likewise, the retaining walls being constructed to support the private road and utilities should also be included in the tract(s) controlled and maintained by the Homeowners Association and not the individual owners of the lots. • A geotechnical report based on the detailed requirements of RMC 4-8-120D.7 Table 18 is required. Including, but not limited to, information regarding water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, slope stability analysis, soil suitable/unsuitable for infiltration, recommendations regarding the construction in protected and regulated slopes given a major portion of the site is located in a high erosion hazard area and the entire site is located in the high landslide area. • In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Terracing is the act of forming hillside into a number of level flat areas (terraces) between retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. Please refer to retaining wall standards (RMC 4-4-040) for additional information. For example there shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. A modification request under the ----·--··--·---··------------·---"---------------. ·--·---~----·-------~---------- 1055 South Grady Way, Renton, WA 98057 , rentonwa.gov ® Sunset's Edge Town homes, LUA16-000864, ECF, PP, PPUD Page 4 of 4 Planned Urban Development application would be required to deviate from Renton Municipal Code. In approving a planned urban development, the City may modify any of the standards of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in subsection B3 of RMC 4-9-150. All modifications shall be considered simultaneously as part of the planned urban development. • No buildings or walls should encroach into the existing public utilities (water and sewer) easement located on the west side of the parcels (KC Recording Nos. 7709060790, 7709060791 and 7709060794). • A strong component of the public benefit will include a great lighting plan and sign age package for the internal private alley (Woonerf). Please provide. • Private alleys do not have to be excluded from density. Revise and resubmit the density worksheet based on the changes to the street classification and the amount of right-of-way required along Sunset Blvd NE. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Tottenham, LLC/ Owner(s) Barker, Catett-Jones, Forgaard, and Moore/ Parties of Record . -------······----------.. --·-···--------····--·----·-··-·-------·--·---- 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov ® CiTY;liOF'RENTON ,·.,__ . Y!i:o,:. ;':1>1 --·.•,:' ... ' i,;:· ,"' ; . ;,·,·.· ·:":'.;. <<": ·-:._> · .-'.. . . ···--.. '"·);:;·,--· """' .. '" ·,\:;:y--: '":~<,! ·:,;\· . --: DEPARTMENT OF CQMIY,JJJNI"[')' f ~~QNOl\/llC,Ql:YELOPl\/lENT -PI.ANNIN(i QIVJSIQIII }\FFl(,)AVIJ:.c.>f~ERVIC~~y 1¥1,AIMfllG,· On the 151h day of November, 2016, I deposited in the mails of the United States, a sealed envelope containing Notice of Application documents. This information was sent to: Agencies Tottenham LLC Jacob Young, Citizen Design Collaborative (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING \ ) ss ) . Sunsets Edge Townhomes LUA16-000864, ECF, PP, PPUD template· affidavit of service by mailing See Attached Owner Contact Dept. of Ecology** Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region* Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 us Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jalaine Madura, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology 0 Attn: Misty Blair PO Box 47703 Olympia, WA 98504-7703 Duwamish Tribal Office* 4717 w Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 2015. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Wendy Weiker, Community Svcs. Mgr. 355110'" Ave NE Mai I stop EST 11 W Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'" St Kent, WA 98032 Muckleshoot Indian Tribe Fisheries Dept. ** Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program** Attn: Laura Murphy 39015 172"' Avenue SE Auburn, WA 98092-9763 Muckleshoot Cultural Resources Program** Attn: Erin Slaten 39015 172nd Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson1 AICP, ECD 220 Fourth Avenue South Kent, WA 98032-5895 City ofTukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an noptional DNSu, 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@ecy.wa.gov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist1 Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L eri n.slaten@muckles hoot.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 Tottenham LLC SO 116th Ave SE, #111 Bellevue, 98004 JACOB YOUNG CITIZEN DESIGN COLLABORATIVE 46 Etruria St, Suite 201 Seattle. WA 98109 7227500020 1864950000 3119900020 ATKINS RACHEL+SPENCER CRYST BARKERJOHN+DEBORAH BARNES JARED (+LINDSAY C 2106 NE 7TH ST 821 SUNSET BLVD NE 717 SUNSET BLVD NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 1864950000 7227500030 1864950000 Bl BANCO DENNIS A+WIVINA R BLANSFIELD STEPHEN M BORKOWSKI DANIELJ 821 SUNSET BL NE F3 711 ABERDEEN AV NE 821 SUNSET BLVD NE #F2 RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 7227500025 1864950000 1864950000 CANUL NELSON M+YAEGGY LESBI CARTER ERIKA G CATLETI-JONES SHERRYL 707 ABERDEEN AV NE 821 SUNSET BL NE UNIT #D-2 821 SUNSET BLVD NE #8-4 RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 1864950000 3119900200 7227501280 CHEN CHIA HOU CORREA KENT & CYNTHIA R CRAIG MATIHEW A 821 SUNSET BLVD NE #B-3 670 SUNSET BLVD NE 2029 NE 7TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 1864950000 7227501275 7227500010 CRESSY MICHAEL W FORGAARDW L FORGAARD WENDELL L 821 SUNSEST BL NE #C 3 678 SUNSET BLVD NE 678 SUNSET BL NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 7227500040 1864950000 3119900180 GALT CHERYL GOET21NGER CHRISTINE M HESTING ROBERTW 12628 SE 169TH PL 11625 NE 145TH ST 812 SUNSET BLVD NE RENTON, WA 98058 KIRKLAND, WA 98034 RENTON, WA 98055 7227501290 1864950000 3119900205 HILL CHRISTINA+ CLARENCE HUNDELT KEVIN JARRETI CHRISTOPHER M 7733 37ST AVE SW 821 SUNSET BLVD NE #01 672 SUNSET BLVD NE SEATILE, WA 98126 RENTON, WA 98056 RENTON, WA 98056 1864950000 7227500005 7227500045 JOHNSON LUKE JOSEPH EZRA KWAN CHRISTOPHER FU-JONG+WA 821 SUNSET BLVD NE #Bl 6016 S ROXBURY 11805 SE 219TH PL RENTON, WA 98056 SEATILE,WA 98118 KENT, WA 98031 3119900185 1864950000 7227500015 LARKIN BRADFORD W+NICOLE M LODWIG SHARON E MARTINEZ ALEJANDRO 714 SUNSET BLVD NE 821 SUNSET BLVD NE #E2 2102 NE 7TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 1864950000 1864950000 7227501285 MCGARVEY MARGARET +scan MENDOZA RAMON MOORE JOSHUA B 821 SUNSET BL NE #Fl 5306 159TH AVE NE 2033 NE 7TH ST RENTON, WA 98056 REDMOND, WA 98052 RENTON, WA 98056 6056500400 8137250000 1864950000 PUGET SOUND ENERGY/ELEC SUNSET TOWN HOMES SZABO LUBOS+NANCY M MONTALV PO BOX 97034 720 N 10TH ST #A-105 821 SUNSET BL NE #Al BELLEVUE, WA 98009 RENTON, WA 98057 RENTON, WA 98056 7227500035 7227501295 3119900010 TAYLOR JOSEPH D TORRES MIGUEL+HEATHER TOTTENHAM LLC 815 ABERDEEN AVE NE 2101 NE 6TH PL 50 116TH AVE SE #111 RENTON, WA 98056 RENTON, WA 98056 BELLEVUE, WA 98004 3119900170 1864950000 1864950000 VUONG JIMMY D WALLACE ELIZABETH L WANG ZHEMING+XIAN SI 4878 BEACON AV S 821 SUNSET BL NE UNIT E-3 821 SUNSET BLVD NE #C2 SEATTLE,WA 98108 RENTON, WA 98056 RENTON, WA 98056 1864950000 1864950000 1864950000 WYATT DURANT YEE KA WANG CURRENT RESIDENT 821 SUNSET BL NE #Cl BLVD 821 SUNSET BLVD NE #82 821 Sunset Blvd NE APT C3 RENTON, WA 98056 RENTON, WA 98055 Renton, WA 98056 1864950000 1864950000 1864950000 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 821 Sunset Blvd NE APT 83 821 Sunset Blvd NE APT El 821 Sunset Blvd NE APT 03 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 1864950000 1864950000 1864950000 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 821 Sunset Blvd NE APT 84 821 Sunset Blvd NE APT F2 821 Sunset Blvd NE APT F3 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 1864950000 1864950000 8137250000 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 821 Sunset Blvd NE APT Fl 821 Sunset Blvd NE APT Al 825 Sunset Blvd NE UNIT AS Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 1864950000 1864950000 1864950000 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 821 Sunset Blvd NE APT 01 821 Sunset Blvd NE APT E2 821 Sunset Blvd NE APT Bl Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 1864950000 1864950000 CURRENT RESIDENT CURRENT RESIDENT 821 Sunset Blvd NE APT E4 821 Sunset Blvd NE APT 02 Renton, WA 98056 Renton, WA 98056 R-' C< r, OF I,'!\ ----~ enton ·~ ------Renton® NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {ONS-M) A Maner Appll<>llo• ho, b"" flied tnd a«opttd wHh tha Oopal1m1nt ol °'"""""" & Ea,oc,mic llnolo,,..,nt ICUJ)-Plonn/,. Dlvl>lon crlt!i, Cltycrl K-n. 'lllll lallawlftl b~ofly llMatlHu t!io oppllcatjon "'1d thanocaaary l'l,bllcAppn!VUI. >rmltl .,hl<h moy 1H ,.qu1,1<1: Envl•••m1nbJ {SEPAi Rr,fow, P,.1,mCna'l' Pl,nnod Urbon DO'lolcpn,•m ,no~ollrnl.....,.P1,t Bulldhg p.,m,t, Con>!N<tloo Ponnl~ Fir• ~it, !lgn P•rmH R~ Close, Senior Pia, DAffOfltOT1QOfOll'l'llCATION1 N.,..mDlrll,1015 Pr11mmln•IJ'Tothni<Ol lr1'onn,_ Ropart, Art><irutR011<1rtancl !;eo!khn!Cil1Enllnnmjl511!dy ner; Te/ i ; 4 2SJ 430-7289· E • ma//: PIIOJECftlfXll!mCN: Tho 1ppllant ii ,wquatll"C• Pmmlna"y Pillrv,ed U!tan o...l-tlll (PPUC), Pn!Umlnory Piot IPPI ond Env1ro,,montol 1S£PAJ -fortho <ONtNcdon ofl 16 townkoma. n,.,ocant0.9 ,.,,. sltl 1, localed wltliln In• Ro,lclot,tlal Multl-F,,,.,i, lRMI') rcnlrc cllSStfkatlon and tt. llmld1n~•I Hl&h Dllllllty (RHDJ lind ... dUptioll. 11,o.....iopmont-..ld bo =npnad of16 __ fll,,.,i,~01ntlalttNC1Utu.....rtl"11 In, not~ al22.ldu/,<. 11>o,ulljoctllt1 ilcc~ffl olth,.. otpltlt,t, bu! odJoan,n,,Pottffi locatld at101-701 s...,... BM! NE. Just nonhwo,t of i.. 1-n .. lh NE llh St. Tho plot Is ]>rOpOOld ti> bll subdlvldod Intl> H k,a - 1 tracts. n,, applicant W<!uld dtdlClltl 1..5,s >f kr p.,blk rtpt~ ID -11M now l<>tl. Tho pmpcsod IOIS W<!Uld nn10 In -Ir=, aa7 d' ti> l,5?i !!with "'._ lol du ol 1,4'15 d'. -to the uod....i.Pfl ,~111 propasod laa •Incl• roa<I It !11• mklpalnt ol the d ... lopm.n<mlm Sumo, afwd N€. n,, PPUC ...,.;; bl .sod to vary ~ont mndord>(•udl .,1a, ,1.., blllldl"l,.tl>od<s. IIIJplr\olouss•rfaca....., and bui&,..,,..,..),,mot-,p•rtl"I fOqul,omonts. and rrn.elll ind rwcydln1. Tho oppllcam l\u prapond ..-har"Qd o-ll"l<O. "'i*1<>' pe<iHlrlon and .. 111colarcln:ullrllan,p-a,r,onltju,..-part1nt,andtandsapli'l:'. .. ,publi<t,o.,.11t Tl>teomm""3-tttifd!loftho-...,rwtltini,i...Ln,owahfflthlnlof-slhlmmlfflafa-1as1Hp.<lo?1 which dUCfflm to tho wut II IVldH of SO ID 60 porunt ond '"Pruont., -.11on ctianp ot 1,.5 to lO 1-. n,.,. .._ ma<l&mo Ill flHp "-, hi ... erosion-.... •nd hrct, la~ h•ta«b mopl"d In tho.-TIii appbm h" pro~ to ,.,.In n... (5) al the 17 ~~ trea Oftll!O. Thi •Pl'icant h .. 1Utimlltm , Pnlllmln1ry Todinlcal ln/omlo~on~.,,-~•""'1;ando6oaba:hnlcal~nur!rc51urlfwiththooppllcll~on. Dfl'TlONAI. Df!DIMINAT1DN OF liON-WPIIRCANCl,. MmtUiltO (OPIJ.Mli As <ht Lffd Al.,,.,., 11>1 Ori, of Amlan ha, d.....,,lned tllat ~anfficarn on,ironmontal lmpac:t, ,,. unilwy ta mut from I.hi im,po,od projKt. Th-.,... u ?ffll'lnecl under tile ACW 43.UC.llll, tlle City af R1nton ls"""' th• Cp~Dnlll CN5-M -to 11w nat!a, 1hot, ONs.M ill IIUi, I<> bll ...._ Cllmmont p,11rtadl lrlr tlie prcl..:r 1n<1 tn• proposed DNS-M ''" inlqrdl<I Into,''°"" common,; porb<I. n,...., will bl .., t<llnmft\t ~ foOowlnf tho luuara ot thl, Ttn,r.ad c,rtumlOf~on al Nan- Slanlfln-Mltlptod IDNS-MI. Tl"o• "'"1' bll thli only oppurtUnltf" I<> mmmont an tho onvlranmomlll lmpa<:1:11 af tho -LA14-dryop-iporlodw1Ufol-tllolmla...,aftlio0-. P191MrT APPUUITICN OAT!: ~awmbor9, lOlS J,~/PIIOJlCTCCNTACTPl!RSCIII, JombYwnt,c~ .... Clm!P1Collabo-/4S EtnlrlaSlrfft.$1.111• ZDI Sr!on!e,WJ.98109/-/fV<l•"IOmllabc,.,,i.....a,.mm ~1"'<1-..ldliketobe"'""••portyafr=rdlu.-..natt.-lnfannatlananlhlllpropmod~je<t,Ct1mpletethlll J,,rm 1nrlrotum ID:: Cly ofRtnt.on, CED-Plamna OM-OJI, 1055 So. G,oo!, w.,. Ron....,, WA '8057. Marno}Alo No., Sun, .. ~ EO .. rownho"'"" I WAl.6-00J85'i, ECF. PP, PPUC -E•------------------------ MAIUNGADCU5S: ___________ Oty/Sl>lo/Zlp: _______ _ mEPffO~~'---------- .,.._.oppllc.,lonmay .~ o,,....,. .. tcrl (""'1ffllnlt-/ & -.om1co.v.ic,p,,tnt(aDf-Pl,nnlq DM>lon,.ShlllF!aar~, ..... aoyHai~1os,_GradyW~R..-WA - Th•sulllod: .... ~d.....-W-HW,Dwlllly(RHDJanthoClyal Ro"ton Compnthoolivo land UH M1p and RU~ Muitl..f-ly{RMF). UrRn Dlllp lliltrlc:t I on tn• Cir(• h>nln1 M,p. 1Mprc)octW11lbl1ubjoctt11tlioC!ty',SEPAonllnara.UK4-3-11511;11MC~ 110.l; IIMC 4-9-llDl RN: '"'"°'° and otMr appta!,lo md"" and lfllilffl<>"" .. ,p_.-tate. n,, follavrhil MIHp~on MHwres w,U lbly ff 1"'!1<1'111 on th•"""""" p,>Joct. Thu, recommondff M~pllort M.....-. oddrwa pro)fa: lml'ffll not co-byU!Rln1 codcsand"lulodono .. d!Ha-. fhe applicant shall 1:ompJy with the rerommendatlons found In the ';eot«hnGI Engineering Study or an updated geatechnlcal report 1pproved by the Plan Re11le~r at a later date. ,. ""tho·-oppl/allon must bor 1u.bm-In wrltlnl 10 a..t a....,_.-....,, CUI -......... 1055 s.,,,,h !i<Hf WW,,, Ran-, WJ. 9SD57, by 5:DU l'M an -2!1, 201', Thb na-1s ,i.. ly--farapubllo:~Oll'-17,Zll17,atll.1111-.CoundlOlwr,berJ.-!11Floor,lllnton lJlSS 'il>uth Grady Wr,, /lenton. ~-... lntentoted In mondln1 t11o harinr, p..._ ..,......, tho Plaminl o....,,,,, th.If lhl hoirln1 h.u not -resehedufd ,t (415) 4311-&Sla ,01io.111 U. iuu..:,, of!llo SEPA ol""1, )'GU ffl,Y 11:111 -II Ill• l>oa,inl and -ya,.-a> ..... fnQ rqardinl th., -I btfofo th., ""'mlnr,r.H1"'Uh..,.<1111St1ortsillxMthisprnposal,otwislltobom.doop.-ty<r!rr,,:,,,dond.-.e I In-Hott by matt. i>I-canlact tho ~Kt ffl""'IIU• AAyono who oubmlls -,a..,mei,t,t MN :.allvbecomoaP"rtyofrwaml"'d""llffnofffiedr,fonyd-nontlll,pr,,jort. Lidllko1al>o-•portyafrt<:Dldlu..-lunhorin'°"""tloft""tt,lll~in,jon,t<1mpjrtetllls 'ft!.m 10: Oty offlenl<>n, CEO-Plannl .. DM~on. 1055 So. G ...... W,y, Rontoti. WA98057. Ha.: Sunm'I E<lp ToW/lho..,., / WA11i-ODOB64, (CF, PP. PPUD ,;:~-----------Cty/SlatoJilp: _______ _ CERTIFICATION NOMBEFI INflEN I, l Lt<'"~ ce,osC , hereby certify that copies of the above document were posted in _1_ conspicuous places or nearby the described property on Date:_1_1-'-/-'1_s--+-'1"'0;__ ____ _ /'" I 1c,,_ /'a Signed : _ _.0_,/!.~/'~'v~•-·~~tt-. ~.G-fi~·"_,,..._--:._-_-_-_-:_-:_ ___ _ STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that (\ 1\ we· ( lc:kS:- signed this instrument and acknowledged 'it to b~ir£hei:ftlieir free and voluntary act for the uses and purposes mention(',Q, .. {0«!1,. ,ipst·ru~n~. , ' r' ,,...... '•/ \ 1 \ · s~ I lo.,=--'.,;;,,~.\;\ R, ,,,.,:. ,,,, Dated: --I . --::",; ':~~;,:,;:;;-c:~~i/~'. 7".,'?~:--t-a-ry-'r-""'.'"'.~=-4-:-:-',._~s::--ta-t-e-o-f:-:W-::-a-s:-h:-i n-g-to_n __ _ _ :°'i-' .,:,C 1 A,:'.t ·\,\. ~ ,, , u' ' , ... ,,, ~:J,~Print):--'~=~'-"<ff-!.G->-~"'-\_,_-,._:.:a.,;"'-:.::;___\_,_~_·, _. -'\'-j_.(~---'""4-I-"''-""-- ,~,, /M}'~ppof~~¥.B.f expires: 'G' \ ·.;i-->-J \ 'd':.\I IS ,,, ,.!,·-~ i.J!f:..?. <.::· -----""-"--~~=-~~------------ 11 i \ \i \ \\\·\~\~>:-::'· ., Leslie Betlach ------Renton@ Plan Number: Site Address: LUA16-000864 701 SUNSET BLVD NE Plan Review Routing Slip Name: Sunset's Edge Townhomes Description: The applicant is requesting a Preliminary Planned Urban Development, Preliminary Plat and Environmental (SEPA) Review for the construction of a 16 townhomes. The vacant 0.9 acre site is located within the Residential Multi-Family (RMF) zoning classification and the Residential High Density (RHD) land use designation. The development would be comprised of 16 separate multi-family residential structures resulting in a net density of 22.8 du/ac. The subject site is consists of three separate, but adjacent tax parcels located at 701-707 Sunset Blvd NE, just northwest of its intersection with NE 7th St. The plat is proposed to be subdivided into 16 lots and 2 tracts. The applicant would dedicate 8,555 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 887 sf to 3,576 sf with an average lot size of 1,445 sf. Access to the undeveloped site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to vary development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slope which descends to the west at grades of 50 to 60 percent and represent an elevation change of 15 to 20 feet. There are moderate to steep slopes, high erosion hazards, and high landslide hazards mapped in the area. The applicant has proposed to retain five (5) of the 17 significant trees onsite. The applicant has submitted a Preliminary Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. ----·-----·-· Review Type: Date Assigned: Community Services Review-Version 1 11/15/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Pl ants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Recreation Utilities Transportation Public Service Historic/Cultural Preservation Airport Environmental 10,000 Feet 14,000 Feet 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 -I 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 fa11t:s /Wlpqc+-C...c._te; OrdJnana_ 6tl70 <:f)J'<Ue5. J?,cqe,b-~ C4LJ ?-r ~ tLJ.orticJl ~bMd 1>~':J"L,._ h1c:t~ t'!cui ~~ /az_,, Ln(.,~ -~~f ~ ?aV /3/ Sig/arufattJr/if;;~tre~ative $-J 7f-'k- Denis law Mayor e,\'y 0 + ,' ,~,~ ;. ·.... + ,, ·,·· ...... . . .,._,. ~., N ·r O ,.,-~ Community & Economic Development C. E. "Chip" Vincent, Administrator November 15, 2016 Jacob Young Citizen Design Collaborative 46 Etruria Street, Suite 201 Seattle, WA 98109 Subject: Notice of Complete Application Sunset's Edge Townhomes, LUA16-000864, ECF, PP, PPUD Dear Mr. Young: 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 December 12, 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 January 17, 2017 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) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Tottenham, LLC / Owner(s) 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov • RentOil 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: November 15, 2016 LAND USE NUMBER: LUA16-000864, ECF, PP, PPUD PROJECT NAME: Sunset's Edge Townhomes PROJECT DESCRIPTION: The applicant is requesting a Preliminary Planned Urban Development (PPUD), Preliminary Plat {PP) and Environmental (SEPA) Review for the construction of a 16 townhomes. The vacant 0.9 acre site is located within the Residential Multi-Family (RMF) zoning classification and the Residential High Density (RHO} land use designation. The development would be comprised of 16 separate multi-family residential structures resulting in a net density of 22.8 du/ac. The subject site is consists of three separate, but adjacent tax parcels located at 701-707 Sunset Blvd NE, just northwest of its intersection with NE 7th St. The plat is proposed to be subdivided into 16 lots and 2 tracts. The applicant would dedicate 8,555 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 887 sf to 3,576 sf with an average lot size of 1,445 sf. Access to the undeveloped site is proposed via single road at the midpoint of the development from Sunset Blvd NE. The PPUD would be used to var; development standards (such as lot size, building setbacks, impervious surface area, and building coverage), street standards, parking requirements, and refuse and recycling. The applicant has proposed enhanced open space, superior pedestrian and vehicular circulation, pedestrian amenities, guest parking, and landscaping as a public benefit. The eastern two-thirds of the site are relatively level. The western third of the site consists of a moderate to steep slope which descends to the west at grades of SO to 60 percent and represent an elevation change of 15 to 20 feet. There are moderate to steep slopes, high erosion hazards, and high landslide hazards mapped in the area. The applicant has proposed to retain five (5) of the 17 significant trees onsite. The applicant has submitted a Preliminary Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 701-707 Sunset Blvd NE, Renton, WA 98056 (APNs 311990-0011, -0010, -0005) OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): A, 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: November 9, 2016 NOTICE OF COMPLETE APPLICATION: November 15, 2016 APPLICANT/PROJECT CONTACT PERSON: Jacob Young, Citizen Design Collaborative/ 46 Etruria Street, Suite 201 Seattle, WA 98109 / 206-853-8055 / jyoung@collaborativeco.com 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.: Sunset's Edge Townhomes / LUA16-000864, ECF, PP, PPUD NAME=----------------------------------- MAILING ADDRESS: ________________ City/State/Zip:----------- TELEPHONE NO.: ______________ _ Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: RelltOil Environmental {SEPA) Review, Preliminary Planned Urban Development and Preliminary Plat Building Permit, Construction Permit, Fire Permit, Sign Permit Preliminary Technical Information Report, Arborist Report and Geotechnical Engineering Study Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for January 17, 2017 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 Residential High Density (RHD) on the City of Renton Comprehensive Land Use Map and Residential Multi-Family (RMF), Urban Design District Bon the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-3-050; RMC 4-2- UOA; RMC 4-9-150; RMC 4-6-060 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicant shall comply with the recommendations found in the Geotechnical Engineering Study or an updated geotechnical report approved by the Plan Reviewer at a later date. Comments on the above application must be submitted in writing to Clark Close, Senior Planner, CED -Plannin1 Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on November 29, 2016. This matter is also tentatively scheduled for a publlc hearing on January 17, 2017, 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. 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.: Sunset's Edge Townhomes / LUAlG-000864, ECF, PP, PPUD NAME=------------------------------------- MAILING ADDRESS: _________________ City/State/Zip:----------- TELEPHONE NO.: _____________ _ •---------------R~. e-ntOil CONTACT PERSON: Clark Close, Senior Planner; Tel: (425) 430-7289; Email: cclose@rentonwa.gov I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Sunset's Edge Townhomes Preliminary Plat and Preliminary Planned Urban Development LUAl6-000864, PP, PPUD ) ) ) FINAL DECISION ) ) ) ) ) _______________ ,) SUMMARY The applicant proposes a preliminary plat and preliminary planned urban development ("PUD") for the construction of fifteen townhomes in four buildings on a 0.9-acre parcel located at 701-707 Sunset Blvd 17 NE. The applicant seeks PUD approval to vary development standards including lot size, building setbacks, impervious surface area, building coverage, street standards, parking requirements, and refuse and recycling, The PUD and preliminary plat are approved subject to conditions. 16 18 19 20 21 22 TESTIMONY Note: The following is a summary of testimony provided for the convenience of the reader only and should not be construed as containing any findings of fact or conclusions of law. The focus upon or exclusion of any testimony or hearing evidence in this summary is not reflective of the priority or 23 probative content of any particular hearing evidence and no assurance is made as to accuracy, 24 25 26 Clark Close, City of Renton Senior Planner, summarized the Staff Report. Mr. Close addressed each of the points raised in the Applicant response letter, regarding Conditions 2, 17 and 18. Regarding Condition No, 2, Staff agrees that the proposal qualifies for an increase in height of ten feet due to an 8.5 foot elevation change for the two westerly buildings of the proposal, Staff also agrees with the alternate private open space arrangements proposed for Condition No. 17 and the alternatives to PPUD and Preliminary Plat -I 2 3 4 5 6 7 8 9 modulation requested by the applicant for Condition No. 18. Arnold Altuna, neighbor, asked how height is measured. Mr. Close explained height is measured from the average ground elevation measured from the four comers of the building footprint. The buildings will appear to be two story structures from Sunset Boulevard. Mr. Close clarified that the elevation drawings are preliminary and recommended conditions of approval will dictate final design. EXHIBITS The April 11, 2017 Staff Report in addition to Exhibits 1-24 identified on page 2 of the Staff Report were admitted into the record at the April 11, 2017 hearing. The Staff PowerPoint presentation was admitted as Ex. 25. City of Renton COR maps were admitted as Exhibit 26. Google maps for the project vicinity were admitted as Ex. 27. The Applicant response to the Staff Report, dated April 7,2017, was admitted as Ex. 28. 10 FINDINGS OF FACT 11 Procedural: 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 1. Applicant. Jacob Young, Citizen Design Collaborative, 46 Etruria Street, Suite 20 I, Seattle, WA 98109. 2. Hearing. A hearing on the application was held on April 11, 2017 at 11 :00 am in the Renton City Council meeting chambers. Substantive: 3. Project Description. The applicant proposes a preliminary plat and preliminary planned urban development ("PUD") for the construction of fifteen townhomes in four buildings on a 0.9-acre parcel located at 701-707 Sunset Blvd NE. The applicant seeks PUD approval to vary development standards including lot size, building setbacks, impervious surface area, building coverage, street standards, parking requirements, and refuse and recycling. PPUD and Preliminary Plat -2 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 Requested PUD modifications are summarized as follows: t~l"'r't--'c;,-J,~~jg.'\)\tidtf -'1-'..;ji'll't"~~t'l'':"".lltf{f'· RMC-Cocle: 6i'1''·>f,,,.,,.J ~ _,,.,,_., .. ,, .,, ...... ,._' "· .. ·,,' •. __ ·<! .ll :.-.,: '·: ".' •"• ,.-.",,,,• 1""1[d{'\~''tP~"''/J;'~~,-~ e , n a · .,,.,, ",' ' ,,}I.,,., .,.,,,;~,, ·-· ,._ ' . ',' , .. : I. RMC 4-2-llOA Development The minimum lot width of Standards for Residential 2S-feet for internal lots and Zoning Designations -30-feet for corner lots is Minimum Lot Width required for townhouse development in the RMF zone. RMC 4-2-llOA Development The minimum lot depth of Standards for Residential SO-feet is required for Zoning Designations -townhouse development in Minimum Lot Depth the RMF zone RMC 4-2-llOA Development 70 percent Standards for Residential Zoning Designation - Maximum Building Coverage RMC 4-2-llOA Development 75 percent Standards for Residential Zoning Designation - Maximum Impervious Surface Area RMC 4-2-llOA Development 10-foot minimum front, 10- Standards for Residential foot minimum rear, and 5- Zoning Designations -foot minimum unattached Minimum Yards (Setbacks) side yard. 15-foot minimum side and rear yards for lots abutting single-family residential zones. RMC 4-4-080F .8. Parking Standard parking stall size Stall Types, Sizes, and of 9'x20'. Compact parking Percentage stalls of 8.5'x16' not to Allowed/Required exceed 30-percent of the total number of spaces. PPUD and Preliminary Plat -3 ir"''Wislff~,g;;{iliiffbiif'F:''? -~~< --,.-,,-~,, •• ,_ ... ·'" ,Q._.,, i··;,!<;' ,·-~-,-, .. 14 of the proposed lots contain widths of 16 feet and 20 feet. Lot depths range from 24 feet to 48 feet. Each individual lot would exceed maximum building coverage, while the site as a whole would contain approximately 31 percent building coverage. Each individual lot would exceed maximum building coverage, while the site as a whole would contain approximately 57 percent impervious surface area. Individual lots do not contain the required minimum setbacks. Instead the development as a whole (except for small portion of the front and rear yard) meets the minimum front, rear and sideyard setbacks. All parking provided onsite proposed at compact stall dimension. 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-4-080F.10. Number of A minimum and maximum Applicant proposes to provide Parking Spaces Required of 1.6 per 3 bedroom or two (2) spaces per dwelling larger dwelling unit. unit and one (1) surface parking space. RMC 4-4-090D. Refuse and A minimum of one (1) Individual collection area in Recycling: Multi-family centralized refuse and each private garage. Developments -Additional recyclables deposit area for Requirements for Deposit every 30 dwelling units. and Collection Areas. RMC 4-6-060F.2 Minimum Public Limited Residential Internal street as private alley Design Standards for Public Access street with 45-feet within tract. Private alley Streets and Alleys. ROW width and Residential designed as woornerf or living alleys with 16-feet ROW street with shared vehicle and width. pedestrian space. Woonerf includes pavers, plaza area, and planters. RMC 4-2-llOA. Maximum 32 foot height maximum 42 foot height. Height also building height approved separately under RMC 4-2-llOD, Note 20, which authorizes an extra ten feet to if excess open space and other amenities provided Proposal qualifies for extra ten feet on its two westerly building both through PUD modifications and Note 20. 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 sanitary sewer service for the development would be provided by the City of Renton. The development is subject to applicable water system development charges and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. B. Fire Protection. Fire protection would be provided by the City of Renton Fire Authority. Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development if the applicant provides Code required improvements and fees. PPUD and Preliminary Plat -4 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 The preliminary fire flow requirements for this project is 3,750 gpm. A minimum of four (4) fire hydrants are required for the development. One (I) within 150-feet and three (3) 300-feet of the proposed buildings. Existing hydrants can be counted toward the requirement if they meet current code, including but not limited to 5-inch Storz fittings. A Fire Impact Fee, based on new multi-family units is required to mitigate the proposal's potential impacts to City emergency services. The applicant would be required to pay an appropriate Fire Impact Fee. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. The 2017 fee was assessed at $718.56 per unit. C. Drainage. In conjunction with the City's stormwater regulations, the proposal mitigates all significant drainage impacts. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 20 IO City of Renton Amendments to the KCSWDM. The existing property does not contain storm water facilities. A stormwater flow control facility is required for the site and the project proposes the use of detention tanks to meet this requirement. A water quality facility is required for the site and the project proposes the reduction from enhanced basic water quality to basic water quality requirement by providing a covenant to prevent the use of leachable materials. The project proposes to provide basic water quality by the use of a storm filter. D. Parks/Open Space. The project provides for adequate parks and open space. For parks impacts, the applicant will be paying a park impact fee, which in 2017 is assessed at $1,858.95 per dwelling. The applicant proposes approximately 5,881 square feet of common open space located. The amount of open space exceeds the required 4,670 square feet the development would be required to provide per the PUD development standard. The applicant has provided a variety of recreation opportunities and open spaces throughout the development. The largest recreation space is located on the northwestern portion of the property. Active spaces include a play structure (dependent on future demographic of residents), picnic area, and walking path. Also provided are several lawn areas, a plaza between Buildings 3 and 4, and vegetated passive open space. Common open spaces are accessed via the development's private alley/woonerf, which also provides an area for residents to meet and gather. The modified alley is intended to be a shared space for vehicles and pedestrians. PPUD and Preliminary Plat -5 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. Pedestrian Circulation. As proposed, the proposal provides for an appropriate pedestrian circulation system that is clearly delineated and connects buildings, open space, and parking areas with the sidewalk system and abutting properties. Permeable pedestrian pavement is provided along the edges of the alley, the plaza area between Building 3, Building 4, and the surface parking space. As conditioned, landscaping is employed to enhance pedestrian facilities. Buildings I and 2 incorporate planters and landscaping in front yards between the building and street. Additionally, planters are provided in the private alley/woonerfbetween garages. However, there is a lack of planting at entrances for Buildings 3 and 4. Planters near entrances and/or garages for these buildings would enhance the aesthetic for their entries and the private alley/woonerf as a whole. Therefore, a condition of approval requires the applicant to submit a revised landscape plan with the construction permit application that provides additional planters where adequate space is available along Buildings 3 and 4. F. Street Improvements. The proposal is served by adequate and appropriate street infrastructure. The development abuts Sunset Blvd NE, a Minor Arterial Street with an existing right of way (ROW) width of60 feet with no curb, gutter, or sidewalk along the frontage. Access to the site would be provided a single curb cut extended from Sunset Blvd NE. The vehicular circulation design would utilize a private alley/woonerf that enters at the curb cut near the center of the subject property frontage and extends north and south between the four (4) proposed buildings. The alley dead-ends at or near the north and south perimeters. Structures are located at least 25 feet from the intersection with Sunset Blvd NE providing adequate site distance and clear vision area. The turning radius within the development contains a 45- foot outside and 25-foot inside radii with hammerhead turnaround for fire apparatus accessibility. A residential project consisting of 15 dwelling units would generate less than 20 peak hour trips (as per the Institute of Traffic Engineers Trip Generation Manual), therefore no traffic impact study was required for the proposal. To mitigate transportation impacts the applicant will be required to pay transportation impact fees per City ordinance. The proposed development would generate approximately 87 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 7 net new trips (I inbound and 6 outbound). During the weekday PM peak hour, the project would generate approximately 8 net new trips (5 inbound and 3 outbound). The proposed PPUD and Preliminary Plat -6 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 G. project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 24). The applicant is requesting modification of the street standard requirements for the internal road via the PUD application. In-lieu of providing a 45-foot wide limited residential access street, the applicant is proposing a private alley/woonerf designed street section with varying widths of 26 to 32 Yz feet that would comingle pedestrian and vehicle space. A delineated pedestrian path extends along the driveway to Sunset Blvd NE to connect to the public sidewalk that would be constructed by the applicant. This PUD modification would provide a unique street for residents to gather and for recreation. The proposed street also preserves additional space on the property to incorporate common open space on the north and west portions of the site. There are currently no frontage improvements along the public street frontage. The required street section for this portion of Sunset Blvd NE includes a 22-foot wide half street paved width from the centerline of the ROW (including 5-foot wide bike lane, I I-foot wide thru travel lane, and 6-foot wide half width for the center tum/left tum lane), 0.5-foot wide curb, 8-foot wide landscaped planter, 8-foot wide sidewalk, and I-foot wide clear width back of the sidewalk. The ROW width dedication required is approximately 9.5 feet (subject to final survey). A center two-way left tum lane is also required to be provided on Sunset Blvd NE frontage from the end of the existing left tum lane on Sunset Blvd NE frontage to the north property line of parcel 311990-0011. Schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary, Dimmitt Middle School, and Renton High School. RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school and/or bus stops. All students would bus to school. The bus stop for elementary, middle and high school is located at 821 Sunset Blvd NE. New frontage improvements along the subject property, dedicated shoulder along the northern property's frontage, and frontage improvements at the bus stop provide a safe walking route for students. A school impact fee, based on new multi-family units, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as PPUD and Preliminary Plat -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 specified by the Renton Municipal Code at the time of building permit application. The 2017 fee is assessed at $1,448.00 per multi-family unit. 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. Pertinent impacts are addressed individually as follows: A. Critical Areas. The only critical area on-site is an Erosion Hazard and Landslide Area. The subject property has been identified as an Erosion Hazard and Landslide Area by City of Renton GIS, based on site slopes exceeding 15%. A protected slope exists along the western margin of the site. According to the geotechnical report and the results of the soil exploratory test pits, past fill activity spans much of the site, typically extending to 4 Y, feet below existing grade. A protected slope is defined as a hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15'). The applicant's geotechnical engineer identified a 5,485-square foot area of the subject property as protected slopes. The applicant is proposing to encroach into approximately 2,025 square feet of the protected slope necessitating an alteration to the critical areas created as a result of the private gravel U-shaped road installation created over the past several decades. The applicant is proposing to remove the existing fill comprised of silty sand, logs, woody debris and general refuse up to 4 Yz feet below grade from the top of the protected slope and re-graded to less than 15 feet in vertical rise so that relief of the protected slope would be less than 15 feet high (Exhibit 13). Therefore, a condition of approval requires the applicant to formally apply for a critical areas variance from RMC 4-3-050 in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-0501 prior to civil construction permit approval. The recommendations of the applicant's geotechnical report adequately protect against erosion impacts and are made a condition of approval. The geotechnical report recommends that no permanent slopes be steeper than 2H: IV and all permanent cut slopes and fill slopes should be adequately inclined to reduce long-term raveling, sloughing, and erosion. The use of flatter slopes (such as 2\lzH: l V) would further reduce long-term erosion and facilitate revegetation. Additionally, the geotechnical report includes specific recommendations for site preparation, spread footings, slab-on-grade floors, asphalt pavement, and structural fill. B. Tree Retention. The proposal provides for adequate preservation of trees because it is consistent with the City's tree retention standards. The City's tree retention standards require the retention of 20 percent of trees in a residential development. As outlined in the applicant's arborist report, Ex. 12, the subject property contains 16 significant trees, with the predominant species being cottonwood. Of the 16 significant trees within the project area, the applicant is proposing to retain 5 trees to meet the 20% tree retention requirement (Exhibits 8, 9 and 12). PPUD and Preliminary Plat -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 C. Compatibility. The proposed new construction and frontage improvements will be compatible with the existing surrounding uses. The subject property abuts the RMF zone to the north and single-family residential to the south and west. Single family residential zoning is also across Sunset Blvd NE to the east. Buildings are setback appropriately from abutting developed properties. To the north, a multifamily development and single-family residential home are buffered by the developments open space and recreation area and landscaped building setback area. The south and west properties are zoned single-family residential. However, they are owned and operated by Puget Sound Energy and are burdened with overhead power lines and utility easements, reducing the likelihood the properties would be developed in the future. Interior design is coordinated and aesthetic, thereby further enhancing compatibility with the surrounding residential neighborhood. The proposed buildings have been designed in a coordinated fashion, utilizing a consistent set of materials. The similar exterior components and roof profiles across all buildings helps to establish a cohesive development design. Differentiation throughout the design is provided with the use of different materials and colors. The applicant is proposing the use of fiber cement board, stained cedar, aluminum, and steel. Buildings along Sunset Blvd NE are oriented to the street and contain pedestrian only amenities as the buildings are rear vehicle loaded. Stoops and landscaped front yards are provided along the street. Buildings along the private alley/woonerf are oriented to the alley and take advantage of the pedestrian friendly space. D. Glare. As conditioned, the proposal will not adversely affect adjoining properties with excess glare. A lighting plan was not submitted with the application package; therefore, a condition of approval requires the applicant to provide a lighting plan that includes a photometric calculation of average foot candles that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement. 6. Superiority in Design. As conditioned, the PUD results in a superior design than what would result by the strict application of the City's development standards. The proposal develops three (3) contiguous properties simultaneously into one (I) unified development that incorporates enhanced open space and recreation opportunities, unique alley design, and street presence that would not otherwise be possible if each property were developed individually or in phases. 7. Public Benefit. The proposal provides for numerous public benefits as outlined at pages 13-17 of the Staff Report. The applicant is proposing to utilize the BuiltGreen sustainable rating system to minimize the environmental impact of the development. Site infrastructure, such as storm drainage, would be designed in accordance with Low Impact Development principles. As previously noted, the applicant proposes a significant amount of open space. Without the use of the proposed PUD, no shared open space would be required by City regulations and if each of the three (3) parcels were developed PPUD and Preliminary Plat -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 separately, there would likely have been no additional land area to provide any active recreation areas and open spaces would have been limited to required perimeter landscaping. The proposed internal street system includes a private alley that is referred to as a woonerf or "living street." Woonerfs are a common street treatment that is used in European cities that are intended to provide an equally shared space between pedestrians and vehicles. These streets are narrower than the typical street section and often contain planter landscaping, pedestrian lighting, and alternative paving materials. Also, typical with woonerfs is the absence of curbs as to further solidify the mixing of pedestrian space and vehicle space. The proposed private alley/woonerf provides residents an attractive and unique amenity that also doubles as an active recreation and gathering area. Opportunities for neighbors to interact on the street can assist in creating a pride of ownership in their community. Without the use of a PUD, the street would have likely been designed as a public limited residential access street with a 45-foot ROW width. Required public street improvements would have resulted in fewer opportunities for common open spaces and the loss of a unique design aesthetic. The proposal provides for a coordinated, attractive building design and also provides for significant buffering to neighboring properties via open space and landscaping. CONCLUSIONS OF LAW Procedural: 1. Authority. RMC 4-9-I 50(F)(8) authorizes the hearing examiner to conduct hearings and make final decisions on planned urban development applications. RMC 4-7-020(C) and 4-7-050(0)(5) provide that the hearing examiner shall hold a hearing and issue a final decision on preliminary plat applications. Substantive: 2. Zoning/Comprehensive Plan Designations. The project site is zoned Residential Multi-Family (RMF) and has a comprehensive plan land use designation of Residential High Density. 3. Review Criteria. A PUD may be pursued by "any applicant" as authorized by RMC 4-9-l 50(8), which is interpreted to authorize the application of PUD regulations to preliminary plat applications. Chapter 4-7 RMC governs the criteria for subdivision review and RMC 4-9-150 governs PUD criteria. Applicable criteria are quoted below in italics and applied through corresponding conclusions of law. PUD ST AND ARDS RMC 4-9-150(B)(2): Code Provisions That May Be Modified: a. In approving a planned urban development, the City may modify any of the standards of chapter 4-2 RMC, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in PPUD and Preliminary Plat -I 0 2 3 4 4. subsection BJ of this Section. All modifications shall be considered simultaneously as part of the planned urban development ... As shown in Finding of Fact No. 3, the requested revisions are limited to the regulations identified in the regulation quoted above. RMC 4-9-150(0): The City may approve a planned urban development only if it finds that the 5 following requirements are met. 6 7 8 9 IO 11 12 13 14 15 I. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. 5. The criterion is met. The purposes of the PUD regulations, as outlined in RMC 4-9-150(A), are to preserve and protect the natural features of the land and to encourage innovation and creativity in development of residential uses. As outlined in Finding of Fact No. 4 and 5 the natural features of the site are preserved by tree retention and open space that exceeds applicable standards. As determined in Finding of Fact No. 6, the proposal is superior in design to that which would result without a planned urban development. As determined in Finding of Fact No. 4 and 5 the project will not create any significant adverse impacts and provides for and/or is served by adequate infrastructure so it would not be unduly detrimental to surrounding properties. RMC 4-9-150(0): The City may approve a planned urban development only if it finds that the 16 following requirements are met. 17 2. Public Benefit Required: In addition, Applicants shall demonstrate that a proposed development will 18 provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to 19 surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban 20 development: 21 22 23 24 25 26 c. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development. e. Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: ... PPUD and Preliminary Plat -11 2 3 6. The proposal provides for public benefit for the elements quoted above as determined in Finding of Fact No. 7. RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the 4 following requirements are met. 5 6 7 8 9 IO 11 12 13 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. 7. The criterion is met for the reasons identified at Finding of Fact No. 5(C). A condition of approval requires the applicant to submit provide a materials board to the Current Planning Project Manager to confirm that siding materials are non-reflective to reduce the potential for light and glare. 14 RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the 15 following requirements are met. 16 17 18 19 20 21 22 23 8. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, townhouses, flats, etc. The criterion is met for the reasons identified in Finding of Fact No. 5(C). 24 RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the following requirements are met. 25 26 PPUD and Preliminary Plat -12 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 16 17 18 19 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. 9. The proposal provides for adequate streets and pedestrian facilities as determined in Finding of Fact No. 4. RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. 10. The proposal meets this requirement as determined in Finding of Fact No. 4. The woonerf encourages the mixing of vehicles and pedestrians, but public works staff have not found this to be a safety concern. 20 RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the following requirements are met. 21 22 23 24 25 26 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: iii. Provision ofa system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. PPUD and Preliminary Plat -13 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 11. As noted in Finding of Fact No. 4, as conditioned the proposal provides for a well-integrated system of internal pedestrian improvements that ultimately connect to required frontage pedestrian improvements on Sunset Boulevard NE. Beyond this, nothing more can be reasonably or legally required of the applicant to connect to surrounding amenities. RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: iv. Provides safe, efficient access for emergency vehicles. 12. The proposal provides for safe and efficient access for emergency vehicles as determined in Finding of Fact No. 4. RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria c. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 13. As determined in Finding of Fact No. 4, the proposal is served by sufficient public infrastructure and services to serve the development. RMC 4-9-lSO(D): The City may approve a planned urban development only if it finds that the 20 following requirements are met. 21 22 23 24 25 26 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. PPUD and Preliminary Plat -14 2 3 4 14. The proposed development separates the 15 dwelling units into four (4) separate buildings that are linked together by the private alley/woonerf internal street. This unique street and its narrow width provides an ability to maximize space on the property and accommodate active and passive common open space. The reduced street width, permeable pavers, and abundant open space limit the amounts of impervious surfaces that would otherwise be utilized if the site were developed to code standards. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 5 following requirements are met. 6 7 8 9 10 11 12 13 14 15 16 17 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. S'!fiicient light and air are provided to each dwelling unit. 15. Perimeter planting provides a buffer and privacy screen between the proposed project and existing development surrounding the site. Internal to the site, where structures face each other, windows would not align to ensure privacy. The proposed development would be designed to building code standards for multi-family construction. Each residential unit would have a separate exterior entrance with insulated walls separating the units. All residential units would have access to light and air, as each structure contains windows. The placement of the buildings, oriented to open space, provides separation and privacy for die residents while maintaining a communal atmosphere. 18 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 19 following requirements are met. 20 21 22 23 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria f Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. 16. The topography of the site steps down from east to west with territorial views of the west. The 24 applicant has oriented the buildings east/west to take advantage of the topography and providing direct views to the west. 25 26 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. PPUD and Preliminary Plat -15 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria g. Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. 17. Nearly all the parking will be located within individual garages for each unit. One surface parking space would be provided on the north portion of the property for guest parking. The parking space would be surfaced with the woonerf paver material and hidden from view by topography and the location of the buildings. RMC 4-9-150(0)(4): Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section, the underlying zone, and any overlay districts; unless a modification for a specific development standard has been requested pursuant to subsection B2 of this Section. 18. As discussed below, the proposal complies with all development standards imposed by RMC 4-9-l 50(E). The proposal is compliant with the standards of the underlying RMF zone for the reasons identified in Finding of Fact No. 22 of the Staff Report. As a project located in the RMF zone, the project is in the District B design district as regulated by RMC 4-3-100. For the reasons identified in Finding of Fact No. 28 of the Staff Report, the proposal is consistent with all District B design standards. RMC 4-9-lSO(E)(l): Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential, mixed use, commercial, and industrial developments are described below. a 1. Residential: For residential developments open space must equal at least ten percent (I 0%) of the development site's gross land area. i. Open space may include, but is not limited to, the following: ' The Staff Report concludes at page 21 that only 750 square feet is required for the proposal. This is apparently based 25 upon the application ofRMC 4-9-ISO(E)(l)(b) to the proposal. However, RMC 4-9-lSO(E)(l)(b) only applies to mixed use developments. Since the proposal is exclusively a residential development, RMC -9-ISO(E)(l)(a) applies to it and 26 required a minimum of 4,670 square feet of open space. PPUD and Preliminary Plat -16 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 (a) A trail that allows opportunity for passive recreation within a critical area buffer (only the square footage of the trail shall be included in the open space area calculation), or (b) A sidewalk and its associated landscape strip, when abutting the edge of a critical area buffer and when a part of a new public or private road, or (c) A similar proposal as approved by the reviewing official. ii. Additionally, a minimum area equal to fifty (50) square feet per unit of common space or recreation area shall be provided in a concentrated space as illustrated in Figure I. 19. The Staff Report notes that the project site is 0.9 acres in size. I 0% of such an area would be 3,920 square feet of open spaces. Additional open space at 50 square feet per dwelling unit is also required, for total required open space of 4,670 square feet. The applicant proposes 5,881 square feet of open space, which clearly exceeds minimum requirements. More than 750 square feet of that open space is concentrated on the northwest side of the project site, as required by RMC 4-9-l 50(E)( I )(c )(ii). RMC 4-9-150(E)(2): Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit. The private open space shall be well demarcated and at least fifteen feet (I 5') in every dimension (decks on upper floors can substitute for the required private open space). For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). 20. In Ex. 28, the applicant proposes a compliance strategy for RMC 4-9-150(E)(2) that is unique. Given that PUDs encourage flexibility, the applicant's creative approach is found to be comply with the private open space requirements of RMC 4-9-l 50(E)(2). For some units, the applicant proposes to comply with the 225-foot ground floor requirement by transferring some of the required square feet to upper deck space. That is clearly authorized by RMC 4-9-l 50(E)(2) and is found compliant. The applicant also proposes to have some units that have the ground floor composed exclusively of garage space to be treated as "upper story units" for purposes of private open space requirements. That is a little more problematical, since those units would not be commonly understood to be upper story units. However, from the standpoint of open space usage and accessibility, there is no meaningful difference between a ground floor unit with first story parking garage and an upper story unit with detached garage space. For that reason, the applicant can treat units with ground floor garage space as upper story units for purposes of RMC 4-9-l 50(E)(2). Finally, the applicant also proposes to use some woonerf space to count towards the private open space of one unit by dedicating a planter in the woonerfto the unit to be used as a flower or vegetable garden. As Staff has found this to be an acceptable use of woonerf space, the proposed planter will also be allowed to count towards required private open space. PPUD and Preliminary Plat -17 2 3 4 5 6 7 8 9 10 RMC 4-9-1SO(E)(3): Installation and Maintenance of Common Open Space: a. Installation: All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the Applicants and approved by the City; provided, that common open space containing natural features worthy of preservation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall he kept on file with the Development Services Division. 11 21. b. Maintenance.· Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. As Conditioned. 12 13 14 15 16 17 RMC 4-9-150(E)(4): Installation and Maintenance of Common Facilities: 22. a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc .. shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9- 060 ... As Conditioned. 18 RMC 4-9-1SO(E)(4): Installation and Maintenance of Common Facilities: 19 20 21 22 23 24 25 26 23. b. Maintenance: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners' association, or the agent(s) thereof In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, shall become a lien against each individual property. As conditioned. SUBDIVISION STANDARDS PPUD and Preliminary Plat -18 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 RMC 4-7-0SO(B): A subdivision shall be consistent with the following principles of acceptability: 24. ]_ Legal Lots.· Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland Conditions. Construction of protective improvements may be required as a Condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. As modified by the PUD regulations, the lots will comply with all requirements of the Zoning Code. As shown in the site plan, Ex. 4, all lots have access to Sunset Blvd. NE, a public road, via a woonerf. The project is not located within a floodplain and there are no wetlands or streams impacted. As determined in Finding of Fact No. 4, the project makes adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards ... 25. The proposed preliminary plat is consistent with the Renton Comprehensive Plan as outlined in Finding 21 of the Staff Report. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 26. The internal woonerf/private alley connects to Sunset Blvd NE, an existing public street. As modified by the PUD, the woonerf/private alley is consistent with City standards. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans/or streets in the City. 22 27. The criterion is met. The Staff Report and administrative record do not identify any applicable 23 24 25 26 street plan or grid system that would compel the connection of the interior streets to any other roads beyond Sunset Blvd NE. The aerial photo on page I of the Staff Report shows that there are no other roads in proximity to the project that could be feasibly extended to the project. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. PPUD and Preliminary Plat -19 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 28. The criterion is met. The Staff Report and administrative record do not identify any officially designated trail in the vicinity and no trail is visible in the vicinity of the proposal in the aerial map on page 1 of the Staff Report. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: I. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse Conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3-050Jla, without adequate area at lesser slopes upon which development may occur, shall not be approved. 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 18 29. As noted in Finding of Fact No. 5, there are no critical areas at the project site except for an 19 20 21 22 23 24 erosion/slope hazard, which has been fully addressed and mitigated in the applicant's geotechnical report as further discussed in Finding of Fact No. 5. As further determined in Finding of Fact No. 5, the proposal complies with the City's tree retention standards. Given these factors, as mitigated by the recommendations in the geotechnical report, the project area is suitable for subdivision as required by RMC 4-7-130(C). RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-family residential zones as defined in the Zoning Code shall be contingent upon the subdivider 's dedication of/and or providingfees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures 25 for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 26 PPUD and Preliminary Plat -20 2 3 4 5 6 7 8 9 10 30. As outlined in Finding of Fact No. 4, the proposal satisfies park requirements by the payment of park impact fees and exceeds open space requirements. RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 31. As discussed in Conclusion of Law No. 27, the only street that the project could connect to is Sunset Blvd NE. RMC 4-7-ISO(B): All proposed street names shall be approved by the City. 32. As conditioned. RMC 4-7-ISO(C): Streets intersecting with existing or proposed public highways, major or secondary 11 arterials shall be held to a minimum. 12 33. Sunset Blvd NE. is classified as a minor arterial, but the project would be landlocked if it could 13 14 15 16 17 18 19 20 21 22 23 24 25 26 not directly access this road so there is no other alternative. The criterion is met. RMC 4-7-ISO(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty-five feet (l 25~ are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 34. The criterion is met. Public works staff has reviewed the street alignment and consistency with RMC 4-6-060 and recommends approval of the PUD. The project does not include a street alignment offset of more than 125 feet. RMC 4-7-ISO(E): I. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: PPUD and Preliminary Plat -21 2 3 4 5 6 7 8 9 IO I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 35. a. The grid pa/tern may be adjusted to a ''flexible grid" by reducing the number of" linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1. and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(.5) is not feasible ... 6. Alternative Configurations: Off.set or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically possible. The criterion is met. As discussed in Conclusion of Law No. 27 there are no roads other than Sunset Blvd NE with which the project could connect. A grid pattern connecting to other roads is not possible because intervening Jots are developed or are unlikely to be developed because of power lines and utility easements. RMC 4-7-lSO(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 36. The only new right of way that will be dedicated to the City is added right of way for Sunset Blvd NE for required street frontage improvements. Required improvements will be paved to the full width required for the applicant's half of the street pursuant to applicable City standards. RMC 4-7-lSO(G): Streets that may be extended in the event of future adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. PPUD and Preliminary Plat -22 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 37. As discussed in Conclusion of Law No. 35 there are no feasible or legal street connections that can be required other than to Sunset Blvd NE. 4-7-160(A): Blocks shall be deep enough to allow two (2) tiers of lots, except where: I. Abutting principal arterials defined in the Transportation Element of the Comprehensive Plan 2. The location and extent of environmental constraints prevent a standard plat land configuration, including size and shape of the parcel. 3. Prior to approval of single-tier lot configuration based on exceptions I and 2, the proponent must demonstrate that a different layout or provisions of an alley system is not feasible. 38. As noted in the Staff Report, the project site is not wide enough to accommodate a two-tiered lot configuration. The width limitations of the lot are construed as an "environmental constraint" that qualifies the project as exempt from the two-tier requirement under RMC 4-7-160(A)(2). Although the shape of a lot is typically not considered to be an "environmental constraint", the reference to "size and shape" within RMC 4-7-160(A)(2) establish an intent to broadly construe the term. Further, it is reasonable to conclude that the City Council must have recognized that not all lots are shaped for two- tiered subdivisions and that it would be a waste of resources to require an applicant to go through a variance process in such instances. 4-7-160(8): Where circumstances warrant, the Reviewing Official may require one or more public crosswalks or walkways of not less than six feet (6') in width dedicated to the City to extend entirely across the width of the block at locations deemed necessary. Such crosswalks or walkways shall be 17 paved for their entire width and length with a permanent surface and shall be adequately lighted al the 18 developer's cost. 19 39. It's not entirely clear from the site plans whether or where any crosswalks will be located. It's 20 21 22 23 24 25 26 likely that the issue will be addressed during final engineering, but since cross-walks are one of the standards imposed by the subdivision code (as opposed to street design standards or the like), the conditions of approval will require that the applicant install cross-walks as determined by public works to be necessary for public safety and compliance with City development standards. It is recognized that the woonerfis designed to allow pedestrian access in all areas, but it is not clear from the record whether a cross walk would be necessary to cross Sunset Blvd NE. RMC 4-7-l 70(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 40. As depicted in Ex. 4, the side lines are in conformance with the requirement quoted above. PPUD and Preliminary Plat -23 2 3 4 5 RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 41. Each lot will have access to Sunset Blvd NE via the private internal roads. RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the 6 provisions of this Chapter must be consistent with the then-current applicable maximum density 7 8 9 10 requirement as measured within the plat as a whole. 42. As previously noted, as modified by this PUD decision the proposal meets all applicable lot and density standards. RMC 4-7-l 70(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (I) pipestem lots, which shall have a minimum width of twenty II feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be 12 a minimum ofthirty;fivejeet (35'). 13 14 15 16 17 43. All proposed lots are rectangular with uniform lot widths that comply with the lots widths approved through this PUD decision. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (l 5'). 44. As Conditioned. RMC 4-7-190(A): Easements may be required for the maintenance and operation of utilities as 18 specified by the Department. 19 20 21 22 23 24 25 26 45. As conditioned. RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 46. The only natural features that need to be preserved are significant trees, which the applicant has done beyond the requirements of the City's tree retention regulations as determined in Finding of Fact No. 5. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to PPUD and Preliminary Plat -24 2 3 4 5 6 7 the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 47. As Conditioned. RMC 4-7-200(8): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to 8 provide capacity for the new street paving/or the plat. 9 10 11 12 48. The proposal will be designed to meet all City drainage standards including those above as outlined in Finding of Fact No. 4. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 13 49. As outlined in the Staff Report, fire hydrants have already been reviewed by the Fire 14 15 16 17 18 Department. Conformance to city standards shall be assured during final engineering review. RMC 4-7-200(0): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. As Conditioned. 19 50. 20 RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 21 22 23 24 25 26 PPUD and Preliminary Plat -25 2 3 4 5 6 7 8 9 10 l l 12 51. As Conditioned. RMC 4-7-210: 52. A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: All other lot corners shall be marked per the City surveying standards. C STREET SIGNS· The subdivider shall install all street name signs necessary in the subdivision. As Conditioned. 13 DECISION J 4 The proposed preliminary plat and PUD meets all applicable criteria quoted in this decision and for that reason is APPROVED subject to the following conditions of approval below. The PUD 15 modifications identified in Finding of Fact No. 3 are also approved. 16 17 18 19 20 21 22 23 24 25 26 I. 2. 3. 4. The applicant shall comply with the m1tigation measures issued as part of the Determination of Non-Significance Mitigated, dated February 27, 2017. The applicant shall submit revised elevation plans with the building permit application that verifies compliance with the maximum wall plate height of 42 feet for each of the two westerly buildings and 32 feet for the other buildings. The revised elevation plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit a detailed landscape plan that provides the species, quantity, planting notes, and plant spacing that meets the intent of the required visual barriers identified in the landscape code. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building and/or construction permit approval. The applicant shall submit revised plans with the building permit application that identifies the location of bicycle parking meeting the standards of RMC 4-4-080F .11. The revised PPUD and Preliminary Plat -26 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 5. 6. 7. 8. 9. 10. 11. plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit a revised floor plan with the building permit application that identifies adequate space within the garage for refuse and recycling bins that meet the requirements of the City's contracted garbage and recycling hauler. The floor plan shall be reviewed and approved by the Current Planning Project Manager prior to building and permit approval. The applicant shall submit revised grading plan that identifies the top of wall and bottom of wall elevations verifying walls comply with the 6-foot height limitation. Additionally, the plans shall contain a cut-sheet of wall materials that are to be composed of brick, rock, textured or patterned concrete, or other material approved by the Current Planning Project Manager. The revised grading plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall submit cut sheets with the landscape plan for the proposed play structure ( or other active recreation structure approved by the Current Planning Project Manager), picnic table, and bench. These amenities shall be durable and appropriate for northwest climate. The cut sheets shall be submitted with the construction permit application to be reviewed and approved be the Current Planning Project Manager. The programmed recreation areas (lawn, play area, seating, and pathways) shall be constructed prior to Certificate of Occupancy of the first building. The applicant shall submit a sample of the paver material to be used within the private alley with the construction permit application. The paver material shall have a contrasting color compared with the asphalt surface and be comprised of brick or stone ( or similar material as approved by the Current Planning Project Manager), and shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall submit cut sheets with the construction permit application for the planter boxes in the private alley. Additional planter boxes may be required depending on space constraints with alley. The cut sheets shall be a component of the detailed landscape plan submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager. The applicant shall submit a sign package as a component of the private alley/woomerfthat compliments the overall development with addresses, building numbers, and wayfinding. The sign package shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. PPUD and Preliminary Plat -27 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 12. 13. 14. 15. 16. I 7. 18. The applicant shall submit a materials board with the building permit application for review and approval by the Current Planning Project Manager prior to building permit approval. The applicant shall submit a lighting plan that includes a photometric calculation of average foot-candles that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement. Cut sheets of decorative sconces and other pedestrian level lighting shall be provided with the plan that compliments to woonerf, common open space, and new residences. The lighting plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall establish a Homeowners Association (HOA) for the development that would be responsible for all common improvements within Tract A. All common facilities, not dedicated to the City, shall be permanently maintained by the PUD HOA. The Covenants, Conditions, and Restrictions (CC&Rs) shall provide that if the HOA fails to properly maintain the common facilities and integral elements of the City may do so at the expense of the association. The CC&Rs shall also provide that the provisions pertaining to the obligation to maintain common areas shall not be amended without approval of the City of Renton. The applicant shall provide draft CC&Rs and HOA incorporation documents for review and approval by the Current Planning Project Manager prior to issuance of any occupancy permit. The applicant shall submit revised elevations with the building permit application that clearly identifies compliance with the minimum 4-1/2' wide dimension of the required weather protection. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit a revised landscape plan with the construction permit application that provides additional planters where adequate space is available along Buildings 3 and 4. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall submit revised floor plans and site plans the provide specific calculations and dimensions of the requirement private usable abutting open space that is compliant with the I 00-square foot minimum area per lot or that provide for alternatives to the 100-square foot requirement as proposed in Ex. 28. The revised plans shall be submitted with the building permit application to be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit revised elevation plans for the unattached elevations for Units A and B that either provide additional articulation and/or modulation that comply with the 20-foot maximum interval requirement or that provide for features that substitute for modulation as authorized by RMC 4-3-100(E)(5). The revised elevation plans shall be PPUD and Preliminary Plat -28 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 19. 20. 21. 22. submitted with the building pennit application to be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit revised elevation plans with the building permit application that provide detail of proposed enhancement techniques for the cast-in-place planters on Buildings I and 2. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building pennit approval. Prior to the issuance of any occupancy pennit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance oflandscaping may be waived if a landscaping maintenance contract with a reputable landscaping finn licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060. Maintenance: All common facilities not dedicated to the City shall be pennanently maintained by the planned urban development owner, if there is only one owner, or by the property owners' association, or the agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as detennined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, shall become a lien against each individual property. 23. All road/woonerf names shall be approved by the City. 24. 25. Sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. Concrete pennanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. All other lot corners shall be marked per the City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. PPUD and Preliminary Plat -29 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 26. 27. 28. 29. Where circumstances warrant, Public Works staff may require one or more public crosswalks or walkways of not less than six feet (6') in width at locations deemed necessary. All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Public Works Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Public Works Department. Easements may be required for the maintenance and operation of utilities as specified by the Public Works Department. Decision issued April 25, 2017. Hearing Examiner DATED this ?5th day of April, ?Q 17. City of ReRlen Hearing E"anainer PPUD and Preliminary Plat -30 I 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 Appeal Right and Valuation Notices RMC 4-8-0SO(G) classifies the application(s) subject to this decision as Type III applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner's decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. PPUD and Preliminary Plat -31 April 27, 2017 Jacob Young Citizen Design Collaborative 46 Etruria St., Suite 201 Seattle, WA 98109 Subject: Hearing Examiner's Final Decision Denis Law Mayor City Clerk -Jason A. Seth, CMC RE: Sunset's Edge Townhomes PPUD, LUA-16-000864 Dear Mr. Young: The City of Renton's Hearing Examiner has issued a Final Decision dated April 25, 2017. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7th 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 $4.65, 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 ofthe 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. 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-llO(E)(B) 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 1055 South Grady Way, Renton, WA 98057 • (425) 430-6510 / Fax (425) 430-6516 • rentonwa.gov 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 jseth@rentonwa.gov. Thank you. Sincerely, /Y'f~ City Clerk cc: Hearing Examiner Matthew Herrera, Senior Planner Clark Close, Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Gillian Syverson, Secretary, Planning Division Julia Medzegian, City Council Liaison Parties of Record (11) April 27, 2017 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) Denis Law Mayor City Clerk -Jason A. Seth, CMC JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he 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 27th day of April, 2017, 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 Hearing Examiner's Final Decision dated April 25, 2017, RE: Sunset's Edge Townhomes (LUA-16-000864) to the attached parties of record. SUBSCRIBED AND SWORN TO BEFORE me this 27th day of April, 2017. r. /- ( \ \ Cynthi R. ¥ova Notary Publk in and for the State of Washington, residing in Renton My Commission expires: 8/27/2018 1055 South Grady Way, Renton, WA 98057 , (425) 430-6510 I Fax (425) 430-6516 , rentonwa.gov Tottenham LLC 50 116th Ave SE, #111 Bellevue, 98004 Craig Pontius 46 Etruria St, #201 Seattle, WA 98109 Isaac Greenetz 2720 4th Ave Seattle, WA 98121 John & Deborah Barker 821 Sunset Blvd NE, D3 Renton, WA 98056 Arnold Artuna 717 Sunset Blvd NE Renton, WA 98056 Gloria Moore 2033 NE 7th St Renton, WA 98056 JACOB YOUNG CITIZEN DESIGN COLLABORATIVE 46 Etruria St, Suite 201 Seattle, WA 98109 Sherry Catlett-Jones 821 Sunset Blvd NE, B4 Renton, WA 98056 Bob Baldwin 50 116th St Bellevue, WA 98004 Harold Duncanson 145 SW 155th St, #102 Seattle, WA 98166 Joe Notarangelo SO 116th St SE Bellevue, WA 98004 Wendell & Cleo Forgaard 678 Sunset Blvd NE Renton, WA 98056 t1r1nt t-orm Keset torm :.ave torlT DEPARTMENT OF COMMI TY AND ECONOMIC DEVELOPMENT ---------Ren ton E) Planning Division ~ ILP • ooos-tPf. LAND USE PERMIT MASTER APPLICATION et. PROPERTY OWNER(S) PROJECT INFORMATION NAME: Tottenham, LLC PROJECT OR DEVELOPMENT NAME: Sunset's Edge Townhomes ADDRESS: 50 116th Ave SE, Ste 111 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 701-707 Sunset Boulevard NE Renton, WA 98056 CITY: Bellevue, WA ZIP: 98004 TELEPHONE NUMBER: (425) 898-2300 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 311990-0011 311990-0010 APPLICANT (if other than owner) 311990-0005 NAME: Jacob Young EXISTING LAND USE(S): Vacant COMPANY (if applicable): Citizen Design Collaborative PROPOSED LAND USE(S): R-3 (Townhomes) EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS:46 Etruria Street, Suite 201 RHO PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Seattle ZIP: 98109 (if applicable) No Change TELEPHONE NUMBER: (206) 853-8055 EXISTING ZONING: RMH CONT ACT PERSON PROPOSED ZONING (if applicable): No Change NAME: Jacob Young SITE AREA (in square feet): 39,186 gross SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Citizen Design Collaborative DEDICATED: 8,555 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 46 Etruria Street, Suite 201 NIA PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Seattle ZIP: 98109 ACRE (if applicable) 22.8 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) (206) 853-8055 16 jyoung@collaborativeco.com NUMBER OF NEW DWELLING UNITS (if applicable): 16 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc Rev:08/2015 PROJECT INFORMATION (continued) r-=---'----'-Lc___c_===c='--------------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 PROJECT VALUE: $6,300,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): -31,350 gsf j IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A - D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. /Attach leaal descriotion on seoarate sheet with the followina information included\ SITUATE IN THE NE QUARTER OF SECTION _a_, TOWNSHIP~. RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) .Jo ,Se h ;l)u j;J_ J/,:1 n (! lo , 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 0 the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein co tained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Date Signature of Owner/Representative Date OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that , ....__ -£_ ) / D f t1.._ VtL M/ .. (/i_.l signed this instrument and acknowledge it to be his/her/their free and voluntary act for the ses and purpose ment ed in the instrument. Dated State of Washington DANA L MACKENZIE My Cqmmisslon Expires Febniary 1, 2017 VIL tL (4,_ L /Lf /I c Kfn·tl { Notary (Print): My appointment expires: ~J:..:·_-....c/_-...,_/_,__ ____________ _ 2 H :\CED\Data \Forms-Templates\Self-H el p Ha ndouts\P!ann ing\Master Application.doc Rev:08/2015 , COMP ANY RESOLUTION The following resolution of TOTTENHAM, LLC., a Washington limited liability company (the "Company") is taken by the unanimous cons<:nt of the sole member of the Company, Rare Beef Productions, LLC. RESOLVED, to replace Mark Woodbridge as Manager of the Company. RESOLVED, to appoint Joseph Notarangelo as the Manager of the Company. Rare Beef Productions, LLC . I I \ ,, \. : \ .. I .• ., \ V ... ·~· \ By: fo,..,ph Notarangelo • i It,: Manager Dated: April 15, 2015 " LEGAL DESCRIPTION: HARRIES GARDEN HOME TRS TRACT 3 LESS N 50 FT TGW PORTION OF N 50 FT OF TRACT 2 OAF: BEGIN NE CORNER OF TRACT 2 BEING ON W MARGIN OF SUNSET BLVD NE SUNSET HIGHWAY SAID PT BEING A NON TANGENT POINT ON CURVE TO LEFT RADIUS BEARING S 78-23-41 E 985.37 FT TH ALONG SAID CURVE & MARGIN THRU C/A OF 2-57-18 ARC DISTANCE OF 50.82 FT TAP OF TANGENCY POINT OF RADIUS OF SAID CURVE BEARINGS 81-20-59 E 985.37 FT ALSO BEING SE CORNER OF N 50 FT OF TRACT 2 TH S 89-51-00 W 185.11 FT TO SW CORNER OF N 50 FT OF TRACT 2 TH N 15-10-30 W 103.54 FT TO NE CORNER OF S 50 FT OF TRACT 3 TH N 89-51-00 E 126.55 FT TH S 00-09-00 E 50 FT TAP ON N LINE OF TRACT 2 TH N 89-51-00 E 94.47 FT TO POB AKA LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO LUA 95-154 LLA RECORDING NO 9511169011 D CITIZEN'.) 1·. ·_: 'G ~-, oi[1~e. 2tJ::i 535 79J8 W·f!W . .::oll.-::lb•Jr <::l1ve1..:J.:..ur11 DECISION CRITERIA COMPLIANCE STATEMENT Project: Sunset's Edge Townhomes 701-707 Sunset Blvd NE Renton, WA 98056 INTRODUCTION: As part of the Planned Urban Development process, the project proponent is required to demonstrate that the proposed PUD complies with the intent of Renton·s zoning code. They are also required to demonstrate that any code departures sought under the PUD would result in a superior development than would be permitted if those departures were not granted. As noted on sheet AO.O and in the Project Narrative, the Renton 701 Town homes project seeks four departures from the city zoning code. Please refer to those documents for additional information on the following proposed departures: • Reduction of minimum lot width • Nonstandard access roadway • Provision of compact parking spaces only • Waiver of setbacks along property lines within the development DEMONSTRATION OF COMPLIANCE AND SUPERIORITY: Under RMC 4-9-065, townhomes may be developed in the RMF zone at a density of 20 dwelling units per net acre, and additional dwelling units may be provided if affordable units are constructed. The Renton 701 Townhomes project occupies three existing legal lots in this zone. Under the code, each of these lots could be legally developed with a row of three or four town homes facing a shared private driveway. The units would predominantly not face the street, and minimal landscaping area would be provided. Three curb cuts would also be required to serve the development. Finally, such a development could be permitted as three separate projects. This could allow the developer to avoid thresholds for installing utility improvements across the site. Since the development would be constructed as three separate projects rather than as three phases, there would also be no requirement that each portion of the development be part of a larger whole. Under the PUD, on the other hand, the entire development is to be constructed as a single, unified project. This allows the city to require additional utility improvements, such as looped water mains and storm drainage facilities, that might not have been required if the development were constructed as three separate projects or phases. It also provides an opportunity to CDC 15-309 I Sunset's Edge D ClTIZENC t. S GN 46 etru:1a st suite #201 seatlle wa 98109 dfice. 206.535.7908 VV'Nw.cc,llabo r a t1veco.com DECISION CRITERIA COMPLIANCE STATEMENT centralize vehicular access to the site into a single curb cut and driveway, reducing traffic impacts on Sunset Boulevard. The centralized access point also frees up additional street frontage for townhomes to face and interact with the public way. Likewise, additional area is made available for landscaping, a woonerf, private yards and shared amenity areas. Concerning the requirement that the development not be unduly detrimental to the neighboring sites, the first point in favor of the proposed PUD is that it does not propose any more dwelling units that are already permitted under the code. The units also are not located any nearer to neighboring parcels than they would be under the code. As mentioned above, permitting this project as a PUD allows for utility and street improvements to be designed and constructed with the entire development in mind. The improved infrastructure should offset any impacts on the city's utility network the development might impose. During the community outreach meetings, it was revealed that the biggest concern of the neighborhood is parking. In response to the clear need for parking in the area, the proposed PUD includes 31 parking spaces rather than the code requirement of 26 (16 units• 1.6). In order to provide this many spaces, the PUD proposes to depart from the code standard that no more than 30% of the required parking be compact (8.5'x16l By providing only compact spaces, the PUD is able to provide more parking than would be possible if large Wx20·1 spaces were provided. This results in a better response to the community's stated need for large quantities of off-street parking. PUBLIC BENEFIT: Open Space/Recreation: The project proposes to provide two open, landscaped areas for the use of all residents in common. These areas are located in the northwest corner and are designated for residents· recreation. The exact nature of these areas is yet to be determined: possible uses include a community garden or playfield. Once the likely demographics of the development's residents are better understood, it will be determined whether the children's play structure currently shown is the best use of this space. If it is determined that another use would be more appropriate, this amenity area will be repurposed at that time. In any case, however, it will remain accessible to all units in the development. CDC 15-3D9 I Sunset's Edge D CITIZENL :·:; r_:N i,6 etrur1a s·. suite #20 I seal\;,€ 'Na (12.1 C9 office. 206 53'.l 79C8 W'NW. cullc1b,y a: 11:e: o_( om DECISION CRITERIA COMPLIANCE STATEMENT Landscaping/Screening: In addition to the amenity areas and required landscape buffers, the proposed development includes landscaping areas throughout the site. Planter boxes are provided at several different locations to incorporate vegetation into the entrances of units that do not have yards. Substantial tree planting is also proposed along the westerly margins of the site to mitigate traffic noise from 1-405 and protect the steep slopes in the area. Finally, landscaping has been incorporated into the woonerf running down the center of the development. C ircu latio n/Screen i ng: Finally, the proposed PUD includes a superior arrangement of access drives and parking areas than could be required if the development were constructed as three separate projects. As noted above, each of the three legal lots could be developed separately, and this would result in multiple curb cuts. Under the PUD, access is centralized, minimizing impacts to the traffic flow on Sunset Boulevard. Guest parking is also located within the development, screening it from public view. Resident parking is provided via garages rather than a surface lot, further ensuring that it will not become a public eyesore. Additionally, the PUD proposes that refuse collection and storage be located within each residential unit's garage. This ensures that refuse is not visible from the public way and obviates the need for a screened enclosure, freeing up additional open space. As the access woonerf is designed to accommodate fire department equipment, it should also be accessible to collection trucks. ADDITIONAL CRITERIA: Building and Site Design: The development takes its context into account by reinterpreting traditional residential forms such as pitched roofs and front porches. Variants of these forms are combined with contemporary materials such as fiber cement siding and standing seam metal roofing to create a modern interpretation of Renton·s existing residential neighborhoods. A variety of building shapes, plans and architectural detail schemes is provided to avoid unnecessary repetition, and these are scattered throughout the development to provide a sense of continuity. Structures located along the edges of the development are sited such that roof pitches can be used to lessen the apparent mass of the buildings, and landscape buffers are also used to provide a transition to neighboring properties. The proposal also represents a less intense land use than the apartments to the north and a more intense land use than the single-family neighborhood to CDC 1S-3D9 I Sunset's Edge D CITIZENO(~;·GN 46 etrur1a st suite #201 seatlle wa 98109 office. 206.535.7908 wvrw.collabo~a t1veco.com DECISION CRITERIA COMPLIANCE STATEMENT the southeast, providing a transition between the two. The single-family parcel to the north is separated from the development by open space and landscaping. Circulation: The development proposes access via a woonerf, a shared pedestrian and vehicular area. This allows for centralization of vehicular access while also allowing sufficient developable area for the project. Access for emergency services is to be provided via construction of a hammerhead turnaround at the center of the development. This location, when combined with the 25' typical width of the woonerf, is sufficient to permit fire department access to within 100' of all portions of all buildings. It is proposed that flush curbs be used in most locations in order to permit fire department vehicles to easily drive over interior pedestrian walkways if necessary. A visibly different material is to be used for the walkways to ensure that motorists are aware that it is not to be used as part of the vehicular portion of the woonerf. Due to the topography of the site, some steep roadways are unavoidable. The proposal seeks to minimize these by regrading significant portions of the site and providing retaining walls as necessary. Other safety considerations of the site include providing sufficient sight distance at the curb cut on Sunset Boulevard and avoiding difficult turning patterns. These concerns are addressed by locating street trees and other sight-obscuring vegetation away from the curb cut and by providing a single entry point to the site. This entry point has been located north of the parcel's midpoint to increase its distance from the NE 7th Street intersection to the south. Parking is not permitted on the portion of Sunset Boulevard fronting the site contributing to sight distance from the curb cut. Infrastructure and Services: As part of the PUD, the development proposes to construct a looped water main and storm drainage detention system. This is in addition to providing water, storm and sanitary sewer service lines to each townhouse unit. Electrical and communications lines are to be undergrounded within the development. Connections to PSE and communication networks are to be determined in consultation with the utility operators at a later date. A fire hydrant is also located at the end of the woonerf to ensure that sufficient fire flow is available. Clusters or Building Groups and Open Space: The proposal consists of five individual structures containing two to five townhomes each. These structures are arranged such that views through the entire site are preserved, contributing to a feeling of openness. Impervious area is minimized. and the only paved portions of the site are those necessary to provide vehicular and pedestrian access to the units, the guest parking area, CDC 15-309 I Sunset's Edge -.. D 1,6 etrw1a sl suite #201 see1llle ,•-12, '~S1J9 DECISION CRITERIA COMPLIANCE STATEMENT and a small plaza between two of the buildings. The remainder of the site consists of landscaped areas, several of which are designed for outdoor recreation. Privacy and Building Separation: Several techniques are used to provide privacy to units within the development and to neighboring properties. Where structures face each other, care will be taken to ensure that windows, in general, do not align. Landscape buffers are also provided between the new development and neighboring properties. Mechanical areas are located within garages to ensure that they will not be visible to neighbors. Finally, landscaping has been provided along the westerly margins of the site as a means of reducing traffic noise from 1-405. Building Orientation: The topography of the site presents the opportunity to align structures in different directions while providing territorial views throughout the development. The majority of the townhouses are oriented with their long axis east-west, providing these units with direct views to the west. This orientation also provides middle units in these buildings with access to natural light during the morning and evening hours, the most likely times for the units to be occupied. The type "D" unit, on the other hand, is oriented north-south. This increases the amount of glazing that can be installed on the view side of this unit and further increases its access to morning and evening natural light. Parking Area Design: Parking, for the most part, is located within garages. Every unit has a private garage, thus ensuring that all residents will have access to parking. The only surface parking on the site is the single guest space. This space is not visible from the public way and is located north of Building 3. This layout minimizes the visual presence of parking on the site while still providing sufficient spaces. It is worth noting that the parking does not provide any large spaces. This decision was made in response to community concerns that insufficient parking exists in the neighborhood. Providing only compact spaces allowed the site to accommodate additional parking spaces without increasing the area dedicated to parking, thus complying with the criterion that parking be minimalized compared to typical layouts. Phasing: Please refer to the Project Sequencing Plan provided by Valor Builds Collaborative, LLC. CDC 15-309 I Sunset's Edge D ClTIZENi; .:;~.J L.6 e:ruria sl suite #201 seat\le w;:i 981C9 office. 2D6 535 nos wv1w. co llat:Yo: 1ve;:.u.co1 n URBAN CENTER DESIGN OVERLAY DISTRICT PACKET Project: Sunset's Edge Townhomes 701-707 Sunset Blvd NE Renton, WA 98056 The property located at 701-707 Sunset Blvd NE in Renton, WA is composed of three legal lots combining for approximately 36,000 square feet. The site is located in a wedge shaped boundary between Interstate 405 and Sunset Blvd NE. The surrounding neighborhood consists of a variety of residential uses. There is a single family residence and an approximately 20-unit apartment development directly to the North. Directly to the South of the property is an undeveloped strip of land that maintains an electrical service utility easement and will remain undeveloped. One low density development and a single family residence sits across the street to the East of the site. The Site is zoned Residential Multi-Family IRMFJ and is subject to the District B overlay outlined herein. The proposed development plans to take advantage of territorial views to the West while maintaining inviting and pedestrian-oriented facades along Sunset Blvd. All buildings facing Sunset Blvd are configured to have large glass entry doors on raised stoops. To enhance the connection to the public right of way, each entry shall be recessed from the fa~ade and contain raised planters. a canopy and ornamental lighting that will coordinate with architectural detailing. See figure 1a. The development transition between the North property development is buffered by the landscaped public amenity area at the NE and NW corners. The four town homes that rest near the north property edge have sloped shed roofs that open into the development therefore reducing the mass along the property edge. Building massing shall be articulated so that overhangs, balconies and roof pitches provide visual interest at the pedestrian level and neighboring views. Balconies will be designed to enhance building composition and provide private amenity space for each unit. Pitched roofs shall be oriented to provide enhanced solar access for individual units as well as providing for a composition that articulates the massing for the overall development. This project is proposing the use of distinctive building materials to enhance the visual quality and overall massing. Composite siding will be used in coordination with textured cement to create harmonious compositions. The different textures will give the development a unique and quality presence among the more traditional surrounding developments. See figure 1b and 2a CDC 15-309 I Sunset's Edge D CITIZENDF.S:GN 46 elrur1a sl su,te #201 seaU!e wa 98109 office. 206.535.7908 W,"/W.colla bora t1veco.c om URBAN CENTER DESIGN OVERLAY DISTRICT PACKET The buildings along Sunset Blvd are separated by the access driveway and pedestrian walkway, creating a central public vehicle and pedestrian entry to the site. This central access point minimizes curb cuts and draws attention to the activity on the interior of the site and further articulates the massing along the main fa~ade. Pedestrian circulation is distributed throughout the site via walkways and a woonerf that connect all of the townhomes. Additionally, the buildings located further to the west are placed lower on the slope to create architectural interest. A corridor is provided through these buildings to draw attention to the territorial views as people enter the site. The development is proposing to provide private amenity space for each unit in the form of balconies, private yards or both. Street facing balconies are provided for direct views to Sunset Blvd. The private amenity space in coordination with the public amenity space, located at the northwest corner, is located to enhance community awareness and promote interaction among residents and the surrounding neighborhood. Pathways and public benches will enhance the quality of the public amenity space through use of integrated seating and gathering spaces. A children's play structure may also be included in the amenity space. Where applicable, portions of walls that are visible to the public and have no windows will be adorned with living wall amenities to promote vertical plants and vines. See figure lb and 2a In addition to the design scheme already discussed, this project proposes to utilize the BuiltGreen sustainable rating system to minimize the environmental impact of the development. Site infrastructure, such as storm drainage, will be designed in accordance with Low Impact Development principles. Overall, the development proposes to meet and exceed the urban design regulations through the measures outlined herein. The developers and design team are committed to creating a development that will enhance the livability of the neighborhood while providing a unique community driven experience. CDC 15-309 I Sunset's Edge D CITIZEN,.;:-:_; '.'h /,6 e:ruria Si suite #201 se.~!tte ',Na 7·8109 off,ce. 2CJ6 535 7908 wv,,1:v. cdlabo "a uve~o.corn URBAN CENTER DESIGN OVERLAY DISTRICT PACKET DEEP OVERHANGS --- ARTICULATED MASSING WITH QUALITY MATERIALS ENTRY CANOPY ARCHITECTURAL -----' LIGHTING RECESSED ENTRY WITH GLASS DOOR RAISED PLANTERS --- ENHANCED METAL DETAILING ----------- DISTINCTIVE BUILDING MATERIALS VARIEGATED ROOF PITCHES CDC 15-309 I Sunset's Edge FIGURE la LIVING WALL --~ FIGURE 1b D CITIZENOES1GN 46 e:ruria st su:te #201 seatt!e wa 98109 office. 206.535 7908 v.ww.collaborativeco mm URBAN CENTER DESIGN OVERLAY DISTRICT PACKET ENHANCED SOLAR------~ ACCESS HIGH WINDOWS AND BALCONIES --- MATERIAL VARlAT!ONS ORNAMENTAL l fGHTS CDC 15·3D9 I Sunset's Edge FIGURE 2a FIGURE 2b . ' ' ... D 1,6 elrur·!a st su te ft2C' se:.l'.le wa 98109 off1~e. 206.535.7708 1,v·01v,·.rnlla bor a llvero.cam URBAN CENTER DESIGN OVERLAY DISTRICT PACKET CDC 15-309 I Sunset's Edge DEPARTMENT OF COMMlJNITY AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report 4 Biological Assessment , Calculations 1 Colored Maps for Display 4 Construction Mitigation Description z•NO• Deed of Right-of-Way Dedication 1 Density Worksheet , Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural ••No, Environmental Checklist 4 Existing Covenants (Recorded Copy) 1••0• Existing Easements (Recorded Copy) 1••0• Flood Hazard Data, Ii ~- Floor Plans , .. o, Geotechnical Report, AND, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report , c.A:."'r .... / Improvement Deferral 2 Irrigation Plan 4 COMMENTS: PROJECT NAME: -'--"--~------------'----- DATE: ----~-~------------- 1 H :\CE D\Data\Form.s-T em pl.ates\Selr-Help Ha ndouts\Pla nning\ Waiversubm ittalreqs.docx Rev: OB/2015 ---------...------------~----------·--·---------- ILAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED I COMMENTS: BY: BY: 1-------------------l-----+------+--------------------l King County Assessor's Map Indicating Site 4 1------------------,.----~----·-----4-------+------------------------------- Landscape Plan, Conceptual• Landscape Plan, Detailed• legal Description, letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form, Monument Cards (one per monument) 1 Neighborhood Detail Map, Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 1---------- Plan Reductions (PMTs) 4 f----------------------1----+--------·--··--... --L....------------------- Post Office Approva I 2 Plat Name Reservation• Plat Plan, Preapplication Meeting Summary, Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail , Shoreline Tracking Worksheet• Site Plan , AND• Stream or lake Study, Standard 4 Stream or Lake Study, Supplemental 4 ---------------.. --~---____ ..._ _______ --------------------------·----------/ Stream or Lake Mitigation Plan• ---···-···-------·--------·--------------+-------+-----+---------·-----------------1 Street Profiles , ------------------+-----+---------~1-----------------------l Title Report or Plat Certificate"""' ---------+-------1-------1--------··--·--------------1 Topography Map, ---··-----------------------1-----........,...·-r----------·-· ---··-----·----------- Traffic Study, \ ! ':,;---_ I ., _, , --I , -. 1 f-~rr::~b:::L:::u~~:=~~g~:1:~~: ~:----+=-------~-------------'_'-__ -_-_ ----_-__ -· __ ---~~~-' - Utilities Plan, Generalized , Wetlands Mitigation Plan, Final 4 --·------l------- Wetlands Mitigation Plan, Preliminary, ·-·-· -·····----···--·-· .C....---~ --""~-------- 2 ------------'---------------------------__ J ______ ------------I -_ ___J H:\CEO\Oata\Forms-Templates\Self-Help Handout5\Planning\Waiversubmittalreqs.docx Rev: 08/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation , Wireless: Applicant Agreement Statement 2 AND, Inventory of Existing Sites >ANO> Lease Agreement, Draft,.""' Map of Existing Site Conditions"""' Map of View Area 2 AND a Photosimu\ations """' This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED I MODIFIED I BY: BY: CA,1-v I 3 H:\CED\Data\Fcrms-Templates\Self-Help Handouts\Plannlng\Waiversubmittalreqs.dooc COMMENTS: I ·- I Rev: 08/2015 Project: Sunset's Edge Townhomes 701-707 Sunset Blvd NE Renton, WA 98056 PROJECT NAME & DESCRIPTION: PROJECT NARRATIVE Sunset's Edge Townhomes. 16 townhomes at 701-707 Sunset Blvd NE in Renton, WA LAND USE PERMITS REQUIRED: No additional land use permits apply. ZONING DESIGNATIONS: Residential Multi-Family [RMF] CURRENT USE OF SITE: Undeveloped vacant lot SPECIAL SITE FEATURES: Unregulated, artificial steep slope SOIL TYPE AND DRAINAGE CONDITIONS: Fill material [silty sand with woody debris and refuse) above native glacial till. No groundwater encountered. Soils marked as moisture-sensitive by project geotechnical engineer. PROPOSED USE AND SCOPE OF DEVELOPMENT: Construct 16 town homes with attached garages combining three legal lots via boundary line adjustment PLAT: 16 Lots and 2 Common Elements [Tracts A & Bl. Lots range from 800 sf to 3,500 sf for units. The total lot area is 39,186 sf before dedications are made. ACCESS: Driveway and pedestrian access occurs at the midpoint of the site along Sunset Blvd. TOTAL EST. CONSTRUCTION COST & EST. FAIR MARKET VALUE OF PROPOSED PROJECT: Estimated construction cost is approximately $2.5 million. Estimated fair market value of the completed project is $5.5 million. CDC 15-309 I Sunset's Edge oT:::E.'. 200.:5-35.?908 ·..vww coll.::ibor;:1t1vt:co co01 PROJECT NARRATIVE ESTIMATED QUANTITIES AND TYPE OF MATERIALS OF FILL AND EXCAVATION: Excavation is estimated to be approximately 900 cy of existing fill materials and native soils. Structural fill is estimated to be approximately 3,400 cy. Non-structural fill is to reuse excavation materials. NUMBER. TYPE AND SIZE OF TREES TO BE REMOVED: Eleven deciduous trees !species varies! are to be removed. Most trees range in size from 8" to 18'" DBH. and one tree is 40·· DBH. CITY DEDICATED LAND: 8' strip along the west property line and 6,913 sf of public road right-of-way within the site. PROPOSED JOB SHACK, SALES TRAILERS OR MODEL HOMES: The job shack is to be located near the northeastern corner of the project site. No sales trailers or model homes are anticipated. PROPOSED CODE MODIFICATIONS: Minimum Proposed Lot Size: Per RMC TBL 4-2-110(a), townhouse lots are required to be a minimum of 25 feet wide. This development departs from this requirement and provides townhouse lots of varying widths ranging from 15' to 36'. Proposed Road Right-of-Way: Per RMC 4-6-060, a shared driveway cannot access more than 141 residential units. As the proposed development would access more than 141 units, it cannot be served by a shared driveway. The required public street would conform to the "limited residential access" standard, which requires a right-of-way width of 45'. This development departs from this requirement and proposes a 26' -0" wide private roadway. Minimum Parking: Per RMC 4-4-080, 1.6 parking spaces must be provided for each large townhouse unit. Also per this section, up to 30% of those spaces may be compact l8x161 spaces. The remaining must be large l9x20l spaces. This development departs from this requirement and proposes that all parking spaces be compact. No departure is sought from the total number of required spaces. CDC 15-309 I Sunset's Edge ............. PROJECT NARRATIVE Setbacks: Per RMC table 4-2-11 OA, townhouse developments are required to provide 1 o· front and rear yards, 5' side yards on unattached sides and no setback on attached sides. As a whole. this development provides the required setbacks. However, it departs from this requirement and does not provide setbacks within the interior of the development. Refuse Enclosure: Per RMC 4-4-090, all residential development except single-family houses and duplexes is required to provide a centralized collection and storage point for refuse. This project departs from this standard and proposes refuse storage in each unit's private garage. Refer to attached Project Compliance Statement for departure justification. PROXIMITY TO STREAM OR WETLAND: No streams or wetlands are within 100 feet of the proposed development. CDC 15-309 I Sunset's Edge PRE-APPLICATION MEETING COMMENTS FOR 701 SUNSET TOWN HOMES PRElS-000798 CITY OF RENTON Department of Community & Economic Development Planning Division November 19, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Rohini Nair, 425-430-7298 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 -----~Renton 0 M E M O R A N D U M DATE: November 20, 2015 TO: Clark Close, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: 701 Sunset Town homes -701 Sunset Blvd NE PRE 15-000798 Comments based on no fire sprinkler systems, no fire alarm systems and construction per the International Residential Code. 1. Fire impact fees are applicable at the rate of $463.66 per unit. This fee is paid at time of building permit issuance. 2. The preliminary required fire flow for this proposed development is 3,750 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions/replacements. 3. fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Hammer head turnarounds are allowed for streets less than 300- feet long. Maximum slope on fire access roadways is 15%. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Rento11 0 M DATE: TO: FROM: SUBJECT: E M 0 R A N November 19, 2015 Clark H. Close, Senior Planner Rohini Nair, Plan Review Section 701 Sunset Town homes PRElS-000798 D u M ! 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 1 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 435-pressure zone water service area and it is outside of the City's Aquifer Protection Area. There is an existing 12-inch water main in Sunset Blvd NE {W-0274) that can deliver 5,500 gpm at 20 psi residual pressure. There is an existing 8-inch water stub (W-2742) ending along the north property line. The static water pressure is about 112 psi at ground elevation of 176 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 yet to determine the preliminary fire flow demand for the proposed development. In order to provide water service for domestic and for fire protection {for firef\ow demand of 3,750 gpm for non-sprinklered buildings -the requirements may change if the fire flow demand determination by fire department requires larger fire flow), the following improvements will be required per City Code and Development standards (RMC 4-6-010B): 1. Installation of a 10-inch water main within the new private access roads connecting to the existing 12-inch water main in Sunset Blvd NE at 2 locations {north and south). 2. Installation of a 10-inch water main from the north access road and connecting to the existing 8-inch water stub along the north property line. 3. A 15-foot wide utility easement will be required for the new water main and appurtenances. 701 Sunset Townhomes Preapp-PREl 798 Page 2 of 4 November 19, 2015 4. Installation of fire hydrant(s) 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. 5. Installation of a separate domestic water meter for each townhome unit with a double check valve assembly (DCVA) behind each meter. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A pressure reducing-valve will be required downstream of each water meter because the water pressure is over 80psi. 6. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 7. 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. 8, The development is subject to water system development charges and meter installation fees based on the size of the water meters and of the fire sprinkler stub(s), if applicable. SANITARY SEWER 1. Sewer service is provided by the City of Renton. There is an existing 8 inch diameter sewer main (S-0240) in the west side of tax lot #3119900011, to which the 8 inch diameter sewer extension for the project can connect to. The applicant may need to provide an access road/easement (utility) to the City of Renton for accessing the existing SSMH. 2. System development fee for sewer is based on the size of the new domestic water meter(s). Sewer fee for a %-inch water meter or a 1-inch meter is $2,135.00. STORMWATER 1. A drainage plan and drainage report will be required with the land use application. The report shall comply with the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). 2. Major portion of the site is located in a high erosion hazard area. 3. The entire site is located in the high landslide area. 4. The site has regulated slopes including protected slopes (between 40% to 90% slopes), sensitive slopes (between 25% to 40% slopes). and slopes lesser than 25%. 5. A geotechnical report based on RMC 4-8-120.D.7 containing all information shown in Table 18, separated into sections is required. Information regarding 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 along with the slope stability analysis. The geotech report should include information if the soil is suitable/unsuitable for infiltration. 6. The surface water system development charge (SOC) fee will be applicable on the project for any new impervious surface area. The current SDC fee is $0.540 per square feet, but not less than $1,350.00. TRANSPORTATION 1. The project proposes the development of 16 town homes in the site combined from the parcels 3119900011, 3119900010, and 3119900005. Payment of transportation impact fee is applicable on the construction of the multifamily units at the time of issuance of the building permit. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 2, The Sunset Blvd is a Minor Arterial with an available right of way (ROW) width of 60 feet. As per RMC 4-6-060, the minimum ROW width required on a Minor Arterial is 91 feet. However, on H:\CED\Planning\Current Planning\PREAPPS\lS-000798 Clark\Plan Review Comments PRElS-000798.doc 701 Sunset Townhomes Prea Page 3 of 4 November 19, 2015 'RE!S-000798 discussion with Transportation section, the pavement section for this portion of Sunset Blvd NE, the curb to curb pavement width required is 44 feet street I 3-Jane roadway with a 12-feet wide center two way left turn lane, 11-feet wide thru travel Janes, 5-feet wide bike lane on both sides, gutter), 0.5-feet wide curbs, 8-feet wide landscaped planters, 8-feet wide sidewalks, 1 feet wide clear width back of sidewalk, storm drainage improvements, and street lighting. This will require a ROW width of 79 feet. A street modification request may be submitted by the developer for providing the ROW width of 79 feet instead of the 91 feet. With a half street right of way dedication of 9 feet (subject to final survey) on the project frontage on Sunset Blvd NE. The half street frontage improvements will be required to be built on the Sunset Blvd NE frontage by the developer. 3. 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. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. A residential project consisting of 16 townhome units is not expected to generate more that 20 new peak hour trips (as per the /TE Trip Generation Manual). Therefore, a traffic study is not required for the project. 4. A driveway of minimum width meeting fire department's requirements is required to be provided in the proposed Apartment town homes project. Space for vehicular turning movement is required to be provided at the ends of the driveway to allow the safe turning of the vehicles serving all the proposed units .. City code requires a hammerhead turnaround for dead end accesses longer than 150 feet. The turnaround must meet with fire department approval. 5. Street lighting is required to be provided. 6. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 7. A minimum separation of 5 feet is required between driveway and the property line. 8. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 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 three (3) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and the application fee at the counter on the sixth floor. 3. All utilities serving the site are required to be undergrounded. H:\CED\Planning\Current Planning\PREAPPS\15-000798 Clark\Plan Review Comments PRE!S-000798.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton 0 DATE: TO: FROM: SUBJECT: MEMORANDUM November 19, 2015 Pre-Application File No. 15-000798 Clark H. Close, Senior Planner 701 Sunset Townhomes (Renton 701 I Townhomes) 701 Sunset Blvd NE, Renton WA 98056 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 Sunset Blvd NE near NE 7th St at 701 Sunset Blvd NE. The project site consists of three parcels (APN's 3119900005, 3119900010, and 3119900011) totaling 39,186 square feet (0.90 acres) in area and is zoned Residential Multi-Family (RMF). Together the three lots fronting Sunset Blvd NE measure roughly 205 feet long and 122 feet wide. The applicant is proposing a 16 unit multi-family residential townhome project with a 24-foot wide accessible roadway near the northeast corner of the site. A second roadway runs north/south between the units approximately 72 feet west of Sunset Blvd NE. The project site contains regulated slopes (>15% to >90%), high erosion hazards, and high landslide hazards. Current Use: All three parcels are currently vacant. Zoning: The property is located within the Residential High Density (RHD) land use designation and the Residential Multi-Family (RMF) zoning classification. Attached residential development is permitted within the RMF zoning classification, provided the proposal complies with the density range specified by the zone. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "RMF standards") and is also located within Urban Design District 'B' Overlay District. H:\CEO\Planning\Current Planning\PREAPPS\15-000798 701 Sunset Town home Page 2 of 8 November 19, 2015 Density: The density range required in the RMF zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The minimum density of the zone is not applicable for townhome developments. The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. The amount of public street dedication (1,636 square feet) and critical area (steep slope 5,485 square feet) that would be deducted from the site was identified as 7,121 square feet. With this information the net density was calculated to be 32,065 square feet. Using the square footage provided, the proposal for 16 units arrives at a net density of 21.6 du/ac (16 units/ 0.74 acres= 21.6 du/ac). This exceeds the density range permitted or allowed in the zone. However, a density bonus provision may allow up to 25 du/ac pursuant to requirements in RMC 4-9-065. To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit (per net acre), either for sale or rental. Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (ii Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units. The applicant would be required ta demonstrate compliance with the density range of the RMF zone using net density calculations or receive density bonus. If the applicant intends on requesting a density bonus you would be required to apply far an Administrative Site Plan Review application. Minimum Lot Size. Width and Depth: There is no minimum lot size required for the RMF zone. The minimum lot width required for townhomes is 25 feet (corner lots is 30 feet) and the minimum lot depth required is 50 feet. The proposal identifies a lot combination by combining three legal lots into one lot. Lot Coverage: Maximum building coverage is limited to 70% and impervious surface coverage is limited to a maximum of 75%. The applicant has indicated that the lot coverage would be 11,727 square feet or 36.6% (11,727 sf/ 32,065 sf = 36.6%) and the impervious coverage at 19,222 or 59.9% (19,222 sf/ 32,065 sf= 59.9%), which is compliant with the building standards of the RMF zone. The applicant will be required at the time of formal land use application to provide lat coverage and impervious surface calculations based on the submitted design. Setbacks: Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RMF zone are 10 feet in the front (Sunset Blvd NE), 10 feet in the rear, 20 feet for side yards along-a-street and 5 feet for unattached sides of an interior side yard setback and zero feet for attached sides. If the lot abuts a Single Family Residential Zone a 15-foot setback shall be required along the abutting side of the property. The south property line abuts a parcel zoned R-8 therefore a 15 foot setback would be required along the south property line (Cl-76). The proposal would be required ta comply with the setbacks of the RMF zone. Building Height: The RMF zone restricts the maximum wall plate height of the structure to 30 feet and three stories (Cl-73 Revised). In the 'F' District, an additional ten feet (10') height for a residential dwelling structure may be obtained through the provision of additional amenities H:\CED\Planning\Current Planning\PREAPPS\15-000798 701 Sunset Townhomes Page 3 of8 November 19, 2015 such as additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. In no case shall the maximum wall plat height of a residential structure exceed thirty-five feet (35'). Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090. In multifamily development, a minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (SO') of a lot zoned residential, except by approval through the site development plan review process, or through the modification process if exempt from site development plan review. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Street trees and landscaping is required within the right-of-way on public streets. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements of the code shall be submitted at the time of building permit application, Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130Hl.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated ta the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: H:\CED\Planning\Current Planning\PREAPPS\15-000798 701 Sunset Townhome Page 4 of 8 November 19, 2015 Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60' in height or greater than 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. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of Building Permit application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan as well. A fence taller than six feet (6') shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls see RMC 4-4-040. Parking: The following ratios would be applicable to the site: Use Ratio Attached Residential A minimum and maximum of 1.6 per 3 bedroom or large dwelling in the RMF zone: unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. The Information regarding the number of bedrooms within each Type A-E wos not provided with the pre-application materials, therefore staff was unable to verify compliance with these requirements. A parking analysis would be required to be submitted with the application. If future practical difficulties exist in meeting parking requirements, the appllcant may request a modification from these standards. Please refer to RMC 4-9-250D.2 for decision criteria. It is the responsibility of the developer or building occupant to provide the Department of Community and Economic Development with written justification for the parking modification. Additionally, bicycle parking shall provide 0.5 bicycle parking spaces for each residential unit if the residential development exceeds five (5) units. The bicycle parking provided for the residential use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For further bicycle parking requirements and information see RMC 4-4-0SOF.11. Access: The applicant is proposing site access via a 24-foot wide driveway off of Sunset Blvd NE extending east/west along the north edge of the site with a ''T'' extending south at a point approximately 72' west of Sunset Blvd NE. No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire H:\CED\Planning\Current Planning\PREAPPS\15-000798 701 Sunset Townhomes Page 5 of8 November 19, 2015 hydrant, abutting street traffic, or similar devices or conditions (RMC 4-4-0801). The location of ingress and egress driveways shall be subject to approval. Street improvements, including, curbs, gutter and sidewalk, are required along the frontage of the property. Whenever a building permit is applied far, the applicant shall build and install street improvements (RMC 4-6-060). Modifications to half street improvements may be allowed when there are practical difficulties involved in carrying out the provisions af Title IV or when a special individual reason makes the strict letter af this Cade impractical (RMC 4-9-250). Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian- only courtyard. The proposed site plan is required ta provide pedestrian connections to Sunset Blvd NE. Building Design Standards: Compliance with Urban Design Regulations, District 'B', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the facade facing a street (or a landscaped pedestrian-only courtyard), shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All attached housing developments shall provide at least one hundred fifty (150) square feet of pri110te usable space per unit. At least one hundred (100) square feet of the private space shall abut each unit. Private space may include porches, balconies, yards, and decks. • All building fa,ades shall include modulation or articulation at intervals of no more than twenty feet (20'). • Modulations shall be a minimum of two feet (2') deep and four feet (4') in width. • Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the fa,ade's ground floor. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor fa,ade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the formal land use review process. Critical Areas: The site contains regulated slopes (>15% to >90%) including protected slopes, high erosion hazards, and high landslide hazards. The applicant would be required to submit a H:\CED\Planning\Current Planning\PREAPPS\15-000798 701 Sunset Town home Page 6 of 8 November 19, 2015 geotechnicol analysis os port of the building permit application and Site Plan Review submittal. The required studies shall demonstrate the following review criteria can be met: i. The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and ii. The proposal will not adversely impact other critical areas; and iii. The development can be safely accommodated on the site. Protected slopes are defined as topographical features that slope in excess of 40% and hove a vertical rise of 15 feet or more. Development is prohibited on protected slopes and a 15-foot structure setback is required from the top, toe, and sides of the protected slope. If any work is planned on a "protected slope" a Variance from the Critical Areas regulations would be required. It appears the applicant has proposed development on the protected slope which is prohibited. The site plan shall be redesigned to eliminate development (including grading) on the protected slopes. A slope analysis plan would be required with your land use application. If there is any indication of other critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. All critical areas, including protected slopes are required to be placed within a Native Growth Protection Easement (NGPE) to protect the critical area from any proposed development for a non-exempt activity. lot Combination: The applicant would be required to complete a lot combination application or lot line adjustment as part of the project, should the building footprint continue to cross both property boundaries, as shown in the site plan. Note: A lot combination is a free application and the fee for a lot line adjustment is $463.50 {$450 plus 3 % Technology Surcharge Fee), Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the project and critical areas onsite. Therefore, an environmental checklist is a submittal requirement. An environmental determination will 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. Note: The fee for Environmental (SEPA) Review is $1,030.00 {$1,000.00 plus 3 % Technology Surcharge Fee), Permit Requirements: Site plan review is required for all development in the RM zones per RMC 4-9-200. The purpose of Site Plan Review is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. 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. H:\CED\Planning\Current Planning\PREAPPS\15-000798 701 Sunset Town homes Page 7 of 8 November 19, 2015 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 Site Plan Review and an Urban Design District 'B' Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks (12 weeks for Hearing Examiner Site Plan Review) once a complete application is accepted. The Site Plan Review application fee is $1,500 (Hearing Examiner Site Plan Review application fee is $2,500). All modifications are $150 each. There is an additional 3% technology fee at the time of land use application. 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, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2015/2016 are as follows and fees will be changing on January 1, 2016: • A Transportation Impact Fee based on $1,454.20/$1,923.83 per each new apartment; • A Parks Impact Fee based on $975.90/1,280.84 per each new multi-family unit (5 or more); • A Fire Impact fee of $463.66/$495.10 per each .!lfil\! single family residence; and • Renton School District Impact Fee is $1,360.00/$1,360.00 per each new single family residence. A handout listing Renton's development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front H:\CED\Planning\Current Planning\PREAPPS\15-000798 701 Sunset Townhome_ Page 8 of 8 November 19, 2015 counter prior to submitting the complete application package. Please call Clark H. Close, Senior Planner at 425-430-7289 for an appointment. EKpiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. H:\CED\Planning\Current Planning\PREAPPS\15-000798 ,so,o '1h NUJ.S:<~ :?N 0hj J.cl~N,:S ICl S3~0HNM01 I lOL N01N3<J • C:EJ ------- .<ll-.<ll? .11-.i-. • ! n-=:, :-'\ ( ;r ~-,1 ~'l----:.:...~ ___ -::;;;-1 ~:.J ,, ~r ------------- s~. i . ,o i <( i' ~I ' f/ ., zi _, ! !'0Ll36 'rtNi '3(1/131138 m 31s ·3s 3nN3AV H19'. -9 811 'V'l\lHN31v..L ·.• :f· ", ·~ ~-~ ~M ":i 9 ONd 'N L2 dMl. ·g 8:1S .l..3Al:ll"1S 3118 DNilS' ' N01N3t:I V'l\fHN3101 ':,: ':!''5- ·--i-; Valor Builds Collaborative, LLC 46 Etruria Street, Suite 201 Seattle, WA 98109 Project: Renton 701 Apartments Date: Wednesday, October 26, 2016 Construction Phasing Plan To Whom it May Concern, Please find our construction phasing details below. The intent of this document is to clarify some of the construction sequencing that will be taken, to ensure that this project is built efficiently and limits the length of construction. Construction Phasing Details: The project will be constructed in (3) phases. The first phase will constitute the mass grading of the site and getting the terrain prepared for the foundation cuts. The site utilities will be installed at this time and the roadways/parking stalls will be rough graded. The second phase will be cutting (2) of the building foundations. These first buildings will be the southeast structure and the south west structure. The excavation and foundations will stagger start by 1-2 weeks. The first building slated to be complete will be the southeast building along sunset and the southern building will be completed 2 weeks later. Once these (2) buildings are through framing, we will begin the third phase. During the third phase, our efforts will shift to the (2) northern structures. The excavation and foundations will stagger start by 1-2 weeks and the overall construction duration of the buildings will be 8 months. The site hardscape and landscape will occur the last 2 months of the project (month 10-12). The overall construction will take 12-14 months (including all the site work). Please feel free to call me with any additional questions or concerns. Respectfully, Kevin Wall, Project Manager Valor Builds Collaborative 206.304.9693 Va1or Builds Collaborative, LLC 46 Etruria Street, Suite 201 Seattle, WA 98109 Project: Renton 701 Apartments Date: Wednesday, October 26, 2016 Construction Migation Description To Whom it May Concern, Please find our construction migration details below. The intent of this document is to clarify some of the measures that will be taken, to ensure that this project does not adversely impact the community, throughout the construction process. Proposed construction dates: Construction is proposed to begin Spring of 2017 and will extend into spring of 2018. Hours and days of Operation: Construction will begin at 7:30am-6:00pm, Monday-Friday. Any work that occurs outside of this timeframe will be in accordance with the Renton Municipal Code (RMC). Proposed hauling/transportation routes: All construction traffic will occur by leaving the site (turning right) and following Sunset Blvd NW to the south. All traffic will then proceed to either: turn left onto Maple Valley Hwy and continue on 169 to the west, OR turn left onto Maple Valley Hwy and take the next left onto the onramp for northbound 405, OR continue straight on Sunset which merges into the on ramp for southbound 405. Measures to be implemented to minimize dust, mud, noise, and hauling hours: In order to minimize dust and mud being tracked onto Sunset Blvd NW, proper TESC measures will be followed, in accordance with the submitted and approved TESC plan (apart of the Permit drawings). The TESC plan will stipulate the location and length of the construction entrance, which is designed to shake off the majority of site dirt/mud that has been affixed to the tires. If debris is tracked into the right of way, additional measures may need to be taken to remediate dust/mud; including but not limited to: hand sweeping, street sweeping, and wheel washing. All hauling will occur within the hours noted above AND in accordance with Renton Municipal Code. The site will be fenced with signage and fabric so as to minimize noise, debris, dust, etc from leaving the site and to act as a visual deterrent for passing traffic on Sunset Blvd NW. Please feel free to c II me with any additional questions or concerns. Respectfully, Kevin Wall, Project Manager Valor Builds Collaborative 206.304.9693 , D CITIZEN"'~-:. '.ON 46 etruria sl suite #201 seattle wa 98109 office. 206.535.7908 WNw.collaborativeco.com URBAN CENTER DESIGN OVERLAY DISTRICT PACKET Project: Renton 701 Townhomes 701 Sunset Blvd NE Renton, WA 98056 The property located at 701 Sunset Blvd NE in Renton, WA is composed of three legal lots combining for approximately 36,000 square feet. The site is located in a wedge shaped boundary between Interstate 405 and Sunset Blvd NE. The surrounding neighborhood consists of a variety of residential uses. There is a single family residence and an approximately 20-unit apartment development directly to the North. Directly to the South of the property is an undeveloped strip of land that maintains an electrical service utility easement and will remain undeveloped. One low density development and a single family residence sits across the street to the East of the site. The Site is zoned Residential Multi-Family [RMF) and is subject to the District B overlay outlined herein. The proposed development plans to take advantage of territorial views to the West while maintaining inviting and pedestrian-oriented facades along Sunset Blvd. All buildings facing Sunset Blvd are configured to have large glass entry doors on raised stoops. To enhance the connection to the public right of way, each entry shall be recessed from the fa~ade and contain raised planters, a canopy and ornamental lighting that will coordinate with architectural detailing. See figure 1a. The development transition between the North property development is buffered by the landscaped public amenity area at the NE and NW corners. The four townhomes that rest near the north property edge have sloped shed roofs that open into the development therefore reducing the mass along the property edge. Building massing shall be articulated so that overhangs. balconies and roof pitches provide visual interest at the pedestrian level and neighboring views. Balconies will be designed to enhance building composition and provide private amenity space for each unit. Pitched roofs shall be oriented to provide enhanced solar access for individual units as well as providing for a composition that articulates the massing for the overall development. This project is proposing the use of distinctive building materials to enhance the visual quality and overall massing. Composite siding will be used in coordination with textured cement to create harmonious compositions. The different textures will give the development a unique and quality presence among the more traditional surrounding developments. See figure lb and 2a CDC 15·309 I Renton 701 D CITIZENOE.S GN 46 etruna st suite #201 seattle wa 98109 office. 206.535.7908 www.collaborativeco.com URBAN CENTER DESIGN OVERLAY DISTRICT PACKET The buildings along Sunset Blvd are separated by the access driveway and pedestrian walkway, creating a central public vehicle and pedestrian entry to the site. This central access point minimizes curb cuts and draws attention to the activity on the interior of the site and further articulates the massing along the main fa~ade. Pedestrian circulation is distributed throughout the site via walkways that connect all of the townhomes. Additionally, the buildings located further to the west are placed lower on the slope to create architectural interest. A corridor is provided through these buildings to draw attention to the territorial views as people enter the site. The row of four town homes in the northwest corner will also utilize a terracing strategy to minimize their impact of neighbors· views. The development is proposing to provide private amenity space for each unit in the form of balconies, private yards or both. Street facing balconies are provided for direct views to Sunset Blvd. The private amenity spaces in coordination with the public amenity space, located at the northeast and northwest corners, are located to enhance community awareness and promote interaction among residents and the surrounding neighborhood. Pathways and public benches will enhance the quality of the public amenity spaces through use of integrated seating and gathering spaces. A children's play structure may also be included in one of the amenity spaces. Where applicable, portions of walls that are visible to the public and have no windows will be adorned with living wall amenities to promote vertical plants and vines. See figure 1b and 2a In addition to the design scheme already discussed, this project proposes to utilize the BuiltGreen sustainable rating system to minimize the environmental impact of the development. Site infrastructure, such as storm drainage, will be designed in accordance with Low Impact Development principles. Overall, the development proposes to meet and exceed the urban design regulations through the measures outlined herein. The developers and design team are committed to creating a development that will enhance the livability of the neighborhood while providing a unique community driven experience. CDC 15-309 I Renton701 ' , D CITIZENS' -CN 46 etruria st su1:e #201 seattle wa 98109 office. 206.535.7908 www.c olla bora liveco.com URBAN CENTER DESIGN OVERLAY DISTRICT PACKET ARTICULATED MASSING WITH QUALITY MATERIALS ENTRYCANOPY ---- RECESSED ENTRY WITH GLASS DOOR ----- RAISED PLANTERS -----, ENHANCED METAL DETAILING ----------~ DISTINCTIVE BUILDING MATERIALS VARIEGATED ROOF PITCHES CDC 15-309 I Renton 701 FIGURE la ----LIVING WALL FIGURE lb D CITIZENfJF~,!GN 46 etruria st suite #201 seattle wa 98109 office. 206.535.7908 www.collaborativeco.com URBAN CENTER DESIGN OVERLAY DISTRICT PACKET ENHANCED SOLAR~-------~ ACCESS LIVING WALL --- HIGH WINDOWS AND BALCONIES MATERIAL VARIATIONS ORNAMENTAL LIGHTS CDC 15-309 I Renton 701 FIGURE 2a FIGURE2b , D CITIZEN 1 ;~,. 1:L 46 etrur1a st suite #201 seattle wa 98109 office. 206.535.7908 www collaborat1veco.com URBAN CENTER DESIGN OVERLAY DISTRICT PACKET CDC 15·309 I Renton 701 , ; Project: DECISION CRITERIA COMPLIANCE STATEMENT Sunset's Edge Townhomes 701-707 Sunset Blvd NE Renton, WA 98056 INTRODUCTION: As part of the Planned Urban Development process, the project proponent is required to demonstrate that the proposed PUD complies with the intent of Renton·s zoning code. They are also required to demonstrate that any code departures sought under the PUD would result in a superior development than would be permitted if those departures were not granted. As noted on sheet AO.O and in the Project Narrative, the Renton 701 Townhomes project seeks four departures from the city zoning code. Please refer to those documents for additional information on the following proposed departures: • Reduction of minimum Lot width • Nonstandard access roadway • Provision of compact parking spaces only • Waiver of setbacks along property lines within the development DEMONSTRATION OF COMPLIANCE AND SUPERIORITY: Under RMC 4-9-065, townhomes may be developed in the RMF zone at a density of 20 dwelling units per net acre, and additional dwelling units may be provided if affordable units are constructed. The Renton 701 Townhomes project occupies three existing legal lots in this zone. Under the code, each of these lots could be Legally developed with a row of three or four townhomes facing a shared private driveway. The units would predominantly not face the street, and minimal landscaping area would be provided. Three curb cuts would also be required to serve the development. Finally, such a development could be permitted as three separate projects. This could allow the developer to avoid thresholds for installing utility improvements across the site. Since the development would be constructed as three separate projects rather than as three phases, there would also be no requirement that each portion of the development be part of a larger whole. Under the PUD, on the other hand, the entire development is to be constructed as a single, unified project. This allows the city to require additional utility improvements, such as looped water mains and storm drainage facilities, that might not have been required if the development were constructed as three separate projects or phases. It also provides an opportunity to CDC 15-309 I Sunset's Edge D C!T!ZENDCS:GN o'.t-ce 206 5.L7':L18 DECISION CRITERIA COMPLIANCE STATEMENT centralize vehicular access to the site into a single curb cut and driveway, reducing traffic impacts on Sunset Boulevard. The centralized access point also trees up additional street frontage for town homes to face and interact with the public way. Likewise, additional area is made available tor landscaping, private yards and shared amenity areas. Concerning the requirement that the development not be unduly detrimental to the neighboring sites, the first point in favor of the proposed PUD is that it does not propose any more dwelling units that are already permitted under the code. The units also are not located any nearer to neighboring parcels than they would be under the code. As mentioned above, permitting this project as a PUD allows tor utility and street improvements to be designed and constructed with the entire development in mind. The improved infrastructure should offset any impacts on the city's utility network the development might impose. During the community outreach meetings, it was revealed that the biggest concern of the neighborhood is parking. In response to the clear need for parking in the area, the proposed PUD includes 34 parking spaces rather than the code requirement of 26 [16 units* 1.6). In order to provide this many spaces, the PUD proposes to depart from the code standard that no more than 30% of the required parking be compact [8.5'x16'1. By providing only compact spaces, the PUD is able to provide more parking than would be possible if large 19'x20'J spaces were provided. This results in a better response to the community·s stated need tor large quantities of off-street parking. PUBLIC BENEFIT: Open Space/Recreation: The project proposes to provide two open, landscaped areas for the use of all residents in common. One of these amenity areas is located between a single-family residence to the north and the first block of town homes, thus providing a landscaped buffer to the neighboring single- family parcel. The other area is located in the northwest corner and is designated tor residents' recreation. Once the likely demographics of the development's residents are better understood, it will be determined whether the children's play structure currently shown is the best use of this space. If it is determined that another use would be more appropriate, this amenity area will be repurposed at that time. In any case, however, it will remain accessible to all units in the development. CDC 15-309 I Sunset's Edge \ DECISION CRITERIA COMPLIANCE STATEMENT La ndsca ping/Screening: In addition to the amenity areas and required landscape buffers, the proposed development includes landscaping areas throughout the site. Planter boxes are provided at several different locations to incorporate vegetation into the entrances of units that do not have yards. Substantial tree planting is also proposed along the westerly margins of the site to mitigate traffic noise from 1-405 and protect the steep slopes in the area. Circulation/Screening: Finally, the proposed PUD includes a superior arrangement of access drives and parking areas than could be required if the development were constructed as three separate projects. As noted above, each of the three legal lots could be developed separately, and this would result in multiple curb cuts. Under the PUD, access is centralized, minimizing impacts to the traffic flow on Sunset Boulevard. Guest parking is also located within the development, screening it from public view. Resident parking is provided via garages rather than a surface lot, further ensuring that it will not become a public eyesore. Additionally, the PUD proposes that refuse collection and storage be located within each residential unit's garage. This ensures that refuse is not visible from the public way and obviates the need for a screened enclosure, freeing up additional open space. As the access road is designed to accommodate fire department equipment, it should also be accessible to collection trucks. ADDITIONAL CRITERIA: Building and Site Design: The development takes its context into account by reinterpreting traditional residential forms such as pitched roofs and front porches. Variants of these forms are combined with contemporary materials such as fiber cement siding and standing seam metal roofing to create a modern interpretation of Renton·s existing residential neighborhoods. A variety of building shapes, plans and architectural detail schemes is provided to avoid unnecessary repetition, and these are scattered throughout the development to provide a sense of continuity. Structures located along the edges of the development are sited such that roof pitches can be used to lessen the apparent mass of the buildings, and landscape buffers are also used to provide a transition to neighboring properties. The proposal also represents a less intense land use than the apartments to the north and a more intense land use than the single-family neighborhood to the southeast, providing a transition between the two. The single-family parcel to the north is separated from the development by open space and landscaping. CDC 15·309 I Sunset's Edge C!TlZENCES!GN '.'i'NN.CCl.l)bor .Jtiv•..CC0.(001 DECISION CRITERIA COMPLIANCE STATEMENT Circulation: The development proposes access via a non-standard, public right-of-way. This allows for centralization of vehicular access while also allowing sufficient developable area for the project. Access for emergency services is to be provided via construction of a hammerhead turnaround at the center of the development. This location, when combined with the 26' access road, is sufficient to permit fire department access to within 1 oo· of all portions of all buildings. It is proposed that flush curbs be used in order to permit fire department vehicles to easily drive over interior pedestrian walkways if necessary. A visibly different material is to be used for the walkways to ensure that motorists are aware that it is not to be used as part of the roadway. Due to the topography of the site, some steep roadways are unavoidable. The proposal seeks to minimize these by regrading significant portions of the site and providing retaining walls as necessary. Other safety considerations of the site include providing sufficient sight distance at the curb cut on Sunset Boulevard and avoiding difficult turning patterns. These concerns are addressed by locating street trees and other sight-obscuring vegetation away from the curb cut and by providing a single entry point to the site. Parking is not permitted on the portion of Sunset Boulevard fronting the site, and this will also contribute to sight distance from the curb cut. Infrastructure and Services: As part of the PUD, the development proposes to construct a looped water main and storm drainage detention system. This is in addition to providing water, storm and sanitary sewer service lines to each townhouse unit. Electrical and communications lines are to be undergrounded within the development. Connections to PSE and communication networks are to be determined in consultation with the utility operators at a later date. A fire hydrant is also located at the end of the access road to ensure that sufficient fire flow is available. Clusters or Building Groups and Open Space: The proposal consists of five individual structures containing two to four townhomes each. These structures are arranged such that views through the entire site are preserved, contributing to a feeling of openness. Impervious area is minimized, and the only paved portions of the site are those necessary to provide vehicular and pedestrian access to the units, the guest parking area, and a small plaza between two of the buildings. The remainder of the site consists of landscaped areas, several of which are designed for outdoor recreation. CDC 15-309 I Sunset's Edge ' '.'-l'!i ,\'.(,_;I l Jb(>: .)'. IV•_'C 0.C :J;ll DECISION CRITERIA COMPLIANCE STATEMENT Privacy and Building Separation: Several techniques are used to provide privacy to units within the development and to neighboring properties. Where structures face each other, care has been taken to ensure that windows. in general, do not align. Landscape buffers are also provided between the new development and neighboring properties. Mechanical areas are located within garages to ensure that they will not be visible to neighbors. Finally, landscaping has been provided along the westerly margins of the site as a means of reducing traffic noise from 1-405. Building Orientation: The topography of the site presents the opportunity to align structures in different directions while providing territorial views throughout the development. The majority of the townhouses are oriented with their long axis east-west, providing these units with direct views to the west. This orientation also provides middle units in these buildings with access to natural light during the morning and evening hours, the most likely times for the units to be occupied. The type "'o·· units, on the other hand, are oriented north-south. This increases the amount of glazing that can be installed on the view side of the units and further increases their access to morning and evening natural light. Finally, the building containing units 1-4 is oriented such that each unit is aligned north-south. This allows these units to step down the hillside, decreasing the amount of regrading necessary for construction. It also allows for these units to have one south-facing and one north-facing balcony each, providing the potential for both shaded and sunny conditions during the summer months. Parking Area Design: Parking. for the most part, is located within garages. Every unit has a private garage, thus ensuring that all residents will have access to parking. The surface parking that is provided consists of a single short row of shared guest spaces. These spaces are not visible from the public way and are bordered on two sides by landscaped areas. The remaining two sides face the townhome buildings. This Layout minimizes the visual presence of parking on the site while still providing sufficient spaces. It is worth noting that the parking does not provide any large spaces. This decision was made in response to community concerns that insufficient parking exists in the neighborhood. Providing only compact spaces allowed the site to accommodate additional parking without increasing the size of the parking lot, thus complying with the criterion that parking be minimalized compared to typical layouts. Phasing: Please refer to the Project Sequencing Plan provided by Valor Builds Collaborative, LLC. CDC 15-309 I Sunset"s Edge 46 etrur1.J st su te #20; s2c1tt,e wc1 98109 October 27, 2016 To, Attn, ProjecL Renton Planning Department 1055 S Grady Way Renton, WA 98057 Clark Close Sunset's Edge Townhomes of',ce. 2lJ6.S35.79U8 www.cdl3bor al vecc.com PUBLIC OUTREACH MEETING MINUTES The public outreach meeting for the Sunset's Edge Townhomes pro1ect was held at Renton Highlands Library on Monday. October 24, 2016. The meeting was attended by Joe Notarangelo of Tottenham, LLC and Jacob Young, Isaac Greenetz and Craig Pontius of Citizen Design Collaborative. The meeting was also attended by Vanessa Dolbee and Clark Close with the City of Renton. Community members present at the meeting included Wendell & Cleo Forgaard and Roberta Patki. Comments made at the meetings can be grouped into four broad categories. First. several comments regarding traffic, parking and ambient noise were received. Community members remarked that Sunset Boulevard 1s currently a busy road that generates a large amount of ambient noise. They suggested that the new development include noise-reducing measures such as double-paned glazing to mitigate this problem. Parking 1s also a known issue in the neighborhood due to underparked existing development. and the community members were pleased to see multiple parking spaces assigned to the units in the proposal. It was suggested thal add1t1onal guest parking would also be beneficial to the neighborhood. They suggested that the project proponents consider the impacts of a planned expansion of 1-405 on the proposal. They also requested additional information regarding how the proposed curb cut location would interact with the existing traffic signal at NE 7" Street and whether street parking would be permitted on Sunset Boulevard. Finally. they asked whether the sidewalk fronting the property would be extended to the NE 7" Street intersection. As the property between the pro1ect site and the intersection 1s not under common ownership, the pro1ect team responded that this is not currently under consideration. The second category included comments related to structure height, views and privacy. Commur11ty members also expressed concern that three-story townhomes could block existing views to the valley. The pro1ect team responded that the development is terraced to help mitigate this potential. Questions were also raised concerning the legal height limit on the site, and Ms. Dolbee stated that the height limit was currently 32 feel and three stories. The third category included comments related to the aesthetics and layout of the proposal. Community members were interested in what types of common spaces would be provided. Suggestions from the community included p1cn1c areas, a community center and a children's play area as shown. The location and number of new and replaced trees in the proposal was also of interest to the community members, primarily for privacy and view considerations. CDC 15·306 I Sunset's Edge Townhomes 46 etrurta st s111te #201 se2ttle wa 981D9 office. 206.S35.'/908 www.colla borat1veco. com PUBLIC OUTREACH MEETING MINUTES The fourth category included miscellaneous questions and comments. Community members informed the project team that the PSE parcel to the south of the project site is often occupied by a homeless encampment. They also requested information on the project's permitting and construction timeline. Mr. Notarangelo responded that it is expected to be complete by spring or summer of 2018, though this 1s an estimate only. The community was also interested in further information on the ownership model of the development, and the project team responded that it is currently proposed that each townhouse would be owned independently with a homeowner's association to maintain the common areas. Finally, the community expressed an interest in having some old PSE overhead conductors removed 1f they are no longer in service. CDC 15-306 I SUnsBl's Edge Townhomes 2 Project: Date/Time of Public Meeting: Meeting Location: Dear Resident, Sunset's Edge 701-707 Sunset Blvd NE Renton, WA 98056 Monday, October 24@ 5:30 -6:30 pm Renton Highlands Library 2801 NE 10th Street Renton.WA 98056 Tottenham, LLC, is preparing to submit a Preliminary Planned Urban Development application to build Sunset's Edge, a 16 unit townhome development at 701-707 Sunset Boulevard NE in Renton, Washington. This project will consist of a variety of townhome designs ranging from 1300 to 1800 sf each and will also include open, landscaped space throughout the development, particularly along the Sunset Boulevard street frontage. Tottenham, LLC is a local, private company and has been building both single-and multifamily projects in the greater Seattle area for over five years. Tottenham. LLC is excited for the opportunity to build in the neighborhood and is looking for feedback from community members. To that end, we are hosting a Community Meeting on Monday, October 24@ 5:30 -6:30 pm at the Renton Highlands Library located at 2801 NE ,0th Street in Renton. We cordially invite you to join us for a presentation and discussion of our proposed design and project. We welcome your questions and input. Snacks and refreshments will be provided. The intent of this meeting is to facilitate an informal discussion between Urban Edge Homes and the neighbors regarding this project. Although required by the City of Renton, this meeting is not facilitated by the City and is in addition to any future public hearing or public comment opportunities available under City of Renton development review processes. We look forward to meeting you. In the meantime, should you have any questions, please feel free to contact Dana MacKenzie at 425.898.2500. Thank you for your consideration, and I do hope you will be able to join us on Monday, October 24. Cordially, Joe Notarangelo Tottenham, LLC PID TAXPAYER NAME ADDRESS CITY STATE ZIP PRESENT USE 8137900000 ABDOL NASIROH 901 SUNSET BLVD NE #A104 RENTON WA 98056 Condo,Residential 8137900000 ANUJORNRAPAN ADISORN 901 SUNSET BLVD NE #A-304 RENTON WA 98056 Condo,Residential 7227500020 ATKINS RACHEL+SPENCER CR 2106 NE 7TH ST RENTON WA 98056 Single Family(Res Use/Zone) 8137900000 AUSTIN MARIE C 901 SUNSET BLVD NE #C109 RENTON WA 98056 Condo,Residential 1864950000 BARKER JOHN+DEBORAH 821 SUNSET BLVD NE RENTON WA 98056 Condo,Residential 3119900020 BARNES JARED [+LINDSAY C 717 SUNSET BLVD NE RENTON WA 980S6 Single Family(Res Use/Zone) 8137900000 BASSIG MICHELLE A 901 SUNSET BLVD NE #D-215 RENTON WA 98056 Condo,Residential 8137900000 BATCHLER-APPLETON AYNN< 901 SUNSET BLVD #A303 RENTON WA 98056 Condo.Residential 1864950000 BIBANCO DENNIS MWIVINA 821 SUNSET Bl NE F3 RENTON WA 98056 Condo,Residential 8137900000 BLAND REBECCA E+ANTHDN' 901 SUNSET BLVD NE #A202 RENTON WA 98056 Condo,Residential 7227500030 BLANSFIELD STEPHEN M 711 ABERDEEN AV NE RENTON WA 98056 Single Family(Res Use/Zone) 8137900000 BLOOMQUIST CHRISTOPHER 901 SUNSET BLVD NE #C-311 RENTON WA 98056 Condo,Residential 1864950000 BORKOWSKI DANIELJ 821 SUNSET BLVD NE #f2 RENTON WA 98056 Condo,Residential 7227500025 CANUL NELSON M+YAEGGY 1707 ABERDEEN AV NE RENTON WA 98056 Single family(Res Use/Zone) 1864950000 CARTER ERIKA G 821 SUNSET BL NE UNIT #D-2 RENTON WA 98056 Condo 1 Residential 18649SOOOO CATLffi-JONES SHERRYL 821 SUNSET BLVD NE #B-4 RENTON WA 98056 Condo,Residential 8137900000 CHANDLER SCOTT A 901 SUNSET BLVD NE #D 314 RENTON WA 98056 Condo,ResidentiaJ 1864950000 CHEN CHIA HOU 821 SUNSET BLVD NE #8-3 RENTON WA 98056 Condo,Residential 8137900000 COOLEY FAMILY LIVING TRU! 2849 BLAINE AVE NE RENTON WA 98056 Condo,Residential 3119900200 CORREA KENT & CYNTHIA R 670 SUNSET BLVD NE RENTON WA 98056 Single family(Res Use/Zone) 7227501280 CRAIG MATTHEW A 2029 NE 7TH ST RENTON WA 98056 Single Family(Res Use/Zone) 1864950000 CRESSY MICHAEL W 821 SUNSEST BL NE #C 3 RENTON WA 98056 Condo.Residential 8137250000 Current Resident 825 Sunset Blvd NE UNIT AS Renton WA 98056 Townhouse Plat 8137900000 Current Resident 901 Sunset Blvd NE APT A201 Renton WA 98056 Condominium{Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT Clll Renton WA 98056 Condominium{Residential} 8137900000 Current Resident 901 Sunset Blvd NE APT C209 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 310 Renton WA 98056 Condominium(Residential) 8137250000 Current Resident 720 N 10TH ST #A-105 RENTON WA 980S7 Condo,Residential(Apt Use) 8137900000 Current Resident 901 Sunset Blvd NE APT C211 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT C210 Renton WA 98056 Condominium(Residential) 8137900DOO Current Resident 901 Sunset Blvd NE APT CllO Renton WA 98056 Condominlum(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT Cl Renton WA 980S6 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 309 Renton WA 98056 Condominiurn(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT Al Renton WA 98056 Single family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT D213 Renton WA 98056 Condominium{Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 313 Renton WA 980S6 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT E2 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT B20S Renton WA 98056 Condomlnium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 109 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 0313 Renton WA 980S6 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 102 Renton WA 98056 Condominium(Restdential) 8137900000 Current Resident 901 Sunset Blvd NE APT 208 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT E3 Renton WA 98056 Single family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT A204 Renton WA 980S6 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT f3 Renton WA 98056 Single family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 111 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 209 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT A303 Renton WA 98056 Condominlum(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT A301 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 314 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 103 Renton WA 98056 Condominium(Residentia!} 8137900000 Current Resident 901 Sunset Blvd NE APT 115 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 306 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT A302 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT Bl Renton WA 98056 Single family(Res Use/Zone) PID TAXPAYER NAME ADDRESS CITY STATE ZIP PRESENT USE 1864950000 Current Resident 821 Sunset Blvd NE APT D2 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 207 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT C208 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 8106 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT D1 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT C309 Renton WA 98056 Condominium{Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 106 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 215 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT C308 Renton WA 98056 Condominium(Residential} 8137900000 Current Resident 901 Sunset Blvd NE APT 301 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 9015unset Blvd NE APT A304 Renton WA 98056 Condomlnlum(Resldential) 8137900000 Current Resident 901 Sunset Blvd NE APT 101 Renton WA 98056 Condominium(Resldential) 8137900000 Current Resident 901 Sunset Blvd NE APT D112 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 213 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT Bl Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 0215 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT C2 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT D312 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT A104 Renton WA 98056 Condominium(Residential} 8137900000 Current Resident 901 Sunset Blvd NE APT 8206 Renton WA 98056 Condominium(Residential} 8137900000 Current Resident 901 Sunset Blvd NE APT A103 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT C310 Renton WA 98056 Condominium{Residential} 8137900000 Current Resident 901 Sunset Blvd NE APT 303 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT B207 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT E4 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 201 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT F2 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT D314 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 108 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 112 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 8306 Renton WA 98056 Condominium(Residential} 8137900000 Current Resident 901 Sunset Blvd NE APT 311 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT A203 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 312 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT A202 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT D114 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT A102 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 8307 Renton WA 98056 Condominium{Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 211 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 203 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT 83 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 8105 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT C311 Renton WA 98056 Condominium(Resldential) 8137900000 Current Resident 901 Sunset Blvd NE APT 105 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT El Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT D212 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 302 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 212 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 114 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 214 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT D113 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 107 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 110 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT 84 Renton WA 98056 Single FamilyjRes Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT Dl15 Renton WA 98056 Condominium(Residential} PIO TAXPAYER NAME ADDRESS CITY STATE ZIP PRESENT USE 8137900000 Current Resident 901 Sunset Blvd NE APT AlOl Renton WA 98056 Condominium(Residentia!) 8137900000 Current Resident 901 Sunset Blvd NE APT 0214 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 204 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 210 Renton WA 98056 Condomlnium{Residentlal) 8137900000 Current Resident 901 Sunset Blvd NE APT 304 Renton WA 98056 Condominium{Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 206 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT C108 Renton WA 98056 Condominium{Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT C3 Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 205 Renton WA 98056 Condominium{Residential} 8137900000 Current Resident 901 Sunset Blvd NE APT 307 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 308 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 202 Renton WA 98056 Condominium(Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 113 Renton WA 98056 Condominium{Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT 8107 Renton WA 98056 Condominium{Residential) 8137900000 Current Resident 901 Sunset Blvd NE APT C109 Renton WA 98056 Condominium(Residential) 1864950000 Current Resident 821 Sunset Blvd NE APT D3 Renton WA 98056 Single Family(Res Use/Zone) 1864950000 Current Resident 821 Sunset Blvd NE APT Fl Renton WA 98056 Single Family(Res Use/Zone) 8137900000 Current Resident 901 Sunset Blvd NE APT 104 Renton WA 98056 Condominium(Residential) 8137900000 DORLAND BRITTANY A 901 SUNSET BLD NE APT 8105 RENTON WA 98056 Condo,Residential 8137900000 DULLOVI ENVER 901 SUNSET BLVD NE #A-102 RENTON WA 98056 Condo,Residential 7227501275 FORGAARD W L 678 SUNSET BLVD NE RENTON WA 98056 Single Family(Res Use/Zone) 7227500010 FORGAARD WENDELL L 678 SUNSET BL NE RENTON WA 98056 Single Family(Res Use/Zone) 7227500011 FORGAARD WENDELL L 2028 NE 7th St Renton WA 98056 8137900000 FRANTZ MICHAELS 901 SUNSET BLVD NE #C309 RENTON WA 98056 Condo,Residential 7227500040 GALT CHERYL 12628 SE 169TH PL RENTON WA 98058 Single Family(Res Use/Zone) 8137900000 GARBARENO GAYLE L 901 SUNSET BLVD NE #C211 RENTON WA 98056 Condo.Residential 8137900000 GILL KANWAR+BAINS HARJO 901 SUNSET BLVD NE #8106 RENTON WA 98056 Condo,Residential 1864950000 GOETZINGER CHRISTINE M 11625 NE 145TH ST KIRKLAND WA 98034 Condo 1 Residential 8137900000 GROOM DAVID 3950 LIND AVE SW RENTON WA 98055 Condo,Residential 8137900000 GRUNERT STEVE A 901 SUNSET BLVD NE #A302 RENTON WA 98056 Condo.Residential 8137900000 GUIMARAES MARCOS V+JEN 901 SUNSET BLVD NE #D212 RENTON WA 98056 Condo.Residential 3119900181 HESTING ROBERT W 812 SUNSET BLVD NE RENTON WA 98055 Single Family(Res Use/Zone) 3119900180 HESTING ROBERT W 812 SUNSET BLVD NE RENTON WA 98055 Vacant(Single-family) 7227501290 HILL CHRISTINA+ CLARENCE 7733 37ST AVE SW SEATTLE WA 98126 Single Family(Res Use/Zone) 8137900000 HOANG CUONG K+PHELK Ml 901 SUNSET BLVD NE #8-306 RENTON WA 98056 Condo,Residentiat 8137900000 HOUGHTON HARRIET A 901 SUNSET BLVD NE #A201 RENTON WA 98056 Condo,Residentia! 1864950000 HUNDELT KEVIN 821 SUNSET BLVD NE #01 RENTON WA 98056 Condo,Residential 3119900205 JARRETT CHRISTOPHER M 672 SUNSET BLVD NE RENTON WA 98056 Single Family(Res Use/Zone) 1864950000 JOHNSON LUKE 821 SUNSET BLVD NE #81 RENTON WA 98056 Condo.Residential 8137900000 JONES SHARON KAY LEPAGE 901 SUNSET BLVD NE #D312 RENTON WA 98056 Condo,Residential 722750000S JOSEPH EZRA 6016 S ROXBURY SEATILE WA 98118 Single Family(Res Use/Zone) 3119900168 KALMBACH JOHN A+WENDY 15508 206TH AVE NE RENTON WA 98059 Single Family(Res Use/Zone) 8137900000 KIM HAE SOOK 901 SUNSET BLVD NORTHEAST A20 RENTON WA 98056 Condo,Residential 8137900000 KOO DENNIS K+VIVIEN D 17015 NE 100TH PL REDMOND WA 98052 Condo,Residential 8137900000 KROMER MARDELL L PO BOX 2546 RENTON WA 98056 Condo,Residential 7227500045 KWAN CHRISTOPHER FU-JO~ 11805 SE 219TH Pl KENT WA 98031 Single Family(Res Use/Zone) 8137900000 LANE BRIAN K 901 SUNSET Bl NE RENTON WA 98056 Condo,Residential 3119900185 LARKIN BRADFORD W+NICOl 714 SUNSET BLVD NE RENTON WA 98056 Single Family(Res Use/Zone) 8137900000 LAUNG ANDR£W+JOANNE S 901 SUNSET BLVD NE #C 110 RENTON WA 98056 Condo 1Residentlal 8137900000 LE PHUONG THI 901 SUNSET BLVD NE #A103 RENTON WA 98056 Condo,Residential 1864950000 LODWIG SHARON E 821 SUNSET BLVD NE #E2 RENTON WA 98056 Condo,Residentia! 3119900175 MA SAM ZHI YONG 2422 S COLUMBIAN WAY SEATTLE WA 98108 Single Family(Res Use/Zone) 7227500015 MARTINEZ ALEJANDRO 2102 NE 7TH ST RENTON WA 98056 Single Family(Res Use/Zone) 1864950000 MCGARVEY MARGARET +SCO 821 SUNSET BL NE #Fl RENTON WA 98056 Condo,Residential 1864950000 MENDOZA RAMON 5306159TH AVE NE REDMOND WA 98052 Condo,Residential PID TAXPAYER NAME ADDRESS CITY STATE ZIP PRESENT USE 7227501285 MOORE JOSHUA 8 2033 NE 7TH ST RENTON WA 98056 Single Family(Res Use/Zone) 8137900000 NIELSEN JANET C 901 SUNSET BLVD NE #8-107 RENTON WA 98056 Condo,Residential 8137900000 ORFF KARIM 901 SUNSET BLVD NE #C-310 RENTON WA 98056 Condo,Residential 6056500400 PUGET SOUND ENERGY/ELEC PO BOX 97034 BELLEVUE WA 98009 Utility, Public 7227500055 ROBINSON AARON M+EMILY 853 ABERDEEN AVE NE RENTON WA 98056 Single Famtty(Res Use/Zone) 8137900000 RODRIGUEZ LILIA R 901 SUNSET BLVD #0114 RENTON WA 98056 Condo,Residential 8137900000 SANCHEZ LUTGARDA A 901 SUNSET BL NE #D-214 RENTON WA 98056 Condo,Residentia! 8137900000 SEBASTIAN ELLYN L 901 SUNSET BLVD NE #C208 RENTON WA 98056 Condo,Residential 8137900000 SMITH !RENE D 901 SUNSET BLVD NE #B-207 RENTON WA 98056 Condo,Residential 8137900000 STEVENS DONALD J 11248 SLATER AVE NE KIRKLAND WA 98033 Condo,Resldential 8137900000 STEVENSON DANIELJ+DONN 704 228TH AVE NE PMB 246 SAMMAMIWA 98074 Condo,Residential 8137900000 STEVENSON KAREN M 901 SUNSET BLVD NE #8-205 RENTON WA 98056 Condo,Residential 1864950000 SZABO LUBOS+NANCY MMC 821 SUNSET BL NE #Al RENTON WA 9B056 Condo,Residentia! 7227500035 TAYLOR JOSEPH D 815 ABERDEEN AVE NE RENTON WA 98056 Single Family(Res Use/Zone) 8137900000 TEEPLES JASON TODD+CORT 901 SUNSET BV NE #C209 RENTON WA 98056 Condo,Residential 7227501295 TORRES MIGUEL+HEATHER 2101 NE 6TH PL RENTON WA 98056 Single Family(Res Use/Zone) 3119900010 TOTIENHAM LLC 50 116TH AVE SE #111 BELLEVUE WA 98004 Vacant(Multi-family) 8137900000 VANDIVER LINDA J 901 SUNSET BL NE #B206 RENTON WA 98056 Condo,Residential 8137900000 VAUGHN AMY LUCILLE 901 SUNSET BLVD NE #C-108 RENTON WA 98056 Condo,Residential 8137900000 VEATURAL PORNCHAl+SOMS 2725 SE 4TH ST RENTON WA 98056 Condo,Residential 8137900000 VENIAMINOV INNOKENTY N 4511 NE 18TH CIR RENTON WA 98059 Condo,Residential 3119900170 VUONG JIMMY D 4878 BEACON AV S SEATILE WA 98108 Triplex 8137900000 WALKER ANGELA LEE 901 SUNSET BL NE #A101 RENTON WA 98056 Condo.Residential 1864950000 WALLACE ELIZABETH L 821 SUNSET BL NE UNIT E-3 RENTON WA 98056 Condo,Residential 1864950000 WANG ZHEMING+XIAN SI 821 SUNSET BLVD NE #C2 RENTON WA 98056 Condo,Residential 7227500050 WRIGHT-ALLEY YVONNE 851 ABERDEEN AVE NE RENTON WA 98056 Single Family(Res Use/Zone) 1864950000 WYATI DURANT 821 SUNSET BL NE #Cl BLVD RENTON WA 98056 Condo,Residential 8137900000 YAMADA KOJI 901 SUNSET BLVD NE #D-313 RENTON WA 98056 Condo,Residential 1864950000 YH KA WANG 821 SUNSET BLVD NE #B2 RENTON WA 98055 Condo,Resldentlal 8137900000 ZONG LILY 901 SUNSET BLVD #0115 RENTON WA 98056 Condo,Residential . V··, PUBLIC OUTREACH MEETING Please Sign In: 1 Name(s) --TAd-d~~~~---------------- --r ------- 1 ~. i.. h k f: l•((A.;.-ILt~l', (iri.~c,~ ~---------------+---··· --·-·· ··-------------- .':,' ! -.I ' '' ) I Jc , { I \ -i," i . , ), , , --\;-, .1-\ 1.-<i-l1_ i '--1 , .. • •. __ _ • i "' i {__ l". __ : ,_-, ~-:,_~,_; ~ ~-.. ~ .[· ---(. (_ / ·, / ( I ---------------- -----------+---------------------1 ------~~ ·~-~---~----------- ! ------~ r== --------t---' ----------- --···-·-------' ---------+-------------------------------- I ----f------------------------___ J -----r-------~-----1------------------------------~ --1 1 I ~----~---~--------- ' -------~~---~ I --------------------~_______r CDC 15-3061 Sunset's Edge Townhomes 16.10.24 1~!Tl{FN 1NWW.lC,.dbo,a1,veco corr PUBLIC OUTREACH MEETING <:> \J Please Sign In / • I : / J S()2A.,(\~ C C"""'i Name(s) Address \ ::1"'o H "1 ~ J:>c &ei ~M-\ B1 "Rl~ : 82! 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I I L I L I > :::J<i! \ . -t' 1 , I 1 --L 8 ~ ~-~ --f-L : ------, 1--f w ~ ~~~ ~ J I rr, > WCI)"! -------J I \..J W I-o I --I I O 5 t:;§ci I --_ L_ I W oco>-CL~ / OJ "' I / / T--NE ?TH ST -------_ I --L (_f) tu i_ I I ( --i------r---------------tu ~ ~ ~ I I I -C/)C/J" LL I I I z""ozlYo I --O W I I I I -:J '";-~z~~ I I ~------i 1 : Cl) ~~~IB<3 ,------_________,___ ------------1 I i !--~ l -:== - : I ,-' ---------' -~ ~---\ -r--\ ', ..A" . ~" "'-----............ \ ', \ L K / /,fj~--~ ~ \ -----I r'L I ----, / -\ \ ,---------1 ' /1 I I ' I \ \ Print Form Reset Form Save Form DEPARTMENT OF C< MUNITY --------Renton® AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET 1. 2. 3. 4. 5. 6. Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Gross area of property 39,187 Deductions: Certain areas are excluded from density calculations. These include: Public Streets* 8,555 square feet Private access easements* 0 square feet Critical Areas** 0 square feet Total excluded area: 8,555 Subtract line 2 (total excluded area) from line 1 for net area 30,632 Divide line 3 by 43,560 for net acreage 0.7032 Number of dwelling units or lots planned 16 Divide line 5 by line 4 for net density 22.7527 *Alleys (public or private) do not have to be excluded. square feet square feet square feet acres units/lots = 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 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\density.doc Rev: 08/2015 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TREE RETENTION WORKSHEET 1. Planning Division 1055 South Grady Way Renton, WA 980S7 Phone· 425-430-7200 I '.,J_\'J_,::. "r,1::,)1_11:,•.<:;..:.0: Total number of trees over 6" diameter1, or alder or cottonwood trees at least 8" in diameter on project site -=-17'-----trees 2. Deductions: Certain trees are excluded from the retention calculation: 3. Trees that are dangerous2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas3 and buffers Total number of excluded trees: Subtract line 2 from line 1: _____ trees -----trees _____ trees _____ trees _O::._ _____ trees ..=.l 7c.__ ____ trees 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in ;,ones RC, R-1, R-4, R-6 or H.-8 5. 0.2 in all other residential 2ones 0.1 in a\l commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8'' in diameter that you are proposing5 to retain4 : 6. Subtract line 5 from line 4 for trees to be replaced: (If line 5 is i:ero or less, stop here. No replacement trees are required) 7. Multiply line 6 by 12" for number of required replacement inches: 8. Proposed size of trees to meet additional planting requirement: _s._1 _____ trees _sc:__ _____ trees ~-1~-----trees 1.2 inches (Minimum 2" caliper trees required) 2.5 inches per tree 9. Divide line 7 by line 8 for number of replacement trees6: (If remainder is .5 or grr.ater, round up to the next whole number) ; Mea~ured at 4.5' above grade, ~"/~a_.4_8 ___ trees 1 A tree certified, in a written report, as dead, termim,llv diseased, dam;:iged, or otherwise dan~rovs to persons or prop-erty bv a licensed landscape architect, or certifkd arborist, and approved by the City. • Critical .ire.i5, such as wetl.inds, 5treams, floodpl.:iim .?nd protected slopes, ;ire Cefined in RMC 4-3-050. • Count only those trees to be ret;iined outside of critic.JI .1reas :.ind buffers. 'The City mav rcquire modific;ition ot the tree retention plan to c:nsure retention of the m;i:,:1m1,m number of trees per RMC 4-4-130H7a. "When the required number of protected trees cannot be retilined, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, sh;ill be pbntrd. See RMC 4 4 130.H.1.e.(ii) for prohibited types of repl.;cement trees ' l \Jsers\~kah~\AppD~t~\1 <"lrdl\ Temp\T.'E'eReter,tionWorkshn1 ·101 ~u,.,~et 10-30.16.doc:,: Rev: 08/2015 Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot {exempting single-family dwellings in R-10 and R-14}. The tree density may consist of existing trees, replacement trees, or a combination. Detached single•famlly development7: Two (2} significant trecs8 for every five thousand [5,000) sq. ft. of !ot area. For example, a lot with 9,600 square feet and a detached singleJamily house is required to have four (4) significant trees or their equivalent in caliper inches (one ar more trees with a combined diameter of 24''). This is determined with the /of/owing formula: / lot'Areo ) ( -, x 2 "' Minimum Number of Trei:s \ S,000 sq.f!. Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000} sq. ft. of lot area. M,'nimum i'lumberofT,-ees 14,400/5,000 = 2.88 X 4 = 11.52 Minimum Tree Density Example Tree Density Table· Lot Lot size Min significant New Trees trees required 1 5,000 2 2@ 2" caliper 2 10,000 4 0 3 15,000 6 2@ 2" caliper Lot 1 Size 14,400 Min Significant Trees Required 5 New trees 5\ ------------- Retained Trees 0 1 tree {24 caliper inches) 1 Maple -15 caliper inches 1 Fir-9 caliper inches. Retained trees 5 Cottonwood 49",20", 14", 10" 28" DBH's Compliant Yes Yes Yes Yes ' Lots developed with detached dwellings in the R-10 .1nd R-1.4 zooed are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of caliper inr.hcs provided by one (1) or more trees. 2 C:\Usli'rs\nkaba\AppOata\Local\ Temp\ TrocRetentionWorksheet 701 ~unsei 10-30-16-00oc Re-.: 08/201S Rachael Whaley Urban Edge Development Assistant to Joe Notarangelo, Developer Ph: 425.898.2300 17'f)SW nsPL4\D . ,, )~ Federal Wey WA-9SO .. , \206) 779-2579 I have personally surveyed your 701 Sunset BLVD NE, Renton site to fulfill the requirements of the City of Renton's tree retention worksheet and plan as you requested. Each tree on site now sports numbered metal tags (20). 12 trees are slated for rnmoval. 3 trees with DBH's below the required 8" are included on this list as we looked at every tree. These trees are not used in the computations for the r'Tree Retention Worksheet" The International Society of Arboriculture Level 1 inspection method was used. All trees to be removed, to allow for the proposed development with numerous trees to be replanted. The trees that will remain are relatively young trees and should withstand the exposure clearing will create. The health of the trees is similar, again they are young trees to 40' in height with full if asymmetric crowns. No deadwood was found. These trees are a vigorous species will remain viable for many years. However, as the retained trees are all cottonwoods in the years to come they will pose increasingly elevated risk levels. The reasoning for this is, the species vigorous growth to 160' in height and relatively brittle wood. In advanced years, they are subject to summer limb drop endangering the parking and living spaces. Driplines were determined by visual observation of the existing tree limbs. It will be important to not disturb the root systems of the retained trees. This will start with stump grinding rather than pulling out of stumps for removals located in overlying driplines. After that fencing, shall be installed at the outer limits of the dripline with signs stating that there is to be no excavation, parking, storing of materials or walking inside the protective fencing. There will be little to no adverse effects on trees of the abutting properties as they are already well spaced and away from site boundaries and trees. This isolation will leave the abutting tree roots untouched. The new building when complete will replace the wind screening lost from tree removals. Find listed the species, DBH measurements. Driplines and proposed retentions noted. 1. 55" DBH (diameter at breast height) 6 stem stump sprouted Big leaf Maple {SLM). 2. 16" DBH Sweet Gum. 3. 49" DBH 10 stem stump sprouted BLM. DL 20' (Tree to be retained) 4. 18" DBH Cottonwood S. 6" DBH Cottonwood 6. 20" DBH Cottonwood, DL 15' (Tree to be retained) 7. 4" DBH Cottonwood 8. 7" DBH Cottonwood 9. 19" DBH Cottonwood 2 stem 10. 14" DBH Cottonwood, DL 15' {Tree to be retained) 11. 10" DBH cottonwood, DL 12' (Tree to be retained} 12. 6'' DBH cottonwood 13. 8" DBH Cottonwood 14. 9" DBH Cottonwood 15. 36" DBH 6 stem Cottonwood 16. 28" DBH 2 stem Cottonwood. DL 15' (Tree to be retained) 17. 36" DSH 12 stem Black Locust 18. 46" DBH 3 stem Black Locust 19. 32" DBH 9 .stem stump sprouted Big Leaf Maple 20. 29" DBH Pine. Respectfully submitted ~10 (O~siJ-(b Neal Baker ~ ArboristsNW.com ... ~-. ISA Cert PN107SA ISA Tree Risk Assessment Qualified PNW !SA CTRA #867 Member AREA & SOCA DEPARTMENT OF COl\,..,UNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentor,wa.gov 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: (@JQ} 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. 1 H :\CED\Data \Forms-T emplates\Self-Help Hand outs\Plan ning\envch eck!ist.doc Rev:08/201S • USE OF CHECKLIST FOR NONPROJECT PROPOSALS: ~ For non project 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", "applicant", 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.html A. BACKGROUND~ 1. Name of proposed project, if applicable: ~ Sunset's Edge Townhomes 2. Name of applicant: ~ Citizen Design Collaborative (Primary Contact) Tottenham, LLC (Owner) 3. Address and phone number of applicant and contact person: ~ Jacob Young Citizen Design Collaborative 46 Etruria Street, Suite 201 Seattle, WA 98109 206.853.8055 4. Date checklist prepared: ~ October 27, 2016 5. Agency requesting checklist: ~ Joe Notarangelo Tottenham, LLC 50 116th Ave SE, Suite 111 Bellevue, WA 98004 Renton Department of Planning and Development 6. Proposed timing or schedule (including phasing, if applicable): ~ The proposal is intended for completion in the fall of 2018. 2 H :\CED\Data\Forms-Templates\Self-Help Handouts\Plan ning\envchecklist.doc Rev:08/201S 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. l.t@l!;lj No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Lb,~IJJJ Geotechnical Report and Topographic Survey: E3RA, Inc. PO Box44840 Tacoma, WA 98448 Arborist's Report: Arborists NW 1710 SW 318th Place #440 Federal Way, WA 98023 Drainage Report: Duncanson Company, Inc. 145 SW 155th St, Ste 102 Seattle, WA 98166 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. liE!Ql No. 10. List any government approvals or permits that will be needed for your proposal, if known. l.b.Elli>l Planned Urban Development Permit City of Renton Building 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 page. (Lead agencies may modify this form to include additional specific information on project description.) [helQ] Construct 16 town homes ranging in size from 1000 sf to 1800 sf under a Planned Urban Development. Five townhome plans are proposed. Additional improvements to the site include subgrade utility installation, driveways, landscaping, pedestrian pathways and retaining walls. Zoning for this site is RMF. An unregulated, artificial steep slope is located on site. Street frontage improvements to be constructed include sidewalks, planter strips, and concrete curbs and gutters. The project site is composed of three legal lots. All three lots are currently undeveloped. At the conclusion of construction, a full plat will be performed to create fee simple lots and common tracts. 3 H :\CED\Data\Fo rms~ T emplates\Self-H elp Han douts\Pla nni ng\e nvcheckl ist. doc Rev: 08/2015 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. ~ 701-707 Sunset Boulevard NE Renton, WA 98056 Situate in NE 8-23-5, WM Legal description is located on survey, sheet SV1 8. ENVIRONMENTAL ELEMENTS [IJ_~IQ] 1. EARTH a. General description of the site~ (check or circle one): Flat, rolling, hilly, Vsteep slopes, mountainous, other ------ b. What is the steepest slope on the site (approximate percent slope)?~ -64% (artificial slope) 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.~ 6" surface mantle (sod, topsoil, and/or gravel surfacing) 4-1/2 ft fill zone (silty sand with woody debris and general refuse) Native glacial till deposits (gravelly, silty sand) Refer to attached geotechnical report for additional infonnation. 4 H :\CED\Data\Forms-T em plates \Self-Help Ha ndouts\Plann i ng\envchecklist .doc Rev:08/2015 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. [,~E;IJJJ None. Refer to geotechnical report for additional details. 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.~ Excavation and fill to take place throughout portions of site proposed for development to provide level building sites and remove incompetent soil. Approximately 75% of the lot will be regraded to provide tor building sites, access driveways, common open space and parking areas. Structural fill to be imported as necessary, and incompetent soils to be exported as necessary. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. [helpj Possibility of erosion during construction due to earthwork grading required by this project. Once construction is complete and permanent landscape plantings are established, erosion risks are expected to be approximately equivalent to those of the undeveloped site or better. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? [helQ] -65.4% impervious surface h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR ~ Project will be designed and constructed in accordance with the standards and requirements of the City of Renton and recognized Best Management Practices. Silt fences, sheet plastic coverings for exposed slopes, tree protection and stabilized construction entrances will be used to minimize potential erosion. 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 give approximate quantities if known.~ Emissions due to standard construction activity are expected. No emissions are anticipated after the completion of construction. 5 H: \CE D\Data \Forms-Templates \Self-Help Han douts\Pla nn i ng\envcheckl ist.doc Rev:08/2015 b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. l.bstlQI None are known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: l.bstlQl NIA 3. WATER a. Surface Water: l.bstlQl 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into.~ No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans.~ NIA 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. l.bstlQl NIA 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. l.bstlQI NIA 6 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev:0812015 S) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. lholpl No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. l.bfilQ} 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. [bE':Jpj 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. J.bgjJ;lJ None anticipated. c. Water runoff (including stormwater): 7 H:\CED\Data\Fo rms-T emp lates\Self-H elp Handouts\PI a nning\envcheckl ist. doc Rev: 08/2015 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. [helpj Runoff is expected from roof area and impervious surfacing for driveways and pedestrian paths. Runoff will be collected and routed to a detention system. No runoff is expected to flow into other surface waters. Refer to drainage report for additional information. 2) Could waste materials enter ground or surface waters? If so, generally describe. I:b.llliu None anticipated. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. As noted above, drainage will be routed to a detention system. No alteration to the drainage patterns of neighboring sites is anticipated. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: All runoff water will be routed to a subgrade detention tank on the site via a piped storm drainage system. The tank will outflow to an existing storm main in Sunset Boulevard NE via force main. No groundwater seepage is anticipated. 4. PLANTS l!JgJ_Q} a. Check the types of vegetation found on the site: l!JgJ_Q} V deciduous tree: alder, maple, aspen, other -;;;, evergreen tree: fir, cedar, pine, other -;;;,shrubs V grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other 8 H :\CED\Data \Forms-T emplates\Self-H elp Handouts\PI a nning\envchecklist.doc Rev:08/201S __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? [help! Trees located within the footprints of proposed structures or impervious areas will be removed. Trees that cannot retained due to proximity to proposed structures will also be removed. Shrubs, grass and other vegetation will be removed throughout the area of work. c. List threatened and endangered species known to be on or near the site. l.b.!tlQ] None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: l.b.!tlQ] Proposed landscaping to utilize native plants and drought-tolerant design. Existing trees to be protected and retained when possible. Refer to landscape design documents for additional information. e. List all noxious weeds and invasive species known to be on or near the site. None known. 5. ANIMALS a. 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: l.b.!tlQ] Birds: hawk, heron, eagle, songbirds, other:------------ Mammals: deer, bear, elk, beaver, other: ------------- Fish: bass, salmon, trout, herring, shellfish, other _________ _ b. List any threatened and endangered species known to be on or near the site. l.b.!tlQ] None known. 9 H :\CE D\Data\Forms-T em plates \Self-Help Handouts \Pl a nni ng\envchecklist.doc Rev:08/201S c. Is the site part of a migration route? If so, explain. llls1JpJ No. d. Proposed measures to preserve or enhance wildlife, if any:~ None proposed. 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. ~ Electric energy will be used for all heating, cooling and domestic cooking needs of the development. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. ~ It is not anticipated that the proposed structures will shade neighboring parcels. Sight-obscuring vegetation planted along the northerly boundary of the parcel will shade the southern portions of the northerly neighbor. It is expected that the most substantial shading will occur during summer months. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any:~ The project will be constructed to the standards of BuiltGreen (rating unconfirmed). This could include highly efficient building equipment and appliances, increased envelope R-ratings, and material selections lower in embodied energy than used in conventional construction. 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.~ None anticipated. 10 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 1) Describe any known or possible contamination at the site from present or past uses. None anticipated. 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. None known. 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 anticipated. 4) Describe special emergency services that might be required. None anticipated. 5) Proposed measures to reduce or control environmental health hazards, if any: It is not anticipated that any will be required. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? l.lJQlpJ The site is located adjacent to Interstate 405, a significant source of traffic noise. Airplane traffic is also a source of noise throughout the area. 11 H :\CED\Data\Forms-T emplates\Self-H elp Handouts \Plan ning\envch eckl ist. doc Rev: 08/2015 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.~ Typical construction noise would be produced on site during the construction of the project. Construction noise would be produced during work hours (7:30am -6pm, Monday through Friday). 3) Proposed measures to reduce or control noise impacts, if any:~ Construction activities will be limited to typical work hours (8am -5pm, Monday through Friday). A vegetated buffer is also provided between the development and 1-405. Overhead noise is to be mitigated through the provision of insulated roofs. 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.~ The site is undeveloped land with gravel surfacing near Sunset Boulevard NE. The sloped portion of the site is vegetated. The adjacent properties include multifamily residential, single family residential, undeveloped land, city right-of-way and an Interstate highway. It is not anticipated that the proposal will adversely affect current land uses on surround properties. 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?~ The site has not been used working farmlands or working forest lands. 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 working farm or forest lands are nearby. c. Describe any structures on the site.~ None present. 12 H :\CE D\Data\Forms· T em plates\Self ·Help H andouts\Pla nn i ng\envcheckl ist.doc Rev:08/2015 d. Will any structures be demolished? If so, what? [lle!JJJ None present. e. What is the current zoning classification of the site?~ Residential -Multifamily (RMF) Density limited to 25 dwelling units per acre after bonuses are applied. f. What is the current comprehensive plan designation of the site? [bglRJ Residential High Density (RHD) g. If applicable, what is the current shoreline master program designation of the site?~ N/A h. Has any part of the site been classified as a critical area by the city or county? If so, specify.~ Per GIS mapping, a portion of the site has been classified as a steep slope critical area. However, it has been established by the project and city geotechnical engineers that this slope is artificial and therefore not regulated. Refer to the survey and geotechnical report for additional information. i. Approximately how many people would reside or work in the completed project?~ 16 -40 persons j. Approximately how many people would the completed project displace?~ None. k. Proposed measures to avoid or reduce displacement impacts, if any:~ N/A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: ~ Townhouse developments are permitted outright in the RMF zone. The RHD Comprehensive Plan designation also states that developments with that designation should incorporate features of both single family and multifamily housing, facilitate infill development, and efficiently use urban services and infrastructure. By locating multiple townhouse structures around a single access point, responding architecturally to traditional forms and providing utility infrastructure, the project meets these standards. 13 H :\CE D\Data \Forms-Temp lat es \Self-Help Handouts \Pl anning\envcheckl ist .doc Rev: 08/2015 m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: N/A 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. f.bfill21 14 units of middle income housing will be provided. 2 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. f.bfill21 None. c. Proposed measures to reduce or control housing impacts, if any: f.bfill21 No adverse impacts to housing availability or cost are anticipated. 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? f.bfill21 -36ft to peak of highest roof. Principal exterior building materials include standing seam metal and cement fiberboard. b. What views in the immediate vicinity would be altered or obstructed? f.bfill21 Territorial views from properties to the east and north would be altered by this development. It is not anticipated that any views would be fully blocked. c. Proposed measures to reduce or control aesthetic impacts, if any: f.bfill21 The site is terraced to reduce the apparent height and bulk of the town homes. Vegetated buffers are also provided along the north and south property boundaries. Finally, the architectural massing of the development is designed to respond to and reinterpret traditional urban forms found throughout the area. 14 H : \ CED \Data \Forms-Templates \Self· He Ip Hand outs \Planning\ envc h eckl isl.doc Rev: 08/2015 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? [llitlQ} It is expected that interior lighting will be visible through windows during early evening and morning hours. Exterior lighting in this development is minimal and decorative only. Reflections may be produced by window glazing under certain weather conditions, but no mirror glass is proposed. b. Could light or glare from the finished project be a safety hazard or interfere with views? [bfilQ] It is not expected that light or glare from the proposed project will be a safety hazard or interfere with views. c. What existing off-site sources of light or glare may affect your proposal? [bfilQ] An existing street light is located in the right-of-way near the project site. Other nearby light sources include the multifamily developments and single-family residences to the north and east. It is not anticipated that these light sources will negatively impact the project. d. Proposed measures to reduce or control light and glare impacts, if any: [bfilQ] All exterior lighting fixtures will be directed downward and shielded to minimize light pollution. No site lighting is proposed. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? [bfilQ] The nearest public open space and recreational facilities appear to be located at Highlands Elementary School, approximately half a mile from the site. Windsor Hills Park is located approximately one mile away. Neighbors have also expressed that the vegetated area between the project site and Interstate 405 is often used as an informal recreational area. b. Would the proposed project displace any existing recreational uses? If so, describe. !help] No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: [bfilQ] The project proposal includes a children's play area, common open space with seating and private yards for some units. All units are also provided with balconies and decks. lS H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.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. !bitlQ] No. 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. !bitlQ] No landmarks or material evidence of archaeological significance have been observed. c. 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. (helQ} The WISMRD database has been consulted. 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 cultural resources have been located on the project site. 14. TRANSPORTATION 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. !bitlQ] The site is served by Sunset Boulevard NE. It also abuts, but is not served by, Interstate 405. Access to Sunset Boulevard is provided by a single curb cut as shown on the site plan. 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? !bitlQ] No transit currently serves the immediate area of the project site. The nearest transit stop is located at the intersection of NE 7th Street and Edmonds Avenue NE, approximately a quarter mile away. 16 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev: 08/2015 c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? [heip] 34 new parking spaces will be provided. The site is currently undeveloped, and no parking spaces will be removed. 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). l.b.filQ] A new private road is proposed as part of the project. The project also proposes to dedicate an 8ft strip of land along Sunset Boulevard NE for road purposes and install frontage improvements such as a curb and gutter, sidewalk, planter strip and street trees. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. lh_glj:,J Generally, no. Due to the location of Boeing's facilities and Sea-Tac International Airport, air transportation occurs throughout the Renton area. f. How many vehicular trips per day would be generated by the completed project or 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? l.b.filQ] Traffic analysis has been waived by the project's assigned planner. Trips per day have not been calculated. 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. No such traffic exists on streets in the area. h. Proposed measures to reduce or control transportation impacts, if any: l.b.filQ] As noted above, street dedication and frontage improvement is proposed. The project also proposes surface parking in addition to the dedicated garages to provide off-street parking for the use of guests, delivery vehicles, etc_ 15. PUBLIC SERVICES a. 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. l.b.filQ] 17 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.doc Rev:08/2015 The proposed project Id increase the population of the immedi, rea, creating a potential increase in the need for public services. Schools, emergency services, fire and police protection, and utilities are all expected to be impacted. Due to the amount of parking provided, ii is anticipated that a greater impact will be made on road infrastructure than on public transit. b. Proposed measures to reduce or control direct impacts on public services, if any.J:bitlQ] The proposed project will be designed to incorporate emergency vehicle access to all portions of the site. Impact fees will also be paid as required by the City of Renton. 16. UTILITIES a. Check or circle utilities currently available at the site:J:bitlQ] V electricity, } V natural gas, Stubs only. V water, V refuse service, telephone, V sanitary sewer, Stub only. septic system, other~~~~~~~~~~~~~~~ b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed.~ As the site is undeveloped, no utility service lines are currently available. The project proposes to construct utilities as shown on the civil site plan. Utilities constructed shall include a water main extension and services, sanitary side sewers, storm drainage collection and detention, electrical services and communication services. Utilities shall be constructed as extensions of publicly-owned systems, and a utility easement shall be provided as required by utility operators and/or the City of Renton. C. SIGNATURE~ The above answers are true and complete to the best of lead agency is relying on them to make its decision. Position and Agency/Organization: Project Applicant, Citizen Design Collaborative Date Submitted: _1_0_12_8_12_0_1_6 _____ _ 18 H : \ CE D\D ata \Forms-Temp I at es \Self-He Ip Ha nd outs \Pian n i ng\ envchecklist. doc Rev:08/2015 October 20, 2016 City of Renton Planning Department Attn: Clark Close 1055 s. Grady Way Renton, WA 98057 Dear Clark: As owners of the Sunset's Edge Town Home site, we understand and accept the risk of developing in an unstable area and we will advise, in writing, any prospective purchasers of the site or any prospective purchasers of structures or portions of structures on the site of the unstable potential of the area. Since~.~ly \ 1:(- ,oLraogelo Man'ager Tottenham LLC. 50 115th Ave. SE, Suite 111 Bellevue, WA 98004 Geotechnical Engineering Report 701 Sunset Blvd NE Renton, Washington P/Ns 311990001, 3119900010, 3119900005 Submitted to: Totenham, LLC Attn: Joe Notarangelo 50 116th Ave SE, Suite 111 Bellevue, Washington 98004 Submitted by: E3RA, Inc. PO Box44840 Tacoma, Washington 98448 (253) 537 -9400 April 16, 2015 Project No. T15034 TABLE OF CONTENTS Page No. 1 0 SITE AND PROJECT DESCRIPTION... . . ................................. . ............. 1 2.0 EXPLORATORY METHODS.................................................................... .. .................. 2 2.1 Test Pit Procedures................................... .. .................... 2 3.0 SITE CONDITIONS........................................... . .............................................................. 3 3.1 Surface Conditions ...................................................................................................... 3 3.2 Soil Conditions ............................................................................................................ 3 3.3 Groundwater Conditions..... ............................................. . .......................... 3 3.4 Seismic Conditions ...................................................................................................... 4 3.5 Liquefaction Potential .................................................................................................. 4 4.0 CONCLUSIONS AND RECOMMENDATIONS ....................................................................... 4 4.1 Site Preparation ......................................................................................................... 5 4.2 Spread Footings ........................................................................................................... 7 4.3 Slab-On-Grade Floors .................................................................................................. 8 4 .4 Asphalt Pavement ........................................................................................................ 8 4.5 Structural Fill ................................................................................................................ 9 5.0 RECOMMENDED ADDITIONAL SERVICES............................................... . ........... 10 6.0 CLOSURE .............................................................. .. .................... 11 List of Tables Table 1. Approximate Locations and Depths of Explorations ..................................................................... 2 List of Figures Figure 1. Topographic and Location Map Figure 2. Site and Exploration Plan APPENDIX A Soil Classification Chart and Key to Test Data .......................................................................................... A-1 Logs of Test Pits TP-1 through TP-3...................... . ............................................................... A-2 ... A-4 April 16, 2015 Tl5034 Totenham, LLC 50 I 16th Ave SE, Suite 111 Bellevue, WA 98004 Attention: Subject: Joe Notarangelo Geotechnical Engineering Report 70 I Sunset Blvd NE P/Ns 3119900011, 31199000 I 0, 3119900005 Renton, Washington Dear Mr. Notarangelo: PO Box44840 Tacoma, WA 98448 253-537-9400 253-537-9401 Fax E3RA, Inc. (E3RA) is pleased to submit this revised report describing the results of our geotechnical engineering evaluation for the improvements planned at 701 Sunset Blvd NE in Renton, Washington. This report has been prepared for the exclusive use of the Totenham, LLC and their consultants, for specific application to this project, in accordance with generally accepted geotechnical engineering practice. 1.0 SITE AND PROJECT DESCRIPTION The project site consists of three separate, but adjacent tax parcels on the west side of Sunset Blvd NE, located directly northwest of its intersection with NE 7th St in Renton, Washington, as shown on the enclosed Topographic and Location Map (Figure I). The subject property contains a frontage on Sunset Blvd NE of approximately 200 feet, and extends west of the roadway± 125 to 200 feet; encompassingjust underone acre. Currently, the property is undeveloped, with the only distinguishing site feature being a "U" shaped gravel driveway which enters/exits Sunset Blvd NE along the east side of the site. Generally, the easternmost two-thirds of the property is relatively level, containing a slight slope from east to west, no steeper than 15 percent. The western third of the site consists of a moderate to steep slope which descends to the west at grades of 50 to 60 percent and represents an elevation change of 15 to 20 feet. Directly west of the subject property is long, thin parcel owned by Puget Sound Energy, which acts as a pathway for transmission towers which service the area. One such transmission tower is in close proximity to the project area. Areas west of this parcel are steeply sloped, and descend down to l-405. The western boundary of the site is approximately 200 feet east of 1-405. Improvement plans involve the clearing/stripping of the site and developing 10 to 12 townhouses within its confines. Preliminary discussions have the townhouses being three-story, wood-framed structures. Garages will either be attached or detached, with no preliminary layouts available thus far. Paved driving and parking surfaces will also be incorporated into the proposed development. April 16, 2015 T15034 / Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report 2,0 EXPLORATORY METHODS We previously explored surface and subsurface conditions at the project site on January 21, 2015. Our exploration and evaluation program comprised the following clements: • Surface reconnaissance of the site; • Three test pits (designated TP-1 through TP-3), advanced on January 21, 2015; and • A review of published geologic and seismologic maps and literature. Table I summarizes the approximate functional locations and termination depths of our subsurface explorations, and Figure 2 depicts their approximate relative locations. The following sections describe the procedures used for excavation of test pits. TABLE 1 APPROXIMATE LOCATIONS AND DEPTHS OF EXPLORATIONS Termination Exploration Functional Location Depth (feet) TP-1 Eastern third of the site, north end of "U' shaped gravel driveway 7Yz TP-2 Eastern third of the site, south end of "U" shaped gravel driveway 7% TP-3 Centrally within the site, west of the "U" shaped gravel driveway 7% The specific number and locations of our explorations were selected in relation to the existing site features, under the constraints of surface access, underground utility conflicts, and budget considerations. It should be realized that the explorations performed and utilized for this evaluation reveal subsurface conditions only at discrete locations across the project site and that actual conditions in other areas could vary. Furthermore, the nature and extent of any such variations would not become evident until additional explorations are performed or until construction activities have begun. If significant variations are observed at that time, we may need to modify our conclusions and recommendations contained in this report to reflect the actual site conditions. Test Pit Procedures Our exploratory test pits were excavated with a rubber-tracked mini-excavator operated by an excavation contractor under subcontract to E3RA. A geotechnical engineer from our firm observed the test pit excavations, collected soil samples, and logged the subsurface conditions. The enclosed test pit logs indicate the vertical sequence of soils and materials encountered in each test pit, based on our field classifications. Where a soil contact was observed to be gradational or undulating, our logs indicate the average contact depth. We estimated the relative density and consistency of the in-situ soils by means of the excavation characteristics and the stability of the test pit sidewalls. Our logs also indicate the approximate depths of any sidewall caving or groundwater seepage observed in the test pits. The soils were classified visually in general accordance with the system described in Figure A-1, which includes a key to the exploration logs. Summary logs of the explorations are included as Figures A-2 through A-4. 2 April 16, 2015 T15034 / Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report 3.0 SITE CONDITIONS The following sections present our observations, measurements, findings, and interpretations regarding, surface, soil, groundwater, and infiltration conditions. Surface Conditions As previously described, the project site consists of three separate but adjacent tax parcels on the west side of Sunset Blvd NE, located directly northwest of its intersection with NE 7th St, in Renton, Washington. It is located on the outskirts of a larger residential development further to the cast, and is positioned on the top of a small ridgeline which runs north/south, forming the eastern boundary ofl-405. The eastern two-thirds of the site is relatively level, containing a slight slope (less than 15 percent) from cast to west. This portion of the site has limited vegetation, containing only a sparse grass cover and limited gravel surfacing along the "U" shaped driveway. The western third of the site consists of a moderate to steep slope which descends to the west at grades of50 to 60 percent and represents an elevation change of 15 to 20 feet. The slope face itself is densely vegetated with thin conifers, blackberry bushes, and other brush, and does not display any irregularities indicating slope failure, such as ancient or recent landslide scarps, hummocks, slide blocks, or jack-strawed trees. The adjacent property to the west is owned by Puget Sound Energy, and acts as a pathway for transmission towers servicing the area. A narrow driveway to this property is located directly south of the project site. The western boundary of the PSE property is marked by a chainlink fence, with areas west of this mark being steeply sloped and directly descend down to 1-405. No hydrologic features were observed on site, such as seeps, springs, ponds and streams. 3.2 Soil Conditions Our subsurface explorations revealed relatively consistent subgrade conditions across the site. The entirety of the site contains a surface mantle of sod, topsoil, or gravel surfacing, typically no more than 6 inches thick. Underlying this material, a fill zone spans much of the site, typically extending to 4Y, feet below existing grade. The uppermost 3 feet of the fill material is comprised of silty sand in a medium dense in-situ condition. From 3Y, to 41' feet below existing grade, logs, woody debris and general refuse were incorporated into the fill material. Native soils on site consist of glacial till deposited during the most recent glaciation of the area; the Vashon Stade of the Fraser Glaciation. Glacial till deposits observed in our subsurface explorations were all moderately weathered and comprised of gravelly, silty sand in a medium dense in-situ condition. Unweathercd deposited are likely encountered with depth. In the Geologic Map of the Renton Quadrangle, King County, Washington, as prepared by the Department of the Interior United States Geological Survey (USGS) ( 1965), the project site is mapped as containing Qgt, or Vashon Glacial Till. These deposits are described as being a generally compact, coherent, unsorted mixture of sand, silt, clay and gravel. Our subsurface explorations generally correspond with the mapping performed by the USGS. The enclosed exploration logs (Appendix A) provide a detailed description of the soil strata encountered in our subsurface explorations. 3.3 Groundwater Conditions At the time of our reconnaissance and subsurface explorations (January 21, 2015), we did not encounter groundwater seepage in any of our subsurface explorations which extended to a maximum depth of7Y, feet below existing grade. Given the fact that our subsurface explorations were performed in what is generally 3 April 16, 2015 T15034 / Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report considered the wet season (December through April), we do not anticipate that groundwater levels will rise higher than that which we observed, and we do not anticipate that groundwater will adversely impact the proposed improvements. Seismic Conditions Based on our analysis of subsurface exploration logs and our review of published geologic maps, we interpret the onsite soil conditions to generally correspond with site class D, as defined by Table 20.3-1 in ASCE 7, per the 2012 International Building Code (!BC). Using 2012 !BC information on the USGS Design Summary Report website, Risk Category 1/IVIII seismic parameters for the site are as follows: S,= 1.436 g SMs = 1.436 g SDs= 0.957 g Si =0.539 g SMt = 0.809 g Soi= 0.539 g Using the 2012 !BC information, MCfa Response Spectrum Graph on the USGS Design Summary Report website, Risk Category I/II/III, S,at a period of0.2 seconds is 1.44 g and S,at a period of 1.0 seconds is 0.54g. The Design Response Spectrum Graph from the same website, using the same !BC information and Risk Category, S, at a period of0.2 seconds is 0.96 g and S, at a period of 1.0 seconds is 0.54g. 3.5 Liquefaction Potential Liquefaction is a sudden increase in pore water pressure and a sudden loss of soil shear strength caused by shear strains, as could result from an earthquake. Research has shown that saturated, loose, fine to medium sands with a fines (silt and clay) content less than about 20 percent are most susceptible to liquefaction. Our subsurface explorations did not encounter any loose sand layers or lenses. 4.0 CONCLUSIONS AND RECOMMENDATIONS Improvement plans involve the clearing/stripping of the site and developing 10 to 12 townhouses within its confines. Preliminary discussions have the townhouses being three-story, wood-framed structures. Garages will either be attached or detached, with no preliminary layouts yet available. Paved driving and parking surfaces will also be incorporated into the proposed development. We offer these recommendations: • • Feasibility: Based on our field explorations, research, and evaluations, the proposed structure and pavements appear feasible from a geotechnical standpoint. Foundation Options: Given the fact that a zone of organic-laden fill material underlies the site and could result in post-construction settlement if not removed, we recommend the over- excavation of the building footprint down to native soils; a depth of approximately 4Y, feet. Foundation elements should be constructed on undisturbed native soils, or on structural fill bearing pads that extend down to native soils. The thickness of structural fill bearing pads, if used, is at the discretion of the developer. Recommendations for Spread Footings are provided in Section 4.2. Floor Options: Floor sections should bear on medium dense or denser native soils or on properly compacted structural fill that extends down to medium dense or denser native soil. We recommend over-excavation of slab-on-grade floor subgrades to a minimum depth of 4 April 16, 2015 T15034 / Totenham, LLC-701 Sunset Blvd NE, Renton Geotechnical Engineering Report 4V, feet. Slab-on-grade floors should either be constructed on undisturbed native soils or on properly compacted structural fill as a floor subbasc. If floor construction occurs during wet conditions, it is likely that a geotextile fabric, placed between the structural fill floor subbase and native soils, will be necessary. Recommendations for slab-on-grade floors are included in Section 4.3. Fill underlying floor slabs should be compacted to 95 percent (ASTM:D-1557). • Pavement Sections: After removal of any organics underlying pavements, we recommend a conventional pavement section comprised of an asphalt concrete pavement over a crushed rock base course over a properly prepared (compacted) subgrade or a granular subbasc. All soil subgrades should be thoroughly compacted, then proof-rolled with a loaded dump truck or heavy compactor. Any localized zones of yielding subgrade disclosed during this proof-rolling operation should be ovcrcxcavated to a depth of 12 inches and replaced with a suitable structural fill material. The following sections of this report present our specific geotechnical conclusions and recommendations concerning site preparation, spread footings, slab-on-grade floors, asphalt pavement, and structural fill. The Washington State Department ofT ransportation (WSDOT) Standard Specifications and Standard Plans cited herein refer to WSDOT publications M41-10, Standard Specifications.for Road, Bridge, and Municipal Construction, and M21-0l, Standard Plans.for Road, Bridge, and Municipal Construction, respectively. 4.1 Site Preparation Preparation of the project site should involve erosion control, temporary drainage, clearing, stripping, excavations, cutting, subgrade compaction, and filling. Erosion Control: Before new construction begins, an appropriate erosion control system should be installed. This system should collect and filter all surface water runoff through silt fencing. We anticipate a system of berms and drainage ditches around construction areas will provide an adequate collection system. Silt fencing fabric should meet the requirements ofWSDOT Standard Specification 9-33.2 Table 3. In addition, silt fencing should embed a minimum of 6 inches below existing grade. An erosion control system requires occasional observation and maintenance. Specifically, holes in the filter and areas where the filter has shifted above ground surface should be replaced or repaired as soon as they are identified. Temporary Drainage: We recommend intercepting and diverting any potential sources of surface or near-surface water within the construction zones before stripping begins. Because the selection of an appropriate drainage system will depend on the water quantity, season, weather conditions, construction sequence, and contractor's methods, final decisions regarding drainage systems are best made in the field at the time of construction. Based on our current understanding of the construction plans, surface and subsurface conditions, we anticipate that curbs, berms, or ditches placed around the work areas will adequately intercept surface water runoff. Clearing and Stripping: After surface and near-surface water sources have been controlled, sod, topsoil, and root-rich soil should be stripped from the site. Our explorations and field observations indicate that the topsoil horizon is typically 6 inches or less in overall thickness. An organic ridden fill zone was encountered from 3 'I, to 4'1, feet below existing grade, which will also need to be over-excavated within the proposed building footprint. Stripping is best performed during a period of dry weather. 5 April 16, 2015 T15034 / Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report Site Excavations: Based on our explorations, we expect that excavations will encounter loose to medium dense silty fill soils and weathered glacial till which can be easily excavated using standard excavation equipment. Dewatcring: Groundwater was not observed in any of our test pit explorations which extended to a maximum depth of 7Y, below existing grade. Given the fact that our test pit explorations were performed in what is generally considered the rainy season, we do not anticipate that groundwater levels will rise higher than that which we observed, nor do we anticipate that groundwater will adversely affect the proposed development. If groundwater is encountered, we anticipate that an internal system of ditches, sumpholes, and pumps will be adequate to temporarily dewater excavations. Temporary Cut Slopes: All temporary soil slopes associated with site cutting or excavations should be adequately inclined to prevent sloughing and collapse. Temporary cut slopes in site soils should be no steeper than I Y,H: IV, and should conform to Washington Industrial Safety and Health Act (WISHA) regulations. Subgrade Compaction: Exposed subgrades for the foundations of the planned additions should be compacted to a firm, unyielding state before new concrete or fill soils are placed. Any localized zones oflooser granular soils observed within a subgrade should be compacted to a density commensurate with the surrounding soils. In contrast, any organic, soft, or pumping soils observed within a subgrade should be overexcavated and replaced with a suitable structural fill material. Site Filling: Our conclusions regarding the reuse of onsite soils and our comments regarding wet-weather filling are presented subsequently. Regardless of soil type, all fill should be placed and compacted according to our recommendations presented in the Structural Fill section of this report. Specifically, building pad fill soil should be compacted to a uniform density of at least 95 percent (based on ASTM:D-1557). Onsite Soils: We offer the following evaluation of these onsite soils in relation to potential use as structural fill: • Surficial Organic Soil and Organic-Rich Fill Soils: Where encountered, surficial organic soils, like duff, topsoil, root-rich soil, and organic-rich fill soils are not suitable for use as structural fill under any circumstances, due to high organic content. Consequently, this material can be used only for non-structural purposes, such as in landscaping areas. Silty Sand Fill Soils: Much of the site is overlain by 4 feet of fill material. This material contains a high relative fines (percent silVclay) content and should be considered extremely moisture sensitive. Reuse of this soil type should be limited to summer months and moisture conditioning should be anticipated. Glacial Till: This material type underlies much of the project site and is encountered with depth. These soils are moisture sensitive and will be difficult to reuse during wet weather conditions. Permanent Slopes: All permanent cut slopes and fill slopes should be adequately inclined to reduce long-term raveling, sloughing, and erosion. We generally recommend that no permanent slopes be steeper than 2H: IV. For all soil types, the use of flatter slopes (such as 2 Y,H: l V) would further reduce long-term erosion and facilitate revegetation. 6 April 16, 2015 T15034 I Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report Slope Protection: We recommend that a permanent berm, swale, or curb be constructed along the top edge of all permanent slopes to intercept surface flow. Also, a hardy vegetative groundcover should be established as soon as feasible, to further protect the slopes from runoff water erosion. Alternatively, permanent slopes could be armored with quarry spalls or a geosynthetie erosion mat. 4.2 Spread Footings In our opinion, conventional spread footings will provide adequate support for the new additions if the subgrades are properly prepared. Footing Depths and Widths: For frost and erosion protection, the bases of all exterior footings should bear at least 18 inches below adjacent outside grades, whereas the bases of interior footings need bear only 12 inches below the surrounding slab surface level. To reduce post-construction settlements, continuous (wall) and isolated (column) footings should be at least 18 and 24 inches wide, respectively. Bearing Subgrades: Given the fact that a zone of organic-laden fill material underlies the site and could result in post-construction settlement if not removed, we recommend the over-excavation of the building footprint down to native soils; a depth of approximately 4V, feet. Foundation elements should be constructed on undisturbed native soils, or on structural fill bearing pads that extend down native soils and compacted to a density of at least 95 percent (based on ASTM:D-1557). The thickness of structural fill bearing pads, ifused, is at the discretion of the developer. If foundation construction occurs during wet conditions, it is possible that a geotextile fabric, placed between the bearing pad and native soils, will be necessary. In general, before footing concrete is placed, any localized zones of loose soils exposed across the footing subgrades should be compacted to a firm, unyielding condition, and any localized zones of soft, organic, or debris-laden soils should be overexcavated and replaced with suitable structural fill. Lateral Overexcavations: Because foundation stresses arc transferred outward as well as downward into the bearing soils, all structural fill placed under footings, should extend horizontally outward from the edge of each footing. This horizontal distance should be equal to the depth of placed fill. Therefore, placed fill that extends 24 inches below the footing base should also extend 24 inches outward from the footing edges. Subgrade Observation: All footing subgrades should consist affirm, unyielding, native soils, or structural fill materials that have been compacted to a density ofat least 95 percent (based on ASTM:D-1557). Footings should never be cast atop loose, soft, or frozen soil, slough, debris, existing uncontrolled fill, or surfaces covered by standing water. Bearing Pressures: In our opinion, for static loading, footings that bear on a properly prepared subgrade, or structural fill bearing pads can be designed for a preliminary allowable soil bearing pressure of2,000 psf. A one-third increase in allowable soil bearing capacity may be used for short-term loads created by seismic or wind related activities. Footing Settlements: Assuming that structural fill soils are compacted to a medium dense or denser state, we estimate that total post-construction settlements of properly designed footings bearing on properly prepared subgrades will not exceed I inch. Differential settlements for comparably loaded elements may approach one-half of the actual total settlement over horizontal distances of approximately 50 feet. 7 April 16, 2015 T15034 / Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report Footing Backfill: To provide erosion protection and lateral load resistance, we recommend that all footing excavations be backfilled on both sides of the footings and stemwalls after the concrete has cured. Either imported structural fill or non-organic onsite soils can be used for this purpose, contingent on suitable moisture content at the time of placement. Regardless of soil type, all footing backfill soil should be compacted to a density of at least 90 percent (based on ASTM:D-1557). Lateral Resistance: Footings that have been properly backfilled as recommended above will resist lateral movements by means of passive earth pressure and base friction. We recommend using an allowable passive earth pressure of250 psffor and an allowable base friction coefficient of0.35 for site soils. Slab-On-Grade Floors In our opinion, soil-supported slab-on-grade floors can be used if the subgrades are properly prepared. We offer the following comments and recommendations concerning slab-on-grade floors. Floor Subbase: We recommend over-excavation of slab-on-grade floor sub grades to a minimum depth of 4 V, feet. Slab-on-grade floors should either be constructed on undisturbed native soils or on properly compacted structural fill as a floor sub base. If floor construction occurs during wet conditions, it is likely that a geotextile fabric, placed between the structural fill floor subbasc and native soils, will be necessary. All subbase fill should be compacted to a density ofat least 95 percent (based on ASTM:D-1557). Capillary Break and Vapor Barrier: To retard the upward wicking of moisture beneath the floor slab, we recommend that a capillary break be placed over the 12 inch subbase. Ideally, this capillary break would consist of a 4-inch-thick layer of pea gravel or other clean, uniform, well-rounded gravel, such as "Gravel Backfill for Drains" per WSDOT Standard Specification 9-03.12(4), but clean angular gravel can be used if it adequately prevents capillary wicking. In addition, a layer of plastic sheeting (such as Crosstuff, Visqueen, or Moistop) should be placed over the capillary break to serve as a vapor barrier. During subsequent casting of the concrete slab, the contractor should exercise care to avoid puncturing this vapor barrier. 4.4 Asphalt Pavement Since asphalt pavements will be used for the new driveway and parking areas, we offer the following comments and recommendations for pavement design and construction. Sub grade Preparation: After removal of any surficial sod, topsoil, or organic-rich fill, all soil subgrades should be thoroughly compacted, then proof-rolled with a loaded dump truck or heavy compactor. Any localized zones of yielding subgrade disclosed during this proof-rolling operation should be over excavated to a maximum depth of 12 inches and replaced with a suitable structural fill material. All structural fill should be compacted according to our recommendations given in the Structural Fill section. Specifically, the upper 2 feet of soils underlying pavement section should be compacted to at least 95 percent (based on ASTM D-1557), and all soils below 2 feet should be compacted to at least 90 percent. Pavement Materials: For the base course, we recommend using imported crushed rock, such as "Crushed Surfacing Top Course" per WSDOT Standard Specification 9-03.9(3). If a subbase course is needed, we recommend using imported, clean, well-graded sand and gravel such as "Ballast" or "Gravel Borrow" per WSDOT Standard Specifications 9-03.9(1) and 9-03.14, respectively. 8 April 16, 2015 T15034 I Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report Conventional Asphalt Sections: A conventional pavement section typically comprises an asphalt concrete pavement over a crushed rock base course. We recommend using the following conventional pavement sections: Pavement Course Asphalt Concrete Pavement Crushed Rock Base Granular Fill Subbase (if needed) Minimum Thickness Parking Areas 2 inches 4inches 6 inches Driveways 3 inches 6 inches 8 inches Compaction and Observation: All subbase and base course material should be compacted to at least 95 percent of the Modified Proctor maximum dry density (ASTM D-1557), and all asphalt concrete should be compacted to at least 92 percent of the Rice value (ASTM D-2041). We recommend that an E3RA representative be retained to observe the compaction of each course before any overlying layer is placed. For the sub base and pavement course, compaction is best observed by means of frequent density testing. For the base course, methodology observations and hand-probing are more appropriate than density testing. Pavement Life and Maintenance: No asphalt pavement is maintenance-free. The above described pavement sections present our minimum recommendations for an average level of performance during a 20-year design life; therefore, an average level of maintenance will likely be required. Furthermore, a 20-year pavement life typically assumes that an overlay will be placed after about 10 years. Thicker asphalt and/or thicker base and subbase courses would offer better long-term performance, but would cost more initially; thinner courses would be more susceptible to "alligator" cracking and other failure modes. As such, pavement design can be considered a compromise between a high initial cost and low maintenance costs versus a low initial cost and higher maintenance costs. 4.5 Structural Fill The term "structural fill" refers to any material placed under foundations, retaining walls, slab-on-grade floors, sidewalks, pavements, and other structures. Our comments, conclusions, and recommendations concerning structural fill are presented in the following paragraphs. Materials: Typical structural fill materials include clean sand, gravel, pea gravel, washed rock, crushed rock, well-graded mixtures of sand and gravel (commonly called "gravel borrow" or "pit-run"), and miscellaneous mixtures of silt, sand, and gravel. Recycled asphalt, concrete, and glass, which are derived from pulverizing the parent materials, are also potentially useful as structural fill in certain applications. Soils used for structural fill should not contain any organic matter or debris, nor any individual particles greater than about 6 inches in diameter. Fill Placement: Clean sand, gravel, crushed rock, soil mixtures, and recycled materials should be placed in horizontal lifts not exceeding 8 inches in loose thickness, and each lift should be thoroughly compacted with a mechanical compactor. Compaction Criteria: Using the Modified Proctor test (ASTM:D-1557) as a standard, we recommend that structural fill used for various onsite applications be compacted to the following minimum densities: 9 April 16, 2015 T15034 / Totenham, LLC -701 Sunset Blvd NE, Renton Geotechnical Engineering Report Fill Application Footing subgrade and bearing pad Foundation backfill Slab-on-grade floor subgrade and subbase Asphalt pavement base Asphalt pavement subgrade (upper 2 feet) Asphalt pavement subgrade (below 2 feet) Minimum Compaction 95 percent 90 percent 95 percent 95 percent 95 percent 90 percent Subgrade Observation and Compaction Testing: Regardless of material or location, all structural fill should be placed over firm, uuyielding subgrades prepared in accordance with the Site Preparation section of this report. The condition of all subgrades should be observed by geotechnical personnel before filling or construction begins. Also, fill soil compaction should be verified by means of in-place density tests performed during fill placement so that adequacy of soil compaction efforts may be evaluated as earthwork progresses. Soil Moisture Considerations: The suitability of soils used for structural fill depends primarily on their grain-size distribution and moisture content when they are placed. As the "fines" content (that soil fraction passing the U.S. No. 200 Sieve) increases, soils become more sensitive to small changes in moisture content. Soils containing more than about 5 percent fines (by weight) cannot be consistently compacted to a firm, uuyielding condition when the moisture content is more than 2 percentage points above or below optimum. For fill placement during wet-weather site work, we recommend using "clean" fill, which refers to soils that have a fines content of 5 percent or less (by weight) based on the soil fraction passing the U.S. No. 4 Sieve. 5.0 RECOMMENDED ADDITIONAL SERVICES Because the future performance and integrity of the structural elements will depend largely on proper site preparation, drainage, fill placement, and construction procedures, monitoring and testing by experienced geotechnical personnel should be considered an integral part of the construction process. Consequently, we recommend that E3RA be retained to provide the following post-report services: • Review all construction plans and specifications to verify that our design criteria presented in this report have been properly integrated into the design; • Prepare a letter summarizing all review comments (if required); • Check all completed subgrades for footings and slab-on-grade floors before concrete is poured, in order to verify their bearing capacity; • Prepare a post-construction letter summarizing all field observations, inspections, and test results (ifrequired); and 10 April 16 , 2015 E3RA , Inc. T15034 / Tote n ham , LLC -701 Sunset B lvd NE , Renton Geotechnical Engineering Report 6.0 CLOSUR E T he conclusion s a nd recommendations presented in th is report are based , in part, on th e explorations that we observed for this study; therefore, if variation s in the s ubgrade conditi ons a re observed at a later time, we may need to m o dify this re po rt to refl ect th ose changes. A lso, because the future p er fo1111a nce a nd integrity of th e project e lements d ep en d la rgely on proper in itia l s ite preparation , drainage, and cons tru ction procedures, m oni toring and testing by experienced geotechn ica l personnel s ho uld be con s id e red an integra l part of th e construct ion process. E3RA is available to provide geotechnical mo nitoring of soi ls throu ghout construction . We a ppreciate the opportuni ty to be of service on thi s project. If you have any questions regarding this report or a ny aspects of the project, please fee l free to contact o ur office. Sincerely, E3RA, Inc. Zach L. L ogan Staff Geologist Z LL:JEB:jb James E. Brigham, P.E. Principal Engineer TACOZ:12015 JOL3 FILEs··1 15034 Totenham. LLC -70 I NE Sun set Blvd. R~ntun Gc'O ll'C h'T 15034 70 I S un set Blvd NF. Rento n Goo K"C hni cal R~port.d oc 11 z 122 °15.000' w 122°14.C(l(J' W 122°15.00)' W 122°14.000' W E3RA, Inc. P.O. Box 44840 Tacoma, WA 98448 TOPO! map pmte<I 00 04/03/15 from 'Untt!ed.tpo' l12°ll.OOO'W 122011.000· W 122010.000' W m011ocwi· w 122°12.000· w 122°11.000· w !22°10.000' W L .; 1111 ~GRll ! w el. e e •'I.~ ~smm!WO'tt:«B =~1n,~((Cl)1.ircl 701 Sunset Blvd NE Renton , Washington Topographic and Location Map WGS84 122°09.000' W WGS84122 °09 .000' W FIGURE 1 T15034 \-- \ \ \ \ \ 232' ~ 94' 7 I I \---~, ..>;. -yP-1 TP-3 --· -=-,:; •:. ,._. I 't., \ \---- \ \ < \ > \·_! ' ---' ~.) ~> --:.. 0 ~ __..,.. \..) <) > > > , • ' \·' ,•,; ,-> .> ,.. ~::, > .> I ·~ T;2 -'i. /PJ H / I I \':-'. ·:) ~ ..,>-/ f ,., ·.c· c':i -;: / \ I L__ _ _ _j 122' 40 N 1 ·r TEST PIT LOCATIONS TP-1 H 0 40 80 --------- SCALE IN FEET NOTE: BOUNDARY AND TOPOGRAPHY ARE BASED ON MAPPING PROVIDED TO E3RA AND OBSERVATIONS MADE IN THE FIELD. THE INFORMATION SHOWN DOES NOT CONSTITUTE A FIELD SURVEY BY E3RA. E3RA Inc. PO Box 44840 Tacoma, WA 98448 253-537-9400 253-537-9401 fax www.e3ra.com PROJECT: 701 Sunset Blvd NE Renton, Washington SHEET TITLE: Site and Exploration Plan DESIGNER: CRL JOB NO. T15034 DRAWN BY: CRL SCALE: As Shown CHECKED BY: JEB FIGURE:2 DATE: Apr. 16, 2015 FILE: T15034.dwg_ APPENDIX A SOIL CLASSIFICATION CHART AND KEY TO TEST DATA LOG OF TEST PITS § ~ '!l ~ ~ ~ z I < MAJOR DIVISIONS CLEAN GRAVELS GRAVELS WITH LITILE OR NO FINES MORE THAN HALF U) j/ COARSE FRACTION = ~ IS LARGER THAN O .iii GRAVELS WITH U) 0 NO. 4 SIEVE Cl 0 OVER 15%, FINES w I,! :;; h ;:; iii " :,: CLEAN SANDS w ~ UJ m SANDS "'= WITH LITTLE Cl ~ OR NO FINES " :, MORE THAN HALF COARSE FRACTION IS SMALLER THAN SANDS WITH N0.4 SIEVE OVER 15% FINES TYPICAL NAMES --~-· GW ~-:•~ WELL GRADED GRAVELS, GRAVEL-SAND MIXTURES .-.,. :, GP ti:·/)~ POORLY GRADED GRAVELS, GRAVEL-SAND MIXTURES £)--~- GM ~ ~ o, SILTY GRAVELS, POORLY GRADED GRAVEL-SAND-SILT MIXTURES GC CLAYEY GRAVELS, POORLY GRADED GRAVEL-SAND-CLAY MIXTURES SW WELL GRADED SANDS, GRAVELLY SANOS ... SP //( POORLYGRADEDSANDS,GRAVELLYSANDS . ·,.::-··. SM , ... SC ,, ML SIL TY SANDS, POOORL Y GRADED SAND-SILT MIXTURES CLAYEY SANDS, POORLY GRADED SAND-CLAY MIXTURES INORGANIC SIL TS AND VERY FINE SANDS, ROCK FLOUR, SIL TY OR CLAYEY FINE SANDS, OR CLAYEY SILTS WITH SIL TS AND CLAYS SLIGHT PLASTICITY ~ El INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, ~ .~ CL _ _G_RA_VE_L_L_Y_c_LA_v_s_. _SAN_o_Y_c_LA_Y_s._s_1L_TY_c_LA_Y_s_. ____ __, -,, LIQUID LIMIT LESS THAN 50 -LEAN CLAYS g8 Cl ~ QL ~ -ORGANIC CLA VS AND ORGANIC SIL TY CLAYS OF LOW UJ v --PLASTICITY ~i~----------------~-~~~~~-------------------~ ;:; :,: " ~ W£ z ~ u:: 0 :, B 1:8:1 • Ill ~ • CA CN CP DS PM pp SILTS AND CLAYS LIQUID LIMIT GREATER THAN 50 HIGHLY ORGANIC SOILS Modified California Splij Spoon Pushed Shelby Tube Auger Cuttings Grab Sample Sample Attempt with No Recovery Chemical Analysis Consolidation Compaction Direct Shear Permeability Pocket Penetrometer MH CH OH INORGANIC SIL TS, MICACEOUS OR DIA TOMACIOUS FINE SANDY OR SIL TY SOILS, ELASTIC SIL TS INORGANIC CLAYS OF HIGH PLASTICITY, FAT CLAYS ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SIL TS Pt &. ,11, PEAT AND OTHER HIGHLY ORGANIC SOILS RV R-Value SA Sieve Analysis SW Swell Test TC Cyclic Triaxial 1X Unconsolidated Undrained Triaxial TV Torvane Shear UC Unconfined Compression (1.2) (Shear Strength, ksD WA Wash Analysis (20) (with% Passing No. 200 Sieve) 'Sl-Wat.er Level at Time of Drilling .!'. Water Level after Drilling(with date measured) SOIL CLASSIFICATION CHART AND KEY TO TEST DATA FigureA-1 9c_ _______________________________________________ _J I~ E3RA Inc. TEST PIT NUMBER TP-1 P 0. Bo, 44840 PAGE 1 OF 1 T acorn a, WA 98448 Figure A·2 Telephoce: 253-537-9400 Fa,c 253-537-9401 CLIENT Totenham LLC --PROJECT NAME 701 Sunset Blvd NE ----- PROJECT NUMBER T15034 PROJECT LOCATION Renton, W~shington DATE STARTED 1/21/15 COMPLETED 1/21/15 GROUND ELEVATION TEST PIT SIZE ----- EXCAVATION CONTRACTOR GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION ---- LOGGED BY DMW CHECKED BY AT END OF EXCAVATION ------- NOTES AFTER EXCAVATION --- w "- I ~ffi ui u ~ £' w"' cj 'i:" "-o MATERIAL DESCRIPTION w-__,:; ui ~__, 0 "-=> ::i :Jiz " (fJ 0.0 GP , ...._,· \_ (GP) Gray gravel with sand and some silt (medium dense, moist) (Gravel Surfacing} o ('\u 0_._5 (SM) Brown silty sand (medium dense, moist) (Fill) -- GB SM S-1 _2L -- 3.5 (SM) Dark brown silty sand with logs, woo::ty debris and general refuse (loose, moist) (Fill) SM 4.5 - ~ (SM) Light brCJiNn silty sand with some gravel (medium dense. moist) (Weathered Till) u j GB SM S-2 --I 7.5 7.5 No caving observed No groundwater seepage observed The depths on the test pit logs are based on an average of measurements across the test pit and should be considered accurate to 0.5 foot. Bottom of test pit at 7.5 feet. E3RA, Inc. P.O. Box 44840 Tacoma, WA 98448 Telephone: 253-537-9400 Fax: 253-537-9401 CLIENT Totenham LLC PROJECT NUMBER _T~1~50=34~---_ DATE STARTED 1/21/15 __ COMPLETED _1~/2~1"-/1,_,5,_ __ _ EXCAVATION CONTRACTOR ____________ _ EXCAVATION METHOD __ _ LOGGED BV _ 1)_'"1W'------- NOTES I Ii:= w-e ui c.j "' ::i CHECKED BY _____ _ 1 cST PIT NUMBER TP-2 PROJECT NAME 701 Sunset Blvd NE PROJECT LOCATION Renton, Washin_gton PAGE 1 OF 1 Figure A-3 GROUND ELEVATION __ _ __ TEST PIT SIZE _____ _ GROUND WATER LEVELS: AT TIME OF EXCAVATION ·=-=------------ AT END OF EXCAVATION ~------------ AFTER EXCAVATION - MA TE RIAL DESCRIPTION a'. 0.0 - - - g -- 0 :j ~ ! ~ 7.< § ~ ~ ;:; i w " ~ 0 GB 5-1 GB 5-2 SM 3_5 SM (GP) Gray gravel with sand EWJd some silt (medium dense, moist) (Gravel Surfacing) (SM) Brown silty sand (medium dense, moist) (Fill) (SM) Dark broY.tn silty sand with logs, wocxty debris and general refuse (ICX)Se, moist) (Fill) '--_jl>')(l,'.N4 ... ,5,,__~--------~---~---- I · (SM) Light brONn silty sand with some gravel (medium dense, moist) (Weathered TIil) SM 7.5 No caving observed No groundwater seepage observed The depths on the test pit logs are based on an average d measurements aaoss the test pit and should be considered accurate to 0.5 foot. Bottom of lest ptt at 7.5 feet. ~._ _______________________________________________ _. I 3 l E3RA, Inc. TEST PIT NUMBER TP-3 PO Box44840 PAGE 1 OF 1 ERA, Inc., Tacoma, WA 98448 Figure A-4 Telephone: 253-537-9400 Fax 253-537-9401 CLIENT Totenham, LLC PROJECT NAME _l91 Sunset Blvd ~E PROJECT NUMBER T15034 PROJECT LOCATION Renton, Washing!oo DATE STARTED 1121/15 COMPLETED 1121115 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR GROUND WATER LEVELS: EXCAVATION METHOD AT TIME Of EXCAVATION --- LOGGED BY DMI/V CHECKED BY AT END Of EXCAVATION --- NOTES AFTER EXCAVATION --- w 0. ',! r i':ffi ui ,__ w"' u I(!) 0."' 0. 0 MATERIAL DESCRIPTION w-__,::; ui c:;__, 0 0. => :i :! z (!) Cf) 0.0 ::.:..'..'. Sod and Topsoil ' " 0.5 (SM) Brown silty sand (medium dense, moist) (Fill) -- -- SM ___ld_ -- -3.~ (SM) Dark brown silty sand with ICXJS, woody debris and general refuse (lOCtSe, moist) (Fill) SM 4.5 ____M_ (SM) Light bro.vn silty sand with some gravel (medium dense, moist) (Weathered Till) 0 j SM -- ! 7.5 7.5 No caving observed No groundwater seepage observed The depths on the test pit logs are based on an average of measurements across the test pit and should be considered accurate to 0.5 foot. Bottom of test pit at 7.5 feet. PLAT NAME RESERVATION CERTIFICATE TO: RACHAEL WHALEY 50 116TH AVE SE STE 111 BELLEVUE, WA 98004 PLAT RESERVATION EFFECTIVE DATE: October 17, 2016 The plat name, SUNSET'S EDGE TOWN HOMES has been reserved for future use by TOTTENHAM, LLC. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currenUy reserved by any party. This reservation will expire October 17, 2017, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. -r; . , ....... ~ . ' . ') .' Deputy Auditor DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR 701 SUNSET BL VD THIS DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS is dated for reference purposes , 2017 and is made by TOTTENHAM, LLC, a Washington limited liability company ("Declarant"). RECITALS A. Declarant is the owner of the real property located in the City of Renton, King County, Washington, more particularly described on the attached EXHIBIT A ("Property"). B. Declarant desires to subject the Property to the provisions of this Declaration to create a residential community of single-family townhomes ("Community"). C. The Community is subject to certain Governing Documents as defined herein. In addition, in order to promote the safety and well-being the Community as a whole, any future alterations to the fire and life safety systems and to the stmctural elements of the project as constructed by Declarant are specifically restricted as more particularly set forth herein. Now, THEREFORE, Declarant hereby declares that the Property, including the improvements constructed or to be constructed thereon, is hereby subjected to the provisions of this Declaration and shall be held, sold, transferred, conveyed, used, occupied and mortgaged or otherwise encumbered subject to the covenants, conditions, restrictions, easements, assessments and liens hereinatler set forth, which are for the purpose of protecting the value and desirability of, and which shall run with the title to, the Property, and shall be binding on all persons having any right, title or interest in all or any portion of the Property, their respective heirs, legal representatives, successors, successors-in-title and assigns and shall inure to the benefit of each and every owner of all or any portion thereof. ARTICLE 1. DEFINITIONS I.I. WORDS DEFINED. The following words, when used in this Declaration ( unless the context shall prohibit), shall have the following meanings: 701 Sunser Blvd Declaration NDc 18354.005 4848-7673-88 l 7v7 page I 1.1.1. "Association" shall mean the 701 Sunset Blvd Owners Association, a Washington nonprofit corporation, its successors and assigns. 1.1.2. "Board of Directors" or "Board" shall mean the appointed or elected board of directors of the Association having its normal meaning under Washington law. 1.1.3. "Bylaws" shall refer to the duly adopted Bylaws of the Association. 1.1.4. "Common Areas" shall mean any and all real and personal property, including easements, which the Association owns, leases or otherwise holds possessory or use rights in, together with the facilities and improvements located thereon, for the common use and enjoyment of the Owners. 1.1.5. "Common Expenses" shall mean expenditures made by, or financial liabilities of, the Association which are related to the Common Areas and the general operation of the Association, including, without limitation, maintenance and repair of certain exterior portions of the residential improvements constructed on the Lots as provided herein, certain utilities and systems serving such improvements, any video monitoring or surveillance costs or expenses, garbage and recycling services for the townhomes constructed on the Lots, landscaping maintenance for the Lots and allocations to reserves. 1.1.6. "Community" shall mean and refer to the Property described in EXHIBIT A, attached hereto, and all improvements to such Property including, without limitation, the townhomes constructed on the Lots. 1.1.7. "Community-Wide Standard" shall mean the standard of conduct, maintenance, or other activity as initially established by Declarant and as generally prevailing in the Community. Such standard may be more specifically determined by the Board of Directors. 1.1.8. "Declarant" shall mean and refer to Tottenham, LLC, a Washington limited liability company, and its successors-in-title and assigns, provided, in the instrument of conveyance to any such successor-in-title or assign, such successor-in- ti tie or assign is designated as the "Declarant" hereunder by the grantor of such conveyance, which grantor shall be the "Declarant" hereunder at the time of such conveyance; provided, further, upon designation of a successor Declarant, all rights of the former Declarant in and to such status as "Declarant" hereunder shall cease. 1.1.9. "Declarant Control Period" shall mean the period of time during which Declarant is entitled to appoint the members of the Board. The Declarant Control Period shall expire on the first to occur of the following: (a) when Declarant no longer owns any Lot for development and/or sale in the Community; 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-88 l 7v7 page 2 (b) December 31, 2020; or ( c) when, in its sole discretion, Declarant so determines in a notice recorded in the real property records of King County, Washington. 1.1.10. "Declaration" shall mean this Declaration of Covenants, Conditions, Restrictions and Easements for 701 Sunset Blvd, as it may be amended. 1.1.11. "Governing Documents" shall mean this Declaration, as it may be amended, the Articles oflncorporation and Bylaws of the Association and any rules and regulations adopted by the Association. 1.1.12. "Lot" shall mean any legally conveyable parcel of land within the Community, together with the improvements constructed thereon, which constitutes a single-family residence, as shown on a plat recorded in the land records of King County, Washington. The ownership of each Lot shall include, and there shall pass with each Lot as an appurtenance thereto, whether or not separately described, all of the right, title and interest of an Owner in the Common Areas, which shall include, without limitation, membership in the Association. 1.1.13. "Mortgage" means any mortgage, deed of trust and any and all other similar instruments used for the purpose of encumbering real property in the Community as security for the payment or satisfaction of an obligation. 1.1.14. "Mortgagee" shall mean the holder of a Mortgage. 1. 1.15. "Occupant" shall mean any Person occupying all or any portion of a residence or other property located within the Community for any period of time, regardless of whether such Person is a tenant or the Owner of such property. 1.1.16. "Owner" shall mean and refer to the record owner, whether one or more Persons, of the fee simple title to any Lot located within the Community, excluding, however, any Person holding such interest merely as security for the performance or satisfaction of any obligation. 1.1.17. "Person" means any natural person, as well as a corporation, joint venture, partnership (general or limited), association, trust, or other legal entity. 1.1.18. "Property" shall mean the real property described in EXHIBIT A attached hereto. 1.1.19. "Total Association Vote" means all of the votes attributable to members of the Association (including votes of Declarant), and the consent of Declarant so long as Declarant owns any Property for development and/or sale in the Community. 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 puge3 ARTICLE 2. PROPERTY SUBJECT TO THIS DECLARATION The Property which is, by the recording of this Declaration, subject to the covenants, conditions and restrictions hereafter set forth and which, by virtue of the recording of this Declaration, shall be held, transferred, sold, conveyed, used, occupied and mortgaged or otherwise encumbered subject to this Declaration is the real property described in EXHIBIT A, attached hereto and by reference made a part hereof. ARTICLE 3. ASSOCIATION 3.1. FORM OF ASSOCIATION. The Association shall be a non-profit corporation formed under the laws of the State of Washington; provided that from and after the formation of such non-profit corporation, the rights and duties of the members of such corporation shall continue to be governed by the provisions of this Declaration. 3.2. MEMBERSHIP. 3.2.1. Qualification. Each Owner (including Declarant) shall be a member of the Association and shall be entitled to one membership for each Lot so owned; provided that if a Lot has been sold on contract, the contract purchaser shall exercise the rights of the Lot Owner for the purposes of the Association, this Declaration and the Bylaws, except as hereinafter limited, and shall be the voting representative unless otherwise specified. Ownership of a Lot shall be the sole qualification for membership in the Association. 3.2.2. Transfer. The Association membership of each Owner (including Declarant) shall be appurtenant to the Lot giving rise to such membership, and shall not be assigned, transferred, pledged, hypothecated, conveyed or alienated in any way except upon transfer of the title to said Lot, and then only to the transferee of title to such Lot. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association to the new Owner of such Lot. 3.3. VOTING. 3.3.1. Number of Votes. The Association shall have two classes of voting membership: (a) Class A. Class A members shall be all Owners with the exception ofDeclarant. Each Owner shall be entitled to one vote for each Lot owned. 701 Sunset Blvd Declaration ND: 18354.005 4848-76 73-88 I 7v7 page4 (b) Class B. The Class B member shall be the Declarant who shall be entitled to three (3) votes for each Lot owned. The Class B membership shall cease and be converted to Class A membership upon expiration of the Declarant Control Period. 3.3.2. Voting Owner. There shall be one (1) voting representative of each Lot. Declarant shall be considered an "Owner" and shall be the voting representative with respect to any Lot owned by Declarant. If a person (including Declarant) owns more than one Lot, the person shall have the votes for each Lot owned. The voting representative shall be designated by the Owner but need not be an Owner. The designation shall be revocable at any time by actual notice to the Association from a party having an ownership interest in a Lot, or by actual notice to the Association of the death or judicially declared incompetency of any person with an ownership interest in the Lot. This power of designation and revocation may be exercised by the guardian of an Owner, and the administrators or executors of an Owner's estate. Where no designation is made, or where a designation has been made but is revoked and no new designation has been made, the voting representative of each Lot shall be the group composed of all of its Owners. 3.3.3. Joint Owner Disputes. The vote of a Lot must be cast as a single vote, and fractional votes shall not be allowed. In the event that joint Owners are unable to agree among themselves as to how their votes shall be cast, they shall lose their right to vote on the matter in question. In the event more than one vote is cast for a particular Lot, none of said votes shall be counted and said votes shall be deemed void. 3.3.4. Pledged Votes. If an Owner is in default under a first Mortgage on a Lot for ninety (90) consecutive days or more, the Mortgagee shall automatically be authorized to declare at any time thereafter that the Owner has pledged his or her vote on all issues to the Mortgagee during the continuation of the default. If the Association has been notified of any such pledge to a Mortgagee, or in the event the record Owner or Owners have otherwise pledged their vote regarding special matters to a Mortgagee under a fully recorded mortgage, or to the vendor under a duly recorded real estate contract, only the vote of such Mortgagee or vendor will be recognized in regard to the special matters upon which the vote is so pledged, if a copy of the instrument with this pledge has been filed with the Association. Amendments to this section shall only be effective upon the written consent of all of the voting Owners and their respective Mortgagees and vendors, if any. 3.4. MEETINGS, AUDITS, NOTICES OF MEETINGS. 3.4.1. Annual Meetings, Audits. There shall be an annual meeting of the Owners in the first quarter of each calendar year, or such other fiscal year as may be adopted by the Association, at such reasonable place and time as may be designated by written notice of the Association delivered to the Owners no less than fourteen (14) nor more than sixty (60) days prior to the date fixed for said meeting. At the annual meeting, 701 Sunset Blvd Declaration ND: 18354.005 4848-76 73-8817v7 page 5 there shall be presented a report of the itemized receipts and disbursements for the preceding fiscal year, and allocation thereof to each Owner, and the estimated expenses, if any, for the Association for the coming fiscal year. Any Owner, at the Owner's own expense, may at any reasonable time make an audit of the books of the Association. 3.4.2. Special Meetings. Special meetings of the Owners may be called at any time for the purpose of considering matters which by the terms of this Declaration require the approval of all or some of the Owners, or for any other reasonable purpose. Such meeting shall be called by the petition of Owners holding not less than I 0% of the Class A votes or as otherwise provided in the Bylaws. Such notice shall be delivered not less than fourteen (14) nor more than sixty (60) days prior to the date fixed for said meeting. The notice shall specify the date, time and place of the meeting, and in general the matters to be considered. 3.4.3. Quorum Requirements for Association Meeting. At all meetings of the Owners, 25% of the Owners present in person or by proxy shall constitute a quorum. A majority of Owners present and entitled to vote, either in person or by proxy, shall be sufficient for the passage of any motion or the adoption of any resolution, except in connection with amendment or repeal of this Declaration. If the required quorum is not present, another meeting may be called subject to the requirement of written notice sent to all members at least ten (I 0) days in advance of such meeting. In the absence of a quorum of a members' meeting, a majority of those present in person or by proxy may adjourn the meeting to another time but may not transact any other business. An adjournment for lack of a quorum shall be to a date not less than five (5) nor more than thirty (30) days from the original meeting date. 3.5. BYLAWS OF ASSOCIATION. 3.5.1. Adoption of Bylaws. Bylaws for the administration of the Association and the Property, and for other purposes not inconsistent with the intent of this Declaration shall be adopted by the Declarant as the original Owner of the Lots. Subsequent amendments may be adopted by the Association as provided therein. 3.5.2. Bylaws Provisions. The Bylaws shall contain provisions substantially as provided for in this Article 3 and in Article 4, and may contain supplementary, not inconsistent, provisions regarding the operation and administration of the Property. The Bylaws shall establish the provisions for quorum, ordering of meetings, and details regarding the giving of notices as may be required for the proper administration of the Association and the Community. 70 I Sunset Blvd Declaration ND: 18354.005 4848-7673-88 l 7v7 page6 ARTICLE 4. MANAGEMENT OF THE ASSOCIATION 4.1. INTERIM BOARD OF DIRECTORS. Until expiration of the Declarant Control Period, the affairs of the Association shall be governed by a board of three (3) directors (who need not be Lot Owners) named by Declarant from time to time or as otherwise provided in the Bylaws. 4.2. MANAGEMENT BY ELECTED BOARD OF DIRECTORS. Upon expiration of the Declarant Control Period, administrative power and authority shall vest in a board of five (5) directors elected from among the Owners. The Board may delegate all or any portion of its administrative duties to a manager, managing agent, or officer of the Association. All Board positions shall be open for election at said organizational meeting. The Board shall elect from among its members, a president (who shall preside over meetings of the Board and the meetings of the Association), a secretary and a treasurer, all of which officers shall have such duties and powers as may be specified by the Board from time to time. 4.3. AUTHORITY AND DUTIES OF THE BOARD. The Board, for the benefit of the Community and the Owners, shall enforce the provisions of this Declaration, shall have all powers and authority permitted to the Board under this Declaration, and shall acquire and shall pay for out of the Common Expense fund hereinafter provided for, all goods and services requisite for the proper functioning of the Community. Without limitation, the Board shall have the following powers and authority: 4.3.1. Assessments. The establishment and collection of Assessments pursuant to Article 5 of this Declaration. 4.3.2. Services. Obtaining the services of persons or firms as required to properly manage the affairs of the Community to the extent deemed advisable by the Board, including legal and accounting services, property management services, as well as such other personnel as the Board shall determine are necessary or proper for the operation of the Community. 4.3.3. Utilities. Obtaining all utility services (i) commonly metered for the townhomes constructed on the Lots (and providing for the submetering of such utilities for payment by the Owners where applicable) and (ii) as necessary for the Common Areas. 4.3.4. Garbage and Recycling. Obtaining and paying for all garbage and recycling services for the townhomes constructed on the Lots. 4.3.5. Insurance. Obtaining and paying for policies of insurance or bonds as provided by this Declaration. 70 I Sunset Blvd Declaration ND: i 8354.0054848-7613-88 l 7v7 page 7 4.3.6. Maintenance/Repair. Performing and paying for maintenance, repair and replacement of Common Areas as well as Exterior Maintenance (as defined in Section 6.2 below) on Lots as provided herein. 4.4. BOARD ORGANIZATION AND OPERATION. 4.4.1. Election of Board of Directors and Terms of Office. Upon expiration of the Declarant Control Period, the Owners shall elect three Directors for two (2) year terms and two Directors for a one (I) year term to assure that the expiration dates for the term of the Board members are staggered. Thereafter, all Directors shall be elected for two (2) year terms. 4.4.2. Vacancies. Vacancies in the Board caused by any reason other than the removal of a Board member by a vote of the Association shall be filled by vote of the majority of the remaining Board members, even though they may constitute less than a quorum; and each person so elected shall be a Board member until a successor is elected at the next annual meeting of the Association. 4.4.3. Removal of Board Members. At any regular meeting or at any special meeting called for that purpose, any one or more of the Board members may be removed with or without cause, by a majority of all of the Owners, and a successor may then and there be elected to fill the vacancy thus created. Any Board member whose removal has been so proposed by the Owners shall be given an opportunity to be heard at the meeting. Notwithstanding the above, until the organizational meeting, only Declarant shall have the right to remove a Board member. 4.4.4. Organizational Meeting. The first meeting of a newly elected Board shall be held immediately following the annual organizational meeting of the Association, and no notice shall be necessary to the newly elected Board members in order legally to constitute such meeting. 4.4.5. Regular Meeting. Regular meetings of the Board may be held at such time and place as shall be determined, from time to time, by a majority of the Board members, but at least two such meetings shall be held during each fiscal year and one such meeting shall be held immediately following the annual meeting of Owners. Notice ofregular meetings of the Board shall be given to each Board member as and when provided in the Bylaws. 4.4.6. Special Meetings. Special meetings of the Board may be called by the President or at least two Board members with notice given to each Board member as and when provided in the Bylaws. 4.5. PROFESSIONAL MANAGEMENT. Any contract with a professional manager for the Community (i) shall have a term no longer than one (I) year, (ii) may be renewed by agreement of the Association and the manager for successive one (I) year 70 I Sunset Blvd Declaration NO: 18354.005 4848-7673-8817v7 pages periods and (iii) shall require the manager to carry insurance as deemed appropriate by the Board. ARTICLE 5. ASSOCIATION FINANCES 5.1. BUDGETING AND ALLOCATING COMMON EXPENSES. At least sixty (60) days before the beginning of each fiscal year, the Board shall prepare a budget of the estimated Common Expenses for the coming year, including any contributions to be made to a reserve fund. The budget shall reflect the sources and estimated amounts of funds to cover such expenses, which may include any surplus to be applied from prior years, any income expected from sources other than assessments levied against the Lots, and the amount to be generated through the levy of Base Assessments and Special Assessments against the Lots. 5.1.1. The Association is hereby authorized to levy assessments equally against all Lots subject to assessment hereunder to fund the Common Expenses ( each a "Base Assessment"). In determining the Base Assessment rate per Lot, the Board may consider any assessment income expected to be generated from any additional Lots reasonably anticipated to become subject to assessment during the fiscal year. 5.1.2. Declarant may, but shall not be obligated to, reduce the Base Assessment for any fiscal year by payment of a subsidy, which may be either a contribution, an advance against future assessments due from Declarant, or a loan, in Declarant's discretion. Any such subsidy shall be disclosed as a line item in the income portion of the budget. Payment of such subsidy in any year shall not obligate Declarant to continue payment of such subsidy in future years, unless otherwise provided in a written agreement between the Association and Declarant. 5.1.3. Within thirty (30) days after the adoption of a final budget by the Board, the Board shall send to each Owner a copy of the final budget, notice of the amount of the Base Assessment to be levied pursuant to such budget, and notice of a meeting to consider ratification of the budget. Such meeting shall be held not less than fourteen (14) nor more than sixty (60) days from the mailing of such materials. The budget and assessment shall be ratified unless disapproved at a meeting by Members representing at least 51 % of the Total Association Vote. Such ratification shall be effective whether or not a quorum is present. 5.1.4. If any proposed budget is disapproved or the Board fails for any reason to determine the budget for any year, then the budget most recently in effect shall continue in effect until a new budget is determined. 701 Sunset Blvd Declaration 1'0: 18354.005 4848-7673-88 l 7v7 page 9 5.1.5. The Board may revise the budget and adjust the Base Assessment from time to time during the year, subject to the notice requirements and the right of the Members to disapprove the revised budget as set forth above. 5.2. BUDGETING FOR RESERVES. The Board shall prepare and periodically review a reserve budget for the Common Areas and for Exterior Maintenance requirements. The reserve budget shall take into account the number and nature of replaceable assets, the expected life of each asset and the expected repair or replacement cost. The Board shall include in the budget, a capital contribution to fund reserves in an amount sufficient to meet the projected need with respect both to amount and timing. 5.3. SPECIAL ASSESSMENTS. In addition to other authorized assessments, the Association may levy separate assessments to cover unbudgeted expenses or expenses in excess of those budgeted ( each a "Special Assessment"). Except as otherwise specifically provided in this Declaration, any Special Assessment shall require the affirmative vote or written consent of Owners representing more than 50% of the Total Association Vote. Special Assessments shall be payable in such manner and at such times as determined by the Board, and may be payable in installments extending beyond the fiscal year in which the Special Assessment is approved. 5.4. SPECIFIC ASSESSMENTS. The Association shall have the power to levy specific assessments against a particular Lot ( each a "Specific Assessment") as follows: (a) to cover the costs, including overhead and administrative costs, of providing services to Lots upon request of an Owner pursuant to any menu of special services which may be offered by the Association. Specific Assessments for special services may be levied in advance of the provision of the requested service; and (b) to cover costs incurred in bringing the Lot into compliance with the Governing Documents, or costs incurred as a consequence of the conduct of the Owner or occupants of the Lot, their agents, contractors, employees, licensees, invitees, or guests, including any such costs related to maintenance, repair or replacement of the exteriors of improvements or of utilities or other systems serving such improvements; provided, the Board shall give the Lot Owner prior written notice and an opportunity for a hearing, in accordance with the Bylaws, before levying any Specific Assessment under this subsection (b ). 5.5. AUTHORITY TO ASSESS OWNERS. Declarant hereby establishes and the Association is hereby authorized to levy assessments as provided for in this Article and elsewhere in this Declaration. The obligation to pay assessments shall commence as to each Lot, after the Board first determines a budget and levies assessments, and after the Lot is first conveyed to an Owner by Declarant. The first annual Base Assessment levied on each Lot shall be adjusted according to the number of months remaining in the fiscal year at the time assessments commence on the Lot. 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 page JO 5.6. Tn1E Of PAYME!liT. Assessments shall be paid in such manner and on such dates as the Board may establish. The Board may require advance payment of assessments at closing of the transfer of title to a Lot and impose special requirements for Owners with a history of delinquent payment. If the Board so elects, annual assessments may be paid in monthly or quarterly installments. If any Owner is delinquent in paying any assessments or other charges levied on the Owner's Lot, the Board may require the outstanding balance on all assessments to be paid in full immediately. 5.7. OBLIGATION FOR ASSESSMENTS. 5.7.1. Personal Obligation. Each Owner, by accepting a deed or entering into a recorded contract of sale for any portion of the Property, is deemed to covenant and agree to pay all assessments authorized herein. All assessments, together with interest ( computed from its due date at a rate of 12% per annum or such higher rate as the Board may establish, subject to the limitations of Washington law), late charges as determined by Board resolution, costs and reasonable attorneys' fees, shall be the personal obligation of each Owner and a lien upon each Lot until paid in full. Upon a transfer of title to a Lot, the grantee shall be jointly and severally liable for any assessments and other charges due at the time of conveyance. (a) Failure of the Board to fix assessment amounts or rates or to deliver or mail each Owner an assessment notice shall not be deemed a waiver, modification, or a release of any Owner from the obligation to pay assessments. In such event, each Owner shall continue to pay Base Assessments on the same basis as during the last year for which an assessment was made, if any, until a new assessment is levied, at which time the Association may retroactively assess any shortfalls in collections. (b) No Owner is exempt from liability for assessments by non- use of Common Areas, abandonment of the Owner's Lot, or any other means. The obligation to pay assessments is a separate and independent covenant on the part of each Owner. No diminution or abatement of assessments or setoff shall be claimed or allowed for any alleged failure of the Association or Board to take some action or perform some function required of it, or for inconvenience or discomfort arising from the making of repairs or improvements, or from any other action it takes. ( c) Upon written request, the Association shall furnish to any Owner liable for any type of assessment a certificate in writing signed by an Association officer setting forth whether such assessment has been paid. Such certificate shall be conclusive evidence of payment. The Association may require the advance payment of a reasonable processing fee for the issuance of such certificate. 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 page 11 5.7.2. Declarant's Option to Fond Budget Deficits. During the Declarant Control Period, Declarant may satisfy its obligation for assessments, if any, on Lots which it owns either by paying such assessments in the same manner as any other Owner or by paying the difference between the amount of assessments levied on all other Lots subject to assessment and the amount of actual expenditures by the Association during the fiscal year. Unless Declarant otherwise notifies the Board in writing at least sixty (60) days before the beginning of each fiscal year, Declarant shall be deemed to have elected to continue paying on the same basis as during the immediately preceding fiscal year. Regardless ofDeclarant's election, Declarant's obligations hereunder may be satisfied in the form of cash or by "in kind" contributions of services or materials, or by a combination of these. After termination of the Declarant Control Period, Declarant shall pay assessments on its unsold Lots in the same manner as any other Owner. 5.8. LIEN FOR ASSESSMENTS. The Association shall have a lien against each Lot to secure payment of delinquent assessments, as well as interest, late charges (subject to the limitations of Washington law) and costs of collection (including attorneys' fees). Such lien shall be superior to all other liens, except (a) the liens of all taxes, bonds, assessments and other levies which by law would be superior and (b) the lien or charge of any recorded first Mortgage (meaning any recorded Mortgage with first priority over other Mortgages) made in good faith and for value. Such lien, when delinquent, may be enforced by suit, judgment and judicial or nonjudicial foreclosure. 5.8.1. The Association may bid for the Lot at the foreclosure sale and acquire, hold, lease, mortgage and convey the Lot. While a Lot is owned by the Association following foreclosure: (a) no right to vote shall be exercised on its behalf; (b) no assessment shall be levied on it; and ( c) each other Lot shall be charged, in addition to its usual assessment, its pro rata share of the assessment that would have been charged such Lot had it not been acquired by the Association. The Association may sue for unpaid assessments and other charges authorized hereunder without foreclosing or waiving the lien securing the same. 5.8.2. Sale or transfer of any Lot shall not affect the assessment lien or relieve such Lot from the lien for any subsequent assessments. However, the sale or transfer of any Lot pursuant to foreclosure of the first Mortgage shall extinguish the lien as to any installments of such assessments due prior to the Mortgagee's foreclosure. The subsequent Owner to the foreclosed Lot shall not be personally liable for assessments on such Lot due prior to such acquisition of title. Such unpaid assessments shall be deemed to be Common Expenses collectible from Owners of all Lots subject to assessment under Section 4.6, including such acquirer, its successors and assigns. 5.9. EXEMPT PROPERTY. The following property shall be exempt from payment of Base Assessments and Special Assessments: (a) Any property dedicated or conveyed to and accepted by any governmental entity or public utility; and 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-88 I 7v7 page 12 (b) Property owned by the Association for the common use and enjoyment of such Associations' members. 5.10. CAPITALIZATION OF AsSOCIA TION. Upon acquisition of record title to a Lot by the first Owner thereof other than Declarant, a contribution shall be made by or on behalf of the purchaser to the working capital of the Association in an amount equal to one-sixth of the annual Base Assessment per Lot for that year. This amount shall be in addition to, not in lieu of, the annual Base Assessment and shall not be considered an advance payment of such assessment. This amount shall be deposited into the purchase and sales escrow and disbursed therefrom to the Association for use in covering operating expenses and other expenses incurred by the Association pursuant to this Declaration and the Bylaws. ARTICLE 6. MAINTENANCE; CONVEYANCE OF COMMON AREAS TO ASSOCIATION 6.1. ASSOCIATION'S RESPONSIBILITY FOR COMMON AREAS. The Association shall maintain and keep in good repair the Common Areas. This maintenance shall include, without limitation, maintenance, repair and replacement, subject to the availability of insurance proceeds, of all landscaping and improvements situated on the Common Areas. 6.2. ASSOCIATION'S RESPONSIBILITY FOR EXTERIOR MAINTENANCE. In order to preserve a uniform exterior appearance of the buildings and other improvements constructed within the Community, the Association shall provide for the repair and painting of exterior portions of such buildings, including the repair of any non-painted materials such as brick or metal; provided, however, that repair and maintenance of the concrete steps and landings at the front entry of each residence shall be the responsibility of the Owner thereof. Furthermore, the Association shall provide for the repair and replacement of the roofing surface, and the maintenance, repair and replacement of any cladding, of such buildings. In addition, the Association shall provide for care and maintenance of all landscaping on each Lot except for landscaping within any deck, patio or porch, which shall be the sole responsibility of the Owner of such Lot. (All such activities of the Association are collectively referred to herein as the "Exterior Maintenance".) No Owner may modify the exterior of their home or the screens, doors, awnings or other portions of their home visible from outside the home without the prior written consent of the Board or in accordance with the rules and regulations of the Association. In particular, except as otherwise provided by law, including any and all applicable federal, state, city, and municipal laws, rules and regulations, no portion of any solar panel, radio or television antenna, satellite dish or other appliance may be installed on the exterior of a home without the prior written consent of the Board which shall not be unreasonably withheld. The Owner shall not replace the glass or screens in the windows or doors of their homes except with materials of similar color and quality to those originally installed. 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-88 \ 7v7 page 13 6.2.1. Exterior Maintenance shall be performed at such time as the Board considers necessary to preserve and protect the appearance and condition of the townhomes within the Community as part of a systematic program based on the estimated useful life of the roofing surface and exterior painting. 6.2.2. Except as otherwise provided in Section 6.2.1 or elsewhere in this Declaration, the cost of the Exterior Maintenance shall constitute a Common Expense, for which the Board shall create and maintain from the regular Assessments a reserve fund for the estimated future cost of such Exterior Maintenance work. The reserve fund so created shall be the primary source of payment for the Exterior Maintenance, but if the reserve fund should at anytime prove insufficient, a Special Assessment shall be levied to cover any such insufficiency. 6.2.3. Yard and landscaping maintenance performed by the Association on each Lot shall include grass cutting, garden-bed weeding and tree and shrub replacement in the area more particularly depicted on the attached EXHIBIT B. Such work shall, however, exclude any landscaping or plantings within any deck, patio or porch area. The cost of yard and landscaping maintenance shall be a Common Expense. 6.3. ASSOCIATION'S RESPONSIBILITY FOR MAINTENANCE OF UTILITIES AND SYSTEMS. Certain utilities such as water, sewer and natural gas and systems such as fire alarm systems and sprinkler systems may serve more than one home within the Community and pipes, wires, conduits and other facilities may pass through the homes in providing such services. Accordingly, the Association shall provide the ordinary maintenance, repair and replacement of such utilities and services. 6.4. VIDEO MONITORING. The Association shall have the right, but not the obligation, to install monitoring or surveillance facilities and equipment. 6.5. OTHER ASSOCIA TJON MAINTENANCE PROVISIONS. 6.5.1. The Association shall have the right, but not the obligation, to maintain other property not owned by the Association, whether within or without the Community, where the Board has determined that such maintenance would benefit all Owners. 6.5.2. In the event that the Association determines that the need for maintenance, repair, or replacement, which is the responsibility of the Association hereunder, is caused through the willful or negligent act of an Owner, or the family, guests, lessees or invitees of any Owner, and is not covered or paid for by insurance, in whole or in part, then the Association may perform such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs thereof shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot of such Owner. 70 I Sunset Blvd Declaration ND: 18354.005 4848-767l-8817v7 page 14 6.5.3. All maintenance undertaken by the Association shall be performed consistent with the Community-Wide Standard. 6.6. OWNER'S RESPONSIBILITY. Except for the maintenance, repair or replacement responsibilities undertaken by the Association pursuant to Sections 6.2 and 6.3 above, each Owner is responsible for maintenance, repair and replacement of the Owner's home, any portions of the Lot or improvements thereon (including, but not limited to, porches, decks and patios) not made subject to maintenance, repair and replacement by the Association herein. Each Owner shall, at the Owner's sole expense, keep the interior of the Owner's home and its equipment, appliances and appurtenances in a clean and sanitary condition, free of rodents and pests, and good order, condition and repair and shall do all redecorating and painting at anytime necessary to maintain the good appearance and condition of the home. 6.6.1. Each Owner shall replace any broken glass in the windows or exterior doors of the Owner's home. 6.6.2. Each Owner shall be responsible for the maintenance, repair or replacement of any plumbing fixtures, water heaters, air-conditioning units, fans and heating equipment which serve the Owner's home. 6.6.3. In the event that the Board of Directors of the Association determines that any Owner has failed or refused to discharge properly any of such Owner's obligations with regard to the maintenance, repair, or replacement of items for which such Owner is responsible hereunder, the Association shall, except in an emergency situation, give the Owner written notice of the Association's intent to provide such necessary maintenance, repair or replacement at the Owner's sole cost and expense. The notice shall set forth with reasonable particularity the maintenance, repairs, or replacement deemed necessary. The Owner shall have ten (10) days after receipt of such notice within which to complete such maintenance, repair or replacement, or, in the event that such maintenance, repair or replacement is not capable of completion within a ten ( 10) day period, to commence such work which shall be completed within a reasonable time. If any Owner does not comply with the provisions hereof, the Association may provide any such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot. 6. 7. CONVEYANCE OF COMMON AREAS BY DECLARANT TO ASSOCIATION, The Declarant may transfer or convey to the Association any personal property and any improved or unimproved real property, leasehold, easement, or other property interest. Such conveyance shall be accepted by the Association, and the property shall thereafter be Common Areas to be maintained by the Association for the benefit of all or a part of its Members. 70 I Sunset Blvd Declaration ND: 18354.005 4848-7673-88 l 7v7 page 15 6.8. MAINTENANCE INSPECTIONS. The Association and the Owners shall each perform their respective maintenance and repair obligations hereunder in accordance with any maintenance schedules and recommendations provided by Declarant and, in the absence of any such schedules or recommendations, in accordance with industry standards. 6.8.1. Within 18 months after the date this Declaration is recorded and annually thereafter, the Association shall have the Common Areas (which for purposes of this Section 6.8 shall specifically include all areas of the Property for which the Association has maintenance responsibility) inspected by a qualified engineer or architect (the "Inspector"), to ascertain the physical condition of the Common Areas and structures, and to determine whether any different or additional maintenance, repairs or replacements are necessary. (Any such Inspector shall have not less than five years of experience in performing inspections of similar residential developments.) The inspection shall cover, at a minimum, whether the regularly scheduled maintenance has been performed since the prior inspection, and ascertain the condition of the exterior weather-proofing elements of Property including the roof, siding, gutters, downspouts, flashing systems, caulking, deck membranes, exterior windows and doors, and all major building systems which serve all of the Property. 6.8.2. Promptly after completion of the inspection, the Inspector shall prepare a written report of the inspection directed to the Board (the "Inspection Report"). Until the expiration of all warranties given by Declarant and the time period for filing any claims against Declarant, the Board shall promptly send a copy of each Inspection Report to Declarant at the following address: Tottenham, LLC 50 116'h Ave SE, Suite 111 Bellevue, WA 98004 or to such other address as Declarant may designate by notice to the Association. 6.8.3. If the Board fails to furnish an Annual Inspection Report for any year, as required above, or if the Annual Inspection Report is insufficient, then Declarant shall have the right, but not the obligation, upon IO days' notice to the Association, to have the Common Areas inspected at the cost of the Association. Declarant shall furnish a copy of its report to the Board. ARTICLE 7. USE RESTRICTIONS AND RULES 7.1. GENERAL. This Article sets out certain use restrictions which must be complied with by all Owners and Occupants. The Board may, from time to time, without 70 I Sunset Blvd Declaration NDc 18354.005 4848-7673-88 l 7v7 page 16 consent of the Members, promulgate, modify or delete other use restrictions and rules and regulations applicable to the Community so long as any such restrictions, rule or regulation is not contrary to the terms of this Declaration. Such use restrictions and rules shall be distributed to all Owners and Occupants prior to the date that they are to become effective and shall thereafter be binding upon all Owners and Occupants until and unless overruled, canceled or modified in a regular or special meeting by a majority of the Total Association Vote. 7.2. RESIDENTIAL USE. All Lots shall be used for residential purposes exclusively. No business or business activity shall be carried on, in or upon any Lot at any time except that an Owner or occupant of a Lot may conduct business activities within the Lot so long as: (a) the existence or operation of the business activity is not apparent or detectable by sight, sound, or smell from outside the Lot; (b) the business activity conforms to all zoning requirements; ( c) the business activity does not involve regular visitation of the Lot by clients, customers, suppliers, or other business invitees or door-to-door solicitation ofresidents of the Community; and (d) the business activity is consistent with the residential character of the Community and does not constitute a nuisance, or a hazardous or offensive use, or threaten the security or safety of other residents of the Community, as may be determined in the Board's sole discretion. This Section 7 .2 shall not apply to any activity conducted by the Declarant or a builder approved by the Declarant with respect to its development and sale of any Lot. 7.3. ARCHITECTURAL STANDARDS. No exterior construction, alteration (including a change of color), addition, or erection of any nature whatsoever and no alteration of the landscaping or other work which alters the exterior appearance of any structure on a Lot shall be commenced or placed upon any part of the Community, except such as is installed by the Declarant, or as is approved by the Architectural Review Committee of the Association ("ARC"). (Until the establishment ofan ARC by the Board of Directors, the Board shall serve as the ARC.) In the event the ARC fails to approve, modify or disapprove in writing an application within sixty ( 60) days after plans and specifications have been submitted to it, the approval of the ARC will be deemed granted. The ARC (or the Board of Directors acting as the ARC) shall adopt procedures and policies governing submission of applications for the approval of plans and specifications for any such alterations. No improvement, alteration or repair of any improvements on a Lot shall be made until the Owner thereof has obtained all necessary governmental permits and approvals and any such work shall be performed in compliance therewith. 7.4. SIG:'IIS. No sign of any kind shall be erected by an Owner or Occupant within the Community without the prior written consent of the Board. Notwithstanding the foregoing, the Declarant shall have the right to erect signs without obtaining prior consent of the Board. "For Sale" and "For Rent" signs and security signs consistent with the Community-Wide Standard and any signs required by legal proceedings may be erected upon any Lot. The provisions of this Section shall not apply to any Person 701 Sunset Blvd Declaration ND: 18354.005 4848-767J-88 l 7v7 page 17 holding a Mortgage who becomes the Owner of any Lot as purchaser at a judicial or foreclosure sale conducted with respect to a first Mortgage or as transferee pursuant to any proceeding in lieu thereof 7.5. OCCUPANTS BOUND. All provisions of the Governing Documents which govern the conduct of Owners and which provide for sanctions against Owners shall also apply to all Occupants even though Occupants are not specifically mentioned. Fines may be levied against Owners or Occupants. If a fine is first levied against an Occupant and is not paid timely, the fine may then be levied against the Owner. 7.6. NUISANCE. Except for the exterior maintenance responsibilities of the Association, it shall be the responsibility of each Owner and Occupant to prevent the development of any unclean, unhealthy, unsightly or unkempt condition on his or her Lot. No property within the Community shall be used, in whole or in part, for the storage of any property or thing that will cause such Lot to appear to be in an unclean or untidy condition or that will be obnoxious to the eye; nor shall any substance, thing or material be kept that will emit foul or obnoxious odors or that will cause any noise or other condition that will or might disturb the peace, quiet, safety, comfort or serenity of the occupants of surrounding property. No noxious or offensive activity shall be carried on within the Community, nor shall anything be done tending to cause embarrassment, discomfort, annoyance, or nuisance to any Person using any property within the Community. No plant or animal or device or thing of any sort shall be kept on any Lot whose activities or existence in any way is noxious, dangerous, unsightly, unpleasant or of a nature as may diminish or destroy the enjoyment of the Community. Without limiting the generality of the foregoing, no speaker, horn, whistle, siren, bell, amplifier or other sound device, except such devices as may be used exclusively for security purposes, shall be located, installed or maintained upon the exterior of any Lot unless required by law. 7.7. SUBDIVISION OF LOT. No Lot shall be subdivided or its boundary lines changed except with the prior written approval of the Board and the City of Renton. Declarant, however, hereby expressly reserves the right to replat any Lot or Lots owned by Declarant. Any such division, boundary line change or replatting shall not be in violation of the applicable subdivision and zoning regulations. 7.8. FENCES. No fence or fencing type barrier of any kind shall be placed, erected, allowed or maintained upon any portion of the Community, including any Lot, without the prior written consent of the ARC. 7.9. AIR-CONDITIONING UNITS. Except as may be permitted by the ARC, no air-conditioning units may be installed. Any air-conditioning unit approved by the ARC shall only be installed in on the rear patio of the Unit and shall not exceed 72 decibels when operating. Installation of any such air-conditioning unit shall be performed by a professional air-conditioning contractor licensed and bonded in the State of Washington. 70 I Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 page 18 Any leakage into the Unit or other damage resulting from penetrations needed for installation of the air-conditioning unit shall be the sole responsibility oftbe Owner. 7.10. PRIVATE AREA DECOR. Except as may be permitted by the ARC, no outdoor or garden items, including, but not limited to, statues, grills, furniture, and hot tubs, shall be placed, erected, allowed or maintained, upon any portion of the Community, including any Lot, except for items located solely within the deck, patio or porch area of a Lot, subject to such restrictions as may be established by the Board. Potted plants are permissible on porches, decks and patios so long as they (a) do not interfere with the use of any shared area by another Owner, (b) are consistent with the Community-Wide Standard, ( c) do not contain plants which have been prohibited by the Board of Directors and ( d) do not contain plants which are hazardous or lethal to humans or pets. Such potted plants must be pruned, maintained and otherwise kept in a neat condition as consistent with the Community-Wide Standard. 7.11. LIGHTING. Except as may be permitted by the ARC, exterior lighting visible from the street shall not be permitted except for (a) approved lighting as originally installed on a Lot or (b) seasonal decorative lights, subject to such restrictions as may be established by the Board. 7.12. MAILBOXES. All mailboxes serving the Lots shall be clustered in a kiosk style as originally installed by Declarant or as otherwise approved by the ARC and Postmaster. 7.13. VEHICLES. No parking or storage of boats, trailers, commercial trucks, campers, recreational vehicles, other equipment or devices or inoperable vehicles shall be permitted on the Property nor shall any vehicle be parked so as to block or hinder ingress to or egress from the parking stalls located on the Lot of each Owner. 7.14. PETS. No more than two (2) household pets may be kept on a Lot at anytime and then only when in compliance with rules and regulations adopted by the Board. The Board may at anytime require the removal of any such pet that it concludes is disturbing any other Owner through noise or other behavior. The Board may exercise this authority with regard to specific pets even though other pets are permitted to remain on the Property. 7.15. GARBAGE. Owners shall regularly dispose of their garbage and other debris in facilities designated therefor by the Association. Disposal of garbage and recycling of materials shall be subject to such rules and regulations as may be adopted by the Association. 7.16. EXTERIOR SECURITY DEVICES. No exterior security devices, including, without limitation, window bars, shall be permitted on any Lot. Signs placed on the Lot or the exterior of the residence stating that such residence is protected by a security 70 I Sunset Blvd Declaration ND, 18354.005 4848-7673-8817,7 page 19 system shall not be deemed to constitute an exterior security device, provided that such signs are approved by the ARC. 7.17. GUEST PARKING. Limited parking for guests of the Owners shall be available in areas more particularly depicted on the attached EXHIBIT D. Guest parking is not intended for regular use by the Owners or for any parking for more than twenty- four (24) consecutive hours. Guest parking shall be subject to such rules and regulations as may be adopted by the Association ARTICLE 8. INSURANCE AND CASUAL TY LOSSES 8.1. GENERAL REQUIREMENTS. Commencing not later than the time of the first conveyance of a Lot to an Owner by Declarant, the Association shall maintain, to the extent reasonably available, a policy or policies and bonds necessary to provide (a) property insurance, (b) commercial general liability insurance, (c) fidelity insurance, ( d) workers' compensation insurance to the extent required by applicable laws, ( e) directors' and officers' liability insurance, and ( f) such other insurance as the Board deems advisable. The Board shall review at least annually the adequacy of the Association's insurance coverage. All insurance shall be obtained from insurance carriers that are generally acceptable for similar projects, authorized to do business in the state of Washington. Notwithstanding any other provisions herein, the Association shall continuously maintain in effect insurance that meet the insurance requirements established by FNMA, HUD, FHLMC and VA so long as any of them is a holder or insurer of a Mortgage or Owner of a Lot, except to the extent such coverage is not available or has been waived in writing by them. All such insurance policies shall provide that coverage may not be cancelled or substantially reduced without at least thirty (30) days' prior written notice (ten ( I 0) days for cancellation for nonpayment of premium) to the Association. 8.2. PROPERTY INSURANCE; DEDUCTIBLE. The property insurance shall, at the minimum and subject to such reasonable deductible as the Board may determine, provide all risk or special cause of loss coverage in an amount equal to the full replacement cost of the townhomes constructed on the Property, including the interior partitions, equipment, fixtures, betterments and improvements installed by Declarant or by Lot Owners and intended as a permanent part of any townhome. The policy shall be written on an "all in" basis. The policy shall provide a separate loss payable endorsement in favor of the Mortgagee of each Lot. In the discretion of the Board, the policy may include earthquake coverage and coverage for improvements or betterments installed by the Lot Owners. The Association or insurance trustee, if any, shall hold insurance proceeds in trust for Owners and their Mortgagees, as their interests may appear. Certificates of insurance shall be issued to each Owner and Mortgagee upon request. Each Owner shall be responsible for damage or loss within Owner's Lot up to the amount of the deductible under the Association's policy. Each Owner ofa Lot shall promptly 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-88 l 7v7 page 20 advise the Association in writing of any betterment or improvement intended as a permanent patt of the Lot costing $5,000 or more. 8.3. COMMERCIAL GENERAL LIABILITY INSURANCE. The liability insurance coverage shall insure the Board, the Association, Owners, Declarant, and any managing agent, with a "Severability of Interest Endorsement" or equivalent coverage that would preclude the insurer from denying the claim of an Owner because of the negligent acts of the Association or of another O,vner, and shall cover liability of the insureds for property damage, bodily injury, and death of persons arising out of the operation, maintenance, and use of the Property, and such other risks as are customarily covered with respect to residential projects of similar construction, location, and use. The limits of liability shall be in amounts generally required by Mortgagees for projects of similar construction, location and use, but shall be at least $1,000,000 combined single limit for bodily injury and property damage per occurrence and $2,000,000 general aggregate. 8.4. INSURANCE TRUSTEE, POWER OF ATTORNEY. The named insured under the policies referred to in Section 8.2 and Section 8.3 shall be the Association, as trustee for each of the Owners in accordance with their respective interests. The insurance proceeds may be made payable to any trustee with which the Association enters into an insurance trust agreement, or any successor trustee, who shall have exclusive authority to negotiate losses under the policies. Subject to the provisions of Section 8.8, the proceeds must be disbursed first for the repair or restoration of the damaged property, and Lot Owners and lienholders are not entitled to receive payment of any portion of the proceeds unless there is a surplus of proceeds after the Property has been completely repaired or restored. Each Owner appoints the Association, any insurance trustee or successor trustee designated by the Association, as attorney in fact for the purpose of purchasing and maintaining such insurance, including the collection and appropriate disposition of the proceeds thereof, the negotiation of losses and execution ofreleases ofliability, the execution of all documents, and the performance of all other acts necessary to accomplish such purposes. 8.5. ADDITIO:'IIAL POLICY PROVISIONS. The insurance obtained pursuant to Section 8.2 and Section 8.3 shall contain the following provisions and limitations: 8.5. 1. Each Lot Owner is an insured person under the policy with respect to liability arising out of Owner's interest in the Community or membership in the Association. 8.5.2. Such policies shall not provide for contribution by or assessment against Mortgagees or become a lien on the property superior to the lien of a first Mortgage. 8.5.3. If, at the time of the loss under the policy, there is other insurance in the name of Lot Owner covering the same risk covered by the policy, the Association's policy provides primary insurance. 70 I Sunset Blvd Declaration ND: 18354.005 4848-7673-88 l 7v7 par;e 21 8.5.4. Coverage shall not be prejudiced by (a) any act, omission, or neglect of the Owners of Lots when such act or neglect is not within the scope of Owner's authority on behalf of the Association, or (b) failure of the Association to comply with any warranty or condition with regard to any portion of the premises over which the Association has no control. 8.5.5. Such policies shall include a waiver of subrogation by the insurer as to any and all claims against the Association, the Owner of any Lot, and/or their respective agents, members of Owner's household, employees, or lessees, and of any defenses based upon co-insurance or upon invalidity arising from the acts of the insured. 8.5.6. A standard mortgagee clause that shall: 8.5.6.1. Provide that any reference to a mortgagee in the policy shall mean and include all Mortgagees of any Lot or Lot lease or sublease in their respective order of preference, whether or not named therein; 8.5.6.2. Provide that such insurance as to the interest of any Mortgagee shall not be invalidated by any act or neglect of the Board or Owners or any persons under any of them; 8.5.6.3. Waive any provision invalidating such mortgage clause by reason of the failure of any Mortgagee to notify the insurer of any hazardous use or vacancy, any requirement that the Mortgagee pay any premium thereon, and any contribution clause; and 8.5. 6.4. Provide that, without affecting any protection afforded by such mortgagee clause, any proceeds payable under such policy shall be payable to the Association or the insurance trustee. 8.6. FIDELITY INSURANCE. The required fidelity insurance shall afford coverage to protect against dishonest acts on the part of officers, directors, trustees, and employees of the Association and all other persons who handle or are responsible for handling funds of, or administered by, the Association. The managing agent, if any, shall maintain fidelity insurance for its officers, employees, and agents who handle or who are responsible for handling funds of, or administered by, the Association. 8.7. OWNERS' INDIVIDUAL INSURANCE. An insurance policy issued to the Association does not prevent an Owner from obtaining insurance for the Owner's own benefit and Owner is encouraged to do so. Regardless of whether an Owner has obtained such insurance, the Owner shall be responsible for any damage or loss to the Owner's Lot and improvements constructed thereon up to the amount of the deductible of the Association's property insurance. 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 page 22 8.8. USE OF INSURANCE PROCEEDS. Any portion of the Community for which insurance is required under this Article which is damaged or destroyed shall be repaired or replaced promptly by the Association pursuant to Article 9 unless (a) repair or replacement would be illegal under any state or local health or safety statute or ordinance, or (b) 80% of the Lot Owners, including every Owner of a Lot which will not be rebuilt and Declarant if it is the Owner of a Lot, vote not to rebuild. The cost of repair or replacement in excess of the deductible, insurance proceeds and available reserves shall be a common expense of the Owners. Each Lot Owner shall be responsible for the amount of the deductible applicable to damage or loss within the Owner's Lot. !fall of the damaged or destroyed portions of the Community are not repaired or replaced, (i) the insurance proceeds attributable to the damaged Property shall be used to restore the damaged area to a condition compatible with the remainder of the Property; (ii) the insurance proceeds attributable to Lots which are not rebuilt shall be distributed to the Owners of those Lots, or to lienholders, as their interests may appear; and (iii) the remainder of the proceeds shall be distributed to all the Lot Owners or lienholders, as their interests may appear, in proportion to the Allocated Interest in Property appertaining to the Owner's Lot. ARTICLE 9. DAMAGE AND REPAIR TO PROPERTY 9.1. INITIAL BOARD DETERMINATION. In the event of damage to any portion of a Lot covered by the Association's insurance policy, the Board shall promptly, and in all events within sixty (60) days after the date of damage, make the following determinations with respect thereto, employing such advice as the Board deems advisable: 9.1.1. The nature and extent of the damage, together with an inventory of the improvements and property directly affected thereby; 9.1.2. A reasonably reliable estimate of the cost to repair the damage, which estimate shall, if reasonably practicable, be based upon two or more firm bids obtained from responsible contractors; 9.1.3. The expected insurance proceeds, if any, to be available from insurance covering the loss based on the amount paid or initially offered by the insurer; 9.1.4. The amount of the deductible to be paid by a Lot Owner with respect to damage or loss within Owner's Lot; 9.1.5. The amount of available reserves or other Association funds, although the Board is not required to use any reserves or other Association funds; and 70 I Suns el Blvd Declaration ND, 18354.005 4848-7673-88 I 7v7 page 23 9.1.6. The amount, if any, by which the estimated cost of repair exceeds the portion of the deductible to be paid by a Lot Owner, expected insurance proceeds and available reserves or other Association funds, and the amount of the assessments that would have to be made against each Lot if the excess cost were to be paid as a common expense and assessed against all the Lots in proportion to their Allocated Interests. 9.2. NOTICE OF DAMAGE. The Board shall promptly, and in all events within sixty (60) days after the date of damage, file a proof ofloss statement with the insurance company if the loss is covered by insurance, and abide by all terms and conditions of its insurance policies, unless the Board determines it would not be in the best interest of the Association to file a proof of loss. The Board shall then provide each Owner with a written notice describing the damage and summarizing the initial Board determinations made under Section 9.1. If the damage affects a material portion of the Property, the Board shall also send the notice to each Mortgagee, and if the damage affects a Lot, the Board shall send the notice to the Mortgagee of that Lot. If the Board fails to do so within the 60-day period, any Owner or Mortgagee may make the determinations required under Section 9.1 and give the notice required under this Section. 9.3. DEFINITIONS: DAMAGE, SUBSTANTIAL DAMAGE, REPAIR, EMERGENCY WORK. As used in this Article: 9.3.1. Damage shall mean all kinds of damage, whether of slight degree or total destruction. 9.3.2. Substantial Damage shall mean that, in the judgment of the Board, the estimated Assessment determined under Subsection 9 .1.4 for any one Lot exceeds I 0% of the full fair market value of the Lot before the damage occurred, as determined by the then current assessment for the purpose of real estate taxation. 9.3.3. Repair shall mean restoring the improvements to substantially the condition they were in before they were damaged. Modifications to conform to applicable governmental rules and regulations or available means of construction may be made. 9.3.4. Emergency Work shall mean work that the Board deems reasonably necessary to avoid further damage or substantial diminution in value to the improvements and to protect the Owners from liability from the condition of the site. 9.4. EXECUTION OF REPAIRS. 9.4.1. The Board shall promptly repair the damage and use the available insurance proceeds therefor as provided in Section 8.8. If the cost of repair exceeds the amount of the deductible to be paid by a Lot Owner, expected insurance proceeds and available reserves or other Association funds, the Board shall impose assessments against 70 I Sunset Blvd Declaration ND: I 8354.005 4848-7673-88 I 7v7 page 24 all Lots in proportion to their Allocated Interests for repairs to the Property in an aggregate amount sufficient to pay the excess costs. 9.4.2. The Board shall have the authority to employ architects and engineers, advertise for bids, let contracts to contractors and others, and take such other action as is reasonably necessary to make the repairs. Contracts for the repair work shall be awarded when the Board, by means of insurance proceeds and sufficient Assessments, has provided for paying the cost. The Board may authorize the insurance carrier to make the repairs if the Board is satisfied that the work will be done satisfactorily, and if such authorization does not contravene any insurance trust agreement or requirement of law. 9.4.3. The Board may enter into a written agreement with a reputable financial institution, trust, or escrow company that will act as an insurance trustee to adjust and settle any claim for casualty loss in excess of $50,000, or collect the insurance proceeds and carry out the provisions of this Article. 9.5. DAMAGE NOT SUBSTANTIAL. If the damage as determined under Subsection 9.3.2 is not substantial, the provisions of this Section shall apply. 9.5.1. Either the Board or the requisite number of Owners, within fifteen (15) days after the notice required under Section 9.2 has been given, may but shall not be required to call a special Owners' meeting in accordance with the Bylaws to decide whether to repair the damage. 9.5.2. Except for emergency work, no repairs shall be commenced until after the 15-day period and until after the conclusion of the special meeting if such a special meeting is called within the fifteen (15) days. 9.5.3. A decision to not repair or rebuild may be made in accordance with Section 8.8. 9.6. SUBSTANTIAL DAMAGE. If the damage determined under Subsection 9.3.2 is substantial, the provisions of this Section shall apply. 9.6.1. The Board shall promptly, and in all events within sixty (60) days after the date of damage, call a special Owners' meeting to consider repairing the damage. If the Board fails to do so within the 60-day period, then notwithstanding the provisions of the Bylaws, any Owner or first Mortgagee of a Lot may call and conduct the meeting. 9.6.2. Except for emergency work, no repairs shall be commenced until the conclusion of the special Owners' meeting. 9.6.3. At the special meeting, the following consent requirements will apply: 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 page 25 9. 6.3.1. Owners shall be deemed to have elected to repair the damage in accordance with the original plan unless Owners of at least 80% of the total voting power of the Community other than that held by Declarant, including every Owner of a Lot which will not be rebuilt is allocated, have given their written consent not to repair the damage. 9. 6.3.2. The unanimous consent of all Owners will be required to elect to rebuild in accordance with a plan that is different from the original plan. 9.6.3.3. Failure to conduct the special meeting provided for under Subsection 9.6.1 within 90 days after the date of damage shall be deemed a unanimous decision to repair the damage in accordance with the original plan. 9.7. EFFECT OF DECISION NOT TO REPAIR, In the event of a decision under either Subsection 9.5.3 or 9.6.3 not to repair the damage, the Board may nevertheless expend so much of the insurance proceeds and common funds as the Board deems reasonably necessary for emergency work (which emergency work may include but is not necessarily limited to removal of the damaged improvements and clearing, filling, and grading the real property), and the remaining funds, if any, and the property shall thereafter be held and distributed as provided in Section 8.8. ARTICLE 10. RESTRICTIONS ON ALTERATIONS Construction of the townhomes and other improvements within the Community by Declarant have been made pursuant to certain alternative means and methods approved by the City of Renton. Accordingly, in order to promote the safety and well- being of the Community as a whole, any alterations to the fire and life safety systems or to the structural elements of the townhomes and the other improvements within the Community as originally constructed by Declarant are prohibited unless (i) reviewed and approved by the City of Renton and made subject to such building or other permits as may be applicable and (ii) reviewed and approved by the ARC or the Board of Directors of the Association. ANY OWNER UNDERTAKING ANY SUCH ALTERATION IN VIOLATION OF THE ARTICLE SHALL BE SUBJECT TO ENFORCEMENT PROCEDURES BY THE ASSOCIATION AS SET FORTH HEREIN. ARTICLE 11. EASEMENTS 11.1. EASEMENTS FOR ENCROACHME:'IIT AND OVERHANG. (a) There shall be an appurtenant easement for that portion of the roof of any improvements constructed on any Lot which overhangs an adjacent Lot or 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-88 I 7v7 page 26 Lots to the extent the roof overhang was originally constructed by Declarant. Subject to the Association's obligation for Exterior Maintenance, this easement shall allow for the Owner of the benefited Lot to have temporary access to the servient Lot for maintenance, repair and replacement of such roof overhang so long as the benefited Lot Owner indemnifies and holds the servient Owner harmless from any damage to the servient Lot in connection with such maintenance, repair or replacement. (b) There shall be reciprocal appurtenant easements for encroachment and overhang as between adjacent Lots due to the unintentional placement or settling or shifting of the improvements constructed, reconstructed, or altered thereon (in accordance with the terms of this Declaration) to a distance of not more than five (5) feet, as measured from any point on the common boundary between each Lot and the adjacent portion of the Common Areas or as between adjacent Lots, as the case may be, along a line perpendicular to such boundary at such point. 11.2. EASEMENTS FOR USE AND ENJOYMENT. 11.2.1. Every Owner of a Lot shall have a right and easement of ingress and egress, use and enjoyment in and to the Common Areas which shall be appurtenant to and shall pass with the title to each Lot, subject to the right of the Association to establish reasonable rules and regulations with regard to the operation, maintenance, repair and replacement of the Common Areas including its use and enjoyment by an Owner, and the Owner's family, tenants, guests and invitees. Without limitation, the Common Areas include those easements more particularly described in Section 11.6 below. ll.2.2. Any Owner may delegate such Owner's right of use and enjoyment in and to the Common Areas and facilities located thereon to the members of such Owner's family and to such Owner's tenants and guests and shall be deemed to have made a delegation of all such rights to the occupants of such Owner's Lot, if leased. 11.3. EASEMENTS FOR UTILITIES AND SYSTEMS. There is hereby reserved to the Declarant and the Association blanket easements upon, across, above and under all property within the Community for access, ingress, egress, installation, repairing, replacing and maintaining all utilities and systems serving the Community or any portion thereof, including, individual residences or other improvements constructed on the Lots. Such utilities and systems shall include, but not be limited to, gas, water, sanitary sewer, telephone and electricity, as well as storm drainage and any other service such as, but not limited to, cable television system, fire alarm system, fire sprinkler system or security system which the Declarant or the Association installs to serve the Community or any portion thereof. It shall be expressly permissible for the Declarant, the Association, or the designee of either, as the case may be, to install, repair, replace and maintain or to authorize the installation, repairing, replacing and maintaining of such wires, conduits, cables and other equipment related to the providing of any such utility or service. Should any party furnishing any such utility or service request a specific license or easement by separate recordable document, the Board shall have the right to grant such easement. 701 Sunset Blvd Declaration ND, 18354.005 4848-7673-88 l 7v7 page 27 11.4. EASEMENT FOR ASSOCIATION'S ENTRY O"I LOTS. The Association shall have the right, but shall not be obligated, to enter upon any property within the Community for emergency, security and safety reasons, which right may be exercised by the Association's manager, and all policemen, firemen, ambulance personnel and similar emergency personnel in the performance of their respective duties. Except in an emergency situation, entry shall only be during reasonable hours and after notice to the Owner. This right of entry shall include the right of the Board to enter to cure any condition which may increase the possibility of a fire, slope erosion or other hazard in the event an Owner or Occupant fails or refuses to cure the condition upon request by the Board. 11.5. EASEMENT FOR MAINTENANCE. Declarant hereby expressly reserves a perpetual easement for the benefit of the Association across such portions of the Property (including Lots), determined in the sole discretion of the Association, as are necessary to allow for the Association's performance of Exterior Maintenance as set forth in Section 6.2 and all other work required under Article 6. Such maintenance shall be performed with a minimum of interference to the quiet enjoyment of Owner's property, reasonable steps shall be taken to protect such property, and damage shall be repaired by the Person causing the damage at its sole expense. 11.6. COMMON AREA EASEMENTS. The following easements are more particularly depicted on the attached EXHIBIT C and are part of the Common Areas: 11.6.1. There is hereby conveyed and granted to the Owners and the Association a perpetual, nonexclusive easement for pedestrian and related courtyard purposes over that portion of the Property depicted on EXHIBIT C as the "Courtyard Easement Area". 11.6.2. There is hereby conveyed and granted to the Owners and the Association a perpetual, nonexclusive easement for vehicular ingress and egress, including access through the garage security gates, as well as guest parking over that area depicted on EXHIBIT C as the "Driveway and Guest Parking Easement Area". 11.6.3. There is hereby conveyed and granted to the Owners and the Association a perpetual, nonexclusive easement for access to and use of the trash and recycling areas serving the Community as more particularly depicted on EXHIBIT C as the "Trash and Recycling Easement Area". 11.6.4. There is hereby conveyed and granted to the Owners and the Association a perpetual, nonexclusive easement for access to and use of the mailbox kiosk serving the Community over that area particularly depicted on the attached EXHIBIT C as the "Mailbox Easement Area". 11.7. CO'iSTRUCTION AND SALE PERIOD EASEMENT. So long as Declarant owns any Property in the Community for development and/or sale, Declarant reserves an 70 I Sunset Blvd Declaration ND: 18354.005 4848-7673-8817,7 page 28 casement across all Property for Declarant to maintain and carry on, upon such portion of the Property as Declarant may reasonably deem necessary, such facilities and activities as in the sole opinion of Declarant may be required, convenient or incidental to Declarant's development, construction and sales activities related to Property subject to this Declaration, including, but without limitation: the right of access, ingress and egress for vehicular and pedestrian traffic and construction activities over, under, on or in the Community, including, without limitation, any Lot; the right to tie into any portion of the Community with driveways, parking areas and walkways; the right to tie into and/or otherwise connect and use, replace, relocate, maintain and repair any device which provides utility or similar services including, without limitation, electrical, telephone, natural gas, water, sewer and drainage lines and facilities constructed or installed in, on, under and/or over the Community; the right to carry on sales and promotional activities in the Community; and the right to operate model residences and a sales office for the Community. 11.8. DECLARANT MAINTENANCE RIGHTS. Declarant hereby reserves an easement over, under and across the Property to perform inspections and to complete work in connection with any warranty obligation of Declarant. This easement shall not terminate until the later of the expiration of all warranties given by Declarant with respect to the Property and the time period for filing any claims by any Owner or the Association against Declarant. ARTICLE 12. PARTY WALLS AND OTHER SHARED STRUCTURES 12.1. GENERAL RULES OF LAW TO APPLY, Each wall or similar structure built as a part of the original construction on the Lots which serves and/or separates any two adjoining Lots shall constitute a party structure. To the extent not inconsistent with the provisions of this Article, the general rules of law regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto. 12.2. MAINTENANCE; DAMAGE AND DESTRUCTION. The cost of reasonable repair and maintenance of a party structure shall be shared equally by the Owners who make use of the party structure. If a party structure is destroyed or damaged by fire or other casualty, then to the extent that such damage is not covered by insurance and repaired out of the proceeds of insurance, any Owner who has used the structure may restore it. If other Owners thereafter use the structure, they shall contribute to the restoration cost in equal proportions. However, such contribution will not prejudice the right to call for a larger contribution from the other users under any rule oflaw regarding liability for negligent or willful acts or omissions. 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 page 29 12.3. RIGHT TO CONTRIBLTION RUNS WITH LAND. The right of any Owner to contribution from any other Owner under this Section shall be appurtenant to the land and shall pass to such Owner's successors-in-title. 12.4. ACOUSTIC RESTRICTIONS. Owners shall not install within, or attach to, party walls speakers or similar sound devices unless such installation or attachment is first reviewed by a licensed acoustical engineer and approved by the ARC. Any alteration of a party wall without review by a licensed acoustical engineer and approval by the ARC can result in adverse impacts on the acoustical design of the townhomes and can result in the transmission of sound between townhomes. ARTICLE 13. LAWSUITS OR ARBITRATION PROCEEDINGS 13.1. GENERAL. The potential for material adverse consequences to the Owners of legal proceedings involving material disputes merit careful evaluation and consideration before committing the Owners to a course of action. As a result, the Association shall evaluate those consequences and receive the approval of the Owners in accordance with this Section before pursuing significant legal proceedings. Proceedings by the Association to collect delinquent assessments including an action to foreclose the Association's lien, or proceedings to enforce the provisions of the Declaration or the rules and regulations are not significant legal proceedings for purposes of this Section, and those actions may be brought without regard to the procedures stated in this Section. 13.2. INITIAL DETERMINATIONS. The Association shall make the following determinations and summarize the same in a written report (the "Litigation Report") prior to commencing any litigation, administrative proceedings, arbitration proceedings, or mediation ("Proceedings"), except as provided below for an emergency filing: (i) the principal amount sought to be recovered; (ii) an estimate of the amount of attorneys' fees which will be chargeable to the Association at each stage of the Proceedings ( e.g., prior to commencing litigation, prior to any arbitration hearing, mediation, or trial, those to be incurred at mediation, arbitration, or trial, those that may be incurred at any subsequent trial de novo or appeal, and in the collection of any judgment or award); (iii) whether the attorneys' fees will be charged on an hourly or contingent basis; (iv) the estimated cost of all witnesses or investigators including bookkeepers, accountants, consultants, investigators, contractors, and experts; (iv) the factual and legal basis supporting the Association's claims in the Proceedings; (v) the legal and factual basis of any defense or counterclaim against the Association or the Owners; (vii) an estimate of the amounts which the Association or Owners may be required to pay if it does not prevail in the Proceedings including the principal amount claimed and recoverable attorneys' fees and costs of litigation; (viii) a legal opinion prepared by legal counsel who is independent from the legal counsel whom the Association proposes to hire to pursue the Proceedings, and which contains a "valuation" of the Association's claims on the basis of the actual amounts in dispute, the likelihood of the Association prevailing on those claims, and the 70 I Sunset Blvd Declaration ND: 18354.005 4848-7673-88 l 7v7 page 30 merit of the defenses to those claims; (ix) an evaluation of any negative consequences the Owners could suffer by reason of the proposed Proceedings including the impact of required disclosures on any Unit sales or refinancings while the Proceedings are pending. If the Proceedings involve an alleged breach of any warranty by Declarant, the Association shall include in the Litigation Report the Association's demand to Declarant and Declarant's response pursuant to RCW 64.50. 13.3. EMERGENCY FILINGS. The Association may make any filing necessary to satisfy a statute of limitations deadline prior to completing the procedures stated in this Section. Provided, however, the Association may not incur or commit itself to expending more than $5,000 in connection with any such Proceedings prior to fulfilling the requirements of this Article 13. In any event, the Association shall satisfy the requirements of this Section within 90 days after making any such emergency filing. 13.4. PROCEEDINGS INVOLVING LESS THAN $25,000. If the amount involved in the Proceedings is less than $25,000, then the Association may omit from the Litigation Report the legal opinion from independent counsel concerning a valuation of the Proceedings and the Association may proceed with the Proceedings without obtaining the approval of the Owners as provided below. In determining whether the $25,000 threshold has been exceeded, the calculation shall include the principal amount claimed by the Association, all costs of pursuing the Proceedings, and all amounts which may be recovered against the Association or Owners if the Association does not prevail. If the Association initially commences Proceedings under the reasonable belief that the amount involved is less than $25,000, but later discovers that the $25,000 threshold could be exceeded, then the Association shall stay the Proceedings until it has complied with all requirements of this Section. 13.5. RECOMME:"iDA TION TO AND APPROVAL BY THE OWNERS. If the amount involved in the Proceedings exceeds $25,000, then the Association shall transmit the Litigation Report together with the Association's recommendation to each Unit Owner. The Owners shall consider the Association's recommendation at a special meeting called for that purpose within 60 days of delivery of the Litigation Report. 13.6. APPROVAL BY THE OWNERS. The Association shall not commence the Proceedings or enter into any engagement or commitment in that regard unless that action is first approved by Owners holding 75% of the total votes in the Association. The approval of the Owners shall not be required for the Association to settle the Proceedings. The Association shall prepare a revised Litigation Report from time to time as events occur which materially change the estimates and conclusions stated in any prior Litigation Report. Upon preparation of any revised Litigation Report, the Association shall transmit the same to the Owners together with the Association's recommendation with regard to the continuance of the Proceedings. The Association must take immediate steps to terminate the Proceedings unless the Association's recommended course of 701 Sunset Blvd Declaration NDc 18354.005 4848-7673-8817v7 page 31 action is approved by a majority vote of those Owners present at a special meeting called for that purpose at which a quorum is present. 13.7. PERSONAL LIABILITY. Any officer or director of the Association shall be personally liable for the consequences of any failure to satisfy the requirements of this Article 13 or the failure to exercise reasonable business judgment in satisfying those requirements ARTICLE 14. CONSENSUS FOR ASSOCIATION LITIGATION Except as provided in this Article, the Association shall not commence a judicial or administrative proceeding without the approval of Owners representing at least 75% of the Total Association Vote. This Article shall not apply, however, to (a) actions brought by the Association to enforce the Governing Documents (including, without limitation, the foreclosure ofliens); (b) the collection of assessments; (c) proceedings involving challenges to ad valorem taxation; ( d) counterclaims brought by the Association in proceedings instituted against it; or ( e) actions brought by the Association against any contractor or vendor arising out of a contract for services or supplies between the Association and such contractor or vendor. This Article shall not be amended unless such amendment is approved by the percentage of votes, and pursuant to the same procedures, necessary to institute proceedings as provided above. ARTICLE 15. MORTGAGEE PROTECTION 15.1. ABANDONME:'IIT OF DECLARATION. Neither the Association nor the Owners shall, without consent of75% of all first Mortgagees ofrecord of the Lots, seek by act or omission to abandon this Declaration or cause any Lot to be removed from the provisions hereof. 15.2. PARTITIONS AND SUBDIVISIONS. Neither the Association nor the Owners shall combine or subdivide any Lot or accept any proposal so to do without the prior approval of75% of all first Mortgagees of record of the Lots, and without the unanimous approval of the Mortgagee(s) of the Lot(s), so affected. 15.3. CHANGE IN ASSESSMENT METHODS, ETC. Neither the Association nor the Owners shall make any material amendment to the Declaration or Bylaws (including changes in the methods of allocating assessments among the various Lots) without the prior approval of75% of all first Mortgagees of record of the Lots, and without the unanimous approval of the Mortgagee(s) of the Lot(s) for which the method of assessment allocation would be changed. 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 page 32 15.4. COPIES OF NOTICES. Written notice that an Owner/Mortgagor of a Lot has for more than thirty (30) days failed to meet any obligation under the Declaration or Bylaws shall be given by the Association to any first Mortgagee of such Lot who has requested to so be notified. Any first Mortgagee shall, upon request, be entitled to receive written notice of all meetings of the Association and be permitted to designate a representative to attend all such meetings. 15.5. EFFECT OF DECLARATION AMENDMENTS. No amendment to this Declaration shall be effective to modify, change, limit or alter the rights expressly conferred upon Mortgagees in this instrument with respect to any unsatisfied mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such mortgage. Any provisions of this Declaration conferring rights upon Mortgagees which is inconsistent with any other provisions of said Declaration or the Bylaws shall control over such inconsistent provisions. 15.6. INSPECTION OF BOOKS. First Mortgagees shall be entitled to inspect at all reasonable hours of week days all of the books and records of the Association, and, upon request, to receive the annual financial statement of the Association within ninety (90) days following the end of the fiscal year of the Association. 15.7. AMENDMENTS BY BOARD, Should the Federal National Mortgage Association, the Federal Home Loan Mortgage Corporation, HUD or VA subsequently delete any of their respective requirements which necessitate the provisions of this Article or make any such requirements less stringent, the Board, without approval of the Owners, may cause an amendment to this Article to be recorded to reflect such changes. ARTICLE 16. GENERAL PROVISIONS 16.1. ENFORCEME'.'IT. Each Owner and Occupant shall comply strictly with the Bylaws, the rules and regulations, the use restrictions, as they may be lawfully amended or modified from time to time, and with the covenants, conditions and restrictions set forth in this Declaration and in the deed to such Owner's Lot, if any. The Board of Directors may impose fines or other sanctions, which shall be collected as provided herein for the collection of assessments. Failure to comply with this Declaration, the Bylaws or the rules and regulations shall be grounds for an action to recover sums due for damages or injunctive relief, or both, maintainable by the Board of Directors, on behalf of the Association, or, in a proper case, by an aggrieved Owner. Failure by the Association or any Owner to enforce any of the foregoing shall in no event be deemed a waiver of the right to do so thereafter. The Board shall have the right to record in the appropriate land records a notice of violation of the Declaration, Bylaws, rules and regulations, use restrictions, or design guidelines and to assess the cost ofrecording and removing such notice against the Owner who is responsible ( or whose Occupants are responsible) for violating the foregoing. 701 Sunset Blvd Declaration KD: 18354.005 4848-7673-88 l 7v7 page 33 16.2. SELF-HELP. In addition to any other remedies provided for herein, the Association or its duly authorized agent shall have the power to enter upon any Lot or any other portion of the Community to abate or remove, using such force as may be reasonably necessary, any structure, thing or condition which violates this Declaration, the Bylaws, the rules and regulations or the use restrictions. Unless an emergency situation exists, the Board shall give the violating Lot Owner ten (10) days' written notice of its intent to exercise self-help. Notwithstanding the foregoing, vehicles may be towed after reasonable notice. All costs of self-help, including, without limitation, reasonable attorneys' fees actually incurred, shall be assessed against the violating Lot Owner and shall be collected as provided for herein for the collection of assessments. 16.3. DURATION. The covenants and restrictions of this Declaration shall run with and bind the Community, and shall inure to the benefit of and shall be enforceable by the Association or any Owner, their respective legal representatives, heirs, successors and assih'IlS, perpetually to the extent provided by law. 16.4. AMENDMENT. This Declaration may be amended unilaterally at any time and from time to time by Declarant (a) if such amendment is necessary to bring any provision hereof into compliance with any applicable governmental statute, rule, or regulation or judicial determination which shall be in conflict therewith; (b) if such amendment is necessary to enable any title insurance company to issue title insurance coverage with respect to the Lots subject to this Declaration; ( c) if such amendment is required by an institutional or governmental lender or purchaser or mortgage loans, including, for example, the Federal National Mortgage Association or Federal Home Loan Mortgage Corporation, to enable such lender or purchaser to make or purchase Mortgage loans on the Lots subject to this Declaration; or ( d) if such amendment is necessary to enable any governmental agency or private insurance company to insure or guarantee Mortgage loans on the Lots subject to this Declaration; provided, however, any such amendment shall not adversely affect the title to any Owner's Lot unless any such Lot Owner shall consent thereto in writing. Further, during the Declarant Control Period, Declarant may unilaterally amend this Declaration for any other purpose; provided, however, any such amendment shall not materially adversely affect the substantive rights of any Lot Owners hereunder, nor shall it adversely affect title to any Lot without the consent of the affected Lot Owner. In addition to the above, this Declaration may be amended upon the affirmative vote or written consent, or any combination thereof, or the Owners of at least 67% of the Lots and the consent of Declarant until expiration of the Declarant Control Period. Amendments to this Declaration shall become effective upon recordation, unless a later effective date is specified therein. 16.5. GENDER AND GRAMMAR. The singular, wherever used herein, shall be construed to mean the plural, when applicable, and the use of the masculine pronoun shall include the neuter and feminine. 701 Sunset Blvd Declaration ND, 18354.005 4848-7673-88 J 7v7 page 34 16.6. SEVERABlLITY. Whenever possible, each provision of this Declaration shall be interpreted in such manner as to be effective and valid, but if the application of any provision of this Declaration to any person or to any property shall be prohibited or held invalid, such prohibition or invalidity shall not affect any other provision or the application of any provision which can be given effect without the invalid provision or application, and, to this end, the provisions of this Declaration are declared to be severable. 16.7. CAPTIONS. The captions of each Article and Section hereof, as to the contents of each Article and Section, are inserted only for convenience and are in no way to be construed as defining, limiting, extending, or otherwise modifying or adding to the particular Article or Section to which they refer. 16.8. INDEMNIFICATION. To the fullest extent allowed by applicable Washington law, the Association shall indemnify every officer and director against any and all expenses, including, without limitation, attorneys' fees, imposed upon or reasonably incurred by any officer or director in connection with any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by the then Board of Directors) to which such officer or director may be a party by reason of being or having been an officer or director. The officers and directors shall not be liable for any mistake of judgment, negligent or otherwise, except for their own individual willful misfeasance, malfeasance, misconduct or bad faith. The officers and directors shall have no personal liability with respect to any contract or other commitment made by them, in good faith, on behalf of the Association ( except to the extent that such officers or directors may also be members of the Association), and the Association shall indemnify and forever hold each such officer and director free and harmless against any and all liability to others on account of any such contract or commitment. Any right to indemnification provided for herein shall not be exclusive of any other rights to which any officer or director, or former officer or director, may be entitled. The Association shall maintain adequate general liability and officers' and directors' liability insurance to fund this obligation, if such coverage is reasonably available. 16.9. BOOKS AND RECORDS. 16.9.1. Inspection by Members and Mortgagees. This Declaration, the Bylaws, copies of rules and use restrictions, membership register, books of account and minutes of meetings of the members of the Board and of committees shall be made available for inspection and copying by any member of the Association or by the duly appointed representative of any member and by holders, insurers, or guarantors of any first Mortgage at any reasonable time and for a purpose reasonably related to such Person's interest as a member or holder, insurer, or guarantor of a first Mortgage at the office of the Association or at such other reasonable place as the Board shall prescribe. 16.9.2. Rules for Inspection. The Board shall establish reasonable rules with respect to: 70 I Sunset Blvd Declaration ND, 18354.005 4848-7673-88 l 7v7 page 35 (a) notice to be given to the custodian of the records; (b) hours and days of the week when such an inspection may be made; and ( c) payment of the cost of reproducing copies of documents. 16.9.3. Inspection by Directors. Every director shall have the absolute right at any reasonable time to inspect all books, records and documents of the Association and the physical properties owned or controlled by the Association. The right of inspection by a director includes the right to make extra copies of documents at the reasonable expense of the Association. 16.10. FINANCIAL REVIEW. A review of the books and records of the Association shall be made annually in the manner as the Board of Directors may decide; provided, however, after having received the Board's financial statements at the annual meeting, by a majority of the Total Association Vote, the Owners may require that the accounts of the Association be audited as a common expense by a certified public accountant. Upon written request of any institutional holder of a first Mortgage and upon payment of all necessary costs, such holder shall be entitled to receive a copy of audited financial statements within ninety (90) days of the date of the request. 16.11. NOTICE OF SALE, LEASE OR ACQUISITION. In the event an Owner sells or leases such Owner's Lot, the Owner shall give to the Association, in writing, prior to the effective date of such sale or lease, the name of the purchaser or lessee of the Lot and such other information as the Board may reasonably require. Upon acquisition of a Lot each new Owner shall give the Association, in writing, the name and mailing address of the Owner and such other information as the Board may reasonably require. 16.12. AGREEMENTS. All agreements and determinations, including settlement agreements regarding litigation involving the Association, lawfully authorized by the Board of Directors shall be binding upon all Owners, their heirs, legal representatives, successors, assigns and others having an interest in the Community or the privilege of possession and enjoyment of any part of the Community. 16.13. IMPLIED RIGHTS. The Association may exercise any right or privilege given to it expressly by this Declaration, the Bylaws, the Articles of Incorporation, any use restriction or rule, and every other right or privilege reasonably to be implied from the existence of any right or privilege given to it therein or reasonably necessary to effectuate any such right or privilege. 16.14. VARIANCES. Notwithstanding anything to the contrary contained herein, the Board of Directors or its designee shall be authorized to grant individual variances from any of the provisions of this Declaration, the Bylaws and any rule, regulation or use restriction promulgated pursuant thereto if it determines that waiver of application or 70 I Sunset Blvd Declaration ND: 18354.005 4848-767J-8817v7 page 36 enforcement ofthc provision in a particular case would not be inconsistent with the overall scheme of development for the Community; provided, however, that no variance shall be contrary to City of Renton ordinances, all of which must be complied with by Owners. EXECUTED as of the day and year first set forth above. ST A TE OF WASHINGTON COUNTY OF KING } DECLARANT: TOTTENHAM, LLC, a Washington limited liability company Name: Joseph Notarangelo Its: Manager ss. On this day personally appeared before me JOSEPH NOT ARANGELO, to me known to be the Manager of TOTTENHAM, LLC, the Washington limited liability company that executed the foregoing instrument, and acknowledged such instrument to be the free and voluntary act and deed of such limited liability company, for the uses and purposes therein mentioned, and on oath stated that he was duly authorized to execute such instrument. GIVEN UNDER MY HAND AND OFFICIAL SEAL this --day of , 2007. ---- 701 Sunset Blvd Declaration ND, 18354.005 4848-7673-88 l 7v7 Printed Name ____________ _ NOTARY PUBLIC in and for the State of Washington, residing at ______________ ~ My Commission Expires __________ _ page 37 EXHIBIT A LEGAL DESCRIPTION OF PROPERTY SUBMITTED TO THIS DECLARATION 701 Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 [see attached] Exhibit A EXHIBIT B DEPICTION OF COMMON YARD AND LANDSCAPING AREA 70 I Sunset Blvd Declaration ND: 18354.005 4848-7673-8817v7 [see attached] Exhibit B EXHIBIT C DEPICTION OF COMMON AREA EASEMENTS 701 Sunset Blvd Declaration NO: 18354.005 4848-7673-8817v7 [see attached] Exhibit C 701 Sunset Blvd Declaration C'Jl): 18354.005 4848-7673-8817v7 EXHIBIT D GUEST PARKING [see attached] Exhibit D TABLE OF CONTENTS PAGE ARTICLE 1. DEFINITIONS ........................................................................................... 1 1.1. WORDSDEFINED .••..•••...•••.•..•••..•.•••..•..•••....••••.•.•••....•••.•...••.•..•••....•••..•.••••.•.•••.• l ARTICLE 2. PROPERTY SUBJECT TO THIS DECLARATION ............................ .4 ARTICLE 3. ASSOCIATION .......................................................................................... 4 3.1. FORM OF ASSOCIATION .................................................................................. .4 3.2. MEMBERSHIP ••.••••••.••••.•.•••....•••..•.••••.•..•••..•.••••.•.•••..•.•••.•..•••.••.•••...•••••.•.••••••••••• .4 3.3. V OTI'.'IG .•.••.•••.•.•••..•..•••.•.••••...••••.•.••••.•..••••.•.••••.•..••..•.•••.•..•••••..•••••••••••.••••••••••••• .4 3.4. MEETINGS, AUDITS, NOTICES OF MEETINGS .................................................. 5 3.5. BYLAWS OF ASSOCIATIOI\' ...•••..•.••••..•.••••••••.•••...•••.•.•••.•...•••.•••••••••••••.•••••••••••••• 6 ARTICLE 4. MANAGEMENT OF THE ASSOCIATION ........................................... 7 4.1. INTERIM BOARD OF DIRECTORS ...................................................................... 7 4.2. MANAGEMENT BY ELECTED BOARD OF DIRECTORS ...................................... 7 4.3. AUTHORITY A'.'ID DUTIES OF THE BOARD ........................................................ 7 4.4. BOARD 0RGAMZA TION Al'iD OPERATION •...................................................... 8 4.5. PROFESSIONAL MANAGEMENT ........................................................................ 8 ARTICLE 5. ASSOCIATION FINANCES ..................................................................... 9 5.1. BUDGETING A'.'ID ALLOCATING COMMON EXPENSES ..................................... 9 5.2. BUDGETING FOR RESERVES ........................................................................... 10 5.3. SPECIAL ASSESSMENTS .................................................................................. 10 5.4. SPECIFIC ASSESSMENTS •••..•.••••••.••••..•.••••.•...••....•••...••••..•..••..•..••....••••..•••••••••• 10 5.5. AUTHORITY TO ASSESS OWNERS .................................................................. 10 5.6. TIME OF PAYMENT ......................................................................................... 11 5. 7. 0BLIGA TION FOR ASSESSMENTS ................................................................... 11 5.8. LIEN FOR ASSESSMENTS ................................................................................ 12 5.9. EXEMPT PROPERTY ....................................................................................... 12 5.10. CAPITALIZATION OF ASSOCIATIOI\' ............................................................... 13 ARTICLE 6. MAINTENANCE; CONVEYANCE OF COMMON AREAS TO ASSOCIATION ........................................................................................ 13 6.1. ASSOCIATION'S RESPONSIBILITY FOR COMMON AREAS .............................. 13 6.2. AssOCIA TION'S RESPONSIBILITY FOR EXTERIOR MAINTENANCE •..•.••••..•••. 13 6.3. ASSOCIATION'S RESPONSIBILITY FOR MAINTENANCE OF UTILITIES AND SYSTEMS ................................................................................................. 14 6.4. VIDEO MONITORING/SURVEILLANCE IN GARAGE ........................................ 14 6.5. OTHER ASSOCIATION MAINTENANCE PROVISIONS ••....••••...•••..•.•••.....•••.•.•••. 14 701 Sunset Blvd Declaration ND: 18354.005 4848-767J-88 l 7v7 Table of Contents ~ page i 6.6. OWNER'S RESPONSIBILITY ............................................................................ 15 6. 7. CONVEYANCE OF COMMON AREAS BY DECLARAl'ff TO ASSOCIATION ....... 15 6.8. MAINTENANCE INSPECTIO!'iS ......................................................................... 16 ARTICLE 7. USE RESTRICTIONS AND RULES ..................................................... 16 7.1. GENERAL ........................................................................................................ 16 7.2. RESIDENTIAL USE .......................................................................................... 17 7 .3. ARCHITECTURAL ST ANDA RDS ....................................................................... 17 7.4. SIGNS .............................................................................................................. 17 7.5. OCCUPANTS BOUND ....................................................................................... 18 7 .6. NUISANCE ....................................................................................................... 18 7.7. SUBDIVISION OF LOT ...................................................................................... 18 7.8. FENCES ........................................................................................................... 18 7.9. AIR-CONDITIONING UNITS ............................................................................ 18 7.10. PRIVATEAREADECOR .................................................................................. 19 7.11. LIGHTING ....................................................................................................... 19 7.12. MAILBOXES .................................................................................................... 19 7.13. VEHICLES ....................................................................................................... 19 7.14. PETS ............................................................................................................... 19 7.15. GARBAGE ........................................................................................................ 19 7.16. EXTERIOR SECURITY DEVICES ...................................................................... 19 7.17. GUEST PARKING ............................................................................................. 20 ARTICLE 8. INSURANCE AND CASUAL TY LOSSES ............................................ 20 8.1. GENERAL REQUIREMENTS ............................................................................. 20 8.2. PROPERTY l!'iSURANCE; DEDUCTJBLE ........................................................... 20 8.3. COMMERCIAL GENERAL LIABILITY INSURANCE .......................................... 21 8.4. INSURANCE TRUSTEE, POWER OF ATTORNEY .............................................. 21 8.5. ADDITIONAL POLICY PROVISIONS ................................................................. 21 8.6. FIDELITY INSURANCE ..................................................................................... 22 8.7. OWNERS' INDIVIDUAL INSURANCE ................................................................ 22 8.8. USE OF INSURANCE PROCEEDS ...................................................................... 23 ARTICLE 9. DAMAGE AND REPAIR TO PROPERTY .......................................... 23 9.1. INITIAL BOARD DETERMINATION .................................................................. 23 9.2. NOTICE OF DAMAGE ...................................................................................... 24 9.3. DEFINITIONS: DAMAGE, SUBSTANTIAL DAMAGE, REPAIR, EMERGENCY WORK ....................................................................................... 24 9.4. EXECUTION OF REPAIRS ................................................................................ 24 9.5. DAMAGE NOT SUBSTANTIAL. ........................................................................ 25 9.6. SUBSTANTIAL DAMAGE .................................................................................. 25 9.7. EFFECT OF DECISION NOT TO REPAIR .......................................................... 26 70 I Sunset Blvd Declaration ND: 18354.005 4848-767J-88 I 7v7 Table of Contents -page ii ARTICLE 10. RESTRICTIONS ON ALTERATIONS ............................................... 26 ARTICLE 11. EASEMENTS .......................................................................................... 26 11.1. EASEMENTS FOR ENCROACHMENT AND OVERHANG .................................... 26 11.2. EASEMENTS FOR USE AND ENJOYMENT ........................................................ 27 11.3. EASEMENTS FOR UTILITIES AND SYSTEMS ................................................... 27 11.4. EASEMENT FOR ASSOCIATION'S ENTRY ON LOTS ........................................ 28 11.5. EASEMENT FOR MAINTENANCE ..................................................................... 28 11.6. COMMON AREA EASEMENTS ......................................................................... 28 11.7. CONSTRUCTION AND SALE PERIOD EASEMENT ............................................ 28 ] 1.8. DECLARANT MAINTENANCE RIGHTS ............................................................ 29 ARTICLE 12. PARTY WALLS AND OTHER SHARED STRUCTURES .............. 29 12.1. GENERAL RULES OF LAW TO APPLY ............................................................. 29 12.2. MAINTENANCE; DAMAGE AND DESTRUCTION .............................................. 29 12.3. RIGHT TO CONTRIBUTION RUNS WITH LAND ............................................... 30 12.4. ACOUSTIC RESTRICTIONS .............................................................................. 30 ARTICLE 13. LAWSUITS OR ARBITRATION PROCEEDINGS .......................... 30 13.1. GE:"!ERAL. ....................................................................................................... 30 13.2. I:"IITIAL DE TERM IN A TIONS ............................................................................. 30 13.3. EMERGENCY FJLl:"IGS ..................................................................................... 31 13.4. PROCEEDINGS INVOLVING LESS THAN $25,000 ........................................... 31 13.5. RECOMMENDATIO'.\ TO AND APPROVAL BY THE OWNERS ........................... 31 13.6. APPROVAL BY THE OWNERS .......................................................................... 31 13.7. PERSONAL LIABILITY .................................................................................... 32 ARTICLE 14. CONSENSUS FOR ASSOCIATION LITIGATION .......................... 32 ARTICLE 15. MORTGAGEE PROTECTION ........................................................... 32 15.1. ABANDO!\'MENT OF DECLARATION ................................................................ 32 15.2. PARTITIONS AND SUBDIVISIONS .................................................................... 32 15.3. CHANGE IN ASSESSMENT METHODS, ETC ..................................................... 32 15.4. COPIES OF NOTICES ....................................................................................... 33 15.5. EFFECT OF DECLARATION AMENDMENTS .................................................... 33 15.6. INSPECTION OF BOOKS .................................................................................. 33 15.7. AME:"IDMENTS BY BOARD ............................................................................... 33 ARTICLE 16. GENERAL PROVISIONS ..................................................................... 33 16.1. ENFORCEMENT ............................................................................................... 33 16.2. SELF-HELP ..................................................................................................... 34 16.3. DURATION ...................................................................................................... 34 16.4. AMENDMENT .................................................................................................. 34 701 Sunset Blvd Decluration ND: 18354.005 4848-767J-88 l 7v7 Table of Contents -page iii 16.5. GEI\DER AND GRAMMAR ............................................................................... 34 16.6. SEVERABILITY ................................................................................................ 35 16.7. CAPTIONS ....................................................................................................... 35 16.8. INDEMNIFICA TION .......................................................................................... 35 16.9. BOOKS AND RECORDS .................................................................................... 35 16.10. FINANCIAL REVIEW ....................................................................................... 36 16.11. NOTICE OF SALE, LEASE OR ACQUISITION ................................................... 36 16.12. AGREEMENTS ................................................................................................. 36 16.13. IMPLIED RIGHTS ............................................................................................ 36 16.14. VARIANCES ..................................................................................................... 36 EXHIBIT A EXHIBIT B EXHIBITC EXHIBITD LEGAL DESCRIPTION OF PROPERTY SUBMITTED TO THIS DECLARATION DEPICTION OF COMMON AREA EASEMENTS DEPICTION OF COMMON AREA EASEMENTS GUEST PARKING 70 I Suns el Blvd Declaration ND: 18354.005 4848-7673-8817v7 Table of Contents ~ page iv When Recorded, Return to: HILLIS CLARK MARTIN & PETERSON, P.S. Attention: Steven R. Rovig 500 Galland Building 1221 Second A venue Seattle, WA 98101-2925 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR 701 SUNSET BLVD Grantor: TOTTENHAM, LLC Grantee: PLAT OF 701 SUNSET BLVD Legal Description (abbreviated): 0 Additional on : EXHIBIT A Assessor's Tax Parcel ID #: Reference Nos. of Documents Released or Assigned: NIA First American Title 1. (WA) Commitment 1 ''"'•, ~ First American First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - ESCROW COMPANY INFORMATION: Escrow Officer/Closer: SHARON VONCLASEN sharonv@firstam.com First American Title Insurance Company 401 Parkplace Center, Ste 100, Kirkland, WA 98033 Phone: (425)576-0600 -Fax: (866)235-5159 King County Title Team 818 Stewart St, Ste. 800, Seattle, WA 98101 Fax No. (866) 904-2177 Fax No. (866) 561-3729 EMAIL: TITLEKINGWA@firstam.com Pat Fullerton (206) 615-3055 Peter Child (206) 336-0726 Kelly Cornwall (206) 336-0725 Jennifer Salas (206) 615-3011 Kathy J. Turner (206) 336-0724 Curtis Goodman (206) 615-3069 Municipality Title Officer To: John L Scott Real Estate 11040 Main Street, Suite LU Bellevue, WA 98004 Attn: Dennis Buck Re: Property Address: 701 Sunset Blvd NE, Renton, WA 98056 First American Title First American Title File No.: 4202-2319854 Your Ref No.: Kalasountas First American Title Form No. 1068-2 ALTA Plain Language Commitment COMMITMENT FOR TITLE INSURANCE Issued by Commitment No : 4202-2319854 Page 2 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-l. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First American Title Insurance Company ~~~ Kelly Cornwall, ntle Officer First American Title First American Title First American Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4202-2319854 Page 3 of 10 SCHEDULE A 1. Commitment Date: September 11, 2014 at 7:30 A.M. 2. Policy or Policies to be issued: General Schedule Rate with 10% combination discount AMOUNT Standard Owner's Policy $ 275,000.00 $ Proposed Insured: Tottenham, LLC, a Washington limited liability company PREMIUM 992.00 $ 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) ntle to said estate or interest at the date hereof is vested in: George P. Kalasountas, as his sole and separate property 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. First American Title First American Title TAX 94.24 First American Title Form No. 1068~2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Commitment No.: 4202-2319854 Page 4 of 10 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title 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. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First American Title First American Title First American Title Form No. 1068-2 AL TA Plain Language Commitment PART TWO: SCHEDULE B SECTION II EXCEPTIONS Commitment No.: 4202-2319854 Page 5 of 10 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1. 78%. Levy/Area Code: 2100 2. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 3!1990000508 1st Half Amount Billed: $ 927.02 Amount Paid: $ 927.02 Amount Due: $ 0.00 Assessed Land Value: $ 129,600.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 927.01 Amount Paid: $ 0.00 Amount Due: $ 927.01 Assessed Land Value: $ 129,600.00 Assessed Improvement Value: $ 0.00 3. Taxes which may be assessed and extended on any subsequent roll for the tax year 2014, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 4. The land described in this commitment appears to be residential in nature and may be subject to the provisions of R.C.W. 6.13.010, et seq. (Homestead Statute) if the land is occupied as a primary residence. If the land is occupied as a primary residence, R.C.W. 6.13.060 requires that all documents conveying or encumbering the land must be executed by each spouse or domestic partner, individually. Alternatively, the Company will accept a deed identifying the non-vested spouse occupying the property as the granter and the vested spouse as the grantee. In the event that the Company receives documents to insure that are not executed as required, the Company may be unable to record or to insure the transaction. Please contact your Title Officer if you have any questions. 5. Evidence of the authority of the individual(s) to execute the forthcoming document for Tottenham, LLC, a Washington Limited Liability Company, copies of the current operating agreement should be submitted prior to closing. 6. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat or Plat of Harries Garden Home Tracts recorded in Volume 34 of Plats, Page(s) 38. Af"St American Tltle First American Title First American Title Form No. 1068-2 ALTA Plain Language Commitment 7. Easement, including terms and provisions contained therein: Recording Information: 7709060792 Commitment No : 4202-2319854 Page 6 of 10 In Favor of: The City of Renton, a Municipal Corporation of King County, Washington For: Public Utilities(including water and sewer) 8. Conditions, notes, easements, provisions and/or encroachments contained and/or delineated on the face of the Survey No. 20000127900014, recorded in volume 135 of surveys, at page(s) 74, in King County, Washington. First American Title First American Title First American Title Form No. 1068-2 ALT A Plain Language Commitment INFORMATIONAL NOTES Commitment No : 4202-2319854 Page 7 of 10 ---------- A. Potential charges, for the King County Sewage Treatment capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. TRACT 1, HARRIES GARDEN HOME TRACTS, VOL 34, P. 38, KING COUNTY APN: 311990000508 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: NONE Property Address: 701 Sunset Blvd NE, Renton, WA 98056 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY. First American Title First American Title First American Title Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Commitment No.: 4202~2319854 Page 8 of 10 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. UMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section l or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. S. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: Tottenham,LLC cc: George P. Kalasountas cc: To Be Determined First American Title Rrst American 77tle First American Title Form No. 1068-2 AL TA Plain Language Commitment First American ~ I First American 1itle Privacy Informatloo We Are Committed to 5afeguillrdlng Customer Inftlffllation Commitment No : 4202-2319854 Page 9 of 10 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain informatioo. We understarnl that you may be COr1cemed at>out what we will do with such information -particularly any pt!rsonal or firiancial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted tl1is Privacy Policy to govern the use aod handling of your personal Information. Applicability This Privacy Policy governs our use of the information that yOl.l provide to us. It does not goorem the manner in which we may use information we ha~ obtained from any other source, such as information obtained from a public record or from another person or entity. First Ameriran has also adopted broader gu1del1r.es that govern our use of personal informatioo regardles.s of its source. First Ameriran calls these guidelines its Fair Jnformatioo Values. Types of Informatloo Depending upo11 which of our services you are utili.z1ng, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telep~.one or any other means; • Information about your trans.;ctions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from yoo for our own legitimate business purposes and riot for the t>enefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliat:ed part:Jes except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the periOO after which any customer relationship has ceased. Such informat,oo may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of tM types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies indude financial service providers, such as title insurers, property and casualty insurers, and trust and ;nvestment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we coHect, as described above, to companies that perform marketing services on our betlalf, on behalf of our affil~ted companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customt!r, our Privacy Policy will continue to apply to you. COnfldentlallty and Security We will use our best efforts to ensure that no unauthoriied parties have access to any of Your information We restrict access to nonpublic personal information about yQU to those individuals and entities who need to know that information to provide products or services to yQU. We will use our best efforts to train and oversee our employ,::-es and agents to ensure tllat your information will be handled responsibly and in accordance with this Privacy Polley and First American's Fair lnformatron Values. We currently maintain pliysical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can viSit First American or its affiliates' Web sites on t:11e World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This 1nformat1on is aggregated to measure the numt>er of visits, average time spent on the site, pages viewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is needed, we w,11 use our best efforts to let you know at the trme of collection how we will use the personal information. Usually, the ~rsonal information we collect is used only by us to respond to your inQuiry, process an order or allow you to access sµecific account/profile 1nformatioo. If you choose to share any personal information with us, we will onfy use it in accordance with the policies outlined above. BuSiness Relatlonshlps First Ameriran Financial Corporation's site and its affiliates' sites may contain links to other Web sites. wti,le we try to link only to sites that stiare our high standards and respect for privacy, we are not responsible for the conteflt or the privacy practices employed by other sites. Cooklei. Some of First Amencan's Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store tne cookie on yQur hard drive FirstAm.com uses stored cookies. The goal of this technology 1s to better serve you when visiting our site, save you time wt1en you are here and to provide you with a more meaningful and pr<Xluct1ve Web site experience. Fair Infotmatlo11 Values Fairness We consider consumer expectations about their privacy 1n all our businesses. We only offer products and services that assure a favorable balance between consumer t)enefits and consumer pnvacy. Public Record We believe that an open public record creates significant value for society, enhances consumer ct,01ce and creates consumer opportunity. We. actively support an open public record and emp/'lasize its importance. and contribution to our economy. Use We believe we should behave responsibly when we use informatioo about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the acwracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inacOJrate 1nformabon Wneri, as w1tti the public record, we cannot correct inaccurate information, we Wlll take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections Educatloo We endeavor to educate. the users of our products and services, our employees and others 1n our industry about the importance or consumer privacy. We will instr<.Jct our employees on our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner. Security We will maintain appropriate faolities and systems to protect against unauthorized access to and corruption of the data we maintain. Form SO-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) First Ameriean Title First American Title First American Title Fonn No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4202-2319854 Page 10 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: George P. Kalasountas, as his sole and separate property Real property in the County of King, State of Washington, described as follows: TRACT 1, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON. Tax Parcel Number: 311990000508 Situs Address: 701 Sunset Blvd NE, Renton, WA 98056 First American Title First American Title First American Title 2. Exhibit A-Long Lgl as mt -ID/WA/OR EXHIBIT A LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: TRACT 1, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON. Tax Parcel ID No. 311990000508 First American Title :!! ~ ~ " £· => ;;I Cb ., ti" '· ~ TCO 17-170.J \ ' ' -if\1 ·1 ' ,, , . -·_.I•·, '[ J'<Y~1l 913726 SUNSET TOWNHOMES Condo VOL 1421 et-"ft" , .. '.,t 186495 CRYSTAi. HGTS TWNHMS Condo ,., f r,lq,t ,..,., .. z, ,. ..... 3 i\ 003) .· <,) H ·•1 v ·t :i ~ ,,_ ' P.E.N. LUA--~5-154-:.LA ~·-· :·.J~. i" RENTON '·~ ~f'J· 0005 ,~ r"': f.' !;)" .. , 30 0110 I:<",-,-. 31 32 il 2 0010 0181 0180 0185 3 0015 ~~-'• .. ,! . Ji JI j]j~-· 0000 'j . ~R' 11 :·; ,-~1 00,S , ~-;:: 10 ' CIOSQ uJ ''"" "I ! ~ • ·sl I 00,0 "' uJ ·' •• !II ;;--, 0035 •. 6 00:11 ~. •. > .. , 60025 /f:' ·~··· ~,. J 3 ., "'"' ,. 2 '••t 091!?_, •IHi !;:..."'0965 ' --~ ;, :. §" " 1110 r • ...J '( I ,,. -&·, ,· ,,, I • ,,:., I' l1 mo 7_£ .. , .... 't.•1,, '.''1,,J,.· ' ),1 ~ )~ '~ :j) ~. 722750 , '.'Ii !>:1 .• ~ I' .. I . 8 ,· 100~ ... 1000 ,. V ., \.;" 1095 '·~i. 2 1175 11;,' . 20 1.265 A, f. \/ 3 1180 .,.;, · .. :1._. 1260 ::-, • .L_~ 10 LO!O Zl 1075 1100 ,. 1u;.s: ' 1290 -~-~: . ..1-~[ i:{. I F-.~: ' . ~ .. ,, .1 .. , • ? "' s: "' (') ,~ 1;; s- ,1DLS~ 22 10"1 11 -n [ :,, 3 " =>-0 "' => ::1 "' " First American Title I .. ,, ,, 1: ·~ ..:i~ 4. Vesting 9511161430 Filed for Record at Request of R. Drake Bozarth 83 South Ring street suite 715 Seattle, WA 98104 • • QUIT CLAIM DEED The Grantor Juliette Celeste Kalasountas, a single woman for and in consideration of Property settlement under King County Dissolution No. 94-J-08935-1 conveys and quit claims to George P, Kal.asountas~ a single man the following described real estate, situated in the County of King, State of Washington, together with all after acquired title of the grantor(s) therein: Tract 1, and Tract 2, Harries Garden Home Tracts, according to the plat thereof recorded in Vol. 3 4 of Plats, page 38, records of King County, Washington. Commonly known as 701, 707 Sunset Blvd. NE, Renton, Washington DATED: jl-9-% STATE OF WASHINGTON COUNTY OF KING ss: on this day personally appeared before me, Juliette Celeste Kalasountas, to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that she signed the sa::n~,q~,l1_er free and voluntary act and deed for the uses and purpo_~ ... ~r}\~~.~l~11~entioned. GIVEN U,!!D&>_mX_ !i~nd·;,~~d official seal this tJ ..,f day of ?lri<~! 1 \•-.:·1A/7;, \9_?..~· ,;: : ·-;; :; ~~\ Pusuc J ..... ~ \~i-'';},;,:~,}>~~;~\f •1, r-' \V,!i,S0\~ ... --- ''"''""""""'~ Ei45706i ii/~6/95 .00 .oo First American Title " ' ., ·,_; ., .. , ! ' .3 . ,, :~ ~} First American Title 5. Exception_06_34_38 HARRIES GARDEN HOME TRACTS 5c<7/e / 1nc-h ' ZOO fe,~t .-0E·Scs1.e110N.: ,.HIS PLAT, H~-~"t{:'~ GA~·DEN .. HiME T:tACT.~: c.ov{As.;"ttA~,-POR-r(i'l~''i; --:HE .. W~"Of\;!HE NE~' SECTION a. TOWN$ ... , P 2 l. NORTH. P:ANGE ~:-v.~ .w l,L 3•NG:'EA51"E'{L'1 Of ,'t1E ~VGE' sou ~[:i·._i"OWEA .o:No LiC,,<--r :<.m .. P/1.NY'S RIGHT Of i;y;t{~t~Gci!.6~~~~N~·~~:,.~~t;:"Yo,~~!~/:t.;~~\t/'EA"!".1LE.C:~HT OEPAAT/Mw:r~}'No AL.SO. ;rfi.u_c-~ ... _~T Of" THE N w:,,. .... ,-.-'. . -· .-· _,··":/ ... -··· 'CH£ LANO EMBAA<:.EO IN THl:i', PLAT WA,!, rQAM!RLY PAAT:,'OF T'"li!'' "NEW .!IUFTQ{', HOME S,Ti;S" PL,\".f. (Fl.£COR0£0 IN vOLUM[ 17, PAGE 6. R[COA05 or ,(INC, C.OUl>l,TY, WASHINGTON. WlirlCH "lfT w.o.s;.1ACATEO) ''¥-EA!."1'=~1-~0f THIS PLAT 15 IDENTICAL W<TH LINE LSTABLISHEO ON HIE"~!G>N.O.L. ,';'LAT ·' ·· ·· -. DEDI CAl"fON ··.·._.,.:" .:·· .... · ,,.. .,·" ··.,. KNQW /I.LL MEN BY THE!':,E Pl'!E5ENT5 THAT WE, C L. Dl.>\ON, ANO .,.HOl)!;a.5 HA>1Jl1ES, '!,~ TRU~jEEs; OWN(A:S IN ;E( · .. &IMPLt QF THE TRAC"T OF"LAND PLAT"TEO IN "THIS HARRIES GARDEN H0Mt: TRAC1S, HE)ltBY DEC_l,.,1.1'.l;:"THIS · PLAT ANO DEDICATE "TQ "THE USE QF" THE PUBLIC roREvEI'! All.-S"TREETS SHi:'11/\!N litREON_.,.'ANC Tt{E ust THER,o.CIF f/jf! ANY: /I.NO ALL PVBLIC PURPOSES NQT lf.lCONStST[NT WITH TH': ust Hl[r-lEQI' ~OR··!?UBL!C·HIGHWAY P,URPQ5E.S·."; AL50·,JHE : RIGHT "TO MA~E A-L NEGESSAAY SL.OPES F"QR CU"T!> ANO flLL5 UPON THE "TR ... C"T5 SH~l,· UPOl'l THIS PLAi "' THE >IE,!1,S- ON"BLE OA1GINAL. GllADING ar STllEn5 SHQWN HEREON .. . ,· , •. "c.,,.'3~ WITNESS WHEREOF", wt HIWE_J/lcllEUNTQ SET O,Jll HANDS AND SE ... LS THIS )'.j..,~-011,.r OF ~.~!"_7,V;'-"'~~- 1 N Tt1E PRESENCE Of' ERED I SAJJEREQBD T.T MEEHAN Z1664J'I First American Title C I DIXON THOMAS HARRIES ACKNOWL_~DGMENT \ 3B ~1. •. ' , " ~ i -"'~~=-" i ' ...;,;., ,~-- First American Title 6. Exception_0? _770901 J2 • II A~ios E. Hu5,el,MiJ ISl6 [~nd~ A°'<€. N,[, hn ton, ',IA 98oSS THIS INSTIUDT, .. de thll !::L._d1y of ___ ,.J'-''""'03~-----1921.; ---------------··""------------- _______________ _,111d, ____________ _ _______________ _,.nd'------------- ioenlMfter CIIIN ·&reotor(s),· .... tllo CITY Of IIEIITO!I, • ""''''"°' ~rotlon of l1"!1 C..ty, llllll1"!1taol, IWNl111ft.er a 11..t "GrMIH. • NITIESSOlt: Tllot Hid -lor(S), for Ind tn _,tdorott• of tllo ... Of $ J~Of) · paid by Granta. lftd otlllr V,i1l1&1bl• constanl1on. do Jiji iiiisi ,-u, -£. bi.,.tn, Nl1, -· 111d wrr.,t '"''° tllo Hid Gr1ntH. its hC'CflS0'1 1M 11119111, 111 Hsaent for public uttltttes (tacludt111 •ter 1nd -> wltll -ury __ .... OMr, th......,, ocron ond -tlle followtng dtsc:rtllff ,_v tn llt19 Couoty, lllshl"9ton, oort p1rttcul1rly described H ,.11-: The westerly ID fHt of Lat 1, H•t"rles Garden~ Trac.ts, IS recorded In Voll.Ille J.li of '9ats, ,.... JI remrcl1 of lli.fng County, W.1hlntton. Said •Hterly 10 f•t btlng -.sured at dght -.les to the 11Mtterly line of said Lot I, Al 'lltYllt•d wlthhl the N£ l/lt of SKtlon 8, T"I), 11 N., Ant, 5 E,, "'·"· T091"thlr w1U I tMPOrlf')' construction tHINflt dt1cr1l:ltd 11: The N1terly %0 feet of thll we,t•rly JO feet of Lot 1, Marrin '-ircten HON Trac:U, Silld us.terly 20 fHt be!nt 11ea111red at right angles to the wastarly llne of said Lot I. S.ld t...,orary con.truc:tlon ,n.-nt !ihall reMtln In foru during construction ind until 111c.h ti• a, the roadw&y, wt111tles. a,1d app11rtenanct11 have b .. n n";,t1d for the operation and •lnten.nc:t by the GrantN but not later tti.n 1J16 JJ Ji J.. t!ZI First American Title \ i , First American Title . • I i 1 j I - sa1c1 llarretofara ant10llld grtnt.N, t ts $.UC.Cl!SSO" or usff'S, !ffl•ll htft t:111 r1-.t, wfU11n1t prtor aottce or proc:aedfng It 1a,, 1;t sudl tfllll· n IIIY be MCISSlry to enter ~ safd above clescl1btd property for the pur,,ose of ccnstruc:t- tq, Mffttltntn91 l"lpltr1nw, 1ltl:'riftg or Y'lcanstnletint said ~ Ind utilities, or aktng MY c:onnecttOftS tflen!Wlth. wfthovt tncurrtng 1ny legal oblfg1.ttons or 1tatli11fty tilerefOre, pravilltcl, thlt such CD11Structtc.1. •fntl:fnfng. rep1frtng1 N &ltarfnt or NCC11Str11ttfon of satd rMdHy Mid utilities shall be accaplisbed 1n a-, 1udl 1 .,_,. tfllt tlN! private hiprcwetents exfstlng fn the r1gttt(s)-of.w1.1 shall ij not lie tits-or~. 1llo,J w111 be npl-d 1• as good 1 -m1on ,s they 2l wN t-1uly before the prapert;y -ente .. d -i,, the &r111tee. a-11le --sflllll '11111 1H w 111Joy the 1foNdesertbed prutses, Including O tllo rtd,t to ,atoln the rlfll to -the surfoa, of safd rtd,t-<>f...., if sudl "'' f:: dllls Ht tatl!rfffe w1tll tnU111tfaa •d atnt:M•~ of tbe l'ONf,y or uttlttfes. llllfewr. tlle .,.tor wn not erect buildings or structures over, uull!r or across Ille rld,t-of...., during tbe utsteace of sudl ~ .,d utilities. 1111s easeant, ,11an bl: 1 cowen111t n.nntng with the hnd itld shall be bfnd- in1 on tM 6rantor1 his successors, hl1rs Md as1p. Gnntors CO\llllant tn1t they an tlle la,ft.11 owners of the above properties and thtt they have a good and t •ful rt sflt to uecum th1 s agreelllftt.! /Jw«, 7c:Ji.n·~~*,L"'d -------------'--- _____________ ... d _____________ _ ____________ ,and ____________ _ ____________ .and ____________ _ STATE OF WASHIK&TCII COUllY OF <ING ss I, tile u,clersi~ed. a notaryjubHc: in and for the State of WHh1ngton. hereby cartffy that on thisld_day of ... & 1972,_ personally appeared before• ~ :: ~(l~=-~ .. ~~e;::::Jt:·:·~·=='=&=~~d===~:============== and ;~~~=~~~====~== •d ; to • known to be individual ti) tl!scnbed fn ,nd NftO executed the foregoing instria:nt. and acknowledged that ='!":c,«~==c:-- sipd oilld se1le.d the sum II bis free and vol11rtary ac;:t 111d deed Tor the uses and purposes therein llll!rltioned. ; -----'---·------==-=-=-=--=-=-=-=-=-=-=-~=-~==-'IL -- First American Title t I First American Title • D q n --... ... , " "' 0 0 First American Title ·--- ' ' z; --... "' ..., lb .,. \ , ~ " " '" ~ " ~ " .. ' j is C " .. .. / ,, :;· !!!. )> 3 CD ~ i:i" :::, -I "" m C>IW:aa.oo:s nLlWII a L.EGEND • FOUND ,:;"Ee,..,:v;: WIT!-/ CAP 0 S€7 ~8-1~ WIT"( C-4P LS" •8409 ..... /"01_N0 MONW,4cNT iNC,1SC 4SNOT€"D )'1'1). MEASo&E.D .. -.. (f'). PLAT ~Jt~Y 'JicJ'k_'JJ,f}; zZ1J'Mff~0~~ ~ T-o/AT .. =i~~r~~ :~r~1~6'.~t:t~1~%v, .-··. ·" OFL(?T 4. · THl5'.RECORci. OF _;~VE'{i~ BEING,·:h_ED 1t{~ TO AMEN(/· THA~ ·d::A'r~IN sukvEY Rtkoi;mt!D 1N sOOK as g!= ·suRVEts._./ PAGE 239, REC. NO. 92_10129015. AMENbMEN1S -.. '"(D NG'! J,:,"I \ \ Q /1'.'_ SEC 8. T 23 N. R 5 E. W .. '1. N.e. 12™ -~· 't-~-M~i::rJ~ f-fl>O MONN CM:E 61719'. . : ~ 1;:~ ti N.f;. K>Tl-1 ST._ 't ~ !!;1 ;~~ '-~.MON N c= ~<{ !?~ t "~ r/;,,' ij~r 11! ~ ' I ft,{) "'°' NO CASE : 6/7/"1, \ \ .,0 ... J,r ·.· 9-(l:. 15 _ ..•. ff ;,,, I iJo(-'''" . >.'V 1; /:·:-,.J.0 :.-·1 \ 'C .:·i I" "! (-d_, . .-, I _ ~-,_,1 1 ,'<JI I / · ·~ / \ . t~ s% ::i<"_ \ i if'"'-.0"-~ . . N 89'5f00' E 319.4? ·-f.t,-Ji .. ··:/l;'&· _UJ I I .... · \_ ---~-~ 204.~i'' '!ET-.C,""4Wj -4 115.00' t:_, ,tri 'it.-I j _ .. • • 17/A ... o>O ;.. k• !:: .,,.,,.. I.._/• . ~'i,f; .(/ •!!: ,.··11 Ii' /~ 30· ·1 . ~ ' 11 f /:i 1 ' d-==,...,--~-:"""-\'ll-..:' ~ s _11 "}";j~.!)MO'i N 89 .. 51'00' E 115.00' , . ~ / ft/ /<;I ·. i,1 ·s'b ~-?:!_ ----------•1-d1c:D~ri ~:B ~ T~cl:3'1 o I" 6\IM I zl I o-£B1N 1 . ___ .-"cJ.aJ O-"f4IW ?" j . ...-· -~'<eWI I I iJJ 2~ ".K'¥c'f-=·-· bj.~1;,' i : . AS',°'C' \ <)Y xJ?' 4 = N fl9"~1'0(\'•' ,-.. ''i ' r,..... / I ----------;f!0'"',,,,,, ______ j:_~l!J~&;J,~'Jc I ,_·. l.2:/_5.64'W.1_. l ~0 I " 1.-· .. 'f 1 I q._¥"0 · ·--Vou~,~_.K-'ic. .<'>··1-~1 .. 8I. _:. \ -<.; I A"'o (D-N,;,f .. l'f"f_1 _g-1·." R.0.S 8712089027 Y.58 P.195 1 <io F'UI.T MON; r NOJ_F?'-"'i° RECORDER'S CERTIFICATE: SURVEYOR'S CERTlflCA TE: HART ~IOI). ?ll<>&>g,~1 ... ':/.!2...!!:.E...Lt_ __ _ Fhd lo< -d lhll:.J.1._""', °'~f-:----~-ai.11:..L'l-t.i. Ill ~oL \ """"'------., __ 21 .. .. -,_. Of -HART -"ll&OaATZS. b,ki (!. "' ,J...A c,J.1 -..,....,_ Tflll --.-1:r -• _,,., -.,. -""'" ..., "NOQAffS -MJ .--lo COll!or-wlltl lllo ...... -.. ,-----...Miat .... ,_.01 CLIFF /v/Ul~----"'.(U~_Y_,.Cfe \. r AND ASSOCIATES PROFESSIONAL LANO SURVEYORS 11911& ,_ 118111 Br. KACL.M,I). W,._TI)N -., !'HON!! (20CII 82~171 ,r ~ ~ 40 0 s-;· ·acq SC~ . .-i~40' 80 I i:iASIS OF.-EIEARf,,IG P'.A T I.E"10IAN ~-= MOf'UJENTS ON .o.BEQDEEl"i AVE. 1'E I.ETl-00 Of= SI.RVE'f, DJ.>ECT OBSERVATJON. NO AD.J..ISTMENT J."EOl_J;!E[) NSWLM"NTATION-Y Tl-cODOLITE ~ E0M LEGAL DESCR'F'TlON ~~~--·- 7Y THE. NORTH 50 f'EcT 01" TRACT 3, HARRIES GARD.5:N 1-/0ME. TRACTS, ACCORDING 70 THE. PLAT THEREOF RECOleOED IN Wl.UME * OF Ft'..AT.S, P-'IG€ -oitl !Al KING COUNTY, WASHINGTON. TR-'\CT 4 OF ,'/ARR/ES GARD.EN 1-/0ME TRA27.S, AS PER PLAT li?'eCORD€0 IN J..VLUM.S "34-OF PLATS, 0.N.R4q,£ -38, RECORDS OF KING COUNTY, 'l:XCE:.?T··-r:,HE NORTH ;f':I FEET, AS MEASURED ALONG TltE:.E,,qST UN.S THEREOF OF THE E,"JST,.11? Fi=e;T, Ai:;>.~SUR'EO ALONG 71f£. NORTRiUNE. THER(ilJF;-.. _51T,·U·· ~. <_E IN THE. CITY ·«Rll'NTON, . .-.COUNTY OF'Kl/o!G, STATE OF :: WA:Sd(t:JGT{!N . -· _ ··AMENC>ED•No~J9!J!J$ "l<EC0R:)" = OF SL,RV"::t tor, CUFF Mi):."t::.·· =" ?6613 SE..: .tx:fi..E._/..-il Ro. ~\IY'H~ '""' See1ion...§ __ ,Twp.U3i.l__2_ E.~: .... ~iJl"8~ . ..._.._, ;,D2. -,__----.;iW'--:a ----:;,;,-sc -;;;;;".--;,-•.. -- -..._.,-,. ..,, 9142 I :!] • -..J !!!. m )> >< 3 0 CD CD ~ u ii" -Ol a· :::, :::, -I I 0 a: 00 CD I "' 0 0 0 0 ~ "' -..J co 0 Q First American Title 8. Legal Description_01_ 38 HARRIES GARDEN HOME TRACTS Scale TQWN:~\5,, p!:~~ ~~t:~1!N~E ~~~~~~: .. H'.~~;G. Jf:.;;f 0;0;;:~.:1~:; :~~t.~~tE!l';t,;~·l~}~~o:·: .. ~~;E~~;~ ~·f WAY. D(CEPTING THEREFAO\ol R1.;;l,T-OF ,W/1.Y 0:1/NED ~ CITY.·OF" SU.T_"tlE ,qGHT OEPART)"IEtl:r. ('i1'D AL50, 1HAT,.~~F!T OF THE N \/11,!o Of" SE.'4< Of SECTlON ~ LYINC. EASl£FiLY OF·._-sTATE -'?.~.~·No 2 y' .-· ;, .. /· ./ " _;'"'':)° _/ -:._,'-' THE L"1,JO EMBRACED IN THIS PLAT W"S FORMERLY PA.RT:'Of Tt-te: "NEWREfl'T"OI'/ HOME S1Ti;S" PLA:t. (FlfC.OROCD IN voc.u,,K 17 _ PAC.E IL R(CORO', OF KIN(, CO\!li!.JY, W"5HING.T0N, W!-l'1CH P'--<'(T WAs·:,.vACATED) T'iJE EAst:Lr'llt Of 1 Hts ~LAT 15 IDENTICAL. WITH LINE £'i,TA9L1SH[0 ON TH( l)l'c_lGINAL 0 J;'l: 0 AT ' ·' '· : ·' DfDICAIION ,, ,•' .: . .-:-.-' KNOW ALL >,<EN ev THE& ?R(:OENTS TH,t,T WE. C L DIAON, 1,NO THOM,0,5 HAA>iCE5, A~ TAu~:tEES; OWNtllS •N F"EE •1MPLE Of THE TRACT o• LAND PLATT(P IN T~IS HAR =.:i[S GARDEN-HOMt TfV',CTS., HE!'itBT DEC~"i?-t THLS PLAT AND DEDICAT[ "TO 'fHE USE OF THE Pu8LI( F"OREvER ALL STREETS SHOl\!N fjf:REON __ ANO "THE USE TH(R_LOf F(lf' ANY: .o,N[) ALL PU9~1C PJRPOSES NOT •NCONsrsTEN'f WITH ·t~E USE T>-IE"E0f FOA··.,'l.19L'(_-:l'"GHW,1.'I' P,URP05E.'l6 AL5c:i )'HE ~ri:;L~D o~~~~,,;~L c."!;~~~~6. s~:~~T~ORsi;;~ ~~~[2~LS UPON THE TRACTS SHO...,.~ UPON T~IS PL,•i IN THE AE:1'f- AO 19 1 3 N 1 W1TNES5 WHEREOF, WE KAVE :Hf:_REUNTO SET OUR KANDS ANO SEAL$ Ti-<IS ·J_l::1:H. DA_,-OF" ~t')'_.t~-~-~- tN TH€ PAESUK[ OF FRED I SATJcRffiRD .,.._ T MEEHAN C I D1XON THOMAS HARRIES AcKNOwLEDGMENT . ' ... :-. STATE OF \NASHlNC,TQNJ. _,.' ): . . . . ·.. •' .. ,_ ... ·. cou,nv OF ~1NG _-SS .= __ .,.· ,-HIS IS TO C[ATt~Y "!Hit.T QI'!< THl)r.J 0 ;U.H. DA'(" OF._$~_1, A.D 19l7 9E_FOAE ME. THE UNOCR5,GNED. A NOTARY PUl;!LIC© PEA'i,QNALLY APPEAAEa·. C L, DIAON Affl) TMOMAS· HAffAIES, "f0 MC, KNQW!), TO l:,E TKE P[R50NS WHO [X[(.UTED THE - TH( f0REG0l"G 0(01CA"T.l(HI, A.SOW··.HO AC~N.=. _..;i:.·o·c<· . 0,.0 .. M~,--r,i .. ,C .. ·· '"'.'.· .S· ,c.~O. ,so·. " •. ALEO THE SAME AS "THEIR fRE • "'-A-ANO V(lLEJNTARY ACT AN oe:'.<o F"OA THE USE5/AN0°PUAP0~:5 THUlEIN .M(N110NED ~ ,YITNE~", MY HANO AN~'·DFJ'1~l~_L, •. 5tAL T~-E DAv._:)INO T~ YEAl'i' FlR~J-··1':lidve._.WRnTEN ~ · -:' -· _ LK...AR.tlQUL __ - · ,,,· _.· NO"TAAY PUEKlC IN A"D s0RTH€ ~TA"TE 0 ,,.-_,.-,:: WA$1-1l-NG"!ON "llES•DING A"! RENTON First American Title __ :___._r. e.L._A..l!.Q __ _ MAfOR, ?RO-T[r.l,C,T< '.'.lr R(NTON, WASHlt-K.TOlJ 38 ~ Fir -,- Tim Daniels tdaniels@firstam.com ( 425) 635-2100 4.merican First American Title Insurance Company 818 Stewart St, Ste 800 .Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 fax - ESCROW COMPANY INFORMATION: Escrow Officer/Closer: SHARON VONCLASEN sharonv@firstam.com First American Title Insurance Company 401 Parkplace Center, Ste 100, Kirkland, WA 98033 Phone: (425)576-0600 -Fax: (866)235-5159 King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. (425) 635-2101 EastsideTitleTeam@firstam.com Michelle Treherne mtreheme@firstam.com ( 425) 635-2100 Gayle Douce gdouce@flrstam.com (425) 635-2100 Kristi Mathis kkmathis@firstam.com (425) 635-2100 PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART ST, STE. 800, SEATTLE, WA 98101 To: Urban Edge Homes 50 116th AVE SE STE 111 Bellevue, WA 98004 Attn: Joseph Notarangelo Re: Property Address: 703 Sunset Blvd NE, Renton, WA 98056 First American Title File No.: 4202-2338553 Your Ref No.: Form No. 1068-2 ALTA Plain Language Commitment COMMITMENT FOR TITLE INSURANCE Issued by Commitment No.: 4202-2338553 Page 2 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months a~er the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-l. The General Exceptions and Exceptions in Schedule B-Il. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First American Title Insurance Company Tim Daniels, Title Officer First American Title Form No. 1068-2 ALTA Plain Language Commitm SCHEDULE A 1. Commitment Date: October 21, 2014 at 7:30 A.M. 2. Policy or Policies to be issued: General Schedule Rate with 10% Combination Discount Standard owner's policy Proposed Insured: To Follow Simultaneous Issue Rate with 10% Combination Discount ALTA Extended Loan Policy Proposed Insured: To Follow $ $ AMOUNT To Follow $ To Follow $ Commitment No.: 4202-2338553 Page 3 of 10 PREMIUM TAX To Follow $ To Follow To Follow $ To Follow 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: GEORGE P. KALASOUNTAS, AS HIS SOLE AND SEPARATE PROPERTY 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. First American Title Form No. 1068-2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Commitment No.: 4202-2338553 Page 4 of 10 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of ltem(s): (F) Other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title 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. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. Rrst American Title Form No. 1068-2 Commitment No.: 4202-2338553 Page 5 of 10 ALTA Plain Language Commitm SCHEDULE B SECTION II EXCEPTIONS PART TWO: Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2100 2. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 311990-0010-01 1st Half Amount Billed: $ 561.32 Amount Paid: $ 561.32 Amount Due: $ 0.00 Assessed Land Value: $ 78,300.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 561.32 Amount Paid: $ 0.00 Amount Due: $ 561.32 Assessed Land Value: $ 78,300.00 Assessed Improvement Value: $ 0.00 3. Taxes which may be assessed and extended on any subsequent roll for the tax year 2014, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 4. Potential lien rights as a result of labor and/or materials used, or to be used, for improvements to the premises. The Company reserves the right to make additional requirements prior to insuring. An indemnity agreement to be completed by George P Kalasountas , is being sent to The Closing Escrow company and must be submitted to us prior to closing for our review and approval. All other matters regarding extended coverage have been cleared for mortgagee's policy. Items A through E and G and H on Exhibit B herein will be omitted in said extended coverage mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. 5. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 6. Easement, including terms and provisions contained therein: Recording Information: 7709060790 In Favor of: City of Renton For: Public Utilities(including water and sewer) First American Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4202-2338553 Page 6 of 10 7. Conditions, notes, easements, provisions and/or encroachments contained and/or delineated on the face of the Survey No. 20000127900014, recorded in volume 135 of surveys, at page(s) 74, in King County, Washington. 8. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat or Plat of Harries Garden Home Tracts recorded in Volume 34 of Plats, Page(s) 38. First American Title Form No. 1068-2 Al TA Plain language Commitm INFORMATIONAL NOTES Commitment No : 4202-2338553 Page 7 of 10 A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN TRACT 2, HARRIES GARDEN HOME TRACTS, VOL. 34, P. 38, KING COUNTY APN: 311990-0010-01 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: NONE Property Address: 703 Sunset Blvd NE, Renton, WA 98056 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. A"rst American Title Form No. 1068-2 ALTA Plain Language Commlbnent CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Commitment No.: 4202-2338553 Page 8 of 10 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section IL We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. Arst AmenCan ntle Form No. 1068-2 ALTA Plain language Commitm First American · '::i!= I First American 1itle Privacy Information We Are Committed to Safeguarding Customer Information Commitment No.: 4202-2338553 Page 9 of 10 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial Information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as Information obtained from a public record or from another person or entity. First Amerirnn has also adopted broader guidelines that govern our use of personal information regardless of rts source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon whieh of our services you are utll!zlng, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purJX!se, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as titfe insurers, property and casualty insurers, and trust and investment adviSOI)' companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketmg services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to appjy to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal Information about you to those individuals and entities wro need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal re~ulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, sueh as your name and email address. When information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal Information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access specific account/profile information. If you choose to share any personal information with us, we will only use it in accordance with the policies outlined above. Business Relationships First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content ar the privacy practices employed by other sites. Cookies Some of First American's Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAm.cqm uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Fair Information Values Fairness We consider consumer expectations abOut their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the (Ollection, use and dissemination of data. Accuracy we will take reasonable steps to h~p assure the accuracy of the dat.a we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in Identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our emp~yees on our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsi~e manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form SO-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 Ffrst American Financial Corporation) A'rst American Title Form No. 1068-2 ALTA Plain language Commitment Commitment No.: 4202-2338553 Page 10 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: GEORGE P KALASOUNTAS, AS HIS SOLE AND SEPARATE PROPERTY Real property in the County of King, State of Washington, described as follows: THE SOUTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE(S) 38, RECORDS OF KING COUNTY, WASHINGTON. Tax Parcel Number: 311990-0010-01 Situs Address: 703 Sunset Blvd NE, Renton, WA 98056 First American Title lmerican First American Title Insurance Company 18 Stewart St, Ste 800 eattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - ESCROW COMPANY INFORMATION: Escrow Officer/Closer: SHARON VONCLASEN sharonv@firstam.com First American Title Insurance Company 401 Parkplace Center, Ste 100, Kirkland, WA 98033 Phone: (425)576-0600 -Fax: (866)235-5159 King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. (425) 635-2101 EastsideTitleTeam@firstam.com Tim Daniels tdaniels@firstam.com Michelle Treherne mtreherne@firstam.com Gayle Douce gdouce@firstam.com (425} 635-2100 (425} 635-2100 (425) 635-2100 Kristi Mathis kkmathis@firstam.com (425) 635-2100 PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART ST, STE. 800, SEATTLE, WA 98101 To: Urban Edge Homes 50 116th AVE SE STE 111 Bellevue, WA 98004 Attn: Joseph Notarangelo Re: Property Address: 707 Sunset Blvd NE, Renton, WA 98056 First American Title File No.: 4202-2338561 Your Ref No.: Form No. 1068-2 ALTA Plain Language Commitment COMMITMENT FOR TITLE INSURANCE Issued by Commitment No : 4202-2338561 Page 2 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First American Title Insurance Company Tim Daniels, Title Officer Arst American Tttle Form No. 1068-2 ALTA Plain Language Commitm Commitment No.: 4202-2338561 Page 3 of 10 SCHEDULE A 1. Commitment Date: October 20, 2014 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX General Schedule Rate with 10% Combination Discount Standard Owner's Policy $ To Follow $ To Follow $ To Follow Proposed Insured: To Follow Simultaneous Issue Rate with 10% Combination Discount ALTA Extended Loan Policy $ To Follow $ To Follow $ To Follow Proposed Insured: To Follow 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: GEORGE P. KALASOUNTAS, AS HIS SOLE AND SEPARATE PROPERTY 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. First American Title Form No. 1068-2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Commitment No.: 4202-2338561 Page 4 of 10 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title 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. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First Americ.an Title Form No. 1068-2 ALTA Plain Language Commltm PART TWO: SCHEDULE B SECTION II EXCEPTIONS Commitment No.: 4202-2338561 Page 5 of 10 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2100 2. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 311990001100 1st Half Amount Billed: $ 1,015.91 Amount Paid: $ 1,015.91 Amount Due: $ 0.00 Assessed Land Value: $ 142,100.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 1,015.91 Amount Paid: $ 0.00 Amount Due: $ 1,015.91 Assessed Land Value: $ 142,100.00 Assessed Improvement Value: $ 0.00 3. Taxes which may be assessed and extended on any subsequent roll for the tax year 2014, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 4. Potential lien rights as a result of labor and/or materials used, or to be used, for improvements to the premises. The Company reserves the right to make additional requirements prior to insuring. An indemnity agreement to be completed by George P. Kalasountas, is being sent to The Closing Escrow company and must be submitted to us prior to closing for our review and approval. All other matters regarding extended coverage have been cleared for mortgagee's policy. Items A through E and G and H on Exhibit B herein will be omitted in said extended coverage mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. 5. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 6. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat or Plat of Harries Garden Home Tracts recorded in Volume 34 of Plats, Page(s) 38. First American Title Form No. 1068-2 Commitment No.: 4202-2338561 Page 6 of 10 Al TA Plain language Commitment 7. Easement, including terms and provisions contained therein: Recording Information: 7709060791 In Favor of: City of Renton For: Public Utilities(including water and sewer) 8. Easement, including terms and provisions contained therein: Recording Information: 7709060794 In Favor of: City of Renton For: Public Utilities(including water and sewer) 9. The terms and provisions contained in the document entitled "Declaration of Restrictive Covenants" Recorded: Recording No.: March 16, 1988 8803161012 10. Easement, including terms and provisions contained therein: 11. 12. Recording Information: 9007131302 In Favor of: For: Pacific Northwest Bell Telephone Company, a Washington corporation Underground communications lines, conduit and above ground cabinet Said easement was executed by Clifford J. Mull, who at no time has had any interest in said premises, of record. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revisions): Recorded: Recording Information: November 16, 1995 9511169011 Conditions, notes, easements, provisions and/or encroachments contained and/or delineated on the face of the Survey No. 20000127900014, recorded in volume 135 of surveys, at page(s) 74, in King County, Washington. Arst American Ttf:le Form No. 1068-2 ALTA Plain Language Commitmi:i INFORMATIONAL NOTES Commitment No.: 4202-2338561 Page 7 of 10 A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN TRACT 3, HARRIES GARDEN HOME TRACTS, VOL. 34, P. 38, AKA LOT 2, CITY OF RENTON LLANO. LUA 95-154 LLA, REC. 9511169011, KING COUNTY APN: 311990001100 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: NONE Property Address: 707 Sunset Blvd NE, Renton, WA 98056 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. A"rst American Title Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Commitment No.: 4202-2338561 Page 8 of 10 (b )"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. First American Title Form No. 1068-2 ALTA Plain Language Commitm1 ' ~ .. ~ ~' ~.: First American ¥ I Fll'St American Title Pri,..acy Information we Are committed to Safeguarding Customer Information Commitment No.: 4202-2338561 Page 9 of 10 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to k.now how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner ln which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect indude: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affihated companies, or others; and • Information we receive from a consumer report111g agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purJX)se, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal Information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty inSLrers, and trust and investment advisory companies, or companies involved i11 real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have Joint mark.eting agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to k.now that information to provide products or serviees to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comp~ with federal regulations to guard your nonpublic personal information. Inf<1rmatlon Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is importa11t you k.now how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This lnformatton is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. First Americ.an uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is ne€ded, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access specific account/profile information. If you choose to share any personal information with us, we will only use it in accordance with the JX)licies outlined above. Business Relationships First American Financial Corporatk)n's site and its affiliates' sites may contain links to other Web sites. While we try to link only to ~tes that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other ~tes. cookies Some of First American's Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cook.ie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAm.com uses stored cookies. The goal of this technology Is to better serve you when visiting our ~te, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Fair Information Values Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer pnvacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer In our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form SO-PRIVACY {9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) First American Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4202-2338561 Page 10 of 10 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: GEORGE P. KALASOUNTAS, AS HIS SOLE AND SEPARATE PROPERTY Real property in the County of King, State of Washington, described as follows: ALL THAT PORTION OF TRACT 3, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON. EXCEPT THE NORTH 50.00 FEET THEREOF, AND THAT PORTION OF THE NORTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN OF SUNSET BOULEVARD N.E. (SUNSET HWY.). AS NOW ESTABLISHED AND SAID POINT BEING A NON TANGENT POINT ON A CURVE TO THE LEFT FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 78°23'41" EAST AT 985.37 FEET; THENCE ALONG THE EAST LINE OF SAID TRACT AND ALONG SAID CURVE AND MARGIN, THROUGH A CENTRAL ANGLE OF 2°57'18", AN ARC DISTANCE OF 50.82 FEET TO A POINT OF NON TANGENCY FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 81 °20'59" EAST AT 985.37 FEET, SAID POINT BEING ALSO THE SOUTHEAST CORNER OF THE SAID NORTH 50 FEET OF TRACT 2; THENCE SOUTH 89°51'00" WEST, ALONG THE SOUTH LINE OF SAID NORTH 50 FEET, 185.11 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 50 FEET; THENCE NORTH 15°10'30" WEST ALONG THE WEST LINE OF SAID TRACTS 2 AND 3, A DISTANCE OF 103.54 FEET TO THE NORTHWEST CORNER OF THE SOUTH 50.00 FEET OF SAID TRACT 3; THENCE NORTH 89°51'00" EAST ALONG THE NORTH LINE THEREOF 126.55 FEET; THENCE SOUTH 00°09'00" EAST 50.00 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 2; THENCE NORTH 89°51'00" EAST ALONG SAID LINE 94.47 FEET TO THE POINT OF BEGINNING. ALSO KNOWN AS LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA 95-154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NO. 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. Tax Parcel Number: 311990001100 Situs Address: 707 Sunset Blvd NE, Renton, WA 98056 First American Title DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Ren ton AFFIDAVIT OF INSTALLATION OF PUBLIC OUTREACH SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.reQtQ<\'8i\Ja.'!'1 STATE OF WASHINGTON ) ) ss COUNTY OF KING ) _______ 0 _D~c_v_ov1 __ s;_+.,..y_l_e~s~--------·· being first durv sworn on oath, deposes and says: 1. On the outreach ,.,..,. day of Dch/,rr , 20 It , I installed sign(s) on the property located 701 Sunset Boulevard NE for the following project: Sunset's Edge Townhomes Project Name Tottenham, LLC Owner Name pub1ic 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign{s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code ,rnd the City's "Public Information Signs Installation" handout package. /~ Installer Signature SUBSCRIBED AND SWORN to before me this Jd.. day of Oc±16 eV '20 It .· Notary PubUc State of W aslalagton JAEHY ANG LEE MY COMMISSION EXPIRES December 25, 2019 I I\.,.,...,,.. in and for the State of W~ington. resi d i ng at __ _,/2.,::-=...,t/"'w ........ v:-:vl...w.d.,__,,,._, --'k=-<B....,__ __ My commission expires on __ i2--~d_z.._r __ /_2_tJ_f~9,,_'_. _ 3 H :\CED\Data\Forms-lemplates\Se(f-Help Handouts\Plan ning \Pub Outreach Sign Hando ut.docx Rev. o;:/;(d.G @ 0 50 100 200 ~ II] I I 1" = 100' LEGEND c==~ SUBJECT PARCEL ~--=:=] PARCEL/ R.O.W. 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I ro .,---- <( Z ::, 0 ('.) > w (/) ~ w I= 0 ~ 0 5 0 ~ ci w o.:.01-0....-- co "' 0 Cl) f-OJ -w "' I-U) <( O'. w ~s C Cl) (/)z .. LL z t--oa'.o o Ww ·· :) t'--I-z :::i w ' z -I- Cl) QwS~<e r---.. er::::o_ o a.. <:( ~ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Ren ton 0 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I ,,,.,.,,. "" "' ,, , ., .. ,. STATE OF WASHINGTON ) ) ss COUNTY OF KING ) --~-;---~--~-----------------' being first duly sworn on oath, deposes and says: 1. On the information day of _______ ., 20_· _: _, I installed --"' .. 1'--' _ public r\\ 1 )_! t',_ sign(s) on the property located at ir • /, .. , for the following project: Project Name ~ /fJ:)Jd.7;1_/Jqt!/o /;;,- Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 8 Title 4 of Renton Municipal Code and the City's "Public Information Signs lnst;illation" handout package, / /e__ __ _ Installer Signature SUBSCRIBED AND SWORN to before me this~ day of !/ i i.1 . , 20 ., ;-. Notary Publlc State of Washington DANA L MACKENZIE My CQmmlsslon Expires February 1, 2017 NOTARY PUBLIC in and for the Stat/i of Washington, residing at -'--Cc-'-·-'-.,_· ------------ My commission expires on ---'---~~------ 7 H:\CED\Data\Forms·Templates\Self·He!p Ha~douts\Plannlng\Pub Info Sign Handout.doc;< Rev. 04/2016 ---------- ;·; EG~-~(J ___ _ : c:::J SUBJEC."!' PAACEl I L_ PARCl:U 1' O.W LINE I \ I I \ \ \ I \ \ " -. \ \ \ \ \ \ \ \ \ \ I_ -I \- ! 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CITl?!NDESIGN NEIGHBORHOOD DETAIL MAP 5{;A.I..E;AS WOTEP A0.2 RECEIPT EG00062040 BILLING CONTACT Tottenham LLC 50 116th Ave SE, #111 Bellevue, 98004 REFERENCE NUMBER FEE NAME -- LUA16-000864 PLAN • Environmental Review PLAN -Preliminary Plat Fee PLAN -Prellminary PUD Fee Technology Fee Printed On: November 15, 2016 Prepared By: Clark Close --------Renton ~ v:., TRANSACTION TYPE -· Fee Payment Fee Payment Fee Payment Fee Payment ,., 1055 S Grady Way, Renton, WA 98057 Transaction Date: November 15, 2016 PAYMENT METHOD " Check#5008 Check#5008 Check #5008 Check #5008 SUBTOTAL TOTAL AMOUNT PAID - $1,000.00 $4,500.00 $2,500.00 $240.00 $8,240.00 $8,240.00 Page 1 of1