Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Highlands Sub-Area Redevelopment (2006-2007)
April 17, 2006 Renton City Council Minutes Page 124 Annexation: Falk Il, R-8 An ordinance was read establishing the zoning classification of property Zoning annexed within the City of Renton generally located south of SE 185th St., and on the east side of 102nd Ave. SE, from R-4 (Urban Residential — four dwelling units per acre, King County) to R-8 (Residential — eight dwelling units per acre) zoning (Falk II Annexation). MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 4/24/2006. CARRIED. Annexation: Merritt II, SE An ordinance was read amending Ordinance No. 5142 by changing the timing May Valley Rd & Coal Creek for effectuating Phase II of the Merritt II Annexation to the City of Renton. Parkway MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 4/24/2006. CARRIED. The following ordinance was presented for second and final reading and adoption: Ordinance #5201 An ordinance was read amending Chapter 2, Zoning Districts — Uses and Planning: Airport Related Uses Standards; and Section 4-11-010 of Chapter 11, Definitions, of Title IV Zoning Text Amendments (IM (Development Regulations) of City Code by revising the air transportation uses Zone) section of the medium industrial, heavy industrial, and center downtown zones, and the airport and aviation operations uses; and by revising definitions. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS MOVED BY CORMAN, SECONDED BY LAW, COUNCIL CANCEL THE Council: Meeting Cancellation 5/1/2006 COUNCIL MEETING. CARRIED. (5/l/2006) Finance: Financial Policies & MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL REFER THE Investment Strategies TOPIC OF FINANCIAL POLICIES AND INVESTMENT STRATEGIES TO THE FINANCE COMMITTEE FOR FUTURE DISCUSSION. CARRIED. AUDIENCE COMMENT Brett Hawton, 1308 Harrington Ave. NE, Renton, 98056, expressed concern Citizen Comment: Hawton - about adversarial relationships between City officials, and encouraged Council Hi hl ands Subarea, Zoning to review the information posted to the City's own website regarding the Text & Zoning Map Highlands Subarea, which is where he had gathered his information. Amendments ADJOURNMENT MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 10::48 pp.m. Bonnie 1. Walton, CMC, City Clerk Recorder: Jason Seth and Michele Neumann April 17, 2006 April 17, 2006 Renton City Council Minutes Page114 �K- Planning: Highlands Subarea, Zoning Text & Zoning Map Amendments Public comment was invited. There being none, it was MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL SUPPORT R-8 ZONING CONSISTENT WITH THE COMPREHENSIVE PLAN, ACCEPT THE FALK II ANNEXATION, AND CONCURRENTLY IMPOSE R-8 ZONING ON THE NON -STREET PORTIONS OF THE ANNEXATION SITE. CARRIED. (See pages 123 and 124 for ordinances.) This being the date set and proper notices having been posted and published in accordance with local and State laws, Mayor Keolker opened the public hearing to consider the zoning text and zoning map amendments for the area identified as the Highlands Subarea, which is generally located between NE 6th St. and NE 21 st St., and between Edmonds Ave. NE and Monroe Ave. NE. Alex Pietsch, Economic Development Administrator, stated that Council enacted a moratorium on new development in the subarea last May. The once extended moratorium expires on May 14th, and staff is presenting a zoning proposal, which if adopted, allows the moratorium to expire and allows property owners to develop their property under zoning that is consistent with the Comprehensive Plan. Rebecca Lind, Planning Manager, reported that this topic is still before the Planning Commission, who will be deliberating on the amendments on April 19th. She briefly reviewed the history of this proposal, pointing out that discussion concerning this area started with the adoption of the Comprehensive Plan. Over the last ten years the City has attempted to revitalize the Highlands area by: increasing the zoning, adding the area to the City's Business Plan, creating the Residential Demonstration Bonus District, and initiating a commercial area visioning process. When refining Comprehensive Plan policy direction in 2000, Ms. Lind explained that the Center Village (CV) land use designation was extended up to NE 16th St. to an area currently zoned R-10. This area contains the majority of the World War II duplex properties. She noted that the R-10 zone did not implement the vision of the Comprehensive Plan; therefore, staff needed to start reviewing the zoning to implement the vision, and to develop a subarea plan in the next five to ten years. Continuing, Ms. Lind stated that a moratorium on new development was declared in 2005 to prevent the subject area from being fragmented while staff conducted a land use study. Staff has now developed a zoning proposal intended to stimulate private redevelopment of the area. Turning to the zoning proposal, Ms. Lind described the vision and purpose of the CV land use designation, which includes: redevelopment of low density suburban land use patterns; creation of medium and high density residential areas; compact urban development (transit oriented, structured parking, and alley loaded); a high standard of design; and clustering of commercial and community uses. Within the CV land use designation, Ms. Lind reported that two new zones are proposed. The first, Center Village Core (CV-C), which replaces the existing Center Village zone, is proposed to be an area of high density residential development on top of, and surrounding, commercial development. Base April 17, 2006 '�fta Renton City Council Minutes Page 115 density is ten to sixty units per acre, with a bonus of up to eighty units per acre that is only available for affordable housing.. Ms. Lind stated that the second zone, Center Village Residential (CV-R), is proposed as residential only, and is limited to townhouses and cottages. Base density is ten to fourteen units per acre. She indicated that bonus density is available with participation in the Center Village Flex Bonus District. To participate, property owners must consolidate a minimum of one acre (adjacent land), and provide at least two units of affordable housing per net acre. Participation in the district allows a density bonus of up to eighty units per acre, but flats are limited to the area east of Kirkland Ave. Therefore, development will most likely take place in most of the area at about twenty to thirty units per acre. She added that the bonus density provides flexibility for both individual property owners and a group of people who put parcels together. Ms. Lind listed additional proposed City Code changes as follows: establish development standards for cottage housing; amend the master planning regulations to accommodate review of projects in the Highlands Subarea; amend procedural requirements in the planned unit development regulations; and adopt design guidelines for all residential development in this area. Continuing, Ms. Lind stated that an amendment to the R-10 zone is proposed that makes all existing single-family homes and duplexes non -conforming in the Highlands Subarea. She explained that this will stop the continuation of the current inefficient, low -density land use pattern. Existing duplex and single- family uses would become legal non -conforming, which means that non- conforming uses may be maintained but not expanded. Ms. Lind reviewed the areas proposed for rezone to the CV-C and CV-R zones. She explained that the rezone proposal is a standard zoning implementation package and can stand on its own. How the development actually occurs in the future depends on other decisions that Council may make, or other City actions. Ms. Lind concluded by saying that the proposal is consistent with the Comprehensive Plan, and moves the City towards implementation of the Center Village land use designation. Responding to Councilman Clawson's inquiries, Ms. Lind confirmed that current zoning allows the expansion of a duplex footprint, and noted that the City has received very few applications of this type. In response to Council President Corman's inquiry, Ms. Lind reviewed the public hearing process for this proposal, saying that the zoning text amendments and zoning map amendments are so intertwined that the Planning Commission and Council are each conducting hearings on both items. In response to Councilman Persson's questions, Ms. Lind explained that a legal non -conforming duplex can be rebuilt, if it burns down, with a rebuild permit from Council. In the case of a legal non -conforming single-family home, an administrative rebuild permit is needed. Ms. Lind indicated that staff is still researching concerns regarding the ability to obtain remodel loans for legal non -conforming structures. City Attorney Larry Warren stated that a deck installation is generally not considered an expansion of a footprint; however, other factors such as setbacks must be taken into account. Mayor Keolker encouraged people to visit developments that contain the housing types discussed, and she requested that staff prepare an address list of applicable developments. April 17, 2006 Iftow Renton City Council Minutes ,., Page 116 Regarding the upcoming public testimony, Mayor Keolker asked that speakers stay on topic and refrain from commenting on the subject of eminent domain. She stated for the record that the City is not taking any property with this proposal. She reminded Council that there is opportunity for debate and deliberation of the matter at a later date. Mr. Warren advised that adoption of an ordinance is required before the City can use its powers of eminent domain. He indicated that he could not recall an instance in which the City has used eminent domain to condemn a single-family home. Correspondence was read from John Smith, 12216 164th Ave. SE, Renton, 98059 (properties located at 1033 Sunset Blvd. NE and 1224 Jefferson Ave. NE); Tareasha Salinas, 1211 Jefferson Ave. NE, Renton, 98056; Patricia Sado, 9902 126th Ave. SE, Renton, 98056; Jon and Nancy Troxel, PO Box 1864, Friday Harbor, 98250 (property located at 922 Glennwood Ave. NE, Renton, 98056); and Howard McOmber Sr., 475 Olympia Ave. NE, Renton, 98056. Comments included: support for the rezoning proposal; suggestion to move the low-income housing and improve the shopping mall; concern regarding loss of home; a request for the City to improve communication with residents; concern about being forced to sell property; concern that all residents are being punished for the few who do not maintain their homes; belief that newer buildings, new housing for all income levels, and nicer retail shops will revitalize the community; concern regarding increased density; a request for reconsideration of the zoning proposal; concern that the moratorium has prevented residents from improving their properties; and a request that residents be given a chance to improve their properties with zoning and regulations that encourage property improvement. Public comment was invited. Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, asked for reconsideration of the zoning proposal. He indicated that although he favors new zoning, he objects to the zoning text proposal. Mr. McOmber expressed concern about the allowance of only townhouses and cottages and the limitations of that type of development. He stated that the zoning must not preclude property owners from increasing the footprint of their homes. Mr. McOmber expressed concern that the private developers will not have to follow the same zoning requirements as are required of the property owners. Terry Persson, 2821 NE 8th Pl., Renton, 98056, stated that making existing structures legal non -conforming restricts property owners from improving their property. He stressed that this is unacceptable, as property owners should be able to make desired improvements. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, displayed photographs of non -maintained and maintained area duplexes, pointing out that the proposed zoning will make well -maintained homes non -conforming. She proposed that Council consider the following: not creating legal non- conforming property by virtue of rezoning; not blighting the neighborhood by use of the community renewal act; increasing police presence and code enforcement; revisiting the zone density, which is too high; and reviewing the Environmental Review Committee's determination regarding subject area zoning. April 17, 2006 %-.e Renton City Council Minutes Page 117 Council President Corman expressed his concern regarding the several cautioning statements made by the City Attorney and Mayor to the speakers to confine comments to the subject of the public hearing. Councilman Clawson commented that per State law, the Council has no legal authority to take public testimony on non -subject, unannounced issues. City Attorney Larry Warren stated that the focus of the public hearing is on the rezoning. He also indicated that later in the agenda, under the audience comment portion of the Council meeting, comments are allowed on any topic. Council debated whether the public should be allowed to speak on non -zoning, Highlands -related concerns during this public hearing. Council President Corman indicated that people want to know how this is going to affect them. He asked that the minutes reflect that the Mayor accused him of breaking State law by his making of a motion to allow comments regarding non -zoning issues. Mayor Keolker stated that the motion was out of order, and it is her responsibility to follow Council rules and State law. Responding to Council inquiry, Mr. Warren stated that tonight's public hearing was announced as "Highlands Subarea rezoning and zoning text amendments," and comments should be limited to the topic per the State Open Public Meetings Act. Sandel DeMastus, Highlands Community Association Vice President, 1137 Harrington Ave. NE, Renton, 98056, expressed concern regarding the high - density zoning, and about how the area's low income senior and disabled citizens are going to be able to afford to relocate. Marie McPeak, 409 Jefferson Ave. NE, Renton, 98056, suggested that any Planning Commission and Council deliberations and decisions on the proposal take place after the Highlands Open House on May 18th. She also suggested that the comments made at the open house be recorded and distributed to audience members along with answers to the comments. Ms. McPeak noted the misunderstandings surrounding this issue, stating that the public needs more information regarding what will and will not be allowed under the zoning designations. Fred Crothamel, 2951 74th Ave. SE, Mercer Island, 98040, indicated that he owns five properties in the subject area across from McKnight Middle School (Harrington Ave. NE), which equal approximately one and a half acres, and another property on Index. He favored the rezone and its vision, saying that the cottage concept will work well in the area. Additionally, Mr. Crothemal supported the City -led development proposal, pointing out that the area needs a jump-start. Concluding, he thanked the City for taking the time to study the matter and for keeping property owners informed. Brett Hawton, 1308 Harrington Ave. NE, Renton, 98056, commented that the zoning has a plan behind it, as supported by information on the City's website and by an aerial photograph provided last Fall that shows an alley going through his backyard with townhouses surrounding his property. He stated that the past density increase did not result in the cleaning up of the area, that the proposal will cause his five -year -old home to become legal non -conforming, and that the addition of a garage on his property is prohibited by current zoning and by the proposed zoning. April 17, 2006 , Ve Renton City Council Minutes „... Page 118 Jennifer Hawton, 1308 Harrington Ave. NE, Renton, 98056, acknowledged the amount of work that has gone into this process, and stated that she has also conducted her own research. Ms. Hawton indicated that she visited a cottage style development in Seattle, noting that the development did not feel any different than large apartment complexes. She asked Council to question whether the proposed path is the correct one and to make a decision based on all of the information. By making her home legal non -conforming, she pointed out that the City is placing constraints on what improvements she can make. Marcie Maxwell, PO Box 2048, Renton, 98056, said her business offices have been located in the Highlands area for the past 17 years, and she resides in the area immediately surrounding the Highlands. As a realtor, Ms. Maxwell noted the need for new mixed housing, and expressed her support for the City's efforts to move these ideas forward. She indicated that new affordable housing will promote home ownership and improve rental housing choices for Renton's growing diverse populations. Ms. Maxwell concluded that this is the right time to move forward with improvements and investments in the Highlands area. Mary Irwin, 1100 Harrington Ave. NE, Renton, 98056, indicated that she has lived at the 30-unit location for 20 years, and recently bought her condominium. She stated that she is confused about the proposal and the future of her residence. Ms. Irwin questioned her own decision to purchase the property, and whether improving the property is pointless. Mr. Pietsch commented that the proposed zoning will make her condominium complex more conforming than it is currently. Bob Gevers, 900 Kirkland Ave. NE, Renton, 98056, stated that the purpose of the zoning is strictly for revenue enhancement and little consideration has been given as to how the rezoning will affect residents. Karen Murph, 1127 Harrington Ave. NE, Renton, 98056, stressed that the City's vision and her vision are not the same, and she hoped the City will take this under consideration. Ms. Murph expressed disappointment that she will not be able to replace her duplex with a single-family dwelling, and stated that she does not want to live in a downtown Seattle -type setting. Gary Williamson, 2011 Harrington Ave. NE, Renton, 98056, agreed with the previous speaker's comments, and said he is also confused about the proposal as he has seen maps that include and do not include his property. Mr. Williamson questioned if the rezoning will continue with surrounding areas, what rights he has as a property owner, and what other options were considered. Mr. Pietsch indicated that the proposal affects only the existing Center Village land use designation, and it is unknown at this time whether future Comprehensive Plan changes will be proposed for surrounding area rezones. RECESS I MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL RECESS FOR FIVE MINUTES. CARRIED. Time: 9:00 p.m. The meeting reconvened at 9:09 p.m.; roll was called; all Councilmembers present. Donovan Boyd, 2901 NE 8th Pl., Renton, 98056, noted that second story levels may be allowed for legal non -conforming duplexes, which is a change from what he heard at the Planning Commission meeting. He also noted that the zoning area is smaller than what was presented at the Planning Commission April 17, 2006 Renton City Council Minutes ,.. Page 119 meeting. Mr. Boyd stated that residents moved to the Highlands area based on the area's present attributes, and the proposed zoning will change the area. He stressed that the property owners are the primary stakeholders, pointing out that the City's decision will affect what owners can and cannot do with their property. Sheridan Botts, 1115 Tacoma Ave. NE, Renton, 98056, applauded the City's efforts to revitalize various areas of the City. She noted that although she does not live in the affected area, she does frequent the neighborhood. Stating that she supports this program, Ms. Botts expressed her hope that the rezoning will increase the density needed to support the businesses and the vision for the area. Pat Sado, 9902 126th Ave. SE, Renton, 98056, spoke on behalf of her mother who lives on Harrington Ave. NE. She expressed her fear that due to the rezoning, her mother will lose her house. Ms. Sado pointed out that a number of senior citizens are fearful of losing their homes. Mayor Keolker said the rezoning will not cause Ms. Sado's mother to lose her house. Terence J. Agnew, 1551 Hillside Dr. SE, Issaquah, 98027, owner of property at 1801 / 1803 Index Ave. NE, supported the rezoning. He commented on the deterioration of the area, acknowledged people's fear of change, and recognized the area's optimum location. Doug Kyes, 2837 Blaine Ave. NE, Renton, 98056, noted that he moved away from the Highlands area due to its deterioration. Stating that he favors redevelopment of the area, he pointed out that this effort was not rushed into and residents will be better off as a result. Bambi Jilek, 83 Monterey Pl. NE, Renton, 98056, owner of a condominium on Harrington Ave. NE., expressed her support for the City's efforts to improve the Highlands residential and business districts. She indicated that she has waited several years for signs of significant improvement, which have been minimal on their own without zoning changes. Phil Beckley, 806 Index Ct. NE, Renton, 98056, stated that he favored the zoning proposal. Heidi Beckley, 806 Index Ct. NE, Renton, 98056, stated that she founded the Highlands Community Association in 1997. She indicated that she has noticed the deterioration of the Highlands over the last ten years, and she does not want it to continue. Ms. Beckley noted the large meeting attendance this evening, pointing out that area residents are not apathetic. Expressing her support for the rezoning, she encouraged Council to continue its effort to work with residents towards a suitable plan. Eric VanBuren, 1204 Pierce Pl. NE, Renton, 98056, expressed concern regarding how the rezone affects the value of the land, saying that to make this a market -based redevelopment, the value of the underlying land must be raised in excess of the market value of the current duplexes. He shared some general market value figures for the area, which he said showed a net loss in most cases under the proposed zoning. Carole Wright, 13307 SE 151st St., Renton, 98058, stated that this project is worth the effort. Pointing out her familiarity with cottage style housing, she indicated that this is a prime location for housing of this type because it is close April 17, 2006 *404 Renton City Council Minutes , Page 120 to transit, shopping, and other needs of senior citizens. Ms. Wright also noted that cottage housing is energy efficient, community oriented, and more affordable. Raymona Baldwin, 1150 Sunset Blvd. NE, #218, Renton, 98056, owner of a multi -family unit, stated that the Highlands is a great community and she would like to see it improve as did the downtown area. Ms. Baldwin expressed her hope for housing that serves the needs of everyone whether they live in a single-family house or a condominium. Jerrilynn Hadley, 901 S. 3rd St., Renton, 98055, said the proposed changes are positive and can make a huge difference in the viability of the community. The proposal encourages business as well as occupancy, and will result in a safer, cleaner, and more prosperous neighborhood. John Visser, 19404 102nd Ave. SE, Renton, 98055, owner of property at 1131 Glennwood Ave. NE, indicated that the neighborhood is not as bleak as reported, and units are being upgraded. He stated that if higher density housing is desired, then properties should be bought out at a reasonable price. Greg Fawcett, PO Box 402, Fall City, 98024, stated that he owns a duplex at 1222 Kirkland Ave. NE., which is proposed for a downzone to CV-R. He requested that the property remain commercially zoned, saying that commercial zoning provides greater flexibility for redevelopment. Pointing out that this also affects three other adjacent properties, he noted the benefits of having a commercially zoned cluster of properties. Mr. Fawcett reported that the commercial zoning is in keeping with surrounding properties, which include Fire Station #12 and a drug store. Rebecca Alder, 3112 NE 14th St., Renton, 98056, indicated that she owns a triplex and lives in one of the units. She explained that she lived out-of-state for six years, and upon returning home to Renton, was shocked to see how her home and the neighborhood had deteriorated during her absence. Ms. Alder pointed out that she has since done a lot to improve her property. She stated that CV-R zoning is proposed for her property, for which she is happy about since it meets the minimum conforming standards. Ms. Alder expressed her support for the proposal, and asked for more information about affordable housing, including income levels, related bonus systems, and definitions. John A. Hansen, 1108 Anacortes Ave. NE, Renton, 98059, said the Highlands is a great area, close to recreation opportunities and highway access. He expressed his happiness about the proposed improvements, and encouraged the City to continue its efforts in this direction. Cristin Mandaville, 6035 SE 2nd Ct., Renton, 98059, owner of property at 1409 Jefferson Ave. NE, favored increased densities with provisions for mixed housing types that include flats, townhomes, cottages, and single-family homes. She voiced concern that the zoning text changes as written seem to undermine the goals that the City is setting out to accomplish. Ms. Mandaville explained that some projects may be blocked, as they would be dependent on specifics such as the way the parking garage faces and how setbacks interrelate with street and alley networks, which do not even exist yet. Continuing, Ms. Mandaville stated that under the CV-R zone, the requirements appear too restrictive for townhome development at R-14. Items including setbacks, lot coverage, types of housing, and housing height are key to R-20 densities not R-14. Building is precluded at an R-14 density for some of the April 17, 2006 %_ Renton City Council Minutes Page 121 Planning: Highlands Subarea Redevelopment AUDIENCE COMMENT Citizen Comment: Beckley - Highlands Community Association Citizen Comment: Hawton - Highlands Subarea, Zoning Text & Zoning Map Amendments Citizen Comment: Petersen - Highlands Subarea Plan smaller projects that may be lined up. She pointed out that master planned developments are allowed on sites that are one acre or more; however, the zoning text as written, makes it difficult to carry out the infill projects that would help the City be successful in this effort. Steve Beck, 4735 NE 4th St., Renton, 98059, stated that he owns a duplex at 11 th and Harrington Ave. NE, on which he spent approximately $30,000 to rehabilitate. Mr. Beck said war -time structure owners are aware of the construction problems, and simply rehabilitating the homes does not solve the problems. He pointed out that the proposed incentives through zoning enhancements make it now feasible to be rewarded, if and when owners decide to sell or redevelop property. Mr. Beck requested one zoning change: the exemption of stormwater retention and detention requirements when property owners develop one acre or less. He explained that this will continue to allow the conveyance of stormwater from one -acre parcels into the existing City system. He stated that construction costs of retention and detention facilities on larger parcels of land can be spread across projects, but if small property owners are expected to combine their properties for co -development, there must be added incentive and upzoning is not enough. Mr. Beck concluded by expressing his support for the plan. Mayor Keolker suggested that Council consider holding a special public meeting to allow for public testimony on topics other than the one that was duly announced tonight. There being no further public comment, it was MOVED BY CLAWSON, SECONDED BY PALMER, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL SET A PUBLIC MEETING ON 5/8/2006 TO CONSIDER OVERALL ISSUES OF REDEVELOPMENT IN THE HIGHLANDS. CARRIED. Heidi Beckley, 806 Index Ct. NE, Renton, 98056, stated that as the founder of the Highlands Community Association (HCA), she is concerned that the organization has recently spread misinformation and rumors regarding potential redevelopment in the Highlands area. She noted that the HCA was founded to be a source of information for people working for solutions, not as a political action committee. Ms. Beckley complimented City officials and staff for their efforts, and stated that the HCA, as it exists now, has nothing to do with its original bylaws and tenets, has lost its credibility, and as an entity is not associated with the City. Brett Hawton, 1308 Harrington Ave. NE, Renton, 98056, commented that several supporters of the potential rezoning were either real estate agents or absentee owners who do not even live in the area. He stated that most people have gathered their own information from sources such as the City's website, and not relied on notes left on their front doors. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, stated that information passed out by the Highlands Community Association is essentially the same information that is posted to the City's website. She stated that she did not believe it to be appropriate for a member of the Planning Commission to be lobbying for a plan they are supposed to still be reviewing. Ms. Petersen expressed her belief that adequate code enforcement and police presence would enable residents in the Highlands Subarea to reclaim their neighborhood April 17, 2006 Renton City Council Minutes 122 without changing zoning. She urged Council not to enact or support the proposed zoning and especially not to support legal non -conforming status for existing homes. Citizen Comment: Hawton - Jennifer Hawton, 1308 Harrington Ave. NE, Renton, 98056, stated she would Highlands Subarea, Zoning like to know where she could get current information regarding the potential Text & Zoning Map rezoning, and spoke in support of revitalizing the area if more information Amendments could be made available for review. She stated she would like to see single- family homes included in the proposed rezoning. Citizen Comment: DeMastus - Sandel DeMastus, 1137 Harrington Ave. NE, Renton, 98056, expressed dismay Highlands Subarea Plan at the negative comments regarding the Highlands Community Association. She expressed her wish that City residents and Council work and communicate together to bring positive results to the Highlands area. Councilman Clawson clarified that Council has made no decisions regarding rezoning and any decision made by Council would have to be made at an announced public meeting. He emphasized that there have been no decisions to declare the area blighted or to condemn anybody's property, and anyone implying that would be wrong. Citizen Comment: Williamson Gary Williamson, 2011 Harrington Ave. NE, Renton, 98056, expressed his - Highlands Subarea, Zoning appreciation for comments made by Councilmen Corman and Persson regarding Text & Zoning Map restriction of public comment, and opined that when a speaker was in favor of Amendments the proposed zoning they were allowed to speak off topic. He stated that a resident who was unwilling to sell could complicate plans to develop the area. Mr. Williamson noted that renewal that has taken place in neighboring communities was accomplished without changing zoning. Mayor Keolker noted that she advised speakers to stay on topic. She also stated that there is no adopted plan and that the phrase "eminent domain" had been taken out of context and is just one tool of the Community Renewal Act, which is a State law that has been in effect since approximately 1957. She noted that Council has not adopted the Act and that the public testimony gathered will help with the decision making process. Mayor Keolker also stated that she stands by what she said in her State of the City address, that no one will end up homeless as a result of anything done in the Highlands. Citizen Comment: Baldwin - Raymona Baldwin, 1150 Sunset Blvd. NE, #218, Renton, 98056, stated that not Highlands Subarea, Zoning everyone perceives things the same way, and suggested that persons from other Text & Zoning Map neighborhoods that have gone through a recent revitalization be invited to Amendments attend future meetings on this topic. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 4/10/2006. Council concur. 4/ 10/2006 Vacation: Walkway, NW 6th City Clerk submitted petition for street vacation for portion of walkway St & Rainier Ave N, AHBL, between NW 6th St. and Rainier Ave. N.; petitioner AHBL Civil & Structural VAC-06-001 Engineers, 2215 N. 30th St., Tacoma, 98403 (VAC-06-001). Refer to Planning/Building/Public Works Administrator, set public hearing on 5/8/2006 to consider the petition. (See page 123 for resolution.) City Clerk: Quarterly Contract City Clerk submitted Quarterly Contract List for period of 1/l/2006 to List, 1/2006 to 3/2006 3/31/2006; 50 contracts and 10 addenda totaling $3,191,453.83. Information. HIGHLANDS SUBAREA REZONES AND ZONING TEXT PROPOSAL PUBLIC HEARING COUNCIL CONSIDERATION OF AMENDING THE CENTER VILLAGE ZONE April 17, 2006 The proposal presents a series of zoning text changes and map amendments for the Highlands Subarea. The proposal makes zoning changes primarily to properties currently designated for Center Village (CV) land use in the Comprehensive Plan. The implementing zoning of the CV land use designation is proposed to be changed to include two new zones- Center Village Core (CV-C) and Center Village Residential (CV-R). There are also changes proposed to the R-10 (Residential, ten units per net acre) zone. Design guidelines are proposed to be adopted for the Highlands Subarea. Amendments are also proposed that affect procedural subsections of Title IV related to Master Plan Review and Planned Unit Developments. Development standards for cottage housing are also proposed CV-C Zone The CV-C is proposed to be an area of high density residential development on top of, and surrounding, commercial development. Allowed residential use types include flats and townhouses. Minimum density is 20 du/acre. Densities up to 60 du/acre may be built without any special requirements being met. However, densities up to 80 du/acre require the provision of affordable housing at a minimum of five (5) units per net acre. Parking is required to be located underground or under building for residential uses, and for commercial uses parking may not be located in the front setback unless it is structured. The CV-C zone replaces the existing CV (Center Village) zone and uses most of the existing development standards already in place for this area. CV-R Zone The CV-R zone is a residential zone that allows both townhouses and cottage development. Densities range from 10 to 14 du/acre. Development standards are based on existing standards in the R-14 (residential 14 units per net acre) zone. Alley access is required. This zone was written to allow only a narrow range of uses, at limited intensity. It prohibits single family homes and duplexes, making the existing single family and duplexes in the area non -conforming. Non- conforming uses may be maintained, but not expanded. Properties greater than one acre in size, that provide a minimum of two affordable units per net acre, may participate in the Center Village Flex Bonus District. Projects in the Flex district are proposed to be master planned to allow maximum flexibility for the proponent and ensure compliance with the Comprehensive Plan CV vision and Subarea Plan policies. Participation in the Flex District allows a density bonus of up to 80 units per acre, but flats are limited to the area east of Kirkland, so development will most likely take place in most of the area at about 20-30 units per acre. Single family homes may be allowed in the bonus district. Also, there is an ability to vary the underlying development standards through a PUD (planned urban development) process. R-10 Zone A change has been proposed for the R-10 zone to make all existing single family homes and duplexes non -conforming in the Highlands Subarea. This would limit the ability of the property owner to expand these uses, but they would still be able to maintain them. Design Guidelines Design Regulations are proposed for the Highlands to ensure high quality development projects that implement the vision for the area. The standards are based on the existing Urban Design Guidelines already adopted for the Urban Center and for the South Renton Neighborhood. Compliance with the design regulations is required of all development in the Subarea, regardless of zone or participation in the Flex District. Cottage Regulations Cottage housing development relates to a site a little bit differently from other types of dwelling units. This is because they are oriented around a common area and share common parking and other features. Cottages are limited in size and scale to preserve the quality and integrity of the development. Currently, there are no cottage developments in Renton. The Highlands Subarea would be the first place they were allowed in the City. Development standards regulating this specific use type have been proposed. Procedural Amendments The following procedural changes are proposed: • A pre -application meeting to be required for all development in the Center Village Flex Bonus District. • Changes to the submittal requirements for PUDs • Changes to the Master Planning regulations to include special criteria for review of projects in the Highlands Subarea • Giving City Council final approval authority for Master Plans in the Highlands Subarea Map Amendments The attached map shows the proposed zoning map amendments for the Highlands Subarea. Purpose Take public testimony on the following proposals regarding the Highlands Subarea: • Zoning text amendments • Zoning map amendments Project History 2000 Commercial Area Urban Design Visioning Process -Conducted a survey -Held public meetings 2000 Renaming from Center Suburban to Center Village -Extended Center Village to 161^ Street -Strengthened urban, mixed -use character -No commercial development north of W -Required zoning review in 2 years -Required Subarea plan in 5-10 years Zoning Text and Map Amendments Highland Subarea April 17, 2006 Renton City Council Public Hearing Project History 1993 Adopt vision for the Highlands Center Suburban in the Interim Land Use Element 1994 Adopt Center Suburban in Comprehensive Plan and EIS -up to 60 du/ac 1997 Highlands Redevelopment added to City Business Plan 1997 $1.5 Million set aside as a redevelopment incentive 1999 Residential Demonstration Bonus District created to allow multi -family and mixed use with commercial -up to 60 du/ac along Sunset and -up to 36 du/ac in the rest of the area Project History 2000 Bonus District created along Sunset Avenue - up to 80 du/acre 2004 Re -adoption of the Center Village Land Use Designation in the Comprehensive Plan 2005 City Council enacts and extends development moratorium 2005 City commissions Heartland, LLC to study the market forces at work in the Highlands Subarea 2005 Mayor highlights Highlands Redevelopment in her State of the City address 2006 City Council provides direction to staff at workshop Proposed Zoni The proposed map amendments all occur within the Center Village (CV) land use designation in the Comprehensive Plan, Within the CV land use designation two new zones are proposed: — Center Village- Core (CV-C) — Center Villa e Residential ?CV-R) Center Village -Core • Land use —Commercial, mixed use, multi -family • Heart of Center Village — Transit hub, commercial center, employment — Neighborhood services, open space and recreation • Base Density 10-60 units per acre • Allows up to 80 units per acre with affordable housing at 5 units per acre Center Village Flex Bonus District If the property owner The following bonuses does all of this: may be granted: • Consolidates a minimum of one acre • Provides at least two units of affordable housing per acre • Participate in a master plan • Bonus density up to 80 units per acre • Allows new small lot single family uses • Allows Planned Urban Development process to modify development standards Center Village Vision and Purpose • 10-80 dwelling units per acre • Redevelopment of low density suburban land use patterns • Creation of medium and high density residential areas • Range of commercial goods and services • Compact urban development — Transit, pedestrian oriented — Structured parking — Alley loaded • High standard of design • Clustering of commercial and community uses Center Village- Residential • Land use limited to cottage and townhouse, with flats only allowed east of Kirkland Ave. • Base density 10-14 units per acre • Bonus density with participation in Center Village Flex Bonus District • Existing duplex and single-family would be "legal non -conforming" Other Proposed Code Changes • Establish development standards for Cottage housing • Amend the Master Planning regulations to accommodate review of projects in the Highlands Subarea • Amend procedural requirements in the PUD regulations • Require compliance with the existing Urban Center Design Regulations in the Highlands Subarea Amendment to R-10 Zone • Prohibit detached and semi -attached units in the R-10 zone in the Highlands Subarea • This would make the existing single-family homes and duplexes in the Highlands "legal non -conforming" Legal Non -conforming Use What CAN'T be done: What CAN be done: • Put in an addition that Re -wiring increases the building Re -roofing footprint Regular Maintenance • Landscaping • Interior remodeling • Updating the unit • Add a second story* "Maybe allowed in some instances Rebuild with new use Legal Non -Conforming Use • The existing duplex and single-family uses are proposed to be prohibited to stop the continuation of the current inefficient, low -density land use pattern • The existing units are proposed to be prohibited to make the zoning consistent with the Comprehensive Plan • Legal Non -Conforming uses are "grandfathered in"- they are allowed to continue as long as they don't expand Rezone from CV to CV-C Rezone from RMF to CV-C Rezone from CNto CV-C M Rezone from R-10 to CV-C from RMF to CV-R from CV to CV-R R-10 to CV-R Public Comments Comments from the Planning Commission Hearing regarding the zoning proposal: • Concern about the potential affects of owning "legal non -conforming" property • Concern that the proposed densities are too high Concern that too little affordable housing is required Concern that there is not enough yard space for kids • All the CV properties should be re -zoned to CV-C • Concern there would be too much traffic and not enough parking Overly restrictive regulations make redevelopment difficult ZPNSp andouf y-i1-06 SAV FAQ Sheet Frequently Asked Questions About the Highlands Redevelopment Initiative VISION What area of the Highlands is being discussed? The area, identified as the "Highlands Subarea," is located between NE 6th Street and NE 215t Street AND between Edmonds Avenue and Monroe Avenue. (See attached map). What is the vision for Highlands Subarea? • The Highlands is envisioned as a dynamic urban village, for current and future residents from all income levels, centered around a community and commercial core. Neglected and potentially hazardous housing would be replaced by safer, permanently affordable housing for seniors, low-income families, and first- time homebuyers. The neighborhood would be walkable, with sidewalks, and landscaped pathways providing easy access to goods and services. Current residents of the area would be able to stay in their homes or move to improved, affordable housing nearby. When was the vision for the Highlands Subarea developed? The vision was created through a public process when the City's Comprehensive Plan was adopted in 1993, refined in 2000, and readopted through public process in 2004. Why is the City focusing attention on the Highlands now? There is growing poverty and crime in the Highlands area. Much of the housing is in poor condition and the rate of ownership in the area is declining. Statistics show that the Highlands has disproportionately higher rates of serious crimes such as murder, car theft, and substance abuse than the City as a whole. The City wants to support investment in the Highlands to help improve these conditions. REDEVELOPMENT What happened to the 2000 Redevelopment Plan? Businesses will only come to an area if there is a market to support them. Market analysis done on the Hi -Lands Shopping Center showed there were not enough households or sufficient spending to support a neighborhood shopping center. However, the study also showed that a small increase in households would provide an attractive market for new businesses. What has the City done to revitalize and redevelop the Highlands? • Instituted the REACT program to clean up problems in the neighborhood. • Hired a consultant to study both the residential and commercial market. • Researched the physical, social, and economic conditions. • Drafted proposed zoning regulations to improve revitalization opportunities. How will redevelopment improve the Highlands and preserve affordability? • By increasing the total number of housing units and partnering with home ownership programs, there will be additional opportunities for affordable home ownership. • Additional housing units will also bring more families with a mix of incomes to the neighborhood, encouraging new businesses to locate there. • The City's proposal would require new housing developments to build affordable units in order to preserve affordability. • Without a redevelopment initiative, new development will NOT be required to provide any affordable housing units. REZONING Why are some properties being rezoned and others not? The City's plan for present and future land use is called its "Comprehensive Plan." The Comprehensive Plan designates much of the Highlands Subarea as "Center Village." The proposed changes to zoning are consistent with the policies already established in Center Village. Won't a rezone increase the number of housing units and affect traffic? The affect of additional units on traffic was studied. The analysis revealed that while there will be more cars if more people live and work in the Highlands, there would be no noticeable reduction in the level of service under the proposed rezoning concept, with the exception of the intersection of Edmonds Avenue NE and NE 12th Street. This intersection would need southbound and westbound left turn pockets to accommodate increased traffic volumes. What other zoning and land use changes are expected? Some changes may be proposed to expand the Center Village designation in the Comprehensive Plan. These changes require amendments to the Comprehensive Plan and will be proposed later in the year. What determines the "Center Village" designation in the Comprehensive Plan? • Although it was originally called "Suburban Center," the essential vision and polices of the Center Village designation were first adopted through public process in 1993 with the City's first Comprehensive Plan. • The purpose of the designation was to redevelop existing low -density suburban areas into compact higher density urban villages. The urban village is intended to be pedestrian friendly and transit oriented with neighborhood -oriented commercial development and medium- to high - density housing. If my property is to be rezoned, what does that mean? Perhaps the biggest change will be that existing single-family and duplex units will be considered "non -conforming uses." This means that existing development is "grandfathered." • Non -conforming uses that were legally built and constructed are allowed to continue. • Non -conforming uses can be maintained (re -roofed or remodeled on the inside), but cannot be expanded (adding second story or rooms). • Non -conforming uses, if destroyed by fire, for example, can only be rebuilt to the same square footage of what it was before and within two years of being destroyed. • Non -confirming uses may also be changed in a way that makes them consistent with the required zoning rules. Proposed Rezoning: CV-R = (Center Village -Residential): Allows townhouses and cottages with a base density of 10-14 dwelling units per acre. Property owners who can consolidate at least one acre of property and provide affordable housing are eligible for the Flex Bonus. • Flex Bonus = Single-family homes and multi -story apartments can be built (stacked flats, also called multi -family, are limited to the area east of Kirkland Ave.), and higher density is allowed. CV-C = (Center Village Core): Allows townhouses, flats, commercial uses, and mixed residential and commercial uses with a base density range of 20-60 dwelling units per acre. Property owners who provide affordable housing can build at densities up to 80 units per acre. R-10 = (Residential-10 units per acre): The area that will remain zoned R-10 in the Highlands Subarea will be subject to a change in development regulations. Detached and semi -attached homes will be prohibited in the R-10 zone within the Highlands Subarea. This means that existing single-family homes and duplexes will be considered non -conforming uses. (See above) Does this rezoning mean that my property will be condemned? No. This rezoning proposal has nothing to do with the condemnation of property. In nearly every case, the proposed rezone may provide a small increase in land value because the land has the potential to be developed for a higher density use. Rezoning allows property owners who want to develop their property to go ahead and invest in the neighborhood by building housing that is consistent with land use plans for the area. DECLARATION OF "BLIGHT" Is the City going to declare the Highlands as `blighted?" A determination of "blight" must be agreed to and adopted by the City Council. At this time, the City Council has not made a decision to proceed with a declaration of blight. In the future, the City MAY have an interest in buying property in the Highlands for the purpose of consolidating parcels of property for redevelopment. Cities are not allowed to buy property unless it is for a public use. By declaring an area "blighted," the City would be able to purchase properties for the purpose of removing the "blight" under Washington's Community Renewal Act (Chapter 35.81 RCW, http •//apps leg wa c7ovIrcw/default aspx?cite=35 81). This action would also provide the City with other powers such as the ability to force landlords to make repairs to rental units. What area is being considered for inclusion in the blight declaration? At this time, the City is considering an area described as the North Harrington Redevelopment Core (see attached map). This includes: • Sunset Terrace, • The commercial areas on the north side of Sunset Boulevard (west of the intersection with NE 12th), • The Glennwood area, and • . Properties between NE 12th and the Kirkland -Harrington Loop, between Harrington and Kirkland. This does not mean that every property in the boundary is considered blighted or potentially feasible for redevelopment. The boundary was drawn around a concentration of poor conditions and is subject to change. How did the City rate the conditions of houses in the Highlands? The ratings were only used to make general correlations and assessments about the study area, not to make assessments as to the value or worth of individual homes. City staff evaluated the condition of each property based on what they could observe from the street. Property condition ratings were then used to compare housing conditions to other information collected. These ratings have not been formally adopted by the City Council, nor will they be. The following information was found using this method: • Blocks with the worst housing conditions tended to have more police cases. • Blocks with the worst housing conditions had more calls for fire and aid service. • Blocks with the best housing conditions had more homes occupied by owners. Won't a Declaration of Blight lower property values? • Owning property that is in the vicinity of neglected and dilapidated properties is already lowering the value of property. • Redevelopment in the neighborhood and the removal of poor housing should increase property values. • In general, property values may be raised slightly by the proposed rezone prior to any declaration of blight. Is the City going to use eminent domain to condemn people's homes? • There is no plan to remove all of the existing housing in the North Harrington Community Renewal Area. It is anticipated that much of the housing would stay under its present ownership. • If the City were to adopt a Community Renewal Plan, it MAY be interested in working with property owners willing to sell their properties and participate in the redevelopment process. • All efforts would be made to create new housing options for existing residents. The City would work with the Renton Housing Authority and other non-profit affordable housing providers that would create new affordable housing options. Existing residents would have the first opportunity to take advantage of these new opportunities. • The vision for redevelopment will only occur in a timely fashion if several parcels can be acquired and be redeveloped in chunks. • Once an area is declared as "blight," the City may use the tool of eminent domain under the Washington Community Renewal Act to buy individual properties at fair market value. • This will only be used as a last resort after all efforts to consolidate property through the private marketplace are exhausted, and then, only if a specific property is essential to redevelopment. • Each property acquired through the use of eminent domain requires a separate process, establishment of fair market value, and City Council action. DETERMINATION OF NON -SIGNIFICANCE I received some information about an environmental determination of non - significance. What was that about? Any time the City makes a change in its development regulations, it must review the changes to determine what the environmental impacts might be. These notices provide basic information about the determination and alert the public that the City is asking for public comments. How can the City say that the redevelopment of the Highlands is "non- significant?" The use of the term "non -significant" has a technical meaning and in no way indicates that the redevelopment of portions of the Highlands is not meaningful to the City and does not warrant substantial public review. In this case, "non- significant" means that an Environmental Impact Statement (EIS) is not required to fully disclose the potential environmental impacts of an action. Under existing regulations, additional environmental review would occur when actual development occurs. The City's Environmental Review Committee made a determination that the proposed change in zoning regulations will not require an EIS. OPTIONS FOR REDEVELOPMENT Why can't the City just fix the physical or health problems in the Highlands? • Many of the problems can only be addressed through voluntary compliance of the property owner. • In 2003, the King County Health Department sent letters to the neighborhood about potential asbestos, lead based paint and indoor air n n quality hazards in many homes. Even though they offered free home assessments, only three property owners participated. The City can only address other issues, such as junk in the yard, when it becomes bad enough to be a "nuisance," as defined by City Code. The Washington State Constitution prevents the City from entering homes to inspect conditions. Why doesn't the City just assign more police to the area? • The City has already dedicated several police officers to the area. • There is already a disproportionate amount of resources devoted to crime in the Highlands. • As long as the physical conditions of the neighborhood reflect neglect, non - intentional or otherwise, criminals will view the Highlands as a good place to do business. Why can't we just let the free market redevelop the Highlands? • The Highlands has been in a slow decline for many years and redevelopment has not occurred, despite the fact that the existing zoning on many properties allows a substantial increase in density. • Market analysis shows that some property owners can make more money renting dilapidated property than they can from investing in high -quality redevelopment. • More than 60% of the existing units in the Highlands Subarea are rentals. • Without City intervention, existing affordable rental units will be forever lost as property values rise and investors redevelop their properties individually. • Developers are only interested in investing in the neighborhood if it is a part of a larger redevelopment initiative. The proposed rezone is a sign to the development community that the City is serious about revitalizing the neighborhood. What will happen to the people who live in the area today if redevelopment occurs? • It is the policy of the City Council to increase the amount of affordable housing in the community. • A coordinated redevelopment effort will allow the City to work with the Renton Housing Authority and other non-profit affordable housing providers to create new, higher quality replacement housing that will remain affordable over time. • The City's current policies would require replacement and expansion in the amount of affordable housing units by 30%. • A coordinated redevelopment effort may also allow existing property owners to swap their land for newly constructed units. • Existing residents will be given the first opportunities to move in to new subsidized developments that are safer, higher quality and possible more affordable than their existing homes. OPTION A & OPTION B There has been talk in the community about "'Option A" and "'Option B," what are these options? `.. w Two possible implementation strategies were presented to the City Council during its recent workshop. • 'Option A" implements the revised zoning by utilizing the Community Renewal Act. This would bring about improvement of the poor physical, social and economic conditions in the area more quickly through a coordinated redevelopment effort and creation of higher quality, safer, permanently affordable housing. • "Option B" calls for the rezone of properties, pursuit of code enforcement and allows market forces to eventually redevelop the area. Existing conditions would persist until piecemeal redevelopment occurs and affordable housing would be lost over time due to gentrification. Are 'Option A" and "Option B" related to the land use concepts on display at the Highlands Planning Open House Last Fall? No. Those land use concepts were completely different from the Council discussion on redevelopment strategies. PUBLIC INVOLVEMENT It seems like the City is moving too fast in its planning efforts. • The City began studying redevelopment of the Highlands in 2000. • In 2001, the City created the Center Village land use designation, but redevelopment did not happen. • The City began a new approach in late 2004, and has been studying and working on the Highlands Redevelopment Initiative ever since. • All property owners were invited to participate in this new planning effort in Spring 2005. • At this time, the results of the City's planning efforts are being released for public review through a series of public meetings and hearings in the coming months. What public input has there been into the City's recent work on the Highlands Subarea so far? • The City sent all property owners in the Highlands a survey about potential redevelopment in Spring 2005. • In Summer 2005, the City invited property owners to a series of focus groups. • In November 2005, the City held a public Open House at the Highlands Community Center. • Residents and property owners have been sent several notices by the City, inviting comment on the development moratorium, the environmental review for the proposed zoning changes and public hearings for the proposed zoning changes. Why did the City enact a development moratorium for The Highlands? • The City enacted a development moratorium development allowed under the existing zoning was not consistent with the vision established in the Comprehensive Plan. • The moratorium gave the City time to figure out how best to achieve redevelopment and revitalization of the neighborhood. Under the rules of the moratorium, property owners can remodel, clean up and otherwise improve existing structures. However, they cannot subdivide, expand or build new units. When does the moratorium end? The moratorium is scheduled to expire May 14, 2006, unless extended by the City Council. How can I get involved in the Highlands planning effort? • Attend Planning Commission and City Council meetings where the Highlands Subarea is an agenda topic. • All property owners are sent notices when required by state or local law, such as a Notice of Application when a project begins environmental review or when a public hearing is held to collect input. • If you wish to receive notification of project milestones, you should contact Judith Subia (below) to be added to the parties of record list for the Highlands Subarea. Judith Subia at jsubia@ci.renton.wa.us or (425) 430-6575 There has been a lot of speculation about the Highlands planning effort. Where can I get additional and accurate information? Highlands Redevelopment: www.ci.renton.wa.us/ednsp/hi2hland.htm Planning Commission: www.ci.renton.wa.us/ednsp/pcinfo.htm You can also come into City Hall (61h Floor) and talk to a strategic planner about it, or call us on the phone at (425) 430-6575. 1 I — � e z i 1011.,• ,��ll�l�,���lA■ 4dded 6Z)NsP h'andauf Frequently Asked Questions about Legal Non -Conforming Uses What does it mean if my property is a "legal non -conforming" use? A non -conforming use is a lawful use of land that does not comply with the current use regulations for its zone, but which complied with the regulations in effect at the time the use was established. According to the Renton Municipal Code, legal non -conforming uses may be continued, but not expanded. Why can't I be "grandfathered in"? There is some misunderstanding about what the term "grandfathered in" really means. To be "grandfathered in" means exactly the same thing as the technical term "legal non -conforming". When a use is "grandfathered-in" it means that it is allowed to continue even though the zoning rules have changed. What can I do with my property if it is a "legal non -conforming" use? Properties that are legal non -conforming uses are allowed to continue, but not allowed to be expanded. This means that the buildings on the property are not allowed to get bigger, and new buildings may not be added (unless they conform to the zoning regulations). People with legal non -conforming property may remodel the inside of their units, install new wiring, install new plumbing, put on a new roof, landscape their yards, clean up litter and debris, paint, and perform other normal maintenance activities for their homes. People with legal non- conforming property may decide to replace the existing structures with buildings that conform to the zoning regulations. What would happen if my property were destroyed, for example, in a fire? Would I be able to rebuild? If the property is a single-family home, the Renton Municipal Code allows for the home to be rebuilt within two years of being destroyed. If the property is not a single family home, the Code allows the building to be rebuilt if the damage is up to 50% of the value of the structure. Structures that suffer more than 50% of their value may only be rebuilt if the City Council approves a Rebuild Approval Permit. CITY OF MW N APR 1 4ry2006 RECE orry OLLl� W'i� OFFICE -- or "b'!v-WO -,� �FOI,4-sp WL /® 33 7 a d� PN darrespa d ,, V-17-06 4/-/1-oC L� /(,ozl)41e 4241, all� 91f059 n q dorrerondewe y 17-06 NNW ,.� Tareasha Salinas 1211 Jefferson Avenue NE ` Renton, WA 98056 425.226.6754 Home 206.313.6862 Cell April 14, 2006 APR 1 % CMOFFOrMN APR f 7 2006 Renton City Hall �e�reiv�d F'rd "..e4" b Ala--ma- Planning committee for Highlands improvement study i A'Qaei%a'- C"Y ,® FICE Dear Sir or Madam: My name is Tareasha Salinas. I am a mother of three young children on a more than tight income. I moved into the Renton Highlands four years ago, but have had family here all my life. In October I moved into my current residence. My duplex that I'm renting is owned by my great aunt Lennice Dalrymple, who has lived there a great portion of her life. My mother was raised in the same duplex that I am now renting. My great aunt is a single woman with numerous health problems and the previous tenant left our home in unlivable conditions. My aunt could not afford to repair the damage and we needed somewhere bigger, so we agreed to move in. In order to start living there we spent 2 weeks repairing and several thousands of dollars in repairs since October. The inside is looking great and then anonymous people started leaving notes attached to our doors and windows saying the city was going to take our homes because they didn't meet standards. We tried cleaning the outside of the home as soon as weather permitted. I became panicked that all the work and pride I was putting into my home was all going to be destroyed. I recently talked with someone closeetv°city hall who clarified lots of things for me. She explained that what the city wanted to accomplish was to try to clean up, not tear apart, the Highlands. That they wanted to do similar things like they are doing in High Point. My husband worked for Absure construction that was building the renovations in High Point. I was in the area numerous times. I feel that this type of renovation would be great for Renton, Assuming that people including myself, won't loose their homes. I think that city officials need to counter act the slanderous messages and reassure people that their homes are safe and this is in attempt to make the Highlands what it used to be. The same loving people, maybe a fresh coat of paint, eliminate the crime and riff-raff and make the Highlands great again, and not an attempt to turn it into " the new Redmond, or Bellevue". I take great pride in my home. I'm not being reimbursed for any of the work I am putting into it, so I feel almost like a home owner instead of a renter. However, I can not afford to move anywhere else. Please consider helping people understand the council's true intent, and help me to be reassured I am safe to stay in my home. Sincerely, Tareasha Salinas Proud Highlands Resident / Homemaker GCE �j Ila 910 1 �� ,�;. S lqT lW N,SiN ild ri'! —K&WMN, AA. ef e� ��1f�.�S IS�i9rE'U�L�G�SlI �-13—F ztl RENTpN Yn s Li nb APR 1 7 2006 r �.1, ,RECENED aYi, wh"Imi.4/Vt A4 Vn�.t yP.�t�..- ��FFICE 7x&,s I' fe �h Sua•d� - I4 y cv� �' �° � 1\l��'GM� l: Cc`��'1 �"C7�D lfl'1) ty,'�" l�t)�l �6CI J`i'.� �►'1 �I�tce of wJr. L), nr/� > �ti�� ch X 1 u'<Z�✓,S� � �i �7�'� �jt� � <i.�i i27.�� �) � /`�'-sir' �w S ul cox3 ° 4 2-1 %`-glut � d,u-�t¢�(.�. ����.��•Zu-- � / .�~0 V a,(g jot- - 7 ; oo P M Sep- q )Tk ('ASCII `N .C; ll 0-4v %�M JU c 4 YOU.kae W, A- A 't% ;a;,! wov ��� .� NOW Sunset Vista Apartments 922 Glennwood Ave. NE - Renton, WA 98056 Renton City Council April 12, 2006 1055 South Grady Way Renton, WA 98055 Dear Members of the Renton City Council, PN Correspana ?Ce /, / �-O(6 C17Y OF RENTON APR t 7 2006 RECEIVED OfTy CLERKS OFFICe. We are writing in support of the new vision for the Renton Highlands and the sub area rezoning for the Center Village concept because we believe the Highlands is in great need of a facelift. We have owned an eleven -unit apartment building on Glennwood Avenue since 1978 and though our building is vintage 1960's we have worked very hard to keep it attractive in appearance and landscaping, with well maintained apartment units. With much regret we have watched other buildings along our alley, as well as much of the surrounding neighborhood, deteriorate. The quality and safety of the neighborhood has declined substantially, as well. We have been especially concerned about public drunkenness' and vagrants sleeping on the back streets and empty lots, and we have on occasion had to call upon the Police Department to assist us in removing vagrants from around our property. Parking for our tenants is outside in a well -marked, well -lit lot; still some of our tenants have been victims of stereo and battery theft and broken windshields. We support the rezoning proposal permitting mixed residential and commercial use because we believe the newer buildings, new housing for all income levels, nicer retail shops and employment opportunities will revitalize the community. Investing in the community, aggressively addressing crime issues and upgrading the neighborhood's appearance will return a sense of pride to the Highlands. We look forward to learning more about the progress of this project and its ultimate culmination. in rely, on ro nd Nancy Troxel RECENEd To The -MgyOr t City Cakhti1 APR 1.7 1006 RENTON CITY COUNCil Apr%I J , aGd6 11' /rlJ CCbi JfJLec�+ PN CJon'espondence U-11-0& Ladies and gentlemen, I come here to ask you to reconsider the zoning package which the city staff has prepared for you to adopt. A month ago on March 8, all of you and those of us fron the Highlands Comunity Council met for a long Saturday at the Renton Technical College. There the staff laid before you and us 2 plans. Option "A" and option "B" I have provided a copy to the people here and an additional copy for you. Of course, you arleady received a copy there at the meeting when I received mine. These were the two plans presented. One plan, "Option A" calls for the city to take "acquire and assemble" the private property from the owners. On this "Option A" the city is going to declare this area "Blighted" That will give them Special powers. The city will then take ownership of the houses, duplexes, triplexes, and fourplexes etc in the area. The Mayor and the City Council then become the landlords for the residents who live there. At that point according to YOUR "Option A" the city evicts all of the residents,and turns over the property to their "DEVELOPER PARTNERS" who tear down the homes of the people. According to the city staff at the hearing last Wednesday before the Planning Commission, the develpoer will not be required to adhere to the zoning ordinances and regulations that you are enacting to control us. According to the staff SPECIAL dispensation will be granted to the developer so that the developer is not held to following the rules imposed on the rest of us. IT IS A MATTER OF RECORD!! Next according to your "OPTION A" the city will provide assistance from the taxpayers to further enhance the profits for the developer. ie. A. Special grants from the feds and the county will be provided to the developer. B. Special compensation in the form of tax credits,incentives etc. etc. usually in the past this amounted to millions of dollars. That's a GREAT deal for the developer. You Folks are great partners for him! But what about the people of modest means? What about people who own these duplexes, fourplexes, and homes now? You have been depressing the values of these properties by your moratorium for about a year now. This has been a HUGE deterrent for many of us who wanted to improve our properties. My collegues and I bought a couple of duplexes a year ago. I went to the city in what is now a famous meeting to obtain a permit to improve the duplex where my daughter lives on Jefferson and was told that a moratorium had just been placed on the area but that it would be lifted in October. I came back and was told that the moratorium had been extended. I started to ask some real questions and was told thatthe city, That's the MAYOR and the CITY COUNCIL did not want the properties in the Highlands to be improved!!! The city government, that's you folks here, stopped the improvement in the area. You forced down the values of the properties. And, you stopped private citizens like me from improving the property. IF THERE IS CURRENTLY A "BLIGHT" IN THE AREA YOU ARE MOST CERTAINLY AT LEAST PARTLY TO BLAME!!!! Now let's talk reason. Option "A" and the really bad zoning package that is before you is proposed to upgrade the area by taking the property away form the private home owners and inverters, It is also, FLAT OUT, designed to put my daughter and her friends and neighbors on the street. No one has even suggested a possible plan to help them to find affordable housing or ease their being ejected from their homes. THAT'S "OPTION A" Let's look at "OPTION B" As you can see from the staff comments on "Option B" Option "B" is being presented as much less desirable than Option "A". But, under "Option B" The residents are allowed to stay in their homes! Under "Option B" the private property owners are encouraged to fix up their properties. Individual freedom is maintained. The values that many of hold dear of Individual freedom, libery rights and fair play are encouraged. I PLEAD WITH YOU TO REFECT "OPTION A" and the associated zoning package that is before you and to RECONSIDER "Option B" I will offer you a deal ,y 116fd.bay 116.hottnail.msn.com/cgi-bin/getmsg?curmbox=00000000%2d0000%2d0000%2d0000... 4/17/2006 MSN Holmail - Pal If you will work with us in the spirit of Option "B" and allow my daughter and her friends and neighbors to stay in their homes for just 2 YEARS! If you will just give us 2 years after this repressing moratorium ends next month to fix up the properties and cure this supposed "blight", If you will just give the economic free market system two years to allow us to turn this area around, If we haven't in two years made a major leap forward in improving the Renton Highlands then I will step aside! You can go back then to "OPTION A" and take the property away from the private property owners and pay them a just and fair market value for their properties. You can go ahead thenand evict these folks that are residents from their homes and you can then make your developer partner rich and I will stand aside and count it fair that at least you gave us a chance! BUT!! If you don't give us a chance to do it ourselves with some real help from the CITY- the same kind of help that you are offering your "developement partner" then all the world and especially every citizen of RENTON who cares for either private property rights or the homes of those with modest means, every citizen will know that YOU are devoid of compassion. And, that you spit on the rights of the people of RENTON. You stomp on the rights rights of common, private, citizens to own and keep their investments and their homes!! I challenge you, I invite you HERE THIS DAY to accept our fair proposal to give the individual owners and residents a chance to clean up and improve our neighborhood ourselves! Give us our rights to improve our properties. Give us better, more appropriate, more frindly zoning and regulations that will encourage improvement of our properties. Give us 2 years to prove that we can do what you have prevented us from doing by your moratorium and your unreasonable restrictions. We invite you to work with us at improving our area. I give you my pronise that I will do all that I can to aid in preserving the homes for these residents and cleaning up and improving OUR HIGHLANDS. OUR HIHGLANDS WHERE WE LIVE!!! We have a very simple concrete plan: A. Restore to us that we will be legal and CONFORMING so we can improve our properties. B. Encourage and stream line the permitting process at city hall so we can get permits to improve our properties in a timely manner. C. Work with us like youpropose to work with the developer of "Option A" . Give us similar support to what you offered to him and we will make the RENTON HIGHLANDS the jewel of Puget Sound! We hold the Mayor and you Council members with no ill will. We want to be your friends. We hold the same desires to see Renton and especially OUR Highlands improved! We ask a fair chance to improve the area while preserving the homes of the residents , the renters and home owners. We want to preserve the private property rights and freedoms of the property owners. We holJ out to you the hand of fellowship and goodwill. Please reject this SHAMEFUL "Option A" with its equally shameful zoning package and work with us as your partners to improve OUR HIGHLANDS!! Thankyou, Howard Mcomber Sr. 415 of ymrA Ave. NE Tenion, WA g8656 TO THE RESIDENTS AND PROPERTY OWNERS OF THE "HIGHLANDS" NOTICE At the Renton City Council Meeting held March 8, 2006 at Renton Technical College the following pages were presented to the City Council by the City Planning Department. { See pages 3,4,5,and 6 attached} At that meeting the planning staff received the assignment to prepare the zoning package now up for consideration by.the City Council which is to implement "Option A". If the City Council adopts the now proposed "New zoning package" without major revisions the following will occur according to their own "Option A" A. The City will acquire the property from the present property owners. If necessary the City, "RESERVES the RIGHT to COMPEL property owners as a last resort" B. After the City ACQUIRES title through what ever means it finds necessary the City will then be the LANDLORD of all the properties. Does it plan to rent the properties to the present residents? ABSOLUTELY NOTM It will then sell the properties to its developer partner and EVICT EVERY resident!! C. Has the City put forward any plan to assist the residents who are evicted to find other housing? NO►►i D. The CITY has created the present low prices in the area through their moratorium and the threat of this present zoning package. This present zoning package continues the same "STOP" to improving the properties in the area. E. Through the current moratorium and the proposed restrictive zoning package the City itself has stopped the revitalization and improvement of the Highlands. Given the market forces now and that have been in effect during the term of the moratorium many if not all of the "blighted" properties would have been or would now be in renovation. The blighted properties in other areas in South King County have been improved while the moratorium has CAUSED our "blight" to remain. F. If the current zoning package is not altered, the City plans to acquire the properties good and bad. When that time comes I will offer my professional services to the property owners to prove that the low values on their properties are the result of the overt actions of the City Government and that the Just and Fair Market Value is much higher than what the City's appraiser is likely to value because of the City's depressing the market through their own regulatory actions!! Highlands Redevelopment Str-tegy Option A Description: Comprehensive, strategic approach based on public/private partnerships to make dramatic improvements within a few years Elements: • Develop a North Harrington Community Renewal Plan: Develop a detailed, comprehensive strategy combining new land use policies and zoning; investments in infrastructure and community facilities; partnerships with one or more private homebuilders, the Renton Housing Authority and non-profit homebuilders; a plan for property acquisition and assembly; property owner and community engagement and where needed, resident relocation assistance. • Make Blight Declaration: City would declare targeted areas in the Highlands blighted based on analysis of deteriorating conditions in the neighborhood to trigger provisions of the Community Renewal Act. • Use Community Renewal Act: Implement the State Community Renewal Act to create A partnership with a private developer to create a redevelopment master plan and acquire an assem�e of property large enough to justify higher value new homes and investment. • Invest in new public infrastructure and facilities, such as low -impact storm water systems, streets and alleys, the library and North Highlands community center. • Select a private homebuilder to partner in a master plan redevelopment. • ' Develop partnership with Renton Housing Authority and non-profit homebuilders to assist with relocation and replace and increase a wider range of quality affordable homes. • Create opportunities for existing property owners to own and occupy new homes in the redevelopment. • Extensive community engagement strategy. j • Reserve the right to compel property owners to sell on a limited basis as a last 7� resort, after all'other tools and incentives have been exhausted. Results: • Faster, more comprehensive redevelopment of the North Harrington portion of the sub -area, the area with the worst conditions. it • Large-scale land assembly justifying higher quality development and investment in the area. • Comprehensive -approach to public infrastructure investment to stimulate private redevelopment. • Larger public investment in affordable housing, increasing the overall availability of new, quality affordable housing in Renton. • Attractive, mixed -income neighborhood with a wider range of new quality homes serving existing and new residents. , 0 Increased redevelopment prospects for the adjacent Hi -Lands shopping center. Highlands Redevelopment Sttegy Option B 't .su Description: Incremental, market based approach that is reactive and small scale Elements: I • Develop a set of zoning changes, code amendments and policies to encourage redevelopment of many smaller parcels over longer period of time. • Continue aggressive code enforcement strategy to get private property owners to correct hazards at their properties within the limits of the law. • Work with Renton Housing Authority to implement their plan to replace their aging housing stock in the Highlands with new homes and apartments to meet the changing needs of existing clients and partner with non-profit homebuilders to build new housing for new and future clients. • React to opportunities by connecting willing sellers of property to buyers interested in redevelopment on a smaller scale. • City would still make new investments in library and community center. Results: • Slower, piecemeal redevelopment. over many years with existing social conditions and drain on City services continuing until sometime in the future when incremental new investment. reaches critical mass to draw a wider range of market interest and family incomes. • Existing duplexes would remain and ,al]lowed,fo. b, e,expanded and/or *proved. • , Below market,property values would likely_continue for some time and attract lower value projects reflecting the poor condition of many individual properties next door. An exception is by happenstance, a landowner is able to acquire large enough property to attract higher value development. • Revitalization or redevelopment of the 13i-Lands Shopping Center is unlikely. l r Please endeavor to attend the _Planning Commission Meeting on April 12th and the City Council Meeting on April 171h. This is YOUR opportunity to let city leaders know how YOU want to improve the Highlands. This is YOUR home, and YOU should have been the first ones consulted, not the developers. If you have property. valuation questions related to, blighted property, you can call HCA property advisor, Howard McOmber, 206-679-6694. If you want to verify date, time and place'for the two public meetings, please contact the mayor's 425.430.6500. I Highlands Redevelopment InMative Problem Today, where there were once well kept homes and high homeownership, the North Harrington neighborhood has become one plagued by absentee landlords, poorly maintained aging duplexes, increasing crime and growing poverty. The area is dominated by deteriorating WW II -era duplexes, originally built to temporarily house wartime workers at the Boeing and PACCAR plants. These are the same duplexes the Seattle and King County Housing Authorities have been demolishing around the region because of their poor condition. The Health Department has cited the area for lead paint exposure and hazardous indoor air quality due to mold and mildew. Less than 3 percent of Renton's land mass and 12.5% of the population, the area draws 20% of first aid calls, 19% of fire calls, 20% of code enforcement complaints, 24% of auto thefts and 15% each of the City's murders and armed robberies. This blighted neighborhood rorequires dramatic action to again be the great neighborhood it once was and to right the dispportionate demand for City services. Existing market forces threaten to perpetuate and deepen the decline of the neighborhood. As social problems worsened, homeowners have left the neighborhood. Absentee landlords have little incentive to redevelop. Their duplexes are leased and rented, creating positive cash flow without high carrying costs. Replacing and upgrading structures is not cost effective given the current below -market land values in the area and the low density of development allowed under existing regulations. The Vision Our vision is to transform the North Harrington neighborhood into a renewed, redeveloped community that is safe, walkable and attractive to people of all income levels with a mix of single-family houses, townhomes, carriage houses, condominiums and apartment homes. A new street and alley network will make better use of the land. Pedestrian connections and a greenway will link homes to nearby new shops, parks, library, the community centers, and Renton Technical College. Innovative storm water systems and landscaping will add to the attractiveness of the neighborhood and reduce the environmental impacts of redevelopment. New housing will help stimulate revitalization of the Hi -Lands Shopping Center, attracting new shops, restaurants and services to serve residents of the greater Highlands. The Highlands Redevelopment Initiative will improve the quality of life in the North Harrington neighborhood, making it a place that people of all walks of life want to be—mo longer a place where people have to be because they have no other option. To achieve this vision, the goal of the Highlands Redevelopment Initiative is to improve quality of life by attracting new residential and commercial investment to the area. Concentrating on the North Harrington neighborhood, the area with the worst problems and the greatest opportunity for change, the initiative seeks to spur new private and public investment for redeveloping blight. Once this initial area is cleaned up, the market will take the reins —revitalizing the remaining portions of the Highlands sub -area without significant additional City involvement. To achieve these goals, EDNSP is developing a Sua-Area Plan that combines in a comprehensive strategy new, higher -density zoning, key public r investments in new infrastructure, parks, library and North Highlands Community Center; partnerships with private and non-profit homebuilders and the Renton Housing Authority; and potential use of the State Community Renewal Act, which allows cities to accumulate properties as part of a community redevelopment plan. EDr xwP is presenting two options for implem..ttation: 1) Incremental market -based development, combined with Housing Authority/non-profit housing group partnerships; and 2) These actions aforementioned, plus a redevelopment plan using the Community Renewal Act targeted at the worst blighted area in the Highlands. The latter option, our Option A, is preferred as it has the greater chance of bringing about more meaningful investment in a timelier manner, allows the City to make comprehensive infrastructure improvements (e.g., storm water detention and street/alley network) and will halt the deterioration of the neighborhood. -� 1,' 1 TT I _li.l ,�- 16th NE' 17tn` 5t ist - QA NE. ' 0 o I -1-1�hl 7. 1: 9m�is T ti 7I , \ r7- taL--. :,TIE 1 o _ f �: NE 7th_ S th Highlands Subarea Proposed Rezones N da A- s""r K--V ® Ream b C"w V4ier am(nWcW (CV-Q AM /walk Ai� , i1;e7dM 10 b1nW V*eg&aenid� (CV-R) Comments for Public Record for City Council Meeting and Propc, ,A Rezoning of Renton Highla-3 Subarea qU1 Vem gd dalPr 4f e, it by 0-H44M V47 2006 PK6/.c #earinj Based on analysis of the data, rezoning to R14 only creates economic incentive to redevelop single lots sized at 12,700 to 13,337 square feet, and on other larger lots only serves to reduce the underlying value of the land as compared to the &.' A existing R10 zoning. eouwy I -want to share with you a comparison of the values of single family redevelopment to town home redevelopment, and call out from these comparisons values of common single lots and contiguous lots. According to King County tax assessments for new construction, in the Highlands in the last 2 years, land values are assessed at 1/3 the value of the total assessed value. This is the same for R10 single family detached and for R20 town homes. The subject properties researched included Cobblestone at NE 4th and Union and the 3700 block of NE 12 th, among others. According to NWMLS as published in the Seattle Times article (Median Price of Home Tops $400,000, April 14th, 2006), the median condo or town home price in King County is $249,500, and the median Single Family home is $405,000. 249,500 = .616 or 62% 405,000 According to Renton Market.com (http://www.rentonmarket.com/about/neighborhood.htm), based on the NWMLS in December 2003, the condo and town home median was $160,825, and the single family was $255,855. 160,825 = .629 or 63% 255,855 So, we can reasonably assume the value of a town home is 63% of the value of a single family home, and that the value of the land is* 3% the total value of a property regardless of whether it is a town home or a single family home. Because these are so close but taken two years apart, the market seems to be relatively stable in this regard. Applying these values, to current R10 single family zoning and the proposed R14 town home zoning, we get the following numbers, which support that the R14 zoning overall actually reduces the value of the underlying land compared to the existing R10 zoning. R14 (per acre) x .63 = 8.82 = .882 or 88% R10 (per acre) x 1 = 10 This correlates to a 12% reduction in value with the proposed zoning. Note that this does not include the loss of land to the proposed alley system, which would further reduce the total land available for development by 10% (per the city table presented with Concept E1, Attachment 4, 2/28/2006.) CVR Town House net acreage 19.43 = .90 or 90% CVR Town House gross acreage 21.59 Property owner and neighborhood resident, Eric Van Buren Land values R10 versus R14 by lot size* Lot size Lot size IN= type of value"` adjusted percent sa ft acre units units factor value change less than 1 R10 SF 1 1 6350 1 R14 TH 0.63 0.63 -37.0% 0.14 6350 1 R10 SF 1 1 8889 2 R14 TH 0.63 1.26 26.0% 0.20 8890 2 R10 SF 1 2 9524 2 R14 TH 0.63 1.26 -37.0% 0.21 9525 2 R10 SF 1 2 12699 3 R14 TH 0.63 1.89 -5.5% 0.29 12700 2 R10 SF 1 2 13337 4 R14 TH 0.63 2.52 26.0% 0.30 13338 3 R10 SF 1 3 15874 4 R14 TH 0.63 2.52 -16.0% 0.36 15875 3 R10 SF 1 3 17783 5 R14 TH 0.63 3.15 5.0% 0.40 17784 4 R10 SF 1 4 19049 5 R14 TH 0.63 3.15 -21.3% 0.43 19050 4 R10 SF 1 4 22229 6 R14 TH 0.63 3.78 -5.5% 0.50 22230 5 R10 SF 1 5 25399 7 R14 TH 0.63 4.41 -11.8% 0.57 25400 5 R10 SF 1 5 26675 8 R14 TH 0.63 5.04 0.8% 0.60 26676 6 R10 SF 1 6 28574 8 R14 TH 0.63 5.04 -16.0% 0.64 "R10 SF- 10 unit per acre Single Family; R14 TH - 14 unit per acre Townhouse Value factor based on values obtained from http://www.rentonmarket.com/about/nei-ghborhood.htm Ratio of the value of the land to total assessed value for R10 Single Family to R20 Town Home is the same per King County assessor's office for new construction. Value of commonly si- A single lots. *awl"NO. Lot size Lot size # of Type of Value Total Sq ft Acre Units Units per lot value 7000 0.16 1 R 10 S F 135,000 135,000 2 R14 TH 85,000 170,000 26.0% 2 R14 TH 85,000 170,000 37.0% r ' i� 3 R14 TH 85,000 255,000 '• 111 I • 2 R10 SIF 135,000 270,000 I R14 I 1 '• I R14 TH 111 340,000 16.0% Values assuming large single, or 2 or more contiguous lots. Total Lot size Lot size # of Type of Value Total - Units Units per - .111 0.36 3 - 1 SIF 135,000 405,000 5 R14 TH 85,000 425,000 5.0% r 5 R14 TH III 425,000 21.3% • R14 TH III 510,000 '• 14 R14 TH 85,000 1,190,000 11.9% Buildable After change due to - new alley* 0.9 14 R14 TH 85,000 1,071,000 20.7% *Per city Concept El, Attachment 4, 2/28/2006 Yanded Qd by Inez Peferst,n cry" y- 17-OG Counu'l COME AND DEFEND Aee,f/nj YOUR RIGHTS!!! THE CITY COUNCIL MEETING APRIL 17, AT 6:15 PM 7TH FLOOR OF RENTON CITY HALL 1055 SOUTH GRADY WAY AT STAKE ARE YOUR HOME AND YOUR PROPERTY SEE THE ATTACHED OPTIONS FROM YOUR CITY GOVERNMENT IF YOU DON'T PROTECT YOURSELF WHO WILLP TO THE RESIDENTS AND PROPERTY OWNERS OF THE "HIGHLANDS" NOTICE At the Renton City Council Meeting held March 8, 2006 at Renton Technical College the following pages were presented to the City Council by the City Planning Department. { See pages 3,4,5,and 6 attached} At that meeting the planning staff received the assignment to prepare the zoning package now up for consideration by the City Council which is to implement "Option A". If the City Council adopts the now proposed "New zoning package" without major revisions the following will occur according to their own "Option A" A. The City will acquire the property from the present property owners. If necessary the City, "RESERVES the RIGHT to COMPEL property owners as a last resort" B. After the City ACQUIRES title through what ever means it finds necessary the City will then be the LANDLORD of all the properties. Does it plan to rent the properties to the present residents? ABSOLUTELY NOT!!! It will then sell the properties to its developer partner and EVICT EATERY resident!! C. Has the City put forward any plan to assist the residents who are evicted to find other housing? NOM D. The CITY has created the present low prices in the area through their moratorium and the threat of this present zoning package. This present zoning package continues the same "STOP" to improving the properties in the area. E. Through the current moratorium and the proposed restrictive zoning package the City itself has stopped the revitalization and improvement of the Highlands. Given the market forces now and that have been in effect during the term of the moratorium many if not all of the "blighted" properties would have been or would now be in renovation. The blighted properties in other areas in South King County have been improved while the moratorium has CAUSED our "blight" to remain. F. If the current zoning package is not altered, the City plans to acquire the properties good and bad. When that time comes I will offer my professional services to the property owners to prove that the low values on their properties are the result of the overt actions of the City Government and that the Just and Fair Market Value is much higher than what the City's appraiser is likely to value because of the City's depressing the market through their own regulatory actions!! Highlands Redevelopment Str- *egy ...� low Option A Description: Comprehensive, strategic approach based on public/private partnerships to make dramatic improvements within a few years Elements: • Develop a North Harrington Community Renewal Plan: Develop a detailed, comprehensive strategy combining new land use policies and zoning; investments in infrastructure and community facilities; partnerships with one or more private homebuilders, the Renton Housing Authority and non-profit homebuilders; a plan for property acquisition and assembly; property owner and community engagement and where needed, resident relocation assistance. • Make Blight Declaration: City would declare targeted areas in the Highlands blighted based on analysis of deteriorating conditions in the neighborhood to trigger provisions of the Community Renewal Act. • Use Community Renewal Act: Implement the State Community Renewal Act to create a partnership with a private developer to create a redevelopment master plan and acquire an assemblage of property large enough to justify higher value new investment. • Invest in new public infrastructure and facilities, such as low -impact storm water systems, streets and alleys, the library and North Highlands community center. • Select a private homebuilder to partner in a master plan redevelopment. • ' Develop partnership with Renton Housing Authority and non-profit homebuilders to assist with relocation and replace and increase a wider range of quality affordable homes. • Create opportunities for existing property owners to own and occupy new homes in the redevelopment. • Extensive community engagement strategy. • Reserve the right to compel property owners to sell on a limited basis as a last resort, after all'other tools and incentives have been exhausted. Results: • Faster, more comprehensive redevelopment of the North Harrington portion of the sub -area, the area with the worst conditions. • Large-scale land assembly justifying higher quality development and investment in the area. • Comprehensive approach to public infrastructure investment to stimulate private redevelopment. • Larger public investment in affordable housing, increasing the overall availability of new, quality affordable housing in Renton. • Attractive, mixed -income neighborhood with a wider range of new quality homes serving existing'und new residents. , 0 Increased redevelopment prospects for the adjacent Hi -Lands shopping center. Highlands Redevelopment St,. wtegy Option B .I AM Description: Incremental, market based approach that is reactive and small scale Elements: I • Develop a set of zoning changes, code amendments .and policies to encourage redevelopment of many smaller parcels over longer period of time. • Continue aggressive code enforcement strategy to get private property owners to correct hazards at their properties within the limits of the law. • Work with Renton Housing Authority to implement their plan to replace their aging housing stock in the Highlands with new homes and apartments to meet the changing needs of existing clients and partner with non-profit homebuilders to build new housing for new and future clients. • React to opportunities by connecting willing sellers of property to buyers interested in redevelopment on a smaller scale. • City would still make new investments in library and community center. Results: • Slower, piecemeal redevelopment over many years with existing social conditions and drain on City services continuing until sometime in the future when incremental new investment reaches critical mass to draw a.wider range of market,interest and family incomes. • Existing duplexes would remain and.aQ9i!Ved;to.1be.expanded an d/or�iimproved.. • „ Below marketproperty, values would likely continue for sometime and. attract lower value projects reflecting the poor condition of many individual properties next door. An exception is by happenstance, a landowner is able to acquire large enough property to attract higher value development. • Revitalization or redevelopment of the Hi -Lands Shopping Center is unlikely. Please endeavor to attend the Planning Commission Meeting on April 12th and the City Council Meeting on April 17th. This is YOUR opportunity to let city leaders know how YOU want to improve the Highlands. This is YOUR home, and YOU should have been the first ones consulted, not the developers. If you have property valuation questions related .to, blighted property, you can call HCA property advisor, Howard McOmber, 206-679-6694. If you want to verify date, time and place *for the two public meetings, please contact the mayor's 425.430.6500. `r' Highlands Redevelopment Initiative Problem Today, where there were once well kept homes and high homeownership, the North Harrington neighborhood has become one plagued by absentee landlords, poorly maintained aging duplexes, increasing crime and growing poverty. The area is dominated by deteriorating WW II -era duplexes, originally built to temporarily house wartime workers at the Boeing and PACCAR plants. These are the same duplexes the Seattle and King County Housing Authorities have been demolishing around the region because of their poor condition. The Health Department has cited the area for lead paint exposure and hazardous indoor air quality due to mold and mildew. Less than 3 percent of Renton's land mass and 12.5% of the population, the area draws 20% of first aid calls, 19% of fire calls, 20% of code enforcement complaints, 24% of auto thefts and 15% each of the City's murders and armed robberies. This blighted neighborhood requires dramatic action to again be the great neighborhood it once was and to right the disproportionate demand for City services. Existing market forces threaten to perpetuate and deepen the decline of the neighborhood. As social problems worsened, homeowners have left the neighborhood. Absentee landlords have little incentive to redevelop. Their duplexes are leased and rented, creating positive cash flow without high carrying costs. Replacing and upgrading structures is not cost effective given the current below -market land values in the area and the low density of development allowed under existing regulations. The Vision Our vision is to transform the North Harrington neighborhood into a renewed, redeveloped community that is safe, walkable and attractive to people of all income levels with a mix of single-family houses, townhomes, carriage houses, condominiums and apartment homes. A new street and alley network will make better use of the land. Pedestrian connections and a greenway will link homes to nearby new shops, parks, library, the community centers, and Renton Technical College. Innovative storm water systems and landscaping will add to the attractiveness of the neighborhood and reduce the environmental impacts of redevelopment. New housing will help stimulate revitalization of the Hi -Lands Shopping Center, attracting new shops, restaurants and services to serve residents of the greater Highlands. The Highlands Redevelopment Initiative will improve the quality of life in the North Harrington neighborhood, making it a place that people of all walks of life want to be —no longer a place where ueonle have to be because they have no other option. To achieve this vision, the goal of the Highlands Redevelopment Initiative is to improve quality of life by attracting new residential and commercial investment to the area. Concentrating on the North Harrington neighborhood, the area with the worst problems and the greatest opportunity for change, the initiative seeks to spur new private and public investment for redeveloping blight. Once this initial area is cleaned up, the market will take the reins —revitalizing the remaining portions of the Highlands sub -area without significant additional City involvement. To achieve these goals, EDNSP is developing a Sufi -Area Plan that combines in a comprehensive strategy new, higher -density zoning, key public sector investments in new infrastructure, parks, library and North Highlands Community Center; partnerships with private and non-profit homebuilders and the Renton Housing Authority; and potential use of the State Community Renewal Act, which allows cities to accumulate properties as part of a community redevelopment plan. EDk w,? is presenting two options for implenisittation: 1) Incremental market -based development, combined with Housing Authority/non-profit housing group partnerships; and 2) These actions aforementioned, plus a redevelopment plan using the Community Renewal Act targeted at the worst blighted area in the Highlands. The latter option, UE Option A, is preferred as it has the greater chance of bringing about more meaningful investment in a timelier manner, allows the City to make comprehensive infrastructure improvements (e.g., storm water detention and street/alley network) and will halt the deterioration of the neighborhood. —,- I A - � , Lj 16thl Highlands Subarea Proposed Rezones rp Pe=M b twow Vw*g&4UmW e" ccv� j Ara lereE Ai..rw' ®ketOna b CMtMr VIN�geRasidenYal (CVfi) - y,W Ure Date: April 12th, 2006 To: City council members & Planning Commission From: Inez Somerville Petersen CC: People attending 7:00 P.M. City Council Meeting Subject: Your vote matters Ref: Highlands Rezone Page 1 of 7 tvded Ot d y She z Pe_�_-Ysc,0 of 7 eounc/'/ m Pµ covhwrenf. How you vote matters --it matters to the property owners in the target area; and it matters to the tenants. Please consider the ramifications of your actions very carefully. And ask yourself these questions: Assume you are a property owner who will be affected by your vote: 1) Will my property be taken by the City? 2) Will my property become NON -CONFORMING? Assume you are a renter who will be affected by your vote: 1) Where can I move with affordable rent? 2) How will I pay to move there? Here is a picture of one of the worst homes in the target area located at the corner of 16th and Harrington, and it has a post foundation. But, is that all that bad? Consider all the earthquakes we have had since the 1940's? This home is still standing solidly on those blocks. Two people with jacks can raise a home like this and replace the foundation. I know two people who did just that —a married couple. They rented the house jacks and did the work themselves. A contractor could do it even easier. M WAO Page 2 of 7 ' Here's a picture representative of many of the sidewalks in the target area. The City has millions of dollars of sidewalk repairs on its "to do" list, yet the mayor wanted the city council to approve $5 million at last night's city council meeting for the Sam Chastain Trail. The mayor is out of touch with reality. Please don't join her. Decent sidewalks can do much to improve the look of a neighborhood as the picture below shows, AND it wouldn't require uprooting the population. Can the duplex on the previous page be reclaimed? Can it become a cute little bungalow to serve as affordable housing for ordinary citizens? Here is an example of a remodeled duplex which is just that —well reconstructed, well maintained, cute, and affordable. This is the front view of 1137 Harrington Ave NE. Please save this home. km^iyp `WOI Page 3 of 7 Did you notice the sidewalks and new driveway? It did a lot to improve the look of the property. This is the back yard of that same property at 1137 Harrington. Who needs the Jefferson Greenway when residents can create a yard like this? And do you remember Linda Perrine talking about her backyard and her dog? This is what can be done with the duplexes, as opposed to bulldozing them for high density housing. Page 4 of 7 If an upgraded neighborhood is the goal, then this can happen for all the duplexes. But if high density housing to generate more revenue for the City is the goal, then I think city leaders are governed more by greed than by a desire to work for the People who elected them. Here is another remodeled duplex. Please save this home. What will become of these remodeled duplexes if the Highlands Rezone is adopted by the Renton city council? City leaders need to answer that question BEFORE voting. I believe these properties will become NON CONFORMING. The result will be that the City of Renton will deny the owners permits in the future to maintain or upgrade their property. And who will buy such a property? Only a party who wants a "steal." Ordinary citizens put their life's blood into their homes; it is the main source of their net worth. These low and middle income citizens will be hurt emotionally and financially when the Renton city council votes to approve the Highlands Rezone in a way that makes their property NON CONFORMING. But the Renton city council can require a change in the mayor's direction by voting NO to force the mayor to eliminate NON -CONFORMING property. This is an absolute MUST in any Highlands redevelopment plan. It is the only fair thing to do. on Page 5 of 7 Here is a picture of a single family dwelling on Harrington across from the middle school. The young couple, the Hawton's, have put their heart and soul into their first home. They spoke before the Renton city council, but did the city council listen? I don't think so. Will this house be NON CONFORMING when the city council is done voting for the Highlands Rezone? Please save this home. If you view the last 15 minutes of the city council meeting of April 10, 2006, you would be shocked at how city council members behaved, namely, the Council President Randy Corman and Vice Chairman of the Planning & Development Committee Dan Clawson. Dan Clawson even did a "thumbs down" on further citizen comment, laughing as he did so. And it appeared to be pre -scripted that Randy Corman would make a motion to that effect. He asked if it was time for him to make that motion yet. What kind of leaders are these people? If the Highlands Rezone creates NON CONFORMING property, then I don't believe that any city council member who supports this deserves to be re-elected. And Mayor Koelker should be a one -term mayor for pushing this project in a way that financially hurts the citizens of the Highlands who unknowingly elected her. Since the mayor's SEPA Environmental Review Committee is made up of her department heads, you can guess how they voted. It's a GO for the mayor's Highlands Rezone as far this committee is concerned. And if we citizens want to appeal the committee's decision, it will cost $75.00! But we have until April 24, 2006, to do so. n %01� Page 6 of 7 The owners of the homes I've shown on the preceding pages are not the only ones to be hurt by the Highlands Rezone as currently defined. Here is a picture of a lovely remodeled duplex next to two new duplexes. The mayor took the new duplexes out of her target area, but left the older remodeled duplex in the target area. Is this home subject to becoming NON CONFORMING if the Highlands Rezone is adopted by the city council "as is." This is another example of what can be done with a Highlands duplex. Please save this home. `.r `✓ Page 7 of 7 The Highlands Community Association has been asking the mayo to do a financial analysis to determine if the City has the money to "accumulate" pr perty under the Community Redevelopment Act. Under this Act (ref the Kelo decision of last summer), the City would declare an entire neighborhood "blighted," and then the good homes go with the bad. The City would declare eminent domain on any property owner unwilling to sell his/her property, and the tenants would be relocated. City leaders have been reluctant to explain the details of this, although it is part of the Option A plan which they verbally agreed upon on March 8, 2006, at the City Council Retreat attended by several "outsiders." We all agree that something needs to be done with the duplexes in need of repair. But replacement by high density housing up to 80 units per acre is not the way in my view. The people who live in the Highlands and who own property there should be given a chance to upgrade their neighborhood, with the City's help. The mayor said in her State of the City address presented to the politicians and businessmen of the Chamber of Commerce, not the People of the city, that many things had been tried and failed. I'd like to know what these "things" were. And I'd think that the city council members would want to know too. Crime has been one of the mayor's talking points. But consider this. Three (3) patrols are routinely assigned to the Highlands at any given time. This is less than 4% of the patrols available, and I believe the mayor indicated that 60% of the city's population resides in the Highlands. Shouldn't the police resources be assigned based on population density? If that were done, I don't believe there would be any crime in the neighborhood. The Highlands is not a "throw away" neighborhood, and neither are the People. I hope that enough people come to the April 17t' city council meeting to "turn the tide." If not, if the Highlands Rezone goes through "as is" and property of a lower density than the Rezone provides becomes NON CONFORMING, then remember this in Nov 2007. Vote for new faces and break the juggernaut of the "city hall in crowd" which is running this town. Sincerely, Inez Somerville Petersen Tisfribuled 6y �'rrez lde�erse� at- */1e, O.N. 5�^ l7-06 -1111Itwilt-inn Our CoI11111ttoll.0 Proposal from Highlands Comm Association for Renton city council consideration: • NoW,Le N O-CONFORMING property will be created by virtue of rezoning • Do not SLIGHT the neighborhood to facilitate use of the UUMMUNI I. Y RtNLWAL Al: I and its use Ot LMINtN l UUMAIN • Use txlS I INh I UUL6 and INI:RtASt U l Y RESOURCES (police and code enforcement, etc.) to facilitate neighborhood IMPROVEMENT • Revisit KtzuNt UtNtiI I Y wnlcn HUA believes is too high. This should involve withdrawing the tnvironmental Review Vommttee's Ut I tRIV INA I IUN Ot NUN blUNIHL ANUt before it becomes final on April 24, 2006 • HCA is willing to work with the City in any way to help to facilitate revitalization of the area and to do the best thing for the property owners and tenants alike C'���Zer �i's�r�du�ca� y-/7-olo 0- f YAW, This is long bvt worth reading, it's the City's webpage about Highlands Redevelopment Plan Page 1 of 4 What follows I s the webpage of the City of Renton's Economic Development Neighborhoods & Strategic Planning (EDNSP), a long name for the group over which Alex Pietsch is manager. Alex Pietsch referred to his website during the last public meeting regarding the Highlands Subarea Redevelopment Plan, now called the North Harrington Redevelopment Plan. Later, I went to his website and found a webpage which had the same general "statement of work" that was handed out at the March 8rh City Council Retreat called Option A. But the webpage also contained a schedule for implementation by Quarter. This made me very mad, and I immediately emailed Alex Pietsch, and he immediately took the webpage off the City's website. This information makes these public meetings look like a sham, as much of a sham as the open house on Nov 15th was. In this webpage, Alex Pietsch indicates he has a "detailed, comprehensive strategy." Strategy for what? Option A, of course. On March 8th at the City Council Retreat, every councilmember and every city employee unanimously agreed that Option A was the way to go. Sandel Demastus, past president of the Highlands Community Association (HCA), mentioned this in her comments in one of the recent public meetings, and Alex said this didn't happen. He had to apologize to her because there were other witnesses. What Sandel said was true. If some of the council members are having second thoughts now, we are glad to hear it. Here is the webpage for you to read and make your own decision about whether city leaders have been truthful with you. And you can decide whether Highlands Community Association's support of Option B is what you want too. City leaders need to listen_ In Option B, upzoning would not result in non conforming property and only those owners who absolutely will not fix up and clean up would be subject to eminent domain. Owners could sell if they wanted or stay and remodel if necessary or rebuild to a high density. This is the only fair way AND the only way that truly preserves affordable housing for the people who live there now. If Option A proceeds much further, there will be no turning back.The City will officially blight" the neighborhood, and the Community Renewal Act will be used to "accumulate" YOUR property either under the threat of eminent domain or via er actual use of eminent domain. I also believe it is unethical for the Environmental Review Committee to find there are no environmental impacts from a rezoning effort which increases density up to 80 units per acre. This was done to avoid an EIS, the very thing that is needed. --Inez Somerville Petersen, Secretary, HCA What follows came from the City of Renton website, it was NOT authored by the HCA TM.— 411161-ma - • We. we're RIGHT ON! r4 HIGHLANDS REDEVELOPMENT INITIATIVE The proposals for the Highlands Subarea are currently being reviewed by the Planning Commission. For updated information, please visit the Planning Commission Information Page. The Problem Today, where there were once well kept homes and high homeownership, absentee landlords, poorly maintained aging duplexes, increasing crime and growing poverty plague portions of the Renton Highlands. The area is dominated by deteriorating WW II -era duplexes, originally built to temporarily house wartime workers at the Boeing and PACCAR plants. These are the same duplexes the Seattle and King County Housing Authorities have been demolishing around the region because of their poor condition. The Health Department has cited the area for lead paint exposure and hazardous indoor air quality due to mold and mildew. Less than 3 percent of Renton's land mass and 12.5% of the population, the area draws 20% of first aid calls, 19% of fire calls, 20% of code enforcement complaints, 24% of auto thefts and 15% each of the City's murders and armed robberies. Existing market forces threaten to perpetuate and deepen the decline of the neighborhood. As social problems worsened, homeowners have left the neighborhood. Absentee landlords have little incentive to redevelop_ Their duplexes are leased and rented, creating positive cash flow without high carrying cost. Replacing and upgrading structures is not cost effective given the current below -market land values in the area and the low density of development allowed under existing regulations. This blighted neighborhood requires dramatic action to again be the great neighborhood it once was and to right the disproportionate demand for City services. The Vision The City of Renton's vision is to transform the core of the Renton Highlands -the North Harrington neighborhood -into a renewed, redeveloped community that is safe, walkable and attractive to people of all income levels with a mix of single-family houses, townhomes, carriage houses, condominiums and ... This is long bwt worth reading, it's the City's webpage about Highlands Redevelopment Plan Page 2 of 4 apartment homes. A new street and alley network will make better use of the land. Pedestrian connections and a greenway will link homes to nearby new shops, parks, library, the community centers, and Renton Technical College. Innovative storm water systems and landscaping will add to the appeal of the neighborhood and reduce the environmental impacts of redevelopment. New housing will help stimulate revitalization of the Hi -Lands Shopping Center, attracting new shops, restaurants and services to serve residents of the Greater Highlands. The Highlands Redevelopment Initiative will improve the quality of life in the North Harrington neighborhood making it a place that people of all walks of life want to be -no longer a place where people have to be because they have no other option. Once this initial area is cleaned up, the market will take the reins -revitalizing the remaining portions of the Highlands Sub -area without significant additional City involvement. To achieve these goals, the City is developing a Sub -area Plan and redevelopment initiative that combines in a comprehensive strategy new, higher -density zoning, key public sector investments in infrastructure, parks, library, and North Highlands Community Center; partnerships with private and non- profit homebuilders, and the Renton Housing Authority; and use of the State Community Renewal Act, which allows cities to accumulate properties as part of a Community Redevelopment Plan. .x t Highlands Sub -Area Plan Study Area & North Harrington Redevelopment Core Exanomn �ciepment. NcighbcuAwds &'�Lf4144:K Planning %W This is long bet worth reading, it's the City's webpage about Highlands Redevelopment Plan Page 3 of 4 Description: Comprehensive, strategic approach based on public/private partnerships to make dramatic improvements within a few years. Elements: . Develop a Highlands Sub -area Plan that includes land use policies and development standards to stimulate revitalization. . Develop a North Harrington Community Renewal Plan: a detailed, comprehensive strategy combining new land use policies and zoning; investments in infrastructure and community facilities; partnerships with one or more private homebuilders, the Renton Housing Authority and non-profit homebuilders; a plan for property acquisition and assembly; property owner and community engagement, and where needed, resident relocation assistance. Iliilf� City would declare the North Harrington Community Renewal Area Righted based on analysis of deteriorating conditions in the neighborhood to trigger provisions of the Community Renewal Act. . Community Renewal A& Implement the State Community Renewal Act to create a partnership wi `one or more private developers to create a redevelopment master plan and acquire an assemblage of property large enough to justify higher value new homes and investment. . Invest in new public infrastructure and facilities, such as low -impact storm water systems, streets and alleys, the library and North Highlands community center. . Select private homebuilder(s) to partner in a master plan redevelopment. . Develop partnership with Renton Housing Authority and non-profit homebuilders to assist with relocation and replace and expand the range and number of quality affordable homes. . Create opportunities for existing property owners to own and occupy new homes in the redevelopment. . Extensive community engagement strategy. . Reserve the right to compel property owners to sell on a limited basis as a last resort after all other tools and incentives have been exhausted. Results: • Faster, more comprehensive redevelopment of the North Harrington portion of the Sub -area, the area with the worst conditions. . Large-scale land assembly justifying higher quality development and investment. . Comprehensive approach to public infrastructure investment to stimulate private redevelopment. . Larger public investment in affordable housing, increasing the overall availability of new, quality affordable housing in Renton. . Attractive, mixed -income neighborhood with a wider range of new quality homes serving existing and new residents. . Increased redevelopment prospects for the adjacent Hi -Lands Shopping Center. Outline of Implementation Timing and Steps: 1 st Quarter (Jan -Mar) 2006 . $150,000 set aside in 2006 Budget for planning and public outreach (completed). . Analyze the real estate market to guide new zoning and density incentives (completed). . Develop conceptual land use plan identifying land uses, densities and growth assumptions. (neatly complete) �. analyze data needed to support aration a# brig under the Co unity Renew ct (dearly complete) ..Continue public outreach (four property owner, one developer, and one institutional owner (school and church) focus groups, and one open house completed). . Mayor outlines the City's Initiative in the State of the City Address. tiAt Cou Retre Mayor and Council determine directio !�;av and request additional $1 million of unailo d balance to Highlands Redevelopment 5 milhontotal) S Cti� cr � I�� This is long b t worth reading, it's the City's webpage about Highlands Redevelopment Plan Page 4 of 4 . Based on Mayor and City Council's direction, develop expanded public outreach program. 2nd Quarter (April - June) 2006 . City Council committee and Planning Commission hold meetings on proposed implementation legislation including interim zoning, Comprehensive Plan amendments, Sub -area Plan. . City meets again with expanded focus groups of property owners to discuss plan. . City meets with residents of the Highlands and adjacent neighborhoods in community open house and other meetings as part of larger communications and outreach strategy. . Engage Renton Housing Authority (RHA) and other non-profit housing organizations to develop affordable housing replacement plan. ' expiration of the Highlands Building Moratorium, City Council adopts a package of new, interim zoning to attract new investment to the Highlands residential and commercial areas. . Complete DRAFT Sub -area Plan, which includes a package of Comprehensive Plan amendments, rezones, development standards, and capital facilities plan. en30, cam ptete DRAFT 8 d North Harringt mmunity Renew Plan includes plans �tkrrrtpment, infrastructure and facility and housing relocation and replacement. 3rd Quarter (July -Sept.) 2006 . City encourages redevelopment of area outside of targeted Cop, . nity Renewal Are by connected willing sellers with developers of smaller scale. . City continues to work with existing commercial property owner to identify new commercial development with emphasis on leveraging adjacent new m' income residential development. , y.31st, ubmit Sub -area Plan claration of 65ght an HCRP to City Council for consideration and subsequent adoption. . City launches media outreach to explain the NHCRP. . City issues RFP and selects development partner(s) for master planning and redevelopment envisioned in NHCRP. 4th Quarter (Oct. -Dec.) 2006 . RHA identifies new housing locations for existing Section 8 voucher holders displaced by redevelopment. . RHA partners with non-profit housing developers to identify and build new affordable housing in smaller, scattered developments around the City. . City and development partner complete Development Agreement. . Development partner begins to purchase property fromWang sellers. . City offers Community Renewal purchases for willing sellers seeking tax advantages ofamendly qundemnabon." . City explores with Development Partner and commercial property owner possible joint redevelopment of both the residential and commercial areas. . RHA partners with non-profit housing developers and Development Partner to develop mixed -income housing on existing, new, and/or swapped property within the NHCRP area. 2007 . Development Partner initiates first redevelopment project(s). For further information: Please mail, fax, or e-mail questions, comment, or suggestions to: Rebecca Lind, Planning Manager Economic Development, Neighborhoods & Strategic Planning Department City of Renton, 1055 South Grady Way, Renton, WA 98055 Phone: 425.430.6588, Fax: 425.430.7300 [Economic Development Main Pagel {Economic Development, Neighborhoods & Strategic Planning Home Pagel city of &h% enp ra y /7-,900� oyr �� ECONOMIC DEVELOPMENT, NE IGHBORHOODS, AND STRATEGIC ,` PLANNING DEPARTMENT M E M O R A N D U M DATE: April 17, 2006 TO: Randy Corman, Council President Members of the Renton City Council CC: Kathy Keolker, Mayor Jay Covington, Chief Administrative Officer FROM: Alex Pietsch, Administrator MIAO SUBJECT: HIGHLANDS REDEVELOPMENT COMMUNITY OUTREACH PLAN BACKGROUND During WWII, thousands of homes, many intended for temporary use, were built in the Renton Highlands to accommodate workers needed for the Boeing and PACCAR factories. Much of this housing remains today. In 1993, the City adopted its first Comprehensive Plan mandated by the Growth Management Act. Through a significant public process, a portion of the Renton Highlands, roughly bordered by Edmonds and Monroe Avenues, between NE 9th and NE 12 Streets, was designated as an area that would accommodate higher density housing. It was envisioned as a pedestrian -friendly neighborhood center, with retail and services to serve the population that established itself there in new forms of housing. A goal was established to disperse throughout the City the subsidized housing that had concentrated in the area. This area was expanded north to NE 16`' Street and south to NE 6 h Street by the City Council and given the designation of "Center Village" in 2001. The vision and policies were reaffirmed in 2004, through additional public process. For more than a year, the City has been analyzing the Center Village and its surrounding neighborhoods with the goals of 1) determining strategies to address persistent and deteriorating conditions in the neighborhood, and 2) stimulating redevelopment consistent with the vision for the area. Many of these structures are in various stages of neglect, largely due to the number of absentee landowners. Only 39% of the units in the Study Area are owner -occupied. h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\mayor & city council\highlands outreach plan 4- 17-06.doc Renton City Council Page 2 of 9 +` April 17, 2006 Although the 360-acre Highlands Study Area is just 2.4% of Renton's total land mass and is home to 12.5% of the City's population, the neighborhood has suffered a disproportionate share of the City's criminal activity and social challenges: 40% of citywide gas station robberies, 24% of all vehicle thefts, 18% of public nuisance cases, and 15% of all the armed robberies, murders and drug- and alcohol -related crimes in the City, plus fully 20% of all the fire calls, aid calls, and code enforcement complaints. Redevelopment of this portion of the Highlands has been a major topic at every City Council retreat since it was specifically identified as a Council goal in the City's Business Plan in 1997. Aggressive attempts have been made to bring about redevelopment of the commercial areas along Sunset Avenue. Code enforcement and special police emphasis patrols have been deployed. The City set aside $1 %2 million of City funds for infrastructure that could include public spaces, pedestrian connections, stormwater management and other public facilities. Yet, none of these actions have brought about meaningful improvement in the area. In 2005, the City Council enacted a development moratorium to allow time for redevelopment recommendations to be developed. PROJECT DESCRIPTION The City is now pursuing a comprehensive redevelopment strategy that seeks to improve this portion of the Highlands. The goal is to restore this as a neighborhood where people choose to live because it is safe and affordable for all. Major elements of the strategy include: Changes to the zoning and development standards —are necessary to ensure that new investment is consistent with the adopted vision for the Center Village by allowing a slightly higher density of development. A bonus, allowing additional density, is proposed for property owners who create larger scale developments that offer affordable housing. • Expansion of the Center Village —should be considered to include more of the Study Area that has similar conditions. Other Comprehensive Plan amendments may also be necessary in the outlying portions of the Study Area. • In the North Harrington Neighborhood, a 70-acre portion of the study area generally between Sunset Avenue and NE 16a' Street, potential use of the State Community Renewal Act —would allow: o A public/private masterplanning effort; o Coordinated City investment in infrastructure such as streets, sidewalks, stormwater detention facilities, open space and parks, the redevelopment of the North Highlands Community Center and the Highlands Library; o The assembly of properties to facilitate larger scale redevelopment; h:\ednsp\comp planlsub area plans\highlands\briefing & issue papersVnayor & city council\highlands outreach plan 4- 17-06.doc Renton City Council Page 3 of 9 April 17, 2006 M o Creation of new, permanently affordable housing and home ownership opportunities for qualified low-income residents through partnerships with the Renton Housing Authority and other non-profit housing providers; and o A coordinated strategy to assist interested residents in relocating into new, safer, healthier, and possibly more affordable housing that will be protected from gentrification. PROJECT MILESTONES DATE MILESTONE April 2006 Planning Commission hearing on initial zoning City Council hearing on initial zoning Community outreach begins Resident meetings begin May City Council considers initial zoning Development moratorium expires —property owners can proceed to invest in their property under new zoning (if adopted) l" Community Open House to gather community input on redevelopment effort June If determined necessary, develop Comprehensive Plan amendments (CPAs) and Community Renewal Plan (CRP) based on resident discussions and open house July 2w Community Open House to present draft CPAs and CRP to the community and get feedback August Present revised CPAs and CRP to City Council for consideration Public hearings proposals Potential adoption by City Council Fall 2006 If CRP is adopted, issue RFQ for private master plan development partner(s) Select development s through public process 2007 1 Develop master plan and begin implementation of CRP COMMUNITY OUTREACH PLAN OBJECTIVES Immediately work to inform stakeholders about the project and counteract negative and inaccurate information circulating in the community. • Provide on -going opportunities for appropriate and meaningful public involvement. • Provide accurate and timely information about issues of concern to stakeholders. • Close the loop with everyone. h:lednsplcomp plan\sub area planslhighlandslbriefing & issue paperslm yor & city councillhighlands outreach plan 4- 17-06.doc Renton City Council Page 4 of 9 April 17, 2006 KEY MESSAGES (Also see "Renton Highlands FAQ" for more detailed messaging.) Key messages will be updated as decisions are made for the project, and as further needs are identified. The following key messages are proposed for the initial phase of the public involvement process: • We can all agree that parts of the Highlands neighborhood are gradually deteriorating and have reached a point where action is needed. The vision for this portion of the Highlands was previously established (in 1993) as a pedestrian -friendly neighborhood center with higher density housing and vibrant retail and service commercial development. There are two potential paths toward redevelopment: o A comprehensive, strategic effort based on public/private partnerships to make dramatic improvements to the neighborhood within a few years and ensure that new high -quality, safe and affordable housing is created into which existing residents may be able to transition; or o An incremental approach that will be reactive, slower and smaller in scale, that may or may not bring about improvement that will overcome the neighborhood's predominantly poor condition over time. • The City is currently proposing rezones in select areas of the Highlands Study Area to allow for higher density redevelopment, so that owners may develop their property, consistent with Renton's Comprehensive Plan. • Rezoning is the essential first step. But, rezoning does not mean that "Community Renewal" or condemnation is inevitable. • The people of Renton will have many more opportunities to participate in the planning process, at which time new alternatives may arise. • We welcome and strongly encourage on -going public participation in the process of planning the best course of action for the future of your City. STAKEHOLDERS (City will designate leads) Stakeholder Group Primary Interests Outreach Tools Lead Owner occupants Want status quo One on one/ "coffee Response hours" Team Angry about being labeled as owners of E-mail updates "poor" property Printed materials Many support redevelopment and h:\ednsp\comp planlsub area plaWhighlands%riefing & issue paperslmayor & city council\highlands outreach plan 4- 17-06.doc Renton City Council Page 5 of 9 April 17, 2006 want to maintain or increase investment and/or income property May not have financial means to improve their properties Current renters What will happen to One on one/ "coffee Response me? hours" Team How will my neighbor- E-mail updates hood change? Printed materials Renton residents who own Want to maintain cash One on one/ "coffee Rebecca L. property m the area, but flow hours" don't live there Angry about being E-mail updates labeled as owners of "poor" property Printed materials Interested in redevelopment opportunities (for themselves or by selling) Out -of -City property ant to maintain cash One on one/ "coffee Rebecca L. owners (investors) flo w hours" who want to redevelop Interested in E-mail updates redevelopment opportunities (for Printed materials themselves or by selling) Out -of -City property Want to maintain or One on one/ "coffee Rebecca L. owners who don't want to increase cash flow hours" redevelop Angry about being E-mail updates labeled as owners of "poor" property Printed materials May not have financial means to improve their properties h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\inayor & city council\highlands outreach plan 4- 17-06.doc Renton City Council 1400 Page 6 of 9 April 17, 2006 Future residents Quality/style of Trade press Alex P. development Briefings (power point) Neighborhood Are they listening to Briefings Norma M. us? Participation in workshops Direct mail E-mail updates Surrounding businesses How will I benefit or Briefings Jennifer D.H. lose? Participation in workshops E-mail updates Renton Housing Authority Expansion of ability to Briefings Ben W. and other affordable deliver services housing interests Participation in Client well being workshops E-mail updates Homebuilders Development One-on-one/ Alex P. regulations/ease of Focus group development briefings (PowerPoint) City commitment E-mail updates Trade Press Other interests (historic How are my interests Briefings Ben W. preservation, etc.) threatened/supported? Specialized fact sheets as appropriate General public How will things Media outreach Alex P. improve? Speakers bureau General news media Timely, engaging Media protocol, Alex P. stories of FAQ, media community/regional training interest h:\ednsp\comp planlsub area plans\highlands\briefmg & issue papers\rnayor & city councillhighlands outreach plan 4- 17-06.doc Renton City Council w Page 7 of 9 April 17, 2006 City Council Determination and Regular briefings Alex P. implementation of before Committee vision and policies of the Whole, and Planning & Clear information for Development decision -making Committee Certainty that technical, Individual briefings financial, and for clarification community due diligence has been Periodic memos, com leted issue papers, etc. Planning Commission "Vetting" of issues and Briefings Rebecca L. ideas through public involvement, and Public hearings providing recommendations for City Council consideration Establishing vision for urban future of Renton Public benefit City departments Identify coordination Design Team Rebecca L. responsibilities Briefings Bring technical expertise and other Issue papers resources to policy makers for consideration OUTREACH WORK PLAN START UP/ADMINISTRATIVE Develop Project Data Base (address and e-mail) This outreach program relies heavily on frequent and informal communication with key stakeholder groups. An intensive immediate effort will be made to consolidate a comprehensive database of these stakeholders so that they can easily receive project information. h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\mayor & city council\highlands outreach plan 4- 17-06.doc Renton City Council Page 8 of 9 April 17, 2006 Establish a Comment/Question Clearinghouse Coordinate responses to all citizen comments and questions through a designated staff member who can determine the appropriate response and note trends, prevailing perceptions, etc. NEIGHBORHOOD -BASED OUTREACH Outreach to Property Owners and Residents The outreach effort will be launched immediately, starting with person -to -person contacts with property owners and residents by a multi -departmental "response team" consisting of Norma McQuiller, Katie McClincy, Karen Bergsvik, and Jennifer Davis Hayes. The purpose of these contacts will be to provide those who are most directly affected by the project with an opportunity to get their questions answered in a direct and consistent manner, dispel rumors and misinformation, and to provide them with a personal contact for any questions or concerns that may arise. Additionally, City staff who come in to contact with Highlands area residents will be briefed on proposed actions and be given materials that they can use to provide accurate information if and when inquiries come in. This is particularly important for staff of the City facilities in the area (e.g. community centers, library, fire station), as well as the Development Services counter, etc. Initial briefings will be organized immediately and follow up materials will be made available as decisions are made. Stakeholder Mailing(s) A direct mail piece will be sent to stakeholders that informs them of the project and the process that the City will use to involve them, and invites them to the May 18 Community Open House. Follow up mailings will likely also be necessary. E-mail Updates For the larger group of stakeholders, regular e-mail updates will be coordinated. These updates will provide a cost-effective way of informing interested parties about the project and reduce the potential for inaccurate rumors. Community Open House Meetings A May 18`s meeting will invite public comment on the range of issues that should be included in the redevelopment effort going forward. The open house will present issues identified and decisions to date and seek additional feedback. Neighborhood concerns, potential solutions, and implementation strategies will be discussed and identified. A follow up meeting will be held later (as early as August) to get feedback on any redevelopment strategies that may be developed prior to presentation to the City Council. Community Report Renton will develop a report to decision makers and the community on the input received through the community meeting that will make recommendations regarding action steps for implementation. h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\nayor & city councillighlands outreach plan 4- 17-06.doc Renton City Council Iftw '"Or Page 9 of 9 April 17, 2006 COMMUNITY/REGIONAL OUTREACH City Council Staff will provide regular briefings at Committee of the Whole meetings, and will continue to work with Planning and Development Committee. Council will be copied on all information that goes out to the public Speakers Bureau Speakers will be available to meet with groups to discuss the project and obtain feedback from the community. Media Relations Every effort will be made to inform local and regional media about the project and about opportunities for public input into key project decisions through personal contact, media alerts, and press releases. Legislative The City will organize briefings of State Legislators and King County Council members to keep them advised of the project and its progress. h:lednsp\comp plan\sub area plans\highlands\briefing & issue papers\mayor & city council\highlands outreach plan 4- 17-06.doc =.A 93 April 17, 2006 To: Fellow Renton City Council Members ,r From: Marcie Palmer & Doti PerssoiV Re: North Harrington Area Plan Like all of you, we have had a lot of emails, phone calls and personal contacts about the North Harrington Area Plan. The one consistent message we have heard about is the lack of information on the vision for this area. In addition we have been contacted by way too many seniors on fixed incomes who are of the belief that the city is going to swoop down and take their homes away from them no matter the location or condition. In discussing these issues we have come up with an "Option C" plan for the area that we feel will help us get to a consensus on the redevelopment of the area. Our recommended OPTION "C" is: Develop a comprehensive vision for the Highlands Community, specifically the North Harrington Neighborhood, to create a rejuvenated neighborhood environment that is attractive and safe, and provides a host of housing opportunities for incomes of all levels. This redevelopment effort will be a jump start for additional housing and retail in the Highlands including the Hi -Land Shopping Center. The visioning process should include the city council in partnership with non-profit developers, Renton Housing Authority, private developers and the community. The goal would be to develop incentives for existing property owners to participate in this redevelopment effort and options to work around existing owner occupied housing that is well maintained, where owners are not interested in selling. Adopt creative zoning for this area that is flexible and meets the redevelopment goals and objectives. The process should include demonstration projects that ultimately be utilized elsewhere in the city. The overall process needs to be inclusive of all the parties that will be impacted and enough time is needed to build a lot of consensus before the effort moves forward. cm cm REcEivEd VA �,\f7 Rl1 APR 17 2006 ECONOMIC DEVELOPMENT, RENTON CITY COUNdt NEIGHBORHOODS, AND STRATEGIC PLANNING DEPARTMENT CWOFWITM MEM ORA NDUM APR 1 7 2006 —BECEIVED OW G.PAK'S OFFICE DATE: April 14, 2006 TO: Randy Corman, Council President Members of the Renton City Council CC: Kathy Keolker, Mayor FROM: Alex Pietsch STAFF CONTACT: Rebecca Lind (ext. 6588) SUBJECT: Highlands Subarea Rezoning Public Hearing Materials The public hearing scheduled for Monday, April 171h, is focused on proposed zoning text amendments and re -zones of property within the Highlands study area. he City Council will not be asked to deliberate on the rezoning and text amendment package on Monday evening, as the issue is still before the Planning Commission for review and recommendation. The Planning Commission held a first public hearing on this information on April 12th. The Commission will deliberate on April the 19th, following the City Council public hearing, and will make its recommendation to the Planning and Development Committee on April 20th. The Commission left the written record open until 5 PM, April 19th, so that further comments could be received following the City Council public hearing. Although the complete minutes of the Planning Commission hearing are not available, we prepared a summary of public comments received for Council review. Of the 46 people (representing 43 households) who signed the list to become "Parties of Record," 25 live in the rezone area. Seven are property owners. Of the 27 people who spoke, 12 live in the rezone area or have a family member living in the rezone area. Of that 12, half live in a home they own. Six more own property in the rezone area, but do not live there. The following background materials are attached for your information: • Staff report to the Planning Commission March 31, 2006 • Summary of Public Comments from the Planning Commission meeting April 12th • Comment letters received by the Commission • Frequently Asked Questions Sheet • Map of areas proposed for re -zoning • Map of Subarea Land Use Concept E1 • Matrix of Projected Capacity under Current Zoning and Proposed Zoning • Draft zoning text amendments Attachments �Y ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC ' PLANNING DEPARTMENT IN M E M O R A N D U M DATE: March 31, 2006 TO: Ray Giometti, Planning Commission Chair CC: Planning Commission Members FROM: Rebecca Lind, anning Manager STAFF CONTACT: Erika Conkling, Associate Planner x6578 SUBJECT: Highlands Rezone- Text and Map Amendments DESCRIPTION: Rezones are proposed for the Highlands Subarea to better implements the current Center Village (CV) Comprehensive Plan Land Use Designation. ISSUE SUMMARY: • Does the existing zoning in the CV land use designation best implement the vision for this area as stated in the Comprehensive Plan? • What type of zoning best implements the vision of the CV land use designation? • How can the City allow flexibility in its zoning regulations to encourage innovation and accommodate changing market forces? • What can be done to encourage the provision of affordable housing? • How can the City ensure high quality design in both residential and commercial developments? • Which areas of the Highlands require a rezone prior to the end of the development moratorium in May? RECOMMENDATION SUMMARY: • Create two zones from the existing Center Village (CV) zone: Center Village Core (CV-C) and Center Village Residential (CV-R). • Allow the CV-C zone as a high intensity, mixed commercial and residential use zone. • Allow the CV-R zone as a medium density residential zone that allows higher densities with the provision of affordable housing. • Create the Center Village Flex Bonus District in the CV-R zone, which allows flexibility in development standards and use types for projects over one acre in size. h:\ednsp\comp plan\sub area plans\highlands\brieftng & issue papers\planning commission\highlands subarea rezone - map and text (4-06).doc Ray Giometti, Planning Cession Chair Page 2 of 5 March 31, 2006 • Change the R-10 zone to prohibit detached single family homes in the Highlands Subarea. • Put design regulations in place to guide the development of the Highlands into an attractive, compact, urban development. • Adopt development standards for cottage style development. • Rezone that part of the Highlands Subarea that is currently designated for CV land use. Existing multifamily and commercial areas should be rezoned as Center Village Core (CV-C) and existing single family and duplex areas should be rezoned as Center Village Residential (CV-R). BACKGROUND: In May 2005, the Renton City Council adopted a development moratorium to prevent new development in the Highlands Subarea to give City staff time to conduct a land use study of the area. The moratorium is due to expire on May 14, 2006. New zoning should be in place at the time that the development moratorium expires. ANALYSIS: In the area proposed for rezoning, there are currently four zones in place. Three of the zones, Center Village (CV), Residential-10 (R-10), and Residential Multi Family (RMF), are currently implementing zones of the CV land use designation. One of the zones, Commercial Neighborhood (CN), has been mistakenly placed in the CV land use designation, which should be corrected with the recommended change. There is a clear mandate in the Comprehensive Plan to alter the zoning that implements the CV land use designation. Strategy 319.1 states that the City is to: Evaluate commercial and residential development standards in the Center Village and replace zoning designation or re -zone with the vision for a Center Village Designation. City staff has conducted a land use study for the Highlands Subarea and determined that zoning changes are needed to better implement the CV land use designation. At the present time, the Highlands is the only place within Renton's planning area that has been designated for CV land use. Under the purpose for the CV land use designation, a much different vision is presented for the CV than what now exists in the Highlands. The Center Village should be a pedestrian oriented community with opportunity for residential, commercial, and mixed use redevelopment. Densities should be planned in the medium to high range in order to modify the existing low density suburban land use pattern. Development should be well designed, compact, and transit oriented. Two new zones are proposed to implement the CV designation: the Center Village Core (CV-C) zone and the Center Village Residential (CV-R) zone. The CV-C zone modifies and replaces the existing CV zone. Land uses are oriented toward creating a vibrant district of mixed commercial and residential uses, located along h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\planning commission\highlands subarea rezone - map and text (4-06).doc Ray Giometti, Planning Co ssion Chair Page 3 of 5 March 31, 2006 Sunset Boulevard. This is the highest density area, with a minimum density of 20 units per acre and a base density of 60 units per acre. Development greater than 60 units per acre is allowed with the provision of affordable housing at a minimum of five units per net acre. Development standards are essentially the same as in the current CV zone, with two exceptions. Parking requirements are tougher in the CV-C zone, requiring structured, underground, or under building parking for residential projects, and disallowing surface parking in the front setback. The Center Residential Bonus District, which allowed bonus density with mixed use and adherence to design standards, has also been eliminated. Design standards are now required with or without a density bonus. The CV-R zone is a completely new zone, modeled after the existing R-14 zone. Uses are limited to residential uses and those uses that support residential use. One of the major differences between the CV-R and the R-14 zone, though, is that residential uses are further limited in the CV-R zone to only cottages and townhouses. Cottage housing developments have their own set of development standards because the cottage style of development relates to the site in a very different way than traditional residential development. Since the R-14 standards have been successful in building quality townhouse projects in the City, those standards were used for townhouse development in the CV-R zone, with a few minor changes. Changes include requiring a larger lot depth, to prevent the creation of flag lots on the existing deep parcels in the Highlands, and requiring alley access, consistent with the CV vision in the Comprehensive Plan. In addition to the standard regulations in place for the CV-R zone, property owners also have the option of participating in the Center Village Flex Bonus District. The Flex District allows three types of bonuses: a density bonus of up to 80 du/acre; a use bonus which allows accessory dwelling units, detached and semi -attached units, and flats (flats only allowed east of Kirkland Ave.); and the ability to vary the underlying development standards. In order to participate in the Flex District, properties must be greater than five acres in size, and must provide affordable housing at the minimum rate of two units per net acre. Projects in the Flex District would be negotiated between the City and the proponent using two possible processes. One process would be to complete a master plan. Master plans are used to arrange the siting and phasing of projects with multiple buildings on the same site. The purpose of a master plan is to review the project to ensure that it complies with existing City plans and policies. Master planned projects must comply with general criteria to ensure health, safety, and welfare. There are additional criteria proposed for projects in the Highlands Subarea, to ensure that development meets the intent and vision that is created for that district. The second process that could be used to process projects in the Flex District is a Planned Unit Development (PUD). It is the purpose of the PUD to act as a master variance to alter the underlying development regulations. In order to receive PUD approval the plan must demonstrate a public benefit. These two processes could be combined and handled at the same time, or, the master planning could be accomplished first and future builders or developers could work through the detailed PUD work last. Alternately, if there were an approved master plan, the property could be developed under the normal development standards without further processing. h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\planning commission\highlands subarea rezone - map and text (4-06).doc Ray Giometti, Planning Cc Page 4 of 5 ission Chair March 31, 2006 In addition to the underlying development standards in the CV-C and CV-R zone, and the criteria for approval of projects in the Flex District, the entire subarea would be subject to design guidelines. Within the Highlands Subarea, the CV-C zone will be designated as District `D' and the CV-R zone will be designated as District `E' in the Urban Design Regulations. With only a few tweaks and alterations, the existing regulations for the downtown and the South Renton neighborhood are proposed to be used. There will also be a small text amendment that affects the R-10 zone. A portion of the Highlands Subarea zoned R-10 is not in the CV land use designation, but in the Residential Medium Density (RMD) land use designation. During the annual amendment cycle, a comprehensive Plan amendment will be needed to change the land use designation of these areas from RMD to CV. Prior to the adoption of that amendment, it is necessary to prevent the development of new single family homes and duplexes in an area that will eventually be designated for higher intensity development. The proposed code amendment does this by prohibiting the development of detached or semi -attached .dwellings in that portion of the R-10 zone that is in the Highlands Subarea. Based on the proposed zoning text changes, changes have also been proposed to the zoning map as well. Changes proposed in this rezone effort only affect properties the Highlands Redevelopment Core. The Redevelopment Core includes the blocks within the Highlands Subarea that are slated for the most intensive redevelopment effort. The new CV-C zone is proposed to include the commercial development along Sunset and the existing multifamily areas that surround it. The new CV-R zone is proposed to take the place of the residential areas currently characterized by the prevalence of old World War II duplexes. Additional changes to the zoning in the Highlands will be proposed concurrent with the adoption of the Subarea Plan. COMPREHENSIVE PLAN COMPLIANCE: The recommended changes comply with the goals, objectives, and policies of the Comprehensive Plan. Strategy 319.1 requires a review of zoning implementation of CV land use policies. ZONING CONCURRENCY: The proposed rezones and text amendments better implement the purpose of the CV land use designation in the Comprehensive Plan. DECISION CRITERIA FOR CHANGE OF ZONE CLASSIFICATION The proposed rezone must meet the review criteria in RMC 4-9-18OF: a. The proposed amendment must meet the review criteria in RMC 4-9-020G, and b. The property is potentially classified for the proposed zone being requested pursuant to the policies set forth in the Comprehensive Plan; and C. At least one of the following circumstances applies i. The subject reclassification was not specifically considered at the time of the last area land use analysis and area zoning; or h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\planning commission\highlands subarea rezone - map and text (4-06).doc Ray Giometti, Planning Cow fission Chair Page 5 of 5 March 31, 2006 ii. Since the most recent land use analysis or the area zoning of the subject property, authorized public improvements, permitted private development, or other circumstances affecting the subject property have undergone significant and material change. The proposed rezone is mandated by the Comprehensive Plan and meets the above criteria. CONCLUSION: Approval of the recommended changes would ensure that zoning in the Highlands Subarea is consistent with the Comprehensive Plan land use designations for the area. Immediate action will result in the zoning being put in place prior to the expiration of the development moratorium in the Highlands. h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\planning commission\highlands subarea rezone - map and text (4-06).doc Summary of Public Comments from Planning Commission Meeting April 12, 2006 1. Julia Franz, 1721 Harrington Ave - Concerned about poor neighbors. Concerned about undoing neighborhood. Opposed to rezoning. Bought for single family. 2. Pat Sado, 9902 126th Ave SE — Grew up in Highlands. Mother in neighborhood, doesn't want to move, "getting rid of senior citizens, not fair." 3. Inez Peterson, 3306 Lake WA Blvd N #3 — Impact of zoning, take "non -conforming" designation off (trouble selling). Mayor letter, four or five pictures of remodeled duplexes. Supports upgrading. 4. Ruthie Larson, 714 High Ave S — Humanity lacking, older people are afraid — older people don't want change. Horse before cart, define affordable housing, need to address the people. 5. Sheila Vandernam, 1918-16 Harrington Circle NE — Interest in family living there, concerned about taking away kids. Don't know if should make investment in rehab. Plans to upgrade unit. 6. Jerri Broeffle, 858 Monroe Ave NE - In Highlands since 1924 — R-8 construction is crap, don't need R-10 zoning. Crime is not running rampant. Opposes transit center. Increasing number of housing units. Have most rental single family. Opposed to losing diversity. 7. Howard McOmber Sr., 475 Olympia Ave NE — Major change, extreme makeover, use $ to repaint, too extreme. We can clean up our own community, if you help us. Daughter on Jefferson, can't add bedroom. Get rid of moratorium, no "non- conforming." Problems are not in sync with solution. Solutions are too severe. Affordable housing, two per acre. Opposes making uses non -conforming. 8. John Visser, 19404 102 Ave NE — Area has improved quite a bit over past year. RHA housing is good, not in poor condition. Lots of room out of the city, do what you want out there. Give them a fair price, each duplex. Opposed to transit, leave it as it is. Houses have a yard to play in. 9. Steve Stout, 1157 & 1155 Glennwood — Doesn't like the 80 du/acre. In agreement with everything stated before him. 10. Theresa Elmer, 3101 NE 13th St — Has an I I -year -old building, zoned commercial. Minimum landscaping a plus w/police, but a negative for building rating. Non- conforming is bad connotation. New buildings don't create affordable rates. Code enforcement can't keep up. Increase traffic and crime. • 11. Tom Fields, PO Box 641 — Has property near commercial, outside rezone area. People camp on property. Police have done a good job, but will property owners be able to participate? Needs something to improve the Highlands, but is this the right thing? It seems like a semi -good thing. Required mix of residential/commercial. Consider marketability. Property specific. Supports rezoning. Be specific. 12. Phyllis Besaw, 1530 Index Ave NE — "Poor" rating — former owner put $20,000 into front unit. How do I get ranking changes? Will send another... Gut and remodel on front unit. 13. Jennifer Houten, 1308 Harrington Ave NE - Most people are scared. You say the decisions have not been made, but I see these plans. I see where the vision is. Has had asthma attacks, has the right to call emergency services — shouldn't be penalized. What is our recourse if our property is determined essential to redevelopment? 14. Bonnie Lewis, 1520 Harrington Ave NE — First year taxes have gone down. Improvement went down, land remained the same. 15. Pam Curley, 1225 Kirkland Ave - Raised in Bellevue, has two duplexes, up to code. Resents someone telling her she has to sell her home. Resents someone rating her home "poor." 16. Brett Hawton, 1308 Harrington Ave NE — Drive by assessment — Six year old home rated lower than duplex next door. Don't want more people/more traffic near schools. Non -conforming — wants to be able to expand. 17. Raymona Baldwin, 1150 Sunset Blvd NE #218 (Secretary, Sunset Heights Condominium Board) — Bought property in Highlands in 2003. Condo owner, affordable, Highlands due to location. Like to see improvements. Worked in Renton six years, lived three years — won't walk after dark in the Highlands — not comfortable. Need to redevelop carefully. Mixed use is a good idea. Doesn't support eminent domain. 18. Donovan Boyd, 2901 NE 8th PI — Lives in area that doesn't have duplexes. He is R-8, if he is rezoned to R-10, he will be non -conforming; rezone will cause duplexes to be replaced, will impact people. Design Guidelines in R-10 Zone. Check on zoning — Fairview Terrace. 19. Dr. Greg Fawcett, 1222 Kirkland Ave NE — Duplexes at 1222 Kirkland. Wants commercial zoning, wider range of uses. Opposed to down zoning to CV-R. Three other parcels in same situation. Planning Commission. 20. Sandel DeMastus, 1137 Harrington Ave NE — Concerned about elderly . 21. Gene Garot, PO Box 5001, Kent - Asked if PC owns property in area. In are 30 years. Numerous duplexes, good condition, good tenants, suitable for retirement. You are making decisions about other people. More people would make area more dangerous. Is the idea to move everyone out in favor of commercial? 22. Richard Cook, 9624 Coal Creek Pkwy SE - Mother-in-law lives in area, 1633 Harrington. Statement in FAQ — transportation is bad in Highlands. "Devil's Elbow" should be opened up. Need public parks, room cars. 13 years too late for Comp Plan. Had a vision for Renton — big park and ride, with restaurants/fast food and shops. 23. Inez speaking for Tsiuri Gelas Hvili, 1518 Jefferson Ave NE - SFR family close -by, language issues, many improvements, no problems with neighbors. Condos on property are bad idea. Will non -conforming use reduce property values. 24. Eric Van Buren, 1204 Pierce PI NE — Will decrease property value by 13% (has several duplexes in area) based on difference between townhomes and SFR. Has been approached by developers who want to put a SFR on lot — has fixed up insides, they need paint, hasn't painted because he has been waiting 13 years for City to do something. Create value of land greater than the duplexes. Commercial zoning, multiple subprime tenants. 25. Howard Baldrich — Did not speak. 26. Cristin Mandaville, 6035 SE 2nd Ct/1409 Jefferson Ave NE) — Main concern is text changes and design guidelines too specific, too restrictive. Makes it challenging to people who want to get started in the planning process. 27. Bob Gevers, 900 Kirkland Ave NE — Lived there since 1961. June 2001 started when AP came on board. Survey was interesting — "How can we serve you people in the Highlands?" Still exists. Now it is a revenue enhancement program. Ask Council. Is this something the people in the Highlands want? Zoning in place now is suburban so it will not affect people too much. We want changes, but you need to consider. Roads, overhead electrical wires. 28. Bruce Loney, 16920 NE 100th St, Redmond — Bought duplex four years ago, saw opportunity. We are landlords, but not "absentee landlords." We have fixed up property. As a property owner, how can I participate? Can I redevelop my property? CHECK: Homeowner's insurance cost — Is there an increase in homeowner's insurance of non- conforming use? Upzone increase value of property Realtors to talk about other areas Nancy — 2 acres affordable housing. Rebecca Lind Hi hlands doc Page,1 April 13, 2006 Attention: Planning Commissioners & City Council Members Subject~ Highlands Subarea - Proposed Rezones and Zoning Text Amendments I regret that I will not be able to be present for the Planning Commission's deliberation and the recommendation of the group to the City Council regarding the proposed rezones and zoning text amendments regarding the Highlands Subarea. Although as the chair of the Planning Commission, I traditionally do not get to vote, I feel the need to share my opinion on this manner in the hope that I can influence your decision. I think that the City Planning Staff has done a very good job of working out the plan in a short amount of time and although there are parts of the plan that I would endorse, I think that the premise that the staff has been working under is false so I cannot support the plan in any manner. The city is now seeing positive changes in the Highlands neighborhood with the present zoning and I believe there are other easier and more neighborhood friendly methods to keep the momentum of the change moving. It is my opinion that should the city provide more aggressive code compliance enforcement and more police focus in this neighborhood, the positive changes that we are starting to see will continue and spread. As a supporter of established strong neighborhoods, it is impossible for me to ignore the many citizens that showed their distaste for the current proposed changes. Many of these people share the same values that I do and I support their efforts to improve their neighborhood while continuing to allow single family and duplex housing units. While the city administration seems to enjoy high density, mixed -use neighborhoods, I am not aware of the need for more of these to meet our established housing targets under GMA. If the proposed changes are required for Renton to meet our established Comprehensive Plan goals, then I would like to recommend that the Renton City Staff, the City Council and the Planning Commission spend 2007 updating the current Comprehensive Plan to be in alignment with the values of a city that would like to continue to be a great place to live, rather than accept the proposed changes now. Respectfully, Ray Giometti Pagel of 7 Date: April 12, 2006 To: City council members & Planning Commission members From: Inez Somerville Petersen CC: People attending Renton city council meeting, 7 pm, April 17th Subject: City council votes matter! Ref: Highlands Rezone (or North Harrington Rezone, whichever applies) Your vote matters —it matters to the property owners in the target area; and it matters to the tenants. Please consider the ramifications of your actions very carefully. City council and Planning Commission members, please ask yourself these questions: Assume you are a property owner who will be affected by your vote: 1) Will my property be taken by the City? 2) Will my property become NON -CONFORMING? Assume you are a venter who will be affected by your vote: 1) Where can I move with affordable rent? 2) How will 1 pay to move there? Here is a picture of one of the worst homes in the target area located at the comer of 1 e and Harrington, and it has a post foundation. But, is that all that bad? Consider all the earthquakes we have had since the 1940's? This home is still standing solidly on those blocks. Two people with jacks can raise a home like this and replace the foundation. I know two people who did just that --a married couple. They rented the house jacks and did the work themselves. A contractor could do it even easier. *0 Page 2 of 7 Here's a picture representative of many of the sidewalks in the target area. The City has millions of dollars of sidewalk repairs on its "to do" list, yet the mayor wanted the city council to approve $5 million at last night's city council meeting for the Sam Chastain Trail. The mayor is out of touch with reality. Please don't join her. Decent sidewalks can do much to improve the look of a neighborhood as the picture below shows, AND it wouldn't require uprooting the population. Can the duplex on the previous page be reclaimed? Can it become a cute little bungalow to serve as affordable housing for ordinary citizens? Here is an example of a remodeled duplex which is just that well reconstructed, well maintained, cute, and affordable. This is the front view of 1137 Harrington Ave NE. Please save this home. Page 3 of 7 Did you notice the sidewalks and new driveway? It did a lot to improve the look of the property. This is the back yard of that same property at 1137 Harrington. Who needs the Jefferson Greenway when residents can create a yard like this? And do you remember Linda Perrin talking about her backyard and her dog? This is what can be done with the duplexes, as opposed to bulldozing them for high density housing. Page 4 of 7 If an upgraded neighborhood is the goal, then this can happen for all the duplexes. But if high density housing to generate more revenue for the City is the goal, then I think city leaders are governed more by greed than by a desire to work for the People who elected them. Here is another remodeled duplex. Please save this home. What will become of these remodeled duplexes if the Highlands Rezone is adopted by the Renton city council? City leaders need to answer that question BEFORE voting. I believe these properties will become NON CONFORMING. The result will be that the City of Renton will deny the owners permits in the future to maintain or upgrade their property. And who will buy such a property? Only a party who wants a "steal.' Ordinary citizens put their life's blood into their homes; it is the main source of their net worth. These low and middle income citizens will be hurt emotionally and financially when the Renton city council votes to approve the Highlands Rezone in a way that makes their property NON CONFORMING. But the Renton city council can require a change in the mayor's direction by voting NO to fore the mayor to eliminate NON -CONFORMING property. This is an absolute MUST in any Highlands redevelopment plan. It is the only fair thing to do. Page 5 of 7 Here is a picture of a single family dwelling on Harrington across from the middle school. The young couple, the Hawton's, have put their heart and soul into their first home. They spoke before the Renton city council, but did the city council listen? I don't think so. Will this house be NON CONFORMING when the city council is done voting for the Highlands Rezone? Please save this home. If you view the last 15 minutes of the city council meeting of April 10, 2006, you would be shocked at how city council members behaved, namely, the Council President Randy Corman and Vice Chairman of the Planning & Development Committee Dan Clawson. Dan Clawson even did a `thumbs down' on further citizen comment, laughing as he did so. And it appeared to be pre -scripted that Randy Corman would make a motion to that effect. He asked if it was time for him to make that motion yet. What kind of leaders are these people? If the Highlands Rezone creates NON CONFORMING property, then I don't believe that any city council member who supports this deserves to be re-elected. And Mayor Koelker should be a one -term mayor for pushing this project in a way that financially hurts the citizens of the Highlands who unknowingly elected her. Since the mayor's SEPA Environmental Review Committee is made up of her department heads, you can guess how they voted. tt's a GO for the mayor's Highlands Rezone as far this committee is concerned. And if we citizens want to appeal the committee's decision, it will cost $75.00! But we have until April 24, 2006, to do so. Page 6 of 7 The owners of the homes I've shown on the preceding pages are not the only ones to be hurt by the Highlands Rezone as currently defined. Here is a picture of a lovely remodeled duplex next to two new duplexes. The mayor took the new duplexes out of her target area, but left the older remodeled duplex in the target area. Is this home subject to becoming NON CONFORMING if the Highlands Rezone is adopted by the city council "as is." This is another example of what can be done with a Highlands duplex. Please save this home. ,ftw Wage 7 of 7 The Highlands Community Association has been asking the mayor to do a financial analysis to determine if the City has the money to "accumulate" property under the Community Redevelopment Act. Under this Act (ref the Kelo decision of last summer), the City would declare an entire neighborhood "blighted,' and then the good homes go with the bad. The City would declare eminent domain on any property owner unwilling to sell his/her property, and the tenants would be relocated. City leaders have been reluctant to explain the details of this, although it is part of the Option A plan which they verbally agreed upon on March 8, 2006, at the City Council Retreat attended by several "outsiders." We all agree that something needs to be done with the duplexes in need of repair. But replacement by high density housing up to 80 units per acre is not the way in my view. The people who live in the Highlands and who own property there should be given a dance to upgrade their neighborhood, with the City's help. The mayor said in her State of the City address presented to the politicians and businessmen of the Chamber of Commerce, not the People of the city, that many things had been tried and failed. I'd like to know what these "things" were. And I'd think that the city council members would want to know too. Crime has been one of the mayor's talking points. But consider this. Three (3) patrols are routinely assigned to the Highlands at any given time. This is less than 4% of the patrols available, and 1 believe the mayor indicated that 60% of the city's population resides in the Highlands. Shouldn't the police resources be assigned based on population density? If that were done, I don't believe there would be any crime in the neighborhood. The Highlands is not a "throw away' neighborhood, and neither are the People. 1 hope that enough people come to the April 17'h city council meeting to "turn the tide." If not, if the Highketrids Rezone goes through "as is" and property of a lower density than the Rezone provides becomes NON CONFORMING, then remember this in Nov 2007. Vote for new faces and break the juggernaut of the "city hall in crowd" which is running this town. Sincerely, Inez Somerville Petersen 4/12/06 Points to be made at Planning Commission Meeting I own a duplex at 1222 Kirkland Ave. ME, At present the property is commercially zoned. The proposed plan shows a "downzone" to (CV-R) or residential. I would ask the planning commission to keep the existing higher usage of commercial zoning. In my discussion with Ms. Rebecca Lind on 4/3/06 she felt that the commercial zoning designation could allow more flexibility for re -development. Ms Lind felt that you could have commercial business on the ground level, and residential above that. It is my opinion that keeping the existing commercial zoning would be in keeping with the Cities intent to try to foster re -development of the area. Therefore I would ask the planning commission to recommend that the existing commercial zoning for my property remain. It is my understanding is that there are also three other parcels that may have the same concerns. One directly East of my property, and two directly West. So there are a total of four parcels that are currently zoned commercial but in the proposed plan are "downzoned" to residential. I would ask the planning commission to keep the existing higher commercial zoning for these other parcels as well. By Keeping a cluster or group of properties with commercial zoning it makes it far more likely for up -grading, and re- development to occur. Sincerely, Greg Fawcett P.O. Box 402 Fall City, WA 98024 425-222-7912 (home) 425-222-7011 (office) 425466-5229 (cell) e-mail gfawcett@nwlink.com Page 1 of 1 Theresa Eimer '"' "•"` From: 'Theresa Elmer" <tenacious_tic@msn.com> To: <tenacious—tic@msn.com> Sent: Wednesday, April 12, 2006 5:33 PM ---- Original Message --- From: To: tenacious tic@msn.corn Sent: Sunday, April 09, 2006 6:47 PM April 1, 2006 This letter is directed to City of Renton, Renton City counsel and associated depart-ments. I give Theresa Elmer full authorization to act on my behalf in all matters which may directly or indirectly affect my fourplex located at 3101 NE 13 th street, Renton Wa. 98056 As the actual property owner I respectfully request that Ms Elmer be treated with the same courtesy as I would expect if I were able to participate in this matter. Furthermore it is my wish that Ms Elmer be given all the information provided by the city counsel. Including but not limited to notices, dates and times of meetings, any and all proposed changes which may directly or indirectly effect my property. If you have any questions concerning this letter of authorization please feel free to contact my attorney, Mr. Bobman, who will be working with Ms Elmer, and is fully empowered to act on my behalf. Sincerely JamesR. Greenlund 4/12/06 Page 1 of 1 Theresa Elmer From: "Theresa Elmer" <tenacious_tic@msn.com> To: <tenacious_tic@msn.com> Sent: Wednesday, April 12, 2006 5:49 PM Subject: Fw: ---- Original Message ---- From: To: tenacious tic__@msn.com Sent: Sunday, April 09, 2006 6:46 PM Members of the Renton City Council My name is Jim Greenlund and I own the fourplex located at 3101 NE 13th street. I have owned the fourplex since it was built in 1993. am not a rich person, I have to work at a full time job like everyone else, putting in far more hours then the average person. I have always taken great pride in my fourplex. Doing my best to maintain the inside and out in a like new condition. Replacing carpet appliances and paint on a regular basis. In other words providing a safe clean and affordable place for people to live as long as they choose to. Many owners now charge the tenant for water, sewer and garbage, I don't. Waich again makes it more affordable to people with moderate means. Presently I have four single women as tenants, three of which have children. It would be a very real hardship for at least two of the single mothers to find comparable places for the amount they are now paying. Furthermore I have taken several classes, along with my property manger Ms Elmer, which were provided by the Renton Police Dept. for rental property owners These classes included screening of tenants, what to look for in bad tenants and how to make proper inspections of the property. I was more then a little shocked to learn the city of Renton intends to take my fourplex and force me out. I was more shocked to seam my fourplex was being rated as poor. I have done my best to maintain my fourplex in such a way as to make the neighborhood a better and safer place to live. In closing, it was never my intention for the property to be sold, at least not in my life time. My long range plans were to hopefully have < positive cashflow which would supplement my retirement. 4/12/06 Rebecca Lind - Citizen Inqui ` Pale Tll *ftw love From: Bonnie Walton To: Rebecca Lind Date: 4/12/2006 4:00:22 PM Subject: Citizen Inquiry Nancy Warhrman called from Florida as the "trustee" owner of the St. Vincent DePaul store located at 2825 Sunset BI. in the Highlands, plus other properties they own in Renton. She received the Council public hearing notice and has questions. She asked if: 1) Someone could fax her today the notice regarding the 4/12 Planning Commission hearing, as she did not get that notice, and 2) If you could call her tomorrow morning (4/13) to answer questions she has and explain what impacts the rezoning would have on their property, etc. Her Fax number is: 561-955-9921. Her phone number is: 561-620-9200, x174 Bonnie, x6502 CC: Judith Subia c Page 1 of 1 Rebecca Lind - RE: Highlands Redevelopment Initiative information request From: "Sean Malowney" <malowney@gmail.com> To: <rlind@ci.renton.wa.us> Date: 4/10/2006 12:03 PM Subject: RE: Highlands Redevelopment Initiative information request Hello Rebecca, My name is Sean Malowney and I'm a highlands homeowner just outside the Harrington Study Area. I'm excited about the city's work to revitalize the region, and I'd like to find out more about the initiative. If there is any mailing list you can add me to please do so. I am willing to help move the initiative forward in whatever small way I can, even if its just talking to my neighbors and expounding the benefits. Thanks for your time. Regards, Sean Malowney 679 Dayton Ave NE Renton, WA 98056 425-228-3179 malowney@gmail.com file://C:\Documents and Settings\rlind\Local Settings\Temp\GW}00003.HTM 4/12/2006 On April 3, 2006 Ms. Rebecca Lind Planning Manager Renton City Hall-6`h Floor 1055 South Grady Way Renton, WA 98055 Dear Rebecca, My family owns a duplex at 1222 Kirkland Ave. N.E. Renton, WA 98024. Thank you for meeting with me today, and helping me understand some of the proposal to rezone portions of the Highlands. Hopefully I can attend, and learn more at the planning commission, and the City Council meeting regarding this issue. Currently the zoning on the above address is CV. Under the proposal I received in the mail, the zoning would be "down zoned" to CV-R. I would ask that the current zoning of CV remain and that the above property not be re -zoned to a lesser more restrictive zoning. Keeping the existing commercial zoning allows more potential for re- development and this I believe, is in keeping with what the City is trying to accomplish for the Highlands. Rebecca, I would ask you to forward this letter to the members of the planning commission for their consideration. Sincerely, Greg Fawcett P.O. Box 402 Fall City, WA 98024 dot April 14, 2096 Renton Planning Co=- ission 1055 S. rradv Was Renton, [Washington 98055 Gentlemen and/or Ladies: I am in agreement with your plan to rezone and revitalize the Renton Highlands area. I am a property owner in the area, who has seen the gradual deterioration of this area. As a property owner at 1801 and 1803 Index Ave. N. E. I strongly agree with your persent assessment of the area, and hope you are successful in getting your plan put into action. At present I have a building to the West of my back yard that has been boarded UP. I have been told that people were dealing drugs fron that location, and maybe producing drugs there. From 1990, I have seen the area have increasing problems. It is harder to get a good rentor in this area, because of what is going on around the neighborhood. I do not live in this area. I do not believe many property owners live in this area. I think most of the people who will come to your meetings to complain about this new project are rentors who do not want to see a change in the area, nor what they may have to pay if values increase. What I think is important to many people like me, is: When will this situation for the new project start; i#hen will they be able to sell their property; to whom will they sell- or put another way, who is going to be their buyer; how long will they have to replace this property with a tax free exchange --vs the regular 45 day--180 day tax free exchange formula; and how will the value for purchase be determined. Because I can't make the meeting on April 12th, I am sending this letter. I plan to make your meeting on the 17th of April. If you have any questions concerning my letter, please contact me at 425 392-1421. I will be out of town from April loth through the 13th. Lte's hope your meetings are successful. But please do not be dismayed by the many negative people you will face, who want to stop progress. Since ely, Terence J. ew e REG Renton, April 2, 2006 APR 0 4 From: Dave Smith Nguyen and Nen Kim Phan L t AND S 1422 Jefferson Ave NE, Renton, WA 98056-3114 To: City of Renton, Highlands sub -area rezones and zoning proposal, LUA-06-030 R, ECF Subject: Absentee voting, or absentee opinion on Highlands subarea re -zoning, LUA-06- 030 R, ECF Wednesday Meeting April 12, 2006 Dear the Highlands Rezoning Committee of Renton, WA I and my wife, Dave Smith Nguyen, and Nen Kim Phan, at the above address. We support the outlines in the pink letter we received from City of Renton. We could not attend the meeting scheduled for Wednesday, April 12, 2006. We support both la, and lb "Center Village Core", and "Center Village Residential" For "Center Village Residential", we not only support, we also want to increase the minimum density further. Instead of minimum density of 10 units/acre, we would like to increase to minimum density of 20 dwelling units per acre, and a base density of 35 dwelling units per acre. Our rationale is as follows: Population increase fast 2. Land, and houses prices increase fast, that makes housing un-affordable to many working families. Thus, increasing density help to moderate the rate of price increase We even want to increase density in more areas of Renton, and entire King County, WA. Thank you, 7,A) Nv-rl---A� Dave Nguyen Nen Kim Phan 141110 From: Lloyd Hoshide MAR 3 0 2006 833 Kirkland Ave NE LAND _ 7 Renton, WA 98056-3810 STAA Eu;G PLANNNG March 30, 2006; Voice Phone: 425-226-5891' To: Rebecca Lind, Planning Manager Economic Development Neighborhoods and Strategic Plannning Dept. 1055 South Grady Way Renton, WA 98055 Subject: LUA-06-030 R,ECF Application Name: Highlands Subarea Zoning Dear Ms. Lind: Subject application states that the proposed rezones have the potential to add 1623 housing units. The planned higher density land use can be seen as impacting the traffic volume on Kirkland Ave NE, a residential street. Kirkland Ave NE runs north and south in front of my house. The added housing units as well as the magnetic attraction of the added new big box retailers cannot help but add to the traffic volume on Kirkland Ave NE. Certain things should be done by the City of Renton to mitigate this increased traffic volume. While much of the traffic is not controllable, certain traffic running on Kirkland Ave NE is controllable: • For instance, the nuisance of having large articulating transit buses running on a residential street can be mitigated by telling Metro to route their number 111 bus on Monroe Ave NE, an arterial, to NE10th Street rather than making a dogleg at NE7th Street (where virtually no one boards the 111 bus) to run north and south on Kirkland Ave NE, a residential street, (where there are no bus stops) to NE I e, Street. • A second instance of controllable traffic that could be mitigatedwould be to have the Renton School District instruct their school bus drivers to route their empty buses over arterial streets to access the Highlands Elementary School. Certain drivers run empty buses over Kirkland Ave NE to NE a Street and hence to Harrington Ave NE to access Highlands Elementary School. • It maybe that speed bumps should be considered to slow down the uncontrollable traffic. Fast north/south traffic is being currently experienced from drivers diverting off of NE 0 Street to get to NE Sunset Blvd over Kirkland Ave NE. Fast north/south traffic is also being experienced on weekends from drivers going to/leaving from the Highlands Community Church. *.s M Rebecca Lind Planning Manager Economic Dev. Neighborhood Strategic Dept. 1055 S Grady Way Renton, Washington 98055 To whom it may concern. RE: Zoning Changes March 28, 2006 r I have owned my property since 1964 and it is now still owner occupied. My husband purchased This particular piece of property so in case anything happened to him I would have an income.. I have worked for 27 years until 1 retired from Seattle First National Bank. I withdrew my Retirement money in one lump sum and put it into an IRA. When I was old enough 1 took out my Funds and have remodeled my home so that I can live in comfortably. My home has a forced air furnace with a air conditioner because when I had to remove my tree so the City could fix the sidewalk in front of my house it left me no shade and I could not Toke the heat I have had'o kidney transplant and the medicines require me to stay out of the Heat So my Brother paid to install air conditioning with an air r purification system to Be paid when the property Is sold. I also have to have dean air as I have bronchial problems Which turn into bronchial pneumonia. There is now, no place that I could buy with what you want to pay me for my home as I have had to Refinance my home in order to cover my medical expenses and to sell it now and pay off my Pills would leave me without enough for a down payment on some other less desirable home. Much less not having the extra income from the rental. I realize that the outer part of my property is run down as I have not been able to do the work. I Now have Tenants in the Rental that are taking care of the yard and have already hauled 5 loads of Garbage left by previous tenants. And my Nephew has agreed to paint my duplex this Spring. I am disabled because of diabetes. I have had surgery on my eyes so I have given up driving as I have no peripheral vision. I take the Access Bus because I can't get my legs high enough to get into a regular bus and sometimes I need to use a walkier. r,.r `9W When I applied for assistance from the organization that is suppose to help elderly low income people they would not even consider me because I have a rental property. All other organizations I have tried to get help from are the same. Can you explain to me howyou are going to compensate forthe loss of my beautiful and comfortable home and for the loss of my rental income and still let me live in the City of Renton that has been my home for 42 years? The loss of my association with my family, friends and Church Family who reside in Renton and who look after we and take me to my many Doctors, pick up my Medicines, and take me shopping, or if I'm under the weather, do my shopping for me? This is what I will lose if you rezone the area In which I live and let the City of Renton forces me out of my home. I don't see how a Government Agency can rezone and then take the property of a hard working and now disabled American Citizen and put them out on the street with no place to go except on welfare and other public assistance. I was raised to believe in our Country and the rights of our people to own property. It doesn't say anything in the Constitution that when you get old and disabled and can't maintain it as others would like, that the Government can come along and take everything you have worked so hard for. Therefore I am totally against this rezoning project of the City of Renton. YSIncey, Lennice A Dalrymple 1209 Jefferson Ave NE Renton, Washington 98056-3119 Rebecca Lind, Planning Manager Economic Development Neighborhoods/Strategic Planning Department 1055 S. Grady Way FREC2AR il. 2 9 20r, Renton, WA 98055 titIC DEVELOPMENT March 28, 2006 Dear Ms. Lind: I am a resident at the Olympic Condominium, located at 1100 Harrington Ave. NE, right in the middle of the study area that is the subject of the Highlands Subarea Proposed Rezone. I strongly urge the City of Renton to allow our property to remain undisturbed. We are thirty units of mostly owner -occupied property, limited to nine units rented at any given point, and allowing many individuals (such as myself) to buy property and own a home for the first time. Other owners here have purchased units for elderly relatives, allowing them a safe, convenient, and congenial atmosphere that should not be disrupted. As a multi -unit building, we already satisfy many of the desired attributes of properties you intend to see developed for the area in question. Therefore we are already on the City's trajectory toward higher density in the Highlands. We take pride in our homes and have recently voted to accept an annual budget that includes a special assessment for painting, landscaping and exterior repairs. This will add to our "curb appeal" and invite surrounding neighbors to step up and do likewise. I urge the City to consider all these matters when planning for the project. Whatever the problems in our neighborhood, we at the Olympic are victims, not perpetrators. Please go after the wrongdoers here- don't throw the baby out with the bath water! Sincerely yours, Moira MacLean 1100 Harrington Ave. NE #301 Renton 98056 (425) 793-6350 cm CM Marian R. McCready 2318 N. E. 10` Street Renton, WA. 88056 Rebecca Lind Planning Manager 1055 South Grady Way Renton, WA. 98055 March 27, 2006 Dear Rebecca Lind Who decides which homes in the Renton Highlands neighborhood are in poor condition? RE D1-0 MAR 2 6 2006 ECONOMIC DPVEi OPMENT, NEIGHECRHOCDS, AND STRAT EUC PL,.NNING If you change the zoning to Center Village Residential (CV-R) zone, does this mean the homes that are there are to be condemned? I took a drive through the proposed location in the Highlands, the area to be rezoned south of NE 16'h Street, north of NE 9* Street, east of Edmonds Ave. and west of the intersection of NE Sunset Boulevard and NE 12'* Street. Some of these houses are new. What happens to them? I live at 2318 N.E. 10"' Street and don't think my house will be affected. I am concerned very much about my son who lives at 626Index Ave. Can you tell me if his house will have be replaced? ~ rrf I also have a son who lives at 3,�04 9`",St. and don't think his house will be affected. So, you can see why this is so disturbing to me. Sincerely, Marian R McCready En Y FAQ Sheet Frequently Asked Questions About the High/ands Redevelopment Initiative VISION What area of the Highlands is being discussed? The area, identified as the Highlands Subarea', is located between NE 6th Street and NE 21s' Street AND between Edmonds Avenue and Monroe Avenue. (See attached map). What is the vision for Highlands Subarea? • The Highlands is envisioned as a dynamic urban village, populated by people from a variety of socio-economic groups, centered around a community and commercial core. Neglected and potentially hazardous housing would be replaced by safer, affordable housing providing homes for seniors, low-income families and first time homebuyers. The neighborhood would be walkable, with sidewalks and landscaped pathways providing easy access to goods and services. When was the vision for the Highlands Subarea developed? The vision was created through a public process when the City's Comprehensive Plan was adopted in 1993, refined in 2000 and readopted through public process in 2004. Why is the City focusing attention on the Highlands now? There is growing poverty and crime in the Highlands area. Much of the housing is in poor condition and the rate of ownership in the area is declining. Statistics show that the Highlands has disproportionately higher rates of serious crimes such as murder, car theft and substance abuse than the City as a whole. The City wants to support investment in the Highlands to help improve these conditions. REDEVELOPMENT What happened to the 2000 Redevelopment Plan? Businesses will only come to an area if there is a market to support them. Market analysis done on the Hi -Lands Shopping Center showed there were not enough households or sufficient spending to support a neighborhood shopping center. However, the study also showed that a small increase in households would provide an attractive market for new businesses. What has the City done to revitalize and redevelop the Highlands? • Instituted the REACT program to clean up problems in the neighborhood. • Hired a consultant to study both the residential and commercial market. • Researched the physical, social and economic conditions. • Drafted proposed zoning regulations to improve revitalization opportunities. How will redevelopment improve the Highlands and preserve affordability? • By increasing the total number of housing units and partnering with home ownership programs, there will be additional opportunities for affordable home ownership. • Additional housing units will also bring more families with a mix of incomes to the neighborhood, encouraging new businesses to locate there. • The City's proposal would require new housing developments to build affordable units in order to preserve affordability. • Without a redevelopment initiative, new development will NOT be required to provide any affordable housing units. REZONING Why are some properties being rezoned and others not? The City's plan for present and future land use is called its "Comprehensive Plan", The Comprehensive Plan designates much of the Highlands Subarea as "Center Village". The proposed changes to zoning are consistent with the policies already established in Center Village. Won't a rezone increase the number of housing units and affect traffic? The affect of additional units on traffic was studied. The analysis revealed that while there will be more cars if more people live and work in the Highlands, there would be no noticeable reduction in the level of service under the proposed rezoning concept, with the exception of the intersection of Edmonds Avenue NE and NE 12th Street. This intersection would need southbound and westbound left turn pockets to accommodate increased traffic volumes. What other zoning and land use changes are expected? Some changes may be proposed to expand the Center Village designation in the Comprehensive Plan. These changes require amendments to the Comprehensive Plan and will be proposed later in the year. What determines the 'Center Village" designation in the Comprehensive Plan? • Although it was originally called "Suburban Center," the essential vision and polices of the Center Village designation were first adopted through public process in 1993 with the City's first Comprehensive Plan. • The purpose of the designation was to redevelop existing low -density suburban areas into compact higher density urban villages. • The urban village is intended to be pedestrian friendly and transit oriented with neighborhood -oriented commercial development and medium- to high - density housing. If my property is to be rezoned, what does that mean? Perhaps the biggest change will be that existing single-family and duplex units will be considered "non -conforming uses." This means that existing development is "grandfathered." • Non -conforming uses that were legally built and constructed are allowed to continue. • Non -conforming uses can be maintained (re -roofed or remodeled on the inside), but can not be expanded (adding second story or rooms). • Non -conforming uses, if destroyed by fire, for example, can only be rebuilt to the same square footage of what it was before and within two years of being destroyed. • Non -confirming uses may also be changed in a way that makes them consistent with the required zoning rules. Proposed Rezoning: CV-R = (Center Village -Residential): Allows townhouses and cottages with a base density of 10-14 dwelling units per acre. Property owners who can consolidate at least one acre of property and provide affordable housing are eligible for the Flex Bonus. ■ Flex Bonus = Single-family homes and multi -story apartments can be built (stacked flats, also called multi -family, are limited to the area east of Kirkland Ave.), and higher density is allowed. CV-C = (Center Village Core): Allows townhouses, flats, commercial uses and mixed residential and commercial uses with a base density range of 20-60 dwelling units per acre. Property owners who provide affordable housing can build at densities up to 80 units per acre. R-10 = (Residential-10 units Der acre): The area that will remain zoned R-10 in the Highlands Subarea will be subject to a change in development regulations. Detached and semi -attached homes will be prohibited in the R-10 zone within the Highlands Subarea. This means that existing single-family homes and duplexes will be considered non -conforming uses. (See above) Does this rezoning mean that my property will be condemned? No. This rezoning proposal has nothing to do with the condemnation of property. In nearly every case, the proposed rezone may provide a small increase in land value because the land has the potential to be developed for a higher density use. Rezoning allows property owners who want to develop their property to go ahead and invest in the neighborhood by building housing that is consistent with land use plans for the area. DECLARATION OF "BLIGHT" Is the City going to declare the Highlands as `blighted'? The City MAY have an interest in buying property in the Highlands for the purpose of consolidating parcels of property for redevelopment. Cities are not allowed to buy property unless it is for a public use. By declaring an area "blighted", the City will be able to purchase properties for the purpose of removing the "blight" under M Washington's Community Renewal Act. Chapter 35.81 RCW, http://apps.leg. wa.govlrcwldefault.aspx?cite=35.81 A determination of "blight" must be agreed to and adopted by the City Council. At this time no declaration proposal is before the Council for its consideration. What area is being considered for inclusion in the blight declaration? At this time, the City is considering an area described as the North Harrington Redevelopment Core (see attached map). This includes: • Sunset Terrace • The commercial areas on the north side of Sunset Boulevard (west of the intersection with NE 12th) • The Glennwood area • Properties between NE 12th and the Kirkland -Harrington Loop, between Harrington and Kirkland. This does not mean that every property in the boundary is considered blighted or potentially feasible for redevelopment. The boundary was drawn around a concentration of poor conditions and is subject to change. How did the City rate the conditions of houses in the Highlands? The ratings were only used to make general correlations and assessments about the study area, not to make assessments as to the value or worth of individual homes. City staff evaluated the condition of each property based on what they could observe from the street. Property condition ratings were then used to compare housing conditions to other information collected. These ratings have not been formally adopted by the City Council, nor will they be. The following information was found using this method: • Blocks with the worst housing conditions tended to have more police cases. • Blocks with the worst housing conditions had more calls for fire and aid service. • Blocks with the best housing conditions had more homes occupied by owners. Won't a Declaration of Blight lower property values? • Owning property that is in the vicinity of neglected and dilapidated properties is already lowering the value of property. • Redevelopment in the neighborhood and the removal of poor housing should increase property values. • In general, property values may be raised slightly by the proposed rezone prior to any declaration of blight. Is the City going to use eminent domain to condemn people's homes? • The City plans to work with property owners willing to sell their properties and participate in the redevelopment process. • The vision for redevelopment will only occur in a timely fashion if several parcels can be acquired and be redeveloped in chunks. Once an area is declared as "blight", the City may use the tool of eminent domain under the Washington Community Renewal Act to buy individual properties at fair market value. This will only be used as a last resort after all efforts to consolidate property through the private marketplace are exhausted, and then, only if a specific property is essential to redevelopment. Each property acquired through the use of eminent domain requires a separate process, establishment of fair market value, and City Council action. DETERMINATION OF NON -SIGNIFICANCE I received some information about an environmental determination of non - significance. What was that about? Any time the City makes a change in its development regulations, it must review the changes to determine what the environmental impacts might be. These notices provide basic information about the determination and alert the public that the City is asking for public comments. How can the City say that the redevelopment of the Highlands is "non- significant"? The use of the term "non -significant" has a technical meaning and in no way indicates that the redevelopment of portions of the Highlands is not meaningful to the City and does not warrant substantial public review. In this case, "non- significant" means that an Environmental Impact Statement (EIS) is not required to fully disclose the potential environmental impacts of an action. The City's Environmental Review Committee made a determination that the proposed change in zoning regulations will not require an EIS. OPTIONS FOR REDEVELOPMENT Why can't the City just fix the physical or health problems in the Highlands? • Many of the problems can only be addressed through voluntary compliance of the property owner. • In 2003, the King County Health Department sent letters to the neighborhood about potential asbestos, lead based paint and indoor air quality hazards in many homes. Even though they offered free home assessments, only three property owners participated. • The City can only address other issues, such as junk in the yard, when it becomes bad enough to be a "nuisance," as defined by City Code. Why doesn't the City just assign more police to the area? • The City has already dedicated several police officers to the area. • There is already a disproportionate amount of resources devoted to crime in the Highlands. • As long as the physical conditions of the neighborhood reflect neglect, non - intentional or otherwise, criminals will view the Highlands as a good place to do business. Why can't we just let the free market redevelop the Highlands? M n • The Highlands has been in a slow decline for many years and redevelopment has not occurred, despite the fact that the existing zoning on many properties allows a substantial increase in density. • Market analysis shows that some property owners can make more money renting dilapidated property than they can from investing in high -quality redevelopment. • More than 60% of the existing units in the Highlands Subarea are rentals. • Developers are only interested in investing in the neighborhood if it is a part of a larger redevelopment initiative. The proposed rezone is a sign to the development community that the City is serious about revitalizing the neighborhood. What will happen to the people who live in the area today if redevelopment occurs? • It is the policy of the City Council to increase the amount of affordable housing in the community. • A coordinated redevelopment effort will allow the City to work with the Renton Housing Authority and other non-profit affordable housing providers to create new, higher quality replacement housing that will remain affordable over time. • The City's current policies would require replacement and expansion in the amount of affordable housing units by 30%. • A coordinated redevelopment effort may also allow existing property owners to swap their land for newly constructed units. • Existing residents will be given the first opportunities to move in to new subsidized developments that are safer, higher quality and possible more affordable than their existing homes. OPTION A & OPTION B There has been talk in the community about "'Option A" and "Option B", what are these options? Two possible implementation strategies were presented to the City Council during its recent workshop. • "Option A" implements the revised zoning by utilizing the Community Renewal Act. This would bring about improvement of the poor physical, social and economic conditions in the area more quickly through a coordinated redevelopment effort. • "Option B" calls for the rezone of properties, pursuit of code enforcement and allows market forces to eventually redevelop the area. Existing conditions would persist until piecemeal redevelopment occurs. Are "Option A" and "Option B" related to the land use concepts on display at the Highlands Planning Open House Last Fall? No. Those land use concepts were completely different from the Council discussion on redevelopment strategies. PUBLIC INVOLVEMENT It seems like the City is moving too fast in its planning efforts. 0 The City began studying redevelopment of the Highlands in 2000. cm CM • In 2001, the City created the Center Village land use designation, but redevelopment did not happen. • The City began a new approach in late 2004, and has been studying and working on the Highlands Redevelopment Initiative ever since. • All property owners were invited to participate in this new planning effort in Spring 2005. • At this time, the results of the City's planning efforts are being released for public review through a series of public meetings and hearings in the coming months. What public input has there been into the City's recent work on the Highlands Subarea so far? • The City sent all property owners in the Highlands a survey about potential redevelopment in Spring 2005. • In Summer 2005, the City invited property owners to a series of focus groups. • In November 2005, the City held a public Open House at the Highlands Community Center. • Residents and property owners have been sent several notices by the City, inviting comment on the development moratorium, the environmental review for the proposed zoning changes and public hearings for the proposed zoning changes. Why did the City enact a development moratorium for The Highlands? • The City enacted a development moratorium development allowed under the existing zoning was not consistent with the vision established in the Comprehensive Plan. • The moratorium gave the City time to figure out how best to achieve redevelopment and revitalization of the neighborhood. Under the rules of the moratorium, property owners can remodel, clean up and otherwise improve existing structures. However, they cannot subdivide, expand or build new units. When does the moratorium end? The moratorium is scheduled to expire May 14, 2006, unless extended by the City Council. How can I get involved in the Highlands planning effort? • Attend Planning Commission and City Council meetings where the Highlands Subarea is an agenda topic. • All property owners are sent notices when required by state or local law, such as a Notice of Application when a project begins environmental review or when a public hearing is held to collect input. • If you wish to receive notification of project milestones, you should contact Judith Subia (below) to be added to the parties of record list for the Highlands Subarea. 3udith Subia at jsubia@ci.renton.wa.us or (425) 430-6575 M There has been a lot of speculation about the Highlands planning effort. Where can I get more information? Highlands Redevelopment: www.ci.renton.wa.us/ednsp/highland.htm Planning Commission: www.ci.renton.wa.us/ednsp/pcinfo.htm You can also come into City Hall (6th Floor) and talk to a strategic planner about it, or call us on the phone at (425) 430-6575. �� � �� ■■ \ ��,■ ■■ \ OR I 2� � &�� ~^ �■ }©\SUN ■ 2��� � ,� cm 07-A ca C) 0 LL (3) 0 N c SD AV CL 0 0 p r. N �o to ' CV) " co coLo > co C, z 00 CN E CL E (n c\l 't x U) of C 0 E E4 CO*t CO co 0 CO CO co C) 00 LL U) LL O CN m CD ca co , R to C C4 m CV to co cu z E 2 U- C') IA L. E Lo- C%4 LO 0) OL 0 4) N w U) c 4) U- w w x 0 U) > N < D U- E w z Jm- 0 x 0 LL M 0 co 75 2 0 C) IX C) c a c E c C C E E c U o M0U 0 oo � coCON — m A 0 m CY U)T r-: Cq T L6 CD r*-" co E U- U) cu CO CO r*- (D U') 0) t*-: U) A? m a) C; r': , 6 4 cc z E 0 L- LL 0 Q O T T r— U-) LO w U) Im w •X E LU F w 0 U) N D CO -i co 0 D LLI z z x 0 LU 0 2 m im 0 c n Ej QL 0 00 oo 04 0 V co ?2 0) c) It 0 04 C4 O LO V) U, Cl 04 mw cL > '0 M a m W E 0 0 Y a w Fc 'D � o) to Cc" 0 .2 a I 0 wCM -. 0 co :, 0 g c22 c CM E lu z S? 0 C4 ol 0 r� co) u) co Go 0) 0) CIA m am' 0 cD — 't (a ca 0 E CL w 8 'ou) 04 co E (n cc 2 0) (L C) w 'D .E G) 0 col) M 0 i(p o a. w La E W a. bi w ci 0 C-4 C', 'o c, a w 0 a. 0 m m m cL 0 (LLL mA or 11) c: c c c c c 04 r- r- C%d00 o 04 o-o N CCIL —ca (D co co co cl) 0 ci r_ c m LL 4) cl) c) olm 9 9 o� 0 cl oo q LO cm 0) (a o6 0 co w) of to 0) c4 W� 00 It 0 G 10 cN 10 (0 0) 2 a) 9 cl, . . . 11 �o_ I- u" OR CD 0 D E co c 08 x c ?I (a :w3c EE c 0 cc Iv LL U- w w C z4 '4 C) C) X— 4w U 8 U UI la- 0 C8 C8 m cm `mow ZONING TEXT AMENDMENTS HIGHLANDS SUBAREA- APRIL 2006 4-2-010ZONES AND MAP DESIGNATIONS ESTABLISHED: D ZONES IMPLEMENTING COMPREHENSIVE PLAN: The Comprehensive Plan Designations are implemented by certain zones: COMPREHENSIVE PLAN DESIGNATION IMPLEMENTING ZONES Residential Low Density (RLD) Resource Conservation (RC)Residential —1 DU/AC (R-I)Residential — 4 DU/AC (R-4) Residential Single Family (RS) Residential — 8 DU/AC (R-8)Residential Manufactured Home Park (RMH) Residential Medium Density (RMD) Residential —10 DU/AC (R-10)Residential Manufactured Home Park (RMH)Residential —14 DU/AC (R-14) Residential Multi -Family (RM) Residential Multi -Family (RM-UV, RM-Tt, RM-F) Urban Center Downtown (UC-D)Center Downtown (CD)Residential Multi -Family Urban Center (RM-U)Residential Multi -Family Traditional (RM-T) Urban Center North (UC-N) Urban Center -North 1 (UC-N1)Urban Center -North 2 (UC-N2) Commercial/Office/ Residential (COR) Commercial/Office/ Residential (COR) Center Village (CV) Residential —10 DU/AC (R-10) Residential Multi -Family (RM-F)Center Village -Core (CV-C), and Center Village- Residential (CV-R) Commercial Corridor (CC) Commercial Arterial (CA)Commercial Office (CO)Light Industrial (IL) Employment Area Industrial (EAI) Light Industrial (IL)Medium Industrial (IM)Heavy Industrial (IH) Employment Area Valley (EAV) Commercial Arterial (CA)Commercial Office (CO)Light Industrial (IL)Medium Industrial (IM)Heavy Industrial (IH)Resource Conservation (RC) Commercial Neighborhood (CN)Commercial Neighborhood (CN) 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: K CENTER VILLAGE ZONES (CV-C CV-R : 1 HAEDNSP\Comp Plan\Sub Area PtanMighlando0evelopment RegDDrafts\Zoning\Public Hearing Draft Zoning (April 06.docW' 0fij:�teeH::I3DNSP1Contp PIan\Sub Area Plans\Hie�ilandslDevelopment Ren�DraRs\Zonin�\Public Hearing Drag Zoning1Apri1 06)doe. :` Page I of 88 1 1. Purpose: The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed -use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit -oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. Uses and standards allow complementary, high -density residential development, and discourage garden -style, multi -family development. The Center Village zones Residential 13AaUs Distrist-supports superior residential projects that complement commercial uses, provide ground floor commercial activity along arterials, and provide transition between intensive commercial areas and surrounding single family and multi -family neighborhoods. Incentives for affordable housing are provided to encourage economic diversity. 2. Scale and Character: The Center Village Zone (CV) is intended to provide suitable environments for district - scaled retail and commercial development serving more than one neighborhood, but not providing City-wide services. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Center Village land use designation, Objective LU-CCC, Policies LU-317 through LU-332, Residential Medium -Density land use designation, Objectives LU-GG through LU-II, Policies LU-157 through LU-181, or the Residential Multi -Family land use designation, Objectives LU-JJ through LU-LL, Policies LU-182 through LU- 192, and the Community Design Element of the Comprehensive Plan. 3 Classifications: The Center Village is implemented by two\ zones: a CV-C (Core): Geographically located in the center of the Center Village, the Core zone provides a concentration of goods services and amenities for the Center Village as a whole and for surrounding neighborhoods The Core serves as the primary hub for transit service with pedestrian connection connecting the Core to the rest of the Center Village Commercial uses office and professional uses recreational uses, and community services are located in this community Core. High density residential uses are allowed to support the concentration of business uses in the Core zone. Mixed uses are encouraged to provide vitality in the core. b CV-R (Residential): This zone provides for medium to high density urban development in the Center Village Development in this district should be compact and urban in size, scale, and intensity. A variety of residential land uses will be allowed to encourage economic diversity. Low density suburban uses will be disallowed An interconnected system of pedestrian pathways in this zone will link uses in the Center Village and provide connection to the Center Village- Core The Center Village Flex Bonus District within the Center Village Residential Zone provides an opportunity for innovation and a way to respond to changing market conditions while still resulting in a high quality environment. HAEDNSP\Comp Plan\Sub Area Plans0ighlands\Development Reg DraftZoning\Public Hearing Draft Zoning (April 06 .doc . . 06).do HAEDNSP\Comp Plan\Sub Area Plans\Highlands\Development Reg Drafts\Zoning\Public Hearing Draft Zoning (April 06).doc :' Page 2 of 88 ,4w"W i� 2 c � 2 c 74 w 0 m w m :3 1 w -i m « w w CO :3 D 2 z 0 N / cli m 2 q L a � 0nZ LU � 0 § ¢ 2 0 U a z Q L) I K O N k L) ¢ a w k < 2 Q I R O < Q k a ) < < kCl) Cl) < < = K § 2 — a < 2 ¢ < Q � �� V <co �. a a § < / a , 2 2 I L I \ < w § ƒ 0-m Cl) 0 < 2, k J U w a a a / M 0 < < 0 2 . r a. ± a- /§ Cl <~ < <^ 2 w Q w � � m ± § X 0- < ® <Cl) k § } qCL 2 W 0- &k m e =' k W �$ 2 7 % f> f \ LU g c ■� Co 0 U) 7 \ « �0Z o �a �° E b��\$ J% �_ w L ■« c e c o _ o c o■ O� £» c c ■ o E Q£/ . m � 0 a ® @= -0 m _ m. 2 E� .0 e E a q° u) E E w 2■! J@§= < q k g E g '° o E E § ( D �2 SE �� ��0 cu k§ v k/$2 0 �22 z �0 k / 2 « 5 2( § ° $ 2$� E K 2 2$ $ k ■■ ■ o / � & 2 a k g £ k § § $ g 0 � k k NJ a 14« 2 m/ k 0 m�e �e 0- $ d c; 00 \ U cm 00 a a Q v � a a a a Q a Q a CO a a a i a = co = x a aa a. a a co Q a coo a c Q Q a a a a a a x co UQ al Ni alai al �i al Z O Q al al al 0-1ai al coi a s a s a x aCO V a a a x UQ a V rn rn rn O a U rn x co Q a a a W Q a = a a a a x to a a a a x Q co C9 O a O M CO J Q X C C y C o d N N j O O O O y Vl Z 3 y^ y O x J o E E p O N N _O O C C C p (0 p N 4% Q= ° L L Vi E y — 4- O 3 C 3 o C s rn C co C F- Z o N v n N y O o U) W 3 O s N N O N O :s O` W +' O O Z' �+ N N f0 E E E 7 V O O^ y N c" w�^ N N w N m L 0 2 N N .Y L L L O O L c9 N L O ._ O c6 ` N �.. w y m y �«- w a n t' to a `- y t6 O C D Q O O O E L ci �� Co 0 7L 00 00 0 0 v � 'wool, $ I 200 = I I I S S S S S I I 2 I I ( $ I 2 a a I I $ 2 I I $ E § I I / I I 2 2 I I [ f E a a / I I 2 a I I 2 f a a a 2 = I I 2 I I I ? 0-a I a a / I I = 2o I I ? ƒ 2 a I 2 I I I 2 I, = 7 I / I I I 2 I = I E [ 2 I a = 2 = I = 2 I { I = I 2 / a a / I I I 2 I { I $ I [ a- 0- � / I I I 2 I I I 2 7 a.2 I= I 2 I I © / 7 0-1 » < » t 7 $ 7 ƒ a I / I I I / I I / ? E a = / I I = 2 I = m E I 0- 9 I I I 2 I I w m a CL (L / d I I I « ? ƒ 2 I I I 2 I I\ I ? I a - I I a 2 p I I I I I] 2 \ § 0 § § o / 0 2 ■ ® 0 © & - � ¥ �I kI k / > m> - o E E S Eo G 3'■■ § C c E c 2■§ 2\ p E O 2 2 0 ■■ E■ o o 2 k / / c 2 U / \ > k ■ 2 t § > / ■O �7 0) awc �2■ U. 2� �� c= c w = �� �e=�>>� ■_ ■e■. 02 0� o e cc g§ s_ « $ $� �� t ° 2IM k§ m ) « ■ u§■ e ■ m c 0 t Q 2 Y O U. I aIL I a U Q X n a U U m 3} kn ILM,5 M CL E n F 2 ƒ © a = ± S 2 (I a 12 2 § a I a_ § 2 < § I I a § ) I 2 2 2 I I I _ § a. 2 a = = 2 § a = I// 2 2 I I « % I Q q 0 < a I S© a. E q a a 8 a_ Q a- G a c 4 k a q a B I & ® E 2 ' co a- § § a a m a G a- i m a. Q I a U < a I # I S a a a. Q a- G a- o m a_ R R I m%- I a E m I Q � a 0 < a I $ R I I Q G a« c m a. q I m I m I m a. § m a & I a 0 < a = # a R s a a. co a G a« o m CL co a m I 2 2 a. 2 I 2 I t 2 I 2 I � I I § I I � I I � � a. CV) 0 Cle O 2 U. ƒ f o . _ � / 2 2 J■ A § 2 O§C4w E , o � ■ O = § ■ / c = » � 2 ■ 0 s c ■ 0 2 K§ 13 k 2 k/ ■ 4 $°■ k 2 t k c e■■ e 3 � � � ■ c- � 2 ■ 2 ■ e ■■ e � � § c a ■ ■ § ■ k 2 Q■ LL r ■ ® x °'©© -- ®m c 3 3 ■■® e 2 O w 2 �c 2§§ o 2 = o= UL J f 2 0»-- v v 3 5 § Q= 0 u e w 2 . $ § c a > w 2 2 2 c§ J i 0 5 0 d- 7 8 L. w 2 z J �> _i w 2 U d R o 0 NOW § k ƒ k ƒ CL § � 8 a § ) ƒ ƒ § OD § § I§ 2 a 2 § a ~ E 2 m % ƒ coI a. I _ � I a a Q.§ a. a < § cq a cq 0- < § 2 2 2 0 � a-© < 2 9 § < < 2 § § ) § a- 0- § k § LO < m ° g 2 m R m m m m G a g S a I a a I < a I } § § § co 00 00 co k § a- < � < < a / d / 7 q 2 co § § 2 2 a 2 ¢ � I � a. a o- � 0 0 $ $ � f ¢ k k _ § k k t k ' k f § ! L. ' = 0 2 § ■ ■ & ■ � _ a■ 0 o E o o ■ E ■ d 2 a J m§ m ■ c % .& .■• 2■ o £ e c c§ Q_ c© �� 2 c 2 2 ■ £ _ ■ R' �= o e R o ■ @ . o @ . o go . o > ■ ® $ $ > ■ o § - e �c e c ■— e,_ \ o o e o o *a ■■ 2 te e e o■ a ' J — 2 2 2 e U [ k 2 2 2 k v £ 41-0 2 3 4� 2 w t 2 o o 2 L // w&@ co $ t v£ r { 0 o n � c o 2� � Y am■ m z 0 0 Y o >> o 7; cm m 0 o U o m o 0 a a Q Q= a a f- COU a co = a o n o a a a Q a aa< U � Q= a a a Q a s a 0 Q 0 '" ° Q ao = 0o a co a a a a Q a= a a. a Q a N N Q =_ = a o a a s = a a.a a.Qco a as a= 9 aa al al n a o�' a n.l 0 a a U Q ¢ Q _ U Q co a. a M a a Go cn a to a a a a= coto co a s a a a. = a Q a Q = a s a_ a a a LO s == a s a d Q n. a (D = r' a s Q r" a a co a Ln a a M = a a 0 Q _ = a = = 00 a cn =I =I Q� al oai d c = 2 Q = = d do _ = a = = co a _ = Q =tn co o _ = Q = o d = N U QLO = a O = V = i ¢ _ = CO H w H _ = Q O y 01 N y W «+ O Lba O 7 V d C W O O CL W a G= y V V O 'O N N sR. C y W N m ow 0 to L : G R OG► ceO C CO mm V L W N i >, afl W Em m L l0 m r N d O D p C V V V d yO G N L t R= N R N d C C O. G lO0 eC0 R "'' i O =_ R i L G> Y �+ r. Y O Y Y �_ ' W V V V x 4/ S l d> O R X N ? �p a+ N O cc t� mR R O i i Cl QI m L Q o ei m ti J m U W LL 5 n a a. cL F- i- 00 00 w 0 00 0 a Q = = o 0 a a a co 0 a = U Q p = U Q Q = U Q a a a a o = ¢ °- _ 00 ¢ 041 0 Q `- a N = OD a a x a a am= a 00 a a = 0) = 0 Q 00v i = = a rn n. rn a a ° OD co a a". 0.. OD m a i I i a i lL = N = d LO a 00 s ° a ao a m a v a a L11 � d y C C N =• ap + N • O C r 1 f• < C 41 td L p N N n oN (�Q- Ld +LyVC�. v 0 C Q E a=4+ m °m o m R ON tm E c UM) to w c O N N O 0.E EON V R� O C 1vGCf I'GpLCa1 .O C O p wco N Q=YL CO vd I•. 0- C C O0�o . E Q.v O 'Ra�OIU IV O CJO t ;�, E N E a L CL °- yU' NN N °o o oL V CN p oV�.V•. mm?N yL O G > 3a'a•a a= =2 x =0U)>3z5a v 2! x 00 00 w 0 am m a Q x x Q a a a a a Q x x Q a x a Cl) a x co = °' Q x 00 i a a s a a a = to 0-Q x a a a Q o a x (0 a Q x v v a v Q x x a a IL Cl) ° x co x a Q o a a a Q 00 a a s xl a x = a Q x a x = a Q x = IL a. a a co a a a Cl)x a Q x o a a a a a a x a rn a a ao a rn i am LO rn i co i a Q x o v a° a x (L x Cl) a ° a a OD x co x a Q Q a a x x a Q x 00 = a a a al xl al QI xl QI w al x Q x Q� a s x a Q x co o a a a x a Q x (0 o a a W Q x a Q x m o a a c x a Q x d a `O Q. a V x a Q x LL 8w a Z O F Q v s x a Q x Quo a s V t Im c Z O N Nm Ia G >1 'a > 'O 'D w + O O O O N C In CL C. cc fpC we o a v _.r+ c m= c E Oo jy a1 m % C co C C _ a)—d C C d t G> o CL G 'V R O �' m m O C 'C N d E 'L O 'r= O '% O 4; O C u ._ O v , N C 5% "' N w +� e0 N C �:+ C. O 0 ea E d m L L IA w ?+ p, O O w C1 O r v Ia = w. v N N l0 N C N C C n d L w t %i to •C v N 'O yd L l0 m L C N E tII W J 3 L 0 7 ++ v V = C Ia 0> L N V N V w i. O C1 �. ` _ of C1 ._ O V df +r m L N 0 C J H L lQ 01 E V m d C a1 N d IA m N m W fY r m fJ 3 O N w. v N �'NOw O C rw 7 .0 �w C C :° c O N a Ia d N Ia ~ R.NL+ O 3 oa ° v—L.. mo v ° vN . Q3i J N to 00 00 w 0 0 vl U o o M U U y p a U Q o a o a co to a c N m o a a v = U Q U)i a � a C)M a o a cmi w p a a Cl) i a a a a a a V Q o V o a `r ¢ coU _ ¢ t o a � a a a Q w rn a It a ^ c a Cl) m O a Cl) a a a c a�i a U Q in C),n a.= a a m y N a a 0 co 2 Q in L O co a Q a a a C c wcn vmi Cl) Q a a. a U c O V d o M v a a v Q U Q a o a M a > :, E� x U ItU a Q Cl)o a a M a Q cLU c o m � a a coU Q U) L o C.)E a Q = a a a a 11 o m W. Co 0 o`cc al LO =I a� al 0- al al Q m E D $' c` �a rw ao m a = Q V) a 0 a O (L 'n a Q a a a Lo a v a v x U ¢ a a to a o a Cl)m LO a a =2 v 0 c 0 o m c Of a`r to i ¢ LO 0- a a LO a € 0)0 �_I toV = Q Cl) a Cl) O a M a U) a aoE u Q� C', Q Lo a W a a �?I �a a_ _ a a a a a �_ } �o $ O s d �QU a ' m �`ani C y Wo L.0 z C C o O 0_ Q Q y d O C = _ OGQ. Urny v `►- V 7 N N H N -J N 'd O N 0C N d E r7 d N C 0 0 N p a O C1 O= r. �' C C 0 O E O O. r co �. O= �' � O �' Y € 0 O� m _ O t! d t! w Z O o� �v d * 'a a o� O— c C O C) m 0 .y p ., 3 L 0 A a m- L y E_ O X O v CL p p: II Z o W y� 4 V d 0 d N r W m fl. > N O N O= O C L1 R H o E U r) N a m k C O U Q N F- 1-- � N Oo N 0) T 'a NO 0o . 'T N . O 'p O ON O O 0) cb T r N O O T (6 O 000 N O p N Oco rnM T (C)L6 D) N i O T0� o vo Q N T 0 C) Qj N O p� O C T T 1 Lf) N -6 T n 0 T 00 `i o r p 0 `t0v T 0 00 (O QjNO 0)tio T N 10 � aD O T (rj T O rn ri � � N O ,a. '2ON 00� oT �j N cn `— N N O T os U5 N 1` '2 () O O ri cei I'-�o SON '2(5CII) 00� NT °O I of rn O 00 O T N W 'a °D v O M . O v ON i O � N N 0) 00 00 w 0 M M 4-2-07OF Uses are allowed in the R-10 zone as follows: USES: I TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per acre P #51 Animal husbandry (4 or fewer medium animals per acre P #51 Animal husbandry (maximum of 1 large animal per acre P #51 Greater number of animals than allowed above H #36 Beekeeping P #35 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling P # -9113 Semi Attached dwelling P #19113 Attached dwelling P #50 Flats or Townhouses(existing legal) P Flats or Townhouses, no greater than 2 units per building (existing legal) P Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 Retirement Residence 1AD SCHOOLS K-12 educational institution(public orprivate) H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/comm unit , existing P Parks, re Tonal/communit , new fA -D OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities H.\EDNSP\Comp Plan\Sub Area Plans\IlighlandsCDevclopment Reg Drafts\Zoning\Public Hearing Draft Zoning (April OG).doc . 0H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Development Reg Drafts\Zoning\Public Hearing Draft Zoning (April 06).doc : _ Page 12 of 88 USES: TYPE:— ity government offices AD ity government facilities H they government offices and facilities H RETAIL Horticultural nurseries(existing) P #1 Horticultural nurseries new H ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H SERVICES Services, General Bed and breakfast house, accessory AD Day Care Services Adult day care I AC Adult day care II H Day care centers H #25 Family day care AC Healthcare Services Convalescent Centers H Medical institutions H VEHICLE RELATED ACTIVITIES Park and Ride, shared use P #108 UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES USES: TYPE: Accessory uses per RMC 4-2-050 and as defined in chapter RMC 4-11, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketin trailers, on -site P #53 H:\EDNSP\Comp Plan\Sub Area Plms\Highlands\Development Re+; Drafts\Zoning\Public Hearing Draft Zoning (April 06).doc A(rlcleEH:\EDNSP1Comp Plan\Sub Area Plans\Hiehlands\Develovment Reg Drafts\Zonine\Public Hearing Draft Zonine (April 06 .doc Page 13 of 88 `r110 Temporary or manufactured buildings used for P #10 construction Temporary uses P #53 4-2-070J CENTER VILLAGE -CORE (CV- Uses allowed in the CV-6 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES KeRRels, hobby AC#37- Pets, common household. P u to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwelling P73 Flats WWRIIOU686 legal) P7_3 OF (&XiStiRg R OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Congregate residence P Group homes II for 6 or less P Group homes II for 7 or more P Home occupations AC #6 Retirement residences P SCHOOLS K-12 educational institution (public or private) H #s K-12 educational institution (public or private), existing P#9 Schools/studios, arts and crafts P = PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities 6emeter-y H Religious institutions H USES: TYPE: Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Medical and dental offices P #22 Offices, general P #22 Veterinary offices/clinics P #22 Conference Center -H RETAIL Adult retail use P #43 Drive-in/drive-through, retail AC #28 Eating and drinking establishments P #2-2 Horticultural nurseries H Retail sales P #22- Retail sales, outdoor P #15 Taverns AD ENTERTAINMENT AND RECREATION Entertainment Cultural facilities AD Dance clubs AD #22 Dance halls AD #222 Movie Theatres AD Recreation Recreation facilities, indoor existin P #22 Recreation facilities indoor new -P SERVICES Services, General Hotel P #2� H:\EDNSP\Comp Plan\Sub Area PlanA lighlandADevelopment Reg Drafts\Zoning\Public Hearing. Draft Zoning (April 06).doc Q64.d9eH:\EDNSP\ConT Plan\Sub Area Plans\Hig7,hlands\Development Reg Drafts\Zoning\Public Hearing Draft Zoning (April 06).doc Page 14 of 88 Motel P #22 On -site services P #22 Drive-in/drive-through service AC #28 Day Care Services Adult day care I P #22 Adult day care II P #2- Day care centers P #22 USES: TYPE: Family day care AC Healthcare Services Convalescent centers P #22- Medical institutions H VEHICLE RELATED ACTIVITIES SaFwashes Express traR6P014atiGn Se AD #22 Parking garage, structured, commercial or public P #22 Parking, surface, commercial or public P Park and ride, shared use P #108 Park and rides, dedicated P #106 Vehicle fueling stations P Vehicle service and repair, small RAD #2 Taxi Stand P -Transit Centers -P STORAGE Indoor storage AC #11 OutdoeFstGFage AD #64 kt-#26 INDUSTRIAL Industrial, General Laboratories: light manufacturing AD #22 Laboratories: Research, Development H — and Testing Solid Waste/Recycling Recycling collection station P UTILITIES Communications broadcast and relay towers H USES: TYPE: Electrical power generation and H #66 cogeneration Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter RMC 4-11, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on -site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 H:\EDNSP\Comn Plan\Sub Area P1ans\Hid?h1ands\Deve1opment Reg Drafts\Zoning\Public Hearing Draft Zoning (April 06).doc 8(�}�leeH:\EDNSP\Come Plan\Sub Area Plans\Highlands\Develooment Rea DraftslZoninQ\Public Hearing Draft Zoning (April 06 .doc : Page 15 of 88 E5 (Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4803, 10-25- 1999; Ord. 4827, 1-24-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5018, 9-22-2003) 4-2-070T CENTER VILLAGE -RESIDENTIAL (CV-R) Uses allowed in the CV-R Zone are as follows: USES: AGRICULTURE AND NATURAL RESOURCES Natural Resource Extraction and Recover H ANIMALS AND RELATED USES Pets common household up to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwellings P #111 Detached dwellings P #112 Semi -attached dwellings P #112 dwellings P -Cottage OTHER RESIDENTIAL LODGING AND HOME OCCUPATIONS dwellin unit P -Accessory Adult family home P Congregate residence P homes II for 6 or less P -Group homes 11 for 7 or more P -Group Home occupations AC #6 Retirement residences P SCHOOLS K-12 educational institution(public orprivate) H #9 K-12 educational institution(public orprivate), existing P #9 PARKS Parks neighborhood P Parks re ional/communit existin P Parks regional/community,new AD OTHER COMMUNITY AND PUBLIC FACILITIES Facilities -Community Religious institutions H Service and social organizations H Public Facilities government offices AD -City ENTERTAINMENT AND RECREATION Entertainment Cultural Facilities H Recreation Recreational facilities indoor existin P #33 Recreational facilities indoor, new P #33 Recreational facilities outdoor P #33 SERVICES Services General Bed and breakfast house accesso AD Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 16 of 88 Im Day Care Services Adult day care I AC Adult day care II H #33 -Day care centers H #33 Family day care home AC VEHICLE RELATED ACTIVITIES -Parking garage,structured commercial or public -Parking, surface commercial or ublic Park and ride, shared -use P #108 INDUSTRIAL Solid Waste/Recycling -Recycling collection station P UTILITIES Communication broadcast and relay towers H Utilities small p Utilities medium AD Utilities large H WIRELESS COMMUNICATION FACILITIES Macro facilit antennas AD#44 Micro facility antennas P Mini facility antennas P##44 Minor modifications to existing wireless communication facilities P##49 Monopole I support structures H#45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC where not otherwise listed AC in Use Table R. TEMPORARY USES Model homes in an approved residential development: one model home on an existin lot P#53 Sales/marketing trailers on -site P#53 -Temporary or manufactured buildings used for construction P#10 -Temporary uses P#53 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: 33. Use permitted only in conjunction with and -or if intended to serve residential development in the R-14the Zone. Project size limitations as listed in the development standards chart for the zone at of RMC 4-2-11 OF apply. A preschool or day care center, when accessory to public or community facilities listed in RMC 4-2-060J, is considered a permitted use. 73. Within the Center Village -Core Zone, Residential Bonus District, "residential only uses" are limited to townhouse development in the range of seven (=ten Ll0 to twenty (20) dwelling units per net acre. Garden style apartments are prohibited. Flats or townhouses, when in a mixed -use structure that combine residential with first floor commercial uses, have a maximum density of eighty (80) dwelling units per net acre. Projects within the Center Village- Core are also subject to the provisions and development standards in RMC 4-3- Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 17 of 88 E5 095C and D, Center Village- Core Residential Bonus District and the Highlands Subarea Design Guidelines in RMC 4-3-130.. - devele 111. Garden Style Apartments are prohibited. Flats are only allowed east of Kirkland Avenue. 112. Detached dwellings limited to cottage dwellings only, subject to the regulations of RMC 4-3-120. Other detached and semi -attached dwellings only allowed as part of the Center Village Flex Bonus District. See RMC 4-3-095. 113. Detached uses limited to cottage uses only, subject to the regulations of RMC 4-3-120 within the bounds of the Highlands Subarea, as defined in RMC 4-3-100 B6. Other types of detached and semi -attached dwellings are not permitted in the R-10 zone within the bounds of the Highlands Subarea, as defined in RMC 4-3-100 B6. -4-2-11OF NOTE: PLEASE ADD THE CV-R COLUMN TO THE TABLE "DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS" CV-R Minimum Housing Density 4,13 10 dwelling units per net acre 14 dwelling units per net acre Center Village Flex Bonus District: 80 dwelling units per net acre if: a. Affordable housing is provided Maximum Housing Density at a minimum of two (2) affordable units per net acre, and b. The project complies with the requirements in RMC 4-3-095. Center Village Flex Bonus District Uses may be developed on either: a) properties which are platted through the subdivision process: or b) properties which are to remain unplatted. For properties which are to remain unplatted, the development (PLATS AND SHADOW PLATS) General application shall be accompanied by a shadow plat and if, applicable, phasing or land reserve plan. For purposes of this zone. "lot" shall mean legal platted lot and/or equivalent shadow platted land area.1' Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 18 of 88 of the zone. (DWELLING UNIT MIX) General Only 1 residential building e.g. cottage, townhouse, flat, etc.) with a maximum of 4 residential units and associated accessory buildings for that structure shall be Permitted per lot. For the purposes of this subsection "legal lot" means a lot created through the subdivision process, or (NUMBER OF UNITS PER LOT) General25 through another mechanism which creates individual title for the residential building and any associated private yards (e.g., condominium). 4 , 2 Density requirements shall take Precedence over the following minimum lot size standards.2 Cottages: 1,600 sq. ft. Townhouse Units: Minimum Lot Size for lots created after July 11, 1993� Attached exterior/end townhouse unit: 2,500 sq.ft. Attached interior/middle townhouse unit: 2,000 sq. ft. Cottage: 30 ft. Townhouse Units: Attached exterior/end townhouse unit: 25 ft. Minimum Lot Width for lots created after July 11, 1993` Attached interior/middle 25 townhouse unit: 20 ft. Minimum Lot Depth for lots created after July 11, 199325 80 ft. 25 Cottage Housing: See Cottage Housing Regulations in RMC 4-3- 120, Minimum Front Yard2s All other: 10 ft., unless the lot is 2diacent14 to a property zoned RC, Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 19 of 88 M M R-1, R-4, R-8, or R-10, then setback must be 15 ft.20, 25 Minimum Side Yard Along a Street 10 ft. Minimum Side Yard25 Cottage Housing: See Cottage Housing Regulations in RMC 4-3- 120, All other: 5 ft. on both sides. 10 ft. when the lot is adiacent14 to a lower intensity residential) zoned property.25 Minimum Rear Yard25 Cottage Housing: See Cottage Housing Regulations in RMC 4-3- 120, All other: 3 ft. provided that the garage must be set back a sufficient distance to provide a minimum of 24 ft. of back -out room, counting alley surface. If there is occupiable space above the garage, the minimum setback for the occupiable space shall also be 3 ft.25 Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the street property line. Maximum Number of Stories and Maximum Building Height, except for Public uses having a "Public Suffix" (P) designation 2, 25 g Cottage Housing: See Cottage Housing Regulations in RMC 4-3- 120, All other: 2 stories and 30 ft.25 Maximum Height for Wireless Communication Facilities See RMC 4-4-140G. Building Orientation and Location See RMC 4-3-100 Urban Design Regulations Building Design See RMC 4-3-100 Urban Design Regulations Project Size Limitations Maximum Building Length�5 Up to 3 Consecutively Attached Townhouses: Building length shall not exceed 85 ft 25 Over 3 Consecutively Attached Townhouses; Flats; Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 20 of 88 I..r Townhouses/Flats in One Structure: Shall not exceed 115 ft. in length25 Maximum Building Coverage 25 50%. or 65% if the parking is provided underground or under building.25 Maximum Impervious Surface Area25 60%. or 75% if the parking is provided underground or under buildingz5 (LANDSCAPING) General See RMC 4-3-100 Urban Design Regulations. Surface Mounted or Roof Top Equipment, or Outdoor Storage See RMC 4-4-095. Recyclables and Refuse See RMC 4-4-090. Minimum Size and Location Requirements See RMC 4-4-090. (PARKING) General See RMC 4-4-080. Required Location for Parking25 Required Parking maybe located underground or under building 9(on the first floor of the residential structure), or in an attached or detached structure. All parking must be accessed from a rear alley located behind the front setback of the primary structure. 25 (SIGNS) General See RMC 4-4-080. (CRITICAL AREAS) General See RMC 4-3-050 and 4-3-090. (DESIGN GUIDELINES) General See RMC 4-3-100 Urban Design Regulations Pre -Existing Legal Lots 4-2-100 G DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached Accessory Structures) Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 21 of 88 n E5 MAXIMUM NUMBER AND SIZE CV-R General25 For Cottages: See Cottage Housing regulations in RMC 4-3- 120. For all other Units: 1 per residential unit. Maximum of 400 sq. ft. and less than the floor area of the principal unit. The lot coverage of the primary residential structure along with all accessory building shall not exceed the maximum lot coverage of this Zoning District. Accessory structures shall only be allowed on lots in coniunction with a primary use. 25 LOCATION General NA HEIGHT Maximum Number of Stories and Maximum Building Height21 15 ft., but may be 25' if the structure includes an Accessory Dwelling Unit. SETBACKS° Minimum Front Yard Not allowed within the required front yards or side yards along the streets. Minimum Side Yard Side Yard: 5 ft. Minimum Rear Yard 3 ft. Garages and carports must provide a minimum of 24 ft. of back -out room, either on -site or counting improved alley surface or other improved right -of -way - surface. Special Setbacks of Animal Husbandry Related Structures NA Clear Vision Area In no case shall a structure over 42 in. in height intrude into the Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 22 of 88 *Ae 20 ft. clear vision area defined in RMC 4-11-030. CRITICAL AREAS General See RMC 4-3-050 and 4-3-090. 4-2-110H CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR MULTI -FAMILY RESIDENTIAL ZONING DESIGNATIONS 25. Development standards may be negotiated through the PUD process in RMC 4-9-150 for proiects developed in the CV-R zone under the Center Village Flex Bonus District (see RMC 4-3-095) 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS NOTE: MAKE CHANGES TO CV COLUMN AS SHOWN CV-C Minimum Lot Size 25,000 sq. ft. Minimum Lot Width/Depth None Maximum Lot Coverage for Buildings 65% of total lot area or 75% if parking is provided within the building or within an on -site parking garage. Minimum Net Residential Density9 4-0-20 dwelling units per net acre. Maximum Net Residential Density9 60 dwelling units per acre Bonus: up to 80 dwelling units per acre with the provision of affordable housing at a minimum five (5) affordable units per net acre). (`ENTER RESIDENTIAL BONUS DISTRICT CENTER .«o.o=,�,�, ft. of GommerGeal use the fiFSt floor the on of primaF etrueterd b:a. Minimum Front Yard18 10 ft. The minimum setback may be reduced to 0 ft. through the site plan development review process provided blank walls are not located within the reduced setback. Maximum Front Yard18 15 ft.5 Minimum Side Yard Along a Street18 10 ft. The minimum setback may be reduced to 0 ft. through the site plan development review process provided blank walls are not located within the reduced setback. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 23 of 88 n Minimum Freeway Frontage Setback 10 ft. landscaped setback form the property line. None, except 15 ft. if lot abuts or is adjacent to a residential Minimum Rear Yard18 zone, RC, R-1, R-4, R-8, R-10, R-14, or RM-F. Minimum Side Yard18 None, except 15 ft. if lot abuts or is adjacent to a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM-F. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Maximum Gross Floor Area on Any Single Commercial Use on a Site None Maximum Gross Floor Area on Any Single Office Use on a Site None Buildings shall be oriented toward the street and arranged within an overall development to be connected through the organization of roads, blocks, yards, central places, Building Orientation and Location pedestrian linkage and amenity features. Commercial and Civic uses shall provide entry features on all sides facing a public right of way or parking lot. -NA Minimum On -site Landscape Width Required Along the Street Frontage 10 ft. except where reduced through the site plan development review process. Minimum On -site Landscape Width Along 15 ft. wide landscape buffer is required3 unless otherwise the Street Frontage Required When Lot is determined by the Reviewing Official through the site plan Adjacent8 to Property Zoned Residential, development review process. RC, R-1, R-4, R-8, R-10, R-14, or RM Minimum Landscape Width Required When Lot is Abutting? to Property Zoned Residential, RC, R-1, R-4, R-8, R-10, R-149 or RM 15 ft. wide landscaped visual barrier consistent with the definition in RMC 4-11-120. A 10 ft. sight -obscuring landscape strip may be allowed through the site plan development review process.3,4 Maximum Building Height,14,16 except for 50 ft. except when abutting lots zoned R-8, RMH, R-10, R- Public uses with a "Public Suffix" (P) designation20 14, or RM-F, then 45 ft. Maximum Height for Wireless See RMC 4-4-140G. Communication Facilities Outdoor, Loading, Repair, Maintenance, Work, or Storage Areas; Surface -Mounted Utility and Mechanical Equipment; Roof See RMC 4-4-095. Top Equipment (Except for Telecommunication Equipment) Refuse or Recyclables See RMC 4-4-090. Parking General See RMC 10-10-13 and RMC 4-4-080. Residential Uses: Required parking may be located underground or under building (on the first floor of the residential structure), or in an Required Location for Parking attached or detached structure. All parking must be accessed from a rear alley. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 24 of 88 low Commercial Uses: Parking may not be located between the building and the public street unless located within a structured parking garage. Mixed Use Development: Shared parking is required in compliance with RMC 4-4-080E (3). A pedestrian connection shall be provided from a public Pedestrian Circulation General entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. Signs General See RMC 4-4-100. See RMC 4-4-080. Loading Docks Location within Site Shall not be permitted on the side of the lot adjacent to or abutting a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM.3 Size and Location of Refuse or Recycling See RMC 4-4-090. Areas Critical Areas General See RMC 4-3-050. Design Guidelines Subject to the Design Guidelines in RMC 4-3-100 4-3-095 CENTER VILLAGE FLEX BONUS DISTRICT: A PURPOSE: These regulations are intended to ensure high -quality residential developments within the Center Village Residential ZOR; Rg D+strist.Zone The intent is to allow maximum flexibility in the the redevelopment of property in the Center Village Residential zone through the use of a Planned Urban Development. The Flex Bonus District will allow the redevelopment of the Center Village according to prevailing market forces, which change over time. The Flex Bonus District also allows new and innovative proiects to be built. APPLICABILITY: This section applies to all residential development within the Center Village Residential Boras DistristZone. 1. Center Village Residential Flex Bonus District: the GenteF Village zeRing Any area zoned CV-R is eligible to participate in the Center Village Flex Bonus District if all of the following conditions are met: a. The property for redevelopment shall be at least one acre in size. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 25 of 88 M M b. The proposal shall include provision for the development of affordable housing at the minimum rate of two (2) dwelling units per net acre. c. The proposal shall be processed as a Master Plan, subject to the requirements of RMC 4-9-200. C USES PERMITTED IN CENTER VILLAGE RESIDENTIAL BONUS DISTRICT: The following residential uses are permitted in addition to all otheF neRFesidential uses, existing flats/tev.mhemes, and he uses permitted in the underlying zoning. Uses are subject to the underlying density requirements of the zone. 1. Flats, located east of Kirkland Avenue only. oF townhouses, when in a Mixed use strwrtuFe that Gembines 2. Adult family homes.Detached dwellings, all types. 3. Semi -attached dwellings, all types. D CD4. ECIrAl DEVELOPMENT STANDARDS CRITERIA FOR RESIDENTIAL USES AND RESIDEN IA ICOMM ERGIAL U SES 4 nrATEDI WITHIN THE CENTER VILLAGE RESIDENTIAL -FLEX BONUS DISTRICT: Projects shall comply with underlying zoning standards for the CV-R zone, as listed in the development standards table at RMC 4-2-110. If the proposal seeks a variance from the underlying development standards, the required masterplan shall be concurrently processed with a Planned Urban Development (PUD), subject to the requirements of RMC 4-9-150. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 26 of 88 Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 27 of 88 m M 6. Walkways thFough paFkqng aFear, aFe well defined and provide ar.GeGG fFGFA pubk sidewalks iRte the site. Walkway width i6 a m Rimum of five feet (5'). Paver6, Ghanges iR G010F, teXtLIFe OF GOMpositieR of pavip@ are used. DirtiAGfive building design is No single aFGhmt8Gk1Fa1 Style i6 requiredi hOWeVeF, FelianGe pFovided. WhOR viewed Lip G1088. These mateFOls have textuFe, 9. ExterioF Fnatwbls are attraGfiVe eV8n to all rides of buildiRgs, pattern, that Gan be reGR by the 1 Q. A GORSiGteRt 'Past visual applied the following feat )rated OR geneFal pub"G. MFUGWres GoRtaiRaRg thFe8 (3) OF FROFe At one attaruhed- of , wall plane and not 1es6 unit, , than feuF feet (4 the prejest. F vnRiA.NCF PROCEDURE: 4-3-100 URBAN DESIGN REGULATIONS: A PURPOSE: The purpose of this Section is to: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 28 of 88 d IM 1. Establish design review regulations in accordance with policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; Encourage creativity in building and site design; Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. 2. Create design standards and guidelines specific to District 'A' (the Downtown Core) that ensure design quality of structures and site development implementing the City of Renton's Comprehensive Plan Vision for its Urban Center — Downtown. This Vision is of a downtown that will continue to develop into an efficient and attractive urban city. The Vision of the Downtown Core is of mixed uses with high -density residential living supported by multi -modal transit opportunities. Redevelopment will be based on the pattern and scale of established streets and buildings. 3. Create design standards and guidelines specific to District'B' (the South Renton Neighborhood) that ensure design quality of structures and site development implementing the City's South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a residential area located within the Urban Center — Downtown, maintains the existing, traditional grid street plan and respects the scale of the neighborhood, while providing new housing at urban densities. The South Renton Neighborhood Plan supports a residential area that is positioned to capitalize on the employment and retail opportunities increasingly available in the Downtown Core. 4. Create design standards and guidelines specific to the Urban Center — North (District 'C') that ensure design quality of structures and site development that implements the City of Renton's Comprehensive Plan Vision for its Urban Center — North. This Vision is of an urban environment that concentrates uses in a "grid pattern" of streets and blocks. The Vision is of a vibrant, economically vital neighborhood that encourages use throughout by pedestrians. 5. Create design standards and guidelines applicable to the use of "big -box retail" as defined in RMC 4- 11-180, Definitions. 6. Create design standards and guidelines specific to the Highlands Subarea commercial core (District 'D') that ensure design quality of structure and site development that implements the City of Renton's Comprehensive Plan Vision for the Center Village and Commercial Neighborhood designations and the Highlands Subarea Plan. Uses within this district include business and professional offices, services retail restaurants, recreational businesses, mixed -use commercial and residential buildings, and multi -family residential. This portion of the Highlands Subarea is intended to provide a vital business district serving the local neighborhood and beyond. 7. Create design standards and guidelines specific to the residential portion of the Highlands Subarea (District 'E') that ensure design quality of structure and site development that implements the City of Renton's Comprehensive Plan Vision for the Center Village designation and the Highlands Subarea Plan. Areas subject to these regulations may be designated Center Village, or Residential Medium Density in the Comprehensive Plan. A variety in housing options allows for economic and lifestyle diversity in the Highlands Subarea, with design guidelines to tie the range of styles and types together. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 29 of 88 n M 8. Establish two categories of regulations: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Development Services Director in determining if the proposed action meets the intent of the design guidelines. ,Set specific minimum standards and guidelines that may apply to all three districts, or certain districts only (Districts 'A', 'B', or 'C'), as indicated herein. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) B APPLICABILITY: 1. This Section shall apply to all development in the Urban Center — Downtown and Urban Center — North. For the purposes of the design regulations, the Center Downtown is District 'A', South Renton is District 'B', and the Urban Center — North is District 'C.' Districts A through C are depicted on the Urban Center Design Overlay District Map, shown in subsection 64 of this Section. 2. This Section shall also apply to big -box retail use where allowed in the Commercial Arterial (CA), Light Industrial (IL), Medium Industrial (IM), and Heavy Industrial (IH) zones, except when those zones are located in the Employment Area — Valley south of Interstate 405. Big -box retail uses within these zones, except in the Employment Area — Valley, must comply with design standards and guidelines specific to the Urban Center — North (District 'C'). 3. Where conflicts may be construed between the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. 4. Urban Center Design Overlay District Map: 5. This section shall apply to all development in the Highlands Subarea as shown on the Highlands Subarea Design Districts map in subsection 136 of this Section.. For the purposes of the Design Regulations, areas within the Highlands Subarea zoned as Commercial Neighborhood (CN) and Center Village- Core (CV-C) shall comprise District "D". Areas within the Highlands Subarea zoned Center Village- Residential (CV-R), Residential Multi -family (RMF), Residential-10 (R-10 area Residential-10 (R-10) shall be in District "E". 6. Highlands Subarea District Map: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 30 of 88 (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks. (d) Internal or local roads (public or private). (e) Drive aisles. 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. a. Minimum Standard for Districts 'A' and 'B%'D', and 'E': Orient buildings to the street with clear connections to the sidewalk. b. Minimum Standards for District'C': i. Buildings on designated pedestrian -oriented streets shall feature "pedestrian -oriented facades" and clear connections to the sidewalk (see illustration, RMC 4-3-100E7a). Such buildings shall be located adjacent to the sidewalk, except where pedestrian -oriented space is located between the building and the sidewalk. Parking between the building and pedestrian -oriented streets is prohibited. ii. Buildings fronting on pedestrian -oriented streets shall contain pedestrian -oriented uses. iii. Nonresidential buildings may be located directly adjacent to any street as long as they feature a pedestrian -oriented facade. iv. Buildings containing street -level residential uses and single -purpose residential buildings shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (see illustration, RMC 4-3-100E7b). V. If buildings do not feature pedestrian -oriented facades they shall have substantial landscaping between the sidewalk and building. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk (see illustration, RMC 4-3-100E7c). C. Guidelines Applicable to District 'C': i. Siting of a structure should take into consideration the continued availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas). ii. Ground floor residential uses located near the street should be raised above street level for residents' privacy. 3. Building Entries: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 33 of 88 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. a. Minimum Standard for Districts 'A' and 'B': Entrance Location: A primary entrance of each building shall be located on the facade facing a street. Such entrances shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. b. Minimum Standards for District 'C': i. On pedestrian -oriented streets, the primary entrance of each building shall be located on the facade facing the street. ii. On non -pedestrian -oriented streets, entrances shall be prominent, visible from surrounding streets, connected by a walkway to the public sidewalk, and include human -scale elements. iii. All building entries adjacent to a street shall be clearly marked with canopies, architectural elements, ornamental lighting, and/or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings with frontage on designated pedestrian -oriented streets (see illustration, RMC 4-3- 100E7d). iv. Weather protection at least four and one-half feet (4-1/2') wide and proportional to the distance above ground level shall be provided over the primary entry of all buildings and over any entry adjacent to a street. V. Pedestrian pathways from public sidewalks to primary entrances or from parking lots to primary entrances shall be clearly delineated. C. Minimum Standards for Districts 'D' and 'E': i Entrance Location: A primary entrance of each building shall be located on the facade facing a street Such entrances shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. ii Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. iii Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iv. Secondary access (not fronting on a street) shall have weather protection at least four and one-half feet (4-1/2') wide over the entrance or other similar indicator of access. V. Pedestrian access shall be provided to the building from property edges, adiacent lots, abutting street intersections, crosswalks, and transit stops. d. Guidelines Applicable to -AM Districts 'A', `B', and'C': i. Multiple buildings on the same site should provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 34 of 88 CM ii. Ground floor units should be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iii. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet (4-1/2') wide over the entrance or other similar indicator of access. iv. Pedestrian access should be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. V. Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian - oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. de. Guidelines Applicable to Districts 'A' and 'D': i. For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. ii. Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. iii. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District W. ef. Guidelines Applicable to Districts 'B' and 'E': Front yards should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, or similar feature. fg. Guideline Applicable to District 'C': For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. a. Minimum Standards for Districts 'A' and 'D': Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 35 of 88 n n i. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; Building proportions, including step -backs on upper levels; iii. Building articulation to divide a larger architectural element into smaller increments; or iv. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. b. Minimum Standards for Districts 'B' and 'E': i. Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a) Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or (b) Building articulation provided to divide a larger architectural element into smaller pieces; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. ii. In areas with older style, steeply pitched, single family homes, similar roof styles are encouraged to achieve more harmonious relationships between new and old buildings. C. Minimum Standards for District'C': i. For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long established, existing neighborhood south of North 6th Street known as the North Renton Neighborhood. ii. For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. 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. Minimum Standards for All Districts: i. 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 (see illustration, RMC 4-3-100E7e). ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 36 of 88 iii. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self -closing doors (see illustration, RMC 4-3-100E7f). iv. The use of chain link, plastic, or wire fencing is prohibited. V. If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum three feet (T) wide, shall be located on three (3) sides of such facility. b. Guidelines Applicable to All Districts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within • the context of the district, are compatible with the district in form and scale. a. Minimum Standards for Districts 'C' and 'D': i. Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection E7g of this Section). ii. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection E7h of this Section). iii. Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Monuments; (c) Special landscape treatment; (d) Open space/plaza; (e) Identifying building form; (f) Special paving, unique pedestrian scale lighting, or bollards; (g) Prominent architectural features (trellis, arbor, pergola, or gazebo); (h) Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). 7. Illustrations. a. Pedestrian -oriented facades (see subsection E2b(i) of this Section). Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 37 of 88 On M b. Street -level residential (see subsection E2b(iv) of this Section). C. Buildings without pedestrian -oriented uses (see subsection E2b(v) of this Section). d. Building entries (see subsection E3b(iii) of this Section). e. Service elements located to minimize the impact on the pedestrian environment (see subsection E5a(i) of this Section). f. Service enclosure (see subsection E5a(iii) of this Section). g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this Section). h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the commercial area (see subsection E6a(ii) of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) F PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Highlands Subarea; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. a. Minimum Standards for Districts -A' and 'B': No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. b. Minimum Standards for District'C': Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 38 of 88 r✓ ,.r On Designated Pedestrian -Oriented Streets: (a) Parking shall be at the side and/or rear of a building, with the exception of on -street parallel parking. No more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. (b) On -street parallel parking spaces located adjacent to the site can be included in calculation of required parking. For parking ratios based on use and zone, see RMC 4-4-080, Parking, Loading and Driveway Regulations. (c) On -street, parallel parking shall be required on both sides of the street. ii. All parking lots located between a building and street or visible from a street shall feature landscaping between the sidewalk and building; see RMC 4-4-080F, Parking Lot Design Standards. iii. Surface Parking Lots: The applicant must successfully demonstrate that the surface parking lot is designed to facilitate future structured parking and/or other infill development. For example, an appropriate surface parking area would feature a one thousand five hundred foot (1,500') maximum perimeter area and a minimum dimension on one side of two hundred feet (200'), unless project proponent can demonstrate future alternative use of the area would be physically possible. Exception: If there are size constraints inherent in the original parcel (see illustration, subsection F5a of this Section). c. Guideline Applicable to All -Districts 'A', 'B', and 'C': In areas of mixed use development, shared parking is recommended. d. Guidelines Applicable to District 'C': i. If a limited number of parking spaces are made available in front of a building for passenger drop-off and pick-up, they shall be parallel to the building facade. ii. When fronting on streets not designated as pedestrian -oriented, parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping and/or gateway features as dictated by location. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. a. Minimum Standards for Districts 'A' -and, 'C'. and 'D': i. Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection F5b of this Section). ii. All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-080F7, Landscape Requirements). b. Guidelines Applicable to All Districts: i. Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on -site buffering from visual impacts. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 39 of 88 cm n ii. Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. iii. Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Highlands subarea; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. a. Minimum Standards for District 'C' and 'D': Parking Structures Fronting Designated Pedestrian -Oriented Streets: (a) Parking structures shall provide space for ground -floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the frontage width (see illustration, subsection F5c of this Section). (b) The entire facade must feature a pedestrian -oriented facade. ii. Parking Structures Fronting Non -Pedestrian -Oriented Streets: (a) Parking structures fronting non -pedestrian -oriented streets and not featuring a pedestrian -oriented facade shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') adjacent to high visibility streets. (b) The Director 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: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; (3) Display windows; (4) Brick, tile, or stone; (5) Pre -cast decorative panels; (6) Vine -covered trellis; (7) Raised landscaping beds with decorative materials; or (8) Other treatments that meet the intent of this standard. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 40 of 88 vrr masonry trim, or other architectural elements and/or materials (see illustration, subsection F5d of this Section). b. Guidelines Applicable to All Districts: Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian entry. If possible, locate the parking entry away from the primary street, to either the side or rear of the building. C. Guidelines Applicable to Districts 'A' and-, 'C', and `D'- i. Parking garage entries should not dominate the streetscape. ii. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. iii. Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. iv. Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. V. Residential garage parking should be secured with electronic entries. vi. Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. d. Guidelines Applicable to Districts 'B' and 'E': i. Attached personal parking garages at -grade should be individualized and not enclose more than two (2) cars per enclosed space. Such garages should be architecturally integrated into the whole development. ii. Multiple -user parking garages at -grade should be enclosed or screened from view through any combination of walls, decorative grilles, or trellis work with landscaping. iii. All garage parking in this district should be secured with decorative doors. iv. Personal parking garages should be individualized whenever possible with separate entries and architectural detailing in character with the lower density district. V. Large multi-user parking garages are discouraged in this lower density district and, if provided, should be located below grade whenever possible. vi. Service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian -oriented streets. a. Minimum Standards for Districts 'B' and 'E': Parking lots and garages shall be accessed from alleys when available: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 41 of 88 b. Minimum Standards for District'C': i. Parking garages shall be accessed at the rear of buildings or from non -pedestrian -oriented streets when available. ii. Surface parking driveways are prohibited on pedestrian -oriented streets. iii. Parking lot entrances, driveways, and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. C. Guidelines Applicable to Districts 'A' and 'D': Parking lots and garages should be accessed from alleys or side streets. ii. Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on -site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. d. Guidelines Applicable to Area 'B' and 'E': i. Garage entryways and/or driveways accessible only from a street should not impede pedestrian circulation along the sidewalk. Curb cuts should be minimized whenever possible through the use of shared driveways. 5. Illustrations. a. Parking and vehicular access in District'C' (see subsection F1b(iii) of this Section). b. Parking lot lighting (see subsection F2a(i) of this Section). C. Parking structure fronting on pedestrian -oriented street with pedestrian -oriented uses and facades along the ground floor (see subsection F3a(i)(a) of this Section). d. Parking structure designed to enhance streetscape (see subsection F3a(ii)(c) of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) G PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center 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. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 42 of 88 Nev., woe 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. a. Minimum Standards for Districts 'C' and 'D': i. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. ii. Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty feet (150') apart (see illustration, subsection G4a of this Section). 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Minimum Standards for Districts 'A' and,�-'C' and 'D': i. Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection Gob of this Section). Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. iii. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection G4c of this Section). iv. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The walkway shall include an eight foot (8') minimum unobstructed walking surface and street trees (see illustration, subsection G4d of this Section). (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A ten to twelve foot (10' —12') pathway, for example, can accommodate groups of persons walking four (4) abreast, or two (2) couples passing one another. An eight foot (8') pathway will accommodate three (3) individuals walking abreast, whereas a smaller five to six foot (5' — 6') pathway will accommodate two (2) individuals. V. Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. vi. All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 43 of 88 b. Guidelines Applicable to All Districts: i. Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. ii. Mid -block connections are desirable where a strong linkage between uses can be established. iii. Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the situation. C. Guidelines Applicable to District'C' Only: i. Through -block connections should be made between buildings, between streets, and to connect sidewalks with public spaces. Preferred location for through -block connections is mid -block (see illustration, subsection G4e of this Section). ii. Between buildings of up to and including two (2) stories in height, through -block connections should be at least six feet (6') in width. iii. Between buildings three (3) stories in height or greater, through -block connections should be at least twelve feet (12') in width. iv. Transit stops should be located along designated transit routes a maximum of one -quarter (0.25) mile apart. V. As an alternative to some of the required street trees, developments may provide pedestrian -scaled light fixtures at appropriate spacing and no taller than fourteen feet (14') in height. No less than one tree or light fixture per sixty (60) lineal feet of the required walkway should be provided. 3. 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. a. Minimum Standards for District 'C': i. On designated pedestrian -oriented streets, provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the designated pedestrian -oriented street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. ii. Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. b. Minimum Standards for District'D': Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 44 of 88 lM i. Provide pedestrian overhead weather protection in the form of awnings marquees canopies or building overhangs. These elements shall be a minimum of four and one-half feet (4 %2') wide along at least seventy five percent (75%) of the length of the building facade a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level ii. Site furniture provided in public spaces shall be made of durable vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. C. Minimum Standards for District `E' only: i. Site furniture provided in public spaces shall be made of durable vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time ii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. d. Guidelines Applicable to Districts 'C', `D'and 'E': i. Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. iii. Architectural elements that incorporate plants, such as facade -mounted planting boxes or trellises or ground -related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian -oriented streets (see illustration, subsection G4f of this Section). 4. Illustrations. a. Pedestrian walkways within parking lots (see subsection G1a(ii) of this Section). b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection G2a(i) of this Section). Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 45 of 88 cm M C. Parking lot pedestrian interior walkway (see subsection G2a(iii) of this Section). d. Sidewalks along retail building facade (see subsection G2a(iv)(a) of this Section). e. Through -block pedestrian connections (see subsection G2c of this Section). f. Pedestrian amenities incorporated into development (see subsection G3b(iii) of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) H LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. a. Minimum Standards for All Districts: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. iii. On designated pedestrian -oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection H3a of this Section). iv. The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. V. The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non -vegetative elements, reinforces the architecture or concept of the development. vi. Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscaping Requirements). Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk (see illustration, subsection H3b of this Section). Standards for planting shall be as follows: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 46 of 88 ,0.,. (a) Trees at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8') or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (b) Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Shrubs shall be at least twelve inches (12") tall at planting and have a mature height between three feet (3') and four feet (4'). (c) Groundcover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. (d) The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three (3) years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. (e) Surface parking with more than fourteen (14) stalls shall be landscaped as follows: (1) Required Amount: Total Number of SpacesMinimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. (2) Provide trees, shrubs, and groundcover in the required interior parking lot landscape areas (3) Plant at least one tree for every six (6) parking spaces. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8') or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (4) Plant shrubs at a rate of five (5) per one hundred (100) square feet of landscape area. Shrubs shall be at least sixteen inches (16") tall at planting and have a mature height between three feet (3') and four feet (4'). (5) Up to fifty percent (50%) of shrubs may be deciduous. (6) Select and plant groundcover so as to provide ninety percent (90%) coverage within three (3) years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than fifty feet (50') from a landscape area. vii. Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 47 of 88 n n viii. Underground, automatic irrigation systems are required in all landscape areas. b. Guidelines Applicable to all Districts: Landscaping should be used to soften and integrate the bulk of buildings. ii. Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. iii. Use of low maintenance, drought -resistant landscape material is encouraged. iv. Choice of materials should reflect the level of maintenance that will be available. V. Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. vi. Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather -resistant materials that can be reasonably maintained. vii. Landscaping should be used to screen parking lots from adjacent or neighboring properties. C. Guidelines Applicable to Districts'B' and'E': Front yards should be visible from the street and visually contribute to the streetscape. Decorative walls and fencing are encouraged when architecturally integrated into the project. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian -oriented streets particularly at street corners. Minimum Standards for Districts 'A's and-'C' and and `D': i. 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 Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director 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 are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 48 of 88 ,WWI .r (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. iii. In mixed use residential and attached residential projects, 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. iv. In mixed use residential and attached residential projects 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 (see illustration, subsection H3c of this Section). V. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. vi. In mixed use residential and attached residential projects, 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. vii. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space (see illustration, subsection H3d of this Section) according to the following formula: 1 % of the lot area + 1 % of the building area = Minimum amount of pedestrian -oriented space viii. To qualify as pedestrian -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; (b) Paved walking surfaces of either concrete or approved unit paving; (c) On -site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three feet (3') of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. ix. The following features are encouraged in pedestrian -oriented space (see illustration, subsection H3e of this Section) and may be required by the Director: (a) Provide pedestrian -oriented uses on the building facade facing the pedestrian -oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (c) Provide pedestrian -oriented facades on some or all buildings facing the space. (d) Provide movable public seating. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 49 of 88 M M X. The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or service areas; and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. A. The minimum required walkway areas shall not count as pedestrian -oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian - oriented space if the Director determines such space meets the definition of pedestrian -oriented space. b. Minimum Standards for Districts'13' and `E': Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty (150) square feet per unit of which one hundred (100) square feet are contiguous. Such space may include porches, balconies, yards, and decks. C. Minimum Standards for District 'C': The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. d. Guidelines Applicable to Districts 'A' Sand-'C' and 'D': i. 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. ii. 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. iii. 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. e. Guidelines Applicable to District'C': Developments located at street intersection corners on designated pedestrian -oriented streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to emphasize pedestrian activity (see illustration, subsection H3f of this Section). 3. Illustrations. a. Street tree installed with tree grate (see subsection H1a(iii) of this Section). b. Parking lot landscaped buffer (see subsection H1a(vi) of this Section). Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 50 of 88 C. Visible and accessible common area featuring landscaping and other amenities (see subsection H2a(iv) of this Section). d. Pedestrian -oriented space associated with a large-scale retail building (see subsection H2a(vii) of this Section). e. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable furniture, special paving, landscaping components and pedestrian -oriented uses (see subsection H2a(ix) of this Section). f. Building setbacks increased at street corners along pedestrian -oriented streets to encourage provisions for pedestrian -oriented spaces (see subsection H2e of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) 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. 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. a. Minimum Standard for Districts 'A' and 'D': All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). b. Minimum Standard for Districts 'B' and 'E': All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). C. Minimum Standards for District'C': i. All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows (see illustration, subsection 15a of this Section). ii. All buildings shall be articulated with one or more of the following: (a) Defined entry features; (b) Window treatment; (c) Day windows and/or balconies; Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 51 of 88 M (d) Roofline features; or (e) Other features as approved by the Director. iii. Single purpose residential buildings shall feature building modulation as follows (see illustration, subsection 15b of this Section): (a) The maximum width (as measured horizontally along the building's exterior) without building modulation shall be forty feet (40'). (b) The minimum width of modulation shall be fifteen feet (15'). (c) The minimum depth of modulation shall be the greater of six feet (6') or not less than two tenths (0.2) multiplied by the height of the structure (finished grade to the top of the wall). d. Guidelines Applicable to Districts 'A' a-nd--='B','D', and'E': i. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. iii. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. e. Guidelines Applicable to Districts 'A' and 'D': Building modulations should be a minimum of two feet (2') in depth and four feet (4') in width. f. Guidelines Applicable to Districts 'B' and 'E': i. Building modulations should be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. ii. Alternative methods to shape a building such as angled or curved facade elements, off -set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. g. Guidelines Applicable to District'C': i. Although streetfront buildings along designated pedestrian streets should strive to create a uniform street edge, building facades should generally be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Style: Buildings should be urban in character. iii. Buildings greater than one hundred and sixty feet (160') in length should provide a variety of techniques to reduce the apparent bulk and scale of the facade or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering place to add visual interest (see illustration, subsection 15c of this Section). Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 52 of 88 14MW `"W I 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Minimum Standards for All Districts: i. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. ii. Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection 15d of this Section): (a) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. iii. Treatment of blank walls shall be proportional to the wall. iv. Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. V. Facades on designated pedestrian -oriented streets shall have at least seventy-five percent (75%) of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. vi. Other facade window requirements include the following: (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 53 of 88 *404 v (c) Where windows or storefronts occur, they must principally contain clear glazing. (d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. b. Guidelines Applicable to Districts 'A' a4d-, 'C' and `D': i. The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection 15e of this Section): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanking door; (3) Large entry doors; (4) Ornamental lighting; (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). ii. Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground -level detail. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 54 of 88 iii. Elevated or terraced planting beds between the walkway and long building walls are encouraged. C. Guidelines Applicable to Districts 'B' and 'E': Use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. a. Minimum Standards for Districts 'A' ate , C', and 'D': Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection 15f of this Section): Extended parapets; Feature elements projecting above parapets; iii. Projected cornices; iv. Pitched or sloped roofs. (a) Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within one hundred fifty feet (150') of the structure when viewed from ground level. (b) Screening features shall blend with the architectural character of the building, consistent with RMC 4-4- 095E, Roof -Top Equipment. (c) Match color of roof -mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. b. Guidelines Applicable to Districts 'B' and 'E': i. Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. Roof colors should be dark. C. Guidelines Applicable to District 'C': Building roof lines should be varied to add visual interest to the building. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. a. Minimum Standards for all Districts: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 55 of 88 M M i. 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. ii. Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. iii. Materials shall be durable, high quality, and reasonably maintained. b. Minimum Standards for Districts 'A' and-, 'C', and 'D': Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. C. Guidelines Applicable to all Districts: i. Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, and cast -in -place concrete. ii. Concrete walls should be enhanced by texturing, reveals, snap -tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. iii. Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. iv. Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4') above. d. Guideline Applicable to Districts 'B' and 'E': Use of material variations such as colors, brick or metal banding or patterns, or textural changes is encouraged. 5. Illustrations. a. Building modulation and articulation (see subsection 11c(i) of this Section). b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest (see subsection 11c(iii) of this Section). C. Reducing scale of long buildings (see subsection 11g(iii) of this Section). d. Acceptable blank wall treatments (see subsection 12a(ii) of this Section). Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 56 of 88 e. Building facade features (see subsection 12b(i) of this Section). f. Preferred roof forms (see subsection 13a of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7- 2005) J SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center; and create color and interest. 1. Minimum Standards for Districts 'C' and 'D': a. Signage shall be an integral part of the design approach to the building. b. Corporate logos and signs shall be sized appropriately for their location. C. Prohibited signs include (see illustration, subsection J3a of this Section): Pole signs. Roof signs. iii. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back -lit. d. In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. e. Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. All such signs shall include decorative landscaping (groundcover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Entry signs shall be limited to the name of the larger development. 2. Guidelines Applicable to Districts -'C' and 'D': a. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. b. Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. C. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian -oriented streets. 3. Illustrations. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 57 of 88 M en a. Acceptable and unacceptable signs (see subsection J1c of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) K LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. 1. Minimum Standards for Districts 'A' and--i C', and 'D': a. Lighting shall conform to on -site exterior lighting regulations located in RMC 4-4-075, Lighting, Exterior On -Site. b. Lighting shall be provided on -site to increase security, but shall not be allowed to directly project off - site. C. Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces. 2. Guidelines Applicable to Districts 'C' and 'D': a. Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. b. Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down -lighting, decorative street lighting, etc. (Ord. 5029, 11-24-03; Ord. 5124, 2-7- 2005) L. MODIFICATION OF MINIMUM STANDARDS: 1. The DeFeGtOF of the DevelopmeRt SeFviGesReviewincl Official Qivisier�shall have the authority to modify the minimum standards of the design regulations, subject to the provisions of RMC 4-9-250D, Modification Procedures, and the following requirements: a. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; b. The requested modification meets the intent of the applicable design standard; C. The modification will not have a detrimental effect on nearby properties and the City as a whole; d. The deviation manifests high quality design; and e. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. 2. Exceptions for Districts A and B: Modifications to the requirements in subsections E2a and E3a of this Section are limited to the following circumstances: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 58 of 88 a. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or b. When a building includes an architectural feature that connects the building entry to the public sidewalk; or C. In complexes with several buildings, when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s). (Ord. 5124, 2-7-2005) M VARIANCE: (Reserved). (Ord. 5124, 2-7-2005) N APPEALS: For appeals of administrative decisions made pursuant to the design regulations, see RMC 4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) 4-3-120 COTTAGE HOUSING REGULATIONS A. PURPOSE: The purpose of this Section is to establish design and development regulations for Cottage Housing projects Cottage Housing provides ownership opportunities for a wide range of household types including: small families, singles, and retirees. The intent is to provide flexible site planning requirements to ensure the best use of open space for residents and maximum compatibility with surrounding land uses B. APPLICABILITY: This Section shall apply to all Cottage Housing in any zone in which it is a permitted use C. ADMINISTRATION: 1. Review Process: Applications subject to Urban Design Regulations shall be processed as a component of the governing land use process. 2. Authority: The Reviewing Official shall have the authority to approve approve with conditions or deny proposals based upon the provisions of the design regulations. In rendering a decision, the Official will consider proposals on the basis of individual merit will consider the overall intent of the minimum standards and guidelines and encourage creative design alternatives in order to achieve the purposes of this Section. D. SPECIAL DEVELOPMENT STANDARDS: Unless special development standards are specified below in this subsection the development standards listed in the underlying zoning are applicable. DEVELOPMENT STANDARDS GENERAL Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 59 of 88 On M Site Layout Cottages must be oriented toward the common space with covered porches as the. main entry. All units must be within a 60 ft. walking distance of the common space. There shall be units abutting the common space on at least two sides. Pedestrian pathways shall connect individual dwelling units to the common space. Clustering All housing shall be clustered. There shall be a minimum of 4 units and a maximum of 12 units per cluster. There may be more than one cluster per development. OPEN SPACE Private Open Space Requirement Each unit shall have a minimum of 200 sq.ft. private, ground related, outdoor space, with a minimum dimension of 10 ft. The space should be for the exclusive use of the occupant and dwelling unit must have direct access to this space. Private open space should be oriented toward the common space whenever possible. Common Open Space The development shall contain a common space owned by the residents in common and protected by covenant. Common spaces may consist of open space, or one or more structures. A minimum of 200 sq. ft. of common open space is required per Requirement dwelling unit, with a minimum dimension of 20 ft. and a maximum slope of 5%. Critical areas shall not be counted as open space, but critical area buffers may be. SETBACKS Front setbacks from property lines 10 ft. unless adjacent to a lower intensity residential zone, then 15 ft. Side setback from property lines 5 ft. If adiacent to a lower intensity residential zone or a public street, then 10 ft. If there is garage or parking access from the side yard, or side street, then 18 ft. Rear setback from property lines If the development has alley access, there is none provided that the -garage must be set back a sufficient distance to provide a minimum of 24 ft. of back -out room. counting alley surface. If there is occupiable space above an attached garage with alley access, the minimum setback for the occupiable space shall be 10 ft. If there is no alley access, the minimum rear setback is 10 ft. unless adjacent to a lower intensity residential zone, then 15 ft. Interior setbacks between buildings 10 ft., but projections (e.g. eaves, gutters, and any fixture not exceeding 3 sq. ft) may extend into the setback a maximum of 12". BUILDING LIMITATIONS Floor Area Maximum floor area 1,200 sq. ft., with a maximum of 800 sg. ft. on the first floor. Building Design Standards Covered porches shall provide the main entry to the unit and shall be a minimum of 60 sq.ft., with a minimum dimension of 6 ft. HEIGHT Maximum Height Maximum height is 18 ft. but buildings with pitched roofs may extend up to 25 ft. at roof ridge line with a pitched roof, All parts of the roof over 18 ft. must be pitched. PARKING Parking Location For lots abutting an alley, all parking shall be provided in the rear portion of the yard land access taken from the alley. For lots without alley access, parking is prohibited Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 60 of 88 ,%W in the front yard setback, or side yard setback if adjacent to a public right of way. Parking shall be located in commons areas on the same property as the development and shall be screened from public streets and adjacent residential uses by either landscaping or architecture. There shall be a maximum of 5 adioinina spaces in a narking cluster Pitrheri rnnf riacinn ie rorntirorl fnr rin#�t,o E. ADDITIONAL DESIGN STANDARDS FOR COTTAGE HOUSING: In evaluating compliance with special development standards for Cottage Housing the Reviewing Official shall rely on the recommendations contained within the report on design criteria prepared by the Economic Development, Neighborhoods and Strategic Planning Administrator or designee Cottage Housing Proiects shall meet all of the following criteria: 1. Proiect is oriented around an internal courtyard or common space which provides an amenity to residents and is intended to foster a sense of community. 2. Project orients residential developments to the common space with primary building entries facing the common space. Entries are identified with a prominent feature or detail 3. Parking garages are designed to ensure minimal visual impact and maintain neighborhood character. Unless determined to be infeasible due to physical constraints rear access and parking is required 4. Landscaping shall be required in all setbacks from the exterior property lines 5. Walkways through parking areas are well-defined and provide access from public sidewalks into the site. Walkway width is a minimum of five feet (5'). Pavers, changes in color, texture or composition of paving are used. 6 Landscaped pedestrian connections are provided to the surrounding neighborhood 7. Distinctive building design is provided. No single architectural style is required; however, reliance on standardized "corporate" or "franchise" style is discouraged. 8. Exterior materials are attractive even when viewed up close. These materials have texture pattern or lend themselves to a high level of quality and detailing. 10. A consistent visual identity is applied to all sides of the buildings. 11. Cottages adjacent to a public street shall provide a covered entry feature with a minimum dimension of 6 ft., facing the street. This should be a secondary entrance as the primary entrance shall face the common space. F. VARIANCE PROCEDURE: Cottage Housing projects must request a variance to deviate from these code provisions RMC 4-9-250B (Ord. 4777, 4-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5018 9-22-2003; Ord 5100 11-1-2004) 4-3-420130 VIOLATIONS OF THIS CHAPTER AND PENALTIES: (Amd. Ord. 4963, 5-13-2002) Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 61 of 88 En M A ENFORCEMENT OFFICER: The Development Services Administrator or his or her designated representative shall be responsible for investigation of violation and citation of the violating parties. B VIOLATION OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1-3-1. (Ord. 4856, 8-21-2000; Ord. 5159, 10-17-2005) C TESTS: 1. Whenever there is insufficient evidence of compliance with any of the provisions of RMC 4-3-050, Critical Areas Regulations, or evidence that any action does not conform to the requirements of RMC 4-3- 050, the Department Director may require tests as proof of compliance to be made at no expense to this jurisdiction. 2. Test methods shall be as specified by RMC 4-3-050, Critical Areas Regulations, or by other recognized and accepted test standards. If there are no recognized or accepted test methods for the proposed alternate, the Department Director shall determine test procedures. (Ord. 4856, 8-21-2000) 4-8-070 AUTHORITY AND RESPONSIBILITIES I. CITY COUNCIL The City Council shall review and act on the following: 1. Annexations, 2. Appeals of Hearing Examiner decisions (any appeal from a Hearing Examiner's decision, whether an appeal from an administrative determination or an original decision, shall be appealable to the City Council pursuant to RMC 4-8-110E8. 3. Appeals of staff determination of whether or not a proposal is considered a bulk storage facility, 4. Comprehensive Plan map or text amendment, 5. Dedications of property for public purposes, 6. Development and zoning regulations text amendment, 7. Final Plats, 8. Preliminary plats, 9. Planned urban developments, preliminary, 10. Release of easements, 11. Rezones associated with Comprehensive Plan amendment, Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 62 of 88 w 4ww 12. Rezones associated with Comprehensive Plan map or text amendment, 12. Street vacations, 14. Variances from the provisions of subdivision regulations relating to a full subdivision. (Ord 5153, 9-26- 2005) 15, Master Plans associated with participation in the Center Village Flex Bonus District in RMC 4-3-095 (Ord. 4963, 5-13-2002; Amd. Ord. 4985, 10-14-2002) 4-8-100 APPLICATION AND DECISION- GENERAL: A. PREAPPLICATION MEETING: 1. Requirements a. Preapplication Required: i_A preapplication meeting prior to formal submittal of a development application is required if a waiver of submittal requirements is requested, a proposal is located in the RM-U Zone designation, or a proposed project is within the Airport Influence Area. ii. A preapplication meeting prior to formal submittal of a development application is required for all proiects requesting participation in the Center Village Flex Bonus District (RMC 4-3-095) in the CV-R zone. b. Preapplication Recommended: A preapplication meeting is recommended for all other projects. (Amd. Ord. 4777, 4-19-1999, Ord 5100, 11-1-2004). 2. Purpose: The meeting is not intended to provide an exhaustive review of all potential issues. Preapplication review does not prevent or limit the City for applying all relevant laws at the time of application submittal. The purposes of a preapplication meeting are: a. To acquaint an applicant with the requirements of the City's development regulations and other applicable laws. b. To provide an opportunity for the City to be acquainted with a proposed application prior to review of a formal application (Amd. Ord. 4794, 9-20-1999). 3. Preapplication Submittal Requirements: Preapplication meeting submittal requirements are available through the City of Renton Development Services Division. 4. Waiver of Formal Application Submittal Requirements: An applicant may submit a written request for a waiver from formal application submittal requirement under RMC 4-8-120, Submittal Requirements, which may be considered during a preapplication meeting. TABLE 4-8-120 C LANDUSE APPLICATIONS PUD, PUD, Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 63 of 88 Preliminary Final 10% Notice of Intent to Annex 60% Petition to Annex Affidavit of Installation of Public Information Sign 2 2 Applicant Agreement Statement (for wireless communication facilities) Applicant's Confirmation of Condition Compliance 5 Application Fee per RMC 4-1-170 X x Assessment Information Authorization for Abatement Binding Site Plan Map Business License Application for Home Occupation Calculations, Survey 3 Colored Display Maps 1 1 Construction Mitigation Description 5 5 Draft Deed for Any Proposed Dedication of Land for Public Purposes 4 Draft Homeowners' Association Documents, if applicable 4 Draft Restrictive Covenants, if any 4 Drainage Control Plan 5 5 Drainage Report 4 Elevations, Architectural 12 12 Elevations, Grading 4 Environmental Checklist 12 Existing Covenants (recorded copy) 5 Existing Easements (recorded copy) 5 Final Plat Plan Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 64 of 88 Flood Hazard Data, if applicable 12 12 Floor Plans 5 5 Geotechnical Report 5 5 Grading Plan, Conceptual 12 Grading Plan, Detailed 12 Habitat Data Report 12 12 Hazardous Materials Management Statement Inventory of Existing Sites (for wireless communication facilities) Justification for the Comprehensive Plan Amendment and, if applicable, Rezone Justification for the Conditional Approval Permit (nonconforming structure) Justification for the Conditional Approval Permit (nonconforming use) Justification for Conditional Permit Request Justification for the Rebuild Approval Permit (nonconforming structure) Justification for Rezone Justification for Variance Request King County Assessor's Map Indicating Site Landscape Plan, Conceptual 5 Landscape Plan, Detailed 5 Lease Agreement, Draft (for wireless communication facilities) Legal Description 12 12 Letter Describing Proposed Home Occupation Letter from Property Owner Letter to Examiner/Council Stating Reason(s) for Appeal per RMC 4-8-110C3 Letter Explaining Which Comprehensive Plan Text/ Policies Should be Changed and Why Letter of Understanding, Geological Risk 5 Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 65 of 88 M List of Affected Property Owners within Annexation Area Boundary IList of Surrounding Property Owners 1 2 1 2 ILot Line Adjustment Map I I I Mailing Labels for Property Owners 2 1 2 Map of Existing Site Conditions Map of View Area (for wireless communication facilities only) Master Application Form 12 12 Master Plan Mobile Home Park Plan Monument Cards (one per monument) 1 Neighborhood Detail Map 12 5 Nonconformity Relationship and Compatibility Narrative Parking, Lot Coverage and Landscaping Analysis 5 5 Photo Simulations (for wireless communication facilities only) Plan Reductions (PMTs) 1 1 Postage x X Plat Certificate Preapplication Meeting Summary, if any 5 Preliminary Plat Plan Project Narrative 12 12 Project Sequencing Plan Proposal (nonproject, e.g. draft ordinance, plan, or policy) Proposal Summary (non project) Public Works Approval Letter Report on Design Criteria for Modifications Routine Vegetation Management Application Form Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 66 of 88 0 Screening Detail, Refuse/Recycling Service Area Map (for wireless communication facilities only) Short Plat Plan Short Plat Plan, Final Site Plan 12 12 Site Plan, Shoreline Permit Site Plan, Single Family Siting Process Report for Use Permits for SCTF Source Statement, Fill Material, Aquifer Protection Areas Statement Addressing basis for Alternate and/or modification Statement Addressing the Basis for the Shoreline Permit Exemption Request Statement Addressing the PUDs Relation6hip to the City Comprehensive 124a44 Compliance with Planning Requirements 5 Stream/Lake Study 3 3 Survey Title Report or Plat Certificate 4 4 Topography Map (5' contours) Traffic Study 5 Tree CuttingNegetation Clearing Plan Tree CuttingNegetation Plan, Approved Urban Center Design Oveday DistFistRegulations Review Packet 12 12 Willies Plan, Generalized Wetlands Delineation Map Wetland Mitigation Plan- Preliminary 3 Wetland Mitigation Plan- Final 3 Wetlands Assesment 3 Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 67 of 88 In CM D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 19. Definitions S: Statement Addressing the PUDs Compliance with Plannina Requirements: The statement shall include a narrative description of how the proposal complies with the following planning requirements: a. The Comprehensive Plan b. Adopted Subarea Plan, if applicable c. The public benefit provision 21. Definitions U: Urban CenterDesignOverlay BistFistRegulations Review Packet: A set of submission materials required for projects ' subject to the Urban Design Regulations in RMC 4-3- 100: a. Site plan, land use review; b. Elevations, architectural; c. Floor plans, general; d. Narrative outlining how the applicant's proposal addresses the City's Urban Center Design 9veday Regulations. 4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS B. APPLICABILITY: Any applicant seeking to permit develop 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 this Section. Any amendment to existing planned urban development shall be subject to this Chapter. 1. Zones: Planned urban developments may be permitted in the following zoning district, when processed and approved as provided in this Section: a. All zones, except R-1, R-4, and COR b. In the CV-R zone, planned urban developments are only allowed for proiects that meet the criteria in subsections a and b of RMC 4-3-095 131 Center Village Flex Bonus District. 2. Code Provisions That May Be Modified: a. In approving a planned urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060, except as listed in subsection B3 of this Section. Approval for modification other than those specifically described subsection 62a of this Section shall be approved by the City Council prior to the submittal of a preliminary planned urban development plan. 3. Code Provisions Restricted from Modification: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 68 of 88 ,saw NOWPO a. Permitted Uses: 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. b. Density/Permitted Number of Dwelling Units: 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 or 4-9 RMC; c. Planned Urban Development Regulations: The City may not modify any of the provisions in this Section, Planned Urban Development Regulations; d. Procedures: The City may not modify any of the procedural provisions of RMC Title 4, including, but not limited to, fees, submittal requirements, and other similar provisions found in chapter 4-1, 4-7, 4-8 and 4-9 RMC; and e Specific Limitations: The City may not modify any provision of RMC 4-3-050 Critical Area Regulations, 4-3-090, Shoreline Master Program Regulations, 4-4-130, Tree Cutting and Land Clearing, 4-4-060, Grading, Excavation and Mining Regulations, chapter 4-5- RMC, or RMC 4-6-010 to 4-6-050 and $-6-070 through 4-6-110 related to utilities and concurrency, except that provisions may be altered for these codes by alternates, modification, conditional use, or variance as specifically allowed in the referenced Chapter or Section. Such alternated, modification, conditional use, or variance application may be merged with the consideration of aplanned urban development per MRC 4-9-150H. (Ord. 4351, 5-4-1992; Amd. Ord. 5153, 9-26-2005) C ROLES AND RESPONSIBILITY: 1. Development Services Division: The Development Services Division shall be responsible for the general administration and coordination of this Section. However, all proposed Code modifications shall be reviewed at the same time by the Hearing Examiner and City Council. 2. Reviewing Agencies: City departments shall review each proposed planned urban development in accordance with procedures in chapters 4-8 and 4-9 RMC as appropriate. 3. Hearing Examiner: The Hearing Examiner is designated as the official agency of the City for the conduct of public hearings and for recommendation to the City Council for all requested Code modifications and the overall proposal itself. 4. City Council: The City Council, upon recommendation by the Hearing Examiner and the other agencies detailed in the paragraph above, shall be the final approving agency under this Section for all requested Code modifications and the overall proposal itself. (Ord. 4039, 1-19-1987; Amd. Ord. 5153, 9-26-2005) D DECISION CRITERIA: The City may approve a planned urban development only if it finds that the following requirements are met. 1. 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 Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 69 of 88 CM M without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. 2. Public Benefit Required: In addition, 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 same degree as without a planned urban development; or b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or 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; or d. Overall Design: Provides a planned urban development design that is superior in one or more of the following ways to the design that would result from development of the subject property without a planned urban development: Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation 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 public walkways; or ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or V. Alleys: Provides alleys to at least fifty percent (50%) of any proposed single family detached, semi -attached, or townhouse units. e. Comprehensive Plan Compliance: The project shall demonstrate that it acheives superior compliance with the policies and goals of the Comprehensive Plan. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 70 of 88 .r 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. 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, detached, attached, townhouses, etc. 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. 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. 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. c. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 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. 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. Sufficient light and air are provided to each dwelling unit. f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 71 of 88 En Im g. Parking Area Design: I. 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. ii. Adequacy: Provides sufficient on -site vehicular parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Parking management plans shall ensure sufficient resident, employee, or visitor parking standards, and there shall be no reliance on adjacent or abutting properties unless a shared parking arrangement consistent with RMC 4-4-080 is approved. h. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. 4. Compliance with Development Standards: Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section. (Ord. 5153, 9-26- 2005) 4-9-200 SITE DEVELOPMENT PLAN REVIEW: A PURPOSE AND INTENT: The purpose of site development plan review shall be to assure that proposed development is compatible with the plans, policies and regulations of the City of Renton as outlined in the City's Comprehensive Plan z the policies outlined in any applicable Subarea Plan, and the City's Business Plan Goals. Site development plan review may be used to analyze plans at varying levels of detail to ensure continuity of project concept and consistent implementation. Elements subject to this Section include, but are not limited to, site layout, building orientation and design, pedestrian and vehicular environment, signage, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination. Site development plan review is divided into two types: Master Plan and Site Plan. 1. Master Plan: The purpose of the Master Plan process is to guide phased planning of development projects with multiple buildings on a single large site. The Master Plan is required to demonstrate how the major elements of a development are proposed on the site at sufficient detail to demonstrate the overall project concept. In addition, the Master Plan must illustrate how the major project elements, combined, create an urban environment that implements City goals. An additional purpose is to allow consideration and mitigation of potential impacts that could result from large-scale site and facility development, and to allow coordination with City capital improvement planning. Master Plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. 2. Site Plan Review: The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. For those developments that do not require Master Plan first, Site Plan Review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. The intent of the tiered site development plan review process is to provide an opportunity to review projects at broad levels for the Master Plan and with increased specificity as development plans becomes refined to Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 72 of 88 the level of Site Plan. Intent statements below shall guide review of the plans at a specificity appropriate to the level of review. 1. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on- and off -site; 2. To promote high quality design meeting criteria set forth in the Design Guidelines at RMC 4-3-100 for the City's Urban Center DesigR Overlayand the Highlands Subarea, where applicable; 3. To protect and enhance the desirable aspects of the natural landscape and environmental features of the City; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas, and ensure that road and pedestrian circulation systems implement land use objectives for the zone in which the project occurs; 5. To promote coordination of public or quasi -public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 6. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 7. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 8. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7- 1986; Amd. Ord. 4802, 10-25-1999; Ord. 5028, 11-24-2003) B APPLICABILITY: 1. Master Plan Review - Applicability: a. UC-N1 and UC-N2 Zones: Master Plan review is required for all development within the UC-N1 and UC-N2 Zones that is not specifically exempted in subsections C 1 a and b of this Section. All Master Plans within these zones must be consistent with the conceptual plan required by development agreement(s) applicable to the UC-N1 and UC-N2 Zones for the specific district(s) where they are located. When existing parcels are twenty five (25) acres or smaller, a master plan incorporating all abutting lots in common ownership as of December 1, 2003, is required. No Site Plan Review within an area shall be approved until such a time as a Master Plan is approved for the same area. Master Plan and Site Plan Review for the same area may occur concurrently. b. COR Zones: Master Plan review is required for all development within the COR Zones that is not specifically exempted by subsection C of this Section. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 73 of 88 C. CV Zones: Master Plan review is required for all development that participates in the Center Village Flex Bonus District under RMC 4-3-095, d. All Other Zones: Master Plans are optional. 2. Site Plan Review: No building permit shall be issued for any use requiring Site Plan Review pursuant to this Section until the Reviewing Official has approved, or approved with conditions, the Site Plan application. All building permits issued shall be in compliance with the approved Site Plan. Site Plan Review is required for: a. All development in the IL, CO, CN, CD, CA, CV, -C. CV-R, COR, UC-N1, UC-N2, R-10, RMH, RM, and R-14 Zones. b. K-12 educational institutions. C. Parks. d. Outdoor recreation facilities. e. Rental services with outdoor storage. f. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. g. Development within the Employment Area Valley: All development within the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. (Ord. 4404, 6-7-1993; Ord. 4636, 9-23-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) C EXEMPTIONS: 1. Development Exempt from Master Plan Review: a. UC-NI and UC-N2 Zones Only: i. Airplane Manufacturing and Airplane Manufacturing Accessory Functions: New structures, rehabilitation of existing structures, or lot line adjustments for airplane manufacturing and airplane manufacturing accessory functions within the UC-N1 and UC-N2 Zones. ii. Other Uses: Subdivision, lot line adjustment or other method of adjusting lot configurations that result in lots larger than twenty five (25) acres in size. iii. Other Exemptions in the UC-N1 and UC-N2 Zones: Other exemptions are listed in subsection C1b of this Section. b. COR, UC-N1, and UC-N2 Zones: Interior remodels. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 74 of 88 wr. ii. Facade Modifications: Facade modifications such as the location of entrances/exits, the location of windows, changes in signage, or aesthetic alterations. iii. Exterior remodeling or expansion of an existing detached or semi -attached home and/or primary residence, excluding the addition of a new dwelling unit(s). iv. All development categorically exempt from the State Environmental Policy Act (chapters 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. V. Utilities: Underground utility projects. vi. Additional exemptions for the R-10 Zone are listed in subsections C2c and C2d of this Section. vii. Additional exemptions for the R-14 Zone are listed in subsection C2c of this Section. 2. Development Exempt from Site Plan Review: a. In the RC, R-1, R-4, R-8, RMH, RM, CO, CA, CN, CV, CD, IL, IM, and IH Zones: In all zones, the following types of development shall be exempt from the requirements of site plan review: Interior remodel of existing buildings or structures. ii. Facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations. iii. Planned unit developments. iv. All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. V. Underground utility projects. b. In the R-10, R-14, COR, and UC-N1 and UC-N2 Zones: In the R-10, R-14, COR, UC-N1 and UC-N2 Zones, the following types of development shall be exempt from the requirements of site plan review: Interior remodel of existing buildings or structures. ii. Facade modifications such as the location of entrances/exits, the location of windows, changes in signage, or aesthetic alterations. iii. Exterior remodeling or expansion of an existing detached or semi -attached home and/or primary residence, excluding the addition of a new dwelling unit(s). iv. All development categorically exempt from the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. V. Underground utility projects. C. In the R-10 and R-14 Zones, the following types of development shall be exempt from the requirements of Site Plan Review: Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 75 of 88 M M New or replacement detached or semi -attached homes on a single previously platted lot. Planned unit developments. iii. Development of detached or semi -attached dwelling units on legal lots where part of a subdivision application. d. In the R-10 Zone, the following types of development shall be exempt from the requirements of site plan review: All development categorically exempt from the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures, excluding shadow platting of two (2) or more units per RMC 4-2-11 OF. (Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord. 4614, 6-17-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25- 1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) D CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for Master Plan or Site Plan Review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review.. A public hearing before the City Council shall be required for all Master Plans in the Center Village Flex Bonus District under RMC 4-3-095. A public hearing before the Hearing Examiner shall be required in the following cases: 1. Master Plans: a. All Master Plans proposed or required per subsection B of this Section, Master Plan Review, Applicability. Where a Master Plan is approved, subsequent Site Plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Exception for Planned Actions: A hearing before the Hearing Examiner is not required if both of the following criteria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and ii. The environmental impact statement for the planned action reviewed preliminary conceptual plans for the site which provided the public and decision -makers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. 2. Site Plan Review: a. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or Large Project Scale: The proposed project is more than: One hundred (100) semi -attached or attached residential units; or Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 76 of 88 *4W 0 ii. One hundred thousand (100,000) square feet of gross floor area (nonresidential) in the IL or CO Zones or other zones in the Employment Area Valley (EAV) land use designation (see EAV Map in RMC 4-2- 080B); or iii. Twenty five thousand (25,000) square feet of gross floor area (nonresidential) in the CN, CD, CA, CV, or CO Zones outside the Employment Area Valley (EAV) land use designation (see EAV Map in RMC 4- 2-0806); or iv. Four (4) stories or sixty feet (60') in height; or V. Three hundred (300) parking stalls; or vi. Ten (10) acres in size of project area. C. Commercial or industrial property lies adjacent to or abutting the RC, R-1, R-4, R-8 and R-10 Zones. (Ord. 4551, 9-18-1995; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) E DECISION CRITERIA FOR SITE PLAN AND MASTER PLANS: The Reviewing Official shall review and act upon plans based upon a finding that the proposal meets Comprehensive Plan objectives and policies and the criteria in this subsection and in subsection F of this Section, as applicable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to discourage creativity and innovation. Review criteria include the following: 1. General Review Criteria for Both Master Plans and Site Plan Review: a. Conformance with the Comprehensive Plan, its elements, goals, objectives, and policies. In determining compliance with the Comprehensive Plan, conformance to the objectives and policies of the specific land use designation or adopted Subarea Plan shall be given consideration over city-wide objectives and policies; b. Conformance with existing land use regulations; C. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; Mitigation of noise, odors and other harmful or unhealthy conditions; Availability of public services and facilities to accommodate the proposed use; and Prevention of neighborhood deterioration and blight. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 77 of 88 M im Additional Special Review Criteria for COR, UC-N 1, and UC-N2 Zones Only: a. The plan is consistent with a Planned Action Ordinance, if applicable; b. The plan creates a compact, urban development that includes a compatible mix of uses that meets the Comprehensive Plan vision and policy statements for the Commercial/Office/Residential or Urban Center North Comprehensive Plan designations; C. The plan provides an overall urban design concept that is internally consistent, and provides quality development; d. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; e. The plan provides view corridors to the shoreline area and Mt. Rainier where applicable; Public access is provided to water and/or shoreline areas; g. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items; h. Public and/or private streets are arranged in a layout that provides reasonable access to property and supports the land use envisioned; and i. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. 3. Additional Criteria for the UC-N1 and UC-N2 Zones Only: a. The plan conforms to the approved conceptual plan required by development agreement for the subarea in question, if applicable. b. The plan conforms with the intent and the mandatory elements of the design guidelines located in RMC 4-3-100. The Master Plan clearly identifies the urban design concept for each district enunciated in the Urban Center North Comprehensive Plan policies. C. The proposed interconnected circulation network must demonstrate the function and location of required circulation elements required in RMC 4-3-100. Internal or local roads shall provide adequate edges and buffers to parking lots. A sufficient number of pedestrian -oriented streets are designated to implement the vision for each district in the Urban Center North Comprehensive Plan designation. d. Gateways are designated consistent with the Comprehensive Plan and conceptual plans for the gateway demonstrate the design concept for gateway treatment and identify significant gateway features to be provided. e. The Master Plan includes a sequencing element that explains what phases of the Master Plan will be built -out first, and in what order the phases will be built, and an estimated time frame. 4. Additional Criteria for the Airport Influence Area: The plan conforms to RMC 4-3-020: Airport Compatible Land Use Restrictions. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 78 of 88 • r.r 5. Waiver of Further Consideration of Site Plan Criteria: Approval of a Master Plan that was not combined with a Site Plan application may have satisfied portions of subsection F of this Section. The Reviewing Official or his or her designee has discretion to waive those portions of the requirements that have been satisfied by the Master Plan approval. Whenever the Zoning Administrator or his or her designee has discretion to note those portions of the requirements as having been satisfied by the Master Plan approval, such sections of the Code shall be detailed and that portion of the approved Master Plan wherein the requirements were satisfied shall be cited by the Reviewing Official or his or her designee in the approval of subsequent phases and further consideration of them waived. (Ord. 4802, 10-25-1999; Amd. Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004) F ADDITIONAL REVIEW CRITERIA FOR SITE PLAN REVIEW: The interpretation of the following criteria, particularly references to the "intent of the zoning code," shall consider the purpose and intent of the applicable land use designation of the Land Use Element and the Objectives and Policies of the Community Design Element of the Comprehensive Plan. The Community Design Element is specifically intended to guide the interpretation of issues concerning the site planning, architectural fit, landscaping, and the context of the project relative to the existing neighborhood. Approval of plans subject to these criteria requires the additional finding that the project complies with the intent and policies of the Land Use and Community Design Element of the Comprehensive Plan. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates Zoning Code standards and the policy direction adopted in the Comprehensive Plan and impairs the use, enjoyment or potential use of surrounding properties; C. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; e. Promotion of the efficient function of parking and service areas by effective location, design and screening, to provide integrated facilities between uses when beneficial, to promote urban layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting urban settings in appropriate zones; Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 79 of 88 g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface -mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote an urban setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; and h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 2. Review of Impacts of a Proposed Site Plan to the Site: a. Provision for privacy and noise reduction by building placement and spacing; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; C. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on -site and on adjacent properties and to promote energy conservation. 3. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; C. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 80 of 88 Separation of loading and delivery areas from parking and pedestrian areas; Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Review of Signage: Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; C. Limitation of the number of signs to avoid visual clutter and distraction; Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. 5. Additional Criteria for the Highlands Subarea: a. For properties participating in the Center Village Flex Bonus District the plan shall address an area a minimum of 1 acre in size. b. The plan creates a compact, urban development that includes a compatible mix of residential uses that meets the Comprehensive Plan vision and policy statements Center Village and for the Highlands Subarea Plan; C. The plan provides an overall urban design concept that is internally consistent and provides quality development; d. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site and/or to protect existing natural systems: e. The plan provides distinctive focal points such as public area plazas prominent architectural features, or other items; f. Public and/or private streets are arranged in a layout that provides reasonable access to property and supports the land use envisioned; q. The plan accommodates and promotes transit pedestrian and other alternative modes of transportation. h. The plan conforms with the intent and the mandatory elements of the design guidelines for the Highlands Subarea in RMC 4-3-100. i. The Master Plan includes a sequencing element that explains what phases of the Master Plan will be built -out first, and in what order the phases will be built and an estimated time frame Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 81 of 88 En M k. The Master Plan replaces at least 50% of the existing housing located on the site. I. Provision of affordable units at a minimum of 25% of the minimum density requirement for the zone (2 dwelling units per net acre). These units may not be counted toward the requirements for bonus density 6. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above -ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards; b. Underground hazardous waste treatment and storage facilities shall comply with RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations; C. Hazardous waste treatment and storage facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the City of Renton; d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits; and e. The location of all on -site and off -site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. 6. Review of Street Frontage Landscape: A mix of hard surfaces, structured planters, and terraces may be incorporated into street frontage landscape buffers where such features would enhance the desired streetscape character for that particular neighborhood. 7. Review of Compliance to Design Guidelines for Development in CD, CV-R, CV-C, RM-U, RM-T, UC- N1, and UC-N2 Zones: Development proposed in the zones where design guidelines are in effect must show how they comply with the intent and the mandatory elements of the design guidelines located in RMC 4-3- 100. (Ord. 3981, 4-7-1986; Ord. 4186, 11-14-1988; Amd. Ord. 4802, 10-25-1999; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004) G SITE DEVELOPMENT PLAN REVIEW PROCEDURES: 1. General: All site development plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. 2. Preapplication Conference: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 82 of 88 should include a general explanation of the requirements and criteria of site development review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. 3. Submittal Requirements and Application Fees: Submittal requirements and application fees shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with subsection B of this Section, an applicant may submit: a. A Master Plan; or b. A Site Plan; or C. A combined Master Plan and Site Plan for the entire site; or d. A Master Plan addressing the entire site, and a Site Plan(s) for one or more phases of the site that address(es) less than the entire site. 4. Public Notice and Comment Period Required: Whenever a completed site development plan review application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9-070, Environmental Review Procedures. Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed master plan or site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed master plan or site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. 6. City Notification of Applicant: After the departmental comment period, the Development Services Division shall notify the applicant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting between the applicant and appropriate City representatives. The applicant shall have the opportunity to respond to the notification either by submitting a revised site plan application, by submitting additional information, or by stating in writing why the recommendations are considered unreasonable or not acceptable. 7. Revisions or Modifications to Site Development Review Application: Whenever a revised site development plan or new information is received from an applicant, the Development Services Division may recirculate the application to concerned departments. Consulted departments shall respond in writing within ten (10) days with any additional comments. In general, the City's environmental determination of significance or nonsignificance pursuant to RMC 4-9-070, Environmental Review Procedures, will not be issued until after final departmental comments on the site development plan or revised site development plan are received. 8. Special Review for Planned Actions: A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 83 of 88 J If found consistent with the Planned Action Ordinance, including required conditions and mitigation measures, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with subsection G6 of this Section. Revisions or modifications may be made in accordance with subsection G7 of this Section. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with subsection G6 of this Section. Revisions or modifications may be made in accordance with subsection G7 of this Section. If the application is still found to be inconsistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Review Committee to determine if additional environmental review is required. The application shall then follow the process, in subsection D of this Section, to determine if a public hearing is necessary. 9. Environmental Review Committee to Determine Necessity for Public Hearing: Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing pursuant to subsection D2a of this Section. 10. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site development review application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. 11. Administrative Approval of Site Development Plan: For projects not requiring a public hearing, the Reviewing Official shall take action on the proposed site development plan. Approval of a site development plan shall be subject to any environmental mitigating measures that may be a pant of the City's declaration of significance or nonsignificance. 12. Hearing Examiner Approval of Site Development Plan: For projects requiring a public hearing pursuant to subsection D of this Section, the Hearing Examiner shall take action on the proposed site development plan following the hearing process in subsection G13 of this Section. 13. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site development review application. b. Examiner's Decision: After conducting at least one public hearing on the site development plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. The Hearing Examiner shall approve a site development plan if the applicant demonstrates that the proposed site development plan is consistent with the general purposes of this Section and with the review criteria. C. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site development plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, landscaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walkways, parking and loading areas, emergency access, curbs, planting areas, and signs. When only a portion of a site is proposed for development, such power to condition, modify or fix Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 84 of 88 *4W shall be exercised only for that area which is directly related to or may be impacted by the actual proposed . development. To the extent necessary to meet the site review criteria and to the extent necessary to compensate for the impacts attributable to the proposed development, the Hearing Examiner may impose additional requirements, including: Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; iv. Improvements to identified or planned public rights -of -way, including paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or pedestrian paths; and Provision of or improvements to public facilities and utilities. d. Modification of Site Development Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site development plan can be made consistent with the review criteria and general purposes by alternative modifications to the site development plan, the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site development plan. If a public hearing on the site development plan application has already been closed, the modifications proposed by the applicant shall be administered according to subsection J of this Section. e. Denial of Site Development Plan: If the Hearing Examiner finds that the site development plan application cannot be made consistent with the general purposes and review criteria of this Section by requiring reasonable conditions, then the site development plan shall be denied. (Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord. 4551, 9-18-1995; Amd. Ord. 4802, 10-25-1999; Ord. 5028, 11-24-2003) H MERGER WITH BINDING SITE PLAN: 1. The applicant may request that the site development plan submitted for site plan review under this Chapter constitute a binding site plan pursuant to chapter 58.17 RCW, subject to the requirements of this subsection. 2. In order to constitute a binding site plan, a site development plan submitted for site development plan review shall comply with all applicable requirements and standards set forth in RMC 4-7-230. 3. All approved site development plans, including those constituting a binding site plan, shall comply with the applicable requirements, procedures, and review criteria for site development plan review set forth in this Section. 4. An approved site development plan that constitutes a binding site plan shall be recorded with the King County Department of Records and Elections and shall be subject to all other approval conditions included in RMC 4-7-230. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 85 of 88 5. Upon the approval and recording of an approved site development plan that constitutes a binding site plan, the applicant may develop the property in conformance with that binding site plan and may sell or lease parcels subject to that binding site plan. (Ord. 4954, 2-11-2002; Amd. Ord. 5028, 11-24-2003) MINOR ADJUSTMENTS TO AN APPROVED SITE DEVELOPMENT PLAN: Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: 1. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site development plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. (Ord. 4802, 10-25-1999; Amd. Ord. 4954, 2-11- 2002; Ord. 5028, 11-24-2003) J MAJOR ADJUSTMENTS TO AN APPROVED SITE DEVELOPMENT PLAN: Major adjustments to an approved site development plan require a new application pursuant to subsection G of this Section. The review and approval shall rest with the approval body which approved the original site development plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-1986; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) K TIMING OF BUILDING PERMITS: Building permits shall not be issued until the appeal period for an approved site development plan has expired. (Ord. 4802, 10-25-1999; Amd. Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) L EXPIRATION AND EXTENSION OF SITE PLAN APPROVAL: 1. Master Plan: For a nonphased Master Plan or a nonphased Master/Site Plan combined approval the Reviewing Official shall determine an appropriate expiration date for the Master Plan which may exceed two (2) years, but shall not exceed five (5) years, and shall document in writing. An applicant shall submit a complete Site Plan application for the development within the specified time frame if a Site Plan was not combined with the Master Plan application. The Zoning Administrator may grant a one-year extension for good cause; provided, the applicant submits a request forty five (45) days in advance of the original expiration date. 2. Site Plan: The final approval of a Site Plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the approval body that approved the original Site Plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) M EXCEPTION TO TIME LIMIT FOR SITE DEVELOPMENT PLAN PROJECTS THAT ARE PHASED: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site development plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 86 of 88 w.w 0 phases, for which site development plan approval is being requested. In every case, the site development plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. 2. Authority for Extension of Time: The Reviewing Official may grant site development plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection L of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site development plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested for the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application. (Ord. 3981, 4-7-1986; Amd. Ord. 4802, 10-25- 1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) N APPEALS: Any decision on an administrative site development plan approval shall be appealed as an administrative decision pursuant to RMC 4-8-110, Appeals. Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Section, must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-1995; Amd. Ord. 4802, 10- 25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) 4-11-010 AFFORDABLE HOUSING: Housing used as a primary residence for any household whose income is less than eighty percent (80%) of the median annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses. Affordable housing used to satisfy zoning requirements whether for inclusionary or bonus provisions must be secured to remain affordable in perpetuity, as determined by the City attorney. 4-11-040 DWELLING, SINGLE FAMILY: A. Dwelling, Detached: A building containing one dwelling unit which is not attached to any other dwelling by any means except fences, has a permanent foundation, and is surrounded by open space or yards. B. Dwelling, Semi -Attached: A one -family dwelling attached to only one other one -family dwelling at secondary or ancillary building parts such as garages, carports, trellises, porches, covered decks, or other secondary connection approved by the City, and not conncected at building parts containing living areas. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 87 of 88 M *40 1 C. Dwelling, Cottage Aone-family dv�tellin. unit which is not attached to any other dwelling by any means except fences has a permanent foundation and is limited in size and scale. Cottage dwellings are clustered around a common open space and share common parking facilities. DWELLING UNIT, ACCESSORY: An independent subordinate dwelling unit contained within a single family detached dwelling or its accessory detached garage. An accessory dwelling unit may be used to house family members or employees of the property owner and occupant of the primary residential structure or it may be leased. Highlands- Dev't Regulations Draft- Zoning Revisions -VI (April 2006) Page 88 of 88 April 12, 2006 A community high point PAUL )OSF.PH BROWN ! P-I William McKnight walks to his apartment in High Point, a new development in West Seattle. McKnight moved into the once -shabby area in February. A West Seattle neighborhood is being transformed BY DEBERA CARLTON HARRELL P-I reporter For years, 35th Avenue South- west in West Seattle was an unin- tended yet real boundary between two worlds. On the west side of the long arte- rial were blocks of single-family homes. On the other was a sprawl- ing, barrackslike low-income hous- ing project known as High Point, run- down and crime -ridden. But the old High Point exists no more. While the street remains, it is no longer a visible divide between haves and have-nots. Today, High Point ' blends into the surrounding communities and provides neighbor- ly amenities such as open space, side- wallcs, P-patches, parks, a pond and even platf-'T7.._ to ens^.-,= striking views of di-nwi own Seattle and Fl- liot*t Bay. The first tenants of the redevel- oping High Point, most of whom have incomes at 30 percent or below the region's median income, have been moving into landscaped blocks of differently hued, variously styled duplexes; apartments and town- houses vnth e_iergy-efficient appli- ances, smrill back yards, sunlit porch- es arid. lowv shared fei ces. " s very dice and quiet; I feel rea` - safe here, said Anna Le, 28, 7t?I> .,roved into a new High Point apartment two weeks ago with her 70-year-old mother. Le attends school and cares for her mother, who is physically disabled. SEATILE Y-I m m ,6'Xawpe c- po57'55i 111 ii7 41341w5 April 10, 2006 16— Renton City Council Minutes 0 Page 107 waiting to see if there was a conflict before moving the cinema event. Councilman Clawson stressed that restroom access not be restricted at the Piazza. RESOLUTIONS AND The following ordinance was presented for first reading and referred to the ORDINANCES Council meeting of 4/17/2006 for second and final reading: Planning: Airport Related Uses An ordinance was read amending Chapter 2, Zoning Districts - Uses and Zoning Text Amendments (IM Standards; and Section 4-11-010 of Chapter 11, Definitions, of Title IV Zone) (Development Regulations) of City Code by revising the air transportation uses section of the medium industrial, heavy industrial, and center downtown zones, and the airport and aviation operations uses; and by revising definitions. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 4/17/2006. CARRIED. NEW BUSINESS Planning: North Harrington Redevelopment Outreach AUDIENCE COMMENT Citizen Comment: Herzog - Pavilion Building/Downtown Transit Center Safety Concerns ADJOURNMENT Recorder: Michele Neumann April 10, 2006 MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL REFER NORTH HARRINGTON REDEVELOPMENT OUTREACH TO THE COMMITTEE OF THE WHOLE. CARRIED. Council President Corman stated that this topic concerns the communication plan, as a great deal of misinformation is being disseminated about the redevelopment effort. He indicated that public testimony will not be taken on this topic at the April 17th Committee of the Whole meeting. Councilman Clawson explained that Council needs time to process the comments already received on the matter. Councilman Persson noted the importance of moving at a pace that allows the City and citizens to share and respond to information. Linda Herzog, 16210 NE 116th St., Redmond, 98052, commented that the more activity there is in the downtown area, the safer it becomes. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL ADJOURN. CARRIED. Time: 8:47 p.m. &n.41. V, Zkl-a� Bonnie I. Walton, CMC, City Clerk April 10, 2006 **NOW Renton City Council Minutes .,* Page 102 Citizen Comment: Petersen - Highlands Sub -Area Plan Councilmembers noted that the proposed ordinance: allows fireworks not only on July 4th, but around the New Year as well; expands the hours of fireworks discharge from 15 (prior to the fireworks ban in Renton) to 125 annually; makes it more difficult for law enforcement to prosecute the misuse of fireworks; and is not well written. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL CONCUR IN PLACING THE PROPOSED FIREWORKS ORDINANCE ON THE ELECTION BALLOT. CARRIED. Mayor Keolker stated for the record that neither she nor any Councilmember is happy about this. Councilwoman Briere noted that the City cannot campaign against the proposed ordinance. Mayor Keolker added that Council can choose to take a position on the matter. Councilman Clawson pointed out that placing this issue on the election ballot will cost the City an estimated $85,000. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, questioned the potential expenditure of $5 million for a trail, as discussed in Committee of the Whole, when there are streets that need paving. Additionally, she commented that she has not received the financial information that she requested regarding the Highlands Sub -Area Plan Options A and B. Ms. Petersen questioned the accuracy of the City's Highlands area crime statistics, and expressed her disappointment with the Environmental Review Committee's determination on April 4th regarding the area's zoning. She noted that citizens have until April 24th to appeal this decision. Citizen Comment: Dieffenbach Lawrence Dieffenbach, 18026 Midvale Ave. N., Shoreline, 98133, stated that - Persecution of Falun Gong he was speaking on behalf of Falun Gong practitioners in Washington State, Practitioners requesting that Council send a message to President Bush and Governor Gregoire asking that they speak with the People's Republic of China President Hu Jintao during his upcoming visit about Falun Gong persecution in China. Mr. Dieffenbach expressed concern regarding the violation of human rights, stressing that there must be accountability in China. Citizen Comment: Tsang - Tony Tsang, 5301 164th Ave. SE, Bellevue, 98006, expressed concern about Persecution of Falun Gong the persecution of Falun Gong practitioners in China, which has also extended Practitioners overseas to countries where Falun Gong is active. He urged Council to write a letter to President Bush and Governor Gregoire requesting that they talk to Chinese leader Hu Jintao about Falun Gong persecution during his upcoming visit to Seattle. Citizen Continent: Madson - Lori Madson, 1301 SW 16th St., Renton, 98055, stated that many people Citizen Initiative, Fireworks worked hard to get fireworks banned in the City of Renton, and she expressed Ordinance disappointment with the proposed citizen petition ordinance that would repeal Renton's fireworks ban ordinance. Ms. Madson commented that the effort to repeal the ban is fueled by money, as the person spearheading this effort is a lobbyist for the fireworks industry. She noted that the estimated $85,000 necessary to place the proposed ordinance on the election ballot could have been spent hiring a professional fundraiser to work with groups that profit from the selling of fireworks to find alternative ways of raising money. Ms. Madson questioned who is going to lobby for those who support the fireworks ban, and asked what she can do to help. Mayor Keolker stated that the Administration and Council are also very frustrated over this matter. City Attorney Warren explained that Councilmembers and City staff are prohibited by State law from using any City RECEIVED w4.. VA v APR 0 0 2006 ECONOMIC DEVELOPMENT 6i4-q 9 NEIGHBORHOODS, AND STRATEGIC PLANNING DEPARTMENT cerr °F �``'' AP.4 ) 0 f --6 M E M O R A N D U M 0jTy cW R DATE: April 6, 2006 TO: Randy Corman, Council President Members of the Renton City Council CC: Kathy Keolker, Mayor FROM: Alex Pietsch, Administrator SUBJECT: Highlands Sub -Area Property Ratings A number of citizens have raised questions recently regarding "property ratings" performed as a part of our research for the Highlands Sub -area planning effort. Given the heightened interest, I thought the City Council would be interested in learning more about this effort and its purpose. A senior planner and summer intern in my department conducted the assessment in question in the summer of 2005 by driving each block of the sub -area. Each property in the study area was photographed and rated, using a "Highlands Sub -Area Residential Conditions Assessment" form, on overall appearance, the level of maintenance, the appearance of front and side yards, evidence of remodeling, and the condition of the roof, eaves, siding, windows, and garage or carport. Additionally, notes were made as to potential safety factors and the presence of abandoned vehicles, dangerous buildings, household appliances or furniture outside the building, overgrown vegetation, litter, trash in the yard, peeling paint, broken windows, and whether or not the building appeared vacant. All of this information was assembled to give an overall property rating of "excellent," "good," "fair," "poor," or "very poor." This information was gathered to help staff better understand the conditions of the neighborhoods within the Highlands Sub -area and to identify areas of concentrated neglect. Additionally, we used this information to determine the correlation between property conditions and other factors such as owner -occupancy, absentee landlord -ism, calls for police and fire service, and code enforcement complaints; factors which we also researched and mapped. As it turned out, there was a high correlation between all of these factors and blight. We also found a concentration of the properties in the worst condition with the highest demand for city services in the area we have since defined as the North Harrington h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\mayor & city council\property rating memo.doc Randy Corman, Council Pr,,r,.ent Page 2 of 2 April 6, 2006 CM Community Renewal Area. This is the area where we are now focusing our initiatives to bring about improvement. I hope you find this information useful as you hear from property owners and residents about the City's plans for the Highlands, and the North Harrington Area, specifically. Please do not hesitate to call me if you have questions about this or any other aspect of our planning effort. Attachments: Sub -area map with property ratings Sub -area map with NHCRA defined Property rating forms cc: Jay Covington Ben Wolters Rebecca Lind h:\ednsp\comp plan\sub area plans\highlands\briefing & issue papers\mayor & city council\property rating memo.doc 01 ■■■ ■MEE� MEN ■■ iEM EQ �i 3 _,,� ■"'�� ■t 1 II''LJ ,� 1■ � ■■i� �■ � ��� :■ ■� � /■■ra i�r ��■ WIFENo No IIE ■� ■� ter'=© i■ ,� �� 1 ,■ms ONE ��i■ it eXME �� ■� �� �t7 tig Highlands Sub -Area Plan Study Area & North Harrington Redevelopment Core Economic Development, Neighborhoods & Strategic Planning Alex Pietsch, Administrator G. Del Rosario 20 February 2006 v ,%• HIGHLANDS SUBAREA RESIDENTIAL CONDITIONS ASSESSMENT Map ID# Address(es): Photograph number(s): Overall Appearance: Well -maintained: Yes No Front yard appearance: Side yard: Evidence of remodeling: Est date: Roof/eaves condition: Windows: Siding: Garage/carport: Abandoned vehicle(s) Dangerous Building Household Appliances or furniture Landscape Litter Junk in yard Peeling paint Appears vacant Comments: 5 = Excellent / 4 = Good / 3 = Fair / 2 = Poor / 1 = Very Poor H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Admin\Forms, Templates, etc\Assessment form 02.doc Last printed 4/6/2006 10:50 AM 073 V�y�C�o m �.rup�o cz mom * xCd rn ca a'-d o �+ �• s .u,6 c, A i3 y ti q cD d� dCCi6 a� OM Ci S. CL p I OU GV 11 W O i. a)c _O h0� y •.-. �. L7 d +� ,' 'F:, La c x , W WVc' wH p,� oy.�'cgac�o P�� m-S �41- Cl 0 3aUm �jWWoom,",d��yN��oou���oxc �o dcyJ FF b �� cs d•� �•� o — yv a �� 00� °� roC7'mx aaS Zz o oao WV dCL 5 -u"i � m 3� � cs4 c1. ad w w ^� cz ❑ oo s a O 3 •� z � a�o� 3cl a F., 00 O U C y� CQ ,. o on �4 w ° O o a `j ° 3 z o z� a �4, ob C/ C ° y 2b u -d y °' a; o � s W� G w T�u"� 3`a°ci00 bb H z > o. o cu o U° U Cn F O r. w Cd O z PC a ca to ti^ b 73 U o 41.1 to o LOD o0 w a o on 3 Q E ° c `lo r 'r t' m D- Cd 4 `o � "� G o b"n ^� a3 0 D � o.11 C: 0 .�a op C.� u � [ Cd m c"°a aGi v, u o u c[a b y cz ,.' O o C4 -" U U cd a cj C ° c Nib u.� oU C Y. tw o ❑ P. 4,a.0 ohc m s. bA � m ;, d C.Q" ct G .� _ an .� c s. T..o o o o m ° m .0 q �, G G C "o q 52 .- .� •y.,, �'co�,�x o.� c ro G a o G `d`✓'"w cs -o a,.�' 'u >,� o U 3 c bb ° :Gq map a � om o >_ r max a o a aU�GD.G `�`� o.0 .`d mac" OC bn G., 'L",.� Zca r`> U � y y � � y 'p +� ,., ��C ro .,� a m y �... y asp., �•.. O C +a C.'O Q G p•� 3 aC «5 O Q N z'�., U N �^'C Fi O'c Uqc -oo olwIZo.+-;ac oC o'dan U wCJ ° u'm aUc� C C �o m cd a�^= c'aa"'" CO LZ C�.o.>... -o o.G� o�i s, N ..$.C.ap:� o q C � o� �Z•C a. to cd a O Q ^O cz 'C • W G(ibl) a G C a'i .N'cd [ o • O ..O y .UUf, yC2 CS b hp a) �O, O cd Y y Yk o'^ (v G G „o d G No cas oC�x•3 G d a) C �� m 3 o gn a)R'. aGi C m u as m:bZo o G �� sd. God u-CQ ccc� N acp" `'ocos oU�tu w¢ �,ro m a t,CG.gC)as cos° mN ms^ci tiy. �`-3_ Co��> b c�. °o aaC° am'��Q�oxoQ � mw> o c 8 ob r. C..) a) w0 cc ^ O a) 6CC R1 d' C� +' "ZC C0 C -C C) m 'C a a) bn u C b m GV w� C 3 .-a O c� C — C bo-o s. b .- .� m C bP c«. cd a •.. o •b C'o cd .0 C cz •� ..� roa•5°� C) o� � arc° .,. a) bn� b u� >Lo W i d O G m u� dy V.� o G ,'�, cd in � a o o.� o° o w d.� a °= o a U NOU > acoU� i� U o+ ny o csw m° o C ° o m N d o C y��� o U a G bc> o a� a) p d n m o.w o� CL �-d yp; ice° a �•G� ❑ >w ro o boa) o w`.3 Nd ��EK..cdonao.nycoC� Wr Gy bA .#,> G o cJ C, .4 cz '^' K. C cS bC m P.U` N Cx xG. U� ❑ U 6 C aW'u C C G d w. a) o ' G>• .a._ o c � ,� m "' .� m •o ^o cd F OxpWZ �� �NC� c o ci �y C a•� ao q o.g' C'd cc"i �'m�+' 'O is ti a. .' C x C , o C u .� w. C C e) ��-+! ca C .D C ... m U�i w N C a y Y •O �Cca"0 m bAm° oU 3 � cU�a�Gncs W �°0a� cc m G4F"°°6 doo a m ��° �`daG�a gz�'dW We O o aG a s > q w 1] d G d. F'^ p o `� N a bA.., ab,i '� pGG ci a) r• cl q o =o p;,C�p:C�✓ a+ a3. N c.�bU7 � a'O-o cJ 7 ,C. � 4'O.0 ca >�. nS,'� L. b4. o c o w to w O o. E 0 w 0 N C� p E a " ao °x O. i•1 ( N = a CISx� E* O c 0. a w b v u O C C w C O N 3 >,vcn ��lu w W H G w CL u cC ,L w ° °� 'y�ebn)a,i� •.�� 0.,0 "'iii�"FFF..Q^A^A^A111VVV��I 11 C) 4- U p c 0 own N M c13 cl w 40 O � a0 In W c� Z LU _J(I C' c � u) c Q Z < O'. z2- U) W ; O (0 co Q� a a W W U cc U) w W cc ca to N 0 0 � � H O iJ! IQ O W O Mo Malt WoQ tl! 2� IX LLIWO of, ME L ix' T4 OWO FJF At� w 0 0 wo 0 .� awmz0— W 11) a - 0 w 0 0 x z — H a m III ' , CV tD 0 in 0 fn0 r--4 Ok In O O LU Q �c Z N C D < Z X O Wm� �OL 00-_ 0 \ f3 k 0 0 fit " Q 3k rz ,+ owo Fi- ato h _. 0 _ a wmz (I W �f; W o A - = H z x z fa Z O O W U � , cC �. � a N CIO Wz ' VJ It—�Y th bb a. W U MV. fj- a [JI In cm Az T W cc �5i Z U O 00 CN W � � w Q [� 15� W W U " O � " " O � W Is o � l U � O 0 z W cc 0 v W CV �Z CO J < lr) =prn U0� 2z owo 0—F- o0w �r� a� to 0 f� ref 0 0 0 0 _ O l it 0 MOM woe � -- °$a z woo cv IA $ IL 3t .'-'• w,1i- m zatw �n aaa To -- t!t w"z N _ w 14 a n -- 0 w Q H z _ H fj law 3S 3'A I l— �xt � It e` I) > .,: LAi QOo U o CtT _j < co C7 W N c T L;- W Q Z .a: tirs LLI W Co(n L.I N O .r. 4 (n�fl vlT r.- rttT �a— z�tf) o~0- U °O o� a o o `l w s O p U LL o z N LL ICI w� co c WY O o WW U � H 0 g - # tanAQ U " tQ — .� OLLIQ - !id _ on t-At to td"z _- M Q� ax � f'• 4 6 Lo :4 fl:} rn m isal Z o w U LL O F" N WO cc LL cc wS( O .--i w © d O 4 N d 00 U t/N o Z r � 4 7 � � Z a O 'L N� 11 d � 1 w LJ w N x a 0 rA W) W) O Z t� U u w 0 W u O ;o U � � 1 i Ub z j w Z �p U 0 0 o WO ac oA wY O '"'4 wW UQ 0 40 0 to !i _ � 0 _ ..-... 14 {� 0 w 01 0 to 0 W4 cc Q � NQ = w ` w L Z � o► WHZ - a (0 w m co C F- W 0 pt s X H U A Q f� W 1. i - O i Eto �a Pil- grit - � a W o AT 043 WOO , W Z � a OWO N { w m 000 eI m" :> f zQW til W #Al #,; Q W Q 4 +Q Z u) W U) 0 0 F- Q�w A cnZ� W O W �U)F- �r H z " 0 0 Z x W fm ate4 ; v ,.. o o U °O v� UO to z� coo 13 4� h f]IF��11 O � w 0 d cc I 3 W 2 o CO o W U [.� 10 z 0 N LL 00 uj C1 ICI W o W °C L® >U WY Ua 0 r--4 WW U cr- Q } F- ,� r0 U V1 V, �I O to O s# � f Q W T ti WIto � 0 Ito wow WHO 04 M(L --- *a OWO Qi zee 14 _ O aw9l a E->9 0 a WHz R — mJa 4 4 }. O - W O pOi Ft z x z ,q x rK mm o-00 U °O ICIS o W W 7 0 6 LU U U to N O a N O cr LU o LT � J MU 0- U 10 t0 O It O to ;h _ a Ww N i', 8$ ,i vi co 0 t0 On co O to W 0 '0 tolt I from z m 0 ¢�2 w:�: ,t OWO 4, s w to �' OWO Q F- fa * FQQ- W Z i- .lLu - ZQW tR z#W O c 0 OWM v *9 Q- fCtl.{ q! 0 F->C 0 a _ W 0 1-.>C 01 W Wertz 1 H st W 0 WH fY W [CJ3 Fi - tWa 00) in_ W Lij O m F 0 W 0 0 - 7C� zs °mac X H H Z V. M 0 At 0 ql 0 A to 0¢ x� Q 1� bA Q+ -� U r+-i U f1�'1 t t ram= `rj c0 O w U LL Z N w cd w >�0 o �; z¢ O w GOA � °w p, Q U cl (1)� x 3 W � -r- bA ax " U First class mail UNITED STATES „.FORM 3547 fee due 75 US Postage a e and Fees Paid J POSTAL SERVICE �... Restricted Data Permit No. G10 CITY OF RENTON `� `—` -� = "—� Office of the City Clerk i3 6 U J T 1055 South Grady Way - Renton Washington 98055 • e �; •: ti ! i1i�:;Tm ....u.W iEpvkE pEOYESEEO r;J ;lr,SCr3i J.^.. ?0�:.1 d:�s' Public Hearing Notice: Highlands Sub -Area cc: EDNSP ' B—IC13i`fp 7ar]Sc MCWILLIAMS OLD: 2820 LAKE WASHINGTONBLVD N RENTON WA 98056-2568 NEW. 55 WILLIAMS AVE SAPT 302 RENTON WA 98055-2178 i/ 04/12/06 13:55 1601810019062 0:1 proc:20060411 eff.20050824 1 C9Y OF RENTON 1LAKE WASH NGTTON BLL 14 t A 2006 2820 RENTON WA98056 ECEIVED CI LERK'S OFFIC FWD (I.l..I..t.11..�.1.1..11....I.t, i.t..li..l..I...f.til...l.t..l TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 jNUNITTED STATES FirstclassmailFORM 3547 fee due75 Postage and Fees Paid POSAL SERVICE ¢ USPS Restricted Data Permit No. GI &.} CITY OF RENTON Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 UMBE9a fAMrE kEQUESTE0 Public Hearing Notice: Highlands Sub -Area cc: EDNSP 6—FOSMF 96056 SHA UNDA HARRIS OLD: 1150 SUNSET BLVD NE APT 311 RENTON WA 98056- 2986 NEW: 2016 ROGERS DR # B FAYEI TEVILLE NC 28303-4073 04/12/06 13-55 1601810019058 c1:l proc20060411 eff:20051209 CITY OF RE NTON HARMS SHAUNOA L APR 17 2006 1150 SUNSET BL NE 2-311 RENTON WA 98066 ILL.L.LIL...1.1..i1....LR.1.44_101011,6.iIt. ..6.11 TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 E First class mail UNITEDSTATES ORM 3547 fee due 75 Postage and Fees Paid a POSTAL SERVICE USPS Restricted Data Permit No. GI 6 CITY OF RENTON - -_`' ' � a 'r rf[ � .s Office of the City Clerk t � 1055 South Grady Way - Renton Washington 98055 ponce RE04WEc : - ..... _•�r„f: .il� r�—_ �. -... i'_'. ECOREEl ......�. _ OF RENTON /CI ^ r 1 7 2006 Public Hearing Notice: CARMAN GREG & SHANNON 2436 SW WITH ST Highlands Sub -Area BURIEN WA98166 CITY ECEIVED ERK S OFFICE cc: EDNSP Fwo 8—tu8rt� saisb.IIrIr.1..lr...11rll.rrtlrrr..it,ilrrrl.rltr.rl,.11..tlr...11�i GARMAN OLD: 2436 SW 149TH ST BURIEN WA 98166-1647 NEW: PO BOX 955 SEAHURST WA 98062-0955 04/12/06 13:55 1601810019057 6:1 proc:20060411 eff:20060228 TO THE POSTMASTER OF ME 1055 S GRADY WAY RENTON WA 98055-9998 '1111'Illllllllllllltllllll'ii'II11'IIIIIII'IIIIIIII'III'111) UN/TEDSTi4TES First class mail FORM 3547 fee due 75 Postage and Fees Paid POSTAL SERVICE ¢ USPS Restricted Data Permit No. G10 CITY OF RENTON '— Office of the City Clerk ' 1055 South Grady Way - Renton Washington 98055 F 1 '. , 9.Ta uU j •, AOMSS SEMRGE REOWED f' ',n'- i CITY OF NTON Public Hearing Notice: APR Highlands Sub -Area JOHNSON JOANN K APR I 2006 1150 SUNSET BL NE #321 RENTON WA 98056 RECEI D cc: EDNSP CIW-tLERK' OFFICE s-tlasrtP saose n.irrl.rtrn.,..rrr,.nr.r.t.nrl„I,.t,rnr.r,r..�n�r,rr.n JOHNSON OLD: 1150 SUNSET BL VD NE APT 321 RENTON WA 98056-2986 NEW. PO BOX 703 MASON CITYIA 50402-0703 V TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 04/12/06 13:55 1601810019059 6:1 proc:20060411 eff20051022 �III11'IIIII�IIIIIIIIIII'IIIIIIII'II�II11'III1�1'11'I�IIIIIIII First class mad UNITEDSTATES I FORM 3547 fee due 75 and d Fees Paid M POSTAL SERVICE - = USPS Restricted Data Permit No. G10 � a ,} CITY OF RENTON loss South Grad Public Hearing Notice: !' - I .'0 Highlands Sub -Area - CITY cc: EDNSP F RENTON APR 4 2006 FREEMAN JEFFREY R+ELEANOR H c/o CURTIS WEST REALTY INC 222 QUEEN ANNE AVE N ECSOFFICE ED sEArrLEwAs8109 CITYCL FWD I I� E -i uSrir 3.� i 9 ti.I..i..1....1III..I.I...1..II I.II....I.1...f.( .I.I.,f.11 I CURTIS LEST REALTY OLD: 222 OUEENANNE AVE N SEAME TVA 98109-4805 NEW: 181015THAbE APT C SEATTLE WA 98122- 2608 u4/69106 14:21 13Q444(10531 L7 c1:1 proc:20060408 eff.20051214 TO THE POSTMASTER OF EN 1055 S GRADY WAY RENTON WA 98055-9998 �- CITY OF RENTON �3 taa Office of the City Clerk x,# ;5 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED CITY OF RENTON APR 1.4 2006 ECEIVEu CITY LERK'S OFFICE ?ublic Hearing Notice: :highlands Sub -Area ;c: EDNSP T = .371 �F��'C1e rffi�s� METER 700C37L.f s. P08TAGe ANRIG SHELLI G f-EASLEY JOSEPH 3233 NE 12TH ST #215 �0r... iei A nonrr,_'Ad75 NIXIE 900 1 01 04/12/04 RETURN TO SENDER NOT DELIVIZRABLE AS ADDRESSED UNABLE TO FORwAAD _ �"i_ SC: 9:2S !aoZz3132Si*2509- 09981-12t -27 i�g f�$ �3�a2.... ��tltrJrrJtlirrirlr�rr�r�rTr��rtr�t�rir�trr�rir�r�ttttlrrrlill x� CZ Q' (wD ot -C Q �aq Y m �P► m ov '-' O (D T_cnZ m n ;u m 4 x r0� . D <`m Z Z a` p 0 ao n a � owmo CD a XT m rn O J oc o O A 0cn Z m M m m m u A : �0 o� Ul Cy H X FIRSI CLASS W . IfOfflo = W m ID fit ._. �} y f3 LN 10 o°i Z7 N A Ca n 0ZD rn z,_ DMZ c_-U c(n�c rn� -46 1-, W m fit ice ® LN I-4 � 0 1-4 Raw O d � �-� nQn y CZ. . � mm F-+ mo u:a Y z N< m oz CD c' oor.,cD O T o O ,'b � o 0 n' m � Z o C3 m ° A � con � �y 00 LA z roil p(j) J fL} Al A H E _. T., co F) Zmm ip n D -I = C r f mvc b�Z -f -i D GZj r `0 010 :0 �. OD 0 < 39T.� met �127d Z Ci Od p m I G7 „� Ok da z X ZZA tr1 !ti C p IA mcz 0'o tp CZtf1' � �n�iv POM 0 0 -4 morn 0 i�G) m�cn DDL OOomz Z �CnG) m D �m cm *rr Wj tx-+. 1 than K r! � H m � - zniim ea - Al W'u o -- r-I ff MZ O 010 µ Izo =- ;a-lom �- mzb 00 O _ z - a o to O in m «> 0 MCC��J r t� fl IT] ri H x _ d � _ O ix 1) w C-44 N zmm oD tJ W'D c O ix U+ mmz = d Olo µ � �zy oom a viz m DXM � XlZ�1 =- O E 0 _ � z d w r• ra N O d $k m O T! n 0 m 1-4O 9 N rn N O o n TI cn Z mm C m v} IT, go A In o IL n �x �- CD y mm m O C5 'A'' m 7d u O� C O Y. 0 O C+ rn Z ora �y o �0 z ci X r < a _ CD ;owr ix W ZNZ _ � t� z Ctfl�l -� O O 0 DI-4 0 � cn O _ m MIC O IR MOZ (D Z 0O c r' H ozo ODMco a m Eva, 0 am Q I � z •ow xro - 6Ln ro. � Z r n �mo r•, Om g -n N m n m Z m O GO iJ ..! 4Cf .M IC) m/i. to L Ln O C p� y m o Om �y M M v cro 0 �0 o� LAPz L,r iE3t3 h rq _ 0 z C &3;o t Q zcm m D-na mH;u U+ moz H ama 6zo r a -1 t9 oi)n, = w ;uoz 0 coo Dmm _- - °14 d `) O _ � p r. tJ 0 Ss 01 Q D �C7 =;0 p.. O P< m Ov ^3 Z F, C7) z m —_-n M :' X 0Dm D Z Ci 0 0 M o O r- °0'Zm �r Z m cm 0 0 n n ' O m � ►►►���hhF m 0 a rp c CA o ry �0 o � LA H _ � m 0 H _ a zCm 0 U DMA 0 to (u-nc o UI iH;u u+ m nz H o Z v µ -a y OPM (m ;,oz 6 C00 m DXM _ A 4W b Ip w O �+ Ok m D0 `CA CA � C mm cnr,, Oc M� oN 0 m O a. v m a_ mm �d 0 C2 m Oo o m CDZ 7 CT) m m z 0 _ H a Al m'uC o +x r-q;u _ a x �;zve to oom IX z0-dz 40 bxm 4 °C� 0 N 0 f.� S g. .. " xro d �x �- CD C o n I U# 0 ' •. H 40 m m W Gt CAM +� zmm m 3 U) o mmz Olo µ 'UN Q oom bxm ;uzapt O 40 z — $ O D n mo 0 ccn< 1P• m 0p ^� o cn 0 z m 00Zm �° z o C- En D + 01) G n m= " n-4i z U) r+� V �" FZ(e3v d � m� Nam. S Pt UQ cr c o" uq Z Co CD f �j €i r{ 0 z o W H is z c(fxn 0 zcA 0 wic 0 U r wo in moz 14 AMA ozo 1� -i tx Buz (D cuo m bum 0 am '� 0 0 0 0 ' � Q 10 � N Q z�D -i z o z2 DXZ G) o L�1 z -� W N C � N Z 4 3 a ANAIII r Q z X — - H m �n b Ix Qi�'!C tS sm r- x mmz 010 Ty -jzv; - oom Dxm — ;u z X1 00 0 � A �J O UI � n A D !7 7rmomo ram+ n m 0 M OOi rn z m M N p z R: z03 7 zm� ::Ex DC-)� C)m� z N + w p D r K 4 x 4.m , 4' -.r 0 f *� _ a 00 - aY' Lit] low - tit 2 _ OIL, OW 014 r.. d F- A? W= cq k l f-- W wo zOa 14 00 HO Q� zCOrn Oa F- Q zx>mo)wr-wz _ CA M>A liiA z M_ W Owwet 3 _ ., _ x z oweztuo a zi mrm a w g i p olw(93� s- -elf c xf-ml- a t- WpD0 o -fpkt! _ QZ XF>1--a !C 0 4ylty _ 4413 W flxs U) z = 347u1J a O Z ` ItU0-.1 �4 3EILF o : ��raa ��c =mac z�in U 00 � � U 95 W O r3ti W V 0 wW O U O � � W 1 � x N � V � 0 w Z C0 U O o aLL LL z N W0 �je OCC r-+ wW J � CCU Gl 4 a x U t0 �a 3 1 iri i.� IL n i!1 A If) 0 00 3i3 o to o Z LID v LL v> > 0 z o N 0O W cl cc L U C O Lun O .CCU 04 1 s _ . , U •2 a zQ �v cl) v� CJ Q i m cm 4 i 0 Z _ZJ �Z 00 0 N 00 U2i o =0 rn OWN Q > =w°_'> wQXJ U}mF- D —Ow cn U 0- U) w Z (.0O LL ~ O W DO w Z N W w CC Gil �Y W O ' f WJ W W In U H W C Q 10 0 0 "w I w I O W (y Ul .i *+- W 0 0 to 0 [tact WQC A zQm w0i WL40 fq MIL -7:: *± 0W0 F•-IF _ zaW u► Miti 0 DWm r� 0 F^3 Q 0 0 WNz " XJD W � a � 0 F• p W 0 tR y z � 0 z i1i ,%W n cz 9tt J�-� ji' 0 t Q v O P ri Ofit O rra. o~00 U � ~ C 0 y w V dA O � � 5 l CJ Q% " 0 ui 0 O W V U. 0 o w CV w00 o�WW 11 V O 0 U W J W } (D W 0) Z o W OD 0~Q Q w W U) M D 0 Z J 0W d CO M WIVE ZIUD: w wx o O 2 _ M ! U) W FOQ +� azz C w Q H 0 00 al� �0 O�J Cqs it 0 3 b UM O 0 M 0 Z Z af W U) 0 < 0coo cf(nQ W (Dc3: Z J Z W Zz F- D U') Z F- -q- to 4 O @e � I O 4 dl w aA D 0 c� _ f9 Qi 0 °aaaQ°--= WOO ou zda 10 WOO ci WEIL x *� owo al Z40EW to lkOra _ Q Duo C� 0 WHZ a acW a ci W O 01 H z _ H (j 2 at m m cm AN t `1 W Z� > 0 c o0 0) N N QQ n > cc 7 Y () c .00 0 Ln c , ~ O U 00 Q, 0 c�w o cr 6 r �1 N O `¢ U >' o O ti LL wO >1 LU a:UJ t-•i >Y l LL 1-4 Ll o O J O — O fA (j 0 -- a: w (t -_ WIM ilea O - w o, Ok (l ci W IL re Ozo M zow J -- O tt a � HL(E w Wiz -, 0: z in 0 —' w - l X _ z W Wo i, N U � z¢ V,� a cn x Z Q LL, f-4 U _ CZ) a ffi 0 � A � — � 4 Q W ��pp r701 01 °o a❑ o 0) MOM wn<t � a — ©a3 0 - m WOO � ^ Z M M Q IL. Co W 000 74 OWO _ 1-In OQQ U)�� Q 3Lwl l �' N Z Q J ID Q•' F > <r WMz (� Or- Y Cf) MJ3 i* -' WAY tWl 0 O Ltl al z X ._ u z m MIN (Ila f W U .0 0 C:3 � O 00 o z L{) a- W�0 1�•I Y LL a 7W .r V) as to v E OW b#�3 IO F�;F dOM :::o M, R xm Z O0 Fv z =. -n � Z 0 n m fi N 7 i•f 0 0 m u cr4a r� z"m [a D<A m IDmc o r:om uF ml)z Ar-a Omo s+ 11DO ij V Z 0 a DU 9 E` M 0 °m 0 w O o m :P F Q if3 � N � z o x � cn Z Z t_ >M CD An 00 C)W z m w 0 co R CITY OF RENTON Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 "pus tuna MUM Public Hearing Notice: Highlands Sub -Area cc: EDNSP 13—I0SNIP 99OSS ROSS OLD: 904 FERNDALE C1R NE RENTON WA 98056-3027 NEW: 1808 MONTEREYAVE NE ✓ RENTON WA 98056-2608 04/12/06 13:55 1601810019060 cl:I proc:20060411 eff:20060210 1,06 o --C�S�i9s0us7 U,P, ?o0T]ra+,"1 CnY OF R 904 FERND&E C1R NE APR 17 RENTON WA 98,356 {{{��� ((yy�� CITYAR0, TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 Illlt,lultllnl,llll,lllllllt,lllnlllt,lnllllll,lllnllul� First class mail UNITEDSTATES FORM 3547 fee due 75 ¢ Postage and Fees Paid POSTAL SERVICE LISPS Restricted Data Permit No. G10 ,y CITY OF RENTON .tt Office of the City Clerk t ' 1055 South Grady Way - Renton Washington 98055 - r .... - !,y!RtSs SEINICL NEWElT:C " - CITY OF RENTON Public Hearing Notice: wm Bmwne 1003 N 20th PI APR 1 7 20 Highlands Sub -Area Renton, WA9805s 6 cc: EDNSP RECEIVEDF,,�3, CITY F ICE B-Tt7SM.� 5a05c IIduL,Ll{,,,,I,t.dL..,I,L,dII,,,GLJII,,..II,.LIJ BROWNE OLD. 1003 N 28TH PL RENTON WA 98056-2174 NEW: 1409 N 37TH ST RENTON WA 98056-1563 0411"6 13:55 1601810019061 c1:1 proo:20060411 eff:20060226 TO THE POSTMASTER OF L 1055 S GRADY WAY RENTON WA 98055-9998 I I I I IIIIIII III II III II II I I I'IIIIIIIltIlltlll/I!IlIIltllliilltll File: PH Highlands Sub -Area Plan LOCATIONS OF POSTINGS FOR: Highlands Sub -Area - Rezoning and Zoning Text Amendments 2. ' 4. k), an"'b N•rte s»z* c ,. .�' 5. 66-t w' A�+� t FFrkZ - Tati fir. 6. 2ACC, b1jL 0rz l7"- STATE OF WASHINGTON) COUNTY OF KING ) 8. Ahi I Z `_ ke-ski-, „ ,p r,�-•. 9. Ah -, JJ44 / 9&/ 10. A.)kf 12. 116 a CERTIFICATION I _7Z7khereby certify that 1 2 copies of the attached notice were posted by me regarding the property described above on the '7 day of „/ , 2006. SIGNED SUBSCRIBED AND SWORN TO BEFORE ME this day of , 2006. . �'�4•,T' F SIGNED:X�4t AZ7 i Printed Name/ NOTARY PUBLIC in and for the State Of Washington, Residing At �a My Commission Expires: 1,, Z 7 c� G1�Y "low + �u + NOTICE RENT ON CITY COUNCIL PUBLIC HEARING ON APRIL 17, 2006 AT 7:00 P.M. RENTON CITY HALL COUNCIL CHAMBERS 1055 SOUTH GRADY WAY TO CONSIDER THE FOLLOWING: Highlands Sub Area - Rezoning and Zoning Text Amendments > 33 Pie tiF m 0 16th -NE 17th 16th St. w NF S/ NE 17th St a N E CD o ao `a iz 11th PI. iith, NE 11'th St. NE 10fh NE 10th PI. -� PI. Y NE NE 10th St. Y NE 9th PL NE 9th NE 9th St. NE S t o NE 8th PI. a o ' -• r -CD v, ¢ C--.7 ay c-'n � � o_ w Mtn p NE 8th S 6t17 NE 8th St. N E 7 t h S Highlands Subarea Proposed Rezones / i U i n ���+�. 4eigl.iwrh.wwa v; Si —A.µ III .....inp ® Rezone to Center Village -Cora (CV-C) /� Rezone to Center Vi14eAe-Residential (CV-R) All interested parties are invited to attend and present written and/or oral comments. Complete legal description & further information available in the City Clerk's Office — 425-430-6510 Warni ' The removal, mutilation, destruction, or concealment of this notice is a misdemeanor punishable by fine and • imprisonment. CITY OF RENTON NOTICE OF PUBLIC HEARING. NOTICE IS HEREBY GIVEN that the Renton City Council. has fixed the i7th day of April, 2006, at 7:60 p.m. as the date and time fora public hearing to be held in the seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA 98055 to consider the following: Highlands Sub -Area - Rezoning and Zoning Text Amendments All interested parties are invited to attend the hearing and present written or oral comments regarding the proposal. Renton City Hall is in compliance with the American Disabilities .Act, and interpretive services for the hearing impaired will be provided upon prior notice. For information, call 425-430-6510. Bonnie I. Walton City Clerk Published King County Journal April 7, 2006 Account No. 50640 4/6/2006 Notice sent to`610 Parties of Record, per attached labels. D. Evans/J. Seth cc: Rebecca Lind, EDNSP 7TH DAY ADVENTIST o..• ACKLEY MARJORY E � AGABIAN NINA WA CONF OF 7TH DAY ADVENTIST 1150 SUNSET BL NE #304 1417 HEARST AVE 3450 S 344TH WAY STE 200 RENTON WA 98056 BERKELEY CA 94702 FEDERAL WAY WA 98001-9540 AGULTO ERLINDA B 2619 NE 9TH ST RENTON WA 98056 ALEXANDERSEN E PO BOX 441 MILTON WA 98354 ANDERSON ALAN F 3233 NE 12TH ST #104 RENTON WA 98056 APPELL HOPE M 3233 NE 12TH ST #302 RENTON WA 98056 AYERS LAUREL J 1150 SUNSET BL NE #112 RENTON WA 98056 BALDRIDGE HOWARD L 1526 JEFFERSON AVE NE RENTON WA 98056 BALDW IN RAMONA D 1150 SUNSET BL 4218 RENTON WA 98056 BARKER SHARON A 15718 SE 143RD ST RENTON WA 98059 BENBOE CLINTON J+BARRETT,CH 1041 LYNWOOD AVE NE RENTON WA 98056 AKLILU GEBREYESUS 1100 HARRINGTON AVE NE #312 RENTON WA 98056 ALKSNIN INARA 1175 HARRINGTON PL NE #302 RENTON WA 98056 ANRIG SHELLI G+EASLEY JOSEPH 3233 NE 12TH ST #215 RENTON WA 98056-3475 ARCARIUS HOMES LLC 6947 COAL CREEK PW #257 NEWCASTLE WA 98059 B F TURNBULL INC 17035 12TH AVE NE SHORELINE WA 98155 BALDRIDGE-RENTON L L C 11825 MANCHESTER RD ST LOUIS MO 63131 BANASKY HOWARD V 600 ANDOVER PARK E TUKWILA WA 98188 BEDON RAQUEL 1150 SUNSET BL NE #310 RENTON WA 98056 BENITEZ IVETTE 3233 NE 12TH ST UNIT 309 RENTON WA 98056 ALDER REBECCA 3112NE14THST RENTON WA 98056 AMBROSE LAURA L 1175 HARRINGTON PL NE #205 RENTON WA 98056 APARICIO LETICIA 1175 HARRINGTON PL NE 1175 HARRINGTON PL NE APT 213 RENTON WA 98056 ARGOSINO ANDREW 1186 EDMONDS PL NE RENTON WA 98056 BAILEY LOLA M+BAILEY LOLA M 2911 NE 116TH ST RENTON WA 98056 BALDWIN LINDA R 1150 SUNSET BLVD NE #110 RENTON WA 98056 BANASKY KARL V 1100 HARRINGTON AVE NE #204 RENTON WA 98056-3082 BELCHER CHARLES JR 1100 HARRINGTON AVE NE UNIT 206 RENTON WA 98056 BENTSON JOSEPH L 1150 SUNSET BL NE #213 RENTON WA 98056 MiA kcaoRe Pro,Per4v Owners 3oo44. �ILFt BERGMAN CLAUDETTE C 2208 NE 12TH ST RENTON WA 98056 BLANCO GODOFREDO V AVELINA 3733 221 ST PL SE SAMMAMISH WA 98075 BOLIN RICHARD N J DASHTY MAHIN D BOLIN 512 130TH AVE NE BELLEVUE WA 98005 BOWERS SANDRA 1135 HARRINGTON AVE NE RENTON WA 98056 BRAND MITCHELL ALAN 1029 LYNNWOOD AVE NE RENTON WA 98056 BRICKSHIRE MANOR APTS C/O JOHNSON SCOTT L 5164 150TH PL SE BELLEVUE WA 98006 BUI DONNY X+CARRIE A 3851 SE MONROE ST MILWAUKIE OR 97222 BUSTOS MARIO ALBERTO ARANA 1150 SUNSET BLVD NE UNIT 307 RENTON WA 98056 CALVARY BAPTIST CHURCH 1032 EDMONDS AVE NE RENTON WA 98055 lomw BESAW PHYLLIS J BESAW LAWRENCE E 15907 NE 65TH ST REDMOND WA 98052 BLANKSTON JULIAN 1150 SUNSET BV NE #327 RENTON WA 98056 BOSTON DEBORAH 1 1555 UNION AVE NE #16 RENTON WA 98059 BOYD WILLIAM H 17107 2ND AVE SW NORMANDY PARK WA 98166 BRAUN ERIKA 5716 108TH ST SW LAKEWOOD WA 98499 BRITTON WILLIAM 1150 SUNSET BL NE UNIT 119 RENTON WA 98056 BURGESS RONALD G & DORIS A 2908 NE 8TH PL RENTON WA 98056 CALL RODNEY 3609 NE 10TH ST RENTON WA 98056 CAMPBELL WAYNE E 14620 SE 213TH KENT WA 98042 BLAINE CHRISTINA 1100 HARRINGTON AVE NE UNIT 102 RENTON WA 98056 BLYTH WILLIAM T 1175 HARRINGTON PL NE #111 RENTON WA 98056 BOURASLAN JINAN 3233 NE 12TH ST #214 RENTON WA 98056 BRAN ROSA MARIA 3059 E SHOREWOOD DR #683 MERCER ISLAND WA 98040 BRIAN WOOD CORPORATION P 0 BOX 503 RENTON WA 98057 BROWNE MICHAEL L 12604 2ND AVE S SEATTLE WA 98068 BURROWS DAVID W+SUSAN T 1620 ROLLING HILLS AVE S RENTON WA 98055 CALLAHAN P 3708 NE 10TH ST RENTON WA 98056 CARLTON VISTA LLC 2103 LAKESHORE DR MANSON WA 98831 CARNEY ROBERT F+SHIRLEY CARTER DEAN E CASTANEDA CARLOS E ACRE A+LISA M 42918 SE CEDAR FALLS WY 1150 SUNSET BL NE #210 1100 HARRINGTON AVE NE 4201 NORTH BEND WA 98045 RENTON WA 98056 RENTON WA 98056 'Woe CCS/RENTON HOUSING LIMITED CHAKRA 1 LLC CHANDLER LORETTA N 100 23RD AVE S 6947 COAL CREEK PKWY SE #228 1175 HARRINGTON PL NE #206 SEATTLE WA 98144 NEWCASTLE WA 98059 RENTON WA 98056 CHANEY GREGORY A+MADELINE W CHAN-WONG KAM Y CHARLEBOIS SANDRA G 832 INDEX CT NE 801 RAINIER AVE N #212 1175 HARRINGTON PL NE #201 RENTON WA 98056 RENTON WA 98055-1391 RENTON WA 98056 CHAU LINH M CHEN CECIL Y+SUE J CHESAK DAVID+ROXANNE 850 HARRINGTON AVE NE 13417 SE 330TH PL 3233 NE 12TH ST #106 RENTON WA 98056 AUBURN WA 98092 RENTON WA 98056 CHEUNG KARSON+SANDY B VUONG CHIN PROPERTY COMPANY INC CHMIELEWSKI JESSICA 1159 GLENNWOOD AVE NE 20029 HW 99 #202 1150 SUNSET BLVD NE #104 RENTON WA 98056-3015 LYNNWOOD WA 98036 RENTON WA 98056 CHU PHILIP CHURCH OF CHRIST RENTON CLEMENTZ KYLE B 4247 S EDDY ST C/O ALLEN RICHARD S 3233 NE 12TH ST #203 SEATTLE WA 98118 13411 163RD AVE SE RENTON WA 98056-3461 RENTON WA 98059 COCHRANE LINDA K COLE LETTY E COLLODI FLORIO+PATRICIA A 1150 SUNSET BL NE #102 1073 HARRINGTON AVE NE 3709 JONES AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 CONRAD KEVIN COOK JUNE C COWAN JOHN L 1427 INDEX AVE NE 1175 HARRINGTON PL NE #303 1100 HARRINGTON AVE N #208 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056-3083 CRAVEN LARRY D CRIPPEN EARL CROTHAMEL FREDERICK+CHERIE P 0 BOX 251 1150 SUNSET BL NE #133-127 14205 SE 36TH ST SUITE 100 RENTON WA 98057 RENTON WA 98056 BELLEVUE WA 98006 CROTHAMEL FREDICK CURLEY PAMELA ANNE CW HOLDINGS LLC 2951 74TH AVE SE 1808 COUNTRY MANOR RD PO BOX 1433 MERCER ISLAND WA 98040 FORT WORTH TX 76134-3500 ISSAQUAH WA 98027 D WHITE L L C DALPAY JAMES W JR+JULIE A DALRYMPLE LENNICE A 1081 LYNNWOOD AVE NE PO BOX 2436 1209 JEFFERSON AVE NE RENTON WA 98056 RENTON WA 98059 RENTON WA 98056 DANG FRANK P 968 EDMONDS AVE NE RENTON WA 98056 DANIELSON LESTER 1 2204 NE 24TH ST RENTON WA 98056 DE DIOS JESUS+DE DIOS MARICELA DE ROJAS PATRICIA SANCHEZ ET 2615 NE 9TH ST AL RENTON WA 98056 8515 NE 135TH ST KIRKLAND WA 98034 DELGADO MARTIN+VERDUZZO HER 1418 INDEX AVE NE #B RENTON WA 98058 DESOUZA KEVIN 1175 HARRINGTON PL NE #204 RENTON WA 98056 DICKEY RAFAEL 1175 HARRINGTON PL NE UNIT 314 RENTON WA 98056 DOLLEMAN RICHARD L 2406 NE 11 TH CT RENTON WA 98056 DUBOSE EDGAR L+LINDA 3233 NE 112TH ST #201 RENTON WA 98056 DUNGEY PHILIP A+WINNIE W 2312 SE 2ND PL RENTON WA 98056 EDWARDS JAMES 1150 SUNSET BL NE #108 RENTON WA 98056 DEMEKE DEREJE+TEKIU ELSA 1153 HARRINGTON AVE NE RENTON WA 98056 DEVITO RHONDA L 1175 HARRINGTON PL NE #107 RENTON WA 98056 DICKEY RAFAEL 1150 SUNSET BL NE #220 RENTON WA 98056 DRINKWINE KAREN J 1100 HARRINGTON AVE NE #308 RENTON WA 98056 DUKE PAULINE ANN 1150 SUNSET BL NE RENTON WA 98056 DUNN CONSTANCE F 514 LOBOS AVE PACIFIC GROVE CA 93950 ELIZABETH PLACE HOMEOWNERS ASSN 2412 NE 13TH ST RENTON WA 98056 DAO EMILIE PO BOX 40462 BELLEVUE WA 98005 DEAN LARRY JOEL 1100 HARRINGTON AVE NE #105 RENTON WA 98056 DEOSKEY ANITA PO BOX 2962 RENTON WA 98056 DEXPRO LLC PO BOX 25926 FEDERAL WAY WA 98093 DINSMORE MARTHAJEAN 1100 HARRINGTON AVE NE #101 RENTON WA 98056-3081 DRON ANDREY+DRON FEDORA 840 INDEX CT NE RENTON WA 98056 DUNCAN DONALD L & MARY J 2303 QUEEN AVE NE RENTON WA 98056 EDWARDS BOBBY G 14311 124TH AVE NE B 19 KIRKLAND WA 98034 ENG LORENA E 1150 SUNSET BL NE #217 RENTON WA 98055 ERICKSON ROBERT E & MARIE P ESCUDERO VRIL A FACILITIES & OPERATIONS CTR 1407 G ST SE 1175 HARRINGTON PL NE 4212 OFFICE OF THE EXECUTIVE DIR AUBURN WA 98002 RENTON WA 98056 300 SW 7TH ST RENTON WA 98055 FAKHARZADEH M HADI FAWCETT GREG+SABRA FENKNER TINA LEA PO BOX 78404 P 0 BOX 402 3233 NE 12TH ST #105 SEATTLE WA 98178 FALL CITY WA 98024 RENTON WA 98056 FERN JOHN FERRELLI DANIEL J+HELEN J FIELDS TOMMY M+BRENNA M 1150 SUNSET BL UNIT 221 10115 214TH AVE NE 2611 NE SUNSET BL RENTON WA 98056 REDMOND WA 98053 RENTON WA 98056 FINCH SCOTT + SAVITHA FISHER KENNETH L+CATHERINE L FITZHUGH WILLIAM A 6457 LK WA BL SE PO BOX 22636 3233 NORTHEAST 12TH ST #305 NEWCASTLE WA 98056 SEATTLE WA 98122 RENTON WA 98056 FLETCHER KATIE G FLOTH KEVIN FORTUNE JOAN M 4711 84TH AVE SE 24700 214TH AVE SE 1150 SUNSET BOULEVARD #128 MERCER ISLAND WA 98040-4322 MAPLE VALLEY WA 98038 RENTON WA 98056 FRANCIS JASON L+LINDA B FRANCUM LUIS R FREDELL MICHELLE L 3233 NE 12TH ST #110 1157 HARRINGTON AVE NE #3 1175 HARRINGTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 FREED ALFRED B+ SONG Y FREEMAN JEFFREY R+ELEANOR H FRERICKS SHEILA A+TENNERT T 2511 NE 9TH PL C/O CURTIS WEST REALTY INC 571 PEASE RD RENTON WA 98056 222 QUEEN ANNE AVE N CLE ELUM WA 98922 SEATTLE WA 98109 FRIENDLY FUELS INC GAMELIN MICHELLE LOUISE GAMUNDI GUILLERMO 1190 SUNSET BL NE STE F 1175 HARRINGTON PL NE 4312 939 FERNDALE CIR NE RENTON WA 98056 RENTON WA 98056-3166 RENTON WA 98056 GARMAN GREG & SHANNON GAROT EUGENE O+JOAN L TRUST GARRETSON CHERYL 2436 SW 149TH ST PO BOX 5001 1150 SUNSET BL NE #105 BURIEN WA 98166 KENT WA 98064 RENTON WA 98056 GATCHALIAN DELFIN E+DAISY W GATEWOOD VOYLHACELLA GELASHVILLI TSIURI 2403 NE 11TH CT 825 INDEX CT NE 1518 JEFFERSON AVE NE RENTON WA 98056 RENTON WA 98122 RENTON WA 98056 GELINAS DANIEL R+JENNIFER M GIBBONS NONA M GILLESPIE RUBY A 2821 NE 13TH ST PO BOX 2767 3233 NE 12TH ST #108 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 GILLETTE KIMBERLEY D 1324 KIRKLAND AVE NE RENTON WA 98056 GOODMAN RONALD J & SHARON 2916 91 ST AVE E PUYALLUP WA 98371 GRASS CHARLES D P 0 BOX 2563 RENTON WA 98056 GREEN PAUL K 1175 HARRINGTON PL NE UNIT 301 RENTON WA 98056 GULCA VADIM D+GEMMA C 1150 SUNSET BL #323 RENTON WA 98056 HALLESY HAROLD W 830 SW CHANNON DR SEATTLE WA 98166 HARRINGTON SQUARE ASSOCIATE C/O REIS GROUP 1020 108TH AVE NE #215 BELLEVUE WA 98004 HARRIS SHAUNDA L 1150 SUNSET BL NE 2-311 RENTON WA 98056 HAWTON JENNIFER 1308 HARRINGTON AVE NE RENTON WA 98056 GLEASON DALE & ANN 10408 MEADOWLARK CT E BONNEY LAKE WA 98390 GORMLEY OWEN C+KATHLEEN M 2820 NE 23 PL RENTON WA 98056 GREATER HILANDS LTD PTNRSHP C/O MORRIS PIHA MGMT GROUP PO BOX 53290 BELLEVUE WA 98015 GREENLUND JAMES R PO BOX 4261 KENT WA 98089-9261 GUR TOWN HOME LLC 24323 119TH AVE SE KENT WA 98030 HANAN KEVIN A+LEA R 1178 EDMONDS PL NE RENTON WA 98056 HARRIS JOHN F & LINDA L 1115 N 35TH ST RENTON WA 98056 HART AARON 3233 NE 12TH ST #102 RENTON WA 98056 HAYES SHAREECE S 1150 SUNSET BL NW #106 RENTON WA 98056 GLENWOOD 906 L L C 3437 60TH AVE SW SEATTLE WA 98116 GOZZIP PAUL SR + ANELITA 1154 EDMONDS PL NE RENTON WA 98056 GREEN PATRICIA A 1218 DAYTON PL NE RENTON WA 98056 GUARINO ANTHONY+MICHELLE 1429 KIRKLAND AVE NE RENTON WA 98056 GUSTMAN WALLY H 1719 INDEX AVE NE RENTON WA 98056 HARDY ROBERT E+MARY A 1065 LYNNWOOD AVE NE RENTON WA 98056 HARRIS NYCHOLLE M 3233 NE 12TH ST #312 RENTON WA 98056 HART BRIDENNA M 1175 HARRINGTON PL #307 RENTON WA 98056 HAYWOOD ERIC & JIE 4008 LAKE WASHINGTON BL N #3 RENTON WA 98056 HENSLEY TERESA L HERNANDEZ LUIS E HIGHLANDS COMMUNITY CHURCH 3233 NE 12TH ST UNIT 111 1150 SUNSET BL NE #116 3031 NE 10TH ST RENTON WA 98056 RENTON WA 98056 RENTON WA 98055 HILL JAY HINTZ LORI HOU SOMERA S PO BOX 507 1194 EDMONDS PL NE 1150 SUNSET BL NE #228 RENTON WA 98057 RENTON WA 98056 RENTON WA 98056 HOUSING AUTHORITY HUDSON CHARLOTTE HUGGINS ROBERT CITY OF RENTON 1175 HARRINGTON PL NE $310 1150 SUNSET BL NE 225 P 0 BOX 2316 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 HUME INVESTMENTS LTD INA R SPARKS FAMILY LLC J & D ADVENTURES STE 401 1124 LONSDALE AVE 1633 HARRINGTON AVE NE 608 GRANT AVE S N VANCOUVER BC V7M2H1 0 RENTON WA 98056 RENTON WA 98055 JAFFE STEVEN L+SANDRA L JARAMILLO LARRY ET AL JENKINS WILLIAM C 4575 SOMERSET PL SE 845 JEFFERSON AVE NE 3233 NE 12TH ST #101 BELLEVUE WA 98006 RENTON WA 98056-3721 RENTON WA 98056 JILEK BAMBI JOHNSON CHRISTOPHER D JOHNSON DARLENE 1175 HARRINGTON PL NE #209 2412 NE 13TH ST 608 GRANT AVE S RENTON WA 98056-3177 RENTON WA 98056 RENTON WA 98055 JOHNSON DONALD L &TRISTIE L JOHNSON JOANN K JONES JOHN 951 FERNDALE CIR 1150 SUNSET BL NE #321 2914 NE 8TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 JONES PATRICIA M JORGENSEN STEVEN & LINDA KACHEL RICHARD 1150 SUNSET BL NE 4122 4504 S VAN GORDON WY 7940 BEN HOGAN DR RENTON WA 98056 MORRISON CO 80465 LA VEGAS NV 89149 KARANJA KENNEDY KARSCHNIA KATHLEEN A KAYO OIL 1175 HARRINGTON PL NE #105 1100 HARRINGTON AVE NE #207 ATTN MARKETING RENTON WA 98056 RENTON WA 98056 PO BOX 1539 PASO ROBLES CA 93447 KELLER RUSSELL L KHALSA JAGJIT SINGH KHAMMIXAY SANDY S 18711 EDGECLIFF DR SW & TARVINDO 1150 SUNSET BL NE 4101 SEATTLE WA 98166 2817 NE 16TH ST RENTON WA 98056 RENTON WA 98056 KIM SUNNY A+HUANG ZUTAO KIMBALL MARK D KIN PROPERTIES 851 JEFFERSON AVE NE 10900 NE 4TH #2300 185 NW SPANISH RIVER BLVD RENTON WA 98056 BELLEVUE WA 98004 SUITE 100 BOCA RATON FL 33431 KNIGHT LENA B LIVING TRUST KRISHNAN PALGHAT V KUMAR SUBHASHNI B 1022 KIRKLAND AVE NE 1048 LYNNWOOD AVE NE 2102 NE 23RD ST RENTON WA 98056 RENTON WA 98055 RENTON WA 98056 KWONG SO-YING LAI DAVID W+LAI CHRISTINA Y LAITILA WILLIAM P+JENNIFER A 5511 S BANGOR ST 8933 SE 54TH ST 5609 S SHERIDAN AVE SEATTLE WA 98178 MERCER ISLAND WA 98040 TACOMA WA 98408 LALANGAN IRENEO V+SUSAN M LAMBERT CRAIG J LAMBERT KATHRYN L+DARYL M 1150 MONROE AVE NE 821 INDEX CT NE 829 INDEX CT NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056-3723 LE NHUAH THI LE PETER KPHAM MARTHA T LELAND PAUL 3233 NE 12TH ST UNIT 306 1205 N 27TH PL RENTON WA 98056 712 GRANT AVE S RENTON WA 98056 RENTON WA 98055 LEUNG SUN WING ET AL LEWIS BONNIE J LEWIS DESI D 3010 171ST AVE S 1520 HARRINGTON AVE N E 2408 NE 13TH ST SEATTLE WA 98144 RENTON WA 98056 RENTON WA 98056 LEWIS JULIE A LEWISON CHRISTIAN L+ANNA J LIMING LOREN D 1175 HARRRINGTON PL NE #211 1222 DAYTON PL NE 3102 NE 15TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LINDLEY RICHARD A+SHARON W LONEY BRUCE A+JAYNE R LONG MELANIE J+CHRISTOPHER 2015 212TH PL NE 1520 INDEX AVE NE 839 JEFFERSON AVE NE SAMMAMISH WA 98074 RENTON WA 98056-3120 RENTON WA 98056-3721 LOOMER SCOTT A LOONEY WILLIAM A LOPEZ RUBEN F 1150 SUNSET BL NE #227 PO BOX 1435 8920 5TH AVE S RENTON WA 98056 TACOMA WA 98401 SEATTLE WA 98108 LOTTO MYRTLE LUKOWSKI DAVID G+JACKIE L LUO XIAO LING+YUFEI HOU 1023 LYNNWOOD NE 1164 CAMAS AVE NE 1175 HARRINGTON PL NE #109 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 LY VY LONG+NGA THI NGUYEN LYNCH MICHAEL D MACE JANET C 857 JEFFERSON AVE NE 1175 HARRINGTON PL NE #101 1100 HARRINGTON AVE NE #302 RENTON WA 98056 RENTON WA 98056-3166 RENTON WA 98056 cm MACLEAN MOIRA E 1100 HARRINGTON AVE NE #301 RENTON WA 98056 MALUNE DONALD M PO BOX 66294 SEATTLE WA 98166 MASCHO MARVIN M+DIANA L 1053 LYNNWOOD AVE NE RENTON WA 98056 MAYFIELD NIVEA PRIETO MAYFIELD STEPHEN RUSSELL JR 2428 NE 13TH ST RENTON WA 98056 MCCAUGHAN MAUREEN M 3233 NE 12TH ST #211 RENTON WA 98056 MCWILLIAMS DONALD E+DORIS L 2820 LAKE WASHINGTON BL N RENTON WA 98056 MEDRANO BALTAZAR 947 FERNDALE CIR NE RENTON WA 98056 MILES ROGER S 1100 HARRINGTON AVE NE UNIT 209 RENTON WA 98056 MIYAMURA REGAN 1150 SUNSET BL NE #113 RENTON WA 98056 MALESIS ENTERPRISES 12865 SE 223RD PL KENT WA 98031 MAPLE -WORKMAN DONA+WORKMAN 15529 SE 176TH ST RENTON WA 98058 MATHIESON FLORENCE B PO BOX 2025 RENTON WA 98056 MAYI DIEUDONNE+BIBIANE 2432 NE 13TH ST RENTON WA 98056 MCMILIAN SHERRY KELLY SANDRA 37307 ENCHANTED PKWY S FEDERAL WAY WA 98003 MEARS CHRISTOPHER M 3233 NE 12TH ST #204 RENTON WA 98056 MELLON TRUST OF NEW ENGLAND % REAL ESTATE DEPT 024-0074 PO BOX 55865 BOSTON MA 02205 MILLER RICKIE J+DEBRA K 16637 ISSAQUAH HOBART RD SE ISSAQUAH WA 98027 MJSLLC ATTN: OFFICE 15015 15TH AVE NE SEATTLE WA 98155 MALETTA DONALD M & M J 1509 N 24TH ST RENTON WA 98056 MARTINEZ GILBERTO+ANDRES 920 FERNDALE CIR NE RENTON WA 98056 MAXWELL STEVEN A+MARCIE E P 0 BOX 2048 RENTON WA 98056 MAYO TERI K 1150 SUNSET BL NE #111 RENTON WA 98056 MCPHERSON DOROTHEY R 1140 GLENWOOD AVE NE RENTON WA 98056 MECHAM RICHARD L 3233 NE 12TH ST RENTON WA 98056 MESSIAH FA'IZAH A 1150 SUNSET BL NE 4305 RENTON WA 98055 MILLIGAN KERRY I+LUZ R 1175 HARRINGTON PL NE #309 RENTON WA 98056 MONTAGUE ROBERT G+CHERYL S 820 INDEX CT NE RENTON WA 98056 MORTIER KELLEY M MOSQUEDA RICARDO D MULLER GERHARD+SABINE G 3233 NE 12TH ST #310 1162 EDMONDS PL NE 1100 HARRINGTON AVE NE #205 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 MUNRO ROBERT W MURPH FRANCES M 1150 SUNSET BL NE #121 1053 SHELTON AVE NE RENTON WA 98056 RENTON WA 98056 NASS IVAN L+BEATRICE NELSON STEPHEN A 960 EDMONDS AVE NE 3233 NE 12TH ST #307 RENTON WA 98056 RENTON WA 98055 NEWMAN ERIC NGUYEN DAVID SMITH 1150 SUNSET BL NE #117 1422 JEFFERSON AVE NE RENTON WA 98056 RENTON WA 98056 NGUYEN TRI MINH NIEMEYER VELMA 0 2601 NE 12TH ST 1100 HARRINGTON AVE NE #202 RENTON WA 98056 RENTON WA 98056 NORDSTROM TERESA ANN NORIEGA JOSE ANTONIO 3233 NE 12TH ST #115 1544 INDEX AVE NE RENTON WA 98056 RENTON WA 98056 ODREN JERKY+SHAKEN OGDEN ROSEMARI A 11625 SE 88TH ST 1815 14TH AVE #6 NEWCASTLE WA 98056 SEATTLE WA 98122 PACECCA VINCENZO A PACIFIC NUT COMPANY INC 3870 80TH AVE SE 15732 TUSTIN VILLAGE WY MERCER ISLAND WA 98040 TUSTIN CA 92780 PAGE MICHELLE M PALMER MARCUS L 3233 NE 12TH #107 3233 NE 12TH ST #113 RENTON WA 96805 RENTON WA 98056 PARKVIEW HOMES/ EXCEPTIONAL PATULOT SILVINO P CHILDREN 2436 NE 13TH ST P 0 BOX 65157 RENTON WA 98056-2796 SHORELINE WA 98155 PEDERSEN FLORENCE J PENA BERNARDO P 17016 27TH ST E 837 INDEX CT NE SUMNER WA 98390 RENTON WA 98056 MUTCHIE WILMA C P.O. BOX 54549 TACOMA WA 98464-0549 NESSELRODT RALPH C SR PO BOX 3059 RENTON WA 98056 NGUYEN LUYEN V 923 FERNDALE CIR NE RENTON WA 98056 NOLAND ROBERT L & LEROY M 1016 KIRKLAND AVE NE RENTON WA 98056 OBERMEIT RICHARD 28707 13TH AVE S FEDERAL WAY WA 98003 OSTLUND MARIANNE R 1150 SUNSET BL NE UNIT 301 RENTON WA 98055 PADERES GALEN 3233 NE 12TH ST #114 RENTON WA 98056 PARKER NICHOLAS R 1209 DAYTON PL NE RENTON WA 98056 PAULUS GERALD J & EUNICE B 1617 JONES AVE NE RENTON WA 98056 PEPIN KENNETH W 32002 88TH AVE NW STANWOOD WA 98292 PEREZ JOSE+FABIOLA HERNANDEZ PERRINE LINDA C PERSSON TERRY+BILLIE 2415 NE 11TH CT 1155 GLENWOOD AVE NE 2821 NE 8TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PETERSON CHARLES A+DIANE C PETERSON JOHN S PETERSON JUNE T 16954 151 ST AVE SE 1007 N 36TH 1175 HARRINGTON PL NE #311 RENTON WA 98058 RENTON WA 98055 RENTON WA 98056 PETERSON KATHRYN L PETROV ANATOLY PFEIFLE DONALD D+SHARON 1150 SUNSET BV NE 4124 1069 LYNNWOOD AVE NE 3233 NE 12TH ST UNIT 112 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PHAM MINH-NGUYET THI PHILLIPS VALERIE E PHIPPS PATRICIA J 1150 SUNSET BL NE #312 1150 SUNSET BVLD NE #206 1213 DAYTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 PIACENTINI LOUISE PILLON HELEN B POLLEY L R C/O BELMAR PROPERTIES INC 1054 KIRKLAND AVE NE 1058 KIRKLAND AVE N E 2001 6TH AVE #2300 RENTON WA 98055 RENTON WA 98056 SEATTLE WA 98121 PONSLER SUSAN L POWERS PATRICK H POZA EDGAR B+ELBA DE 3233 NE 12TH ST #313 1523 INDEX AVE NE 841 INDEX CT NE RENTON WA 98056 RENTON WA 98055 RENTON WA 98056 PRIDDLE MATTHEW+JENNIFER PUGET SOUND ENERGY/ELEC PUREWAL BALBIR S 1204 DAYTON PL NE 611 NW 3RD ST 10905 167TH AVE NE RENTON WA 98056 BELLEVUE WA 98009 REDMOND WA 98052 PURVIS JAY G R I C 21 LTD RAMIREZ NORMA 0 1150 SUNSET BL NE #308 C/O CSK AUTO INC-PROP MGMT 1150 SUNSET BL NE UNIT 303 RENTON WA 98056 PO BOX 19063 RENTON WA 98056 PHOENIX AZ 85005 RAUENHORST DEAN A REARDON STEPHEN K REED KEVIN 1047 LYNNWOOD AVE NE 1028 KIRKLAND AVE NE 1170 EDMONDS PL NE RENTON WA 98056 RENTON WA 98055 RENTON WA 98056 RICHARDS EUGENE M+CATHERINE RICHARDS MICHAEL W RICHE JOAN Y 1402 22ND NE #440 PO BOX 179 2920 NE 8TH PL AUBURN WA 98002 RENTON WA 98057 RENTON WA 98056 ROBERTS JALYN L ROOMES DAVID M ROSS SIMON & YULIYA 1208 DAYTON AVE NE 964 EDMONDS AVE NE 904 FERNDALE CIR NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 ROSSIRONALD 3233 NE 12TH ST RENTON WA 98056 RUSSO MICHAEL A 1150 SUNSET BLVD NE #314 RENTON WA 98055 SADO MASAMI 1143 HARRINGTON AVE NE RENTON WA 98056 SALAVEA MALU+BERNADETTE PO BOX 2694 RENTON WA 98056 SARGENT JOHN+DINSMORE MARTHAJEAN MARTI 845 INDEX CT NE RENTON WA 98056 SCAPPINI RICHARD J & TERRE 2400 NE 12TH ST RENTON WA 98056 BUFFALO SAM & HAZEL THOMAS JAMES W & SHIRLEY 15439 SE JONES RD RENTON WA 98058 RUSSO PAUL A+CATHERINE 1 1217 JEFFERSON AVE NE RENTON WA 98056 SAFEWAY INC STORE 0366 C/O COMPREHENSIVE PROP TAX 1371 OAKLAND BL STE 200 WALNUT CREEK CA 94596 SANCRAIAN PAUL A 3233 NE 12TH ST #304 RENTON WA 98056-3464 SASIN BOGDAN 1061 LYNNWOOD AVE NE RENTON WA 98056 SCHUTZ_CORALEE K 1100 HARRINGTON AVE NE #311 RENTON WA 98056 RUIZ FRANCISCO J+LOPES-RUIZ 1190 EDMONDS PL NE RENTON WA 98056 RYAN DAVID S 1150 SUNSET BL NE UNIT 211 RENTON WA 98056 SAID MOHAMMED+MEKOYET,BERIT 2822 NE 8TH PL RENTON WA 98056 SANDERS JEWEL M 3233 NE 12TH ST 103 RENTON WA 98056 SAVALA KRISTEN M 3233 NE 12TH ST UNIT 301 RENTON WA 98056 SEABERRY GAYLAND 1425 E DESERT COVE #11 PHOENIX AZ 85020 SECREST ROBERT G SECRETARY OF HOUSING & URBAN SEELEY FRANK S+SEELEY 3106 LAKE WASHINGTON BL N DEVELOPMENT DOROTHY W RENTON WA 98056 909 FIRST AVE #STE 200 935 FERNDALE CIR NE SEATTLE WA 98104 RENTON WA 98056 SEWELL BERT 22539 SE 47TH PL SAMMAMISH WA 98075 SEXTON MICHAEL J 1150 SUNSET BL NE #313 RENTON WA 98056 SHANE MICHAEL C 513 CEDAR AVE S RENTON WA 98055 SHARPSTEEN W C SHIVELY REVOCABLE LIVING TRUST SIENKIEWICZ WLADYSLAW 1075 LYNNWOOD AVE NE 1175 HARRINGTON PL NE #208 1401 KIRKLAND AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98055 SINAMBAN RICARDcO+LEONETTE SINDAYEN ESTER 2430 NE 12TH ST 1212 DAYTON AVE NE RENTON WA 98056 RENTON WA 98056 SKYWIRE PROPERTIES LLC 227 BELLEVUE WAY NE 227 BELLEVUE WY NE PMB 154 BELLEVUE WA 98004 SMITH JEANETTE 15714 SE 25TH ST BELLEVUE wa 98008 SMITH SUSAN LOUISE+FISCHER PETER ALLAN 14321 148TH PL SE RENTON WA 98059 SORENSON RODNEY 2800 NE 12TH RENTON WA 98056-3141 STAHLECKER ALICE MAE 1419 INDEX AVE N E RENTON WA 98055 STERLINGTON K W PATTON G PO BOX 2186 RENTON WA 98056 STEWART MARY C PO BOX 1552 WINTERHAVEN CA 92283 SUNSET HEIGHTS CONDOMINIUM C/O YATES WOOD-MCDONALD INC PO BOX 19320 SEATTLE WA 98109-1320 SMITH BRUCE L+CINDY L 3233 NE 12TH ST 4314 RENTON WA 98056 SMITH JOHN+SHARON L 12216 164TH AVE SE RENTON WA 98059 SNYDER DONNA A 1150 SUNSET BL NE #204 RENTON WA 98056 ST MATTHEW LUTHERAN CHURCH 1700 EDMONDS AVE NE RENTON WA 98056 STAPLETON TIMOTHY MICHAEL 824 INDEX CT NE RENTON WA 98056 STERN ROBERT 1150 SUNSET BL NE #125 RENTON WA 98056 STILES JOHN C+MARGARET E 1158 EDMONDS PL NE RENTON WA 98056 SUNSET PLAZA SHOPPING TR C/O R J HALLISEY CO INC 12835 BEL-RED RD SUITE 140 BELLEVUE WA 98005 SITUM VLADO SR 1175 HARRINGTON PL SE #210 RENTON WA 98056 SMITH GREGG 6811 RIPLEY LN N RENTON WA 98056 SMITH RICHARD J+CHERI MAGER 1007 EDMONDS AVE NE RENTON WA 98056 SOHAL ARVINDER S 1428 KIRKLAND AVE NE RENTON WA 98056-3215 ST PETER MARK P 1135 HARRINGTON AVE NE RENTON WA 98056-3008 STEINLE JESSICA M 3233 NE 12TH ST #303 RENTON WA 98056 STEVENSON MARLENE A 2902 NE 8TH PL RENTON WA 98056 STIMACH JANET L 1920 S SPOKANE ST SEATTLE WA 98144 SVIDENKO VLADIMIR+ELVIRA 955 FERNDALE CIR NE RENTON WA 98056 SYLVIA STEPHEN E SZABO LUBOS SZULKOWSKI KINGA B 16167 139TH PL SE 1150 SUNSET BL NE 109 11729 SE 93RD ST RENTON WA 98059 RENTON WA 98056 NEWCASTLE WA 98056 rr 14000, TAKAHASHI SHIG S+IKUKO TANG EDWARD H+YVES TARLI THERESA M 12014 67TH AVE S 2412 NE 11TH CT 1150 SUNSET BL NE #209 SEATTLE WA 98178 RENTON WA 98056 RENTON WA 98056 TAYLOR EDMOND TAYLOR RUBY D TERAMOTO MICHAEL S 1150 SUNSET BL NE #123 1150 SUNSET BL #215 14634 SE 195TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98058 THAN VANANH+DUC VAN THIBODEAUX AIMEE H THIRAPHANH VIENGKEO 15509 SE 179TH ST 1150 SUNSET BL #302 1175 HARRINGTON PL SE #202 RENTON WA 98058 RENTON WA 98056 RENTON WA 98056 THORESEN ALAN W THRIFTY PAYLESS INC NO 5203 THUERINGER DARVIN G 17805 SE 259TH ST PO BOX 3165 9601 S 248TH ST COVINGTON WA 98042 HARRISBURG PA 17105 KENT WA 98031 THUERINGER DARVIN G THUERINGER DARVIN G TIMMONS DARRELL K 405 WILLIAMS AVE N 3100 NE 13TH ST 912 FERNDALE CIR NE RENTON WA 98055 RENTON WA 98056 RENTON WA 98056 TISHA LLC TOKHEIM SUSAN G TOWNSEND MARCEE 6167 NE 195TH CT 1175 HARRINGTON PL*NE #305 3233 NE 12TH ST #210 KENMORE WA 98028 RENTON WA 98056 RENTON WA 98056 TRAM HO KIM+HIEP THI NGUYEN TRAN TIMOTHY TRAN TOAN THANH 1150 SUNSET BL NE #202 16217 205TH PL SE 2435 NE 13TH ST RENTON WA 98056 RENTON WA 98059 RENTON WA 98056 TRELOGGEN LAURIE L TRI C & L LTD PTSHP TRINH KHIEM 2424 NE 13TH ST 5444 E MERCER WY 1175 HARRINGTON PL UNIT 103 RENTON WA 98056 MERCER ISLAND WA 98040 RENTON WA 98056 TROXEL JON E TUCKER LETANA E+LEON+MARILY TURNER MATTHEW A PO BOX 383 3233 NE 12TH ST #109 1166 EDMONDS PL NE SHAW ISLAND WA 98286 RENTON WA 98056 RENTON WA 98056 U S BANK CORPORATE PROPS UNDERWOOD BARBARA J UNSDERFER BRIAN+GLORIA 2800 E LAKE ST 1100 HARRINGTON AVE NE APT304 RAMIREZ LAKE0012 RENTON WA 98056 1165 GLENNWOOD AVE NE MINNEAPOLIS MN 55406 RENTON WA 98056-3015 `..r VAN DUINE DAVID W 2335 NE 12TH ST RENTON WA 98056 VAUGHN DAVID W & MARCELLE A 1400 ABERDEEN AVE NE RENTON WA 98056 VISSER JAN H 19404 102ND AVE SE RENTON WA 98055 VUKOV S JOHN+JEAN M 5641 PLEASURE PT LN BELLEVUE WA 98006 WALKER LORNA 5414 S ORCAS ST SEATTLE WA 98118-2539 WALSH KEVIN F 1150 SUNSET BL NE #B203 RENTON WA 98056 WALTERS KIMBERLY C 1150 SUNSET BLVD NE 226 RENTON WA 98056 WEBB FRANCIS & MARGARET PO BOX 3011 RENTON WA 98056 WEIGEL DENNIS 3233 NE 12TH ST #308 RENTON WA 98056 VANBUREN ERIC M+CAMILLE G 1204 PIERCE PL NE RENTON WA 98056 VEITCH DONALD 836 INDEX CT NE RENTON WA 98055 VU STEVEN+HOANG AMANDA 1175 HARRINGTON PL NE UNIT 214 RENTON WA 98056 VUONG BINH KHUONG TATHA 2755 SE 4TH ST RENTON WA 98056 WALKER W L 1517 UNION AVE NE RENTON WA 98059 WALTER GARY J 1100 HARRINGTON AVE NE #104 RENTON WA 98056 WAYNE BRIAN E 1002 NEWPORT CT NE RENTON WA 98056 WEBER RYAN B 1150 SUNSET BL NE #222 RENTON WA 98056 WELLING S LUKE 1223 DAYTON PL NE RENTON WA 98056 VANDOORN BEN M+SUSAN J+YVO 14241 SE 180TH PL RENTON WA 98058 VICTORIO JOVENAL S+MARIA NORMA S 1175 HARRINGTON PL NE #E-113 RENTON WA 98056 VUKOV S J 5641 PLEASURE PT BELLEVUE WA 98006 WALGREEN CO MS #3301 300 WILMOT RD DEERFIELD IL 60015 WALKER W ILLIAM L & JOYCE M 1517 UNION AVE NE RENTON WA 98059 WALTERS GEORGIA JANE 1150 SUNSET BL NE #205 RENTON WA 98056 WEAVER JOHN & CHERIE 1035 LYNNWOOD AVE NE RENTON WA 98056 WEG LLC PO BOX 2701 RENTON WA 98056 WEST CURTIS+HEDY E 222 QUEEN ANNE AVE N SEATTLE WA 98109 WEYAND THEODORE P+NATALIE L WIDELL JOHN RICHARD WIESEN JAMES P 1150 SUNSET BL NE #315 2733 NE 16TH ST 1159 HARRINGTON AVE NE #4 RENTON WA 98056 RENTON WA 98055 RENTON WA 98056 WILBER ROBERT WILLIAMS GERALDINE WILSON WOEHRLE TODD 3233 NE 12TH ST #311 617 CAMAS AVE NW 1182 EDMONDS PL NE RENTON WA 98056-3477 RENTON WA 98055 RENTON WA 98056 WONG CONNIE+YIM HUNG P 0 BOX 214 RENTON WA 98057 WONG YIN HA 2416 NE 13TH ST RENTON WA 98056 WYCKOFF ANDREA 7811 N E 205TH ST KENMORE WA 98028 YOUNG JOHN H 1100 HARRINGTON AVE NE #307 RENTON WA 98056-3085 WONG D & C 1 LLC 6311 SEWARD PARK AVE S SEATTLE WA 98118 WOOD DARREL & SHIRLEY E PO BOX 4314 SOUTH COLBY WA 98384 YADAV & GILL LLC 2800 NE SUNSET BL RENTON WA 98056 YUEH LYDIA 16545 41 AVE NE SEATTLE WA 98155 WONG KIN YIP+KUEN-WONG JEANNE CHIU ET AL 2600 W BIG BEAVER RD TROY MI 48084 WOODS MICHAEL G JR 1301 EDMONDS AVE NE RENTON WA 98056-2762 YANG STEVEN C+SOPHIA 1128 KIRKLAND AVE NE RENTON WA 98056 ZAG LLC 9010 SE 40TH ST MERCER ISLAND WA 98040 ZEIGER ALAN F ZIMMERMAN MARK E ZULAS DIANE J 1034 KIRKLAND AVE NE 4600 NE 12TH ST #4 4238 189TH AVE SE RENTON WA 98056 RENTON WA 98059 ISSAQUAH WA 98027 Jay Ravenscraft Priscilla Turner Mark Bezanson 16812 NE 11th PI 2300 Jefferson NE A204 2301 Jefferson NE A204 Bellevue, WA 98008 Renton, WA 98056 Renton, WA 98057 Jose Gonzalez Joe Merrell Kristin Clingan 964 Aberdeen Ave NE 2300 Jefferson NE J140 2300 Jefferson NE 1138 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Art Long Marian R. McCready Terence J. Agnew 12201 Shorewood Dr SW 2318 NE 10th St 1551 Hillside Dr SE Burien, WA 98146-2411 Renton, WA 98056 Issaquah, WA 98027 Aaron Tarlyn Janice Brad Kim Howard 2300 Jefferson Ave NE D118 2335 NE 12th St 2300 NE 10th PI Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Bob Hunt Doris Jean Powers Tim McClincy 2210 NE 10th St 2804 NE 7th St 4604 NE 4th St Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Charis L. Baack Elizabeth A. Rogers Julia B. Franz Box 2798 2300 Jefferson Ave NE #13108 1721 Harrington Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Keith Thompson Deena Schouder Patricia Chakravarty 660 Index Ave NE 2300 Jefferson Ave NE D218 6947 Coal Ck Pkwy SE #228 Renton, WA 98056 Renton, WA 98056 Newcastle, WA 98059 Ron Bautista Glenda L. Johnson Malcom Feser 8911 Inverness Ct NE 1216 Monroe Ave NE 2301 NE 10th PI Seattle, WA 98115 Renton, WA 98056 Renton, WA 98056 Wilma Dallosto, Madelene Zanatta, & Mario Kundzins John Zanatta Kirk & Linda Moore 1150 Sunset Blvd NE (Estate of American "Mary" Zanatta) 1901 Harrington Cir NE Renton, WA 98056 1020 Sunset Blvd NE Renton, WA 98056 Renton, WA 98056 H. W. Hallesy 830 SW Channon Dr Seattle, WA 98166 M. Michael Khatibi PO Box 2115 Renton, WA 98056 Fred L. Wendling 2331 NE 12st St Renton, WA 98056 Rt9h1a.n s Pog- L1,54- (rw Re7 ane dw"r s) /Vz Tina M. Gutierrez Gary Brown John Kernie 3130 NE 20th PI 2300 Jefferson Ave NE #A203 PMB 376, 330 SW 43rd St #K Renton, WA 98056 Renton, WA 98056 Renton, WA 98055 Joann Johnson Lan Do Diann Deary PO Box 2933 1925 Kirkland PI -NE 401 - 1124 Hongdale Renton, WA 98056 Renton, WA 98056 North Vancouver, BC V7M 2H1 Joseph L. Bentson Marge Scofield Marie Engeland 1150 Sunset Blvd NE #213 2300 Jefferson Ave NE C-110 2914 NE 6th St Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Sherri Reid Rhonda Hedington Marc Nelson 2300 Jefferson Ave NE #D115 2021 S 244th PI 2308 NE 10th PI Renton, WA 98056 Des Moines, WA 98198 Renton, WA 98056 Laurits & Lily Alvestad Dan Schlegelmilch Kristin M. Falkner PO Box 485 3143 NE 20th PI 2300 Jefferson Ave NE #1-136 Grapeview, WA 98546 Renton, WA 98056 Renton, WA 98056 JoAnn Rodger Jessica Kupferer Joseph Hansard 2300 Jefferson Ave B109 2016 Harrington PI Ne 3142 NE 20th PI Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Jason & Linda Farris Fred Harbor Edwin & Patricia Rasmussen 3233 NE 12th St #110 12011 NE 1st St #201 1300 Monroe Ave NE Renton, WA 98056 Bellevue, WA 98005 Renton, WA 98056 Henry Guillen Steve Bech Mark St. Peter P. O. Box 3284 4735 NE 4th 407 Lyons Ave NE Renton, WA 98056 Renton, WA 98059 Renton, WA 98059 Jennifer Gladney Beth Whitman Michael O'Laughlin 2300 Jefferson Ave NE #A104 4041 37th Ave SW P. O. Box 2686 Renton, WA 98056 Seattle, WA 98126 Renton, WA 98056 Otto Bauer Vivian Ferguson David Williams 17211 190th Ave SE 1162 Harrington Ave NE Seattle -King Co Public Health Renton, WA 98058 Renton, WA 98056 999 3rd Ave, Suite 1200 Seattle, WA 98104 Mary Ryan P. O. Box 336 Renton, WA 98057 Jonathan Fletcher 2500 81 st Ave SE #104 Mercer Island, WA 98040 Jim Lyons 2806 NE Sunset Blvd, #A Renton, WA 98056 Mary Hart Thomas Burton 2508 NE 7th St Renton, WA 98056 Sylvia Matthews 3609 Meadows Ave N Renton, WA 98056 Patricia Lemley 4426 NE 17th St Renton, WA 98059 Dale Gerring 2834 Sunset Ln NE Renton, WA 98056 Michael O'Halloran 4420 SE 4th St Renton, WA 98059 Morrey & Penny Eskenazi 951 Lynnwood Ave NE Renton, WA 98056 Mary Emery 2606 Sunset Ln NE #B Renton, WA 98056 rr+ `NW Sam Cyrbu Tony Norieiga 1917 Jones Ave NE 1542 Index Ave NE Renton, WA 98056 Renton, WA 98056 Robert & Rosemary Key Judy Yuen 1008 Anacortes Ave NE 1606 Dayton Ave NE Renton, WA 98059 Renton, WA 98056 Mamie Thirion Bob Gevers 932 Lynnwood Ave NE 900 Kirkland Ave NE Renton, WA 98056 Renton, WA 98056 Ruth & Encarnacion Tajon Richard Akesson 2033 Harrington PI NE 14225 SE 144th St Renton, WA 98056 Renton, WA 98059 George Chvoj Greg & Stephanie Varnadore 4800A NE 18th PI 3317 NE 8th Renton, WA 98059 Renton, WA 98056 Laurel Tomchick Kristin Craig 1900 Jones Ave NE 1180 Monterey Ave NE Renton, WA 98056 Renton, WA 98056 Kim Browne Elizabeth Hurdle 1003 N 28th PI 5211 NE 16th St Renton, WA 98056 Renton, WA 98059 Shelly Larson Rommel Buenafe 1832 NE 25th PI 4406 NE 6th PI Renton, WA 98056 Renton, WA 98059 Doug & Shannon Lvedtke Kathleen & Dennis Ossenkop 14018 SE 135th St 3316 NE 12th St Renton, WA 98059 Renton, WA 98056 Norman Luedke Terri Zura 3408 NE 7th St 4507 E 4th St Renton, WA 98056 Renton, WA 98059 ..r Delores Ray Sandel DeMastus Alice Stahlecker 2606 NE 9th St 1137 Harrington Ave NE 1419 Index Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Indru & Mary Jo Primlani Barbara Porter Jim & Barbara Sather 201 Union Ave E #186 1015 Tacoma Ave NE 3112 NE 10th St Renton, WA 98059 Renton, WA 98056 Renton, WA 98056 Veronica Olpinski Gregg Vukelic Donald Morrow Marie McPeak 2704 Williams Ave NE 724 Bremerton PI NE 409 Jefferson Ave NE Renton, WA 98056 Renton, WA 98059 Renton, WA 98056 John & Marie Petit Paul Watt Kim Van Buskirk 2516 NE 19th St 2826 NE Sunset Ln 18709 SE 44th PI Renton, WA 98056 Renton, WA 98056 Issaquah, WA 98027 Lawrence Wood Josh Graves Gerry Marsh 1155 Shelton Ave NE 5335 NE 4th St #3 437 Williams Ave N Renton, WA 98056 Renton, WA 98059 Renton, WA 98055 John Malgarini Mary Hesting Stacy Hendrickson 1059 Union Ave NE 2832 NE Sunset Blvd 1420 Maple Ave SW #201 Renton, WA 98059 Renton, WA 98056 Renton, WA 98055 Timothy Zuhkle Denise Harris Inez Petersen 1215 Dayton Ave NE 5641 Pleasure Pt Ln 3306 Lake Washington Blvd #3 Renton, WA 98056 Bellevue, WA 98006 Renton, WA 98056 Highlands Community Association Rhonda Kent Bob Tillman P. O. Box 2041 804 Dayton Ave NE 905 Ferndale Cir NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Judi Halvorson Breck Scott Liz Cunningham 819 Jefferson Ave NE P.O. Box 2752 8502 S 119th St Renton, WA 98055 Renton, WA 98056 Seattle, WA 98178 Arianne Affleck Martha Hsuek Ashley Saunders 560 Index PI NE P. O. Box 675 23921 SE 160th St Renton, WA 98056 Mercer Island, WA 98040 Issaquah, WA 98027 �. o, Hayes & Velma Evans Pat Sado James McNeil 2805 NE 8th St 9902 126th Ave SE 1700 Harrington Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Charles Sorenson Linda Sorenson Bette Filley 2801 NE 13th 10930 Forest Ave S 19801 SE 123rd St Renton, WA 98056 Seattle, WA 98198 Issaquah, WA 98027 Theresa Elmer Dordeen Mitzel Cristin Mandaville 3101 NE 13th St #A 650 Jefferson Ave NE 6035 SE 2nd Ct Renton, WA 98056 Renton, WA 98056 Renton, WA 98059 Robert Cavalli Howard McOmber Gary Williamson 16202 64th St E, Ste B-1 475 Olympia Ave NE 2011 Harrington Ave NE Sumner, WA 98390 Renton, WA 98056 Renton, WA 98056 Jeanette McCready Adam Dyer Andrew Brand 2304 NE 9th St 275 Index PI Lutheran Alliance To Create Housing Renton, WA 98056 Renton, WA 98056 8757 15th Ave NW Seattle, WA 98117 E Alexandersen Lloyd Hoshide Linda Perchyk 11115 56th Ave S 833 Kirkland Ave NE 2712 NE 9th St Seattle, WA 98178 Renton, WA 98056 Renton, WA 98056 Haiyang Liu Moira MacLean Carol Myers 8223 1261h PI SE 1100 Harrington Ave NE #301 1324 Kirkland Ave NE Newcastle, WA 98056 Renton, WA 98056 Renton, WA 98056 Dave Smith Nugyen & Nen Kim Phan 1422 Jefferson Ave NE Renton, WA 98056 UY p� � Mu + NOTICE R ENTON CITY COUNCIL PUBLIC HEARING ON APRIL 17, 2006 AT 7:00 P.M. RENTON CITY HALL COUNCIL CHAMBERS 1055 SOUTH GRADY WAY TO CONSIDER THE FOLLOWING: Highlands Sub - Area - Rezoning and Zoning Text Amendments Pve F ti m 4 16th NE 17th 16th St. W NF NE 171h St C O T a C7 C-3 S 0 NE 10th PI. NE 10th St. NE 9th PL C1_ Z QJ N E CD z 0 a� C- 11 th PI. NE 11 th NE 10th 3 NE 9th St. r- NE 8th PI. _� ��r St _ o � Q CD � Z Qj m CO O f CD %lE 7th o ¢ o u c� NC 6th p� a NE 8lh St. y Q- _ = NE NE 11th St. PI NE GU ES NE 8th S NE 7th Highlands Subarea Proposed Rezones I I> . d,gnnov. v bnhwhawxi tival.-e�� hh.nn nv Rezone to Center Village Core (CV-C) Rezone to Center Village -Residential (CV-R) All interested parties are invited to attend and present written and/or oral comments. Complete legal description & further information available in the City Clerk's Office — 425-430-6510 The removal, mutilation, destruction, or concealment of Warning! this notice is a misdemeanor punishable by fine and imprisonment. Debbie Evans - Legal - Highlands zoning P From: Bonnie Walton To: Debbie Evans; Jason Seth Date: 4/4/200612:26:01 PM Subject: Legal - Highlands zoning attached Requires posters & mailing. Get map & mailing addresses from EDNSP. 1N 0M rM CITY OF RENTON NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 17th day of April, 2006, at 7:00 p.m. as the date and time for a public hearing to be held in the seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA 98055, to consider the following: Highlands Sub -Area - Rezoning and Zoning Text Amendments All interested parties are invited to attend the hearing and present written or oral comments regarding the proposal. Renton City Hall is in compliance with the American Disabilities Act, and interpretive services for the hearing impaired will be provided upon prior notice. For information, call 425-430-6510. Bonnie I. Walton City Clerk Published King County Journal April 7, 2006 Account No. 50640 16th NE 10th PI. NE 10th St NE 9th i PI. NE 9th St. NE 8th PI. Q } CO N 6th NE 17th p� NE 17th St -z NE 11 th St. NE 10th PI. 3 f NE �- NE Highlands Subarea Proposed Rezones f Economic Development_ Neighborhoods & Strategic Planning Rezone to Center Village Core (CV-C) A ilex I'letw k A(Mimstrauw tit U Del Kr,iar;o Rezone to Center Village -Residential (CV-R) O 29 March 2006 I r-t rw*. O ,q fit cc � LM rft i- CM ku x4m to Q0 cut m a IJU Cf ce CITY OF RENTON APR 2 0 ZM orry W&FICE wl 0 ca zoir m -.-z W40 vy L H Z()W MH-j FLa 6 WDZ N --I- a LA (C fu 4 Y CITY�F RENTON s Renton' Mayor "u CityCouncil Kathy Keolker April 7, 2006 Teresa Elmer 3101 NE 13`h St. Renton, WA 98056 Dear Ms. Elmer; We would like to thank you for your comments at the City Council meeting of April P. Please be assured that your input regarding the Highlands community is very important. The City administration is currently drafting a Community Renewal Plan for the Highlands subarea. We anticipate this plan will be ready for presentation to Council within the next few months. Three initial priorities to be included in this plan: to retain affordable housing, to work with individual property owners, and to use eminent domain only as a very last resort. Before a Community Renewal Plan is adopted, however, and well before any actual renewal work would begin, there will be many opportunities for citizens to have input, to learn more and to ask questions. The City Council and the Planning Commission will hold public hearings, specifically for the purpose of gathering and documenting input from citizens. The City will take into consideration these comments prior to any formal decision. As you know, the Renton Planning Commission will be holding a public hearing on April 12" and the City Council will be holding a public hearing on April 17tb, both regarding zoning of the Highlands subarea. These hearings are specifically about zoning and rezoning. They are not about a community renewal plan. So, if you have zoning issues to voice, please be sure to attend the April 12`h and 17`h hearings. Regarding renewal plan and redevelopment issues, however, those public hearings will occur later on in the process. As a party of record, you will be informed when the public hearings are scheduled. We look forward to working with you to improve conditions in the Highlands. Sincerel R dy Corman City Council President cc: Members, Renton City Council Kathy Keolker Mayor 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 ® This paper contains 50% recycled material, 30 %post consumer RENTON AHEAD OF THE CURVE April 3, 2006 , Renton City Council Minutes V Page 92 'Council: Communication Council President Corman thanked Councilmembers, City Clerk Bonnie Walton, and Council Liaison Julia Medzegian for their contributions and efforts concerning the reorganization of the Council communication responsibilities. Planning & Development Planning and Development Committee Vice Chair Clawson presented a report Committee recommending concurrence in the staff recommendation to set a public hearing Planning: Highlands Sub -Area, on 4/17/2006 to consider the Highlands Sub -Area rezone and zoning text Rezone and Zoning amendments. MOVED BY CLAWSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following resolution was presented for reading and adoption: ORDINANCES Resolution #3801 A resolution was read authorizing the Mayor and City Clerk to enter into an Police: Taxicab and For -Hire interlocal agreement with King County for taxicab and for -hire vehicle Vehicle Licensing, King licensing. MOVED BY LAW, SECONDED BY NELSON, COUNCIL County ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for second and final reading and adoption: Ordinance #5199 An ordinance was read adopting the 2005 amendments to the zoning Zoning: 2005 Annual Update classifications of properties located within the City of Renton. MOVED BY of Zoning Book & Wall Map CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5200 An ordinance was read amending the 2006 Budget by transferring funds from Public Works: New Deputy Fund 317 to Fund 103, and amending Section 3-7-5.13 of Chapter 7, Administrator Position Hire at Planning/Building/Public Works Department, of Title III (Departments) of City Step E, Transportation Code by creating a position for a Deputy Planning/Building/Public Works Systems Director Position Administrator - Transportation, eliminating a position for a Transportation Elimination Systems Director, and declaring an emergency. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL REFER Police: Staffing Status Report THE ISSUE OF THE STATUS OF POLICE STAFFING TO THE PUBLIC SAFETY COMMITTEE. CARRIED. AUDIENCE COMMENT Citizen Comment: Petersen - Highlands Sub -Area Plan Inez Petersen, Secretary of the Highlands Community Association (HCA), 3306 Lake Washington Blvd. N., #3, Renton, 98056, stated that the HCA by-laws do not permit her to release the names of the members as requested at the last Council meeting. In regards to the Highlands redevelopment, Ms. Petersen stated her concern that citizens have not been given an opportunity for input on the matter, and that not enough time has been given to review Option B (as discussed at the March 2006 Council workshop). ayor Keolker stated that no decisions have been made, and the City will hold blic hearings to allow ample time for public comment. Councilman Clawson iicated that at the workshop, Council gave staff direction as to what -ormation they desired regarding this issue. He emphasized that Council did t make a decision regarding Option A or B. ►ressing concern regarding the deterioration of the World War II housing in Highlands, Council President Corman stated that change is needed, and he comes ideas about how to improve the area. April 3, 2006 ti.. Renton City Council Minutes Page 93 Citizen Comment: Hawton - Brett Hawton, 1308 Harrington Ave. NE, Renton, 98056, stated that he prefers Highlands Sub -Area Plan to be surrounded by new or fixed -up single-family homes in the Highlands area, rather than by townhomes like the ones in downtown Renton. He noted that the moratorium has stopped the building of new homes in his neighborhood. Council President Corman explained that the moratorium was enacted to give City staff time to develop a plan for the area. He stated that while he prefers single-family homes and duplexes, that is unrealistic, as a lot of affordable housing would be lost. Mr. Corman indicated that a variety of housing is envisioned for the area, which necessitates higher density. However, nicer housing will be the result. In response to comments by Councilmembers Clawson and Corman regarding the implementation of temporary zoning when the moratorium ends on May 14th, Economic Development Administrator Alex Pietsch clarified that the proposed zoning is not temporary, but rather the first phase of zoning that implements the City's vision. He emphasized that this step does not include provisions concerning community renewal and the potential use of eminent domain. Mr. Pietsch stated that staff anticipates presenting the community renewal plan to Council this summer. The Mayor indicated that the City is trying to put the zoning in place so the moratorium does not have to be extended. Mr. Pietsch stated that citizens have the opportunity to comment on the proposed zoning for the Highlands Sub -Area at public hearings scheduled during the Council meeting on April 17th, and the Planning Commission meeting on April 12th. Citizen Comment: Perine - Linda Perine, 1157 Glennwood Ave. NE, Renton, 98056, stated that she lives Highlands Sub -Area Plan within the Highlands redevelopment area. Ms. Perine reported that her duplex has a large backyard, that she has a renter, that crime in the area has been eliminated over the past few years, and that the area is centrally located to the places to which she commutes. She stressed that she wants to remain where she is, and asked that the plans she has made not be taken away from her. Citizen Comment: DeMastus - Sandel DeMastus, 1137 Harrington Ave. NE, Renton, 98056, indicated that she Highlands Sub -Area Plan is pleased to hear that Council is considering both options for the Highlands redevelopment, as she thought Council had decided on Option A. Mayor Keolker stated for the record that a vote was not taken at the Council workshop regarding options for the proposed Highlands redevelopment strategy. Once the zoning is in place, Council President Corman asked if the City has to take possession of all the property, or if it can be built to the new standards. Mayor Keolker asserted that the City does not take possession of property. Planning Manager Rebecca Lind stressed that this is a complex process, and more information about the effort is forthcoming. She pointed out that many properties are already zoned multi -family. Continuing, Ms. Lind explained that staff is looking for a way to bring about the realization of the overall concept that was adopted for the area in 1993, and which Council reaffirmed with this latest work program. She stated that the first step is to address the zoning. Citizen Comment: Elmer - Teresa Elmer, 3101 NE 13th St., Renton, 98056, speaking on behalf of the Highlands Sub -Area Plan property owners, indicated that the Highlands -area fourplex in which she lives is already zoned commercial. She inquired as to how the proposed April 3, 2006 Noe Renton City Council Minutes n.f Page 94 Citizen Comment: Visser - Highlands Sub -Area Plan Citizen Comment: Hawton - Highlands Sub -Area Plan redevelopment plan will affect this property, and if affected properties are being judged individually or as a neighborhood. Mayor Keolker recommended that Ms. Elmer talk with Economic Development Department staff about her particular property and circumstance. Councilman Clawson stated that a common misperception is that the City intends to tear down the whole neighborhood, which is not the case. He indicated that the redevelopment process could take five to ten years or longer. John Visser, 19404 102nd Ave. SE, Renton, 98055, said he owns a duplex in the Highlands, located at 1131 Glennwood Ave. NE, which has been improved over the years. He noted that is happy with the residence and its location, and plans to retire there in two years. Mr. Visser expressed amazement that people live in houses without backyards, and pointed out that unlike his duplex, houses in the new developments do not have backyards. Council President Corman noted that Mr. Visser's property could be worth a lot of money if the market were not suppressed due to dilapidation of nearby buildings. Jennifer Hawton, 1308 Harrington Ave. NE, Renton, 98056, reported that citizens are confused about the Highlands redevelopment effort, and are receiving conflicting information. She suggested that a project timeline may help, as well as more information about upcoming meetings. Ms. Hawton stated that although she does not want townhomes built, she does support improving the area. She concluded that she wants to make sure her voice is heard, and that she is fully informed about the plan. Mayor Keolker reviewed the schedule of upcoming meetings on this matter. Planning Manager Lind explained that two general project concepts were presented at an open house last November, which were referred to as Option A and Option B. She stressed that they are not the same as the Option A and B discussed at the Council workshop, nor the same as the Option A and B distributed tonight by audience member Inez Petersen. Ms. Lind stated that the general land use concepts presented last November have evolved, and the Planning Commission is still working on them. She indicated that Council has asked staff to proceed with the first phase of zoning, as it complies with the existing Comprehensive Plan. Property owners can then develop their property consistent with the Comprehensive Plan, and it will not conflict with future proposals. Referring to the subject of code enforcement, Council President Corman pointed out that there are buildings in the Highlands at various levels of disrepair. He cited the example of the Lande Feed building, for which a great deal of resources were spent deciding whether it should be preserved or demolished. He noted that the building eventually collapsed on its own. Mr. Corman stated that rather than let the worst buildings fall down on their own, Council is investing money to potentially purchase these properties and sell them to someone who realizes their value. Continuing, Mr. Corman cautioned affected parties against being influenced by people who do not even live in the neighborhood, and he stated his commitment to assisting those who may be affected by the redevelopment. Mayor Keolker noted that many property owners do not live in the subject area, and code enforcement efforts may cause tenants to lose their homes because the owners may not want to repair the properties. April 3, 2006 *019 Renton City Council Minutes y Page 95 Citizen Comment: Lansciardi Highlands Sub -Area Plan Citizen Comment: Lewis - Highlands Sub -Area Plan Citizen Comment: Boyd - Highlands Sub -Area Plan Anthony James Lansciardi, 1524 Jefferson Ave. NE, Renton, 98056, stated that his landlord owns two properties in the Highlands redevelopment area. He pointed out that the subject housing proposed to be replaced represents a historic period of time. Mr. Lansciardi noted that the houses are well built, and have endured over time. Bonnie Lewis, 1520 Harrington Ave. NE, Renton, 98056, stated that she is not a slum landlord, and she depends on the rent she receives from her duplex as part of her income. She reported that she lives across the street from McKnight Middle School, which is the source of the trash that ends up in her yard. Ms. Lewis indicated that she tries to make a major improvement to her property each year. She expressed her displeasure that her house is threatened due to the Highlands redevelopment effort. Donovan Boyd, 2901 NE 8th Pl., Renton, 98056, expressed concern regarding the Highlands redevelopment, saying that during the initial discussions with developers, he had heard that developers were not interested unless there was an assemblage of properties. Mr. Boyd stressed that he does not want to move, as he is happy with his home and it is affordable. He requested that citizens, especially the affected property owners, be provided regular updates about the plan to prevent miscommunication. In response to Mr. Boyd's comment that some property owners reported they did not receive notice of the open house last November, Mayor Keolker stated that all affected property owners that were on record with King County at the time of the meeting were notified. Economic Development Administrator Pietsch clarified that as a regular course of action, the City mails notices about land use actions to all affected property owners, and property owners within 300 feet of the affected boundaries. Discussion ensued regarding communications with citizens and the literature handed out at the Council meeting by audience member Inez Petersen. Council President Corman reviewed the Option A and Option B referred to in Ms. Petersen's literature, saying that Option A is unrecognizable. He stated for the record that he is in agreement with this Option B, and noted that it does not seem to align at all with the Option A and B that was discussed at the Council workshop. ADDED ITEM Assistant City Attorney Zanetta Fontes reported receipt of an initiative petition Public Safety: Citizen and proposed ordinance entitled "Fireworks Control Ordinance." The proposed Initiative, Fireworks ordinance repeals Ordinance 5088, and enacts provisions regarding the Ordinance possession, sale, and discharge of fireworks in Renton. She explained that if an ordinance initiated by the initiative process is enacted by Council, or voted upon by the people, it cannot be changed in any way by Council short of another special or general election. Ms. Fontes reviewed the proposed ordinance, noting typographical errors, inconsistencies, contradictions, and enforcement problems. Continuing, Ms. Fontes stated that the City's options are to 1) Adopt the ordinance as is; or 2) Put it on the ballot. Council has 20 days from tonight to make a decision. Chief Administrative Officer Jay Covington pointed out that the proposed ordinance reverses the City's current ordinance, which prohibits the discharge of fireworks in Renton except as part of a special event. The proposed ordinance allows for a longer firework season and more types of firework devices than the City allowed before the ban. 03/Mop If you here about the Hi,...,,ands Redevelopment, take one of th.... Page 1 of 3 "� pt�tA.ei ---- Original Message-------- Subject:Urgent Message re LUA-06-030 DETERMINATION OF NON SIGNIFICANCE Date:Mon, 03 Apr 2006 12:0035 -0700 From:Inez Somerville Petersen <webgirl@seanet.com> To:Gregg Zimmerman <Gzimmerman@ci.renton.wa.us>, APietsch <Apietsch@ci.renton.wa.us>, Mayor Kathy Keolker-Wheeler <kwheeler@ci.renton.wa.us>, City Council President <rcornan@ci.renton.wa.us>, Marcie Palmer <MPalmer@ci.renton.wa.us>, Dan Clawson <clawson28@comcast.net>, Terri Briere <tbriere@ci.renton.wa.us>, City Clerk <bwalton@ci.renton.wa.us> CC:HCA President Terry Persson <terrypersson@msn.com>, HOWARDMCOMBER <HOWARDMCOMBER@HOTMAIL.COM>, Don Persson <dpersson@ci.renton.wa.us>, Denis Law <dlaw@ci.renton.wa.us>, Toni Nelson <""Tnelson\"\"@ci.renton.wa.us>>, Larry Warren <ljwarren@seanet.com>, Planning Commission Chairman Ray Giometti <raygiometti@hotmail.com> Dear mayor, city council president, chairman of the ERC, Planning Comm chairman, and committee members of the Planning & Development Committee (with CC to other council members) I have read again the subject NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE (DNS). I do not believe the City's current rush to approve this project on the basis that this rezoning is unlikely to have significant environmental impacts is in the best interests of the citizens. In fact, I think that this statement contained in the subject notice is a total falsehood. I believe that the mayor and her administration are maneuvering SEPA regulations in order to "fast track" this project to avoid an EIS. Isn't this illegal?. I repeat from the subject notice: "As lead agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed zoning. Therefore, as permitted under the RCW 43.21 CA 10, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following, the issuance of the Threshold Determination of Non -Significance (DNS). A 14-day appeal period will follow the issuance of the DNS." I note from the next paragraph that March 17, 2006, is the date of "NOTICE OF COMPLETE APPLICATION." I assume this means no further comment on rezoning will be taken after April 17th. This makes no sense to me. I think that the rezoning currently proposed ABSOLUTELY has significant environmental impacts. You say that 601% of the population lives in the Highlands and that the Highlands is 3% of the city's land mass, and yet you want to make it an even higher density? That doesn't make any sense to me. If you here about the Highlands Redevelopment, take one of theses Page 2 of 3 Mayor Koelker, Councilman Clawson, and Council Pres Randy Corman have made public statements regarding crime statistics which we cannot substantiate. For example, the statistics quoted regarding crime in the Highlands and regarding police resources assigned there. The mayor, Dan, and Randy all failed to mention that only 3 patrols are assigned to the Highlands at any given time--3 officers assigned, maybe 4, in an area that contains the largest population! That's not 20% of the resources as has been publicized. No wonder there is crime in the Highlands. Allocating police resources based on population makes sense to me, and it is a valid way to reduce crime without disrupting the lives of the families who reside in the single family dwellings and duplexes. This is what makes sense to me. You speak of the poor condition of the homes; and with regard to LUA-06-030 R ECF sent out under Ray Giometti's name, the City proposes a minimum density of R10 per acre, a base density of RI per acre and a possible R80 per acre for "bonuses" given to developers. Saying that rezoning of this magnitude is unlikely to cause a significant environmental impact makes no sense to me. I implore those of you who plan on running for office in Nov 2007 to oppose this action and REQUIRE AN ENVIRONMENTAL IMPACT STATEMENT with unbiased and accurate analysis of both Option A and Option B. This is the only thing that makes sense to me. >From the City's website, it is clear that Highlands Redevelopment "her way" is the mayor's highest priority and her personal claim to fame. It's time to step off her "ego car" and slow this train down. Show us an environmental impact statement which looks at Option A and Option B with an unbiased way, to use verifiable statistics, so that we can have confidence in what you are doing. According to Dan Clawson's comments at last weeks council meeting of 3/27/06, it is clear that the City hasn't even coordinated with the main property owners, never mind the adjoining property owners who will also be affected, yet it has a 14-day comment period already in play starting tomorrow? Randy Corman's elation over this situation evades me; and it doesn't make any sense to me. Simple things like assigning a number of patrols based upon population, making low cost loans available to fix up the run down homes, plantings along the streets— this can make a rundown area into a lovely neighborhood, without a huge investment and still preserve affordable homes for the people of Renton. And it can be done without getting rid of the homes of the families who have taken care of this property over the years. This makes sense to me. I looked at the foundations this weekend as I spoke with the people about AFFORDABLE HOUSING, I really didn't .see any serious foundation problems_ And if there are problems, they are easily fixed. The unkept duplexes can be made into cute bungalows, if given an opportunity. And there are many remodeled duplexes to prove this point. Saving the well kept residences and fixing_up the rundown ones makes sense to me, much more sense that the high density neighborhood the mayor wants. City leaders have not tried a great number "of things" to improve that neighborhood as the mayor has indicated. Pd like to see her produce such a list. The recent code enforcement is really the If you here about the Hib wands Redevelopment, take one of thaw. Page 3 of 3 first significant action undertaken by the City. Reallocating police resources commensurate with population, along with code enforcement, can go a long way to improving the neighborhood and encouraging business growth. Please consider whether more ego than common sense has gone into the current "fast track" approach. Please take time to do this, it is the only thing that makes sense to me at this point. Council members, you don't have to support the mayor's ego trip. It appears from the comments of Dan Clawson and Randy Corman at last week's city council meeting, that they have swallowed the mayor's vision —hook, line, and sinker. Require her administration to provide accurate and verifiable statistics which look at both Options A and B in an unbiased fashion. This means the current "fast track" must be put aside. This is the only course of action that makes any sense at this point. Members of the Environmental Review Committee, you must consider that your paychecks come from the People, not the mayor, so that you don't become "yes men" to a SEPA process which has no viable neutral oversight unless you provide it. (Gregg. please pass this note on to your co -members.) If you do that, I'm sure that you will not support a DETERMINATION OF NON -SIGNIFICANCE in the case of rezoning. It is obvious to me that there are many environmental impacts from such a huge change to zoning. . This is the only action by the ERC that makes sense to me. The Highlands Redevelopment Plan must be put on hold, so that adequate and unbiased planning can take place and so that the People really do have adequate and meaningful input. Only in that way will the People feel confident in what city leaders are doing. People outside the Subarea will look at what you are doing and wonder, "Is my neighborhood next?" And we know that other neighborhoods are on your "hit list" from comments made at the City Council Retreat on March 8, 2006_ Erron the side of caution, please. The empomr-ess has been wearing no clothes for too long. Please throw a blanket over her and do what is right and fair for the citizens, also known as voters come next Nov 2007. This correspondence is being sent to the City Clerk to ensure that it becomes part of the City's official records, whether the mayor and/or council chose to acknowledge it as "new correspondence" or not. Sincerely, Inez Somerville Petersen Private Citizen and Secretary of the Highlands Comm Association 425-255-5543 *****Added comment: What will any other future public comment periods matter if the zoning allowing up to 80 units per acre is already in place and single family dwellings and duplexes become NON CONFORMING?****** r.► 3/26/06 Flisghlands Community Association P.O. Box 2041 Renton, WA 98056 To whom it may concern, and Inez Somerville Petersen-. Thank you for sending me "The highlander" I own a duplex at 1222 Kirkland Ave. North Renton I plan on speaking at either the Planning Commission meeting, or the City Council Meeting, of both: Niv viow-is the same as in your letter that there are better ins to improving the Highlands other than the condemning property via eminent domain. A City in Minnesota recently -lost a4nilar case and the City ended up paying millions in damges as a re-s uk, tit nw kww if you are intereued in €endi our mo and Ican get you the :perti nt information- I would be in favor of beginning to research our legal options and make it clear to the City that if they continue to peruse with a heavy hand there will be a suit bled against the City. Legal action is something neither party wants, and a better approach should be the way both parties proceed. Thanks for ke*ng me in the 1010p . . By the way I have already sent a certified letter to the Mayor expressing that t am utterly dismayed by the current proposal. Sincerely, Greg Fawcett P.O. Box 402 Fall City, WA 98024 425-222-7011 e-mail gfawcett@,n-vviink.com n-vvlink.com To cut through the bureaucratic bull tonight, just ask the mayor and the city council members what will happen to the property owner who refuses to sell his property at the price the City or Developer wants to pay? There's only me awswer under OPTION A. and that is use of Eminent Domain. --Inez Somerville Petersen I SUPPORT OPTION ' B' U What RIPKdy Corman, Dan Clawson and Jay Covaogton said at last week's city council meeting regarding the Highlands Redevelopment - Page 1 of 4 Transcribed comments from Council Pres Randy Corman AFTER Howard McOmber and Inez Petersen spoke at the 3127106 city council meeting: Madam mayor, I just want to respond to one of the points raised which is about couldn't we do this by adding more police and more code enforcement. As I remember the numbers, we've got about 3% of our property using about 20% of those resources today, so we could go up to adding or putting 40 or 50% of the police resources on that 30A of the property, but it's just not just efficient. And if we can solve this through the redevelopment which is something that is needed because of the poor condition of many of the properties then we'll suddenly have 200/6 more police to use in the downtown and elsewhere. And I think the whole city will benefit from that Inez's correction for Randy Corman's benefit: According to the supervisory personnel in the Renton Police Department, there are 3 patrols in any given 12-hour shift assigned to the Highlands out of a total of 95 officers. Again, according to supervisory personnel in the Renton Police Department, once in awhile a motorcycle patrol or bike patrol will assigned to the Highlands as well. So it would appear that about 4% of the police officers are assigned to the Highlands at any given time, not enough for an area which contains 60% of the population (ref Heartland Study). If 20% of police resources were assigned to the Highlands, as Randy indicated, that would be about 19 patrols. With 19 officers at any given time, crime would be non existent. 3 patrols is not enough for a neighborhood with as much density as the City indicates is in the Highlands, ref outdated Heartland Study. Randy Corman supports the aggressive redevelopment of Option A based upon statistics which appear to be exaggerated or outdated. We all agree that the Highlands needs upgrading, but the HCA supports Option B, where the People work with the City to upgrade the neighborhood. It doesn't produce the high tax revenues that high density housing does. But does the City really need MORE revenue at the expense of the current population of the Subarea? Jay Covington (mayor's administrator): Madam mayor, if 1 could just ah appreciate Miss Petersen mentioning HER newsletter. I'm glad that they attached the document that the council had at the retreat because one of the things that document makes very clear is the use of eminent domain as proposed and discussed by the council would only used as a last resort and only after all other options were exhausted. That was very clear in the document. And to Miss Petersen's credit she at least attached that document verbatim with HER newsletter. I think the other thing I'd just let the general public know is this city has a history of "accumulating property" for redevelopment projects. We have not done that by eminent domain. In fact, there have been very few times that we have used that with the exception of some right of way purchase, and almost always it has been with the consent of the property owner because there are some tax advantages in many cases to using eminent domain. [Jay, what about city hall?] I think I can recall a couple of downtown development projects where we have accumulated properties with the consent and done it through purchases and other instances. So I think the only people who are throwing the eminent domain out there as our first and only alternative are unfortunately the author of the newsletter. This council has been very What Randy Corman, Dan Clawson and Jay Covington said at last week's city council meeting regarding the Highlands Redevelopment - Page 2 of 4 Gear about when and if it would use it, and again only as a last resort, and only after all other options have been considered. Inez's correction for Jay Covingonton's benefit: To read about how the City of Renton used eminent domain in an attempt to obtain the city hall building, please refer to http://www.seanet.com/-webgid/rpan/ and select the article from the pull down menu. The Community Renewal Act is all about blighting a neighborhood to facilitate economic development If a seller won't sell at the price offered condemnation or eminent domain is used. It's that simple. Once a neighborhood is blighted, do the unsold properties hold their value? It is so disingenuous to say eminent domain is the last resort It is the natural end step of the Community Renewal Act which Act the City intends to use. The HCA has been in favor of Option B which would not make existing single family homes and duplexes NON CONFORMING and which would allow property owners to improve their own property and sell or stay, as their private property rights dictate. We have never said the "first and only option is eminent domain." The high densities sought by city leaders are ludicrous if we are to believe their statistics that 60% of the city's population lives in 3% of the city's land mass. Why make an already over populated neighborhood even more populated of over 1600 more residences? Dan Clawson: Madam mayor ... One thing that we learned at the council offsite that the percentage of homeowners actually residing in the study area was very small. I believe that there were less than 30 units that were owner occupied. And the majority are owned by people who live elsewhere, some of them in Renton and some of them in other cities. [Inez: So that means they don' have any private property rights? ] Dan Clawson (cant'd): The staff will be contacting each property owner, as I understand. And that is what I expect before I will support anything. Each and every property owner and see how they feet about our approach Inez's comment: Isn't it a little late in the game to be talking of contacting property owners, and are you really going to pay any attention to what they say? What about the hundreds of renters? Don't they matter too? City leaders will not yet have heard from the People at the Ping Comm meeting on April 12'hor at the council meeting on April 17'h, but on April 0, the die will be cast when the Environmental Review Board makes a determination on LUA-06-030 DETERMINATION OF NON -SIGNIFICANCE on rezoning, a rezone with SIGNIFICANT environmental impacts. Dan Clawson (cont'd): and so I know we have people that are stepping up and claiming to represent the property owners but what we need to do is talk to the property owners and that is exactly what we are going to do and then we'll go from there. What Rftrldy Corman, Dan Clawson and Jay Co wfgton said at last week's city council meeting regarding the Highlands Redevelopment - Page 3 of 4 Inez's comment: Just what does Dan mean by, "We have people stepping up and claiming to represent the property owners"? He should have attended the last general HCA meeting to see how many people support the HCA and support Option B. At least the Board of the HCA has talked to the property owners. From Dan's comments, the City hasn't. Shouldn't the City has spoken with the property owners AND the tenants BEFORE they talked to the developers? Dan Clawson (cont'd): And just a word about eminent domain, I think if you really don't like eminent domain I think you should live it. Don't buy any goods that have traveled on an airplane or been delivered on a truck, because without eminent domain, we would not have airports, we would not have highways. Eminent domain is the only way that the public can acquire property at a reasonable price, because otherwise people are going to pick the deep pockets of the government and the government is us, it is the taxpayers, so without the ability to use eminent domain it becomes impossible to for a govemment to acquire land at a reasonable price. [Inez: Read this paragraph twice to get the full effect of what he is saying.] Dan Clawson (c:ont'd): But as Randy Gorman said, that would be the last resort. I think for myself I can't speak for the other council members but the plan that I've seen so far, and it has a lot to be filled in, what it would do would unlock the value of this property. The value of the property is being held down by the nature of some of the properties there by the zoning and so forth. [Inez: So upzone and let the People develop and stay or develop and sell or just sell.] Dan Clawson (cont'd): But by rezoning it, by accumulating the property, it makes it more efficient to develop and it unlocks the value of the land, and that's really what investors own. They own land, many of them are buildings that are 60 years old, they are knockdowns . Nobody is going to pay $300,000 or $400,000 for a 2-bedroom WWII house, no matter what you do to it. Inez's comment: Clawson is laughing out loud as he said these words, but one duplex just sold for $312,000 this week and one sold for $250,000 last week. He's talking about just owning the land , aka just paying for the land. Dan Clawson (cont'd): There is a lot of thought that has to go into this, and we have not made the council has not voted on anything but before we do anything we will need to know a lot more detail and really hear from the actual owners of these properties. Inez's Comment: But he knows very well that the Environmental Review Committee meets Tues morning, Apr 4t', and if they accept LUA-06-030, then no Environmental Impact Statement will be required and the environmental impacts caused by rezoning will be overlooked, so the project can continue along its current "fast track." Dan Clawson (cont'd): One more thing and I'll end it here. We are very concerned about the residents there now. If just let private development go in and redo the Highlands, we're gonna end up with property that is unaffordable for the people who live there now. Many of them are low income. They are paying $500-600-700 a month to live in half of a duplex. What Randy Corman, Dan Clawson and Jay Covington said at last week's city council meeting regarding the Highlands Redevelopment - Page 4 of 4 ' You cannot build new housing at a profit and rent something like that you know it would not be up to code and you just can't do it. So that's why there are many non profit builders. You may have heard of Habitat for Humanity. You may have heard of St. Andrew Housing Group. There are many, many non profit builders that could come in there, build houses, they would not be probably houses, it would be multi -family units and manage these units in such a way that drug dealers are not allowed to live there, people who let their teen-age kids run wild and vandalize are not allowed to live there. Inez: We'll see how many non profit builders really build and stay to manage the complexes Dan Clawson (cont'd): It becomes something that is very valuable. And we can put social service providers in there so that these families have the support they need to be functional and good citizens, and that's going to help the crime problem and help everybody. So there are a lot of reasons why we are looking at getting this deeply involved and its something that's just not going to happen if we just let the private market do it You look around and what you end up with is called "gentrification" property values go up. Low income and middle income they leave. That has happened all over the country, all over the world, and it will happen here unless we step in and do something. Inez's comment: By his very words, and by Randy's, we can tell that their minds are made up to go with Option A and to let the Environmental Review Committee vote to support what the mayor wants, not what is best for the people who five in the Highlands Subarea, be they property owners or tenants. ClawrsoNCorr rwi/Covington comments transcribed from the city council meeting of =7106 by Inez Somerville Petersen, Secretary of the Highlands Community Association THE CORRECT STATEMENT REGARDING THE HCA'S POSITION ON HIGHLANDS REDEVELOPMENT The HCA Board nor Inez Petersen individually has ever said that the City's "first and only alternative" was eminent domain (condemnation). However, there's a connection between "accumulating property" and eminent domain. And some people remember how eminent domain was used in an attempt to acquire the current City Hall at less than market value. That's why some of us wonder about what is going to happen in the Highlands once the upzoning is accepted as NONSIGNIFICANT. The HCA position is still as it has always been: That the people should be the deciding force behind how THEIR property is developed. For years the City of Renton done nothing to help the Highlands area city leaders let the Highlands become what it is; and now they have a plan? Option A is an aggressive land grab to change the neighborhood with up to 80 units per acre, and in the process make single family dwellings and duplexes become NON CONFORMING, which means these owners won't be able to get the building permits to upkeep and enhance the property. In Nov 2007, do not vote for any elected officials who did not support Option B: Mayor Kathy Koelker, Denis Law, Toni Nelson, Don Persson, and Marci Palmer The truth of ti*.e matter ... ., in the opinion of Inez Somerville Petersen!'/�,� Option A Option B Forces condemnation if Uses condemnation only if the property owner won't sell the property owner won't fix up Has been a coalition between Will be a coalition amongst the the City and the Developers City, the owners, and the tenants Eliminates housing generally for Upgrades and increases AFFORDABLE low income (non federal housing) housing for low and middle income Is on a fast track, An EIS would be done to ensure haste makes waste the right thing is being done for the right reasons Based on stats that are wrong Gives time to get accurate data and/or out of date, exaggerated from city Leaders in the proper context Doesn't give the tools now Gives time to see if the existing available an opportunity to tools can bring about change bring about change for good (i_e_, code enforcement) Tramples on private property Provides for adequate property rights owner coordination Doesn't consider the impact of Allows time to allocate police not enough police officers for resources according to population; thus crime stats population are misleading Is a mayor "ego" thing Should have no egos involved Alex Pietsch bowing to person Should be neutral management, who gives him his pay check serving the People, not the mayor Creates too high a density for Let's the market determine the already dense neighborhood increased densities Doesn't provide as much revenue Who cares? They've got too already to City Creates non -conforming property, Would not do this to owners and single family and duplexes occupants of single fam/duplex Citizens to Council Via Clerk Ib: Inez Petersen Date: Fri, Feb 17, 2006 8:08 AM Subject: Re: HCA COMMENTS: Mon, Feb 13, 2006 CITY COUNCIL MEETING Dear Ms. Petersen: Thank you for your email requesting a moratorium on the Highlands planning effort, pending a financial analysis and assessment. Copy is being forwarded to City officials for review. If I can provide further assistance, please feel free to contact me. Bonnie Walton City Clerk City of Renton 425-430-6502 >>> Inez Somerville Petersen <webgirl@seanet.com> 02/16/06 4:37 PM >>> Dear mayor, city council members, and Alex Pietsch: I listened to the following conversation at this last week's council meeting and have a question for you. The conversation went thusly: Jack Case: Where we live in this little district, we have six 5/8 acre lots each. Is it possible, since the new Supreme Court ruling that the City will take over our lots for business purposes to increase their tax base? Is there a possibility that our six lots would, instead of six houses, have double that or more? And would they be taken over? Is that a possibility: Council President Randy Corman: Madam mayor? Mayor Koelker: Mr. Warren? Larry Warren [city attorney]: The gentleman is speaking of the US Supreme Court decision in the Kelo case. This has little or no applicability to the State of Washington, as our State Constitution is much stricter on the use of Eminent Domain to acquire property. There has to be a showing of a public use and that public use about the farthest extent would be to remove a blighted area. But in general, we cannot in this State acquire property to simply transfer it for redevelopment to a third party. I hope that answers your question. Jack Case: Thank you, Could one or more of you please clarify what Larry Warren's use of the words in bold, particularly the word BLIGHTED as it applies to the Highlands Redeveopment and the new Nuisance Abatement Law? We fear that property will be classified as BLIGHTED for the purpose of taking it, and that this is the cornerstone of the current Highlands Redevelopment plan. I left with the City Clerk today a letter for you from the HCA regarding the Highlands Redevel Plan. This is not an adversarial proposal, in fact, the HCA supports redevelopment of the Highlands. We hope that you will read our letter and give the common sense financial issues we present careful consideration. We share a common goal --that of improving the Highlands. But the question is how. And that question needs to be addressed from a financial standpoint before more effort is expended in the actual planning. The project as currently configured doesn't pencil out in our analysis. Are you sure it does for the City? The economic and emotional impact to the families who live in the Phase 1 area will be devastating. Even if these families were to receive market rate for their properties, where would they move? There are no areas in Renton or even in adjoining communities where one can purchase a home for the same money these Highlands families will receive from the City when it condemns their property. But the problem of dislocating so many Renton families pales in comparison to the financial implications of the current Highlands Redevelopment Plan. Presently at the current market rate of $250K per run-down property, and as you can read in the letter, there are buyers ready to pay that amount. The City is not going to obtain this property "for a song," if that is Alex's plan. The City would need $36 million to purchase the properties north of 12th. Looking at the properties identified in the original Phase 1 (Area A), it would take more than $104.7 million just to procure the property. But the problems acquiring the property and dislocating so many Renton families are not the only obstacles the City faces with its current redevelopment direction. Where will the money come from to cover the costs associated with Highlands infrastructure (roads, utilities, police) to support the current proposed Redevelopment plan? It was apparent from 2/15/06 Planning Commission that the Highlands Redevel Plan is on a fast track; and that is what the mayor wants. But the city council can use its voting power to interject common sense. The present course, without a doubt, is a disastrous course for city leaders, for the citizens of the Highlands, and for the citizens of \A�t� Renton who must pay for this project through taxation, not to mention _p the turmoil for the hundreds of families which will be uprooted. This human element must not be downplayed; these are real people --real citizens of the City of Renton. The HCA asks the mayor and city council for an immediate moratorium, not QG ,� on building permits in the Highlands, but a moratorium on this planning aAlp effort until a sound financial analysis can be done and assessed with regard to how to proceed with this project. We believe our letter of today proposes a good alternative. Please consider it, please meet with us. A half hour isn't asking too much to hear a real world business case which we don't think you've gotten from Alex or anyone in his group. I asked the mayor's secretary to set up a meeting, but supposedly her schedule is too busy. As I said, all we need is a half, what about right before the next council meeting? But this meeting needs to occur before March 1 st. The time line presented at the Planning Commission meeting last evening indicates March 1st is a pivotal date. If you are going to "turn his ship around," you need to do it ASAP. Please respond to this very important request. We look forward to your comments, and to those of Alex Pietsch as well, since he is the man behind the plan. Sincerely, Inez Somerville Petersen Secretary HIGHLANDS COMM ASSOCIATION 425-255-5543 April 3, 2006 NNW Renton City Council Minutes ..w Page 92 t Council: Communication Council President Corman thanked Councilmembers, City Clerk Bonnie Walton, and Council Liaison Julia Medzegian for their contributions and efforts concerning the reorganization of the Council communication responsibilities. Planning & Development Planning and Development Committee Vice Chair Clawson presented a report Committee recommending concurrence in the staff recommendation to set a public hearing Planning: Highlands Sub -Area, on 4/17/2006 to consider the Highlands Sub -Area rezone and zoning text Rezone and Zoning amendments. MOVED BY CLAWSON, SECONDED BY PALMER, -? � COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following resolution was presented for reading and adoption: ORDINANCES Resolution #3801 A resolution was read authorizing the Mayor and City Clerk to enter into an Police: Taxicab and For -Hire interlocal agreement with King County for taxicab and for -hire vehicle Vehicle Licensing, King licensing. MOVED BY LAW, SECONDED BY NELSON, COUNCIL County ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for second and final reading and adoption: Ordinance #5199 An ordinance was read adopting the 2005 amendments to the zoning Zoning: 2005 Annual Update classifications of properties located within the City of Renton. MOVED BY of Zoning Book & Wall Map CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5200 An ordinance was read amending the 2006 Budget by transferring funds from Public Works: New Deputy Fund 317 to Fund 103, and amending Section 3-7-5.B of Chapter 7, Administrator Position Hire at Planning/Building/Public Works Department, of Title III (Departments) of City Step E, Transportation Code by creating a position for a Deputy Planning/Building/Public Works Systems Director Position Administrator - Transportation, eliminating a position for a Transportation Elimination Systems Director, and declaring an emergency. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL REFER Police: Staffing Status Report THE ISSUE OF THE STATUS OF POLICE STAFFING TO THE PUBLIC SAFETY COMMITTEE. CARRIED. AUDIENCE COMMENT Inez Petersen, Secretary of the Highlands Community Association (HCA), 3306 Citizen Comment: Petersen - Lake Washington Blvd. N., #3, Renton, 98056, stated that the HCA by-laws do Highlands Sub -Area Plan not permit her to release the names of the members as requested at the last Council meeting. In regards to the Highlands redevelopment, Ms. Petersen stated her concern that citizens have not been given an opportunity for input on the matter, and that not enough time has been given to review Option B (as discussed at the March 2006 Council workshop). Mayor Keolker stated that no decisions have been made, and the City will hold public hearings to allow ample time for public comment. Councilman Clawson indicated that at the workshop, Council gave staff direction as to what information they desired regarding this issue. He emphasized that Council did not make a decision regarding Option A or B. Expressing concern regarding the deterioration of the World War II housing in the Highlands, Council President Corman stated that change is needed, and he welcomes ideas about how to improve the area. PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT April 3, 2006 T i COUNCIL Date 2/2 4W6 Highlands Subarea Plan - Rezone and Zoning Text Amendments (Referred March 14, 2005) The Planning and Development Committee recommends concurrence in the staff recommendation to set a public hearing on the Highlands Sub area Plan - Rezone and Zoning Text Amendments for April 17, 2006. Terri Briere, hair Dan Clawson, Vice Chair wms�L?allv'� Marcie Palmer, Member cc: Rebecca Linda Alex Pietsch Highlands Rezone Zoning Text Amends.doc\ Rev 01/06 bh April 3, 2006 *4W, Renton City Council Minutes � Page 91 communities about transportation issues relating to The Landing project. A traffic count machine will be installed to generate some baseline data on the usage of Houser Way Bypass. AUDIENCE COMMENT Sandel DeMastus, Vice President of the Highlands Community Association, Citizen Comment: DeMastus - 1137 Harrington Ave. NE, Renton, 98056, expressed her concern regarding the Highlands Sub -Area Plan possibility of losing her home due to the Highlands redevelopment. Saying that substantial improvements have been made to her residence over the years, she noted that the showcase garden in her backyard could never be replaced by the City. She concluded by stating her preference for Option B. (See page 92 for additional audience comment on this matter.) CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 3/27/2006. Council concur. 3/27/2006 Development Services: Code Development Services Division recommended approval of a contract in the Compliance Plan Review, Reid amount of $50,000 with Reid Middleton for structural and/or non-structural Middleton code compliance plan review for proposed new and remodeled buildings within the City. Council concur. Annexation: Hoquiam, 140th Economic Development, Neighborhoods and Strategic Planning Department Ave SE & NE 6th St recommended a public hearing be set on 4/17/2006 to consider the proposed Hoquiam Annexation and R-8 zoning of 20.5 acres located between 140th Ave. SE and 144th Ave. SE, and north of NE 6th St, if extended. Council concur. Annexation: Falk 11, 102nd Economic Development, Neighborhoods and Strategic Planning Department Ave SE & SE 185th St recommended a public hearing be set on 4/17/2006 to consider the proposed Falk II Annexation and R-8 zoning of 6.29 acres located in the vicinity of 102nd Ave. SE and SE 185th St. Council concur. Police: Taxicab and For -Hire Police Department requested approval of an agreement with King County Vehicle Licensing, King regarding the enforcement of licensing of taxicabs and for -hire vehicles. County Council concur. (See page 92 for resolution.) Utility: CIP Surveys 2006, Utility Systems Division recommended approval of an agreement in the amount PACE Engineers of $54,300 with PACE Engineers, Inc. to provide base maps for use in the design and construction of future wastewater utility capital improvement projects. Council concur. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. UNFINISHED BUSINESS Council President Corman presented a Committee of the Whole report Committee of the Whole recommending concurrence in the staff recommendation to approve the AJLS: Reorganization of reorganization of the Mayor's Office by: Personnel in Mayor's Office 1. Reclassifying the position of Community Relations Manager to Communications Director, grade m25 to m38; 2. Reclassifying the position of Assistant to the Chief Administrative Officer (CAO) to Assistant CAO, grade m30 to m45; and 3. Consolidating special events and volunteer coordination functions currently in the Mayor's Office with those in the Community Services Department. MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RENTON CITY COUNCIL Regular Meeting March 27, 2006 Council Chambers Monday, 7:00 p.m. MINUTES Renton City Hall CALL TO ORDER Mayor Kathy Keolker called the meeting of the Renton City Council to order and led the Pledge of Allegiance to the flag. ROLL CALL OF RANDY CORMAN, Council President; TONI NELSON; DAN CLAWSON; COUNCILMEMBERS TERRI BRIERE; MARCIE PALMER; DON PERSSON. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL EXCUSE ABSENT COUNCILMAN DENIS LAW. CARRIED. CITY STAFF IN KATHY KEOLKER, Mayor; JAY COVINGTON, Chief Administrative ATTENDANCE Officer; ZANETTA FONTES, Assistant City Attorney; BONNIE WALTON, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; LINDA HERZOG, Interim Assistant to the CAO; COMMANDER FLOYD ELDRIDGE, Police Department. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: Public Safety: Calling 911 AUDIENCE COMMENT Citizen Comment: McOmber - Highlands Sub -Area Plan • Join the celebration at the Spring Festival at the Piazza on April 22nd, from noon to 5:00 p.m., which features arts and crafts booths, food, music, entertainment, kids' booth, farmers market vendors, and master gardener displays. • The second annual Mayor's Planting Day takes place on April 22nd, from 8:00 a.m. to noon. Volunteers will help plant street trees along Williams and Houser Streets in Downtown Renton in recognition of Earth Day and Arbor Day. The Washington State Department of Transportation (WSDOT) will begin construction of a two-mile long northbound HOV lane on SR-167 between 15th St. SW and 15th St. NW in Auburn in late April or early May. Crews will also widen most on -ramps between 15th St. NW and S. 180th (SW 43rd) St. in Renton. WSDOT expects to complete the project in Fall 2007. In 2008, WSDOT will convert the new HOV lane to a High Occupancy Toll (HOT) lane for the HOT lanes pilot project. Noting a recent missing child incident, Chief Administrative Officer Jay Covington encouraged citizens to call 911 to report incidents such as a found or missing child. Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, spoke on the topic of the Highlands redevelopment. He indicated that with the help of the City, the affected property owners and residents can find a better way of improving the area than what is being proposed by the City. Mr. McOmber stated that the suggested development would be too expensive for low-income people to reside. He pointed out that the housing market has improved, and that the existing houses can be fixed up. Mr. McOmber expressed concern regarding the potential use of eminent domain, stating that the main responsibility for improving the area belongs to the people who can solve problems in the Highlands area with leadership and help. March 27, 2006 Renton City Council Minutes r.r► Page 82 Citizen Comment: Petersen - Highlands Sub -Area Plan Councilman Corman emphasized that the City welcomes input regarding the Highlands redevelopment, and asked that citizens be specific and candid regarding their concerns. Stating that the City wants to do the best possible job it can, he acknowledged that there will not be agreement on every detail, but many people want to accomplish the same things. Mr. Corman pointed out that the project area is just a small percentage of the Highlands area, which is ripe for redevelopment. He noted that redevelopment will also help real estate sales in areas outside of the project area as people realize that the area is going to be improved. Inez Petersen, Secretary of the Highlands Community Association (HCA), 3306 Lake Washington Blvd. N., #3, Renton, 98056, also spoke on the topic of the Highlands redevelopment. Ms. Petersen displayed an e-mail that was sent to the Mayor and Council and stated she received no response to her request for a meeting. Ms. Petersen also displayed a City environmental notice of land use application and proposed determination of non -significance, pointing out that a higher density zone is not "non -significant." Continuing, Ms. Petersen read from the March 2006 issue of the HCA newsletter, which posed questions such as: how will the City accumulate properties; why blight an entire neighborhood when there are tools in place to address the problems; and what about low interest loans, aggressive code enforcement, and more police. She stressed that blighting the entire neighborhood affects not only the homes in poor condition, but also the well - maintained homes. In conclusion, Ms. Petersen stated that HCA supports Option B of the City's proposed Highlands Redevelopment Strategy. Mayor Keolker stated that she wants to know for whom Ms. Petersen is speaking, and requested a list of the HCA members. Regarding code enforcement and police, Councilman Corman indicated that the subject area, which is three percent of Renton's land mass, uses approximately twenty percent of those resources. Saying that this is not an efficient use of resources, Mr. Corman pointed out that if some of the problems can be solved through redevelopment, then police services can be used elsewhere in the City. Chief Administrative Officer Jay Covington said he appreciates that a document used at the Council retreat was attached to the aforementioned HCA newsletter. Mr. Covington stressed that the City would only use eminent domain as a last resort, and only after all other options were exhausted. He explained that the City has a history of accumulating property for redevelopment projects, and eminent domain was not employed. With the exception of some right-of-way purchase, the City has almost always purchased property with the consent of the property owner. Councilman Clawson pointed out that the percentage of property owners actually residing in the Highlands study area is small. He stated that staff will be contacting every affected property owner regarding the redevelopment plan. Explaining that eminent domain is a tool that is used so property can be acquired at a reasonable price, Mr. Clawson emphasized that it would only be used as a last resort. He indicated that the redevelopment plan will unlock the value of the subject property, and noted that there is still a lot of work to be done. March 27, 2006 V"W Renton City Council Minutes �,r Page 83 Citizen Comment: Schaub - Highlands Sub -Area Plan Citizen Comment: Petersen - Highlands Sub -Area Plan Continuing, Mr. Clawson stated that if private developers develop in the area, property will become unaffordable for the current residents, many of whom are low-income. He explained that non-profit homebuilders could build low- income housing and manage the units, and social service providers could also participate in the effort. Mr. Clawson indicated that there are many reasons why the City is looking at getting deeply involved in the redevelopment, and he fears that if the City does not step in, gentrification of the area will result. Sarah Schaub, 15123 SE 140th PI., Renton, 98059, yielded her time to Inez Petersen. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, stated that she asked the City, via a letter in mid -February, to conduct a financial analysis to determine if the Highlands redevelopment project would work if people were given fair market value for their property. She noted that it appears the analysis was not conducted, as she received no response to the letter. Citizen Comment: Sagafi - John Sagafi, 2020 Grant Ave. S., E-203, Renton, 98055, reported that his Homeowners Association homeowners association dues have more than doubled over the past few years, Dues, Traffic Concerns while amenities have decreased. On another subject, Mr. Sagafi expressed concern regarding traffic problems on S. Grady Way, SR-167, Benson Rd. S., and the intersection of Talbot Rd. S. and S. Grady Way. Mayor Keolker stated that the City has no authority over homeowners associations, and she asked that Planning/Building/Public Works Administrator Gregg Zimmerman talk to Mr. Sagafi about his traffic concerns. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 3/20/2006. Council concur. 3/20/2006 AJLS: Reorganization of Administrative, Judicial and Legal Services Department recommended Personnel in Mayor's Office reorganization of personnel in the Mayor's Office to include the reclassification of two positions and the relocation of the special events function to the Community Services Department. Refer to Committee of the Whole. Lease: Chamber of Commerce, Economic Development, Neighborhoods and Strategic Planning Department Airport, LAG-61-633 recommended approval of an addendum to LAG-61-633, airport lease with the Greater Renton Chamber of Commerce, to increase the ground rate from $6,789.12 to $7,522.56 ($.7072 to $.7836 per square foot) annually. Council concur. Zoning: 2005 Annual Update Economic Development, Neighborhoods and Strategic Planning Department of Zoning Book & Wall Map recommended approval of the 2005 annual update of the City's Zoning Book and Wall Map. Council concur. (See page 84 for ordinance.) City Clerk: Public Records Legal Division recommended adoption of a resolution appointing the City Clerk Officer Appointment as the Public Records Officer for the City of Renton. Council concur. (See page 84 for resolution.) Public Works: Cedar River Utility Systems Division recommended approval of a consultant agreement in Section 205 Flood Damage the amount of $102,660.33 with Golder Associates, Inc. to implement the 2006 Reduction 2006 Monitoring Monitoring Plan for the Cedar River Section 205 Flood Damage Reduction Plan, Golder Associates project. Council concur. INSIDE THE MARCH 2006 ISSUE Report from HCA Board 1 The HIGHLANDER Cartoon winner I" Place "Sad" Category 2 Official newsletter of the Highlands Et surrounding area City of Renton Redevelopment Initiative 3 City of Renton Plot Map - Phase 1 4 HIGHLANDS COMM UNIT Y ASSOCIA TION (HCA) City of Renton Option A <-mayor's choice 5 PO Box 2041, Renton, WA 98056 City of Renton Option B F HCA choice 6 Report from HCA secretary By Inez Somerville Petersen webeirl@seanet.com April 12th and April 17th are very important dates. Why? Because those are the dates of the public hearings regarding rezoning of the Highlands Subarea. Contact the mayor and city council at 425.430.6500 to confirm date, time, and place for these public hearings. April 12th and April 17th are important because I believe they are your last opportunity to voice your opinion before the City proceeds to convert the Highlands into a high density "urban village" where most likely you won't be living. isn't there a better way to revitalize the area without uprooting the population of the entire area —renters and property owners alike? Yes, there is. And the closest thing to it is Option B (Pg 6) from a handout which I received at the City Council offsite of March 8th. Option B needs to be revised to encompass City participation in using tools currently available such as code enforcement, lifting the moratorium, and zoning in a way which lets private property owners enjoy that civil right unencumbered. Some of you recently received a mailing entitled "NOTICE OF APPLICATION AND PROPOSED DETER- MINATION OF NON -SIGNIFICANCE, LUA-06-030." This mailing indicates, "The City of Renton has determined that significant environmental impacts are unlikely to result from proposed zoning." If you live in the Hiqhlands tarqet areas, what is NON -SIGNIFICANT to city leaders isn't to you. Having to voluntarily or involuntarily sell your property and move isn't NON- SIGNIFICANT. And if you are allowed to stay but your property becomes non -conforming so you can't maintain it, then that can't be called NON -SIGNIFICANT either. In this same NOTICE, there is a subtle piece of information, "The change in allowed density in this area is likely to increase the number of housing units by 1.623 units at full build out." This means in addition to the number of units there now, but not the same units there now. I wouldn't call that NON -SIGNIFICANT. The March 8th Renton city council offsite was very revealing as to how the mayor wants to revitalize the Highlands, and Pages 3-6 are materials obtained from Renton city leaders. These are not rumors spread by uninformed citizens on the HCA Board of Directors. The mayor's Redevelopment Initiative on Pg 3 has everything to do with the Community Renewal Act which allows blighting of an entire neighborhood so city leaders can do whatever they want with YOUR property. This is OK if you want to move and the City pays you a fair price. But what if that isn't the case? Then what? Eminent Domain? These are questions you should ask the mayor and city council. Anything that a gov't employee tells you is not binding on that gov't agency. Even a written promise that your property will not be condemned can't be enforced if later the gov't changes its mind. Your power lies in appearing at the Apr 12th Planning Commission mtg, the Apr 17th city council mtg, AND how you vote in Nov 2007. Report from the HCA president and property advisor By Terry Persson and Howard McOmber respectively Alarm bells should go off when you read on Pg 3 about "partnerships with private and non-profit home builders" but no mention of a partnership with you. How will the City accumulate properties? The answer is at the bottom of the page regarding "use of the State Community Renewal Act, which allows cities to accumulate properties as part of a community redevelopment plan." Our common goal is to improve and upgrade the Highlands. Why blight an entire neighborhood when the tools are currently in place to address the problems? If homes are "teetering on their foundations" and without kitchens and bathtubs, the City already has the tools to correct this. What about low interest loans so people can upgrade their homes, aggressive code enforcement to address the slum lord problem, and more police to reduce crime? City leaders refer to "market -based development." We agree that the market is right and the people are ready. Give them a chance, it's THEIR neighborhood. When did city leaders seriously ask for citizen input about Highlands redevelopment? You can change that on April 12th and April 17th. Call the mayor and city council at 425.430.6500 and attend the public hearings tentatively scheduled for those dates. In Nov 2007, vote for candidates who are responsive to citizen input. Cy, J WWI - :.do sj- ,4b u Highlands Redevelopment Initiative Problem Today, where there were once well kept homes and high homeownership, the North Harrington neighborhood has become one plagued by absentee landlords, poorly maintained aging duplexes, increasing crime and growing poverty. The area is dominated by deteriorating WW II -era duplexes, originally built to temporarily house wartime workers at the Boeing and PACCAR plants. These are the same duplexes the Seattle and King County Housing Authorities have been demolishing around the region because of their poor condition. The Health Department has cited the area for lead paint exposure and hazardous indoor air quality due to mold and mildew. Less than 3 percent of Renton's land mass and 12.5% of the population, the area draws 20% of first aid calls, 19% of fire calls, 20% of code enforcement complaints, 24% of auto thefts and 15% each of the City's murders and armed robberies. This blighted neighborhood requires dramatic action to again be the great neighborhood it once was and to right the disproportionate demand for City services. Existing market forces threaten to perpetuate and deepen the decline of the neighborhood. As social problems worsened, homeowners have left the neighborhood. Absentee landlords have little incentive to redevelop. Their duplexes are leased and rented, creating positive cash flow without high carrying costs. Replacing and upgrading structures is not cost effective given the current below -market land values in the area and the low density of development allowed under existing regulations. The Vision Our vision is to transform the North Harrington neighborhood into a renewed, redeveloped community that is safe, walkable and attractive to people of all income levels with a mix of single-family houses, townhomes, carriage houses, condominiums and apartment homes. A new street and alley network will make better use of the land. Pedestrian connections and a greenway will link homes to nearby new shops, parks, library, the community centers, and Renton Technical College. Innovative storm water systems and landscaping will add to the attractiveness of the neighborhood and reduce the environmental impacts of redevelopment. New housing will help stimulate revitalization of the Hi -Lands Shopping Center, attracting new shops, restaurants and services to serve residents of the greater Highlands. The Highlands Redevelopment Initiative will improve the quality of life in the North Harrington neighborhood, making it a place that people of all walks of life want to be —no longer a place where people have to be because they have no other option. To achieve this vision, the goal of the Highlands Redevelopment Initiative is to improve quality of life by attracting new residential and commercial investment to the area. Concentrating on the North Harrington neighborhood, the area with the worst problems and the greatest opportunity for change, the initiative seeks to spur new private and public investment for redeveloping blight. Once this initial area is cleaned up, the market will take the reins —revitalizing the remaining portions of the Highlands sub -area without significant additional City involvement. To achieve these goals, EDNSP is developing a Sub -Area Plan that combines in a comprehensive strategy new, higher -density zoning, key public sector investments in new infrastructure, parks, library and North Highlands Community Center; partnerships with private and non-profit homebuilders and the Renton Housing Authority; and potential use of the State Community Renewal Act, which allows cities to accumulate properties as part of a community redevelopment plan. EDN is presenting two options for implemtation: 1) Incremental market -based development, combined with Housing Authority/non-profit housing group partnerships; and 2) These actions aforementioned, plus a redevelopment plan using the Community Renewal Act targeted at the worst blighted area in the Highlands. The latter option, our Option A, is preferred as it has the greater chance of bringing about more meaningful investment in a timelier manner, allows the City to make comprehensive infrastructure improvements (e.g., storm water detention and street/alley network) and will halt the deterioration of the neighborhood. F . 16th NE 1 tf7th` S-t 161th i S( , c Q� NE I S �U a.. I - 1tth, 4- I 4t L` PNE 1-0th, 10tht Sty - I 1 t St NE 8th P1. � � f 'tf� +•. i 7th S Highlands Subarea Proposed Rezones 7- }icaxmwn DLccj pm #,, & ,L tq ic pbmnm,. Rezone to Center VdIagO Commertlel (CV-C: Rezone to Center Village-ResidenSW (CV-R) C ra ia.�r `` Highlands Redevelopment Strategy Option A Description: Comprehensive, strategic approach based on public/private partnerships to make dramatic improvements within a few years Elements: • Develop a North Harrington Community Renewal Plan: Develop a detailed, comprehensive strategy combining new land use policies and zoning; investments in infrastructure and community facilities; partnerships_ with one or more private homebuilders, the Renton Housing Authority and non-profit homebuilders; a plan for property acquisition and assembly; property owner and community engagement and. where needed, resident relocation assistance. • Make Blight Declaration: City would declare targeted areas in ,the Highlands blighted based on analysis of deteriorating conditions in the neighborhood to trigger provisions of the Community Renewal Act. • Use Community Renewal Act: Implement the State Community Renewal Act to create a partnership with a private developer to create a redevelopment master plan and acquire an assemblage of property large enough to justify higher value new homes.and investment. • Invest in new public infrastructure and facilities, such as low -impact storm water systems, streets and alleys, the library and North Highlands community center. • Select a private homebuilder to partner in a master plan redevelopment. • Develop partnership with Renton Housing Authority and non-profit. homebuilders to assist with relocation and replace and increase a wider range of quality affordable homes. • Create opportunities for existing property owners to own and occupy new homes in the redevelopment. • Extensive community engagement strategy,, • Reserve the right to compel property owners to sell on a•limited: basis- as ;a last resort, after all other tools and incentives have been exhausted. Results: • )*aster, more comprehensive redevelopment of the North Harrington portion of the sub -area, the area with the worst conditions. • Large-scale land assembly justifying higher quality development and investment in the area. • Comprehensive approach to public infrastructure investment to stimulate private redevelopment. • Larger public investment in affordable housing, increasing the overall availability of new, quality affordable housing in Renton. • Attractive, mixed -income neighborhood with a wider range of new quality homes serving existing and new residents. • Increased redevelopment prospects for the adjacent Hi -Lands shopping center. Highlands Redevelopment StratLy Option B Description: Incremental, market based approach that is reactive and small scale Elements: • Develop a set of zoning changes, code amendments and policies to encourage redevelopment of many smaller parcels over longer period of time. • Continue aggressive code enforcement strategy to get private property owners to correct hazards at their properties within the limits of the law. • Work with Renton Housing Authority to implement their plan to replace their aging housing stock in the Highlands with new homes and apartments to meet the changing needs of existing clients and partner with non-profit homebuilders to build new housing for new and future clients. • React to opportunities by connecting willing sellers of property to buyers interested in redevelopment on a smaller scale. • City would still make new investments in library and community center. Results: • Slower, piecemeal redevelopment over many years with existing social conditions and drain on City services continuing until sometime in the future when incremental new investment reaches critical mass to draw a wider range of market interest and family incomes. • Existing duplexes would remain and allowed4o be:expanded and/or improved. • Below marketproperty values would likely continue for some time and attract, lower value projects reflecting the poor condition of many individual properties next door. An exception is by happenstance, a landowner is able to acquire large enough property to attract higher value development. • Revitalization or redevelopment of the Hi -Lands Shopping Center is unlikely. Please endeavor to attend the Planning Commission Meeting on April 12th and the City .Council Meeting on April 1 7th. This is YOUR opportunity to let city leaders know how YOU want to improve the Highlands. This is YOUR home, and YOU should have been the first ones consulted, not the developers. If you have property valuation questions related to blighted property, you can call HCA property advisor, Howard McOmber, 206-679-6694. If you want to verify date, time and ,place for the two public meetings', please contact the mayor's office, 425.430.6500. t t,;h (a rid 5 i R s March 17, 2006 MAR 9 0 2Q06 464 1 ; 0 emon City Council � Mayor Kathy Koelker, Council President Randy Corman Cirf OF FiL, And City Council Members Renton City Hall APR 10 f 16 1055 South Grady Way RECE;'JED Renton, WA 98055 OITY QLER►;'.^, ".'FICA` Dear Mayor Koelker, Council President Randy Corman and other Council Members: Thank you for the letter dated March 3rd which was in response to my concern that my duplex located in what the city council has labeled "Highlands Redevelopment Core," may be impacted by an action plan that the council has developed. I strongly believe that this action plan will negatively affect me in several ways. Mainly by making me move from my current residence. I have lived in my duplex for 13 years and a renter on the other side. We enjoy a nice sized fenced yard for each of us to have a dog, with space for family activities, a garden and storage for my workshop and tools. The reason why I write once more to all of you is because the letter from the Mayor and the Council President contained wording that sent red flares up in my mind. The paragraph in particular was: "we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options." I think it is important that you and the council know that I charge $675 for a clean two bedroom duplex with a fenced yard, washer and dryer that includes a storage unit and a nice drive way for parking off the street. My renter and I are allowed to own a friendly active dogs because the yard is fenced. Pray tell me where a renter can get a better deal in your redevelopment plan? As I said I have lived here for 13 years without a crime being committed at my duplex. So, a safe place to live? I already have it. I am sending you enclosed with this letter a picture of a developer's building site located at 2008 Edmonds Ave NE where a developer is about to build houses for prices in the "low $500,000" and this is located in the "B" Sub -Area Plan. This is not what I would call affordable housing for anyone that I know. Is this what the council is calling affordable housing? As a convenience to your office, I also have circled on the map where I live in your plan so you may eliminate my treasured home from the city's further plan making. I have my home almost paid off now. And your plan can not possibly provide me with new housing having the same amenities as I currently enjoy (yard for dog and garden, storage space, rental income, and privacy between my neighbors and I.) I think the entire purpose of the redevelopment plan is to take these large yards from duplex owners like me who are enjoying what they have purchased so the city can hire developers to make more houses, and condos' and call it safer and revitalized while I have been stripped of what I own and moved against my will. Your letter says that "no decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think" but, I have had past experience with voicing my opinion to the City of Renton. If you would please remember, the City of Renton residents, not that long ago, voted no to build a new pool during an election. Well, we have a pool anyway. What happened? Who knows, but the people spoke through voting and look what it got us. Please consider this letter as my vote to leave my duplex out of the revitalization plan. Encl: Picture of new development sign located at 2008 Edmonds Ave NE Copy of map with the location of this "affordable new development in the low $500.000" Sincerely, Linda Perrine 1157 Glennwood Ave NE Renton, WA 98056 Home (425) 277-3807 Work (206) 628-5990 A* *0 Aif w z (1) Q(0 00 O ao O rn c cQ d � c a` c c LC) a� J e-� U C cn U E a� (D cu Lo �LO O --�CCO (m Y � _ � O >, . Q ca VU Y 0 c � E 4— c > `-c Lo c L c CU O c 2UQofV--W N p N ! ;t ►A N ron Man (Zti Aw 4 Q ki CI 11 I Of, 17, 1 Ilm. Z7W4 AV,7W- 151111 CITY EEM! fOFFICE Mrs. Masaye Sado 1143 Harrington Ave. NE Renton, WA 98056 e. r ii ?�ei�i?�?} i i ii i .Mrs: Masaye gado 1143 Hardngton Ave. ICE SE.r�,.TTLE: WA 44—OB'` Renton, WA 98056-3008 � /Use 4- i��!-t!lirt3l ��ttltiillf�t7!ll�iJ!l�.li t4ii!!!3l�f-!t �!ltt Ytff�tll Mrs. Masaye Sado 1143 Harrington Ave. NE Renton, WA 98056 J,09 PIAR 2« PM Ev L eta 4ayz�l / U 55 Al.� i o� CITY OF RENTON 41IR low, ♦ Mayor Kathy Keolker March 10, 2006 1 CITY OF RENTON MAR 13 2006 Mrs. Masaye Sado RECEIVEp 1143 Harrington Avenue NE CITY CLECRiCSEOFFICE Renton, WA 98056-3008 Dear Mrs. Sado: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 RE N T O N 0 This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE rf��o Highlands Redevelopment Initiative Problem Today, where there were once well kept homes and high homeownership, the North Harrington neighborhood has become one plagued by absentee landlords, poorly maintained aging duplexes, increasing crime and growing poverty. The area is dominated by deteriorating WW II -era duplexes, originally built to temporarily house wartime workers at the Boeing and PACCAR plants. These are the same duplexes the Seattle and King County Housing Authorities have been demolishing around the region because of their poor condition. The Health Department has cited the area for lead paint exposure and hazardous indoor air quality due to mold and mildew. Less than 3 percent of Renton's land mass and 12.5% of the population, the area draws 20% of first aid calls, 19% of fire calls, 20% of code enforcement complaints, 24% of auto thefts and 15% each of the City's murders and armed robberies. This blighted neighborhood requires dramatic action to again be the great neighborhood it once was and to right the disproportionate demand for City services. Existing market forces threaten to perpetuate and deepen the decline of the neighborhood. As social problems worsened, homeowners have left the neighborhood. Absentee landlords have little incentive to redevelop. Their duplexes are leased and rented, creating positive cash flow without high carrying costs. Replacing and upgrading structures is not cost effective given the current below -market land values in the area and the low density of development allowed under existing regulations. The Vision Our vision is to transform the North Harrington neighborhood into a renewed, redeveloped community that is safe, walkable and attractive to people of all income levels with a mix of single-family houses, townhomes, carriage houses, condominiums and apartment homes. A new street and alley network will make better use of the land. Pedestrian connections and a greenway will link homes to nearby new shops, parks, library, the community centers, and Renton Technical College. Innovative storm water systems and landscaping will add to the attractiveness of the neighborhood and reduce the environmental impacts of redevelopment. New housing will help stimulate revitalization of the Hi -Lands Shopping Center, attracting new shops, restaurants and services to serve residents of the greater Highlands. The Highlands Redevelopment Initiative will improve the quality of life in the North Harrington neighborhood, making it a place that people of all walks of life want to be —no longer a place where people have to be because they have no other option. To achieve this vision, the goal of the Highlands Redevelopment Initiative is to improve quality of life by attracting new residential and commercial investment to the area. Concentrating on the North Harrington neighborhood, the area with the worst problems and the greatest opportunity for change, the initiative seeks to spur new private and public investment for redeveloping blight. Once this initial area is cleaned up, the market will take the reins —revitalizing the remaining portions of the Highlands sub -area without significant additional City involvement. To achieve these goals, EDNSP is developing a Sub -Area Plan that combines in a comprehensive strategy new, higher -density zoning, key public sector investments in new infrastructure, parks, library and North Highlands Community Center; partnerships with private and non-profit homebuilders and the Renton Housing Authority; and potential use of the State Community Renewal Act, which allows cities to accumulate properties as part of a community redevelopment plan. EDNSP is presenting two options for implementation: 1) Incremental market -based development, combined with Housing Authority/non-profit housing group partnerships; and 2) These actions aforementioned, plus a redevelopment plan using the Community Renewal Act targeted at the worst blighted area in the Highlands. The latter option, our Option A, is preferred as it has the greater chance of bringing about more meaningful investment in a timelier manner, allows the City to make comprehensive infrastructure improvements (e.g., storm water detention and street/alley network) and will halt the deterioration of the neighborhood. CM Highlands Redevelopment Strategy Option A Description: Comprehensive, strategic approach based on public/private partnerships to make dramatic improvements within a few years Elements: • Develop a North Harrington Community Renewal Plan: Develop a detailed, comprehensive strategy combining new land use policies and zoning; investments in infrastructure and community facilities; partnerships with one or more private homebuilders, the Renton Housing Authority and non-profit homebuilders; a plan for property acquisition and assembly; property owner and community engagement and where needed, resident relocation assistance. • Make Blight Declaration: City would declare targeted areas in the Highlands blighted based on analysis of deteriorating conditions in the neighborhood to trigger provisions of the Community Renewal Act. • Use Community Renewal Act: Implement the State Community Renewal Act to create a partnership with a private developer to create a redevelopment master plan and acquire an assemblage of property large enough to justify higher value new homes and investment. • Invest in new public infrastructure and facilities, such as low -impact storm water systems, streets and alleys, the library and North Highlands community center. • Select a private homebuilder to partner in a master plan redevelopment. • Develop partnership with Renton Housing Authority and non-profit homebuilders to assist with relocation and replace and increase a wider range of quality affordable homes. • Create opportunities for existing property owners to own and occupy new homes in the redevelopment. • Extensive community engagement strategy. • Reserve the right to compel property owners to sell on a limited basis as a last resort, after all other tools and incentives have been exhausted. Results: • Faster, more comprehensive redevelopment of the North Harrington portion of the sub -area, the area with the worst conditions. • Large-scale land assembly justifying higher quality development and investment in the area. • Comprehensive approach to public infrastructure investment to stimulate private redevelopment. • Larger public investment in affordable housing, increasing the overall availability of new, quality affordable housing in Renton. • Attractive, mixed -income neighborhood with a wider range of new quality homes serving existing and new residents. • Increased redevelopment prospects for the adjacent Hi -Lands shopping center. Highlands Redevelopment Strategy Option B Description: Incremental, market based approach that is reactive and small scale Elements: • Develop a set of zoning changes, code amendments and policies to encourage redevelopment of many smaller parcels over longer period of time. • Continue aggressive code enforcement strategy to get private property owners to correct hazards at their properties within the limits of the law. • Work with Renton Housing Authority to implement their plan to replace their aging housing stock in the Highlands with new homes and apartments to meet the changing needs of existing clients and partner with non-profit homebuilders to build new housing for new and future clients. • React to opportunities by connecting willing sellers of property to buyers interested in redevelopment on a smaller scale. • City would still make new investments in library and community center. Results: • Slower, piecemeal redevelopment over many years with existing social conditions and drain on City services continuing until sometime in the future when incremental new investment reaches critical mass to draw a wider range of market interest and family incomes. • Existing duplexes would remain and allowed to be expanded and/or improved. • Below market property values would likely continue for some time and attract lower value projects reflecting the poor condition of many individual properties next door. An exception is by happenstance, a landowner is able to acquire large enough property to attract higher value development. • Revitalization or redevelopment of the Hi -Lands Shopping Center is unlikely. Highlands Redevelopment Initiative DRAFT Outline of Implementation Steps (to do's): 1" Quarter (Jan -Mar) 2006: • $150,000 set aside in 2006 Budget for planning and public outreach • Analyze the real estate market to guide new zoning and density incentives (completed) • Develop conceptual land use plan identifying land uses, densities and growth assumptions (nearly complete) • Collect and analyze data needed to support a declaration of blight under the Community Renewal Act (nearly complete) • Continue public outreach focus groups (four property owner, one developer and one institutional owner/school and church) and one open house (completed) • Mayor outlines the City's Initiative in the State of the City Address. • At Council Retreat, Mayor and Council determine direction of initiative and request additional $1 million of unallocated fund balance to Highlands Redevelopment Fund ($2.5 million total) • Based on Mayor and City Council's direction, develop expanded public outreach program 2°d Quarter (April — June) 2006: • City Council committee and Planning Commission hold meetings on proposed implementation legislation including interim zoning, Comprehensive Plan amendments and Sub -Area Plan • City meets again with expanded focus groups of property owners to discuss plan • City meets with residents of the Highlands and adjacent neighborhoods in community open house and other meetings as part of larger communications and outreach strategy • Engage Renton Housing Authority (RHA) and other non-profit housing organizations to develop affordable housing replacement plan • By May 14th, expiration of the Highlands Building Moratorium, City Council adopts a package of new, interim zoning to attract new investment to the Highlands residential and commercial areas • Complete DRAFT Sub -Area Plan, which includes a package of Comprehensive Plan amendments, rezones, development standards and capital facilities plan Option A only: • If directed by Mayor and City Council, begin developing North Harrington Community Renewal Plan (NHCRP) • Brief COW on proposed blight designation and NHCRP • By June 30, complete DRAFT Declaration of Blight and NHCRP, which includes plans for redevelopment, infrastructure and facility improvements and housing relocation and replacement 3`d Quarter (July -Sept.) 2006: • City encourages redevelopment of area outside of targeted blight area by connected willing sellers with developers of smaller scale • City continues to work with existing commercial property owner to identify new commercial development with emphasis on leveraging adjacent new mixed income residential development • By July 31", City Council adopts Sub -Area Plan Option A Only: City Council adopts Declaration of Blight and NHCRP in conjunction with Sub -Area Plan City launches media outreach to explain the NHCRP City issues RFP and selects development partner(s) for master planning and redevelopment envisioned in NHCRP 4th Quarter (Oct. -Dec.) 2006: RHA identifies new housing locations for existing Section 8 voucher holders displaced by redevelopment RHA partners with non-profit housing developers to identify and build new affordable housing in smaller, scattered developments around the City Option A only: • City and development partner complete Development Agreement • Development partner begins to purchase property from willing sellers • City offers Community Renewal purchases for willing sellers seeking tax advantages of "friendly condemnation" • City explores with Development Partner and commercial property owner possible joint redevelopment of both the residential and commercial areas • RHA partners with non-profit housing developers and Development Partner to develop mixed -income housing on existing, new, and/or swapped property within the NHCRP area lst Quarter (Jan -Mar) 2007: Option A only: City and Development Partner assess if sufficient land is assembled for redevelopment project(s) Development Partner initiates first redevelopment project(s) es cm March 2, 2006 BONNIE LEWIS 1520 Harrington Avenue NE Renton, WA 98056 (425) 271-6003 To: Mayor Kathy Koelker Wheeler City Council President Randy Corman Councilmember Don Persson Councilmember Marci Palmer Councilmember Terri Briere Councilmember Dennis Law Councilmember Dan Clawson Councilmember Toni Nelson cc: Planning Commission Chairman, Ray Giometti and members; Economic Development Manager, Alex Pietsch Senior Planner, Rebecca Lind Re: Citizen Input to the Highlands SubArea Plan CITY OF RENTON MAR 0 6 2006 RECEIV CITD Y CLERK' OFFICE Cd; Ynayor CoU.Aci l C60 Ater P;P.fsui As a property owner in the Highlands neighborhood of Renton, Washington, I would like to address my concerns about the proposed Highlands SubArea Plan. Needless to say, I was shocked and amazed when I received notice from the Highlands Community Association regarding the possible eminent domain of my property to make way for townhouses, condominiums and mixed -use housing. When you stated in campaigns and public statements that you had a vision to revitalize the Highlands, I assume you meant that you would help the citizens find the ways and means to improve their existing properties and neighborhoods. I did not think it meant you would consider stealing my property, selling it to a developer and totally rebuilding the neighborhood. By placing a moratorium on permits for rebuilding and remodeling, the City has tied the hands of the citizens to improve their properties. I am asking that the City reconsider its position on rebuilding the Highlands and instead, work with the citizens to clean up the neighborhood, fight against the drug dealers and slum lords, and work to bring new businesses into the area. I cannot believe that the people I voted for in the last election would try and take my home (and my only source of income —my rental unit). It is as if you are saying to me that I was good enough to vote for you, but now am not good enough to live in Renton. Your assessment of my property fell under the category of "poor." I am wondering on what basis this assessment is made. My property has always been in good condition and n M March 2, 2006 Page 2 well tended to. I have also made several improvements over the last few years, including a new roof, painting and fencing. I live across from McKnight Middle School and have daily problems with the students crossing through and throwing trash in my yard. These kids have no respect for the property owners in the area, but I should not be blamed for their reckless treatment of my property. I do my best to keep my property clean, which is a daily chore. I would certainly accept help and ideas on how to keep this from happening and how to encourage the kids in the neighborhood to show respect. Any ideas you may have would be well received. I am also upset that for the first time since I owned this property, my tax assessed value went down. I can only suspect that this is an attempt to devalue my property so if and when you try to use eminent domain to take it, you can argue about its true market value. As you are probably aware, most of the citizens of the Highlands have lived here for most of their lives and could be classified as lower income. It is a shame that the City would even consider a proposal that would eliminate their homes and sources of income without any suggestions to work together and assist in cleaning up the neighborhood. I would hope that the City will consider working with the neighborhood and the HCA in revitalizing the Highlands. We welcome any suggestions you might have to get the financial assistance and police help to accomplish this, but do not under any circumstances approve the use of eminent domain to take our properties for the sole purpose of "economic development." Thank you for your consideration of my input. Sincerely, Bonnie J. Lewis CITY OF RENTON Mayor Kathy Keolker March 7, 2006 Dear Ms. Lewis: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area. This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your, neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is scheduled. 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 ® This paper contains 50 % recycled material, 30 % post consumer RENTON AHEAD OF THE CURVE March 7, 2006 Page 2 M We're concerned that without a well -thought-out and carefully coordinated effort, conditions in the Highlands will continue to decline. No one wants this to happen. We'll rely on you and your neighbors to join in the effort to revitalize the Highlands and work with us as we explore ideas that will work for everyone. Please feel free to contact Rebecca Lind at (425) 430-6588 with any further questions or comments. Thank you once again for your commitment to your willingness to share your concerns directly with us. Sincerely, Kathy Keolker Randy Corman Mayor City Council President Enclosure March 6, 2006 NNOW Renton City Council Minutes Page 58 Vacation: Jericho Ave NE, An ordinance was read vacating a portion of Jericho Ave. NE, south of NE 4th Romano, VAC-05-005 St. (Petitioner: Mike Romano, Centurion Development Services). MOVED BY CLAWSON, SECONDED BY PALMER, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 3/13/2006. CARRIED. NEW BUSINESS Council President Corman thanked Chief Administrative Officer Jay Covington Council: Retreat for his help in planning for the offsite Council planning meeting on March 8th and 9th. He stated that although the meeting is open to the public, due to the large amount of material that needs to be covered, most likely there will be no time for public comment. Mr. Corman emphasized, however, that Council always wants to hear from the public, and welcomes comments in advance of and following the meeting. He acknowledged the public's interest in the Highlands redevelopment project, and noted that this is the Council's first formal discussion of the matter in quite some time. Planning: Highlands Sub -Area Councilman Persson thanked the Mayor and Council President for mailing a Plan I letter pertaining to the Highlands area redevelopment to concerned parties. AUDIENCE COMMENT Inez Somerville Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, Citizen Comment: Petersen - expressed her disappointment about the lack of response from elected officials Utilities Committee Meeting regarding the concerns of members of the Highlands Community Association. She noted the short amount of time scheduled at the Utilities Committee meeting to discuss the topic of utility tax exemption, and the non - responsiveness when trying to schedule meetings. EXECUTIVE SESSION MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL RECESS AND ADJOURNMENT INTO EXECUTIVE SESSION FOR APPROXIMATELY 60 MINUTES TO DISCUSS PROPERTY ACQUISITION WITH NO OFFICIAL ACTION TO BE TAKEN AND THAT THE COUNCIL MEETING BE ADJOURNED WHEN THE EXECUTIVE SESSION IS ADJOURNED. CARRIED. Time: 7:56 p.m. Executive session was conducted. There was no action taken. The executive session and the Council meeting adjourned at 9:27 p.m. Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann March 6, 2006 ��7.4 99/ Recelvea fEQ 28,24 Mftofto,Vt on ��lCitC, � �1 CITY OFRENTON FEB 2 8 2006 CITY CIERK'S OFFICE Y o� CITY .>F RENTON es s} ♦ � ♦ Mayor Kathy Keolker March 3, 2006 Ms. Janet Mace 1100 Harrington Avenue NE, Apt. 302 Renton, WA 98056 Dear Ms. Mace: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedul 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E N T ���O N AHEAD OF THE CURVE 7hM ..e..e....,..�ei..� Fnoi �o.....do.�...��e.;�i znoi ....�. ,............... -- CITY OF RENTON ~'FEB 2 8 2006 • To h r- a Ind ECVE CITY CLREREIK'S ODFFfCEF e c -e1- Rep cb n C Vo h t'T f h Icor,� T P V I ta-( J� z r,4,,o r " 'A rSoh 1/ 1v,� J~ ty)u m„ter -- �q LU iv e"r'•e I m a rolh 0 c �l0.Je ats 0. r-e t-,- t1oY� r wt �n� lvi Ca ¢_ V r0 J e e0 e- o oe-x i lloj . Ik, A- 49 nn CX s1A k CLS 1- o o A ko Ci orts i•drin evAQnLce-i c i coy- . Q h � 0V-v b O U. v- ILrCed 11 O u, t`r ¢ •4 SR i ioA 10 0 Ct., U W I 'ice o tr 0,,n p 0-G� �' IL r �AQA�t, !rice (!o /e ounce l F •" TV I LolL- ver ADM. 1_�Y o10�; CITY -IF RENTON low ♦ Mayor tE Kathy Keolker March 3, 2006 Mr. and Mrs. Jerry and Sharen Odren 11625 SE 88th St Newcastle, WA 98056 Dear Mr. and Mrs. Odren: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedule . 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E i V T Q AHEAD OF THE CURVE This oaoe.... tains 50% rrrvderl matPdal 3(1 % ruler--, LAWRENCE & PHYLLIS BESAW 15907 NE 65"' St., Redmond WA 98052 425-883-0007, fax 425-650-7500 Mayor of Renton: Renton City Council: 1055 South Grady Way Renton, WA 98055 February 23, 2006 Kathy Keolker, Mayor Randy Corman, President Toni Nelson, President Pro -tern Dan Clawson, Chairman, Planning & Development Committee Denis Law, Vice Chair, Planning & Development Committee Mara Palmer, Member, Planning & Development Committee Terri Briere Don Persson re: "Poor" rating per land Use Concept C2, Highlands Redevelopment Plan 1528 Index Ave. NE Renton, WA 98052 re: Please change the rating of this property to Good Dear Mayor Koelker and City Council Members: c,V- CITY OF RENTON FEB 2 8 Z006 CITY CLERKS OFFICE Our duplex at 1528 Index Ave. NE, Renton, Washington, is in good condition. It was rated as poor by the City of Renton. That rating is extremely inaccurate. In 1996 the interior of the front unit was gutted, including all wallboard. The interior walls were rebuilt to provide a modem floorplan. The unit was made energy efficient, including vinyl doublepane windows, and has ventilation that works with the tight construction. Many nice details were added, including paneled interior doors and pedestal sink. All cabinets, countertops, appliances, fixtures, sinks, flooring, wallboard, doors, windows, wallboard, etc. are new as of 1996. Beginning in 1997, the back unit has been remodeled extensively, including all new electrical wiring, wallboard, windows, doors, cabinets, flooring, water heater, and more. Exterior improvements have been made as well, including replacement of all day waste pipes in the yard with modem ABS. In 2005, we wanted to add a deck to the exterior, in addition to other outdoor projects, and were not able to get a permit due to the City moratorium on all improvements in the area. We have put a lot of time and money into upgrading this property. It is income that we depend on. We hope and expect the City of Renton to support renovation for the area, not condemnation. Please change the rank of this property to good. It is definitely not a candidate for "poor" or "blighted." Sincerely, Lawrence and Phyllis Besaw, cc: Highland Community Association, Inez Sumerville Mayer Is o�_ cc�np�1L4 CITY ,,>F RENTON Mayor Kathy Keolker March 3, 2006 Mr. and Mrs. Lawrence and Phyllis Besaw 15907 NE 65th St Redmond, WA 98052 Dear Mr. and Mrs. Besaw: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedule . 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R ENT N AHEAD OF THE CURVE This nariar mntairtc :Nl % ranir•kxl malarial 'ifl"/ rxict rnnc� imar February 27, 2006 Na Renton City Council Minutes ,� Page 49 NEW BUSINESS Council: Correspondence, Highlands Area Redevelopment In response to Council President Corman's inquiry, Mayor Keolker explained that according to the Council Correspondence and Agenda policy, which went into effect on 12/8/2003, correspondence is listed on the Council meeting agenda when requested by a Councilmember, or when it is related to a public hearing or meeting, legislative action, or another item that is on the agenda. She stated that general correspondence received by Council during the week is not put on the agenda unless a Councilmember requests it specifically. Mayor Keolker pointed out that correspondence does not need to be read in its entirety at a City Council meeting, and can be summarized. City Clerk Bonnie Walton noted that there is a deadline for inclusion of correspondence on the agenda. Referring to the Highlands area redevelopment related correspondence mentioned during audience comment, Mr. Corman indicated that Council has not yet discussed the redevelopment issue at any length, and anticipates beginning discussion on the matter at the Council retreat in March. School District: Activities Councilmember Nelson reviewed Renton School District announcements and activities. Items included: the undefeated season of the Renton High School boys basketball team who took the Seamount League King Division title; the Adopt -a -School penny drive at Sierra Heights Elementary School that resulted in the collection of more that $1,300 for books and supplies for schools in the Amazon rainforest of Peru; and the awards won at a regional competition by Lindbergh High School students enrolled in the Future Business Leaders of America program. Streets: Park Ave N Closure, Assistant City Attorney Zanetta Fontes noted that adoption of the resolution South Lake Washington regarding the temporary closure of Park Ave. N. was done prematurely, as the Roadway Improvements item has not yet been reported out of Transportation (Aviation) Committee. MOVED BY BRIERE, SECONDED BY PERSSON, COUNCIL RECONSIDER THE MOTION ADOPTING THE RESOLUTION THAT AUTHORIZES THE TEMPORARY CLOSURE OF PARK AVE. N. CARRIED. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL PLACE THIS ITEM BACK INTO THE TRANSPORTATION (AVIATION) COMMITTEE. CARRIED. ADJOURNMENT MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 7:45 p.m. Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann February 27, 2006 February 27, 2006 Noe Renton City Council Minutes I... Page 47 Citizen Comment: Petersen - Highlands Area Redevelopment Chief Administrative Officer Jay Covington indicated that residents can continue to call 911 to report noise disturbances. Planning/Building/Public Works Administrator Gregg Zimmerman stated that he will check on the effective date of the nuisance ordinance, and noted that once the ordinance is in effect, the City will investigate the noise issues with the newly revised nuisance ordinance. Mr. Zimmerman suggested that residents call 911, for example, when a very loud noise occurs during the night. He reported that another option is to call the City's code compliance number. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, requested that the correspondence Council has been receiving regarding the Highlands area redevelopment be recognized under the correspondence portion of the agenda, or at least be given Council's sincere consideration. She asked that Highlands area residents be able to determine how their property is going to be improved; and that the City lift the Highlands Sub -Area Plan Study Area moratorium, work directly with the residents and the landlords, and use the new nuisance abatement ordinance. Ms. Petersen pointed out that residents do want to see the Highlands area cleaned up, but as a "bottom -up" effort. (See page 49 for further discussion on this matter.) CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 2/13/2006. Council concur. 2/13/2006 Appointment: Advisory Mayor Keolker reappointed Antonio Cube, Sr., Sandel DeMastus, Vern Commission on Diversity Nichols, Charles Thomas, and Lari White, each to the Advisory Commission on Diversity (formerly Human Rights and Affairs Commission) for a term that expires 12/31/2006. Council concur. Appointment: Municipal Arts Mayor Keolker appointed Roosevelt Lewis, 358 Seneca Ave. NW, Renton, Commission 98055, to the Municipal Arts Commission for a three-year term expiring 12/31/2008. Refer to Community Services Committee. CAG: 05-052, Gene Coulon Community Services Department submitted CAG-05-052, Gene Coulon Park Boat Launch Repair, Memorial Beach Park Boat Launch Repair; and requested approval of the Global Diving & Salvage project, commencement of 60-day lien period, and release of retained amount of $7,496.33 to Global Diving & Salvage, Inc., contractor, if all required releases are obtained. Council concur. Plat: Laurelhurst Division 2, Development Services Division recommended approval, with conditions, of the Duvall Ave NE, Release of Laurelhurst Division 2 Final Plat; 66 single-family lots on 13.1 acres located on Easement, Conner Homes the east side of Duvall Ave. NE and the south side of NE 2nd St. (FP-05-135). Vacation Approval was also sought to release the utilities easement obtained as part of the Conner Homes vacation (VAC-04-001). Council concur. (See page 48 for resolution approving the final plat.) CAG: 05-031, Central Utility Systems Division submitted CAG-05-031, Central Business District Business District Utility Utility Replacement; and requested termination of the contract with Americon, Replacement, Americon Inc. for failure to prosecute the work within the original working days, authorization for final pay estimate in the amount of $2,195.60, commencement of 60-day lien period, and release of retained amount of $29,120.04 if all required releases are obtained. Council concur. L�Iters reed 3� % - yob (i �� CITY OFREWON ('.,,c;,j efiol FEDIV5 P FEB 2 3 2006 RECEIVED ITY CLERKS OFFICE ILI o 1vFram- j AAI�ek �- - Ar tt-c,62 IT4 U4- A Co --KLt "ITV nc'r,-.m. - U� -Y o CITY '9F RENTON + + Mayor Kathy Keolker March 3, 2006 Mr. Charles Sorenson 2108 NE 13th St Renton, WA 98056 Dear Mr. Sorenson: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the Ci-ty's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure youand your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same --to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages; backgrounds, .and income levels. First a little background: For more than a decade, Highlands residents -have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedule . t055 South Grady Way - Renton, Washington 98055 (425) 430-6500 / FAX (425) 430-6523 R E N 1 O 1 V MThis PaPer Contains 50°/-iecvcied n wfAm-ad 1DW nr. t.,.,..< . AHEAD OF THE CURVE Page 2 March 3, 2006 We're concerned that without a well -thought-out and carefully coordinated effort, conditions in the Highlands will continue to decline. No one wants this to happen. We'll rely on you and your neighbors to join in the effort to revitalize the Highlands and work with us as we explore ideas that will work for everyone. Please feel free to contact Rebecca Lind at (425) 430-6588 with any further questions or comments. Thank you once again for your commitment to your willingness to share your concerns directly with us. Sincerely, Kathy eolker Gorman Mayor C* Covincil President Endesure CC'f C�un�,c� y. v CITY OF RENTON F E B 2 3 2006 !lL U RECEIVED :;ITY CLERK'S OFFICE cl of f 47- 4o lit -C/`c, d'wi CITY 7F RENTON ..W Mayor Kathy Keolker March 3, 2006 Ms. Dores Burgess 2908 NE 8th PI Renton, WA 98056 Dear Ms. Burgess: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedule 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E N T O N AHEAD OF THE CURVE This pacer contains 50 % recycled material. 30 %cost consumer CITY OF RENTON FEB 2 3 2006 RECEIVED vITY CLERKS OFFICE 15- 1 CITY OF RENTON FEB 2 3 2006 el, ' RECEIVED C TY CLERK'S OFFICE mo y o� CITY "lF RENTON ♦ if'R ♦ Mayor Kathy Keolker March 3, 2006 Mr. R. Kachel P. O. Box 25926 Federal Way, WA 98093 Dear Mr. Kachel: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedule . 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E N T O N AHEAD OF THE CURVE This pacer contains 50 % -AM material 30%mst crosumar CITY OF RENTON FEB 2 3 2006 RECEIVED CITY CLERK'S OFFICE cud 17,W It Q(,t ✓ PAL-���" ?4nee- c'��yt l�l �s llldl�lyll«l ALA all c1b Z,�-;/)- � /�2���i CLC(� ACC �' ,%'1 Cl [- if .�f.�!✓!�f`� `� C���� �r fC%����GE-1!�, . G�/� �d 7/,?� v � ��✓ `Z`S l�'{t�i �,l ��`�1�, C��' i/�Lo. f l�D�f� OF E"NEA-T-1 Ak.-E VVA 9Si 2006 1. 'T CITY OF RENToN USA FEB 2 3 2006 RECEIVED CITY CLERICS OFFICE I Y O� CITY )F RENTON ♦ Mayor Kathy Keolker March 3, 2006 Ms. Linda Sorenson 10930 Forest Ave S Seattle, WA 98198 Dear Ms. Sorenson: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is scheduled: 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E N T O N AHEAD OF THE CURVE Thic nanor mnfainc Fnoi ram,,.-b.�.,,a,o..ai vnoi ....�. ,.....���.�or -�•� ; �Z Zo c�?Y OF REWON FEB 2 3 2006�� { op g+1 Oi.UN R NI (� i N ��2 i } 7� RECEIVED f CITY CLERK'S OFFICE W. oAA A nC6C. A jL v, ZgjA) <D A� j1�1 Rovf..�� � RBI ��N�, lN�Fill Afii Dad t�o�^ `�1n,�►n�� . � Utz'% dR�14 iivG, � o irS- US A &)6-w M4f16A, COlv6g p wd A 1 s A7 over fcvN � P Wew �J/� �,f) COIN U �; we �t WA FEB 2 3 200 RECEIVED, RKS o CITY CLERKS FICE ff,�� //I To- CITY 7F RENTON Now March 3, 2006 Mr. Martin Delgado 1418 Index Ave Renton, WA 98056 Dear Mr. Delgado: Mayor Kathy Keolker As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood,, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is scheduled- 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E N T ��O N an— - �,����.� AHEAD OF THE CURVE Th{.c n mnrainc 5n i r vNw1 mam.:a� zn / .,.. 0 E; C3" ^7'��'C��i 19801 SE 123 Street CITY Issaquah, WA 98027FEB 22 February 2006 ,.. CITY Cf_ To Mayor Koelker-Wheeler and the Council Jointly City of Renton City Hall, 1055 South Grady Way Renton, WA 98055 Ladies and Gentlemen: I am not a resident of Renton Highlands, however I am keenly interested in the subject of Washington State Property Rights, and specifically Eminent Domain. When the Supreme Court issued their Kelo Decision, we -Washingtonians were assured we had nothing to worry about, it could never happen here. Now we find it is about to happen here, right in our own Renton Highlands. In fact in reading over your own documents, I see that the planning for this project began in the year 2000, SIX years ago! Your project is now well underway, and was done under the radar, without the knowledge and consent of most of the affected property owners. The thing that bothers me the most about this entire project, is that it is being done in reverse. Instead of a grassroots effort, with the local citizens and property owners enlisting the help of government to improve their community, they have a heavy-handed government plan being imposed on them with virtually no community input, participation or support. A classic case of Big Brother knows best! In short, it is all top -down, not bottom up. It shows every indication of being steamrolled forward over the citizens whether they want it or not. Unfortunately, those affected are the most vulnerable and helpless of your citizens, the low-income and elderly. Just at the time when most senior citizens should finally be able to relax in their homes and enjoy the rewards of a life of hard work, wealthy Simon Legree developers will be allowed to swoop in, steal their property, pay them sub -par prices and unable to find suitable housing at what they will be paid. This should leave all other older and low-income Renton residents reaching for their heart medication. Which neighborhood will be next? I believe this entire project should be put under a moratorium until if and when control switches from the moneyed interests (and uncaring politicians and bureaucrats) who will benefit from this land grab, to the property owners, the rightful persons and their heirs who should be deciding on the future of their land. There was one intriguing chapter in your plan that had no links and I would love to read the details. It was the section entitled "Reluctant Sellers". I can't wait to see what remedies are in store for those uncooperative owners who don't accept your generous offers. The possibilities boggle the mind. Would you send me that chapter please? Thank you, Mrs. Bette Filley CITY 7F RENTON Mayor Kathy Keolker March 3, 2006 Ms. Bette Filley 19801 SE 123rd St Issaquah, WA 98027 Dear Ms. Filley: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedule . 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E N T ���O N AHEAD OF THE CURVE This OarW.r contains 5(1% racvclarl malarial 3f1a/ nnct mncnmar *.r It I I I It 1 1 4 1 It . . .. . . . . . . .. . tiY CITN o .r JF RENTON G �► ♦ Mayor Kathy Keolker March 3, 2006 Ms. Mary Sorenson 2800 NE 12th St Renton, WA 98056 Dear Ms. Sorenson: As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is scheduled 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 R E N T O N AHEAD OF THE CURVE Thie narwr rnn/ainc 5(lo/ rarvrlxl maf�+rial '2l1W n..d.-.,.,�, ,.,,or Wednesday, February 22, 2006 Renton City Council Renton City Hall 1055 South Grady Way Renton, WA 98055 Dear Counsel Members: cf CITY OF RENTON FEB 2 4 2006 RECEIVED CITY CLERK'S OFFICE My name is Linda Perrine and I am a City of Renton citizen living in the Renton Highlands. have owned and lived in the duplex I bought 15 years ago at 1155-57 Glennwood Ave NE. I love where I live and I am very concerned about the recent City of Renton discussions that mention that my property may be taken from me in someway. I want to do what I can to work with the City to redevelop this area and I do my part in keeping my property clean, tidy and respectable. It is well kept, pleasing to the eye and I always keep beautiful flowers and my yard well groomed. I have a vegetable garden and I donate the harvest to the food bank in Renton and my neighbors enjoy the fresh produce as well. As you can hear in this letter I take great care and enjoyment in my home and I do not want this taken from me. I realize that there are some property owners who do not care as much as I do and do not keep their property as nicely as I do. And often, they do not screen the renters as throughly as I do. But I offer my help in doing what I can to get these owners on the bandwagon so that we don't need to take property away from owners like myself. Please do not take my piece of Renton heaven from me. Let us put pressure on the property owners who do not care for their properties to do the right thing or get out. What can I do to help you other than give -up my home to the redevelopment plans that take me, the owner of the property, away from their property in sacrifice? I am willing to do it! Respe tful'lyl YOU , Linda Perrine 1157 Glennwood Ave NE Renton, WA 98056 (425) 277-3807 .,. iL rT- ♦ �. March 3, 2006 Ms. Linda Perrine 1157 Glennwood Ave NE Renton, WA 98056 Dear Ms. Perrine: CITY e )F RENTON Nw Mayor Kathy Keolker As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. We also want to thank you for writing directly to tell us your concerns. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is schedule . 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 RENT O N tQAHEAD OF THE CURVE Thic n�rormnfeihc Sna/ rnrv.rlui mMcri�l zno/ nnN ..nnm imer t-A l Y Uf HkNTON FEB 2 3 2006 C.� RECEIVED CITY CL O FICE aL CITY OF REWON FEB 2 3 2006 CITY CLERKRECEIVEDS OFFICE r\ C o A-o k 5 ck , VI-C o� CITY OF RENTON Mayor 0 Kathy Keolker O March 7, 2006 Dear Ms. Lewis: (►�i� ,, As Mayor and City Council President of Renton, we are writing to clarify the City's current thinking about the Highlands community. Attached is a map that shows the boundaries of the area called the "Highlands Sub -area." This is where City staff, the Mayor, and the Council will be concentrating their efforts as the Highlands discussion moves forward. We're aware that rumors have been spreading about the City's intentions. This is regrettable and counterproductive. A lot of the misinformation you may have heard is alarming. We want to be sure you and your neighbors have accurate information so you can effectively participate in this planning process. Everyone's goal is the same —to improve conditions in the Highlands so families are safe, the environment is healthy, and the neighborhood is a desirable place to live for people of all ages, backgrounds, and income levels. First a little background: For more than a decade, Highlands residents have complained about the decline of the neighborhood. The City has tried to help with code enforcement, providing increased police service, and encouraging companies to invest in the Highlands. But the neighborhood has not attracted the kind of investment that other neighborhoods have enjoyed. Last November the Council and staff discussed the Highlands dilemma in an open public meeting. Then we held an Open House at the Highlands Community Center, where over a hundred neighbors contributed their ideas and expressed their concerns. We also talked in smaller "focus groups" to get detailed responses to some of the questions we know are facing the community. Now the City has to develop an action plan. We know how important it will be to bring resources into the neighborhood to revitalize its housing, shopping and recreation opportunities, but we're a long way from specifics. In particular, we're looking for ways current homeowners can own new housing in the neighborhood, and renters can have safer and more affordable housing options. The City has made no decision to use the "eminent domain" mechanism you may have heard discussed by others who are unfamiliar with the City's planning process. No decisions will be made and no actions will be taken without full opportunity for you and your neighbors to tell us what you think. We've already added your name and address to the list of people we'll notify when the next community meeting is scheduled. 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6500 / FAX (425) 430-6523 MThis oaoer contains 50 % recvded material 'An% n—t m i rmer RENTON AHEAD OF THE CURVE March 7, 2006 I"WI Page 2 We're concerned that without a well -thought-out and carefully coordinated effort, conditions in the Highlands will continue to decline. No one wants this to happen. We'll rely on you and your neighbors to join in the effort to revitalize the Highlands and work with us as we explore ideas that will work for everyone. Please feel free to contact Rebecca Lind at (425) 430-6588 with any further questions or comments. Thank you once again for your commitment to your willingness to share your concerns directly with us. Sincerely, Kathy Keolker Randy Corman Mayor - City Council President Enclosure November 14, 2005 *401, Renton City Council Minutes n./' Page 399 Community Services Community Services Committee Chair Nelson presented a report Committee recommending concurrence in the Mayor's appointment of Denise Bisio to the Appointment: Municipal Arts Municipal Arts Commission for a three-year term that expires 12/31/2007, Commission replacing Diana Hagen who resigned in 2004. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following resolution was presented for reading and adoption: ORDINANCES Resolution #3781 Planning: Highlands Sub -Area Plan Study Area Moratorium Pff ADJOURNMENT Recorder: Michele Neumann November 14, 2005 A resolution was read establishing facts, extending a moratorium on new development in the R-10 and RM-F zones within the Highlands Sub -Area Plan study area, and establishing a termination date of 5/14/2006 for the moratorium. MOVED BY CLAWSON, SECONDED BY BRIERE, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. MOVED BY NELSON, SECONDED BY PERSSON, COUNCIL ADJOURN. CARRIED. Time: 10:16 p.m. Bonnie I. Walton, CMC, City Clerk November 14, 2005 "41W Renton City Council Minutes we Page 395 Planning: Highlands Sub -Area Plan Study Area Moratorium There being no further public comment, it was MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. Mayor Keolker-Wheeler noted that Committee of the Whole will discuss this matter next Monday at 5:00 p.m. The public is invited to attend; however, comment will not be accepted. This being the date set and proper notices having been posted and published in accordance with local and State laws, Mayor Keolker-Wheeler opened the public hearing to consider a six-month extension of the moratorium on new development in the R-10 (Residential - ten dwelling units per acre) and RM-F (Residential Multi -Family) zones in the Highlands Sub -Area Plan study area generally located between Aberdeen Ave. NE and Monroe Ave. NE, and between NE 23rd St. and NE 5th Pl. Rebecca Lind, Planner Manager, stated that a modification is proposed to properties affected by the original moratorium. She explained that during the last six months, several property owners in the R-10-zoned area on Monroe Ave. NE presented new information regarding the existence of covenants restricting the use of these properties. As a result, staff recommends that the R- 10 area located on Monroe Ave. NE, which is subject to the covenants, be excluded from the extended moratorium. Ms. Lind reported that exclusion is also requested of a R-10-zoned area that is part of a condominium development in the northern portion of the study area. In addition, she indicated that continuance of the exemption from the moratorium is still recommended for Renton School District properties, R-8- zoned single-family neighborhoods, and commercially zoned areas that encourage mixed -use residential and commercial development at higher densities. Continuing, Ms. Lind explained that the moratorium extension will allow time for staff to continue work on the sub -area plan, and to complete the analysis of various land development and zoning options. She noted that an open house will be held on November 15th, where information will be presented regarding existing housing stock and conditions, ownership characteristics, existing infrastructure, and conceptual land use alternatives. Public comment was invited. Keith Thompson, 660 Index Pl. NE, Renton, 98056, reported that he owns three properties in the area, including his residence, and favors increased density in the Highlands. Mr. Thompson expressed concern about the moratorium extension, saying that he is reluctant to make the financial investment to improve his properties, if in a short period of time he will be tearing his buildings down. He stated his plan to retire next year, and noted the financial interest he has in his properties, and his concern as to how he is going to plan for and invest in the development of his properties during this process. Heidi Beckley, 806 Index Ct., NE, Renton, 98056, expressed her support for the moratorium, noting that planning ultimately leads to more livability. Glenda Johnson, 1216 Monroe Ave. NE., Renton, 98056, stated her agreement with the removal of the properties affected by the restrictive covenants from the moratorium area. November 14, 2005 *4001 Renton City Council Minutes `,,,r Page 396 Councilman Persson and the Mayor sympathized with Mr. Thompson's concerns with regards to planning. Economic Development Administrator Alex Pietsch noted the future possibility of the upzone of Mr. Thompson's property. Councilwoman Nelson noted the possibility that the moratorium may end prior to the six-month term. Councilman Corman encouraged property owners to continue to maintain and improve their properties. There being no further public comment, it was MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. (See page 399 for resolution.) Budget: 2006 Revenue ' This being the date set and proper notices having been posted and published in Sources & Preliminary Budget accordance with local and State laws, Mayor Keolker-Wheeler opened the public hearing to consider the 2006 revenue sources and preliminary budget. Michael Bailey, Finance and Information Services Administrator, stated that the total 2006 Budget is approximately $171.2 million, and of that, approximately $72 million is the General Government budget provided mostly by taxes. He explained that the property tax limit the City is able to assess is $3.60 per $1,000 of assessed valuation; however, the I% increase in total taxes on the existing tax base causes the actual levy amount to drop. Mr. Bailey noted that the City began to control the growth in property taxes prior to State Initiative 747. Mr. Bailey reported that the City's total tax assessed valuation increased by just over 10%, and over the last decade it has increased an average of 9% per year. The City receives 27% of the total property taxes collected within the City, and allocates those taxes to a variety of services. In regards to sales tax, Mr. Bailey stated that the City receives less than 10% of the total sales tax collected within the City, and sales tax receipts have grown 43% over the past ten years. Additionally, he noted that utility taxes have experienced a slow but steady climb over time. Continuing, Mr. Bailey explained that the expenditure of the funds to provide services are tied to Renton's Business Plan. The proposed 2006 Budget maintains existing service levels, contains no new taxes, does not require reserves to balance, and updates user fees. The budget proposal adds the following: three police officers; one fire inspector; one fire support staff; matching funds for a Federal grant for a potential of three additional firefighters; Municipal Court security measures; and costs associated with the new Maplewood Water Treatment Facility, which includes two staff positions. In conclusion, Mr. Bailey stated that in the non -general government areas, user fees are the exclusive source for paying for services. In order to pay for the increased cost of those services, some utility rate increases are proposed. Public comment was invited. Heidi Beckley, 806 Index Ct., NE, Renton, 98056, stated that the Renton public library has been without a director for one and one-half years, and she asked that the position be added to the 2006 Budget. Pointing out that the City has advertised to replace the Museum Supervisor, Ms. Beckley suggested that rather than hiring a Museum Supervisor, the Library Director position be filled first. She expressed her appreciation for the museum, but noted that in a City services survey, citizens rated the importance of the library higher than the lm Y HIGHLANDS MORATORIUM EXTENSION PUBLIC HEARING NOVEMBER 14, 2005 The City enacted a moratorium on redevelopment in the Highlands in May 2005 to allow time to develop policies and new development standards and begin a public outreach program to gain property owner, business owner, and resident input and support for a new subarea plan for this area. The sub -area plan will result in land use actions and densities needed as an incentive for redevelopment in line with the City's adopted Business Plan. The existing moratorium expires on November 16, 2005, unless extended by the City Council. The original moratorium was intended to reduce development pressure on properties in the Highlands study area while the City prepared the subarea plan and new zoning. The current zoning does not allow the higher densities needed to simulate a larger redevelopment effort. While many properties are built out with older housing stock, some existing lots are large enough to subdivide at lower densities that perpetuate a land use pattern inconsistent with the adopted City goals and vision for the Center Village Land Use Designation. The current R-10 zoning in the study area allows single-family detached uses in areas that will be evaluated for higher density as part of the Highlands Subarea Plan. The RM-F zoning allows stacked flats and lower density multi -family development. Recent project applications are vesting at a lower density than the zoning currently allows. The City currently has no tools available to discourage these low -density subdivisions and building permits. Additional time is needed to analyze zoning options and present an overall strategy to the City Council for decision making. Extension of the moratorium for an additional six months allows continued progress toward completion of a redevelopment strategy. It is recommended that the moratorium be extended for an second six-month period to allow work to continue on the subarea plan and implementation strategies. Staff further recommends that the R-10 zoned area located on Monroe Avenue, that is subject to single family covenants, be excluded from the extended moratorium. In addition, public school properties, single family zoned properties, and commercially zoned areas that encourage mixed -use residential/commercial development at higher densities, were exempted from the original moratorium and these exemptions would continue. H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Moratorium\Council Hearing Handout 11-14-05.doc no inn Should the City continue to restrict redevelopment within the Highlands Study Area during preparation of the Highlands Sub -Area Plan? Areas Exempted from expanded moratorium • Portions of the Larger Sub -area Plan Study Area "B" exempted R-10 zoned area west on Munroe — Covenants restrict the use to single family residential — R-10 zoned area to the north developed with a condominium project • Areas previously exempted — R-8 zone — School District properties — Commercial properties Public Hearing Highland Study Area Moratorium City Council November 14, 2005 Proposal: Continue the Moratorium in designated R-10 and RM-F areas Moratorium covers new development: • Grading permits Land clearing • Tree cutting permits • Building pennits • Plats Lot line adjustments • Site plan review entitlements Need for Moratorium • The current zoning does not allow the higher densities needed to simulate a larger redevelopment effort • Some existing lots are large enough to subdivide at lower densities • Lower density perpetuates a land use pattern inconsistent with the adopted City goals and vision for the Center Village Land Use Designation Public Process • Public meeting Open House • Planning Commission workshops • Council Committee of the Whole briefings Status of the Surrounding Single Family and Commercial Areas • The study area also includes R-8 single-family neighborhoods - Commercially zoned area, that encourage mixed - use residential/commercial development at higher densities - The recommended moratorium would not include these areas and would not affect commercial businesses or mixed -use projects Sub -Area Plan • The City needs time - To develop policies and new development standards - To conduct a public outreach program - Gain property owner, business owner, and resident input and support for the plan R- 01III'l0. •1 • Extend the moratorium for six months - Eliminates need to prepare interim zoning - Work with property owners to achieve support of the new land use and zoning concepts - Goal: Support for higher density and more efficient and use Extension of the Moratorium in the Highlands Study -Area is Needed • The City needs time to develop new standards that reflect the City's vision for the Highlands, and to work with property owners to implement its goals • Relieve pressure from immediate development in the area • Improve the City's ability to market property as a result of the new zoning and policy direction Tuesday November 15th Highlands Community Center 800 Edmonds Ave 6-8 PM • Data about existing housing stock and conditions • Information about ownership characteristics • Existing Infrastructure • Conceptual Land Use `h..1 "E5 ECONOMIC DEVELOPMENT, E, NEIGHBORHOODS, AND STRATEGIC C> , PLANNING DEPARTMENT M E M O R A N D U M DATE: November 9, 2005 CD TO: Terri Briere, Council President Members of the Renton City Council NOV 10 2005 VIA: �� Kathy Keolker-Wheeler, Mayor FROM: Alex Pietsch, Administrator )k4y Renton City Council STAFF CONTACT: Rebecca Lind (ext. 6588) SUBJECT: Moratorium on Residential Development in the Highlands Study Area ISSUE: Should the City continue the existing moratorium on redevelopment within the Highlands Study Area during preparation of the Highlands Sub -Area Plan? RECOMMENDATION: • Adopt a resolution extending the moratorium on new development including grading permits, land clearing and tree cutting permits, building permits, plats, lot line adjustments, and site plan review entitlements in the R-10 and RM-F zones within the area shown on Exhibit 1 Highlands Sub -Area Plan Moratorium Map. • Modify the moratorium area by excluding R-10 zoned properties located on Monroe Avenue that are encumbered by covenants restricting uses and lot sizes supporting medium density single family land use. BACKGROUND SUMMARY: The City Council adopted two policies in the 2005 Business Plan that directly address priorities for the Highlands. Goal #2 states, "Promote Neighborhood Revitalization." Strategy #3 states, "Create opportunities for new investment in the Highlands and South Renton neighborhoods. " The City enacted a moratorium on redevelopment in the Highlands in May 2005 (Resolution No. 3754, 5-16-2005) to allow time to develop policies and new development Terri Brier, Council Presides Members of the Renton City Council Page 2 of 3 November 9, 2005 standards and begin a public outreach program to gain property owner, business owner, and resident input and support for a new sub -area plan for this area. The sub -area plan will result in land use actions and densities needed as an incentive for redevelopment in line with the Business Plan. The existing moratorium expires on November 16, 2005, unless extended by the City Council. The original moratorium was intended to reduce development pressure on properties in the Highlands study area while the City prepared the sub -area plan and new zoning. The current zoning does not allow the higher densities needed to stimulate a larger redevelopment effort. While many properties are built out with older housing stock, some existing lots are large enough to subdivide at lower densities that perpetuate a land use pattern inconsistent with the adopted City goals and vision for the Center Village Land Use Designation. The current R-10 zoning in the Highlands Study Area allows single-family detached uses in areas that will be evaluated for higher density as part of the Highlands Sub -area Plan. The RM-F zoning allows stacked flats and lower density multi -family development. Recent project applications are vesting at a lower density than the zoning currently allows. The City currently has no tools available to discourage these low -density subdivisions and building permits. Work is progressing on the Plan, with the first community open house scheduled for the evening of November 15, 2005. The City staff anticipates working with the Planning Commission and the public for the next six months to further refine zoning and infrastructure investment strategies. Additional time is needed to analyze zoning options and present an overall strategy to the City Council for decision -making. The original work program for this project assumed adoption of an interim zoning to guide development in the short term. However, upon further research and analysis, the staff recommendation is to proceed with the final zoning and redevelopment solution rather than using time to develop an interim strategy. Such an interim strategy could result in more piecemeal development and would not achieve the vision for this area. Extension of the moratorium for an additional six months allows continued progress toward completion of a redevelopment strategy. During the last six months, several property owners in the R-10 zoned area on Monroe Avenue (in the eastern portion of the original moratorium area) presented new information to the City about existing covenants restricting the use of these properties to single family residential with a 6,000 square foot minimum lot size. Land use in these areas will not be changed by any new plan or policies of the City calling for higher density development. As a result, staff recommends that the R-10 area located on Monroe Avenue, subject to these covenants, be excluded from the extended moratorium. In addition, public school properties, R-8 zoned single-family neighborhoods, and commercially zoned areas that encourage mixed -use residential/commercial development Terri Brier, Council Preside% Members of the Renton City Council Page 3 of 3 November 9, 2005 at higher densities were exempted from the original moratorium and these exemptions would continue. CONCLUSION: An extended moratorium in the Highlands is needed to relieve pressure from immediate development in the area. The City needs additional time to develop new standards that reflect the City's vision for the Highlands, and to work with property owners to implement its goals. Implementation of interim standards at this time would undermine the City's longer -term effort and would result in piecemeal development that would not meet the goals of the Center Village Land Use Designation. MAM NO on mw ML 7 on, rill W March 14, 2005 `401 Renton City Council Minutes `we Page 83 Plat: Elle Rain, NE 17th St, Development Services Division recommended approval of the Elle Rain Final FP-04-144 Plat; ten single-family lots on 1.78 acres located in the 3400 block area of NE 17th St. (FP-04-144). Council concur. (See page 85 for resolution.) EDNSP: Hotel/Motel Tax Economic Development, Neighborhoods and Strategic Planning Department Revenue Allocation to Renton recommended approval of the Renton Lodging Tax Advisory Committee Visitors Connection, Chamber recommendation to allocate $116,000 of hotel/motel tax collections to the of Commerce Contract Renton Visitors Connection for its 2005 tourism marketing efforts. Approval was also sought to execute a contract with the Greater Renton Chamber of Commerce for management of the campaign. Refer to Finance Committee. Planning: Highlands Sub -Area Economic Development, Neighborhoods and Strategic Planning Department Plan recommended approval to develop the Highlands Sub -Area Plan to stimulate investment and redevelopment in the Highlands area. Refer to Planning_and Development Committee and Planning Commission. Municipal Court: Collection Municipal Court recommended approval of an agreement in the approximate Services, AllianceOne revenue amount of $180,000 annually with AllianceOne Receivables Receivables Management Management, Inc. for collection services. Refer to Finance Committee Vacation: Alley, Burnett Ave Technical Services Division reported receipt of appraisal performed for the S & S 2nd St, McLendon McLendon Hardware alley vacation (VAC-04-004) for portions of the alley Hardware, VAC-04-004 located east of Burnett Ave. S. and north of S. 2nd St., and requested Council accept the appraisal, set compensation at $25,500, and accept the right-of-way dedication across the petitioner's property in lieu of a part of the compensation. Refer to Planning and Development Committee. Transportation: SR-169 Transportation Systems Division recommended approval of a resolution in Corridor Improvements, support of legislative funding from the 2005 Washington State Legislature for Supporting Legislative certain road improvement projects on SR-169 to significantly increase the level Funding of service. Refer to Transportation (Aviation) Committee. MOVED BY BRIERE, SECONDED BY LAW, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. CORRESPONDENCE A letter was summarized from Amy L. Kosterlitz, Buck & Gordon LLP, 2025 Citizen Comment: Kosterlitz - 1st Ave., Suite 500, Seattle, 98121, regarding the Amberwood Phase 11 Amberwood Phase 11 Preliminary Plat appeal (referred to Planning and Development Committee on Preliminary Plat Appeal, Steve 2/14/2005) that was received after the submission deadline and concerns new Beck, PP-04-117 evidence. A memorandum was also read from Larry Warren, City Attorney, recommending referral of the letter to Planning and Development Committee. His memo stated that if the Committee decides to reject any of the information, it can do so by ruling at the Committee meeting. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL REFER THIS CORRESPONDENCE TO THE PLANNING AND DEVELOPMENT COMMITTEE. CARRIED. Added An e-mail was read from Sandel DeMastus, 1137 Harrington Ave. NE, Renton, Citizen Comment: DeMastus - 98056, describing various problems at Sunset Court Park located at 1150 Sunset Court Park Problems Harrington Ave. NE. Ms. DeMastus relayed the adjacent neighbors' desires for closure of the park at night and enforcement of the park rules. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL REFER THIS CORRESPONDENCE TO THE ADMINISTRATION. CARRIED. Mayor Keolker-Wheeler assured that the Administration is already working on the matter. C,,,_.,,t OF RENTON COUNCIL AGENDA,.4LL Submitting Data: Dept/Div/Board.. Economic Development Neighborhoods and Strategic Planning Staff Contact...... Rebecca Lind (ext. 6588) Subject: Highlands Subarea Plan Exhibits: Issue Paper Al #: , For Agenda of: March 14, 2005 Agenda Status Consent .............. Public Hearing.. Correspondence.. Ordinance ............. Resolution............ Old Business........ New Business....... Study Sessions...... Information......... Recommended Action: Approvals: Refer to the Planning and Development Committee and Legal Dept......... Planning Commission Finance Dept...... Other ............... Fiscal Impact: Expenditure Required... Transfer/Amendment....... Amount Budgeted....... Revenue Generated......... Total Project Budget City Share Total Project.. /V SUMMARY OF ACTION: The City prioritized a planning effort creating a Highlands Subarea Plan (Plan) as part of the 2005 EDNSP department work program. Plan adoption is expected in 2005. This work program supports Business Plan Goal #2 "Promote neighborhood revitalization" and the Business Plan strategy "Create opportunities for new investment in the Highlands and South Renton neighborhoods." The Plan is expected to include land use policies, zoning, and capital investment strategies to stimulate redevelopment in the Highlands. This referral is the initial step needed to begin work on the Plan with the Planning Commission. The Planning and Development Committee and Committee of the Whole will receive periodic briefings throughout the year. STAFF RECOMMENDATION: Initial briefing and subsequent periodic updates ultimately leading to adoption of the Highland Subarea Plan. Rentonnetlagnbill/ bh eon CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBROHOODS AND STRATEGIC PLANNING MEMORANDUM DATE: March 3, 2005 TO: Terri Briere, Council President Members of the Renton City Council VIA: Mayor Kathy Keolker-Wheeler FROM: Alex Pietsch 004 STAFF CONTACT: Rebecca Lind (ext. 6588) SUBJECT: Highlands Sub -Area Plan ISSUE: Redevelopment of portions of the Highlands is a long-standing City goal. Although current comprehensive plan designations and zoning allow some redevelopment to occur, the City does not have a plan in place or a coherent revitalization strategy adopted. Individual property owners can proceed now on the basis of existing regulations but these efforts will result in a smaller scale, piecemeal approach. The small number of proposals made by owners over the last several years indicate that the existing regulations are not likely to offer enough incentive to stimulate desired changes. ��111►117mIl>t i Develop a Sub-Arez� Plan and implementing zoning for the Highlands Study Area as a first step toward stimulating investment in and redevelopment of the Highlands area. The City Council adopted two policies in the 2005 Business Plan that directly address priorities for the Highlands. Goal #2 states, "Promote Neighborhood Revitalization", and Strategy #3 states, "Create opportunities for new investment in the Highlands and South Renton neighborhoods." This proposed Sub -Area Plan would begin implementation of these policies. The anticipated Plan will provide a land use, zoning, and infrastructure investment strategy that acts a guide for redevelopment of the study area. The core study area includes the commercial area along Sunset Blvd and existing R-10 and multi -family zoned .areas adjacent to it. Single-family areas surrounding the core study area will also be included for a broader evaluation focusing on techniques to maintain quality single- `Noe family neighborhoods. A map of the initial Highlands Sub -area Plan study area is shown in Attachment 1. The study area boundary is not set and will be the subject of further review and recommendation. The Plan outline, at this conceptual stage, includes the following components: Chapter One: Introduction This chapter will present the study area boundary, explain the purpose of the sub -area plan approach, and answer the question - what overall change is the City trying to address through this plan? Chapter Two: Background The background section will present data about the study area such as existing land use and zoning, existing ownership patterns, infrastructure, public facilities, view corridors, future land use capacity, and scheduled capital improvements. Chapter Three: Visioning Report The purpose of the report is to present an updated vision for the Highlands, tie it to the overall city vision and the Council business goals. The report will explain the evolution of the urban design and marketing concepts presented to the community in 1999. The vision will be presented as a catalyst for change. Public participation strategies will also be included. Chapter Four: Marketing Report This chapter will explain market feasibility under current zoning assumptions with recommended changes. The information about marketing feasibility will be derived from a completed marketing analysis prepared by the consulting firm, Heartland. Chapter Five: Plan Elements Proposed policies will address the major topics pertinent to redevelopment of this area including Land Use, Transportation, Economic Development, Urban Design/Neighborhood Character, Capital Facilities, and Relocation. Additional topics may be added as a result of public input, Planning Commission, and City Council review. Any necessary zoning map amendments would also be identified. Chapter Six: Implementation/Development Strategies This chapter will present alternatives for project implementation. Chapter Seven: Specific Code Amendments This chapter will identify specific code text needed to implement the Sub -area Plan. Work on the Sub -area Plan will occur at the Planning Commission during 2005. The goal is to complete the Plan and present it for Planning and Development Committee review in the fall. Periodic Committee of the Whole briefings are also anticipated. Review of additional issues and public input may modify the timeline. A more specific schedule will be presented to the Council as work proceeds. HAMNSP\Comp Plan\Sub Area Plans\Highlands\Agenda bill issue paper.doc March 3, 2005 NOW ..r Page 3 CONCLUSION: The Highlands Sub -Area Plan can be an initial step toward realization of the City's goal of a revitalized and renewed commercial and residential area outside of the urban center. Referral of this planning effort to the Planning Commission and Planning Development Committee will begin this work program. H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Agenda bill issue paper.doc LillL OF RENTON CIT ." Economic Development, Neighborhoods and Strategic Planning K y Keolker-Wheeler, Mayor Alex Pietsch, Administrator May 23, 2005 Mr. Jay Hansen, Vice President, CWCapital LLC 15375 Southeast 30t11 Place, Suite 290 Bellevue, Washington 98007 SUBJECT: HARRINGTON SQUARE Dear Mr. Hansen: RECEIVED MAY 2 4 2005 Renton City Council CIiY U,NI i , CITY C ;Y I am writing to express the City of Renton's support for the, Harrington Square project as proposed by Colpitts Development. This project is widely anticipated with support of the Mayor, City Council, and the Highlands community. I encourage you to support this project with capital financing. The City has targeted the Highlands neighborhood, which surrounds the development site, for redevelopment. In fact, Harrington Square fulfills key strategies of the City's 2005-2010 Business Plan: "Continue aggressive redevelopment efforts Downtown and in the Highlands" and " Create opportunities for new investment in'the Highlands and South Renton neighborhoods. The addition of more than 200 market -rate apartments in an urban form will establish the Highlands area as a significant opportunity for further investment. Please do not hesitate to call on me if you need any assistance. The City and I personally look forward to seeing the Harrington Square project move forward. Sincerely, Alex Pietsch cc: Kathy Keolker-Wheeler, Mayor Renton City Council 1055 South Grady Way - Renton, Washington 98055 0 This paper contains 50% recycled material, 30 % post consumer RENT®N AHEAD OF THE CURVE October 23, 2006 %ew Renton City Council Minutes *"< Page 362 King County Metro Transit will hold a Transportation Resources Workshop on November 7 at Renton City Hall to provide an overview of many of the Puget Sound transit agencies and programs available to the community. Trick or Treat at local businesses and celebrate at the "Olde" Halloween Party outdoors in Main Street Square in downtown Renton on October 28. The Renton Fire Department encourages everyone to change smoke alarm batteries when setting clocks back one hour with the end of Daylight Savings Time on October 29. AUDIENCE COMMENT Sandel DeMastus, Highlands Community Association Vice President and Citizen Comment: DeMastus - Highlands Zoning Task Force Member, PO Box 2041, Renton, 98056, Highlands Area Break -Ins, expressed concern regarding the number of break-ins in the Highlands area and Fireworks Ban urged review of this public safety matter. Additionally, Ms. DeMastus expressed her support for maintaining the ban on fireworks in Renton. Citizen Comment: Moore - Kirk Moore, 1901 Harrington Circle NE, Renton, 98056, reported on the Highlands Zoning Task Force progress of the Highlands Zoning Task Force, noting that the task force will come up with a plan over the next four meetings. Citizen Comment: Madson - Lori Madson, 1301 SW 16th St., Renton, 98056, introduced herself as a Citizen Initiative, Fireworks member of the Committee to Keep Renton Safe and a representative of Renton Ordinance Firefighters Local 864. She spoke on the subject of Renton Proposition 1, initiative measure concerning fireworks, which will go before voters on November 7. Ms. Madson read the against statement listed in the King County Local Voter's Pamphlet, which encourages voters to vote no on this initiative, as a no vote will keep Renton's ban on the sale and discharge of all fireworks within the City intact. Additionally, Ms. Madson read a statement from Firefighters Local 864, which also encourages voters to vote against Proposition 1. Reporting that the repeal of the fireworks ban is fueled by fireworks lobbyists, she stressed that the ban on fireworks is not unpatriotic. MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL ALLOW THE SPEAKER FIVE MORE MINUTES. CARRIED. Ms. Madson stated that the Renton- and business -sponsored fourth of July fireworks event brings the community together and is very patriotic. She pointed out that the fireworks discharge hours would increase from 15 (pre -ban) to more than 60 if this initiative passes. Councilwoman Briere reiterated that the initiative allows more fireworks discharge hours than Renton allowed prior to its ban on fireworks. Councilman Persson indicated that Proposition 1 will limit the City's ability to regulate firework stands, which could be problematic. Citizen Comment: Walker - Sir Cedric Condominium Redevelopment, Highlands Area 0111 Colin Walker, 3233 NE 12th St., #301, Renton, 98056, stated that he is the president of the Sir Cedric Condominium Homeowners Association Board of Directors. He reported that the condominium complex's repair and restoration project is proceeding on schedule and on budget. Mr. Walker said he is pleased that the complex is part of the revitalization of the Highlands area, and he is also pleased about the positive changes occurring in Renton such as the downtown redevelopment, The Landing project, and the Sam Chastain Waterfront Trail. October 23, 2006 `„ Renton City Council Minutes 'A"K Page 363 Responding to Council President Corman's inquiries, Mr. Walker shared the motivation behind and the history of the restoration project, noting that it was funded by individual unit owners through a lump -sum special assessment ranging from $28,000 to $33,000 per unit. Citizen Comment: Puckett - Jerry Puckett, 15260 Oak Dr., Renton, 98058, who lives at Wonderland Estates Wonderland Estates Mobile Mobile Home Park on Maple Valley Hwy. in unincorporated King County, Home Park, Annexation noted the stress that park residents are under due to the potential of losing their homes. Mr. Puckett stated that he is anxious for the property to annex to the City of Renton, and inquired as to the Maplewood Addition Annexation process time frame. He indicated that residents are working towards purchasing the park property. Mayor Keolker pointed out that once the property is annexed to Renton, it may be more vulnerable to redevelopment. She stated that staff will contact him regarding the time frame of the annexation. Citizen Comment: Puckett - Iola Puckett, 15270 Pine Dr., Renton, 98058, indicated that she lives at Wonderland Estates Mobile Wonderland Estates Mobile Home Park. Stating that residents are trying to Home Park purchase the park property, she issued an invitation to their Saturday pancake breakfast fundraisers. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 10/16/2006. Council concur. 10/ 16/2006 Appointment: Airport Mayor Keolker appointed the following individuals to the Airport Advisory Advisory Committee Committee to fill vacant three-year terms: Renton Hill/Monterey Terrace neighborhood alternate representative Dina Davis, 433 Cedar Ave. S., Renton, 98057 (term to expire 5/7/2007); West Hill neighborhood alternate representative John Middlebrooks, 510 Seneca Ave. NW, Renton, 98057 (term to expire 5/7/2009); Aircraft Owners and Pilots Association primary representative Colleen Turner, 15205 140th Way SE, B-104, Renton, 98058 (term to expire 5/7/2009); and North Renton neighborhood primary representative Richard Zwicker, 446 Pelly Ave. N., Renton, 98055 (term to expire 5/7/2007). Refer to Community Services Committee. CAG: 06-108, Maplewood Community Services Department submitted CAG-06-108, Maplewood Golf Golf Course Driving Range Course Driving Range Netting Replacement; and requested approval of the Netting, NETServices project, authorization for final pay estimate in the amount of $129,225.09, commencement of 60-day lien period, and release of retained amount of $6,224.72 to NETServices, LLC, contractor, if all required releases are obtained. Council concur. Development Services: System Development Services Division recommended approval to clarify the Development Charges, UC-N calculation of System Development Charges as applied to mixed -use or multi - Zone family properties in the Urban Center North zone in the same manner as the Commercial/Office/Residential and Center Downtown zones. Refer to Utilities Committee. Planning: East Renton Plateau Economic Development, Neighborhoods and Strategic Planning Department PAA Future Zoning recommended setting public hearings on 11/6/2006 and 12/11/2006 to consider the prezoning for the East Renton Plateau Potential Annexation Area. Refer to Planning Commission; set public hearings. . `.. Sir Cedric Condominiums Repair and Restoration Project 3233 NE 12th St, Renton Partners Project Architect: Kilburn Architects, LLC General Contractor: McBride Construction Resources, Inc. BEFORE DURING n NZ11')A - 1�1) 3/20Db The Sir Cedric Condominiums Homeowners'Asso ciation is currently completing the first major resi- dential renewal project in the Renton Highlands. This $1.4 million, six-month project will include repairing rot, removing and replacing existing sid- ing with horizontal lap siding, repairing decks, and waterproofing the building envelope. The project was funded by individual unit owners through a lump -sum special assessment. AFTER Contact the Sir Cedric Homeowners'Association Board of Directors at sircedrichoa@gmaiLcom for more infor- mation on this project. October 16, 2006 ,f,. Renton City Council Minutes .,, Page 350 Noting that a portion of the site is being used as commercial and the property directly adjacent to this portion is also commercial, Councilwoman Briere indicated that it is logical for the commercial uses to line up. Mr. Erickson said the site's zoning has to be consistent with the Comprehensive Plan, and pointed out that a Comprehensive Plan amendment may be needed. He explained that the commercial use can be grandfathered in if it currently is a legal use in King County. Public comment was invited. Charles Grass, 10733 138th Ave. SE, Renton, 98059, stated that he is the petitioner for the annexation, and suggested light commercial zoning along Duvall Ave. NE given the substantial commercial activity directly across from the site. He pointed out that residential properties on main streets such as Duvall Ave. NE tend to become run down. There being no further public comment, it was MOVED BY BRIERE, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC MEETING. CARRIED. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ACCEPT THE MARSHALL 10% NOTICE OF INTENT TO COMMENCE ANNEXATION PROCEEDINGS PETITION, AUTHORIZE CIRCULATION OF THE 60% DIRECT PETITION TO ANNEX FOR THE 7.6 ACRE AREA, REQUIRE THAT PROPERTY OWNERS ASSUME A PROPORTIONAL SHARE OF THE CITY'S OUTSTANDING VOTED INDEBTEDNESS, AND ACCEPT ZONING CONSISTENT WITH THE COMPREHENSIVE PLAN. CARRIED. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: • Take part in the Cedar River "Salmon Trek" and learn about the life cycle of salmon. Naturalists will be stationed at the downtown Renton Library, Riverview Park, Cavanaugh Pond, and Landsburg Park from 11 a.m. to 4 p.m. on October 21, 22, 28, and 29, and November 4. • The Renton Senior Activity Center's annual Craft Bazaar will be held on October 28 from 10 a.m. to 4 p.m. The Bazaar will offer crafts handmade by Renton area senior adults. AUDIENCE COMMENT Citizen Comment: McOmber - Highlands Zoning Task Force Citizen Comment: Moore - Highlands Zoning Task Force The Renton Municipal Airport may experience an increase in nighttime aircraft operations this week due to unforeseen construction delays causing the closure of the main runway at Boeing Field. Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, expressed his pleasure that the Highlands Zoning Task Force is working towards improving the Highlands neighborhood. He noted the need for alley and sidewalk improvements in the area, and an increased police presence. Kirk Moore, 1901 Harrington Circle NE, Renton, 98056, indicated that he is the chair of the Highlands Zoning Task Force. He reported that the task force has a good understanding of the situation in the Highlands, and he thanked Economic Development, Neighborhoods and Strategic Planning Department staff for their assistance. Mr. Moore reviewed the issues the task force is tackling, and he predicted that the task force will produce positive recommendations that meet the goals for the area. October 16, 2006 NWOW Renton City Council Minutes Page 351 In response to Council President Corman's question, Mr. Moore confirmed that there is good participation from all members of the task force. He pointed out that the task force is concentrating on moving forward and not on living in the past. Citizen Comment: Curley - Pam Curley, 1225 Kirkland Ave. NE, Renton, 98056, noted that the police have Waiver of Water -Related been called numerous times regarding the tenant in her duplex. She reported a Charge situation whereby her tenant illegally turned the water on, and when she reported this to the Utility Billing Division, she was charged $170. Ms. Curley explained that she cannot afford to pay the charge. She stressed that she should not be chastised for reporting her tenant's actions, and asked for waiver of the charge. Police Chief Milosevich stated that the Police Department is familiar with the problems Ms. Curley is having with her tenant and is trying to help resolve the issue. He pointed out that the eviction process has begun; however, the process can take a long time. Chief Administrative Officer Covington reviewed Ms. Curley's situation in regards to the water -related charge and noted that the only way the charge can be waived is by legislative action. MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL REFER THIS MATTER TO THE FINANCE COMMITTEE. CARRIED. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 10/9/2006. Council concur. 10/9/2006 City Clerk: Quarterly Contract City Clerk submitted Quarterly Contract List for period of 7/1/2006 to List, 7/1/2006 to 9/30/2006 9/30/2006; 62 contracts and 17 addenda totaling $24,392,293.94. Information. CAG: 06-168, Coulon Beach City Clerk reported bid opening on 10/10/2006 for CAG-06-168, Coulon Beach Log Boom & Transient Log Boom and Transient Moorage Repair; four bids; engineer's estimate Moorage Repair, Richard $105,000; and submitted staff recommendation to award the contract to low Phillips Marine bidder, Richard Phillips Marine, Inc., in the amount of $69,632. Council concur. Finance: Impact Fees, Issaquah Economic Development, Neighborhoods and Strategic Planning Department & Kent School Districts recommended approval to increase the impact fee collected on behalf of the Issaquah School District, and approval to implement an impact fee to be collected on behalf of the Kent School District. Refer to Finance Committee; set public hearing on 11/20/2006. , Budget: 2007, Annual City of Finance and Information Services Department recommended a public hearing Renton be set on 11/6/2006 to consider the 2007 Revenue Sources and Preliminary Budget, and a public hearing be set on 12/4/2006 to consider the 2007 Budget. Refer to Committee of the Whole; set public hearings. Plat: West Coast, NE 4th St, Hearing Examiner recommended approval, with conditions, of the West Coast PP-04-149 Preliminary Plat; 60 single-family lots on 10.82 acres located at 4925 NE 4th St. Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. October 9, 2006 **MW Renton City Council Minutes - . Page 344 NEW BUSINESS EDNSP: Neighborhood Program, Highlands Community Association AUDIENCE COMMENT Citizen Comment: DeMastus - Highlands Community Association MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL REFER THE TOPIC OF THE REINSTATEMENT OF THE HIGHLANDS COMMUNITY ASSOCIATION AS A MEMBER OF THE NEIGHBORHOOD PROGRAM TO THE ADMINISTRATION.* Councilman Clawson expressed his approval of the action. *MOTION CARRIED. Council President Corman noted that with the Administration's review of whether the Highlands Community Association meets the City's neighborhood recognition requirements, and with the formation of the Highlands Zoning Task Force, a tremendous step has been made towards healing the relationship between the City and the Highlands neighborhood. Sandel DeMastus, Highlands Community Association (HCA) Vice President, PO Box 2041, Renton, 98056, reported that members of the HCA board are Highlands neighborhood residents, and that Kirk Moore just joined the board. Citizen Comment: Petersen - Inez Somerville Petersen, PO Box 1295, Renton, 98057, questioned why the 2006 Comprehensive Plan City is moving ahead with the Comprehensive Plan amendments relating to the Amendments, Highlands Highlands zoning when the Highlands Zoning Task Force was just formed this Zoning evening. Citizen Comment: Tamnkang - Patrick Tamnkang, 2307 SE 8th Dr., Renton, 98055, stated that when he City Staff Attitude conducts business at Renton City Hall, the attitudes of the City employees are Compliment always very cordial. ADJOURNMENT MOVED BY NELSON, SECONDED BY PERSSON, COUNCIL ADJOURN. CARRIED. Time: 8:24 p.m. Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann October 9, 2006 October 9, 2006 NOW Renton City Council Minutes ,,w Page 342 Plat: Wedgewood Lane (1-3), Development Services Division recommended approval, with conditions, of the NE I0th St, FP-06-065 Wedgewood Lane Final Plat (Division 1-3); 103 single-family lots on 22.96 acres located in the vicinity of NE 10th St. and Hoquiam Ave. NE. Council concur. (See page 343 for resolution.) Transportation: Civil Engineer Transportation Systems Division requested authorization to hire a Civil III Hire at Step E Engineer III at Step E of the salary range. Council concur. Utility: Boeing Agreement Utility Systems Division recommended approval to terminate the agreement and Termination, N 8th St & Park license with Boeing for the fire main intertie at N. 8th St. and Park Ave. N., as Ave N Fire Main Intertie the intertie is no longer needed. Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. UNFINISHED BUSINESS Finance Committee Chair Persson presented a report recommending approval of Finance Committee Claim Vouchers 252908 - 23354 and two wire transfers totaling $2,821,245.74; Finance: Vouchers and approval of Payroll Vouchers 66074 - 66243, one wire transfer, and 634 direct deposits totaling $1,982,411.04. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Development Services: Finance Committee Chair Persson presented a report regarding the fence Variance Fee Waiver Request, variance fee waiver request. The Committee met to consider a request by the Fence Height, Colee applicant to waive the application fee for a variance. The applicant intends to seek a variance from the City's fence regulations for an existing over -height fence. He appeared before Council to request that the variance application fee be waived because he is low income and cannot afford the fee. The established administrative variance fee is $100. Similar fee waiver requests have not been granted for land use permits in the past. Granting the waiver would set a precedent for future requests. Therefore, staff recommended that the requested fee waiver be denied. Planninjj & Development Committee Planning: Highlands Area Citizens Advisory Committee, Highlands Zoning Task Force However, the Committee recognizes that the applicant has extenuating circumstances in that he is low income and disabled. Therefore, the Committee recommended that the Council approve the requested fee waiver. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning and Development Committee Chair Briere presented a report recommending the following appointments be made to the Highlands Zoning Task Force to review zoning and Comprehensive Plan amendments and make recommendations to Council over the next month: Howard McOmber, Steve Beck, Jennifer Hawton, Cristin Mandaville, Scott Weiss, Bimal Kumar, Theresa Elmer, Colin Walker, and Mark Gropper.* Councilwoman Briere reported that Ms. Mandaville asked to be removed from consideration. Reviewing the criteria for selecting the task force members, Ms. Briere pointed out the following: Mr. McOmber is a member of the Highlands Community Association; Steve Beck and Jennifer Hawton are single property owners; Scott Weiss and Bimal Kumar are multiple property owners; Theresa Elmer is a renter; Colin Walker is a condominium owner; and Mark Gropper is a representative of the Renton Housing Authority. October 9, 2006 •Iftw Renton City Council Minutes .w Page 343 RESOLUTIONS AND ORDINANCES Continuing, Councilwoman Briere noted the opening left by the withdrawal of Ms. Mandaville, and named five additional applicants that were considered for the task force. *MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT AS AMENDED TO REMOVE CRISTIN MANDAVILLE.* Council discussed the qualifications of the potential task force members, and the possibility of adding alternate members. *MOTION CARRIED. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL ADD KIRK MOORE TO THE TASK FORCE. CARRIED. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL ADD SANDEL DEMASTUS TO THE TASK FORCE AS AN ALTERNATE MEMBER SHOULD SOMEONE BE UNABLE TO COMPLETE THE TERM. [ b The following resolution was presented for reading and adoption: Resolution #3837 A resolution was read approving the Wedgewood Lane Final Plat (Division 1- Plat: Wedgewood Lane (1-3), 3); approximately 22.96 acres located in the vicinity of NE 10th St. and NE 1 Oth St, FP-06-065 Hoquiam Ave. NE. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 10/16/2006 for second and final reading: Annexation: Querin II, An ordinance was read annexing approximately 24 acres of property generally Hoquiam Ave NE located south of NE Sunset Blvd. and north of SE 114th St., if extended, east of 141 st Ave. SE, if extended, and west of 144th Ave. SE, if extended (Querin II Annexation). MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 10/16/2006. CARRIED. Annexation: Querin II, R-4 An ordinance was read establishing the zoning classification for approximately Zoning 10.70 acres, generally located in the portion north of SE 112th St., if extended, east of 142nd Ave. SE, and south of NE Sunset Blvd., annexed within the City of Renton from R-4 (Urban Residential - four dwelling units per acre, King County zoning) to R-4 (four dwelling units per net acre) zoning; Querin 11 Annexation. MOVED BY BRIERE, SECONDED BY CLAWSON,. COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 10/16/2006. CARRIED. Annexation: Querin II, R-8 An ordinance was read establishing the zoning classification for approximately Zoning 12.35 acres, generally located in that portion west of 142nd Ave. SE and that portion south of SE I I2th St., if extended, annexed within the City of Renton from R-4 (Urban Residential - four dwelling units per acre, King County zoning) to R-8 (eight dwelling units per net acre) zoning; Querin II Annexation. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 10/16/2006. CARRIED. PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT October 9, 2006 Highlands Area Citizens' Zoning Task Force (Referred 6/19/06) 7``'17,nY Date aa06 45 amended ire e/iminal drlsflr /77a,;dav1Ve- "O The Planning and Development Committee recommends the following appointments be made to the Highlands Zoning Task Force to review zoning and comprehensive plan amendments and make recommendations to Council over the next month: ➢ Howard McOmber ➢ Steve Beck ➢ Jennifer Hawton ➢ Scott Weiss ➢ Bimal Kumar ➢ Theresa Elmer ➢ Colin Walker ➢ Mark Gropper 4, Terri Briere, Chair Dan Clawson, Vice Chair Marcie Palmer, Member cc: Jay Covington Marty Wine Alex Pietsch NnfG' d �u seeara�, rojollOAS1 Kirk Moore WOS added as a -7169 r-Orce McAtber and Sand el Den?asfus ci,�as Q�'Araved as '24 al {�rna�&d October 9, 2006 �a Renton City Council Minutes ,.,, Page 341 ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: A tour of the Henry Moses Aquatic Center will be included as part of the National Recreation and Park Association's 41 st Annual Congress and Exposition this week. A "Friends of the Library" group is being formed to organize events to promote the library, conduct fundraising activities, help with programs and events, and provide volunteer help in Renton's libraries. AUDIENCE COMMENT Kirk Moore, 1901 Harrington Circle NE, Renton, 98056, expressed his Citizen Comment: Moore - displeasure that the Highlands redevelopment is depicted as an urban village on Highlands Area the City's website. He stressed that residents want a say in how the Highlands -Redevelopment, Task Force area is developed. Mr. Moore questioned why he was not selected to serve on the Highlands Zoning Task Force as he is a well -qualified candidate. He urged Council to give Highlands residents a chance to voice their opinions. Citizen Comment: DeMastus - Sandel DeMastus, Highlands Community Association Vice President, PO Box Fire Department Program, 2041, Renton, 98056, stated that she has been working on a program regarding Highlands Zoning Task Force the Fire Department, and she presented a copy of the film to Council President Corman. Ms. DeMastus noted that she was also not selected to serve on the Highlands Zoning Task Force, and suggested that Council review the proposed task force members. Citizen Comment: Petersen - Inez Somerville Petersen, PO Box 1295, Renton, 98057, questioned whether a Various developer would have been treated the same way the Provosts were in regards to their variance appeal. On another subject, Ms. Petersen stated that some changes were made to the City's new website as a result of her input, and she praised staffs efforts on the project. Additionally, she thanked Mayor Keolker for the way she responded at last week's Council meeting on the topic of why firefighters did not attend the Highlands Community Association (HCA) picnic. Concluding, Ms. Petersen announced her resignation as secretary of the HCA. Citizen Comment: Provost - Al Provost, 3707 Lake Washington Blvd. N., Renton, 98056, spoke on the Provost Variances Appeal, subject of his variance appeal, and thanked Council for its decision granting the Alan & Cynthia Provost, V-06- three-story variance. In regards to the shoreline set -back variance modification, 024 which was denied, Mr. Provost pointed out the existence of three houses that are well within the shoreline setback that he is not allowed to build within. He noted that this appears to be a double standard, and suggested Council review of setbacks. Citizen Comment: Pepper - Pat Pepper, 28934 229th Pl. SE, Black Diamond, 98010, indicated that she is a Municipal Arts Commission, member of the Municipal Arts Commission and a member of the Evergreen City Evergreen City Ballet Ballet (ECB) Board of Directors. Ms. Pepper stated that she wants Renton to become a destination for cultural tourism. She announced upcoming performances of the ECB, and noted ECB's partnership with an opera company and the creation of the ECB orchestra. In conclusion, Ms. Pepper introduced ECB Board of Directors President Dave Ellison. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 10/2/2006. Council concur. 10/2/2006 j "-NNW "r' RECEIVEd �y ECONOMIC DEVELOPME5TT 2006 Uti , �- NEIGHBORHOODS, AND STRATEGRYON Clry COUNCif PLANNING DEPARTMENT CITY OF RENTON O C T 1 1 2006 M E M O R A N D U M RECENED CITY OLERK'S OFFICE DATE: October 4, 2006 TO: Terri Briere, Committee Chair Members of the Planning and Development Committee CC: Kathy Keolker, Mayor Members of the Renton City Council Jay Covington, Chief Administrative Officer FROM: Alex Pietsch STAFF CONTACT: Rebecca Lind SUBJECT: Formation of Highlands Comprehensive Plan Amendment and Zoning Task Force ISSUE: Should the City convene Comprehensive Plan Amendment and Zoning Task Force to provide community based planning recommendations to the City of Renton? RECOMMENDATION: Form Highlands Comprehensive Plan Amendment and Zoning Citizen Task Force that will begin meeting in October 2006. BACKGROUND SUMMARY: Purpose This Task Force is formed to provide citizen and property owner input into the zoning decisions within the Center Village (CV) and Residential Medium Density (RMD) land use designations. Membership (9 Positions) The Task Force membership should reflect commercial, community, property owner, and resident interests within the area impacted by Comprehensive Plan amendment and rezoning proposals. It is recommended that the Task Force consist of nine members, as this is a small enough number to provide staffing, but large enough to provide a range of representation. The attached list of potential Task Force members includes individuals responding to Committee of the Whole's action at their October 2, 2006 meeting, calling for volunteers. Regular meetings of the Task Force will be scheduled with staffing and support provided by the Department of Economic Development, Neighborhoods, and Strategic Planning. h:\ednsp\comp plan\sub area plans\highlands\task force\issue paper for task force appointment.doc Terri Briere Page 2 of 5 October 4, 2006 Member 1. ..r Highlands Community Association member who lives in or owns property in the proposed study area Member 2. Commercial representative - business landowner or tenant with a lease with a business interest that could stay the same or be a candidate for redevelopment Members Property owner (1 developed lot) that could either stay as is or have 3 & 4. redevelopment potential - maybe one of each Members Multiple property owner of multiple lots with existing improvements and 5 & 6. redevelopment potential Member 7. Renter in the proposed rezoning area Member 8. Owner of potential CV zoned property with underutilized residential or commercial use, that could either stay as is or develop with mixed use, commercial or residential Member 9. Housing Authority in its role as major property owner and to provide input on affordability provisions in the draft code Appointment The Council will appoint the Task Force after review and recommendation of the Planning and Development Committee. Members will be recruited from the Party of Records list from the Renton Highlands Subarea zoning action, the Highlands Community Association, the Renton Housing Authority, business owners in the commercial area, and the general public notified through the City Council Committee of the Whole October 2, 2006 meeting. Scope of Work The Task Force work requires review of zoning and policy amendments, rather than the broader issue of the vision for the Center Village. The Task Force review will provide a citizen perspective on the following five issues: 1) Amendments to Comprehensive Plan policies in the Center Village: a. Adding the Residential 14 (R-14) zone as an implementing zone to the Center Village concept, and b. Deleting a restriction on commercial uses north of 12th St and west of Edmonds Ave. c. Wording changes that do not change policy content (housekeeping amendments) h:\ednsp\comp plan\sub area plans\highlands\task force\issue paper for task force appointment.doc Terri Briere Page 3 of 5 October 4, 2006 2) Changes amending the boundary of the Center Village (CV), Residential Medium Density (RMD), and Residential Multi -Family (RMF) land use designations within the study area. 3) Zoning text changes to the R-14 and Residential 10 (R-10) zones that might be applied to properties in the study area. 4) Zoning text changes to the CV zoning designation affecting properties already zoned CV and other properties that might be rezoned into the CV zoning category. 5) Potential area wide rezoning of property from R-10 to R-14, R-10 to R-8 (Residential 8), RMF to R-14 or CV, and R-10 to CV. The Task Force will be convened Tuesday, October 10, 2006 and will meet twice a week for one month. Participation in the Task Force will require a commitment to attend an estimated eight meetings and review maps and written materials outside of scheduled meetings. Product The Task Force will produce a written report with specific recommendations on proposed zoning and Comprehensive Plan text and map amendments. The Task Force will also review proposed area -wide rezoning and include recommendations on this issue in its report. The report will be drafted for Task Force members review by city staff after presentation of discussion items and review and identification of issues. The report will be presented to the Planning and Development Committee for review and recommendation to the City Council. Recommendations The Task Force members will be asked to approve the report by a majority vote. At the request of three of the nine members, a minority report may be prepared on any issue and included in the Task Force report. Schedule and Meeting Topics Week 1: October 9 to 13, 2006 Meeting 1 Background overview of Center Village policies, with focus of Comprehensive Plan text and map amendments Identification of issues and concerns List generated by Task Force Identify items for further work/refinement Hold until Meeting 5 Meeting 2 Summary of R-14 zoning proposal h:\ednsp\comp plan\sub area plans\highlands\task force\issue paper for task force appointment.doc Terri Briere Page 4 of 5 October 4, 2006 w Focus on why current R-10 zoning does not implement the Center Village Review of R-14 zone What is it now? How could it be amended and why? What is needed to address the Center Village concept? Alternative amendments to R-10 zone Identification of issues and concerns List generated by Task Force Identify items for further work/refinement Hold until Meeting 5 Week 2: October 16 to 20, 2006 Meeting 3 Summary of Center Village zoning What is it now? How would it be changed? Identification of issues and concerns List generated by Task Force Identify items for further work/refinement Hold until Meeting 5 Meeting 4 Map Amendments a. Center Village boundary b. Property rezones Identification of issues and concerns List generated by Task Force Identify items for further work/refinement Hold until Meeting 5 Week 3: October 23 to 27, 2006 Meeting 5 Review all four issues lists Discuss staff responses Begin to identify Task Force positions on each work program task Meeting 6 Draft 1 positions prepared for Task Force review Week 4: October 30 to November 3, 2006 Meeting 7 Review Task Force report, Draft 1 Meeting 8 Review final report Determine reporting out speakers and presentation Non -Task Force Meetings Requiring Coordination October 21 and November 2: Planning and Development Committee h:\ednsp\comp plan\sub area plans\highlands\task force\issue paper for task force appointment.doc Terri Briere Page 5 of 5 October 4, 2006 cm Review of Planning Commission recommendations on all Comprehensive Plan amendments (October 21"other citywide amendments Nov. 2n Highlands) November 8: Transmit Task Force report to City Council for November 13th Public Hearing November 13: City Council Committee of the Whole Briefing Regular Council meeting Public Hearing on zoning package (text and areawide rezoning) November 14: End of Moratorium November 16: Planning and Development Committee Review and Recommendation November 20: First reading of Ordinances November 27: Second reading of Ordinances CONCLUSION: Formation of a Highlands Comprehensive Plan Amendment and Zoning Task Force would give the residents a voice in the planning for their community. h:\ednsp\comp plan\sub area plans\highlands\task force\issue paper for task force appointment.doc �IIIf:11[�E•`�►ZII�Y1[: CITY OF RENTON , HIGH&ANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia a()ci. renton. wa. us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR ❑ MS. X❑ NAME Rebecca Alder DATE Oct 5, 2006 HOME ADDRESS 3112 NE 14th St ZIP CODE 98056 PHONE: DAY 206-505-9772 NIGHT 425-213-4032 EMAIL admin@federalofficexpress.com CHECK ALL THAT APPLY: HIGHLANDS RESIDENT X❑ HIGHLANDS PROPERTY OWNER X❑ INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS 3110, 3112, 3114 NE 14'h St TYPE triplex PROPERTY ADDRESS TYPE PROPERTY ADDRESS LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: bought triplex in 1992 TYPE EDUCATIONAL & OCCUPATIONAL BACKGROUND Masters of Education, Order Care @ Federal Office Xpress COMMUNITY ACTIVITIES (organizations/clubs/service groups, etc.) REASON FOR APPLYING FOR THIS TASK FORCE Am very interested in what happens in my neighborhood.. Some of the residences are well kept up, some are in shambles. I was out of the State for 5 years. When I came back, I was shocked at how much the neighborhood (including my won property) had deteriorated my absence. I have worked hard to bring my property back up to a better standard, but the rest of the housing shows little change. MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM TUESDAYS 11AM — 1 PM TUESDAYS 3:30/4:00 — 6 PM WEDNESDAYS 7:30 - 9:30 AM I-VEDNESDAYS I IAM -1 PM Wv""ESDAYS 3:30/4:00 - 6 PM THURSDAYS 7:30 - 9:30 AM '" : AURSDAYS I IAM - I PM TIVO-,DAYS 3:30/4:00 - 6 PM FRIDAYS 7:30 - 9:30 AM 3 FRIDAYS I IAM -1 PM FRIDAYS 3:30/4:00 - 6 PM NOW CITYOFRENTON HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia(aW renton. wa. us OR Judith Subia City ofRemon -EDNSP IOSS South Grady Way Renton, WA 98057 MR.,V MS. ❑NAME _ < C.11�lri DATE lO2 3 -19 6 HOMEADDRESS_ 91 M r5 t �, `l ZIP CODE I © PHONE: DAY 1-f2 �uq-,6 6 t NIGHT Li Z5 7.v t q3'$ �,IL ��• Sb Q �'APtca$�; CHECK ALL THAT APPLY: HIGHLANDS RESIDENT ❑ HIGHLANDS PROPERTY OWNER INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS 1 I b4 -. PROPERTY ADDRESS 1164 PROPERTY ADDRESS 3 ' 16 1 A N qt-tbe LENGTH OF RESIDENCE/PROPERT! EDUCATIONAL & OCCUPATIONAL �C,.,fAW L 9> Velozlaow,o� :11r0 Ue— OWNERSHIP IN HIGHLANDSZ--S-- !s'leQ�S COMMUNITY ACTIVITIES (agawntla wolubs1mvioe groups, TYPEy�� TYPE Le TYPE REASON FOR APPLYING FORMS TASK FORCE _ --r, CO-y" , riIDM tt 'U e - 1Fu-+v^k - C�-P 7%C Ai /4". 06a2l-K dy A/9"e MEETING PREFERENCE (RANK I = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 - 9:30 AM Z TUESDAYS J JAM -1 PM Z TUESDAYS 3:30/4:00 - 6 PM WEDNESDAYS 7:30 - 9:30 AM WEDNESDAYS I JAM -1 PM �_ WEDNESDAYS 330/4:00 - 6 PM THURSDAYS 7:30 - 930 AM ,�THURSDAYS I JAM -1 PM Z THURSDAYS 3:30/4:00 - 6 PM FRIDAYS 7:30 - 9:30 AM _� FRIDAYS I I AM -1 PM __ FRIDAYS 330/4:00 - 6 PM '3 CITY OF RENTON HIGHLXNDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubiaRci.renton.wa.us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR ❑ MS. x NAME Jerri Broeflle Jr. DATE 10/4/06 HOME ADDRESS 850 Monroe Ave. N.E.. Renton, WA ZIP CODE 98056 PHONE: DAY 206-595-2542 NIGHT 425-226-8528 EMAIL BudgetBuildPro0aol.com CHECK ALL THAT APPLY: HIGHLANDS RESIDENT x HIGHLANDS PROPERTY OWNER x INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER x PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS 870 Monroe Ave. N.E. TYPE Residence PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: 55+ years EDUCATIONAL & OCCUPATIONAL BACKGROUND Education: Pre -Law undergrad. Certificate in Real Estate Practices. I was "born into" the construction trades, trained as a plumber, framing carpenter. Managed a Seattle -based electrical engineering firm for 8 years. Worked 3 years at Seattle City Light in Electrical Engineering and Construction Design Divisions. Worked 13 years as manager of the City of Kent's Home Repair Program in Planning Dept. Contractor for 5+ years specializing in underground utilities and land development. Have had my own company, Budget Building Consultants (previously Budget Design Services) since 1980, providing property development, building design -construction -repair -maintenance consulting services for residential, commercial and industrial property owners. Specialize in building/facility assessments, reserve studies, and construction management. Also, I'm a Notary Public since 1988. I'd be glad to provide a resume and references if needed. COMMUNITY ACTIVITIES (organizations/clubs/semce groups, etc.) Served 2 terms on Puget Power's (now Puget Sound Energy) Consumer Panel task force. 1 year as Kent Planning Department's delegate to that city's public works facility design task force. Membership for 20+ years in Cascade Animal Protection Society King County Humane Society Planetary Society National Notarx Association. REASON FOR APPLYING FOR TI SK FORCE I'm a life-long Rentonite. Atter " enton schools, graduated from Renton High School. My family has been on .ie property in the Renton Highlands since I W. have a wealth of knowledge about the Highlands area history, geology infrastructure etc I own property here and intend to stay I do not belong to anycommum roups or organizations and have no political axes to grind The Renton Highlands was never "developed" — it just sorta "happened" over the years. With good planning and good choices the Highlands could be a fantastic resource for the City of Renton With bad planning and misguided choices, this entire area will remain stagnant I think I can be a strong voice for wisdom in helping the City Council develop and implement proper direction for this area for the foreseeable future MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM TUESDAYS I IAM —1 PM TUESDAYS 3:30/4:00 — 6 PM WEDNESDAYS 7:30 — 9:30 AM WEDNESDAYS 11AM — 1 PM WEDNESDAYS 3:30/4:00 — 6 PM 3 THURSDAYS 7:30 — 9:30 AM THURSDAYS 11AM — 1 PM THURSDAYS 3:30/4:00 — 6 PM 2 FRIDAYS 7:30 — 9:30 AM FRIDAYS I IAM —1 PM FRIDAYS 3:30/4:00 — 6 PM Message from Email: I am not a member of the Highlands Community Association. I am a long-time resident of Renton (58 years) along with my parents and grandparents before me. So, I am not only interested in planning for redevelopment and growth in the Highlands, but also I have the benefit of long-term familiarity with this entire region and its population of people and businesses. Additionally, I am a consultant for building design, remodel, repair, construction and maintenance with more than 40 years of experience. CITY OF RENTON •.•+ HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local goverment by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubiaC�cl rnton. wa. us MR. ❑ MS. V HOME ADDRESS OR Judith Subia City of Renton - EDNSP IOSS South Grady Way ? Renton, WA 98057 !" -27? - 490T EMAIL CHECK ALL THAT APPLY: HIGHLANDS RESIDENT �6 HIGHLANDS PROPERTY OWNER El INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER DATE %ea CODE 7ZU PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS S l9" QJ PROPERTY ADDRESS PROPERTY ADDRESS LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN EDUCATIONAL & OCCUPATIONAL BACKGROUND REASON FOR TTIIS TASK TYPE TYPE TYPE 77 MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIItD CHOICE) TUESDAYS 7:30 — 9:30 AM TUESDAYS 1 IAM —1 PM TUESDAYS 3:30/4:00 — 6 PM _ WEDNESDAYS 7:30 — 9:30 AM WEDNESDAYS I IAM — 1 PM WEDNESDAYS 3:30/4:00 — 6 PM TUT TD 0 rNA VCo '7.1A n.Rn ALA TUT TD On VCR 11 A X 9 1 nLA 1MTDQTNA%f0 '].'}n/A.nn �nL Page 1 of 1 Judith Subia - RE: APPLICATION FOR HIGHLANDS TASK FORCEtoo From: <AngelSandel@aol.com> To: <tbriere@ci.renton.wa.us> Date: 10/2/2006 10:33 PM Subject: RE: APPLICATION FOR HIGHLANDS TASK FORCE Hi, Alex said just go ahead and send my request to be on the task force again. Just as formality. Being I have lived here almost 15 years and know what's going on. I'm a renter. I'm also on section 8 voucher also sit in on their meetings so I know a lot of what is happening. And I have the time to since I'm disabled. I look forward to hearing back from you. Also Chair of Diversity group (Human Rights) for three years. On the board for 6 years. I'm an independent producer with channel 77. And have worked 10 years as secretary to the Children of Chernobyl NW. Helping children with medical needs. And have done countless benefits for children fund raisers to help with medical needs. Including one at Sea Tac hilton with Brook Stanford as my me and fleetwoods as one of my groups. Klingons too. I've worked in promotion and marketing for over 30 years in entertainment. And also worked with Monkees tv series and their producers tommy boyce and bobby hart. And worked and lived a while in fife,wa where I helped as volunteer with chamber commerce, Senior center and visitors center. I was awarded the top volunteer of the year for pierce county and received an award through the tourism bureau and former mayor of fife. I've always done a lot of volunteer work where ever I have lived. Sandel DeMastus 1137 Harrington Ave NE Renton, WA 98056 425-255-9448 or cell 206-779-3004 CITY OF RENTON _ HIGHMNDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSub &AcL ren ton. wa. us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR. ❑ MS. 0 NAME ��{ ,P� i¢ �L /Lj� DATE /O D QP HOME ADDRESS J.4/-A IVE % TA-"%�r &,c %D/l � Id& q04 ZIP CODE 9QO_S-ep CeJ PHONE: DAY�s%116- NIGHT ��„?S =n7Q`f- Q 7 3 EMAIL �P-y1Qeo c.LS I �C'F✓ •tit �/1 CHECK ALL THAT APPLY - HIGHLANDS HIGHLANDS RESIDENT/Y�P�yM- HIGHLANDS PROPERTY OWNER ElINSTITUTIONAL PROPERTY OWNS ❑ BUSINESS OWNER ❑ PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY)) PROPERTY ADDRESS, 316 / /t/F- / f ,5l t /(/ bAl k//4 TYPE PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: - EDUCATIONAL & OCCUPATIONAL BACKGROUND y0012T �° 2A�- le & 4 Z tl W COMMUNITY ACTIVITIES (organizations/clubs/service groups, etc.)12L INIL- /� REASON FOR APPLYING FOR THIS TASK FORCE 70 jAtj16-L_VL-7-�) 4&4 MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 - 9:30 AM TUESDAYS I IAM - 1 PM TUESDAYS 3:30/4:00 - 6 PM _ WEDNESDAYS 7:30 9:30 AM WEDNESDAYS 11AM - 1 PM WEDNESDAYS 3:30/4:00 - 6 PM_ THURSDAYS 7:30 - 9:30 AM THURSDAYS 11AM -1 PM THURSDAYS 3:30/4:00 - 6 PM )C FRIDAYS 7:30 - 9:30 AM FRIDAYS 11AM - 1 PM FRIDAYS 3:30/4:00 - 6 PM MR. L--J MS. ❑ NAME Mark Gropi'M DATE: October 3, 2006 HOME ADDRESS 6305 183`d Ave. Crt East Bonney Lake WA 98391 PHONE: DAY: 425-226-1850 ext. 223 NIGHT CHECK ALL THAT APPLY: EMAIL: mr zQrentonhousing.org HIGHLANDS RESIDENT ❑ HIGHLANDS PROPERTY OWNER 0 employee of INSTITUTIONAL PROPERTY OWNER M BUSINESS OWNER 0 PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) (CRT) CEDAR RIVER TERRACE, 51 Burnett S. Senior = 1" mo. must be over the age of 62 to be eligible HUD4350.3 CHG-24 pBased 72 1978 4-01 rent (GP) GOLDEN PINES APTS., 2901 NE 10d' senior subT =1st mo. must be over the age of 62 to be eligible 350.3 CHG-24 pBased 53 =125 1976 11-01 rent (ST) SUNSET TERRACE, 970 Harrington NE Family 1960 1-01 $250 Public Hsg 100 (CM) COLE MANOR, 2811 NE 4th Family 1981 1-05 $250 Public Hsg 28 (HQ HILLCREST TERRACE, 1442 Hillcrest Ln NE Elderly 1966 1-02 $150 must be over the age of 62 or disabled to be eligible Public Hsg 60 (EG) EVERGREEN TERRACE, 3027 NE 15`h Elderly subT $150 must be over the age of 62 or disabled to beell 'ble Public Hsg 50 =238 1968 1-03 (CP) CEDAR PARK APTS. 408 Monroe NE #271-7482 Family Affordable 1981 #5 $250 DOC Apply at onsite Office, StudioS505 iBRS615, 2BRS715 income>X3 Local prgm 244 (HT) HOUSER TERRACE, 3151 NE 16th $200 $300 min $600 max rent. Over age of 62 or 55 and disabled eligibility LocalPrgm 104 1993 6-01 Highland Hs 2825 NE 126 (15 units), Chantelle 2828 NE 3`d (18) Family subT plus 8 units in two 4-Plexes @ 1500 Kirkland NE, etc, (market Local Prgm 50 =398 1970 12-01 $300 rate): Vision House nine 9project-based units #425-228-6356 Subtotal 761 Code SECTION 8 Vouchers allocated to RHA leased 315 PHA 9 RHA SECTION 8 Vouchers here from other PHAs leased 338 PHA 99 Port -ins TOTAL 1,414 LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: RHA formed in 1941 EDUCATIONAL & OCCUPATIONAL BACKGROUND: Deputy Executive Director, Renton Housing Authority. Began 23-year public housing career in February 1983 at the Seattle Housing Authority Joined Renton in November 2001. COMMUNITY ACTMTIES (organizations/clubs/service groups, etc.): Salvation Army Advisory Council, VisionHouse & Link REASON FOR APPLYING FOR THIS TASK FORCE: At the request via Jennifer Davis -Hayes MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM TUESDAYS I IAM — 1 PM _1 TUESDAYS 3:30/4:00 — 6 PM _ WEDNESDAYS 7:30 — 9:30 AM WEDNESDAYS I IAM — 1 PM WEDNESDAYS 3:30/4:00 — 6 PM THURSDAYS 7:30 — 9:30 AM THURSDAYS I IAM —1 PM _2_ THURSDAYS 3:30/4:00 — 6 PM _ FRIDAYS 7:30 — 9:30 AM FRIDAYS 11AM — 1 PM 3 FRIDAYS 3:30/4:00 — 6 PM CITY OF RENTON HIGHL'XNDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubiafa�ci. renton. wa. us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR ® MS. ❑ NAME: Brett Hawton DATE: 10/04/2006 HOME ADDRESS:1308 Harrington Ave NE PHONE: DAY:206-774-2507 NIGHT:425-917-9796 CHECK ALL THAT APPLY: HIGHLANDS RESIDENT ® HIGHLANDS PROPERTY OWNER INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ ZIP CODE: 98056 EMAIL: bahawton@yahoo.com PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS: None TYPE: N/A LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: 28 years/6 years. EDUCATIONAL & OCCUPATIONAL BACKGROUND: BA degree & 12 years of commercial sales & finance experience. COMMUNITY ACTIVITIES (organizations/clubs/senice groups, etc.): Not much time for community activities since I began regularly attending the Planning Commission & City Council meetings regarding the Renton Highlands... REASON FOR APPLYING FOR THIS TASK FORCE: Even though home owner/residents are a minority in the highlands, they need representation. I've lived in Renton for almost 3 decades and I've seen some changes for the better & worse over the years. I'm hoping to provide constructive feedback that will help the city attract more urban professional home owner/residents. This population shift will facilitate the redevelopment targeted by the new zoning package. MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM: 3 TUESDAYS 11AM —1 PM: N/A TUESDAYS 3:30/4:00 — 6 PM: N/A WEDNESDAYS 7:30 — 9:30 AM: 3 WEDNESDAYS I IAM —1 PM: N/A WEDNESDAYS 3:30/4:00 — 6 PM: N/A THURSDAYS 7:30 — 9:30 AM: 2 THURSDAYS I IAM — 1 PM: N/A THURSDAYS 3:30/4:00 — 6 PM: N/A FRIDAYS 7:30 — 9:30 AM: 1 FRIDAYS 11AM —1 PM: N/A FRIDAYS 3:30/4:00 — 6 PM: N/A CITY OF RENTON HIGHL NDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia(a�ci.renton. wa.us OR Judith Subia City of Renton - EDNSP 105S South Grady Way Renton, WA 98057 MR. ❑ MS. ® NAME: Jennifer Hawton DATE: 10/04/2006 HOME ADDRESS: 1308 Harrington Ave NE PHONE: DAY:206-270-4599 NIGHT:425-917-9796 CHECK ALL THAT APPLY: HIGHLANDS RESIDENT ® HIGHLANDS PROPERTY OWNER INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ ZIP CODE: 98056 EMAIL: jdhawton@yahoo.com PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS: None LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: 6 years EDUCATIONAL & OCCUPATIONAL BACKGROUND: • B.A. degree • Several professional certifications • 12 years of marketing and public relations COMMUNITY ACTIVITIES (organizations/clubs/service groups, etc.): • Volunteer for various charitable organizations and fundraisers • More active in professional organizations such as Public Relations Society of America o Member of Puget Sound PRSA Board of Directors o Chair of Membership Committee REASON FOR APPLYING FOR THIS TASK FORCE: TYPE: N/A I care about this neighborhood and the people who live here. I want to be involved in laying the groundwork that will shape the Highlands and what it will become. To protect it from becoming a cookie -cutter city while fulfilling the vision of the city and creating a better Highlands. My entire family, small as it is, lives `- `Ne Highlands. My parents were so enamored ^f our area that they moved up the road only one year after we bought our Although my ties to the Highlands are na ' .ey are strong. Please let me help with this process so that other people can be drawn to the Highlands and develop ties of their own to this great neighborhood. MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 - 9:30 AM: N/A TUESDAYS 11AM -1 PM: N/A TUESDAYS 3:30/4:00 - 6 PM: N/A WEDNESDAYS 7:30 - 9:30 AM: N/A WEDNESDAYS I IAM - 1 PM: N/A WEDNESDAYS 3:30/4:00 - 6 PM: N/A THURSDAYS 7:30 - 9:30 AM: 1 THURSDAYS 11 AM -1 PM: N/A THURSDAYS 3:30/4:00 - 6 PM: 2 FRIDAYS 7:30 - 9:30 AM: N/A FRIDAYS I IAM - 1 PM: N/A FRIDAYS 3:30/4:00 - 6 PM: 3 OCT-04-2006 10:09 AM KIM HOWARD 4252771319 P.02 i "... aTy OF REN7'oN HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: OR Judkk Subla GY& of Renton - EDNSP 1055 SoWk Grady Way Renton, WA 98057 MR. ❑ MS. Ep NAME Kum Howard DATE 10-3-2006 HOME ADDRESS 2300 ne 1& pl Renton WA ZIP CODE 98056 PHONE: DAY 206 850-2883 NIGHT same EMAIL KimHowardHomes@hob=1com CHECK ALL THAT APPLY: HIGHLANDS RESIDENT rA HIGHLANDS PROPERTY OWNER [� INSTITUTIONAL PROPERTY OWNER BUSINESS OWNER L7 PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPB PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: EDUCATIONAL 8t OCCUPATIONAL BACKGROUND College, Realtor, Appraisal. COMMUNITY ACTIVITIES (ortmi»riora/dubstmvirz gmum etc.) I e- ( S "A-1 `'""` C LL& REASON FOR APPLYING FOR THIS TASK FORCE(Ctribute to the betterment of the Highlands MEETING PREFERENCE (RANK l - HIGHEST CHOIM 2 = SECOND CHOICE, 3 = TI41AD CHOICE) TU13SDAYS 7:30 - 9:30 AM _ 3 TUESDAYS 1 !AM -1 PM 1— TUESDAYS 3:30/4:00 - 6 PM WEDNESDAYS 7.30 - 9:30 AM WEDNESDAYS 11AM I PM 2_ WEDNESDAYS 3:30/4:00 - 6 PM community service form ` With Subia - FW: Highlands zoning task'*1'.;rce application "`w Page 1 of 2 From: "Cristin Mandaville" <gildaville@comcast.net> To: "'Jennifer Davis Hayes"' <TDavishayes@ci.renton.wa.us>, <TSubia@ci.renton.wa.us> Date: 10/5/2006 10:11 AM Subject: FW: Highlands zoning task force application Hi, Sorry, I did not see at first that this was to be submitted to Judith. Thanks! -----Original Message ----- From: Cristin Mandaville [mailto:gildaville@comcast.net] Sent: Thursday, October 05, 2006 10:02 AM To: 'Jennifer Davis Hayes' Subject: Highlands zoning task force application Jennifer, Here's my filled out application. Thanks for helping me with my questions this morning! - Cristin CITY OF RENTON HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) . Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council . Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia i. ren ton. wa. us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR. MS. X NAME Cristin Mandaville DATE October 4 2006 HOME ADDRESS 6035 SE 2"d Ct. Renton, WA ZIP CODE 98059 PHONE: DAY 425-463-5034 NIGHT same as day EMAIL Qildaville0comcast.net CHECK ALL THAT APPLY: HIGHLANDS RESIDENT HIGHLANDS PROPERTY OWNER x INSTITUTIONAL PROPERTY OWNER BUSINESS OWNER PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS 1409 Jefferson Ave NE Renton, WA 98056 TYPE duplex PROPERTY ADDRESS community service form YPE Page 2 of 2 PROPERTY ADDRESS TYPE LENGTH OF RESIDENCEIPROPERTY OWNERSHIP IN HIGHLANDS: Less than one year EDUCATIONAL & OCCUPATIONAL BACKGROUND • MS Portland State University, Geography, 1995 • BA Smith College, Women's Studies and Geology, Northampton, MA, 1989 • 7 years Microsoft, Program Manager and Business Manager, Redmond, WA, 1996-2003 • 1 year Tri-Met, Planner on Light Rail Station Area Development team, Portland, OR, 1994-1995 • 4 years in Account Management, in marketing services for clients as Intel, HP, and Nike, also with a Book Distributor (Academic Book Company), Portland, OR, 1989-1993 COMMUNITY ACTIVITIES (organizations/clubs/service groups, etc.) Not participating currently, but have worked with Amnesty Intl, National Organization of Women, a variety of environmental organizations, literary magazines. REASON FOR APPLYING FOR THIS TASK FORCE_ I believe good development is both politically and fiscally feasible for Renton, with all parties working in good faith and with the will to find true win -wins and compromises. However, the Highlands subject area is a mixed and transitional community right now, and as such, it is fragile and could go in any number of directions, not all of them good. Many "affordable" redevelopment projects do not last or wear well and start to look dated and 'project-y" within a few years. They are based on trends or fads in the industry, and are built out by low -quality builders. I see no reason to replace the existing housing with structures that will end up looking bad in 10 years, and in 20 years will be in similarly poor condition. I see potential in the Highlands do it right and leave a legacy for generations. MEETING PREFERENCE (RANK I = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) Please note that I have two small children who need to be picked up and dropped off at their school each weekday, so unfortunately, I will not be able to participate if the meeting times are 7:30-9:30am, nor if they are 3:30pm-6:00p. I would be able to accommodate an evening meeting time, however, beginning anytime later than 5:30pm. TUESDAYS 7:30 - 9:30 AM w sli N %i TUESDAYS 3:30/4:00 - 6 PM WEDNESDAYS 7:30 - 9:30 AM ' i G WEDNESDAYS 3:30/4:00 - 6 PM THURSDAYS 7:30 - 9:30 AM THURSDAYS 3:30/4:00 - 6 PM FRIDAYS 7:30 - 9:30 AM FRIDAYS I IAM -I PM FRIDAYS 3:30/4:00 - 6 PM file://C;:\Documents%20and%2OSettines\iwrijzht\Local%2OSettings\Temp\GW}000O1.HTM 10/5/2006 ,*me CITY OF RENTON HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia@ci.renton.wa.us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR. x❑ MS. ❑ NAME Howard J. McOmber SR DATE October 3, 2006 HOME ADDRESS 475 Olympia Ave NE, Renton, WA 21P CODE 98056 PHONE: DAY 206 679 6694 NIGHT 425 255 2938 EMAIL howardmcomber@hotmail.com CHECK ALL THAT APPLY: HIGHLANDS RESIDENT x❑ HIGHLANDS PROPERTY OWNER x❑ INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS1333-1336 Jefferson Ave NE, Renton, WA 98056 TYPE Duplex PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS:9 years EDUCATIONAL & OCCUPATIONAL BACKGROUND Real Estate Sales and Development and management COMMUNITY ACTIVITIES (organizations/clubs/service groups, etc.) HCA, BSA REASON FOR APPLYING FOR THIS TASK FORCE To assist the City Council in their deliberations concerning the future of the Highlands. MEETING PREFERENCE (RANK I = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM _1 TUESDAYS I IAM —I PM TUESDAYS 3:30/4:00 — 6 PM 2 WEDNESDAYS 7:30 — 9:30 AM WEDNESDAYS I IAM — 1 PM WEDNESDAYS 3:30/4:00 — 6 PM THURSDAYS 7:30 - 9:30 AM ` THURSDAYS 11AM -1 PM -t4w# MAYS 3:30/4:00 - 6 PM FRIDAYS 7:30 - 9:30 AM FRIDAYS 11 AM -1 PM FRIDAYS 3:30/4:00 - 6 PM _ CITY OF RENTON ..- HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia@ci.renton.wa.us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR. ® MS. ❑ NAME Kirk Moore DATE 10/3/2006 HOME ADDRESS 1901 Harrington Circle NE ZIP CODE 98056 PHONE: DAY 425-443-1408 NIGHT 425-443-1408 EMAIL mouserktn@gmail.com CHECK ALL THAT APPLY: HIGHLANDS RESIDENT ® HIGHLANDS PROPERTY OWNER INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS 1901 Harrington Circle NE TYPE Resident PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: 1 lyears EDUCATIONAL & OCCUPATIONAL BACKGROUND Technical Support Lab Manager — F5 Networks — 1 Year Service in Iraq — Project Manager — VoIP -54`s Signal Battalion / Education 6 years college, working on AABA (Business Administration) COMMUNITY ACTIVITIES (organizations/clubs/service groups, etc.) Neighborhood Watch program / working with community to revitalize and clean up drug use / Wife works in the Highlands — Bright and Bold — REASON FOR APPLYING FOR THIS TASK FORCE Very concerned about the renewal. See this as an opportunity to have input and guidance. I do not see anyone here as the bad guy, but do see and believe that stake holders (Home owners — not landlords) have a right and need to be involved. MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM TUESDAYS I IAM —1 PM TUESDAYS 3:30/4:00 — 6 PM 1 WEDNESDAYS 7:30 — 9:30 AM WEDNESDAYS 11 AM — 1 PM WEDNESDAYS 3:30/4:00 — 6 PM THURSDAYS 7:30 — 9:30 AM THURSDAYS I IAM — 1 PM THURSDAYS 3:30/4:00 — 6 PM 2_ FRIDAYS 7:30 — 9:30 AM FRIDAYS 11AM —1 PM FRIDAYS 3:30/4:00 — 6 PM 3 CITY OF RENTON , HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia(aW renton. wa.us MR. ® MS. ❑ NAME Terry Persson OR Judith Subia City of Renton - EDNSP IOSS South Grady Way Renton, WA 98057 DATE 10/03/06_ HOME ADDRESS 2821 NE 8'h PI ZIP CODE 98056 PHONE: DAY 425.228.5848 NIGHT(cell) 425.306.0320 EMAILteM erssonna msn.com CHECK ALL THAT APPLY: HIGHLANDS RESIDENT ® HIGHLANDS PROPERTY OWNER 19 INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS 2805-07 NE 7'h St TYPE duplex PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: Residence = 62years/ Ownership = 45 years EDUCATIONAL & OCCUPATIONAL BACKGROUND Issaquah High School Bellevue Community College University Of Washington Renton Vocational Technical College (Construction Project Met., Technical Welding) Hewlett Packard Corp. (Advanced Systems Certification) Oracle Corp. (Advanced Relational Database Management Certification) I.B.M. Corp. (Advanced Mainframe and Code Concepts Management) All business computing (large scale, P.C.. (Server Based) CAD CAM. Hazmat. Union Neeations for Boeing. Enwlovee Diversity Laws (State and Federal) COMMUNITY ACTIVITIES (organintions/clubs/service groups, etc.) Construction Contractor. Habitat for Humanity, property manager hosted multiple foreign exchange students, Christmas toys for disadvantaeed children. Holidays eifts and meals for low income families and elderly without partners. Highlands Elementary PTA, Chairman CEC King Count' Municipal League. Current President Renton Highlands Community Association, Current President AARP Renton, Local Boy Scout Leader and organizer, Washington State Pilots Association. Washington State Au Patrol, Renton Chamber of commerce. Renton Police Department Block Watch Captain, Volunteer time and materials for Senior and Disabled construction help in our communi REASON FOR APPLYING FOR TIC ASK FORCE v I have been a resident and property owner/manager in the Highlands for more than 45 years. My wife and I for many years have worked to improve the quality of life in the Highlands community. Because of our continuing efforts to improve and up grade our community I feel that I would be a real asset to this task force. My knowledge of zoning text amendments, building codes, infrastructure and community issues will only help in fostering an acceptable solution to the proposed redevelopment of the Highlands. MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) — No preference, available for all TUESDAYS 7:30 — 9:30 AM TUESDAYS 11AM — 1 PM TUESDAYS 3:30/4:00 — 6 PM WEDNESDAYS 7:30 — 9:30 AM WEDNESDAYS I IAM — 1 PM WEDNESDAYS 3:30/4:00 — 6 PM THURSDAYS 7:30 — 9:30 AM THURSDAYS 11AM —1 PM THURSDAYS 3:30/4:00 — 6 PM FRIDAYS 7:30 — 9:30 AM FRIDAYS 11AM —1 PM FRIDAYS 3:30/4:00 — 6 PM *" CITY OF RENTON HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Tbursday, October 5 at 12:00 pm to: JSubia@ci.renton.wa.us OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 MR. ® MS. ❑ NAME COLIN WALKER DATE October 4, 2006_ HOME ADDRESS 3233 NE 12's St. #301 ZIP CODE 98056 PHONE: DAY 425-452-7248 NIGHT (Cell) 425-269-8182 EMAIL colin@colinwalker.or, CHECK ALL THAT APPLY: HIGHLANDS RESIDENT ® HIGHLANDS PROPERTY OWNER ❑ INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPE PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: 2-1/2 years EDUCATIONAL & OCCUPATIONAL BACKGROUND B.S. in Administrative Management, Central Washington University. Currently employed by City of Bellevue Parks & Community Services where I am project manager for our quarterly program guide, and involved in numerous technology initiatives. I have either volunteered or worked for Bellevue Parks for almost 20 years. COMMUNITY ACTIVITIES (organizations/clubs/service groups, etc.) President, Sir Cedric Condominium Association (condo complex in Renton Highlands); President, Puget Sound Dahlia Association; active in my church; volunteer naturalist — Cedar River Naturalist Program (talk about salmon every Fall at the Renton library). REASON FOR APPLYING FOR THIS TASK FORCE I'll keep this short, since my first sentence is the main reason why I am applying: I am very interested in helping shape the future of the place which I call home. The Renton Highlands neighborhood is currently at a crossroads: buildings such as mine (Sir Cedric Condominiums) are aging, and requiring renewal of some type (in our case, $1.5M of rot repair, new siding, windows, doors, and decks — on schedule to finish in December). The neighborhood itself is also in need of some type of future direction... a larger vision of what the Highlands will evolve into. I am excited about the opportunity to participate in this process. MEETING PREFERENCE (RANK 1 = HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM TUESDAYS I IAM — 1 PM TUESDAYS 3:30/4:00 — 6 PM —(not available) WEDNESDAYS 7:30 — 9:30 AM WEDNESDAYS I IAM — 1 PM 3 WEDNESDAYS 3:30/4:00 — 6 PM _2 - THURSDAYS 7:30 — 9:30 AM THURSDAYS I IAM — 1 PM THURSDAYS 3:30/4:00 — 6 PM FRIDAYS 7:30 — 9:30 AM FRIDAYS I IAM —I PM FRIDAYS 3:30/4:00 — 6 PM 1 * NOTE: The only datettime that I am not available is Tuesday, 4-6pm. I am mostly tied up next week with the National Recreation & Park Association congress in Seattle — I'm on the Local Host Committee, and will be spending most of my conscious hours at the convention center in downtown Seattle. CITY OF RENTON `.. HIGHLANDS ZONING TASK FORCE APPLICATION The City Council will appoint the Highlands Zoning Task Force to review the revised zoning proposal and Comprehensive Plan Amendments for the Highlands study area and provide feedback to City Council. This zoning proposal is one strategy to implement the City's vision for the Highlands. This vision transforms the Highlands into a community that is safe, walkable and attractive to all income levels supported by a vibrant commercial district of shops, restaurants and services to serve the residents' needs. The Task Force will consist of representatives from the Highlands community including property owners, renters and business owners. Members will be selected according to the following criteria: • Live, work or own property in the Highlands study area (see map) • Interested in working with other community members to review the revised zoning proposal and build consensus to make a recommendation to City Council • Ability to meet twice a week for 2 hours each for at least one month. An additional time commitment between meetings will be required to review materials. If you are interested in participating in local government by membership on the Highlands Zoning Task Force, please complete this application and return it (electronic submission preferred) by Thursday, October 5 at 12:00 pm to: JSubia@ci.renton.wa.us MR. ® MS. ❑ NAME Scott Weiss OR Judith Subia City of Renton - EDNSP 1055 South Grady Way Renton, WA 98057 DATE 10/4/06 HOME ADDRESS 3133 110" Ave SE Bellevue WA ZIP CODE 98004 PHONE: DAY 206-223-0747 NIGHT 425-213-2590 EMAIL sweiss@remedystaffcom CHECK ALL THAT APPLY: HIGHLANDS RESIDENT ❑ HIGHLANDS PROPERTY OWNER INSTITUTIONAL PROPERTY OWNER ❑ BUSINESS OWNER ❑ PLEASE LIST ADDITIONAL HIGHLANDS PROPERTIES OWNED AND TYPE (SINGLE FAMILY, DUPLEX, CONDO, OR OTHER); (ATTACH ADDITIONAL SHEETS IF NECESSARY) PROPERTY ADDRESS 1144 Harrington Ave TYPE Duplex PROPERTY ADDRESS 1156 Glennwood Ave TYPE Duplex PROPERTY ADDRESS TYPE LENGTH OF RESIDENCE/PROPERTY OWNERSHIP IN HIGHLANDS: 3 months of ownership, but over a year of studying the neighborhood and following the rezone process EDUCATIONAL & OCCUPATIONAL BACKGROUND Executive Recruiter, Bachelors Degree from the University of Arizona — COMMUNITY ACTIVITIES (organizations/clubstservice groups, etc.) Attending city council meetings, networking groups, various community activities REASON FOR APPLYING FOR THIS TASK FORCE I have a desire to help bridge the needs and goals of the city and the Highlands residents/property owners. I have a distinct interest in being a part of the redevelopment effort because I believe so strongly in the value of the community and want to see it restored. MEETING PREFERENCE (RANK 1= HIGHEST CHOICE, 2 = SECOND CHOICE, 3 = THIRD CHOICE) TUESDAYS 7:30 — 9:30 AM TUESDAYS I IAM —1 PM TUESDAYS 3:30/4:00 — 6 PM _ WEDNESDAYS 7:30 — 9:30 AM _3_ WEDNESDAYS I IAM —1 PM WEDNESDAYS 3:30/4:00 — 6 PM THURSDAYS 7:30 — 9:30 AM _2_ THURSDAYS I IAM —1 PM THURSDAYS 3:30/4:00 — 6 PM FRIDAYS 7:30 — 9:30 AM 1 FRIDAYS I IAM —1 PM FRIDAYS 3:30/4:00 — 6 PM October 2, 2006 Renton City Council Minutes Page 332 kinds of events will be put in place. Chief Daniels emphasized that the misunderstanding was not intentional. Respondingto Council inquiries, Chief Daniels confirmed that he did not cancel the Fire Department's participation at the HCA picnic. Citizen Comment: McOmber - Howard McOmber, PO Box 2041, Renton, 98056, noted the progress made Highlands Area during the preceding Committee of the Whole meeting regarding the formation Redevelopment, Task Force of the Highlands area citizen task force. He further noted the importance of citizen input towards the vision for the Highlands neighborhood, and he expressed his hope that the task force will be able to openly provide opinions and views, and be part of the decision -making process. Councilwoman Briere announced that interested parties can e-mail her to obtain a task force membership application. Citizen Comment: Puckett - Jerry Puckett, 15260 Oak Dr., Renton, 98058, indicated that he is a resident of Wonderland Estates Mobile the Wonderland Estates Mobile Home Park on Maple Valley Hwy. He Home Park, Comp Plan requested that the proposed Maplewood Addition Annexation and Amend & Annexation Comprehensive Plan amendment concerning the property be placed on the agenda for consideration as soon as possible. Mr. Puckett stated that the residents are working towards purchasing the park property. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 9/25/2006. Council concur. 9/25/2006 Appointment: Municipal Arts Mayor Keolker appointed Patricia Riggs, 1700 Lake Washington Blvd. N., Commission #202, Renton, 98056, to the Municipal Arts Commission to fill the unexpired term of Denise Bisio, who has resigned (term to expire 12/31/2007). Refer to Community Services Committee. Vacation: Field Ave NE, ESM City Clerk submitted petition for street vacation for portion of Field Ave. NE, Consulting Engineers, VAC- north of NE 2nd St.; petitioner ESM Consulting Engineers, 33915 1st Way S., 06-004 #200, Federal Way, 98003. Refer to Planning/Building/Public Works Department, set public hearing on 11/6/2006 to consider the petition. (See page 333 for resolution setting public hearing.) Appeal: The Landing Site City Clerk submitted appeal of Hearing Examiner's decision on matters of Plan, Alliance for South End, standing and jurisdiction for The Landing Master Site Plan and Site Approval; SA-05-136 appeal filed on 9/6/2006 by Alliance for South End, represented by Buck & Gordon, LLP, 2025 1st Ave., Suite 500, Seattle, 98121, accompanied by required fee. Refer to Planning and Development Committee. Development Services: Development Services Division requested authorization to fill a vacant Building Building Inspector Inspector - Combination position at Step D of the salary range. Council concur. Combination Hire at Step D Annexation: Marshall, Duvall Economic Development, Neighborhoods and Strategic Planning Department Ave NE & NE Sunset Blvd submitted 10% Notice of Intent to Annex petition for the proposed Marshall Annexation and recommended a public meeting be set on 10/16/2006 to consider the petition; 7.6 acres located west of Duvall Ave. NE and north of NE Sunset Blvd. Council concur. CAG: 04-013, North Renton Transportation Systems Division recommended approval of Supplemental Infrastructure Improvements, Agreement No. 7 to CAG-04-013, agreement with W&H Pacific, Inc., for W&H Pacific design and construction engineering support in the amount of $123,101.12 for the South Lake Washington Roadway Improvements Project. Council concur. �.i-'�, 3 tl s,, -arld the C. MW MW f October 2, 2006 Dear City Council President Randy Corman and fellow Council Members: As you can see from our attached letter to the Mayor Koelker, we know --both you AND us --that once again the Administration has decided NOT to seek the input of the people. We call upon you to make good your commitment to include the People of the Highlands in the VISION and planning and implementation of the future of the Highlands. We ask you to provide the necessary opportunity for the residents and property owners to have true input into the process. It has been months now since we --the COUNCIL and the HIGHLANDERS --came to the agreement to include Subarea residents and property owners m the process. We expect that you will "table" all ongoing planning and zoning of every kind until you have heard from the People. Up until now, the Citizens of the Subarea have not been given a vehicle to voice their ideas and desires regarding zoning and text amendments. All that has been open to the Citizens of the Subarea is to say clearly, in large numbers and in clear voices, what they don't want. You have yet to hear what property owners and residents want. Please give them a chance to be a part of a positive input to both the VISION and the M PLEMENTATION! We enclose again our list of recommended participants in the Citizens Task Force (revised). None of these citizens should be excluded; there should be room for all to participate. Sincerely, HIGHLANDS COMMUNITY ASSOCIATION Board of Directors: Terry Persson - President Sandel DeMastus - Vice President Inez Somerville Petersen - Secretary Howard McOmber - Property Advisor Donovan Boyd - Treasurer Directors Rosemary Quesenberry, Brett Kappenman, Steven Morris CC: Mayor Kathy Koelker Attach: Revised List of Task Force Participants f I- ci # 1' f • 4 i e� Y It mi co Ol LJ SI: u r W � zi j{{3 - f LL "4 III �7 t Z'0 U <;co Q) _zt2: r G�' ti z "z ZJ x; r . L'i Cu'T, CD to cc ,P... T m " �o r 61 'T t— O: Cif txc.,v^^:t?F.ttJ 7,c75 3'-.'CFi-•O> to • c- ' � �'. G CV i it' t 47 cc CV C'Lc CV ! C+J tf` LcS f7 Cf Lt j if i • C' S, C 0 ' ar £3 1 f ,f f j- ...�- Dear Mayor Koelker: We draw to your attention three facts: On July 17, 2006, the Council directed the staff to take a fresh look at zoning and text amendments for the Highlands Sub area. This was to involve the participation of a citizen task force. Ref http://video.google.com/videol)la)?docid=-8477284720384628118&hl=en Since that date, outside the Council arena, (1) the Highlands Sub area has been increased and the (2) citizen task force which was to be part of the planning process has been subverted. There has been no citizen involvement since July 17tn Comprehensive Plan Amendments relating to the Highlands were revised without the promised citizen task force. We understand they will be adopted on Oct 4, 2006. All of this occurs in context of the Moratorium. It has been in place a long time, causing considerable hardship to the citizens. These points raise clear questions regarding the administration's sincerity in the planning process. Proceeding to adopt Comprehensive Plan Amendments on October 4, knowing full well that the citizen task force, as well as the residents and property owners in general, have not had proper input is a mistake. It is clear that the administration wants to make a point that EDNSP does not recognize the HCA as an "official" neighborhood association and, therefore, our members and other residents in the area do not matter. It is a clear violation of the GMA mandate for public participation. Your administration has not adhered to the spirit and letter of the GMA but has rushed forward to push your "vision of an urban village" without regard of the desires of the residents and property owners of the Highlands Sub area. Using a sham Planning Commission process to convince the Council that your administration "has done its homework" will not work. M M The Administration must stop its sham approval of Highlands -related Comprehensive Plan Amendments until it knows what the people want. The HCA can force this by appealing the Comprehensive Plan Amendments. It will do so. And, Mayor Koelkier, you need an EIS. The HCA can force this by appealing your DNS. Let us suggest that the Administration guide the City to a meaningful public participation process before adopting amendments. It will avoid an appeal to the Growth Management Hearings Board. And listening to the citizens is apt to lead to a better decision. Sincerely, HIGHLANDS COMMUNITY ASSOCIATION Board of Directors: Terry Persson - President Sandel DeMastus - Vice President Inez Somerville Petersen - Secretary Howard McOmber - Property Advisor Donovan Boyd - Treasurer Directors Rosemary Quesenberry, Brett Kappenman, Steven Morris CC: City Council President Randy Corman and fellow City Council Members September 25, 2006 AMA Renton City Council Minutes 1-., Page 321 . a.m. at Fort Dent Park and Starfire Sports Facility. Funds raised will be used to support prevention efforts and services for families experiencing domestic violence in South King County. AUDIENCE COMMENT Inez Somerville Petersen, PO Box 2041, Renton, 98056, expressed concern Citizen Comment: Petersen - over the proposed King County Rate Stabilization Account billing charge and King County Wastewater asked whether the new fee would be per utility or per household. She opined Treatment Stabilization Billing that if there was to be a new fee, the City should absorb the fee and not pass it Category on to citizens. Councilwoman Briere responded that the fee increase is for wastewater. Councilman Clawson confirmed that a utility fund is an enterprise fund, not supported by the general fund, and the fee increase is from King County. He noted that the Utilities Committee would review the matter thoroughly. Citizen Comment: DeMastus - Sande] DeMastus, PO Box 2041, Renton, 98056, described the festivities at Highlands Community the Highlands Community Association picnic held on Saturday, September Association Picnic 23. She stated that 450 dinners were served and many more attended. She thanked City officials and staff who attended, and thanked local businesses and citizens who donated food and money for the picnic. Citizen Comment: Sullivan — Jim Sullivan, PO Box 3138, Renton, 98056, expressed his appreciation to the Elected Officials Appreciation elected officials for their haul work and willingness to get involved in public service, despite occasional criticism. He also expressed hope they would continue to serve the Renton community. Citizen Comment: Puckett - Jerry Puckett, 15260 Oak Dr., Renton, 98058, speaking for the residents of Wonderland Estates Mobile the Wonderland Estates Mobile Home Park, expressed their desire to be Home Park, Annexation annexed to the City and be zoned for a mobile home park. He thanked the Citizen Comment: Dochnahl — Highlands Representation City for continued support in the matter. Bernie Dochnahl, 13200 Lake Kathleen Rd. SE, Renton, 98059, expressed support of the Renton community and appreciation for the job being done by the City. She presented a letter to Council signed by eleven individuals, explaining that many of the signers live and operate businesses in the Highlands area. Ms. Dochnahl stated that Inez Petersen is not authorized to speak for them. She also stated that weekly tirades are tiresome and suggested that City business be conducted without being intimidated by rants and raves. Council President Corman expressed concern about the appropriateness of comments that target other citizens, and he suggested comments be confined to City issues. Citizen Comment: Finnicum - Karen Finnicum, 1302 Aberdeen Ave. NE, Renton, 98056, displayed photos Tree at 2124 NE 12th St of a large Monkey Puzzle tree located at 2124 NE 12th St. She expressed dismay over the possible destruction of the tree due to a short plat development and urged Council to save the endangered, landmark tree. Mayor Keolker indicated City staff would look into this matter. Citizen Comment: Quesenberry - Rosemary Quesenberry, 3609 SE 18th Ct., Renton, 98058, stated she is Various working with the Salvation Army, for the Mayor's Day of Concern for the hungry and has left a barrel for collection of food donations in the lobby of City Hall. Ms. Quesenberry thanked those members of Council who attended the Highlands Community Association picnic and stated everyone had a great time. She also thanked community members, noting the picnic was privately funded. wall enee dvmmewl' _-- - REN3'ON9 WASHINGTON USA September 25, 2006 Dear Renton City Council, During the past 12 years or so, local elected officials and community leaders have worked together to move this city forward in a very positive way. Quality redevelopment is taking place everywhere we look proving that Renton is a great place to live, work and play. Just some of the many positive developments are the following: • Downtown is becoming a vibrant place to live, dine and enjoy entertainment. • New retail outlets like Fry's and Ikea to improve our tax base • The Seahawks will soon call Renton their home. • We will have a quality urban village where our residents can shop, dine and fmd entertainment options without having to drive to neighboring cities. When you listen to Renton's most vocal critic, Inez Somerville Petersen, one might think that the city is falling apart and we all need to pack our bags and find a new place to live. It's time for you and the public to ignore her constant flow of rhetoric and criticism. We elected you, our City Council members, to represent all our interests and decide the best things for future generations, NOT Inez Somerville Petersen. Inez has not been elected to speak for us. We support your efforts not the negativism of Inez. Inez Somerville Petersen has devoted the past 10 to 15 years to criticize all elected officials who refuse to bow down to her silly rants. She has slammed city and school officials, neighborhood volunteer leaders, business leaders, city staff and anyone with an independent thought. She seems to believe that she has all the answers, from running the police department to educating our children, while everyone else works only to serve their self -interests. The cost to the City for her endless requests for public documents must be costing Renton citizens a fortune. She clearly does not have enough positive energy to make a difference. What is she for????? We ask one simple question. What has Inez Somerville Petersen ever done to help make Renton a better place to live? The answer is simple! NOTHING that creates a positive impact on the community. Her only real accomplishment has been raising fear and discontent. What an admirable achievement! En M -Renton-City Council Page 2 September 2 , 2006 We need citizens who are willing to work in the best interests of the entire community. Governing is complex and is getting more challenging every day as voters expect a higher quality of life without huge tax increases. We should support an environment where the public can work with elected officials to improve our city. Your time and our tax payer dollars should be spent in bettering Renton not wasted in addressing frivolous and malicious requests. Please keep your eye on the ball and try not to allow the distractions by one malcontent to derail your efforts. Past administrations set the foundation for good things to happen in Renton and these visions are coming to fruition. We need you to continue this vision as the city enters the next phase of growth and achievement. Sincerelv. Berni Sally Jim S King Brian Dolor Doug Jim ar Andee 1, a a jCO C— $eptember 18, 2006 Ike, Renton City Council Minutes -.wo Page 313 Citizen Comment: McOmber - Highlands Area Redevelopment, Comp Plan men s Citizen Comment: Petersen - Highlands Area Redevelopment, Comp Plan Amends Howard McOmber, PO Box 2041, Renton, 98 05 6, stressed the importance of Highlands area residents having input in the area's zoning. He indicated that the proposed text amendments are complicated and cause difficulty for property owners to develop their property. Mr. McOmber asked that the City work together with residents, and utilize the task force in developing the zoning for the area rather than utilizing it after the zoning process is completed. He pointed out that the neighborhood has existed for a long time and the zoning process does not need to be rushed. Inez Petersen, PO Box 2041, Renton, 98056, expressed concern that the City is violating State law by not completing the SEPA (State Environmental Policy Act) process prior to consideration of changes to the Comprehensive Plan, zoning, and zoning code. Emphasizing that the Highlands community wants to be directly involved in the Comprehensive Plan amendment process, she said rushing the process is not necessary. Ms. Petersen asked that Council table the Highlands -related Comprehensive Plan amendment items. Councilwoman Palmer indicated there is confusion as to when in the redevelopment process the task force's role comes into play. She commented that all along, citizens have said they want to be heard and they want to be involved. Councilman Clawson said that the Planning and Development Committee cannot take any action on the task force until it discusses the matter. He noted that although he does not think it is necessary, if Council is unhappy with the process and wants the Committee to stop, the matter can be referred to Committee of the Whole for discussion and the brakes can be applied to the Comprehensive Plan amendments. Councilman Persson stated his understanding to be that the Administration was going to take all of the input and formulate a plan that would be the starting point for the task force. He noted that the amendments have not yet come before the Council. Mayor Keolker advised that the Planning Commission is obtaining public input through its public hearings process before the matter comes before Council. She indicated that the Administration is ready to support whatever Council decides regarding the task force. Councilman Law stated that Council makes the final decisions, but the decisions will be made with community input. He also expressed confusion regarding the timing of the task force's role. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL REFER THE TOPIC OF THE UTILIZATION OF THE TASK FORCE TO THE COMMITTEE OF THE WHOLE, BUT THAT THE TOPIC NOT BE TAKEN OUT OF THE PLANNING AND DEVELOPMENT COMMITTEE.* Discussion occurred regarding the task force, the intent of the motion, the Comprehensive Plan amendments process, the area's development moratorium, the potential delay to property owners developing their property, the value of utilizing the task force sooner in the process, the difficulty in understanding the amendments, and the City's effort to meet State law regarding the environmental (SEPA) review of the amendments. *MOTION CARRIED. tJnfluen ing Our Conimunit " i9i"s Highlands Community Association PO Box 2041 Renton, Wa 98056 September 18, 2006 Dear City Council President Randy Corman and fellow council members: ,,ITY GIERK� S OFFICE � { 7) /G" Sidestepping the Citizens I would appreciate your instructing the City Administration that there has been a change in the Redevelopment Plan for the Renton highlands Study Area --and that change is the pending NEW VISION for the Highlands. And as a result, the IMPLEMENTATION PLAN that previously existed has been put aside. In other words, the City Administration has been REMOVED as the "driving force" behind Highlands Redevelopment!! The CITY COUNCIL is in the process of establishing a TASK FORCE made up of NEW PLAYERS to develop a NEW VISION and a NEW IMPLEMENTATION PLAN for the HIGHLANDS, and this will include a NEW COMP PLAN, NEW ZONING and NEW TEXT AMENDMENTS. Therefore, the Administration should NOT anticipate what the NEW TASK FORCE will decide OR what the NEW VISION of the TASK FORCE will be. The TASK FORCE will probably ask for technical assistance, but not VISION assistance. To have the Administration bring its "stopped programs" forward through use of the public hearing process of the Planning Commission is entirely inappropriate at this time. And using the need to enact COMP PLAN AMENDMENTS by year end is a baseless justification. If the City Council does not currently know what the Highlands Redevelopment Plan will be, how can the Administration know what Comp Plan Amendments are required? Sidestepping SEPA The City Administration is not only sidestepping the Citizens again, I believe it is sidestepping the requirements to complete SEPA before asking the Planning Commission to hold a Public Hearing on COMP PLAN Amendments relating to Highlands Redevelopment. The City of Renton has the obligation under the State Environmental Policy Act, RCW 43.2 1 C,030(2)(c), to complete SEPA review before.consideration of any recommendations for changes to the City's COMP PLAN, zoning map, and zoning code. This is a most important point. Renton's own SEPA regulations, and the state regulations upon which they are based, require the SEPA process to be integrated with agency activities at the "EARLIEST POSSIBLE TIME" 1. To ensure that the planning reflects environmental values, M Im 2. To avoid delays later in the process, 3. And to seek to resolve potential problems early in the process. The City has withdrawn its SEPA determination related to the former proposal to change zoning regulations and policies affecting the Highlands neighborhood. As a result, the hearing that had been scheduled for September 19t' on the Highland Community Association's SEPA Appeal has been cancelled. The City Attorney confirmed with the City's Hearing Examiner that a new SEPA determination will be completed before consideration of the revised changes to the Highlands. It is, therefore, inappropriate for the Planning Commission, at the direction of the City Administration, to hold a Public Hearing on COMP PLAN Amendments relating to zoning and text amendments affecting the Highlands before SEPA review is completed on any potential changes. To move forward with the scheduled hearing will result in a reversible error under SEPA. The HCA and the Community want to work with the City to ensure that adequate consideration of environmental impacts is given before any public hearing is held on proposals affecting the Highlands. For this reason alone, the Planning Commission's September 20th hearing must be cancelled. After the TASK FORCE has developed its NEW VISION and the CITY COUNCIL has had a chance to review and modify that VISION, only hen is it appropriate for the Administration to involve the Planning Commission, and even that should be done only at the direction of the CITY COUNCIL, not independent of it. Certainly a majority of the COUNCIL will agree with me that the Administration has "put the cart before the horse" by acting on its own to schedule a Planning Commission Public Hearing relating to Highlands - related COMP PI.,AN Amendments.. I ask you to consider a Motion this evening to restrict the City Administration activities to those relating to forming the Citizen Task Force and helping the Task Force to accomplish its mission. Any independent actions of the City Administration to adopt Highlands -related COMP PLAN Amendments, zoning, and text amendments must cease in deference to Citizen involvement in the re-creation of these same documents. I'm asking for your support tonight on behalf of the HCA and the Community. Please do not turn a deaf ear to us. Sincerely, +1 0 L4) C, (A �kr_ 1) k"% �g.r Hoxvard McOmber, HCA Property Advisor CC: Ray Giometti, Planning Commission Chairman Other Planning Commissioners Mayor Koelker Jay Covington Alex Pietsch September 18, 2006 *we Renton City Council Minutes . , Page 312 Ordinance #5222 An ordinance was read amending the 2006 Budget by reflecting revenue in the EDNSP: Revenue Reflection amount of $4,610 from The Boeing Company and $33,080 from Harvest for Blumen Consulting Transwestem Lakeshore to cover expenses amounting to $37,690 for contracts Contracts, Budget Amend with Blumen Consulting Group for Boeing Plant sub -district IA and 1B consistency analysis work and subsequent appeal. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS Planning: Highlands Area Redevelopment, Comp Plan Amends Council President Corman stated that he talked with Terry Persson, Highlands Community Association President, who expressed concern regarding the Highlands area -related Comprehensive Plan text amendments. Mr. Corman inquired as to their status. Councilman Clawson reported that the Planning and Development Committee reviewed the text amendments at its last meeting. He explained that the Comprehensive Plan is an overlay of all the lands of the City as to the general use of that area. Within each Comprehensive Plan designation there may be different zones to implement that designation. Mr. Clawson said it was not his understanding that work on the Highlands -related Comprehensive Plan issues would be placed on hold for the Highlands area citizen task force. He indicated that holding the items would represent a change of course, and need careful consideration. Economic Development Administrator Alex Pietsch stated that based upon public and Council input and goals, staff developed a revised concept for a zoning package. He explained that in order to make the new zoning construct work, some amendments need to be made to the Comprehensive Plan. Changes to zoning cannot take place without the zoning being consistent with the Comprehensive Plan. Mr. Pietsch reported that staff is working through the zoning process. He pointed out that the subject of a Highlands task force is in the Planning and Development Committee and staff awaits Council direction on how to move forward with the task force. Mr. Pietsch stated his understanding that staff is to move forward with creating new zoning, and then the task force will be engaged to discuss how the neighborhood moves forward after that. Discussion ensued as the role of the task force. Mr. Corman stated that it is important that staff, the Planning Commission, the Planning and Development Committee, and the HCA continue to work towards increasing the degree of trust, because ultimately, everyone wants to succeed. Mr. Clawson pointed out that the Planning Commission is an advisory body, and is one of the first steps in the zoning process. (See page 313 for additional comments on the matter). AUDIENCE COMMENT Sandel DeMastus, Highlands Community Association (HCA) Vice President, Citizen Comment: DeMastus - PO Box 2041, Renton, 98056, indicated that she forgot to mention in her earlier Highlands Community comments that the HCA picnic will be held at the Highlands Neighborhood Association Picnic, Pit Bull Center. On another subject, she referred to an article in the King County Dog Attack Journal regarding a recent pit bull attack in the Renton Highlands, which stated it was the 25th dog attack in Renton this year. Ms. DeMastus asked.that the City take another look at the dangerous dog issue. Police Chief Milosevich stated that the dog attack statistic quoted in the article is too high. He reported that 15 dog bite incidents have occurred this year, two of which required hospitalization. September 18, 2006 Renton City Council Minutes Page 308 encouraged people to apply for a neighborhood project grant. Ms. McQuiller indicated that applications for the second round of funding are due on September 29. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: AUDIENCE COMMENT Citizen Comment: Petersen - Highlands Area Redevelopment, Comp Plan Amends ��414 The City of Renton is now offering "A Guide to Landlord/Tenant Issues," a brochure that contains information provided in part by the Washington State Attorney General's Office and addresses commonly asked questions from the perspectives of both the landlord and tenant. The Renton Police Department now has a new Online Police Reporting system that allows citizens to file police reports directly into the Police Department. The system, which is available in English and Spanish, allows the public to file reports on incidents such as minor theft, malicious mischief, lost property, and non -injury hit and run at their convenience over the internet at epo lice. rentonwa. gov. Reports filed online receive the same investigation and statistical analysis as reports filed by a police officer. Inez Petersen, PO Box 2041, Renton, 98056, read a letter from Highlands Community Association (HCA) President Terry Persson, which stated that the HCA appreciates Council's intent to establish a citizen task force. The letter requested that until the task force convenes to review the zoning and text amendments applicable to the Highlands area, that the Highlands -related Comprehensive Plan amendments not be considered by the Planning Commission, and that the amendments not be adopted by Council. Additionally, the letter suggested simplifying the zoning and text amendments Citywide as they are not cost effective for the City to implement and monitor, and are not easy for citizens to understand and use. Citizen Comment: DeMastus - Sandel DeMastus, Highlands Community Association (HCA) Vice President, Highlands Community PO Box 2041, Renton, 98056, announced that the HCA is holding a picnic on Association Picnic Saturday, September 22, and she described the food and entertainment that will be provided at the event. Council President Corman indicated that he and his family will attend the picnic. Citizen Comment: Becraft - Zack Becraft, 505 Burnett Ave. S., Renton, 98056, voiced his opposition to Breach of Public Peace Ordinance 3281, Breach of the Public Peace. Mr. Becraft stated that his band Ordinance, Bands practices three to four times a week, and he has been informed that it is against the law. Pointing out that he knows of other bands that practice, Mr. Becraft asked to whom the ordinance applies. Police Chief Milosevich confirmed that he will discuss the matter with Mr. Becraft and report back to Council. Citizen Comment: McOmber - Howard McOmber, PO Box 2041, Renton, 98056, pointed out that the Planning Highlands Area Commission is considering Highlands area -related Comprehensive Plan Redevelopment, Comp Plan amendments prior to the formation of the task force. He asked that the Amends Highlands -related items be tabled until the task force provides its input towards the new vision for the Highlands area. h�' ` 11 fluencing Our Co irfiunity'! Nighiands Cottrmunity Assodaflon PO Sox 2041 Renton, Vila 98056 September 18, 2006 Dear City Council President Randy Colman and council members. CrrY OF RENTON SEP x 8 2006 crly MCREK"S OFFICE VT €DIUsP Words of appreciation The Highland Community Association and the Community as a whole appreciate the direction from the City Council regarding establishing a Citizen Task Force to take another took at the scope of Highlands Redevelopment. But more Council direction is needed. The purpose of this letter is twofold; first, to ask that the Highlands -related items be removed from the PlanningComnfission agenda for Sep 2&, and second,�to ` ask for a City -ride review of zoning and te)d amendments. First, Planning Comadssiion public hearing The HCA wishes to advise Counc ilmembers that the Administration has scheduled a Public Hearing for September 2& as part of a regularly scheduled Planning Commission meeting. This Public Hearing covers the following Highlands -related items which are described on the City's website at: http:/twww.ci.renton.wa-ustednspfpcWo.htm #2006-M-6 Map amendments #2006-M-7 Map amendments - #2006-T 2 Te)d amendments #2006 T-3 Text amendment #2006T-4 Text amendment re capital projects It goes against reason for the City Administration to proceed with COMP PLAN Amendments which affect the Highlands Study Area as part of their "normal procedures" at the same time that the Council is trying .to facilitate a Task Force to directly involve Citizens of the Study Area in the development of NEW zoning and NEW tent amendments which will, in the end, affect the COMP PLAN. The HCA would ask that the City Council halt to this attempted "END RUN" until the Highlands Citizen Task Force has completed its review and NEW VISION is before the Council. This would mean that the Council would vote tonight to remove the items listed above from the agenda of the September 20t' Planning Commission, pending revision as a result of the Highlands Citizen Task Force. OR it would mean that the Planning Commission would be instructed to withhold any vote until AFTER a later public hearing is held based on the NEW VISION for the Highlands. Either option requires a Motion and a vote tonight. Second, Simplification of zoning and text amendments As we reviewed the information mailed to Citizens on the five items above and published in the King County Journal (attached), it appeared to us that the zoning and text amendments City-wide are far too detailed. As a result, they are not cost effective for the City to implement and monitor and not easy for Citizens to understand and use. This supposition is easy to validate simply ,by looking at the 93 pages of Text Amendments which are available on the City's website at: http://rentonnet. org/intemetapps/tiles/ednsp/pcinfo/pcO4l 9O6/zoningtextvii. pdf Please take time to read this document, and there are additional pages I did not reference. But the 93 pages make 6 strong argument for '"simptification." Phase do not vote to adopt this document until it has been simplified. The Administration has focused on a year-end "drop dead" date for adoption of COMP PLAN Amendments. But the Council cannot be penalized for tatting time do things right. Closing We are excited to see the Citizen Task Force begin its work and anticipate a wonderful NEW VISION for the Highlands Study Ate& We hope that you will consider the HCA rat to postpone adoption of any COMP PLAN Amendments until the Citizen Task Force has had a chance to convene and finish its collaboration on NEW zoning and NEW text amendments applicable to Highlands Redevelopment. We hope too that you will consider our suggestion to simplify zoning: and text -- amendments City-wide so they are -easy to understand and easy.to implement. The HCA and the community are dedicated to continuing the work which will make the Highlands an even more wonderful place to live, worts, .and pray. Thank you for considering our comments. Sincerely, Terry Persson President HIGHLANDS COMMUNITY ASSOCIATION cc: Ray Giometti, Planning Commission Chairman Other Planning Commissioners %W Ifto September 11, 2006 V.,,, Renton City Council Minutes ,.r Page 301 CLAWSON, SECONDED BY BRIERE, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 9/18/2006. CARRIED. The following ordinances were presented for second and final reading and adoption: Ordinance #5219 An ordinance was read amending the 2006 Budget by transferring funds in the EDNSP: Hotel/Motel Fund amount of $60,000 from the 2005 undesignated hotel/motel fund, with $50,000 Use for Marketing Campaign, going to Pravda for the purpose of creating a Renton marketing video under the Budget Amend Renton Community Marketing Campaign, and $10,000 to cover contracts with Hamilton/Saunderson and the Chamber of Commerce. MOVED BY BRIERE, SECONDED BY PALMER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5220 An ordinance was read amending the 2006 Budget to authorize $20,000 from Community Services: the golf course fund balance to appropriate for water rights attorney fees. Maplewood Golf Course MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT Reserve Fund Use, Water THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Rights Attorney Fees, Budget Amend Ordinance #5221 An ordinance was read amending Chapter 3 of Title I (Administrative) and Development Services: Chapters 5 and 9 of Title IV (Development Regulations) of City Code by Nuisance Ordinance, Burned- updating the definitions of unfit, or abandoned structures, and adopting by Out Buildings reference the 1997 Uniform Code for the Abatement of Dangerous Buildings. MOVED BY LAW, SECONDED BY BRIERE, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS Councilwoman Briere announced that the Renton High School Excellence in Community Services: Education Foundation benefit golf tournament scheduled for 9/15/2006 at Maplewood Golf Course, Maplewood Golf Course is still in need of golfers. Benefit Golf Tournament AUDIENCE COMMENT Citizen Comment: McOmber - Highlands Area _ Re eve opment Citizen Comment: Petersen - Various Howard McOmber, PO Box 2041, Renton, 98056, indicated that he is looking forward to working together with the City to improve the Highlands area. He pointed out the need for improvements to the alleys and sidewalks, and the need to be creative in finding solutions. Inez Petersen, PO Box 2041, Renton, 98056, stated her desire for the incorporation of Fairwood. Additionally, she expressed her desire that the Blueberry Farm in the Kennydale area be preserved as a critical area. Ms. Petersen noted that the Highlands Community Association filed a SEPA appeal regarding the Highlands Subarea rezoning proposal, and questioned how the Planning Commission can proceed with the Comprehensive Plan amendments while the appeal is still pending. Citizen Comment: Puckett - Jerry Puckett, 15260 Oak Dr., Renton, 98058, stated that he lives at the Wonderland Estates Mobile Wonderland Estates Mobile Home Park on Maple Valley Hwy. He questioned Home Park, 2006 Comp Plan why the Comprehensive Plan amendment concerning the property was not Amendment discussed at the last Planning Commission meeting even though it was listed on the agenda. Mayor Keolker said the matter will be investigated. Citizen Comment: Snyder - Russell Snyder, 18228 124th Ave. SE, Renton, 98058, stated that there is a Renton Growth great change coming to the spiritual climate in Renton to extend the City's vision to its citizens. He predicted that the people of the community will unite and begin to take responsibility in ways not done so before, which will result in peace and goodness that permeates the City. September 11, 2006 NNW Renton City Council Minutes ..+, Page 297 Mr. Zimmerman indicated that Sound Transit and RTID are hosting a series of open houses, and the Administration recommends that the City testify at the open houses to make Renton's priorities known to representatives of the RTID and Sound Transit boards. He explained that the letter indicates Renton's support for the I-405 corridor project from SR-169 to I-90. Continuing, Mr. Zimmerman said the letter also supports planned SR-167 improvements and recommends that RTID seek ways to include a better interchange connection between I-405 and SR-167, which is one of most congested interchanges in the State. Additionally, the letter proposes a project for the $237 million "additional investments and contingency category" for the SW 27th St./Strander Blvd. bridge over the Burlington Northern Santa Fe and United Pacific Railroad tracks, connecting Renton to Tukwila. Council President Corman indicated his support for the letter and for the City to testify at the open house. He expressed his concerns regarding traffic flow and the SR-167 and I-405 interchange. Additionally, Mr. Corman agreed to attend the open house with staff. AUDIENCE COMMENT Marilyn Harris, 2313 SE 8th Dr., Renton, 98055, requested a twelve-month Citizen Comment: Harris - adjustment to her water bills, from approximately July 2005 to August 2006, Water Bill Adjustment which were high as a result of a leak in the water service line to her home. Explaining that due to the difficulty in finding the leak since the water meter was located over 200 feet away from her front property line, she paid to have a new water meter installed in front of her lot and to have a plumber replace the line from the house to the new meter. Ms. Harris indicated that a recently adopted ordinance only allows for a two -billing period water leak adjustment. Mayor Keolker advised that the Administration is aware of the situation and supports Council's review of the matter. MOVED BY LAW, SECONDED BY NELSON, COUNCIL REFER THE REQUEST FOR A WATER BILL ADJUSTMENT TO THE FINANCE COMMITTEE. CARRIED. Council President Corman noted the extenuating circumstances of this particular situation. Citizen Comment: Reeves - Lenard Reeves, 2313 SE 8th Dr., Renton, 98055, stated that he submitted a Water Bill Adjustment letter concerning the above -mentioned water leak, and he relayed the problems and expenses incurred in dealing with the situation. Citizen Comment: DeMastus - Sandel DeMastus, Highlands Community Association Vice President, PO Box Behavior 2041, Renton, 98056, voiced her concern regarding the behavior of some members of this Administration toward some citizens. She reminded Council of Ordinance 5155 (specifically the section on the Advisory Commission on Diversity), which contains language about prejudice and discrimination. Citizen Comment: Petersen - Highlands Community AssociationNAG s Inez Petersen, PO Box 2041, Renton, 98056, stated that she is the secretary of the Highlands Community Association (HCA), which is a 501(c)(3) non-profit organization with bylaws on file with the State. She indicated that she was elected according to the HCA bylaws, and has close ties to the Highlands neighborhood. Ms. Petersen affirmed that the HCA is involved in cleaning up the neighborhood and uses a one-on-one approach with property owners. She suggested that the City use the funds set aside for the Highlands area redevelopment effort to fix the alleys, streets, and sidewalks. Additionally, she noted the need for more police officers and higher salaries for them. -September 11, 2006 1400 Renton City Council Minutes 'r/ Page 298 MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL GRANT THE SPEAKER FIVE ADDITIONAL MINUTES. CARRIED. Ms. Petersen thanked Council for the additional time to speak. She asked that Council consider her comments, and emphasized that the HCA is working hard for the community. Citizen Comment: Devine - Matthew D. Devine, 527 S. 28th PI., Renton, 98055, spoke as president of the Airport -Related Noise Victoria Park Homeowners Association. He noted that his neighborhood is in the noisy flight path of Renton Municipal Airport, which experienced an increase in aircraft traffic and different types of aircraft as a result of runway repairs at Boeing Airport during August. Mr. Devine pointed out that in addition to the aircraft noise, his neighborhood endures noise from SR-167 and illegal street racing in the Valley. Noting that twin engine jets emit a substantial amount of noise, he requested that Renton not make any changes to the airport that alters the mix of aircraft that currently uses the airport. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 8/21/2006. Council concur. 8/21 /2006 Appointment: Parks Mayor Keolker appointed the following individuals to the Parks Commission: Commission At Dieckman, 1837 NE 29th Ct., Renton, 98056, for a four-year term expiring 6/1/2010, and Larry Reymann, 1313 N. 38th St., Renton, 98056, for a four-year term expiring on 6/l/2008. Refer to Community Services Committee. Appointment: Parks Mayor Keolker reappointed Cynthia Burns, 2007 NE 12th St., Renton, 98056, Commission and Michael O'Donin, 423 Pelly Ave. N., Renton, 98055, each to the Parks Commission for a four-year term expiring 10/1/2010. Council concur. Public Safety: Citizen Administrative, Judicial and Legal Services Department recommended approval Initiative, Fireworks Ordinance of a resolution transmitting the fireworks initiative ballot title to King County and requesting a special election on 11/7/2006. Council concur. (See page 300 for resolution.) WSDOT: 2006 State Highway City Clerk submitted annual Washington State Department of Transportation Routes Certification certification of State Highway Routes within the limits of incorporated cities and towns as of 7/1/2006 (required by RCW 47.24.010). Information. CAG: 06-141, May Creek City Clerk reported bid opening on 8/30/2006 for CAG-06-141, May Creek Bank Stabilization Edmonds Bank Stabilization: Edmonds Ave. Outfall Replacement; ten bids; engineer's Ave Outfall Replacement, Fury estimate $169,337.40; and submitted staff recommendation to award the Construction contract to low bidder, Fury Construction, LLC, in the amount of $139,060. Council concur. CAG: 06-159, Renton Ave S/S City Clerk reported bid opening on 9/6/2006 for CAG-06-159, Renton Ave. 3rd St Storm System Outfall S./S. 3rd St. Storm System Outfall Relocation; two bids; engineer's estimate Relocation, Gary Merlino $23,516; and submitted staff recommendation to award the contract to low Const Co bidder, Gary Merlino Construction Company, Inc., in the amount of $53,940. Council concur. Community Services: New Community Services Department requested approval of a 1% for Art project Park, 233 Union Ave NE, 1% consisting of etched stainless curved panels for the new park currently under for Art Project construction in the Heather Downs neighborhood (233 Union Ave. NE), and approval of the expenditure of $10,000 from Fund 125. Refer to Community Services Committee. 1 RECEIVED �� , ECONOMIC DEVELOPMENT, RENTON CiTy COuivci! U 41 NEIGHBORHOODS, AND STRATEGIC .� + PLANNING DEPARTMENT CITY OF RENTON M E M O R A N D U M SEP 14 100 6 c`�ry RECEIVED K S OFFICE DATE: September 5, 2006 TO: Terri Briere, Committee Chair Members of the Planning and Development Committee CC: Kathy Keolker, Mayor Members of the Renton City Council Jay Covington, Chief Administrative Officer FROM: Alex Pietsch f \" v e STAFF CONTACT: Rebecca Lind x 6588 SUBJECT: Revised Highlands Zoning Package Based on public input and careful consideration, staff is recommending changes to the Highlands zoning proposal to accommodate citizen issues and concerns. The proposal sent to the Council by the Planning Commission included eliminating the current R-10 zone and replacing it with a new zone, CV-R (Center Village -Residential) and making modifications to the existing CV (Center Village) zone. There were extensive public comments on the proposed CV-R zone. In response to those comments, staff suggests elimination of the new CV-R zone and replacement with the existing R-14 zone. This would require a text amendment to the Comprehensive Plan to allow the R-14 as an implementing zone of the Center Village land use designation. R-14 zoning would solve many of the citizen issues with the CV-R zoning proposal: Issue: The CV-R proposal was geared toward large development (of an acre or more) and not toward infill or parcel specific development. • Removing the CV-R bonus system based on property consolidation allows a greater regulatory focus on infill and parcel specific redevelopment Issue: A modest upzone was generally viewed positively, but densities of 20-80 units per acre were perceived as too high for the area with existing R-10 zoning. • The proposed CV-R had a base density of 14-18 units per acre, with a bonus up to 30 units per acre • The R-14 zone would have abase density of 10-14 units per acre and a bonus density of 18 units per acre • R-14 would still provide a modest upzone from the current R-10 zoning, as an incentive for redevelopment hAcdnsplcomp planlsub area planAighlandsklevelopment reg drafts\zoning\rnemo to council 8-06.doc Terri Briere Page 2 of 3 August 24, 2006 Issue: Existing single-family homes and duplexes should not be made non -conforming uses. • Single-family homes and duplexes are both allowed uses in the R-14 zone and would be conforming use types. • Existing uses would be able to make improvements • New uses would need to meet minimum density requirements A few modifications would need to be made to the R-14 zone to comply with the Comprehensive Plan for the Center Village Land Use designation: • Minimum density in R-14 would need to be raised from eight to ten units per acre • Require all new subdivision, no matter how small, to comply with the new regulations • Alter the lot depth requirement to prevent poorly sited infill in the backyards of existing properties • Reduce front setbacks to move buildings closer to the street • Allow a reduced rear setback if alleys are used • Require application of Design Guidelines for all Highlands projects • Require parking structures to be underground, under building, or in the rear yard (even if access is taken from the front) • Modify the criteria for receiving the density bonus to include provision of affordable housing There are also a few limitations in the use of the R-14 zone. The original zoning concept called for the use of cottages and accessory dwelling units in the CV-R zone. Cottages are small detached dwellings, limited in size and scale, that share common features such as open space and parking. Accessory dwelling units include dwelling unit types such as "mother-in-law" apartments and carriage houses. Under the CV-R proposal specific regulations were created to allow and encourage these unit types in the Highlands. While they may be allowed under some circumstances in the R-14 zone, it is unlikely that they will be built without specific regulations or incentives. Staff recommends that the City address the regulation of cottage housing and of accessory dwelling units on their own merits, separate from the issue of the redevelopment of the Highlands. There was very little public comment on the proposed changes to the CV zone. Nonetheless, staff would like to recommend some additional adjustments to the zone to enhance and improve the zone's performance: • Eliminate the density bonus concept and allow a range of 20-80 units per acre in the entire zone • Require ground floor commercial uses in otherwise residential projects along Sunset Boulevard • Require the same pedestrian connection criteria for the CV that was adopted for the CA (Commercial Arterial) zone last year Terri Briere r.. NOOK Page 3of3 August 24, 2006 Another issue with potential redevelopment of the Highlands is securing quality, well designed development that is not only aesthetically pleasing, but functions to build community and provide public safety. Design regulations for the Highlands were part of the proposed code amendments for the study area, and staff still recommends them. However, implementation of the regulations may be more effective with the use of a Design Review Board, a team of professionals that reviewed projects in the Highlands for consistency with the regulations. This type of Design Review Board, limited in scope to reviewing projects in the Highlands study area, would be an excellent way to test the effectiveness of this method of project review in Renton. It would also be a good way to encourage an on -going dialogue with citizens and developers regarding the creation of a quality community and living environment. While not a part of the proposed changes to the zoning package, staff asks you to consider the idea of a Highlands Design Review Board. Amendments to the Comprehensive Plan Land Use Map and Zoning Map would be important to implementing the recommended changes. One of these changes would include expanding the Center Village land use designation expanded north of NE 16`h Street and along Harrington south of NE 9th Street. There is little difference in land use between theses areas and the area between NE 12`h Street and NE 16`h Street. Center Village land use would be retracted in the multi -family area southwest of Sunset Boulevard, because the access to those properties is not geographically connected to the Center Village. Zoning for this area would remain the same, it would just be removed from the Center Village Land Use designation. Other changes would include expanding the Residential Single Family land use designation near Monroe Avenue NE because higher density redevelopment is limited by protective covenants in that area. Expansion of RSF is also included in the area west of Edmonds Ave NE because this are has already redeveloped. A proposed Land Use Map and a proposed Zoning Map are attached for your review. These proposed changes are presented for your consideration. Staff is requesting feedback on the direction of the modifications before drafting the required code amendments. b IN, - `err ■a■i�� �:+e�� All 29011eFAR 11111111■SEEM �:��: tiN ! Y ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING DEPARTMENT M E M O R A N D U M DATE: August 24, 2006 TO: Terri Briere, Committee Chair Members of the Planning and Development Committee CC: Kathy Keolker, Mayor Members of the Renton City Council Jay Covington, Chief Administrative Officer FROM: Alex Pietsch N14X STAFF CONTACT: Rebecca Lind x 6588 SUBJECT: Revised Highlands Zoning Package Based on public input and careful consideration, staff is recommending changes to the Highlands zoning proposal to accommodate citizen issues and concerns. The proposal sent to the Council by the Planning Commission included eliminating the current R-10 zone and replacing it with a new zone, CV-R (Center Village Residential) and making modifications to the existing CV (Center Village) zone. There were extensive public comments on the proposed CV-R zone. In response to those comments, staff suggests elimination of the new CV-R zone and replacement with the existing R-14 zone. This would require a text amendment to the Comprehensive Plan to allow the R-14 as an implementing zone of the Center Village land use designation. R-14 zoning would solve many of the citizen issues with the CV-R zoning proposal: Issue: The CV-R proposal was geared toward large development (of an acre or more) and not toward infill or parcel specific development. • Removing the CV-R bonus system based on property consolidation allows a greater regulatory focus on infill and parcel specific redevelopment Issue: A modest upzone was generally viewed positively, but densities of 20-80 units per acre were perceived as too high for the area with existing R-10 zoning. • The proposed CV-R had a base density of 14-18 units per acre, with a bonus up to 30 units per acre • The R-14 zone would have a base density of 10-14 units per acre and a bonus density of 18 units per acre • R-14 would still provide a modest upzone from the current R-10 zoning, as an incentive for redevelopment hAcdnsplcomp planlsub area planslhighlandsldevelopment reg drafts\zoningVnemo to council 8-06.doc Terri Briere Page 2 of 3 August 24, 2006 Issue: Existing single-family homes and duplexes should not be made non -conforming uses. • Single-family homes and duplexes are both allowed uses in the R-14 zone and would be conforming use types • Existing uses would be able to make improvements • New uses would need to meet minimum density requirements A few modifications would need to be made to the R-14 zone to comply with the Comprehensive Plan for the Center Village Land Use designation: • Minimum density in R-14 would need to be raised from eight to ten units per acre • Require all new subdivision, no matter how small, to comply with the new regulations • Alter the lot depth requirement to prevent poorly sited infill in the backyards of existing properties • Reduce front setbacks to move buildings closer to the street • Allow a reduced rear setback if alleys are used • Require application of Design Guidelines for all Highlands projects • Require parking structures to be underground, under building, or in the rear yard (even if access is taken from the front) • Modify the criteria for receiving the density bonus to include provision of affordable housing There are also a few limitations in the use of the R-14 zone. The original zoning concept called for the use of cottages and accessory dwelling units in the CV-R zone. Cottages are small detached dwellings, limited in size and scale, that share common features such as open space and parking. Accessory dwelling units include dwelling unit types such as "mother-in-law" apartments and carriage houses. Under the CV-R proposal specific regulations were created to allow and encourage these unit types in the Highlands. While they may be allowed under some circumstances in the R-14 zone, it is unlikely that they will be built without specific regulations or incentives. Staff recommends that the City address the regulation of cottage housing and of accessory dwelling units on their own merits, separate from the issue of the redevelopment of the Highlands. There was very little public comment on the proposed changes to the CV zone. Nonetheless, staff would like to recommend some additional adjustments to the zone to enhance and improve the zone's performance: • Eliminate the density bonus concept and allow a range of 20-80 units per acre in the entire zone • Require ground floor commercial uses in otherwise residential projects along Sunset Boulevard • Require the same pedestrian connection criteria for the CV that was adopted for the CA (Commercial Arterial) zone last year Terri Briere ... Page 3 of 3 August 24, 2006 Another issue with potential redevelopment of the Highlands is securing quality, well designed development that is not only aesthetically pleasing, but functions to build community and provide public safety. Design regulations for the Highlands were part of the proposed code amendments for the study area, and staff still recommends them. However, implementation of the regulations may be more effective with the use of a Design Review Board, a team of professionals that reviewed projects in the Highlands for consistency with the regulations. This type of Design Review Board, limited in scope to reviewing projects in the Highlands study area, would be an excellent way to test the effectiveness of this method of project review in Renton. It would also be a good way to encourage an on -going dialogue with citizens and developers regarding the creation of a quality community and living environment. While not a part of the proposed changes to the zoning package, staff asks you to consider the idea of a Highlands Design Review Board. Amendments to the Comprehensive Plan Land Use Map and Zoning Map would be important to implementing the recommended changes. One of these changes would include expanding the Center Village land use designation expanded north of NE 16th Street and along Harrington south of NE 9th Street. There is little difference in land use between theses areas and the area between NE 12th Street and NE 16th Street. Center Village land use would be retracted in the multi -family area southwest of Sunset Boulevard, because the access to those properties is not geographically connected to the Center Village. Zoning for this area would remain the same, it would just be removed from the Center Village Land Use designation. Other changes would include expanding the Residential Single Family land use designation near Monroe Avenue NE because higher density redevelopment is limited by protective covenants in that area. Expansion of RSF is also included in the area west of Edmonds Ave NE because this are has already redeveloped. A proposed Land Use Map and a proposed Zoning Map are attached for your review. These proposed changes are presented for your consideration. Staff is requesting feedback on the direction of the modifications before drafting the required code amendments. ■■iiii ■ �aa1r son =115EC11J�1,111�� :��JI ►ice I►� �� �►►IF, N1�111 I C ALIM I "gn ■Lid 'A mr, ���� will MA Ll s� 3 _�■ ; � rl n ! w1 PJ «ter :0 ■V M1� 0-00 an ON ♦ a log ma MW ■Wi7■aiW■ ■Ylo■t �i'L1��a/�� �/1 ■ �� ���I�� � YC■YIIiiYHI�■ � �� :: \�1 : =i �s 11111NIII �IIINl11�l111111� � ■■■■■1 �. \ . a r� IIIIL'L'1111 ■IIRI3YI�Y11111■ ��.� ■�� t:\ : �� �� 1111111111 �1■ ■1� II�lNi�� �'� AM f - �� � _• � k. �: .. §� ■■■»> \\\y##< \:\ � � . 2 >: ? � /\ \\ `� .> - .. � s of ¢. .. .. : »> 6g � ■gl : ■■ �a�.. ■ �kV■■■--@®■�I� »� ��� -■ i■■ &■��_.: °�%&■&§ $;■■■ ■$�. , O 21, 2006 *AW Renton City Council Minutes Page 284 available traffic control options, pointing out that the barricade is in place due to development construction. Mr. Hahn explained that although it may seem counterintuitive, stop signs are not a speed -control device and will not discourage the cutting -through traffic. Mr. Corman questioned the possibility of being able to handle these types of high -safety situations differently with King County at the time of annexation. Additionally, he commented on the possibility of using temporary traffic control measures during temporary development patterns such as this. Councilman Persson suggested keeping the barricade in place until the sidewalks are installed. Planning/Building/Public Works Administrator Gregg Zimmerman noted that the barricade has not been formally authorized. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL REFER THE MATTER OF PEDESTRIAN SAFETY ON NE 2ND ST. TO TRANSPORTATION (AVIATION) COMMITTEE. CARRIED. Citizen Comment: Heuschel - Mary Alice Heuschel, 300 SW 7th St., Renton, 98057, introduced herself as the Renton School District new superintendent of the Renton School District, saying that she was warmly Superintendent welcomed to the Renton community. Having taken a tour of Renton's recreational facilities, Ms. Heuschel indicated that she is impressed with the City's recreational programs and services. She stated that she looks forward to a very long relationship with the Renton community. Citizen Comment: Beckley - Phil Beckley, 806 Index Ct. NE, Renton, 98056, shared his background in Integrated Emergency emergency preparedness and disaster planning, noting that he has worked for Management Course the American Red Cross. He referred to a recent article about Renton published in the Fairwood Flyer, specifically the paragraph regarding emergency management training. Mr. Beckley stressed that FEMA is the benchmark for disaster planning, and he expressed his approval of City official and staff attendance at the week-long Integrated Emergency Management Course in Maryland last Spring. He concluded that emergency preparedness is important to everyone. Citizen Comment: Beckley - Highlands Area e eR�ve opment RECESS Heidi Beckley, 806 Index Court NE, Renton, 98056, described her experiences when picketing an adult book store in the Highlands in 1997, pointing out that those who opposed her actions did not represent the majority. Referring to the Highlands redevelopment effort, she opined that Council gave in to the vocal minority, and the quiet majority was not represented by Council. MOVED BY LAW, SECONDED BY CORMAN, COUNCIL ALLOW THE SPEAKER FIVE ADDITIONAL MINUTES. CARRIED. Ms. Beckley stated her fear that people will move away from the Highlands area due to its deterioration. When the redevelopment effort is revisited, she asked that everyone's voice be heard. Ms. Beckley expressed her disappointment with the Highlands Community Association. She noted the need for neighborhood clean-up efforts. Ms. Beckley indicated her intention to form a neighborhood iorRanization called Citizens for a Better Renton. MOVED BY CLAWSON, SECONDED BY BRIERE, COUNCIL RECESS FOR TEN MINUTES.* Council President Corman expressed concern regarding the economic downturn of the Highlands area, noting that Councilmembers found themselves needing to make decisions such as whether to choose 40 to 80 unit -per -acre replacement zoning through eminent domain or to go in the direction of single-family August 21, 2006 *14W Renton City Council Minutes -✓ Page 285 homes. He indicated that he is unsure which type of zoning will ultimately bring more businesses to the area. Mr. Corman reported that he lives in the neighborhood, and his long-standing position has been that he does not want apartments next to his home. Councilman Clawson stated that there was no proposal to put in 40 to 80 unit - per -acre zoning with eminent domain. *MOTION CARRIED. Time: 9:09 p.m. The meeting was reconvened at 9:17 p.m.; roll was called; all Councilmember, present. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 8/14/2006. Council concur. 8/ 14/2006 Board/Commission: Advisory Administrative, Judicial and Legal Services Department requested approval to Commission on Diversity, waive the citizenship condition for Antonio Cube, Sr. to allow him to continue Citizenship Condition Waiver to serve on the Advisory Commission on Diversity. Refer to Community for Member Services Committee. Community Services: City Community Services Department recommended approval of a lease with 5 Hall Deli Lease, 5 Kwang Kwang Corporation for operation of the deli on the 3rd floor of City Hall and Corporation the espresso stand in theRenton Transit Center. Refer to Finance Committee. EDNSP: Hotel/Motel Fund Economic Development, Neighborhoods and Strategic Planning Department Use for Marketing Campaign, recommended approval of a 2006 Budget amendment to transfer 2005 Budget Amend undesignated hotel/motel funds in the amount of $60,000 for the marketing campaign. Council concur. (See page 287 for ordinance.) Annexation: Marshall, Waiver Economic Development, Neighborhoods and Strategic Planning Department of Application Fee requested approval to waive the annexation application tee for the proposed Marshall Annexation; a 7.6-acre unincorporated island fronting Duvall Ave. NE. Council concur. Human Services: 2007/2008 Human Services Division recommended allocation of the 2007/2008 CDBG Funds Allocation Community Development Block grant funds as recommended by the Human Services Advisory Committee. Refer to Community Services Committee; set public hearing on 9/12/2006 for the Human Services Advisory Committee to consider allocation of funds. Human Services: 2007/2008 Human Services Division requested a briefing regarding the 2007/2008 Human Funding Criteria and Process Services funding criteria and process. Refer to Committee of the Whole. Added Item 9.h. Economic Development, Neighborhoods and Strategic Planning Department Annexation: Preserve Our recommended setting a public meeting on 9/1 1/2006 to consider the action of Plateau, SE 128th St the Boundary Review Board to support the 1,475-acre Preserve Our Plateau Annexation subject to agreement by a majority vote of registered voters residing within the area. Council concur. MOVED BY CORMAN, SECONDED BY LAW, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. August 7, 2006 %*A- Renton City Council Minutes.. Page 266 under CAG-05-127 with HDR Engineering for $50,000 and CAG-05-097 with Washington State Department of Transportation, project CGA4310, for $250,000, and declaring an emergency. MOVED BY NELSON, SECONDED BY PERSSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 8/14/2006. CARRIED. The following ordinance was presented for second and final reading and adoption: Ordinance #5216 An ordinance was read amending the 2006 Budget by transferring funds in the EDNSP: Annexation amount of $70,000 from the 2005 year-end fund balance for the purpose of Community Outreach, PRR public information and community outreach efforts related to annexation and Contract, Budget Amend incorporation, with $60,087 going to PRR, Inc. to conduct that work, and declaring an emergency. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS MOVED BY PERSSON, SECONDED BY LAW, COUNCIL REFER THE Council: Liaison Position RECLASSIFICATION OF THE COUNCIL LIAISON POSITION TO Reclassification FINANCE COMMITTEE. CARRIED. Development Services: MOVED BY BRIERE, SECONDED BY PERSSON, COUNCIL REFER JEFF Variance Fee Waiver Request, COLEE'S VARIANCE FEE WAIVER REQUEST TO FINANCE Fence Height, Colee COMMITTEE. CARRIED. Council: Communication Councilman Clawson expressed his concerns regarding Council communication, and he noted that if necessary, skilled mediators can be employed to help work through difficult situations. Community Services: Sockeye Councilman Clawson stated that this year's Lake Washington Sockeye salmon Salmon Fishing Season fishing season is a result of salmon recovery efforts, and he expressed his appreciation for the City's work on those efforts. Councilwoman Briere relayed comments she received regarding the well -run boat launch at Gene Coulon Memorial Beach Park. AUDIENCE COMMENT Sandel DeMastus, PO Box 2041, Renton, 98056, said she is an independent Citizen Comment: DeMastus - producer with public access cable channel 77, and reported that she is working Lake Hills Greenbelt on a program about the Lake Hills Greenbelt Blueberry Farm located in Lake Blueberry Farm Cable Hills Greenbelt Park in Bellevue. Ms. DeMastus described the park's amenities, Program and suggested that this type of park would be well -received in Renton. Citizen Comment: Petersen - Highlands Area Redevelopment, Annexation ommunity Outreach Board/Commission: Highlands Area Citizens Advisory Committee Inez Petersen, PO Box 2041, Renton, 98056, noted the City funds set aside for the Highlands study area infrastructure improvements, and expressed her hope that improvements can be completed prior to the winter season. Additionally, she indicated that the Highlands Community Association wants Council to hire an independent facilitator to assist with the Highlands area redevelopment project. On another subject, Ms. Petersen noted the possibility of City - generated information placed in local newspapers concerning annexation, and she expressed her concern regarding potential improprieties in light of the September 19, 2006, vote on the Fairwood Incorporation. In response to Mayor Pro Tern Corman's inquiry, Chief Administrative Officer Jay Covington confirmed that the matter concerning a citizens advisory committee for the Highlands area was referred to Planning and Development Committee on 6/19/2006. August 7, 2006 Renton City Council Minutes Pape 264 Citizen Comment: Kodis - A letter was read from Harry A. Kodis, 2619 Jones Ave. NE, Renton, 98056, 2006 Comprehensive Plan requesting that the potential upper Kennydale area rezone via a 2006 Amendments, Upper Comprehensive Plan amendment be removed from consideration. MOVED BY Kennydale Area Rezone CLAWSON, SECONDED BY BRIERS, COUNCIL REFER THIS CORRESPONDENCE TO THE PLANNING COMMISSION AND PLANNING AND DEVELOPMENT COMMITTEE. Citizen Comment: Thompson - H_ighlands Area Redevelopment UNFINISHED BUSINESS Finance Committee Finance: Vouchers Planning & Development Committee Planning: Street Grid System Amendments A letter was read from Keith Thompson, 660 Index Pl. NE, Renton, 98056, stating that he supports the Highlands area redevelopment effort; however, he opposes the possible rezone (from R-10 to R-8) of his properties at 660 and 650 Index Pl. NE. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL REFER THIS CORRESPONDENCE TO THE PLANNING AND DEVELOPMENT COMMITTEE. Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 250358 - 250779 and two wire transfers totaling $3,750,164.41; and approval of Payroll Vouchers 64425 - 64791, one wire transfer, and 648 direct deposits totaling $2,156,653.50. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning and Development Committee Chair Briere presented a report recommending concurrence in the staff recommendation that the Street Grid System (City Code Title 9, Section 11) be amended as follows: • Newly annexed areas will retain their current addresses, except those areas in the East Renton Plateau west of 160th Ave. SE, north of Maple Valley Hwy., and south of May Valley Rd. • Addresses in the East Renton Plateau west of 160th Ave. SE, north of Maple Valley Hwy., and south of Maple Valley Rd., will be readdressed according to the adopted street naming system. • SE May Valley Rd. would retain its name and numbering system, and the portion of the roadway known as NE 31 st St. would be restored to its original numbering system and name. • 156th Ave. SE will be renamed Vantage Blvd. NE south of NE 4th St., Vantage Pl. NE north of NE 4th St., and Vantage Ct. SE south of SE 142nd Pl. • Vantage Blvd. will continue to the Maple Valley Hwy. along SE 142nd Pl. (between 154th Ave. SE and 156th Ave. SE) and 154th Pl. SE. • Vesta Ave. NE will be returned to its original name and numbering system (156th Ave. SE), until such time that all segments of 156th Ave. SE north of SE 136th St./NE 2nd Ct. are annexed into the City of Renton. • 68th Ave. S., south of Martin Luther King Way, will be renamed Monster Rd. SW. • SE Carr Rd., SE 179th St., SE 176th St., and SE Petrovitsky Rd. shall be named SE Carr Rd. west of 108th Ave. SE and SE Petrovitsky Rd. east of 108th Ave. SE. • SE Renton -Maple Valley Rd. shall be renamed Maple Valley Hwy. The Committee further recommended that the ordinance regarding this matter be prepared for first reading. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT.* Councilwoman Briere noted that the Committee report was revised to reflect comments made by citizens at the public hearing held on the matter. In response to Mayor Pro Tern Corman's inquiry, Councilwoman Briere explained e10rreSPC. 1en(c S- 7-IX& CITY OFRENTOM r' / JUL 2 1 2006 GITY R�CEIVED �M� TTG� CL !4'3 OI�FaG July 18, 2006 T-nd vidual t.eHa -,� e4CA Dear Counselman Corman daovj e✓ My name is Keith Thompson and I live in the Renton Highlands study area in which I currently own two properties. They are duplexes and are located at 660 and 650 Index place N. E. My concern in writing this letter has to do with the possible changes regarding the zoning of my properties. Currently I am zoned for R10 but have been told by folks in the planning department that there is a good chance that the current zoning will be down graded to R8 (single family). Should this be done, myself and others like me, will suffer financial loss and for those of us who are retiring or about to retire, we have no way to re -coop those loses for our active "working days" are over. I, myself am hoping to retire this November, but that some what hinges upon what I am able to do with my properties. I recently lost a prospective buyer for one of my duplexes because of the uncertainty of the zoning issues. For those who bought their property(s) under the R10 zoning, retirement plans were made based upon what that zoning would allow us to do by way of either selling in the future or developing the site according to the R10 zoning. Should the zoning be reduced to R8, you will greatly limit any options that we currently now have and inevitable result will be financial loss. Obviously I want to go on the record as opposing the possible zoning down grade and encourage you to leave it at R10. Also I want to go on the record as one who supports your efforts to bring redevelopment to the Highlands. I have lived up here for 16 years and am convinced that redevelopment will only come if the city presses forward with their proposed plans. M CM i My question is: Why can't you do this and leave the current R10 zoning in place? Sincerely eith Thompson 6 �O -41dex R. NE &Aion, W* q .Vos'6 August 7, 2006 1%W Renton City Council Minutes,,,,, Page 262 AUDIENCE COMMENT Sandel DeMastus, Highlands Community Association (HCA) Vice President, Citizen Comment: DeMastus - PO Box 2041, Renton, 98056, expressed her displeasure with the handling of Planning Commission, the Planning Commission meeting on August 2. On another subject, she Highlands Community announced that Councilman Randy Corman will be a guest speaker at the HCA Association meeting scheduled for August 17. Councilman Clawson indicated that the City has some of the best staff it has ever had, and though mistakes do occur, he is proud of every City staff member. Mayor Pro Tern Corman commented that staff members occasionally find themselves in the crossfire between the citizens and the elected officials setting policy. Citizen Comment: McOmber - Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, expressed his Highlands Area interest in moving forward with the Highlands area improvement program, e evelopment saying that he is looking forward to working with the City on zoning and improvement issues. Mr. McOmber stated his hope that meetings will soon occur with the Council and City staff for the exchange of ideas regarding improving the Highlands area. Citizen Comment: Beden - The Laurie Beden, 2014 Queen Ave. NE, Renton, 98056, voiced her support for The Landing Project Landing project, stating that the project will benefit Renton citizens by providing additional housing, employment, entertainment, and nearby shopping facilities. Ms. Beden commented on the non-profit organization opposing the project called Alliance for the South End, and on her discussion with Peter Buck of Buck & Gordon, who represents the non-profit organization and Westfield, owner of Westfield Southcenter Mall. She encouraged the Mayor and Council to continue to move forward with The Landing development. Citizen Comment: Petersen - Inez Somerville Petersen, Highlands Community Association (HCA) Secretary, Records Request, Highlands PO Box 2041, Renton, 98056, expressed her displeasure regarding the handling Area Redevelopment of her public records request for a City contract listing. On another subject, she indicated that the HCA is looking forward to meeting with the City on the Highlands area redevelopment effort and discussing the vision for the area. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 7/17/2006. Council concur. 7/ 17/2006 City Clerk: Public Records City Clerk recommended approval to hire a temporary contract employee for Processing Assistance, public records processing assistance, at a cost of $21,000, for a minimum term Temporary Hire of four months. Refer to Finance Committee. CAG: 06-124, 2006 Citywide City Clerk reported bid opening on 7/18/2006 for CAG-06-124, 2006 Citywide Sidewalk, Dennis R Craig Sidewalk; two bids; engineer's estimate $370,793.50; and submitted staff Construction recommendation to award the contract to low bidder, Dennis R. Craig Construction, Inc., in the amount of $363,823.15. Council concur. CAG: 06-092, 2006 Street City Clerk reported bid opening on 7/14/2006 for CAG-06-092, 2006 Street Overlay with Curb Ramps, Overlay with Curb Ramps; three bids; engineer's estimate $1,100,734.14; and Western Asphalt submitted staff recommendation to award the contract to low bidder, Western Asphalt, Inc., in the amount of $1,048,553.89. Council concur. Court Case: Langley 4th Court Case filed on behalf of Langley 4th Avenue Associates, LLC, by Ater Avenue Associates, CRT-06- Wynne LLP, Lawyers, 601 Union St., Suite 5450, Seattle, 98101, requesting 002 denial of the Ridgeview Court Final Plat (FP-06-012) until the surface water drainage issues are corrected. Refer to City Attorney and Insurance Services. July 17, 2006 „w Renton City Council Minutes ...e Page 252 *MOTION CARRIED. Councilman Clawson noted for the record that he abstained from voting. AUDIENCE COMMENT Howard McOmber, 475 Olympia Ave. NE, Renton, 98055, thanked Council for Citizen Comment: McOmber - its action concerning the Highlands area, particularly the abandonment of the Highlands Area use of eminent domain. He stressed the importance of resident input on the Redevelopment redevelopment effort. Citizen Comment: Petersen - Inez Somerville Petersen, Highlands Community Association Secretary, PO City Web Site Update, City Box 2041, Renton, 98056, thanked Council for its action concerning the Logo Highlands area. Additionally, Ms. Petersen indicated that changing the graphics on the City's new web site should not be difficult, and she expressed her support for the City's existing logo and the "ahead of the curve" logo. Citizen Comment: DeMastus - Sandel DeMastus, Highlands Community Association Vice President, PO Box Eminent Domain Rally, Safety 2041, Renton, 98056, pointed out that a national rally against eminent domain Class was held on June 23 and President Bush issued an Executive Order regarding protecting the property rights of the American people. She also pointed out that the Valley Communications Center (the regional 911 center) will be holding a safety class. Citizen Comment: Breeden - Raymond Arthur Breeden, Sr., 15279 Maple Dr., Renton, 98058, stressed that Wonderland Estates Mobile every resident of the Wonderland Estates mobile home park has a right to live in Home Park peace, and to not worry about the park being sold. ADJOURNMENT MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 9:06 p.m. Sd. Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann July 17, 2006 July 17, 2006 `Me Renton City Council Minutes `wo, Page 248 Annexation: Querin II, Economic Development, Neighborhoods and Strategic Planning Department Hoquiam Ave NE recommended a public hearing be set on 8/7/2006 for the proposed Querin II Annexation (located in the vicinity of Hoquiam Ave. NE and SE I I2th St.) and associated zoning, the boundaries of which were expanded by the Boundary Review Board from 7.18 to 24 acres. Council concur. Plat: Honey Creek View Hearing Examiner recommended approval, with conditions, of the Honey Creek Estates Preliminary Plat, NE View Estates Preliminary Plat; nine single-family lots on 1.8 acres located at Sunset Blvd, PP-05-118 3524 NE Sunset Blvd. Council concur. Airport: Department of Natural Transportation Systems Division requested approval to terminate the Resources Aquatic Lands Washington State Department of Natural Resources aquatic lands lease Lease agreement, and accept the new aquatic lands lease agreement for the Will Rogers -Wiley Post Memorial Seaplane Base at the Airport. Refer to Transportation (Aviation) Committee. CAG: 06-039, Water Main Utility Systems Division submitted CAG-06-039, Water Main Replacement Replacement, VJM Project - N. 31st, N. 33rd, and NE 24th Streets; and High Ave. NE; and Construction requested approval of the project, authorization for final pay estimate in the amount of $1,360, commencement of 60-day lien period, and release of retainage in the amount of $12,352.53 to VJM Construction Co., Inc., contractor, if all required releases are obtained. Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Comprehensive Plan: 2006 Amendments UNFINISHED BUSINESS Planning: Highlands Area Redevelopment Mayor Keolker noted that one of the added proposed Comprehensive Plan amendments, listed in the above consent agenda, concerns the Wonderland Estates mobile home park property. Council President Corman brought forward a proposal concerning the Highlands area redevelopment. He explained that the City Council continues to be committed to the revitalization of the Highlands community, especially the subarea that has been the focus of the City's attention most recently. Mr. Corman recommended that additional Committee of the Whole meetings be held, after any appeals regarding this matter have been resolved, to finalize a rezoning of the Highlands Subarea that will meet the needs of current property owners, while also providing new opportunities and encouragement for developers to make an investment in this community. He also recommended that the local residents be engaged in this planning process. MOVED BY CORMAN, SECONDED BY LAW, THAT BECAUSE A GOOD DEAL OF NEGATIVE ATTENTION HAS BEEN FOCUSED ON THE STATE'S COMMUNITY RENEWAL ACT, PARTICULARLY THE PORTION THAT ALLOWS FOR THE POTENTIAL USE OF EMINENT DOMAIN, THE ADMINISTRATION: CONTINUE WORKING WITH THE COMMUNITY ON DEVELOPMENT OPPORTUNITIES, THROUGH APPROPRIATE REZONING OF THE AREA, WITHOUT THE USE OF THE COMMUNITY RENEWAL ACT, OR EMINENT DOMAIN, TO ACHIEVE THESE GOALS; CONTINUE THE USE OF AN AGGRESSIVE CODE ENFORCEMENT EFFORT TO TARGET THOSE PROPERTIES THAT VIOLATE CITY CODE AND ARE A PUBLIC NUISANCE; AND July 17, 2006 Renton City Council Minutes --o Page 249 • IMPLEMENT A POLICE ENFORCEMENT PLAN THAT WILL RESULT IN REDUCING OVERALL CRIME PROBLEMS IN THE COMMUNITY THAT HAVE BEEN IDENTIFIED BY THE ADMINISTRATION.* Councilwoman Briere questioned whether the intent is for the Planning and Development Committee to continue the primary work on the zoning, which also includes changes to the Comprehensive Plan. Council President Corman confirmed that is still the intent. He explained that he is trying to accomplish one major thing: codify the proposal that was made by the Mayor at the 6/26/2006 Council meeting, taking the Community Renewal Act off the table. Additionally, Mr. Corman stated that he wants to convey to the community that the City will meet their challenge on the enforcement of City Code violations. Referring to Mr. Corman's statement regarding finalizing a rezoning of the Highlands Subarea that will meet the needs of current property owners, Councilman Clawson pointed out that most of the Highlands Subarea residents are not property owners, but renters, and they should also be engaged in the planning process. He expressed the need for replacing the low-income housing that will be upgraded or eliminated due to the area's upgrade. He questioned whether the Administration or City Attorney had any concerns regarding the proposal. Assistant City Attorney Zanetta Fontes pointed out that by taking the Community Renewal Act off the table, some of the tools the City may have had to help the residents are being taken away. Councilman Clawson stated that taking this action does not prevent Council from considering using the Community Renewal Act in the future. Referring to the implementation of a police enforcement plan, Chief Administrative Officer Jay Covington noted the need for a discussion with Council regarding the allocation of resources. Council President Corman indicated that when it is determined what is needed to address the issue, Council will make the budget adjustments as required. Council discussion ensued regarding affordable housing, density dynamics, single-family and multi -family housing, the use of the space on a lot, and the Center Village land use designation. *MOTION CARRIED. Community Services Community Services Committee Chair Nelson presented a report Committee recommending concurrence in the staff recommendation to approve Mayor Appointment: Airport Keolker's appointment of Frank Marshall to the Airport Advisory Committee as Advisory Committee Airport Leaseholders alternate representative for a term expiring on 5/7/2007. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Appointment: Municipal Arts Community Services Committee Chair Nelson presented a report Commission recommending concurrence in the staff recommendation to approve Mayor Keolker's appointment of Marie McPeak to the Municipal Arts Commission for an unexpired term expiring 12/31/2006. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. The Renton City Council continues to be committed to the revitalization of the Highlands community, especially the sub -area that has been the focus of the City's attention most recently. I recommend that there be additional meetings of the Committee of the Whole, after any appeals regarding this matter have been resolved, to finalize a rezoning of the Highlands Sub- area that will meet the needs of current property owners, while also providing new opportunities and encouragement for developers to make an investment in this community. I also recommend that we engage local residents in this planning process. Because a good deal of negative attention has been focused on the State's Community Renewal Act, particularly the portion that allows for the potential use of eminent domain, therefore, I move that the administration • Continue working with the community on redevelopment opportunities, through appropriate rezoning of the area, without the use of the Community Renewal Act, or eminent domain, to achieve these goals. • Continue the use of an aggressive code enforcement effort to target those properties that violate city codes and are a public nuisance and • Implement a police enforcement plan that will result in reducing overall crime problems in the community that have been identified by the administration. CADocuments and Settings\jmedzegian\Desktop\Highlands_Redevelopment_Final.doc RENTON CITY COUNCIL Regular Meeting July 17, 2006 Council Chambers Monday, 7 p.m. MINUTES Renton City Hall CALL TO ORDER Mayor Kathy Keolker called the meeting of the Renton City Council to order and led the Pledge of Allegiance to the flag. ROLL CALL OF RANDY CORMAN, Council President; TONI NELSON; DAN CLAWSON; COUNCILMEMBERS DENIS LAW; TERRI BRIERS; MARCIE PALMER; DON PERSSON. CITY STAFF IN KATHY KEOLKER, Mayor; JAY COVINGTON, Chief Administrative ATTENDANCE Officer; ZANETTA FONTES, Assistant City Attorney; BONNIE WALTON, City Clerk; PETER HAHN, Deputy Planning/Building/Public Works Administrator - Transportation; TERRY HIGASHIYAMA, Community Services Administrator; BETTE ANDERSON, Library Director; VINCENT ORDUNA, Cultural Arts Coordinator; ALEX PIETSCH, Economic Development Administrator; MICHAEL BAILEY, Finance and Information Services Administrator; MARTY WINE, Assistant CAO; COMMANDER KENT CURRY, Police Department. SPECIAL PRESENTATION Community Services Administrator Terry Higashiyama introduced Bette Library: New Director (Bette Anderson, the new Library Director. Ms. Anderson stated that she is looking Anderson) forward to working with everyone and to working on the Library Master Plan. Community Services: "Damn Continuing, Ms. Higashiyama introduced Cultural Arts Coordinator Vincent Yankees" Teen Musical Orduna who announced that Renton's annual 2006 summer teen musical, Performance Excerpts "Damn Yankees," will run from July 21 to August 13 at Carco Theatre. He introduced performers Joshua Paul Moore, Monica Taylor, Kathryn Stewart, Steven Hudson, Brad Walker, Thomas Webber, and Lee Morris who entertained the audience with two sample numbers from the show. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: "Celebrate the Heart of Renton" at IKEA Renton River Days, a family festival celebrating pride in the community July 18 through July 23. Over 700 kids, parents, and friends attended the T-Ball and Coach Pitch Jamboree on July 13. This summer's program has 12 Coach Pitch teams and 16 T-Ball teams. Streets: Park Ave N Closure, Peter Hahn, Deputy Planning/Building/Public Works Administrator - South Lake Washington Transportation, reported on the temporary closure of Park Ave. N. (N. 6th St. to Roadway Improvements Garden Ave. N.), for the South Lake Washington roadway and utility improvements, and described the Garden Ave. N. detour route. He indicated that the closure may be postponed until after the Renton River Days festival, which will be held this week. In response to Council inquiries, Mr. Hahn stated that Park Ave. N. could be closed for as long as 14 months. He assured that affected business owners were notified of the street closure. AUDIENCE COMMENT Sandel DeMastus, Highlands Community Association Vice President, PO Box Citizen Comment: DeMastus - 2041, Renton, 98056, expressed her thanks for those who have supported the Highlands Community Highlands Community Association and her disappointment with those she feels Association have behaved inappropriately. Noting the importance of keeping all July 17, 2006 `%W Renton City Council Minutes w Page 246 communications open and of not discriminating against any one group or individual, Ms. DeMastus expressed her hope that the City and the Highlands can mend relations. Citizen Comment: Petersen - Inez Somerville Petersen, PO Box 2041, Renton, 98056, spoke on the subject of Various The Landing development, stating that it does not matter who is funding the environmental appeal, but rather if the appeal is valid. Referring to the consent agenda item concerning the contract with Doug Levy for legislative consulting services, Ms. Petersen protested the expenditure. On another topic, she suggested that the Planning Commission agenda and agenda packets remain on the City's web site for a longer period of time. Additionally, she suggested that instead of redoing the City's web site, that the money be used to add streaming video to the current web site. Citizen Comment: Gaunt- Shirley Gaunt -Smith, 4102 NE 6th PI., Renton, 98059, expressed her concern Smith - Resident Involvement regarding elected officials' lack of response to Renton citizens. Pointing out in City Planning that several complex proposed actions are occurring at the same time, she stressed the importance of involving the community in the decision making so that citizens feel a part of and have some ownership in the plans. She stated that the proposals will greatly affect residents, and noted that plans will more likely succeed if residents are involved. Citizen Comment: Maxwell - Marcie Maxwell, PO Box 2048, Renton, 98056, speaking as a Renton School Renton School Board, New District Board Director, introduced Todd Franceschina, the newest school board Director Introduction director. She stated that Mr. Franceschina is a Renton High School graduate, and has a lot of experience in finance and business administration to bring to the board. Mr. Franceschina expressed his excitement about the position. Citizen Comment: Breeden - Raymond Arthur Breeden, Sr., 15279 Maple Dr., Renton, 98058, stated that Wonderland Estates Mobile residents of the Wonderland Estates mobile home park located at Maple Valley Home Park Hwy. and 149th Ave. SE want to be annexed to Renton. He explained that if the property, which is zoned R-12 in King County, is bought by a developer, every resident could be evicted. Mr. Breeden indicated that the residents are working on a business plan to become a co-op, and asked that the City rezone the property. Mayor Keolker reported that she received three letters pertaining to this topic, including one from Mr. Breeden. She explained that the Administration is recommending that the matter be reviewed as part of the Comprehensive Plan amendment process. (See page 247 for consent agenda item.) Citizen Comment: Hale - The Dave Hale, PO Box 3517, Renton, 98056, thanked the City for its work to bring Landing Project The Landing shopping center to this area. As a realtor, Mr. Hale indicated that his clients have shown a positive interest in the development. He acknowledged the opposition and roadblocks the development faces, and encouraged the City to continue to move forward with the project. Citizen Comment: Blayden - Bob Blayden, 2533 Ilwaco Ave. NE, Renton, 98059, praised the City for its The Landing Project support of The Landing project, noting that it is a key part of Renton's future. He pointed out the need to develop the area in a way that produces the best economic value for the City. Mayor Keolker stated that the Administration and Council is committed to the project. Citizen Comment: Johnson - Arland "Buzz" Johnson, 334 Wells Ave. S., #306, Renton, 98057, praised the Various Mayor's Planting Day that occurred in April, saying that he enjoyed helping to plant the trees. Pointing out a safety problem on the Cedar River Trail, Mr. July 10, 2006 NNW Renton City Council Minutes �; Page 240 The following ordinances were presented for first reading and referred to the Council meeting of 7/17/2006 for second and final reading: Vacation: Park Ave N, City of An ordinance was read vacating four portions of right-of-way, a total of Renton, VAC-04-005 approximately 21,795 square feet, along Park Ave. N. between N. 8th St. and Logan Ave. N. for the proposed "The Landing" site development street system (City of Renton; VAC-04-005). MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 7/17/2006. CARRIED. Finance: Bond Issuance, S An ordinance was read relating to the incurrence of indebtedness; providing for Lake WA Infrastructure & SW the sale and issuance of Limited Tax General Obligation Bonds, 2006, to 27th St/Strander Blvd provide part of the costs of constructing transportation and utility infrastructure Extension Projects and improvements in the City; providing for the date, denominations, form, terms, registration privileges, maturities, interest rates and covenants of the bonds; providing for the annual levy of taxes to pay the principal thereof and the interest thereon; establishing a debt service fund for the bonds; and providing for the sale and delivery of such bonds to D.A. Davidson & Co., Seattle, Washington. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 7/17/2006. CARRIED. NEW BUSINESS Referring to a previous speaker's comments (Mr. Walker) regarding the Sir Planning: Sir Cedric Cedric Condominium redevelopment, Councilman Clawson stated that these Condominium Redevelopment, types of higher density residences are affordable to many people, and the City Highlands Area �6,' t�V$ should keep this in mind when looking at rezoning the Highlands area. AUDIENCE COMMENT Sandel DeMastus, Highlands Community Association (HCA) Vice President, Citizen Comment: DeMastus - PO Box 2041, Renton, 98056, commented that the HCA was one of the groups Fireworks Ban, Victim of that supported the City's ban on fireworks, and noted that she heard very few Attack at Residence fireworks this year. Additionally, Ms. DeMastus expressed her desire that more police officers be assigned to the Highlands area, saying that had there been more officers in the area, someone may have noticed her attacker entering her house. Citizen Comment: Petersen - Inez Petersen, PO Box 2041, Renton, 98056, indicated that she is the secretary Various of the Highlands Community Association (HCA) even though she does not live in the neighborhood. She explained that she has close ties to the neighborhood, and she works hard for the community. On another topic, Ms. Petersen suggested that citizens groups be allowed to make presentations at Committee of the Whole, or some other venue, where they are not restricted by the five- minute audience comment rule. Additionally, she suggested that the following requirements be considered the next time the City's travel policy is reviewed: justification for the trip and a trip report. ADJOURNMENT MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 9:09 p.m. &'I(il'I" 'J• (,UGL&eyk-) Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann July 10, 2006 10, 2006 Renton City Council Minutes w Page 236 AUDIENCE COMMENT Greg Taylor, 702 SW 3rd Pl., Renton, 98055, voiced support for the City's Citizen Comment: Taylor - continued efforts towards the completion of The Landing development. As a The Landing Project resident and business person, Mr. Taylor stated that he welcomes the development. He pointed out that it promises increased economic vitality; a unique urban dining, shopping, and entertainment environment; and jobs for local residents. Mr. Taylor noted his unhappiness when he discovered that Westfield, owner of Westfield Southcenter Mall, has created a group called Alliance for the South End who is opposing The Landing project. He encouraged people not to be bullied by this competitor. Citizen Comment: O'Neill - Sean O'Neill, 334 Wells Ave. S., Renton, 98057, expressed his support for the The Landing Project transformation of the surplus Boeing property into The Landing project. Mr. O'Neill indicated that he is looking forward to this vibrant retail and entertainment facility. He stated that he is proud to work in and be a resident of Renton, and is proud of the sense of rebirth that a project such as this promises for the City. Mr. O'Neill urged the City to resist the anti -competitive business practices of The Landing's competitor. Citizen Comment: McOmber - Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, stated that the Highlands Area Highlands Community Association (HCA) appreciates the Mayor's edevelopment abandonment of the use of the Community Renewal Act and the Designation of Blight for the Highlands area. He relayed that the HCA advocates revitalization of the Highlands and seeks a new dialogue with the City towards this end. Mr. McOmber noted that many Highlands area residents are upgrading their properties. He reviewed ways that the area's revitalization can be achieved; including grants and low interest loans, code compliance efforts, greater police presence, zoning that encourages private redevelopment and preserves the rights of existing owners, identification of neighborhood infrastructure in the greatest need of repair, and hiring of an outside planning consultant. Citizen Comment: Petersen - Inez Petersen, PO Box 2041, Renton, 98056, noted that citizens have voiced The Landing Project, concerns regarding The Landing project, and she indicated that it does not Neighborhood Program matter who is funding or behind the Alliance for the South End citizens group, but whether their environmental concerns are valid. On another subject, she pointed out that the Neighborhood Program grant money belongs to all Renton residents, and asked that the City review its neighborhood association and grant rules to ensure that these rules provide equity to all residents. Ms. Petersen also asked that Council sanction a Spirit of the Highlands picnic with the use of the picnic van and other resources normally provided to neighborhood picnics. She concluded that while the Highlands Community Association is not recognized by the City, it is recognized by the hundreds of people who are members of the association. Citizen Comment: Walker - Sir Colin Walker, 3233 NE 12th St., #301, Renton, 98056, introduced himself as Cedric Condominium the president of the Sir Cedric Condominium Homeowners Association Board Redevelopment, Highlands of Directors. He stated that the 45-unit complex began a $1.4 million, six - Area month repair and renewal project, which includes repairing rot and replacing siding. Mr. Walker noted that the project was funded by individual unit owners through a lump -sum special assessment, and is the first major residential renewal project in the Highlands area. He praised the City for its Highlands redevelopment efforts, and thanked Neighborhood Program Coordinator Norma McQuiller for her work with the homeowners association. Citizen Comment: DeMastus - Sandel DeMastus, Highlands Community Association (HCA) Vice President, Victim of Attack at Residence PO Box 2041, Renton, 98056, stated that her home was broken into and she was attacked at 3 a.m. on June 24. Noting that her camcorder was stolen and her scanner was taken for evidence, she thanked the HCA and others for C.�1�Lt kxa,� 71101L4, Sir Cedric Condominiums Repair and Restoration Project 3233 NE 12th St, Renton Partners Project Architect: Sandier Kilburn Architects, LLC General Contractor: McBride Construction Resources, Inca Current Conditions Elevation of siding scheme, • top floor siding will be horizontal lap siding - this scheme shows shake siding. Q 1-2007 The Sir Cedric Condominiums Homeowners'Association has begun the first major residential renewal project in the Renton Highlands. This $1.4 million, six-month project will include repairing rot, removing and replacing existing siding with hori- zontal lap siding, repairing decks, and waterproofing the building envelope. The project was funded by individual unit owners through a lump -sum special assessment. Contact Colin Walker, President Sir Cedric Homeowners'Association Board of Directors, 3233 NE 12th St #301, 425-269-8182, or colin@colinwalker.org for more information on this project. rd rL T CIT"' OF RENTON Kathy Keolker, Mayor Rebecca Alder 3112NE 14"St. Renton, WA 98056 Re: Highlands Redevelopment Dear Ms. Alder: Office of the City Attorney Lawrence J. Warren Senior Assistant City Attorneys MarkBarber June 27, 2006 Zanclla L. Fonles Assistant City Attorneys Ann S. Nielsen Carmon Ncwsom 11 Shawn E. Arthur Thank you for your letter of May 31, 2006 received by my office June 5, 2006. Please excuse the delay in response, but things have been unusually busy. You have asked some specific questions about a declaration of blight and eminent domain. The Washington State Constitution limits the governments right to use eminent domain, limiting the purpose for which the property may be acquired to a "public purpose". Normally that would not include the acquisition and accumulation of property for redevelopment by a nongovernmental entity. However, by statute, if the City declares an area to be blighted it may use eminent domain to acquire and accumulate property for redevelopment by a third party. The declaration of blight also gives the City the opportunity to assist the property owners and tenants in ways that normally would be prohibited by the constitutional ban on gifts or loaning of public funds. In any event, whenever eminent domain is used, the City must offer the fair market value of the property, which is normally determined by an appraisal. The authority to use eminent domain is held by the City Council and the City Council must hold public hearings and pass ordinances authorizing the use of eminent domain. To date the City has taken no steps toward declaring any area of the Highlands blighted, nor does the City have authorization to use eminent domain except for its normal purposes, i.e. acquiring property for a public purpose. In fact, the Mayor has suggested that the City not pursue a declaration of blight. A copy of her memo to the Council is attached. Ve ly yours, Lawrence J. Warren City Attorney LJW:tmj T10.45:33 cc: 4 Covirlgton Alex Pietsch Dan Clawson Rebecca Lind Neil Watts Post Office Boa 626 - Renton, Washington 98057 - (425) 255-867S 1 FAX (425) 255-5474 R E N T O N AHEAD OF THE CURVE This paper contains 50 % recycled material, 30% postconsumer ,June 26, 2006 *awl Renton City Council Minutes Page 224 Transportation: Hardie Ave Transportation Systems Division recommended approval of an agreement with SW Improvements, WSDOT Washington State Department of Transportation for a $150,000 Pedestrian and Grant Bicycle Safety Program grant for improvements to Hardie Ave. SW (SR-900 — Hardie Ave. SW to Rainier Ave.). Council concur. (See page 226 for resolution.) Transportation: Rainier Ave Transportation Systems Division recommended approval of an agreement with (4th to 2nd) Improvements, Washington State Department of Transportation for a $200,000 Pedestrian and WSDOT Grant Bicycle Safety Program grant for improvements to Rainier Ave. (S. 4th Pl. to S. 2nd St.). Council concur. (See page 226 for resolution.) MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Added Correspondence was read from Dick Unger, Leisure Estates Residents CORRESPONDENCE Association President, 201 Union Ave. SE, #208, Renton, 98059, requesting Citizen Comment: Unger - that Council oversee the water distribution system in Leisure Estates. MOVED Water Billing at Leisure BY CLAWSON, SECONDED BY LAW, COUNCIL REFER THIS Estates CORRESPONDENCE TO THE ADMINISTRATION. CARRIED. Councilman Clawson noted that staff will investigate the possibility of expanding the utility rate discount to those qualified residents who do not have meters. UNFINISHED BUSINESS Planning: Highlands Area Redevelopment, Mayor Memo to Council Mayor Keolker read a memo from herself to Renton City Councilmembers regarding the Highlands area redevelopment strategies. The memo indicated that for more than a year, the Council and Administration have worked together to explore ways to bring about a revitalization of the housing in this area. The memo noted the tools contemplated to reach that goal, the positive and negative responses by affected residents, the desire of many residents to clean up the area on their own terms, and her goal to create a safer and healthier neighborhood. The memo asked that Council "consider the following recommendations as a way to move forward together with a vision and direction for the Highlands, an essential neighborhood of our City: Property owners and residents should have the opportunity to redevelop and/or otherwise improve their own properties under zoning regulations consistent with the Center Village vision, policies, and development regulations, but without the more centralized and strategic focus provided under the Community Renewal Act. Therefore, the City will not pursue the use of eminent domain or a Designation of Blight under the State Community Renewal Act at this time. To provide this opportunity, the Planning and Development Committee should devise recommendations for zoning and development standards consistent with the adopted Center Village designation and present those recommendations to the City Council upon resolution of the environmental appeal now pending before the Hearing Examiner. Should the City Council determine this can best be accomplished with the help of a citizen advisory committee, the Administration stands ready to support that effort. Staff will bring map amendments related to the Highlands Subarea to the City Council for its consideration as part of the 2006 Comprehensive Plan amendment process. These amendments are likely to include adjustments June 26, 2006 1,. Renton City Council Minutes .... o Page 225 to the boundaries of the Center Village to better reflect existing and potential land uses and their relationship to the residential and retail core of the district. 4. The City will continue coordinating with the Renton Housing Authority to facilitate and foster redevelopment of the Authority's properties in the Highlands Subarea, work to disperse the concentration of low-income housing in the area, and increase the number of quality affordable housing units citywide. 5. The City will provide assistance to Highlands Subarea property owners interested in redevelopment of their own properties or in selling or partnering with private or non-profit developers, if they are so inclined. 6. The City will vigorously pursue code enforcement actions and nuisance abatement proceedings against unsafe, unhealthful, derelict, and nuisance properties to the full extent of the law. 7. Assistance and encouragement will be provided through the City's Neighborhood Program to Highlands Subarea residents and property owners interested in organizing a recognized neighborhood association to improve the quality of life in their neighborhood." The Mayor's memo further noted why the City contemplated the use of the Community Renewal Act and the downside of not invoking the act, and her belief that attempts to involve the City in the Highlands have become so politically and emotionally charged that any use of the act at this time will not be successful. In conclusion, the memo stated, "In time, we may find that some of our original ideas will become necessary to bring about widespread improvements. At your direction, I will be happy to revisit these concepts. I want to work with the City Council to achieve a higher quality of life for residents in this area and all those impacted by it. But for now, I believe reduced City involvement is the most prudent course for us to pursue." Councilwoman Nelson noted JoAnn Fabric's parking lot resurfacing efforts, and said the revitalization discussions have made a difference in the Highlands area, as business and home owners are making improvements. Councilman Clawson indicated that the Mayor's memo is a good recognition of the situation. He noted the need to continue to be aware that housing rents are increasing, and to recognize that affordable housing in the Highlands is a treasure. Mr. Clawson stated that the current housing market may negatively affect that, and emphasized that the issue of affordable housing will need to be addressed in the future. Council President Corman thanked the Mayor for her comments, saying that her tone captures a lot of the Councilmember's feelings. He stated that the City would have liked to have done more, but the reality is that there is a difference of opinion regarding how to proceed. Mr. Corman noted that momentum has occurred which is causing improvements in the Highlands. He expressed his hope that the community will rally around the Mayor's proposal and that the momentum will continue. Finance Committee Finance Committee Chair Persson presented a report recommending approval Finance: Vouchers of Claim Vouchers 249441 - 249942 and two wire transfers totaling $3,325,932.95; and approval of Payroll Vouchers 63774 - 64059, one wire transfer, and 624 direct deposits totaling $2,049,813.16. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Un knlshrd Buslrlcss 6-126- a006 OFFICE OF THE MAYOR ♦ ♦ M E M O R A N D U M DATE: June 26, 2006 TO: Randy Corman, City Council President Members of the Renton City Council FROM: Kathy Keolker, Mayor 4� SUBJECT: Highlands Redevelopment Strategies As we know all too well, the housing surrounding the Hi -Lands Shopping Mall was built to house wartime workers. In the 60 years that have followed, some improvements have been made but, overall, the neighborhood has not enjoyed the new investment that is so evident elsewhere in the city. Unfortunately, a concentration of unhealthy conditions and illegal activity has taken root here. For a full decade the City's Business Plan has advocated for redevelopment of this portion of the Renton Highlands. Despite a lot of hard work and great ideas, the private market has been unwilling to make new investments here. For more than a year now, the City Council and the Administration have worked together to explore specific ways to bring about a revitalization of the housing in this area. We looked at a wide variety of tools to reach that goal. These included a rezoning of property to stimulate new construction, investments in roads, sidewalks, parks, the library and community centers, and partnering with the Renton Housing Authority and other private and non-profit developers to bring about improvement. We even contemplated buying land to assemble large properties that could be redeveloped. The good news is that our discussions awakened the residents of the Highlands. Some residents constructively expressed their ideas and perspectives on how we could improve our approach. Unfortunately, a few community activists have employed mischaracterizations, exaggerations, and scare tactics that distort the intent of some of the City's concepts —many of which had frankly not even gotten to the point where we could thoroughly evaluate them. However, it now seems many residents and property owners have galvanized around a desire to clean up their own neighborhood, but they want to do it on their own terms. My goal in this effort was simply to create a safer and healthier neighborhood. I want to see safe, affordable housing preserved, if not expanded. I would like to see increased shopping opportunities for people within walking distance and for residents of the Greater Highlands. And, I want to reduce crime and clean up unhealthy living conditions. Randy Corman, City Council Prnt Members of the Renton City Council Page 2 of 3 June 26, 2006 M I am pleased that residents and property owners are now pledging to do some of this for themselves. I am also excited about working with the Renton Housing Authority to develop and redevelop some of its existing properties. Therefore, I ask that the City Council consider the following recommendations as a way to move forward together with a vision and direction for the Highlands, an essential neighborhood of our city. 1.) Property owners and residents should have the opportunity to redevelop and/or otherwise improve their own properties under zoning regulations consistent with the Center Village vision, policies, and development regulations, but without the more centralized and strategic focus provided under the Community Renewal Act. Therefore, the City will not pursue the use of eminent domain or a Designation of Blight under the State Community Renewal Act at this time. 2.) To provide this opportunity, the Planning and Development Committee should devise recommendations for zoning and development standards consistent with the adopted Center Village designation and present those recommendations to the City Council upon resolution of the environmental appeal now pending before the Hearing Examiner. Should the City Council determine this can best be accomplished with the help of a citizen advisory committee, the Administration stands ready to support that effort. 3.) Staff will bring map amendments related to the Highlands Subarea to the City Council for its consideration as part of the 2006 Comprehensive Plan Amendment process. These amendments are likely to include adjustments to the boundaries of the Center Village to better reflect existing and potential land uses and their relationship to the residential and retail core of the district. 4.) The City will continue coordinating with the Renton Housing Authority to facilitate and foster redevelopment of the Authority's properties in the Highlands Subarea, work to disperse the concentration of low-income housing in the area, and increase the number of quality affordable housing units citywide. 5.) The City will provide assistance to Highlands Subarea property owners interested in redevelopment of their own properties or in selling or partnering with private or non- profit developers, if they are so inclined. 6.) The City will vigorously pursue code enforcement actions and nuisance abatement proceedings against unsafe, unhealthful, derelict, and nuisance properties to the full extent of the law. 7.) Assistance and encouragement will be provided through the City's Neighborhood Program to Highlands Subarea residents and property owners interested in organizing a recognized neighborhood association to improve the quality of life in their neighborhood. As Council is aware, the City contemplated the use of the Community Renewal Act and its accompanying redevelopment tools because it provided an effective way for the City to partner with property owners in redeveloping and improving their properties —particularly in creating additional affordable housing. The downside of not invoking the Act is that there will be fewer tools and less opportunity for the City to be involved —financially or otherwise. However, our Randy Corman, City Council P.,,dent Members of the Renton City Council Page 3 of 3 June 26, 2006 attempts to involve the City in the Highlands have become so politically and emotionally charged that I believe any use of the Act at this time will not be successful. In time, we may find that some of our original ideas will become necessary to bring about widespread improvements. At your direction, I will be happy to revisit these concepts. I want to work with the City Council to achieve a higher quality of life for residents of this area and all those impacted by it. But for now, I believe reduced City involvement is the most prudent course for us to pursue. June 19, 2006 *-go, Renton City Council Minutes `.w Page 209 Pastor Martha Myers accepted the proclamation on behalf of the Renton Lutheran Church. Councilwoman Nelson recognized the many contributions of the church to the Renton community. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: President Bush recently honored Norma McQuiller, City of Renton Neighborhood Program Coordinator, with the President's Volunteer Service Award for making a difference in the lives of others. It is "All Aboard for a Night with the Stars" at the Renton Cinema at Liberty Park on Saturday nights this summer. The park opens for seating at 7 p.m. Saturdays, July 1 through August 26, with movies starting at dusk. The public is invited to attend an open house regarding the re -master planning for Liberty Park, Cedar River Park, and the Narco Property, referred to as the Tri-Park Master Plan. The open house will be held on June 28 at 7 p.m. in the Council Chambers. AUDIENCE COMMENT Peter L. Buck, 2025 1 st Ave., Suite 500, Seattle, 98121, reported that he is an Citizen Comment: Buck - The attorney for the Alliance for the South End, a Washington non-profit with Landing Project, Expenditure Renton citizens as its members. He stated that Council is being rushed to make of Public Funds decisions pertaining to The Landing project, and expressed concerns regarding the funding of the proposed parking garage and its connection with the area's roadway improvements, and the generation of revenues. Mr. Buck posed the following questions for Council's consideration: 1) Are the tenants Renton counts on to generate revenue dependent on a movie theater; 2) Is the theater dependent on a parking garage; and 3) Does the developer expect the City to fund the garage. Citizen Comment: Petersen - The Landing Project, Highlands Area Crime Statistics Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, expressed concern regarding the revenue generation and legal entanglements related to The Landing project, and the moving forward of the subject area's road improvements. On another topic, Ms. Petersen questioned the crime statistics reported for the Highlands area. She noted that if statistics are gathered from incident history reports, they may be incorrect, as the listed incidents may lack important details. Citizen Comment: DeMastus - Sandel DeMastus, 1137 Harrington Ave. NE, Renton, 98056, expressed her Edmonds Ave NE, Traffic pleasure with Neighborhood Program Coordinator Norma McQuiller's Safety Concerns recognition by President Bush for her volunteer efforts. Additionally, she expressed concern regarding speeding traffic on Edmonds Ave. NE, noting the accident that occurred on May 31. Citizen Comment: Saffle - Betty Saffle, 15281 Oak Dr., Renton, 98058, reported that she lives in the 55+ Wonderland Estates Mobile Wonderland Estates mobile home park located at Maple Valley Hwy. and 149th Home Park Ave. SE. She stated that an advertisement found on the Internet indicates that the owner is trying to sell the property unbeknownst to the residents of the park. Ms. Saffle noted that the area will potentially be annexed to the City of Renton. She expressed concern regarding the possible displacement of the residents, saying that many cannot afford to move and have no place to go as the number of mobile home park sites in the area are in decline. June 19, 2006 wr Renton City Council Minutes woo 215 allow construction work for the Hoquiam Ave. NE roadway improvements project. The Committee further recommended that the resolution regarding this matter be presented for reading and adoption. MOVED BY PALMER, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See below for resolution.) Resolution #3821 A resolution was read authorizing the temporary total closure of Hoquiam Ave. Streets: Hoquiam Ave NE NE from NE 7th Pl. to NE 9th St., from June 26 to June 30, 2006. MOVED Temporary Closure BY PALMER, SECONDED BY BRIERE, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. Resolution #3822 A resolution was read authorizing the Mayor and City Clerk to enter into an Utility: Springbrook Creek interlocal cooperative agreement with the Washington State Department of Wetland & Habitat Mitigation Transportation regarding Springbrook Creek Wetland and Habitat Mitigation Bank Instrument, WSDOT Bank and associated legal instruments. MOVED BY CLAWSON, SECONDED BY BRIERE, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for first reading and referred to the Council meeting of 6/26/2006 for second and final reading: Budget: 2006 Amendments, An ordinance was read creating a fund for the South Lake Washington South Lake WA Infrastructure Infrastructure Improvements Project. MOVED BY LAW, SECONDED BY Improvements (The Landing) PERSSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 6/26/2006. CARRIED. The following ordinance was presented for second and final reading and adoption: Ordinance #5212 An ordinance was read adding Sections 5-11-4 through 5-11-8 to Chapter 11, Finance: Utility Tax Utility Tax, of Title V (Finance and Business Regulations) of City Code to Exemption establish a utility tax relief program. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Mayor Keolker thanked the residents at Leisure Estates for bringing this proposal before the City. NEW BUSINESS MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL CANCEL Council: Meeting Cancellation THE 7/3/2006 COUNCIL MEETING. CARRIED. (7/3/2006) Board/Commission: Highlands MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL REFER THE Area Citizens Advisory ISSUE OF A CITIZENS ADVISORY COMMITTEE FOR THE HIGHLANDS Committee TO THE PLANNING AND DEVELOPMENT COMMITTEE. CARRIED. AUDIENCE COMMENT Sandel DeMastus, Highlands Community Association (HCA) Vice President, Citizen Comment: DeMastus - 1137 Harrington Ave. NE, Renton, 98056, noted that the HCA also worked Utility Tax Exemption with the City on the matter of the utility tax relief program. Councilman Clawson indicated that this matter has been around for a long time and the Administration was finally able to find a way to put it into action. He acknowledged everyone's contributions, saying it was a team effort. Citizen Comment: Petersen - Inez Petersen, Highlands Community Association Secretary, PO Box 2041, Various Renton, 98056, expressed concern regarding the lack of acknowledgement on 1. the record of correspondence to Council. Referring to the topic of eminent domain, she noted the one-year anniversary of the U.S. Supreme Court decision on Kelo et al. v. City of New London et al. Ms. Petersen further noted that June 19, 2006 `*aw Renton Council Minutes -a e Page 216 ADJOURNMENT Recorder: Michele Neumann June 19, 2006 federal bill H.R. 4128, Private Property Rights Protection Act of 2005, remains in the Senate Judiciary Committee. Regarding the subject of The Landing project, she voiced concern regarding the amount of the projected revenues. Council President Corman acknowledged Ms. Petersen's concern regarding Council correspondence, noting that the matter will be reviewed. Mayor Keolker indicated that all of Council's policies have been referred to Committee of the Whole for review, and noted that staff is following the Council's current correspondence policy. MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 8:36 p.m. Bonnie I. Walton, CMC, City Clerk :ltirez A�r5�� June 19, 2006 - Press Release from the Highlands Community Association *** EMINENT DOMAIN REFORM *** Subject:Tell the Senate to Pass Eminent Domain Reform NOW! Date:Mon, 19 Jun 2006 12:37:13 -0400 From:"Christina Walsh" <cwaish@ij.org> Friends: This Friday marks the one-year anniversary of the day that the Supreme Court put every property in America up for grabs to the highest bidder. On June 23, 2005, the Court ruled that private property can be seized through eminent domain for private economic development on the mere possibility of increased tax revenue or jobs. Following the decision, Congressmen James Sensenbrenner and John Conyers - the majority and minority leaders of the House Judiciary Committee - co -sponsored H.R. 4128, the Private Property Rights Protection Act of 2005. This bill will cut off federal economic development funding for governments using the power of eminent domain to take property and transfer it for private commercial development. It will strongly discourage the large numbers of abuses we are now seeing in the wake of Ke/o. By a vote of 376 to 38, the House of Representatives passed H.R. 4128 on November 3, 2005 - and it has remained in the Senate Judiciary Committee untouched ever since. CONTACT YOUR SENATORS TODAY and tell them: It's time for the Senate to pass this bill NOW - Its been one year since the Kelo decision and seven months since the House passed H.R. 4128. The Senate needs to do what the Supreme Court was unwilling to do and protect this country's home and small business owners. Any blight exception in the bill must be narrowly defined and only for properties that pose an immediate threat to public health or safety - Most condemnations for economic development take place under the claim that the area is supposedly "blighted." The federal bill has an exception allowing local governments to still receive federal money if it takes properties that are harmful to public health or safety. The question is whether this exception will allow taking only severely troubled properties or whether it will allow cities to take any property just by calling it "blighted." Unless "blight" is narrowly defined as something that is an immediate threat to public health or safety, that term will gut the bill and render it worthless. We strongly encourage you to contact Senators Cantwell and Murray at both their DC and local offices. Voicing your concerns is a very effective and powerful way to show your support for eminent domain reform. The contact information is at the end of this press release. If every single citizen calls his or her senator, this bill will pass! But it will not happen without your voice! With your help, we'll be able to stop tax -hungry governments and cm 2 of 2 land -hungry developers from seizing private property for their own private purposes. Take a few minutes to protect your home or business and call your senators today. Christina Walsh Assistant Castle Coalition Coordinator Institute for Justice 901 N. Glebe Road, Suite 900 Arlington, VA 22203 (703) 682-9320 www.ij.org www.castlecoalition.org MAKE THAT CALL and SEND THOSE LETTERS NOWT Cantwell, Maria- (D - WA) 717 HART SENATE OFFICE BUILDING WASHINGTON DC 20510 (202) 224-3441 915 Second Avenue Suite 3206 Seattle, WA 98174 206-220-6400 Murray, Patty- (D - WA) 173 RUSSELL SENATE OFFICE BUILDING WASHINGTON DC 20510 (202) 224-2621 1611 116th Ave. NE, Ste. 214 Bellevue, WA 98004 Phone: (425) 4624460, Fax: (425) 462-4436 2988 Jackson Federal Building, 915 2nd Avenue Seattle, Washington 98174 Phone: (206) 553-5545 United States Senate Committee on the Judiciary 224 Dirksen Senate Office Building Washington, DC 20510 Phone: (202) 224-5225, Fax: (202) 224-9102 "Mflnew-hig riff' coaff nnif ry and the cir,v" PO Box 2041, Renton, WA 98056 June 12, 2006 Renton City Council Minutes Page 203 Utility: Billing Adjustments An ordinance was read adding Sections 5-11-4 through 5-11-8 to Chapter 11, for Water Leaks Utility Tax, of Title V (Finance and Business Regulations) of City Code to establish a utility tax relief program. MOVED BY CLAWSON, SECONDED BY BRIERS, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 6/19/2006. CARRIED. Ordinance #5211 An ordinance was read appropriating the new programs and projects in the total Budget: 2006, Appropriating amount of $4,881,755 to meet the need of new circumstances and opportunities Funds for New Programs & in the 2006 fiscal year. MOVED BY LAW, SECONDED BY PERSSON, Projects COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS Council President Corman reported that he helped host the recent Renton Park AJLS: City Hall Tour, Renton Elementary School 3rd grader tour of City Hall. Mr. Corman noted that a Park Elementary 3rd Graders portion of the students visited the Council Chambers and held a mock Council meeting at which he presided. Council: Policies Review MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL REFER THE REVIEW OF ALL COUNCIL POLICIES TO COMMITTEE OF THE WHOLE. CARRIED. AUDIENCE COMMENT Inez Petersen, PO Box 1295, Renton, 98057, displayed photographs of houses Citizen Comment: Petersen - in the Highlands area that showed improvements being made including Highlands Area painting, roof moss removal, and planter box installation. She reported that Redevelopment residents are interested in improving the appearance of their homes and that progress is being made. She also reported that there is a feeling of camaraderie and neighbors are helping each other. Ms. Petersen expressed her hope that Council will not approve a declaration of blight for the area. ADJOURNMENT MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 8:08 p.m. � 1�-x-fL4 J. Gc% Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann June 12, 2006 June 12, 2006 r,,% Renton City Council Minutes %Ww. Page 197 Citizen Comment: Petersen - Mayor's 2006 State of the City Address, Highlands Area Buck stated that the City documents he has obtained reference a structured parking facility as part of The Landing project, and he questioned whether the developer or the City is going to pay for that facility. Inez Somerville Petersen, Secretary of the Highlands Community Association, PO Box 1295, Renton, 98057, expressed concerns stemming from statements in the Mayor's 2006 State of the City address pertaining to the Highlands neighborhood. She questioned the location of the duplexes with cinder block foundations, the condition of the City -maintained alleys and sidewalks, the amount of rent charged by absentee landlords, the accuracy of the crime statistics, and the way land areas will be assembled for new housing projects. Citizen Comment: Taylor - Bill Taylor, Greater Renton Chamber of Commerce President/CEO, 300 The Landing Project Rainier Ave. N., Renton, 98055, indicated that some of the appeals filed regarding The Landing project appear to lead back to a company called Westfield, a conglomerate that owns shopping centers. He noted that one appellant, the non-profit Alliance for the South End, was incorporated the same day the appeal was filed. Mr. Taylor stated that he conducted research on Westfield, and cited examples that seem to reveal a pattern the company follows as to how it contends with competing shopping centers, which includes legal actions and the alleged formation of community action groups. MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL ALLOW THE SPEAKER ADDITIONAL TIME. CARRIED. Continuing, Mr. Taylor pointed out that The Landing project may be facing similar competitive tactics from Westfield. Emphasizing that the project is a critical element in the City's economic development vision and has strong community support, he encouraged the City to continue to move ahead with the project. Citizen Comment: Maxwell - Marcie Maxwell, PO Box 2048, Renton, 98056, commented on The Landing The Landing Project project on behalf of the Kennydale Neighborhood Association. She stated that the association is eager to have the convenience of new shopping, dining, and entertainment options within a short distance from the neighborhood. Ms. Maxwell pointed out that the growing area population will support these options. Commending the efforts of the City's business and government leaders to nurture local shopping, dining, and entertainment choices for Renton, she noted that this project will increase the commercial tax base, which in turn, helps with the residential tax rates. Ms. Maxwell indicated that the association urges the City to commit to the necessary infrastructure improvements for The Landing project. Citizen Comment: McOmber - Highlands Area Redevelopment Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, reported that six houses in the Highlands area have recently been painted, and efforts are being made to improve the appearance of the area. He indicated that many residents want zoning improvements, and want to be able to sell their property for development purposes. Mr. McOmber said people should be able to do what they want with their property, and he stressed the importance of property rights and freedoms. He expressed his objection to the taking of property by eminent domain to give to another party for profit. Citizen Comment: McCammon David McCammon, 17221 125th Ave. SE, Renton, 98058, stated that he is a - Benson Hill Communities member of the recently formed citizens group known as the Benson Hill Progress Group Communities Progress Group (BHCPG). He explained that the group is working on the future annexation to the City of Renton of the Benson Hill June 5, 2006 tor, Renton City Council Minutes ..✓ Page 185 Lease: AirO Inc, Airport Transportation Systems Division recommended approval of a lease with AirO, Inc. for portion of the 790 building and 17 adjacent parking stalls at the Airport, expiring 11/l/2013. Annual revenue is $25,116. Refer to Transportation (Aviation) Committee. Lease: Boeing, Airport, LAG- Transportation Systems Division recommended approval of Addendum #21 to 65-877 LAG-65-877, Airport lease with The Boeing Company, which completes the leased area turnback, allows modification of the fire water system, and other provisions. Refer to Transportation (Aviation) Committee. CAG: 03-102, Sanitary Sewer Utility Systems Division recommended approval of Addendum No. 3 to CAG- Model/Inflow & Infiltration 03-102, contract with Roth Hill Engineering Partners, LLC, for additional work Program, Roth Hill in the amount of $48,200 and time extension to 12/31/2006 for the sanitary Engineering Partners sewer model development and inflow and infiltration program project. Council concur. MOVED BY NELSON, SECONDED BY BRIERE, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. CORRESPONDENCE A letter was read from Fred Crothamel (owner and manager of Highlands -area Citizen Comment: Crothamel - properties), 2951 74th Ave. SE, Mercer Island, 98040, stating that to prevent a Highlands Area determination of blight, he is prepared to tear down his duplexes and triplexes Redevelopment and replace them with properties acceptable to the City's vision for the Highlands area. Councilmembers agreed to forward the letter to the Planning and Development Committee. Citizen Comment: City of A letter was read from City of Bothell Mayor Mark Lamb; Deputy Mayor Bothell - Legislation Support Sandy Guinn; Councilmembers Patrick Ewing, Joshua Freed, Andrea Perry, Del re Crime Enforcement Spivey, and Tim Tobin; and Police Chief Forrest Conover, 18305 101st Ave. NE, Bothell, 98011, asking Renton to support legislation that maintains or increases the level of narcotics enforcement, and enhances penalties for the crime of identity theft. Councilmembers agreed to forward the letter to the Administration. Citizen Comment: Wesley - Councilwoman Palmer reported receipt of a letter from Mary Lou Wesley, Airport History 10232 65th Ave. S., Seattle, 98178, requesting a written history of the Renton Municipal Airport. Ms. Palmer indicated that the letter will be forwarded to Renton Historical Museum staff. UNFINISHED BUSINESS Finance Committee Chair Persson presented a report recommending that Finance Committee Council adopt the following recommended changes to the City's Investment Finance: Financial Policies & Policy: Investment Strategies • Providing for the evaluation of the performance of the City's investments using an appropriate index that reflects the profile of the City's portfolio as specified by the Investment Committee provided for below. • The creation of an Investment Committee to be made up of the Mayor, the Chief Administrative Officer, the Finance and Information Services Administrator, and the Finance Committee chair or designee. The committee will meet quarterly to provide general review and direction of the City's investments program. • Authority for the Investment Committee to hire an investment advisor. • Clarifies that the Investment Officer will make investment decisions consistent with the direction of the Investment Committee. • Eliminates a requirement that the portfolio contain a minimum of 30 percent U.S. Treasury instruments. C'orres�o t7 i? c e, CITY of RENTON May 26, 2006 � -�"�°O� MAY 3.0 7006 RECEIVED CITY JERK'S OFFICE Randy Corman —Council President Renton City Council 1055 South Grady Way Renton, WA 98055 RE: Highlands Community Development - Rezone Dear Randy, My family and I are excited about the Highlands Community rezone vision the City has planned. Owning/managing property in the Highlands, since 1986, has been a family affair and we all look forward to the opportunities rezoning would bring. My tenants, some third generation Highlands residence, are also excited about the change proposed by the Economic Development, Neighborhoods, and Strategic Planning Department. Improving affordable housing is their greatest desire. Their belief, is as mine, change has been long in waiting. Owning cornerstone properties, See attached Plat Map, place responsibility on me to co-operate with the City and help make this vision a success. Creating a partnership in essence to meet any and all demands the City might have. To prevent a determination of BLIGHT I'm prepared to tear down the duplexes/triplexes and replace them with properties acceptable to the City's vision. I can be a great partner and would like the opportunity of developing my property. Compelling me to conform (use of condemnation/eminent domain) is not necessary. I embrace the Cities vision of the Highlands. Please, Please remove any thought or action of eminent domain when thinking about my properties. I will comply and plan to develop my properties under the plan proposed by the City of Renton. I have the resources (financially) to conform my properties to meet your vision. Resources, desire, and enthusiasm coupled with our partnership will equal success. And at the same time I have the resources, desire and enthusiasm to protect my ownership and want to be my own developer. invite you to call me and discuss our partnership possibilities in the Highlands. Best Regards red Crothamel 206-947-5626 cc: Highlands Community Association * each Council PKe0Lbcr l'eW V,td an 1adlWdual, ider#kal ldfr`er, as di ul 2951 74`h Ave SE, Mercer Island, WA. 98040 -Me, Mayor and RDuS P Adm th tsfra 4or, 206-947-5626, efax: 425-671-0991, fredc@ameriwest.com all Via &roped Mat/ M M Highlands Community Development Partnership Properties 1416 Harrington 7227801840; 1508 Harrington 7227801850; 1316 Harrington 7227801835; 1428 Harrington 7227801845; 1408 Index 7227801730. i \3 - �' ►�� ,1Li 17d0 �y� � � '� ,40 E A k O Addresses & Parcel Numbers h June 5, 2006 *.Ukr Renton City Council Minutes ✓ Page 182 a either included or excluded. Ms. Lind reviewed the differences between the Renton and King County development standards for the area, noting that Renton does not allow multi -family uses. Ms. Lind reported that once the BRB makes its decision, King County will set the annexation election date within 30 days. She noted that the earliest possible election date is November 2006 or in early 2007. In conclusion, she stated that staff recommends that Council extend the existing sewer moratorium for an additional six months. Councilman Persson said he sympathizes with developers who are willing to develop to Renton standards, but cannot do so under King County regulations. He suggested that Council send a letter to the King County Council in efforts to resolve the development issues. AUDIENCE COMMENT Citizen Comment: Crothamel - Highlands Area Redevelopment Economic Development Administrator Pietsch indicated that the Administration has had extensive discussions with King County about the need for an interlocal agreement that addresses these issues. He noted that even if King County were willing to enter into an interlocal agreement, the agreement process may take longer than this particular annexation process. However, Mr. Pietsch pointed out that an interlocal agreement that covers Renton's entire PAA is needed; therefore, a letter from Council would be helpful. Public comment was invited. Gwendolyn High, President of CARE, 13405 158th Ave. SE, Renton, 98059, indicated that although CARE is doing everything it can to more forward with the annexation, the process is at a standstill until the BRB holds its public hearing. She encouraged the City to keep pursuing the interlocal agreement with King County, pointing out that CARE has also been working on this matter as a parallel effort. Ms. High urged Council to extend the moratorium. Garrett Huffman, South King County Manager of the Master Builders Association of King and Snohomish Counties, 335 116th Ave. SE, Bellevue, 98004, voiced his objection to the sewer moratorium extension. He emphasized that affected parties are frustrated with not being able to develop in the area, and he recommended letting the moratorium lapse so they can move forward with their projects. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, objected to having to provide her personal information. She pointed out that the City is involved with too many projects, and recommended that the City pull back and concentrate on just a few. There being no further public comment, it was MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. (See page 189 for resolution.) Fred Crothamel, 2951 74th Ave. SE, Mercer Island, 98040, indicated that he submitted a letter regarding the Highlands area redevelopment, which is listed on the Council meeting agenda under Correspondence. Mr. Crothamel stated that he has initiated arrangements with a developer, and is waiting for the rezoning to take place and the moratorium to end so that he can carry out the City's vision for the Highlands area. He asked the City not to consider the use of eminent domain. June 5, 2006 r,.► Renton City Council Minutes .,.r Page 183 Mayor Pro Tern Corman expressed his belief that the City intends to complete the work on the rezone and lift the moratorium. He said at this point, the Council has expressed that it probably is not going forward with eminent domain. Councilman Clawson countered that without eminent domain, property owners would be in a position to charge whatever they want for right-of-way, for example, if it were needed by the City or the State to expand a road. He noted that the City has not yet decided whether it will acquire properties for development, and stressed that the use of eminent domain is a last resort. Citizen Comment: Petersen - Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, expressed Highlands Area concern regarding the City's potential use of eminent domain, saying that if a Redevelopment declaration of blight is adopted for the Highlands area, eminent domain becomes a tool. She emphasized that she not want that tool to be used. Councilman Clawson pointed out that if not for eminent domain,l-405 and the Seattle -Tacoma International Airport would not exist. He stressed that the City has no intention of taking land for private use, which is prohibited by law. Mr. Clawson indicated that the City is considering the assemblage of properties for the purpose of preserving affordable housing and improving the housing stock in the Highlands area, which is a public purpose. He stated that property would not be acquired without just compensation and without going through the proper process. Mr. Clawson expressed his hope that the City would never have to condemn anyone's property. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 5/8/2006. Council concur. 5/8/2006 Council Meeting Minutes of Approval of Council meeting minutes of 5/15/2006. Council concur. 5/15/2006 Council Meeting Minutes of Approval of Council meeting minutes of 5/22/2006. Council concur. 5/22/2006 Appointment: Airport Mayor Keolker reappointed the following individuals to the Airport Advisory Advisory Committee Committee: Kennydale neighborhood primary representative Marleen Mandt, 1408 N. 26th St., Renton, 98056 (term expires 5/7/2009); Kennydale neighborhood alternate representative Colleen Ann Deal, 1415 N. 35th St., Renton, 98056 (term expires 5/7/2009); Highlands neighborhood primary representative Michael O'Halloran, 4420 SE 4th St., Renton, 98059 (term expires 5/7/2007); Talbot Hill neighborhood primary representative Jennifer Ann Rutkowski, 515 S. 47th St., Renton, 98055 (term expires 5/7/2008); Talbot Hill neighborhood alternate representative Beverly Freer, 1300 S. Puget Sound Dr., Apt. 231, Renton, 98055 (term expires 5/7/2008); South Renton neighborhood primary representative Robert Moran, 425 Wells Ave. S., Renton, 98055 (term expires 5/7/2008); West Hill neighborhood primary representative Roger Lewis, 415 Seneca Ave. SW, Renton, 98055 (term expires 5/7/2009); Renton Hill/Monterey Terrace neighborhood primary representative Michael Schultz, 150 Monterey Dr. NE, Renton, 98056 (term expires 5/7/2007); Airport Leaseholders primary representative Michael Rice, Aerodyne LLC, 300 Airport Way, Suite 100, Renton, 98055 (term expires 5/7/2008); Airport Leaseholders alternate representative Kurt Boswell, Famous wo_rd*i'rom City of Renton Pranspdrtation �etor When you become part of Renton, you will have high property taxes, some of the highest in the State. And you could find yourself like the people on my street --no street maintenance in 27 years and storm drains that don't work. It's OK to pay taxes, but don't expect anything in return. Nothing is too good for the mayor's developer friends, but look at my street. This could you in a couple of years: http://www.seanet.com/-wvebgirMighlands/lipsticLhtml --Inez Somerville Petersen, 425-255-5543 -------- Original Message-------- Subject:Re: Needed Street Maintenance - "Can Do" Attitude Date:Thu, 17 Nov 2005 11:00:42 -0800 From:"Gregg Zimmerman" <Gzimmerman@ci.renton.wa.us To: "Inez Petersen" <webgirl@seanet.com Dear Inez: Just to be clear, there have been absolutely no directives to me from the Mayor or any other City Policy Maker regarding your request to perform improvements to the subject street . . . The Mayor's expectation regarding yours and all requests from the public is that we respond quickly, get in touch with the complainant, and use our best professional judgment regarding how to best to address the issue. If it was our professional judgment that this problem was of a high enough priority to push it ahead of other street problems on our list, the Mayor's expectation is that we would fix the problem in its proper priority. However, it is Mike Stenhouse's and my professional judgment that this problem is not a higher priority than the other projects on our list for fixes either from the standpoint of health and safety concerns or from the standpoint of condition of the pavement . . . Gregg Zimmerman Gregg Zimmerman wrote: Dear Inez: The City Clerk forwarded a copy of your message to me I feel called upon to respond. Famous wordsTrom City of Renton Transpoftation Director 1) You are correct that the access road you refer to is a City street and is in less than perfect condition . . . 2) You are not correct that a few yards of left over asphalt will correct the situation . . . 3) What is needed to resolve the problem is . . . Both alternatives would involve fairly high costs. 4) Although we consider cost/benefits when evaluating a project, the cost of this project is not the main consideration . . . We have a large data base indicating the condition of [city] street segments on a 1 to 100 scale called the Overall Condition Index (OCI). The higher the OCI rating, the better the condition of the street . . . Although the City's streets' overall OCI rating is around 80, there are some segments of street with OCI lower than 50, and even in the 20 to 30 range. Streets with poor pavement condition that are heavily used are prioritized for early repair . . . These streets receive priority treatment for maintenance. Sincerely, Gregg Zimmerman So the City of Renton has no money to fix my 27-year old street or the storm drains in that street. But it has money to pay the mayor, police chief, fire chief, and economic development manager a salary in excess of $10,000 a month. The mayor's CEO makes over $11K a month. The City can take $80K away from the library and give a federal lobbyist $77K. And it can spend money on an empty parking garage, millions for a pool the voters turned down twice, money for a skate park, and more money to improve the skate park, but it can't afford to maintain the sidewalks, storm drains, and roadways, not to mention address the crime in the City of Renton ... and it wants to annex your neighborhood? If Renton can't take care of its citizens now, how is it going to take care of even more citizens? Your property tax revenue looks good to city leaders, but will you get your money's worth? The six homes on my street sure don't. 14&,nAiJ c,c� 4NUc)c Proclamation to Speakers - I invite you to read this important r-elt 1,a-11 information from Inez Somerville Petersen, 425-255-5543 By law, there can be NO conditions required to attend a public meeting, such as providing name and other information, or otherwise fulfilling any condition precedent to attendance. The Open Public Meetings Law is as follows: Chapter 42.30 RCW 030: All meetings of the governing body of a public agency shall be open and public and all persons shall be permitted to attend any meeting of the governing body of a public agency, except as otherwise provided in this chapter. 040: A member of the public shall not be required, as a condition to attendance at a meeting of a governing body, to register his name and other information, to complete a questionnaire, or otherwise to fulfill any condition precedent to his attendance. The message is clear: A citizen is not required to fulfill any condition precedent to attendance at a public meeting. "Attendance" includes speaking during "audience comment" opportunities. What can't be prohibited at the door cannot be required at the podium. FCity attorney should know this. Signing up ahead of time, providing name, address, reason for speaking, spelling last name, etc., should be voluntary, not mandatory. I believe that the mayor is violating STATE LAW with her speaking rules which requires speakers to sign up ahead of time, providing personal information and topic, and then at the podium repeating the information again, SPELLING your last name. The minutes of the City Council can be written indicating Citizen #1, Citizen Jane Doe, etc. There is no need to alert the robbers in the town what a speaker's address and the fact that that person is not at home; there's enough crime in the town. There is also no valid justification for broadcasting this information on the television all week or posting it to the Internet for an undetermined length of time. Ask the City Council to please take action to protect your personal information and to require the mayor to follow the State Open Public Meetings Act. May 22, 2006 Renton City Council Minutes Page 171 to City Code Sections 8-4 and 8-5. The Committee further recommended that the ordinance regarding this matter be presented for first reading. MOVED BY BRIERS, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page for ordinance.) Utility: Water Line Oversizing Utilities Committee Vice Chair Briere presented a report regarding the Reimbursement, Cottages at reimbursement request for oversizing the water line for the Cottages at Honey Honey Creek, NE Sunset Blvd Creek subdivision. The Committee recommended concurrence in the staff recommendation to approve the request for reimbursement in the total amount of $22,926.58 from Davis Real Estate Group for costs related to the oversizing of the water line within the subdivision as requested by the City's Utility Division. City Code allows developers and property owners to request that the City participate in the cost of the utility improvement when the City requires that the utility be oversized for the best interest of the City and the general locality. MOVED BY BRIERS, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Finance Committee Chair Persson presented a report recommending approval Finance: Vouchers of Claim Vouchers 248437 - 24886 and two wire transfers totaling $3,278,559.21; and approval of Payroll Vouchers 63384 - 63574, one wire transfer, and 622 direct deposits totaling $1,992,797.05. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance: Temporary Interfund Finance Committee Chair Persson presented a report regarding temporary Loans interfund loans. The Committee recommended concurrence in the staff recommendation to approve the resolution granting authority for loans between City funds. The Committee further recommended that the resolution regarding this matter be presented for reading and adoption. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See below for resolution.) RESOLUTIONS AND The following resolution was presented for reading and adoption: ORDINANCES Resolution #3811 A resolution was read granting authority for loans between City funds. Finance: Temporary Interfund MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL ADOPT Loans THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for first reading and referred to the Council meeting of 6/5/2006 for second and final reading: Utility: Billing Adjustments An ordinance was read adding Sections 8-4-46 to Chapter 4, Water, and 8-5-23 for Water Leaks to Chapter 5, Sewers, of Title VIII (Health and Sanitation) of City Code allowing certain water and wastewater billing adjustments for water leaks. MOVED BY LAW, SECONDED BY BRIERE, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 6/5/2006. CARRIED. AUDIENCE COMMENT Citizen Comment: Petersen - Highlands Subarea, Zoning Text & Zoning Map Amendments 1 �ktoma aqr, Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, inquired as to what law the Council President was accused of breaking during the public hearing concerning the Highlands Subarea zoning proposal held at the April 17th Council meeting. Mayor Keolker indicated that the answer was given by the City Attorney that evening. Council President Corman stated for the record that he does not believe he broke the law that night. May 15, 2006 1400, Renton City Council Minutes %. Page 160 MOVED BY CORMAN, SECONDED BY LAW, COUNCIL ALLOW THE SPEAKER TWO ADDITIONAL MINUTES FOR HIS COMMENTS. CARRIED. Mr. Blake stated that annexation movement supporters intend to organize efforts and collaborate, and he seeks the City's support for initiating the petition process to annex the Fairwood area into Renton. Citizen Comment: Hulten - Bill Hulten, 13836 SE 158th St., Renton, 98058, indicated that he recently Maplewood Estates, Potential spoke with a number of people within the Maplewood Estates development, Annexation to Renton which is contiguous (southeasterly) to the proposed Maplewood Addition Annexation, and reported that a majority of those he spoke with favored annexation of Maplewood Estates to Renton, and showed a lack of interest in becoming part of the Fairwood Incorporation. Citizen Comment: Petersen - Highlands Area edevelopment Citizen Continent: McOmber - Highlands Area Redevelopment, Council Workshop Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, recommended a modified urban village approach for the Highlands area redevelopment, which involves the following: flexible zoning that allows private property owners to decide their own futures; no declaration of blight; zoning that would not create non -conforming property; higher densities that coexist aesthetically with existing single-family dwellings and duplexes; opportunities for property owners to develop to higher densities, remodel their properties, or voluntarily sell to a developer; creation of low interest loans for property improvement; creation of a neighborhood maintenance covenant; allocation of police patrols commensurate with the population; and review of the City's code enforcement process. Councilman Clawson clarified that what is anticipated with the proposed rezoning is not the creation of non -conforming properties but the creation of legal non -conforming properties. Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, noted his interest in the outcome of the Council workshop scheduled for May 17th. Pointing out that major decisions are being made regarding the well -established Highlands neighborhood, he expressed the need for open mindedness about alternative solutions. Additionally, Mr. McOmber indicated his preference that single- family homes and duplexes remain legal and conforming. He urged the City not to rush the redevelopment process. Council President Corman explained that the meeting on May 17th is a workshop for Council to receive information, and Council will not be making any decisions. He reported that the location of the workshop was changed to the Council Chambers, and it will be taped and cablecast. Mr. Corman noted that although the public is welcome to attend, public testimony will not be taken at the workshop. He also noted that there will be further opportunity for audience comment before Council formally takes any action on the matter. Councilwoman Briere added that the information provided at the workshop will bring all Councilmembers up-to-date on the issues. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. AJLS: Spirit of Washington Administrative, Judicial and Legal Services Department recommended adoption Dinner Train, Supporting of a resolution supporting efforts to save the Spirit of Washington Dinner Resolution Train. Council concur. (See page 162 for resolution.) May 15, 2006 141,: Renton City Council Minutes -me 161 CAG: 05-185, Burnett Linear Community Services Department submitted CAG-05-185, Burnett Linear Park Park Play Area Renovation, Play Area Renovation; and requested approval of the project, commencement TF Sahli Construction of 60-day lien period, and release of retained amount of $4,607.53 to T.F. Sahli Construction, contractor, if all required releases are obtained. Council concur. Development Services: MB Development Services Division recommended acceptance of a deed of Short Plat, ROW Dedication, dedication for additional right-of-way at Duvall Ave. NE to fulfill a Duvall Ave NE, SHP-05-060 requirement of the MB Short Plat. Council concur. EDNSP: Annexation Economic Development, Neighborhoods and Strategic Planning Department Community Outreach, PRR recommended approval to use $70,000 of unallocated year-end fund balance for Inc Contract public information efforts related to annexation and incorporation, and approval of a contract with PRR, Inc. to conduct the work. Refer to Finance Committee. Budget: 2006 Amendments, Finance and Information Services Department recommended adoption of an South Lake Washington ordinance that: amends the 2006 Budget by creating Fund 318, South Lake Infrastructure Improvements Washington Infrastructure Project; grants budget authority in the amount of (The Landing) $22,689,000; and gives authority to proceed with the project and its implementation steps. Refer to Finance Committee. Finance: Joint Purchasing Finance and Information Services Department recommended approval of an Agreement, City of Tacoma interlocal joint purchasing agreement with the City of Tacoma. Council concur. (See page 162 for resolution.) Finance: Temporary Interfund Finance and Information Services Department requested authorization for Loans temporary interfund loans. Refer to Finance Committee. Human Resources: Human Resources and Risk Management Department recommended Reclassification of Positions reclassification of positions in the Finance and Information Services; Economic Development, Neighborhoods and Strategic Planning; Administrative, Judicial and Legal Services; Planning/Building/Public Works; and Fire Departments. Refer to Finance Committee. Airport: Maintenance Transportation Systems Division recommended approval of an agreement for a Dredging & Shoreline $76,400 grant from Washington State Department of Transportation for the Mitigation, WSDOT Grant Airport Maintenance Dredging and Shoreline Mitigation Project Phase I. Council concur. (See page 162 for resolution.) CAG: 06-079, South Lake Transportation Systems Division recommended approval of Supplemental Washington Infrastructure Agreement No. 1 to CAG-06-079, agreement with DMJM-Harris for Improvements, DMJM-Harris construction management services in the amount of $1,597,500 for the South Lake Washington infrastructure improvements. Council concur. Utility: Billing Adjustments for Water Leaks CORRESPONDENCE Citizen Comment: Lotto - Highlands Area Redevelopment Utility Systems Division recommended approval of a water and wastewater billing adjustment for customers who experience excessive bills due to water leaks. Refer to Utilities Committee. MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Correspondence was read from Sara Lotto, 1023 Lynnwood Ave. NE, Renton, 98056, opposing high density zoning in the Highlands area. She expressed concern that high density levels will result in the creation of blight conditions, and decrease the value of existing houses. Councilman Clawson indicated that the proposed zoning for the Highlands area is mostly medium density, with some high density in the Center Village May 15, 2006 *v.... Renton City Council Minutes 4*w Page 162 `,, commercial area, and in the residential areas in association with a development `'I plan for affordable housing. Citizen Comment: High - Correspondence was read from Gwendolyn High, President of Citizens' Sewer Moratorium in East Alliance for a Responsible Evendell, PO Box 2936, Renton, 98056, requesting Renton Plateau PAA extension of the sewer moratorium for new subdivisions within the East Renton Plateau Potential Annexation Area, which expires 6/5/2006. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THIS CORRESPONDENCE TO THE UTILITIES COMMITTEE. CARRIED. Added Citizen Comment: Rogers - Highlands Area Redevelopment At the request of Council President Corman, a letter was read from Elizabeth A. Rogers, 2300 Jefferson Ave. NE, #B-108, Renton, 98056, stating that although she does not have a clear position on the issue of the Highlands redevelopment effort, she favors the cleaning up of dilapidated properties, controlled development, and reasonable growth. She expressed concern that Renton's desire to attract upscale development may outweigh the concerns of residents regarding overcrowding, traffic congestion, water quality, and displacement. Council: Correspondence Council President Corman commented on the handling of Council correspondence, specifically the inclusion of correspondence on the Council meeting agenda, and the need to review correspondence related policies and processes. UNFINISHED BUSINESS Community Services Committee Chair Nelson presented a report Community Services recommending concurrence in the staff recommendation to approve Mayor Committee Keolker's appointment of Patricia Pepper to the Municipal Arts Commission for Appointment: Municipal Arts a three-year term expiring 12/31/2008. MOVED BY NELSON, SECONDED Commission BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following resolutions were presented for reading and adoption: ORDINANCES Resolution #3808 A resolution was read authorizing the Mayor and City Clerk to enter into an Finance: Joint Purchasing interlocal joint purchasing agreement with the City of Tacoma in order to Agreement, City of Tacoma jointly bid the acquisition of goods and services. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. Resolution #3809 A resolution was read authorizing the Mayor and Ci1y Clerk to enter into a Airport: Maintenance grant agreement with the Washington State Department of Transportation for a Dredging & Shoreline $76,400 grant from the Washington Airport Aid Program, for Phase I of the Mitigation, WSDOT Grant Maintenance Dredging and Shoreline Mitigation Project at the Renton Airport. MOVED BY PALMER, SECONDED BY BRIERE, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. Resolution #3810 A resolution was read supporting efforts to save the Spirit of Washington AJLS: Spirit of Washington Dinner Train. MOVED BY LAW, SECONDED BY BRIERE, COUNCIL Dinner Train, Supporting ADOPT THE RESOLUTION AS READ. CARRIED. Resolution The following ordinances were presented for second and final reading and adoption: r v MOitj CITY ®F REM'BN MAY 0 g 2006 CITY CLEEAK S OFFICE 10 ta4 vG-e a),� lo,& � W✓ &� q�& S2 (may 7k, Vi k) s IJ� cam 6114A � 0,-fia-f� 4 �? 6, o-s P4 4 �M4 'o a- 4 1 e -b I/� a"� Ytt.e Ud�-� d� Py-lsf �+� r�ce 4A,� M8 rs,21 d IV4 aluq Z��Ve4" cv-- it�c��e��s Sys CS-,Ot-^ C"- 6C : #leg pies (ti RECEIVECI Elizabeth A Rogers MAY 0 9 2006 2300 Jefferson Avenue NE, #B-108 - Renton, WA 98056 May 5, 2006 RENTON CITY COUNGH RE .,A ., y Department of Economic Development Neighborhoods & Strategic Planning MAY 0 8 2006 1055 S. Grady Way EW Renton WA 98065 { coNC+3+q t+RH00DS. ����o;;�000s. We have received a number of notices regarding The Highlands redevelopment project. Since our condominium complex, Hyde Park, lies slightly outside the proposed "blighted" area, we would not be directly impacted. However, we and every Highlands resident would be affected indirectly by additional construction and increased density if the project goes forward as planned. My husband and I are very pleased to see Renton city government directing attention and resources to The Highlands at long last. We have lived in our current residence for 10 years, and during that time there have been few positive changes. We are in favor of redevelopment —to a point. We would be very pleased to see a general upgrade of the area, with some additional housing and businesses. However, we are concerned that uncontrolled development, especially a large infusion of high -density housing, will overwhelm Renton's roads, water supply and vital services. Even at its current popu- lation level, traffic congestion in Renton is a major problem most hours of the day. I also understand that the aquifer which supplies most of the city's water cannot support infinite population growth. There is no doubt that much of The Highlands WWII housing stock needs either major renovation or demolition. The duplexes surrounding our complex, like those in the redevelopment area, are in varying states of repair or, more commonly, disrepair. We would be happy to see absentee landlords compelled to maintain their property and public pressure exerted on tenants to do their part. Far too many housing units are dilapidated and have piles of broken-down furniture, old cars, machinery, broken toys and other junk in their yards or carports. Although I'm sure Renton must have regula- tions on how many people can live in a unit, I counted ten cars parked outside one duplex on a recent weekday evening. If each car belongs to a resident, that's too many people per unit! We recognize that low-income residents need housing. We would oppose mass displacement of low- income residents in order to repopulate the area entirely with upscale property owners. Lower - income citizens' fear of eminent domain is not without basis in fact. This mechanism has been used in the past to displace low-income or minority populations. We hope the city's claim that it will not be used in that way proves to be true. As this letter shows, we are not clearly on one side or the other of the redevelopment debate. We enjoy living in the Highlands but definitely want to see the area refurbished and cleaned up. Its image most assuredly needs improvement. Property owners (and their tenants) should be required to maintain their property—e.g., junk removal, repainting, roof repairs and landscaping. Since most units do not have garages, there needs to be a limit on the number of cars (perhaps up to three operable vehicles) parked outside one dwelling unit. We are in favor of controlled development and reasonable growth. From what we have read and heard about the proposed Highlands redevelop- ment project, we favor moving forward —with caution. We are somewhat apprehensive that the City of Renton's desire to attract upscale development, plus private developers' deep pockets, may outweigh the legitimate concerns of Highlands residents about overcrowding, traffic congestion, water quality and displacement. Thank you for your attention. 4S* ly, Eli th A. Rogers (e ro ersea corn net May 15, 2006 Naw Renton City Council Minutes mo/ Page 163 Ordinance #5208 An ordinance was read annexing approximately 14.02 acres generally located Annexation: Akers Farms, immediately south of SE 160th St. and north of SE 164th St., east of 108th Ave. 108th Ave SE & Puget Dr S SE and west of 110th Ave. SE, if extended (Akers Farms Annexation). MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5209 An ordinance was read establishing the zoning classification of approximately Annexation: Akers Farms, R-8 12.99 acres, generally located immediately south of SE 160th St. and north of Zoning SE 164th St., east of 108th Ave. SE and west of 110th Ave. SE, if extended, annexed within the City of Renton as R-8 (Residential - eight dwelling units per acre) zoning; Akers Farms Annexation. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. AUDIENCE COMMENT Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, expressed Citizen Comment: Petersen - her pleasure with being able to view the correspondence listed on tonight's Various t�oAA �jvo- meeting agenda on the City's website. Additionally, Ms. Petersen commented on eminent domain and the related U.S. Supreme Court decision on Kelo et al. v. City of New London et al., and on the investigation of the graffiti incident that occurred in the Mayor's Office on April 17th. Councilman Clawson indicated that he reviewed the U.S. Supreme Court's decision regarding the Kelo case, and opined that the decision has no application when talking about the use of eminent domain to improve public housing. EXECUTIVE SESSION MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL RECESS AND ADJOURNMENT INTO EXECUTIVE SESSION FOR APPROXIMATELY 30 MINUTES TO DISCUSS PROPERTY TRANSACTIONS WITH NO OFFICIAL ACTION TO BE TAKEN AND THAT THE COUNCIL MEETING BE ADJOURNED WHEN THE EXECUTIVE SESSION IS ADJOURNED. CARRIED. Time: 8:40 p.m. Executive session was conducted. There was no action taken. The executive session and the Council meeting adjourned at 9:55 p.m. Bonnie I. Walton, CMC, City Clerk Recorder: Michele Neumann May 15, 2006 Ufa f �' Presen f .. All CouncilMeinbers•--resenf; Carman, Alelson, Briere, Clawsai, Zaw, AW.'Ye i, Paper Y ��uin�for�, Cf�O City Council Highlands Redevelopment Workshop I -aril Cvarrera, �. May 17, 2006, 1 to 4 p.m. gle,, lleIsc4, City Council Conference Room Larry Rade , �riG AGENDA eimlh Peok G're99 z�.nm s ° � Project Review �(etJln %�1�'�oscvlcl, 1id�rshop o�ect,�res. J L�✓, Sres. What have we done to date and why? Alex /Uei'i u%af1s, • Develop oorrtm+�n Y (Alex) l0el " rtde.. Where are we in the process going forward? de.beccQ .Cln�' ndrg _e °`rsuesriea fair Hrghap"Comp Plan/Zoning L�lrzaZeN► fl ` /n7 F�NSI ubara Review Center Village (CV) designation and /Upriyta /11c ene `scope of summarize the implementing zoning proposal p licy iss6esahat (Rebecca, Alex) +un� needs to Non -conformity: address for, o How are non -conformity and redevelopment Rebecca 1 related =l�gh(�rtds Subarea (Rebecca) Provide,:direction to o Review current and future non -conforming staff regarding properties in the Study Area (Rebecca) o Explain how non -conforming uses are treated ac�donalo by Development Services (Neil Watts) tr�forrri�taon an�eds Dscuss�-uence of Discussion o Are there additional policy issues that need to dec�s�ns for be addressed? and _area o What additional information is needed to make a decision? Affordable Housing • Summary of City interest and role in affordable housing (Rebecca and Ben) • Services provided and needed in the Study Area (Renton Housing Authority: Mark Gropper and Tom Tasa) • Affordable housing case studies (Ben) • Discussion o Which tools best support the City's interest and role in affordable housing? Community Renewal • Background and use of the Community Renewal Act (Hugh Spitzer) • Key issues for Renton (Alex) Discussion: o Are there additional policy issues that need to be addressed? o What additional information is needed to make a decision? Council Discussion and Direction • Provide direction on next steps ➢ Interim zoning? Full zoning? ➢ Additional Comp Plan Changes? Is the adopted Vision for the CV right? If not, how should it be changed? Should the CV be expanded? ➢ Community Renewal? Do we have to use all aspects, or are there specific tools (e.g. eminent domain) that we should set aside for now? Council Workshop briefing book Table of Contents Highlands Redevelopment Decision Tree/Matrix (to be developed) Tab 'l — Highlands Study Area • Aerial Map • Parcel Map • Proposed N. Harrington Community Renewal Area Tab 2 — Comp Plan & Zoning • Center Village vision and policies • One -page summary of proposed zoning • One -page summary of interim zoning alternative • Zoning packet • Existing Zoning Map • Proposed Zoning Map • Planning Commission recommendation Tab 3 — Non -conformity • Map of currently non -conforming properties in study area • Map of non -conforming uses under proposed zoning • List of things that can and cannot be done to non -conforming structures Tab 4 — Affordable Housing • Map showing RHA properties and other permanently affordable housing units in the Study Area and # of units in each property • Pie charts showing affordable housing goals • Case studies Tab 5 — Community Renewal • Spitzer's briefing packet A North Harrington Redevelopment Strategies Renton City Council Workshop May 17, 2006 Decision Tree The Center Village • Is existing Center Village vision correct? — No? Initiate Comp Plan Amendment(s) to change. — Yes? Consider zoning proposal. • Should the Center Village be expanded or restricted? — Yes? Comp Plan Amendment I M A Zoning Proposal • Is the proposed zoning appropriate? — No? What aspects are wrong? • Density? — Yes? Vision is wrong (go back to Center Village). • Non -conformity? — Do you want the existing units be preserved? » Yes? Vision is wrong (go back to Center Village). • Design Guidelines? — Not useful for single family and duplexes. • Affordable housing incentive? Implementation • Does the City want to have an active role in redevelopment (e.g. assembling land, investing in infrastructure, etc.)? — No? Enact zoning and let the market and property owners dictate timing and level of redevelopment without masterplan. • Is the City willing to invest in infrastructure with piecemeal development? — Yes? Consider Community Renewal Act. 2 Community Renewal Act • What aspects of Community Renewal is the City interested in pursuing? — Public/private partnership(s)? — Relocation assistance? — Affordable housing? — Property assembly? • If no, is enacting Community Renewal worth the political pressure created by the process? 3 a c� Q M U 0 LL D) C O N c A a w o c 0 wpNN cD to `n 0 £U jUMN���°•-° Cq 90 m x c ,�- m m o E co (D �t I LL � o w 0 ` � 3 c U. m 0 co to roD N R � C J� Q �(`)�tr)'t(V 00 ma H z E 0 LL cu O ,o cv c V'j cN (9 -MNtioMmop MO � C N<tuid E �MU) i� O (O CL c LL Q J J W x w O U)2 .E Z� XZ • - - 0 m U DI �UU&UU w c coa 0 0 LL 0 .P00ocoLM M Ci ti Csi Ld m V N r- rn cD 0) C V m w 0 N Rf 'O m C N Q � cD m C d (D , to O co co O t--: In mad z E 0 LL V c J R co M co co "t NtOf-I ~ U L O CL (a U C O E W cl J C W H CUN U)2 wZ¢Z E X E �mwm U U U U U w 0 1— c co J (D 0 cm M m N m a E 0 a c m N m a D 0 U N N m V L U N m co C .N T a m C E 0 m U; on Highlands Subarea Current and Proposed Non -Conforming Uses Economic Development, Neighborhoods & Strategic Planning �(i�jil �� Alex Pietwh, Administrator �'\Y�/ Gi Del Rosario lY C 37 May 2006 Existing Zoning Conforming Existing Zoning Non -Conforming ® Proposed Zoning Conforming Proposed Zoning Non -Conforming FV,A 7 \.�\�\\w■ +; . � . . ¢ .. ? \«� -#---MONO RESIDENTIAL RcsWenlr,l L— Nn.any RcxiJcnuW Singlc Family Rc+iJcnu,l Wd n [xn,ity RcviJcntinl Multi -Family CENTER DESIGNATIONS Center Vill:gc Urhan Ccntcr Dn-1—tr ® Urhan Ccnlcn Nunh Manning EMPLOA'MENT AREA DESIGNATIONS EmFlrryin— Ann - IrJuuri,l 9nPluymcm Are,, Vnucy COMMERCIAL DESIGNATIONS ' C��mmcn't:il Nctghhnrh�xxl Ci�ninen'iMl/()Ilicc/Rc}iJcnlixl Cr�mmcn ial CI�niJ�x Cry Lin,,,, —_ Urhan C,-0, NuunJary Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius % Population 2010 Projection 21,093 86,906 204,903 2005 Estimate 19,086 80,738 196,105 2000 Census 16,951 74,293 187,275 1990 Census 14,052 63,872 162,272 Growth 2005-2010 10.52% 7.64% 4.49% Growth 2000-2005 12.60% 8.68% 4.71% Growth 1990-2000 20.63% 16.32% 15.41% 2005 Est. Population by Single Race Classification 19,086 80,738 196,105 White Alone 12,742 66.76 52,740 65.32 121,600 62.01 Black or African American Alone 1,373 7.19 7,458 9.24 20,153 10.28 American Indian and Alaska Native Alone 121 0.63 547 0.68 1,240 0.63 Asian Alone 2,615 13.70 12,624 15.64 36,734 18.73 Native Hawaiian and Other Pacific Islander Alone 99 0.52 350 0.43 1,182 0.60 Some Other Race Alone 1,181 6.19 3,338 4.13 6,169 3.15 Two or More Races 956 5.01 3,681 4.56 9,026 4.60 2005 Est. Population Hispanic or Latino by Origin* 19,086 80,738 196,105 Not Hispanic or Latino 16,876 88.42 74,414 92.17 183,353 93.50 Hispanic or Latino: 2,210 11.58 6,324 7.83 12,752 6.50 Mexican 1,535 69.46 4,380 69.26 8,520 66.81 Puerto Rican 45 2.04 191 3.02 497 3.90 Cuban 24 1.09 74 1.17 207 1.62 All Other Hispanic or Latino 607 27.47 1,679 26.55 3,528 27.67 2005 Est. Hispanic or Latino by Single Race Class. 2,210 6,324 12,752 White Alone 840 38.01 2,356 37.25 5,050 39.60 Black or African American Alone 52 2.35 156 2.47 377 2.96 American Indian and Alaska Native Alone 2 0.09 40 0.63 138 1.08 Asian Alone 16 0.72 85 1.34 212 1.66 Native Hawaiian and Other Pacific Islander Alone 5 0.23 9 0.14 51 0.40 Some Other Race Alone 1,130 51.13 3,106 49.11 5,601 43.92 Two or More Races 165 7.47 572 9.04 1,324 10.38 Prepared On: Mon Feb 27, 2006 gala1141 ® 2006 CLARITAS INC. All rights reserved. Page 1 Of 12 Claritas Tech Support: 1 800 866 6511 / Trade Area: NE SUNSET BLVD AND NE IOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE IOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE IOTH ST, RENTON, WA, aggregate 0.00 -1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius % 2005 Est. Pop. Asian Alone Race by Category* 2,615 12,624 36,734 Chinese, except Taiwanese 536 20.50 2,837 22.47 8,429 22.95 Filipino 348 13.31 2,544 20.15 7,620 20.74 Japanese 214 8.18 1,501 11.89 4,520 12.30 Asian Indian 141 5.39 730 5.78 2,246 6.11 Korean 132 5.05 675 5.35 2,320 6.32 Vietnamese 881 33.69 2,630 20.83 6,035 16.43 Cambodian 60 2.29 292 2.31 902 2.46 Hmong 13 0.50 68 0.54 124 0.34 Laotian 111 4.24 447 3.54 1,753 4.77 Thai 15 0.57 88 0.70 248 0.68 Other Asian 79 3.02 365 2.89 1,325 3.61 Two or more Asian categories 84 3.21 448 3.55 1,210 3.29 2005 Est. Population by Ancestry 19,086 80,738 196,105 Pop, Arab 59 0.31 111 0.14 395 0.20 Pop, Czech 83 0.43 262 0.32 630 0.32 Pop, Danish 143 0.75 499 0.62 1,081 0.55 Pop, Dutch 108 0.57 570 0.71 1,567 0.80 Pop, English 1,159 6.07 4,675 5.79 12,292 6.27 Pop, French (except Basque) 341 1.79 1,354 1.68 3,172 1.62 Pop, French Canadian 160 0.84 517 0.64 1,016 0.52 Pop, German 2,067 10.83 8,530 10.57 18,694 9.53 Pop, Greek 76 0.40 190 0.24 587 0.30 Pop, Hungarian 87 0.46 256 0.32 551 0.28 Pop, Irish 1,104 5.78 4,873 6.04 11,308 5.77 Pop, Italian 551 2.89 2,486 3.08 5,404 2.76 Pop, Lithuanian 6 0.03 60 0.07 137 0.07 Pop, United States or American 1,221 6.40 4,015 4.97 8,477 4.32 Pop, Norwegian 817 4.28 3,515 4.35 7,498 3.82 Pop, Polish 162 0.85 777 0.96 2,115 1.08 Pop, Portuguese 28 0.15 233 0.29 385 0.20 Pop, Russian 171 0.90 625 0.77 1,793 0.91 Pop, Scottish 251 1.32 1,325 1.64 3,169 1.62 Pop, Scotch -Irish 238 1.25 954 1.18 2,289 1.17 Pop, Slovak 0 0.00 33 0.04 82 0.04 Pop, Subsaharan African 222 1.16 920 1.14 2,390 1.22 Pop, Swedish 324 1.70 1,695 2.10 3,929 2.00 Pop, Swiss 69 0.36 272 0.34 631 0.32 Pop, Ukrainian 81 0.42 861 1.07 1,277 0.65 Pop, Welsh 92 0.48 428 0.53 792 0.40 Pop, West Indian (exc Hisp groups) 35 0.18 84 - 0.10 165 0.08 Ir'Prepared On: Mon Feb 27, 2006 Page 2 Of 12 tARI 0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 0 1%W Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius 2005 Est. Population by Ancestry Pop, Other ancestries Pop, Ancestry Unclassified 6,099 31.96 27,247 33.75 72,014 36.72 3,332 17.46 13,371 16.56 32,262 16.45 2005 Est. Pop Age 5+ by Language Spoken At Home 17,749 75,503 183,676 Speak Only English at Home 13,658 76.95 60,030 79.51 144,377 78.60 Speak Asian/Pacific Islander Language at Home 1,770 9.97 7,579 10.04 22,618 12.31 Speak IndoEuropean Language at Home 787 4.43 3,459 4.58 7,554 4.11 Speak Spanish at Home 1,273 7.17 3,711 4.92 7,421 4.04 Speak Other Language at Home 262 1.48 724 0.96 1,706 0.93 2005 Est. Population by Sex 19,086 80,738 196,105 Male 9,372 49.10 40,254 49.86 97,551 49.74 Female 9,714 50.90 40,484 50.14 98,554 50.26 Male/Female Ratio 0.96 0.99 0.99 2005 Est. Population by Age 19,086 80,738 196,105 Age 0 - 4 1,337 7.01 5,235 6.48 12,429 6.34 Age 5 - 9 1,339 7.02 5,294 6.56 12,552 6.40 Age 10 - 14 1,201 6.29 5,007 6.20 13,364 6.81 Age 15 - 17 517 2.71 2,620 3.25 7,879 4.02 Age 18 - 20 599 3.14 2,608 3.23 6,836 3.49 Age 21 - 24 808 4.23 3,362 4.16 8,681 4.43 Age 25 - 34 3,641 19.08 12,474 15.45 25,972 13.24 Age 35 - 44 3,445 18.05 14,334 17.75 32,391 16.52 Age 45 - 49 1,353 7.09 6,481 8.03 16,817 8.58 Age 50 - 54 1,124 5.89 5,693 7.05 15,088 7.69 Age 55 - 59 935 4.90 5,031 6.23 13,137 6.70 Age 60 - 64 764 4.00 3,851 4.77 9,744 4.97 Age 65 - 74 983 5.15 4,609 5.71 11,847 6.04 Age 75 - 84 682 3.57 2,926 3.62 6,911 3.52 Age 85 and over 357 1.87 1,213 1.50 2,457 1.25 Age 16 and over 15,047 78.84 64,313 79.66 155,107 79.09 Age 18 and over 14,691 76.97 62,583 77.51 149,881 76.43 Age 21 and over 14,092 73.83 59,975 74.28 143,045 72.94 Age 65 and over 2,021 10.59 8,748 10.84 21,215 10.82 2005 Est. Median Age 2005 Est. Average Age 35.29 37.63 36.38 37.60 38.19 37.67 Prepared On: Mon Feb 27, 2006 Page 3 Of 12 RTS W11A0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 � aafti i '0 Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE IOTH ST, RENTON, WA, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius % 2005 Est. Male Population by Age 9,372 40,254 97,551 Age 0 - 4 688 7.34 2,686 6.67 6,382 6.54 Age 5 - 9 704 7.51 2,744 6.82 6,471 6.63 Age 10 - 14 640 6.83 2,635 6.55 6,956 7.13 Age 15 - 17 245 2.61 1,350 3.35 4,036 4.14 Age 18 - 20 289 3.08 1,309 3.25 3,515 3.60 Age 21 - 24 413 4.41 1,698 4.22 4,488 4.60 Age 25 - 34 1,860 19.85 6,347 15.77 13,095 13.42 Age 35 - 44 1,774 18.93 7,349 18.26 16,245 16.65 Age 45 - 49 658 7.02 3,271 8.13 8,329 8.54 Age 50 - 54 559 5.96 2,813 6.99 7,382 7.57 Age 55 - 59 418 4.46 2,382 5.92 6,340 6.50 Age 60 - 64 350 3.73 1,889 4.69 4,803 4.92 Age 65 - 74 432 4.61 2,205 5.48 5,725 5.87 Age 75 - 84 248 2.65 1,187 2.95 2,943 3.02 Age 85 and over 92 0.98 388 0.96 840 0.86 2005 Est. Median Age, Male 34.17 36.85 37.36 2005 Est. Average Age, Male 34.77 36.60 36.82 2005 Est. Female Population by Age 9,714 40,484 98,554 Age 0 - 4 649 6.68 2,549 6.30 6,046 6.13 Age 5 - 9 635 6.54 2,550 6.30 6,082 6.17 Age 10 - 14 561 5.78 2,371 5.86 6,408 6.50 Age 15 - 17 272 2.80 1,270 3.14 3,843 3.90 Age 18 - 20 310 3.19 1,299 3.21 3,321 3.37 Age 21 - 24 395 4.07 1,664 4.11 4,193 4.25 Age 25 - 34 1,781 18.33 6,128 15.14 12,877 13.07 Age 35 - 44 1,670 17.19 6,986 17.26 16,145 16.38 Age 45 - 49 694 7.14 3,210 7.93 8,488 8.61 Age 50 - 54 565 5.82 2,879 7.11 7,706 7.82 Age 55 - 59 517 5.32 2,649 6.54 6,797 6.90 Age 60 - 64 414 4.26 1,962 4.85 4,941 5.01 Age 65 - 74 550 5.66 2,404 5.94 6,121 6.21 Age 75 - 84 434 4.47 1,739 4.30 3,968 4.03 Age 85 and over 265 2.73 825 2.04 1,617 1.64 2005 Est. Median Age, Female 36.52 38.45 39.03 2005 Est. Average Age, Female 37.93 38.59 38.52 Prepared On: Mon Feb 27, 2006 Page 4 Of 12 FLAIRIA0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 Sw ftpa • Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius 2005 Est. Population Age 15+ by Marital Status* 15,208 65,203 157,760 Total, Never Married 4,658 30.63 17,896 27.45 41,599 26.37 Married, Spouse present 6,904 45.40 33,476 51.34 85,493 54.19 Married, Spouse absent 663 4.36 2,397 3.68 5,964 3.78 Widowed 941 6.19 3,321 5.09 6,963 4.41 Divorced 2,043 13.43 8,113 12.44 17,741 11.25 Males, Never Married 2,514 16.53 9,718 14.90 22,741 14.41 Previously Married 1,222 8.04 4,747 7.28 10,111 6.41 Females, Never Married 2,144 14.10 8,179 12.54 18,858 11.95 Previously Married 2,095 13.78 7,814 11.98 17,022 10.79 2005 Est. Pop. Age 25+ by Educational Attainment* 13,284 56,613 134,364 Less than 9th grade 717 5.40 2,593 4.58 5,838 4.34 Some High School, no diploma 1,101 8.29 4,187 7.40 8,826 6.57 High School Graduate (or GED) 3,508 26.41 13,706 24.21 28,639 21.31 Some College, no degree 3,507 26.40 14,401 25.44 32,879 24.47 Associate Degree 992 7.47 4,535 8.01 10,146 7.55 Bachelor's Degree 2,768 20.84 12,938 22.85 33,036 24.59 Master's Degree 517 3.89 3,216 5.68 10,079 7.50 Professional School Degree 109 0.82 697 1.23 3,344 2.49 Doctorate Degree 66 0.50 339 0.60 1,576 1.17 Households 2010 Projection 9,172 36,404 80,121 2005 Estimate 8,318 33,703 76,452 2000 Census 7,413 30,905 72,812 1990 Census 6,119 26,245 62,513 Growth 2005-2010 10.27% 8.01% 4.80% Growth 2000-2005 12.21% 9.05% 5.00% Growth 1990-2000 21.15% 17.76% 16.47% 2005 Est. Households by Household Type 8,318 33,703 76,452 Family Households 4,650 55.90 20,671 61.33 51,088 66.82 Nonfamily Households 3,669 44.11 13,032 38.67 25,364 33.18 2005 Est. Group Quarters Population 112 329 990 2005 Households by Ethnicity, Hispanic/Latino 589 7.08 1,778 5.28 3,530 4.62 Prepared On: Mon Feb 27, 2006 Page 5 Of 12 iJ�#+; j A 0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511��� Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate 0.00 -1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius % 2005 Est. Households by Household Income 8,318 33,703 76,452 Income Less than $15,000 1,134 13.63 3,367 9.99 6,303 8.24 Income $15,000 - $24,999 865 10.40 3,013 8.94 6,059 7.93 Income $25,000 - $34,999 952 11.45 3,600 10.68 7,159 9.36 Income $35,000 - $49,999 1,362 16.37 5,384 15.97 11,459 14.99 Income $50,000 - $74,999 1,981 23.82 7,707 22.87 16,378 21.42 Income $75,000 - $99,999 972 11.69 4,593 13.63 10,790 14.11 Income $100,000 - $149,999 750 9.02 3,988 11.83 10,913 14.27 Income $150,000 - $249,999 246 2.96 1,535 4.55 5,020 6.57 Income $250,000 - $499,999 46 0.55 378 1.12 1,506 1.97 Income $500,000 and more 10 0.12 139 0.41 864 1.13 2005 Est. Average Household Income $57,689 $68,113 $80,400 2005 Est. Median Household Income $48,300 $54,828 $61,060 2005 Est. Per Capita Income $25,327 $28,581 $31,497 2005 Est. Household Type, Presence Own Children* 8,318 33,703 76,452 Single Male Householder 1,253 15.06 4,885 14.49 9,407 12.30 Single Female Householder 1,617 19.44 5,278 15.66 10,147 13.27 Married -Couple Family, own children 1,413 16.99 6,793 20.16 18,243 23.86 Married -Couple Family, no own children 1,875 22.54 9,018 26.76 21,822 28.54 Male Householder, own children 226 2.72 720 2.14 1,563 2.04 Male Householder, no own children 190 2.28 751 2.23 1,633 2.14 Female Householder, own children 628 7.55 2,077 6.16 4,772 6.24 Female Householder, no own children 317 3.81 1,312 3.89 3,055 4.00 Nonfamily, Male Householder 448 5.39 1,654 4.91 3,322 4.35 Nonfamily, Female Householder 352 4.23 1,215 3.61 2,489 3.26 2005 Est. Households by Household Size* 8,318 33,703 76,452 1-person household 2,869 34.49 10,163 30.15 19,554 25.58 2-person household 2,716 32.65 11,436 33.93 25,908 33.89 3-person household 1,303 15.66 5,415 16.07 12,719 16.64 4-person household 811 9.75 4,075 12.09 10,934 14.30 5-person household 379 4.56 1,605 4.76 4,466 5.84 6-person household 137 1.65 608 1.80 1,727 2.26 7 or more person household 104 1.25 401 1.19 1,144 1.50 2005 Est. Average Household Size 2.28 2.39 2.55 IPrepared On: Mon Feb 27, 2006 Page 6 Of 12 IAR� A 0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 ' so, , e Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius % 2005 Est. Households by Presence of People* 8,318 33,703 76,452 Households with 1 or more People Age 18 or under: Married -Couple Family 1,484 17.84 7,124 21.14 18,993 24.84 Other Family, Male Householder 249 2.99 819 2.43 1,793 2.35 Other Family, Female Householder 682 8.20 2,304 6.84 5,371 7.03 Nonfamily, Male Householder 34 0.41 115 0.34 226 0.30 Nonfamily, Female Householder 3 0.04 34 0.10 77 0.10 Households no People Age 18 or under: Married -Couple Family 1,804 21.69 8,687 25.78 21,072 27.56 Other Family, Male Householder 168 2.02 653 1.94 1,404 1.84 Other Family, Female Householder 264 3.17 1,085 3.22 2,456 3.21 Nonfamily, Male Householder 1,667 20.04 6,423 19.06 12,502 16.35 Nonfamily, Female Householder 1,965 23.62 6,459 19.16 12,559 16.43 2005 Est. Households by Number of Vehicles* 8,318 33,703 76,452 No Vehicles 757 9.10 2,498 7.41 4,680 6.12 1 Vehicle 3,479 41.82 11,893 35.29 24,443 31.97 2 Vehicles 2,980 35.83 13,194 39.15 31,323 40.97 3 Vehicles 698 8.39 4,216 12.51 11,343 14.84 4 Vehicles 254 3.05 1,306 3.88 3,291 4.30 5 or more Vehicles 150 1.80 595 1.77 1,372 1.79 2005 Est. Average Number of Vehicles* 1.62 1.77 1.86 Family Households 2010 Projection 5,117 22,186 53,151 2005 Estimate 4,650 20,671 51,088 2000 Census 4,146 19,077 49,004 1990 Census 3,698 17,012 43,793 Growth 2005-2010 10.04% 7.33% 4.04% Growth 2000-2005 12.16% 8.36% 4.25% Growth 1990-2000 12.11% 12.14% 11.90% Prepared On: Mon Feb 27, 2006 Page 7 Of 12 NSffEREMM L a I l , 0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE IOTH ST, RENTON, WA, aggregate 0.00 -1.00 miles Description Radius % 2005 Est. Family Households by Household Income 4,650 Income Less than $15,000 384 8.26 Income $15,000 - $24,999 340 7.31 Income $25,000 - $34,999 424 9.12 Income $35,000 - $49,999 666 14.32 Income $50,000 - $74,999 1,241 26.69 Income $75,000 - $99,999 740 15.91 Income $100,000 - $149,999 605 13.01 Income $150,000 - $249,999 212 4.56 Income $250,000 - $499,999 32 0.69 Income $500,000 and more 5 0.11 2005 Est. Average Family Household Income $68,998 2005 Est. Median Family Household Income $60,286 0.00 - 3.00 miles 0.00 - 5.00 miles Radius % Radius % 20,671 51,088 1,189 5.75 2,531 4.95 1,115 5.39 2,412 4.72 1,673 8.09 3,549 6.95 2,770 13.40 6,229 12.19 5,153 24.93 11,455 22.42 3,746 18.12 9,058 17.73 3,324 16.08 9,365 18.33 1,263 6.11 4,327 8.47 317 1.53 1,363 2.67 121 0.59 798 1.56 $81,041 $94,798 $67,409 $73,619 2005 Est. Families by Poverty Status* 4,650 20,671 51,088 Income At or Above Poverty Level: Married -Couple Family, own children 1,394 29.98 6,998 33.85 18,621 36.45 Married -Couple Family, no own children 1,668 35.87 8,257 39.94 20,333 39.80 Male Householder, own children 188 4.04 633 3.06 1,537 3.01 Male Householder, no own children 173 3.72 615 2.98 1,223 2.39 Female Householder, own children 486 10.45 1,783 8.63 4,031 7.89 Female Householder, no own children 290 6.24 1,008 4.88 2,336 4.57 Income Below Poverty Level: Married -Couple Family, own children 131 2.82 305 1.48 707 1.38 Married -Couple Family, no own children 95 2.04 251 1.21 404 0.79 Male Householder, own children 54 1.16 159 0.77 312 0.61 Male Householder, no own children 0 0.00 64 0.31 125 0.24 Female Householder, own children 167 3.59 552 2.67 1,349 2.64 Female Householder, no own children 2 0.04 46 0.22 110 0.22 2005 Est. Pop Age 16+ by Employment Status* 15,047 64,313 155,107 In Armed Forces 0 0.00 38 0.06 124 0.08 Civilian - Employed 10,011 66.53 43,641 67.86 103,786 66.91 Civilian - Unemployed 477 3.17 1,838 2.86 4,355 2.81 Not in Labor Force 4,558 30.29 18,797 29.23 46,842 30.20 Prepared On: Mon Feb 27, 2006 Page 8 Of 12 Strgftpom KU I 0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate 0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Description Radius % Radius % Radius % 2005 Est. Civ Employed Pop 16+ Class of Worker* 10,011 43,641 103,786 For -Profit Private Workers 8,157 81.48 33,852 77.57 78,240 75.39 Non -Profit Private Workers 402 4.02 2,568 5.88 6,386 6.15 Local Government Workers 401 4.01 2,392 5.48 6,161 5.94 State Government Workers 418 4.18 1,699 3.89 4,469 4.31 Federal Government Workers 182 1.82 893 2.05 2,410 2.32 Self-Emp Workers 441 4.41 2,134 4.89 5,932 5.72 Unpaid Family Workers 12 0.12 104 0.24 188 0.18 2005 Est. Civ Employed Pop 16+ by Occupation* 10,011 43,641 103,786 Management, Business, and Financial Operations 1,531 15.29 7,072 16.20 18,451 17.78 Professional and Related Occupations 1,708 17.06 8,778 20.11 23,682 22.82 Service 1,317 13.16 5,648 12.94 12,664 12.20 Sales and Office 3,106 31.03 12,913 29.59 29,309 28.24 Farming, Fishing, and Forestry 2 0.02 59 0.14 144 0.14 Construction, Extraction and Maintainance 1,125 11.24 3,996 9.16 7,871 7.58 Production, Transportation and Material Moving 1,224 12.23 5,175 11.86 11,665 11.24 2005 Est. Pop 16+ by Occupation Classification* 10,011 43,641 103,786 Blue Collar 2,348 23.45 9,172 21.02 19,536 18.82 White Collar 6,344 63.37 28,736 65.85 71,394 68.79 Service and Faun 1,318 13.17 5,734 13.14 12,855 12.39 2005 Est. Workers Age 16+, Transportation To Work* 9,751 42,285 100,903 Drove Alone 7,115 72.97 31,486 74.46 75,425 74.75 Car Pooled 1,544 15.83 6,073 14.36 13,478 13.36 Public Transportation 591 6.06 2,359 5.58 6,361 6.30 Walked 187 1.92 689 1.63 1,246 1.23 Motorcycle 14 0.14 55 0.13 117 0.12 Bicycle 15 0.15 118 0.28 230 0.23 Other Means 74 0.76 282 0.67 516 0.51 Worked at Home 211 2.16 1,223 2.89 3,530 3.50 2005 Est. Workers Age 16+ by Travel Time to Work* 9,540 41,062 97,373 Less than 15 Minutes 1,424 14.93 6,876 16.75 16,114 16.55 15 - 29 Minutes 3,528 36.98 16,273 39.63 40,160 41.24 30 - 44 Minutes 2,845 29.82 11,507 28.02 25,948 26.65 45 - 59 Minutes 1,062 11.13 3,695 9.00 8,776 9.01 60 or more Minutes 681 7.14 2,711 6.60 6,375 6.55 2005 Est. Average Travel Time to Work in Minutes* 31.59 30.25 30.01 Prepared On: Mon Feb 27, 2006 Page 9 Of 12 ` !�+� LUR I A: 0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 ff i l Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE LOTH ST, RENTON, WA, aggregate 0.00 -1.00 miles 0.00 - 3.00 miles Description Radius % Radius _ 2005 Est. Tenure of Occupied Housing Units 8,318 33,703 Owner Occupied 4,153 49.93 20,120 59. Renter Occupied 4,165 50.07 13,583 40. 2005 Occ Housing Units, Avg Length of Residence 8 9 0.00 - 5.00 miles _% Radius % 76,452 70 50,539 66.11 30 25,913 33.89 10 2005 Est. All Owner -Occupied Housing Values 4,153 20,120 50,539 Value Less than $20,000 62 1.49 183 0.91 522 1.03 Value $20,000 - $39,999 21 0.51 138 0.69 379 0.75 Value $40,000 - $59,999 19 0.46 229 1.14 466 0.92 Value $60,000 - $79,999 57 1.37 382 1.90 637 1.26 Value $80,000 - $99,999 100 2.41 354 1.76 866 1.71 Value $100,000 - $149,999 640 15.41 1,988 9.88 4,089 8.09 Value $150,000 - $199,999 995 23.96 3,559 17.69 7,649 15.13 Value $200,000 - $299,999 1,704 41.03 7,328 36.42 16,285 32.22 Value $300,000 - $399,999 403 9.70 3,240 16.10 7,952 15.73 Value $400,000 - $499,999 73 1.76 1,359 6.75 3,940 7.80 Value $500,000 - $749,999 71 1.71 952 4.73 4,143 8.20 Value $750,000 - $999,999 6 0.14 213 1.06 1,977 3.91 Value $1,000,000 or more 0 0.00 194 0.96 1,632 3.23 2005 Est. Median All Owner -Occupied Housing Value $210,674 $244,031 $265,461 2005 Est. Housing Units by Units in Structure* 8,631 34,946 79,285 1 Unit Attached 526 6.09 1,422 4.07 2,867 3.62 1 Unit Detached 3,968 45.97 20,108 57.54 50,684 63.93 2 Units 284 3.29 651 1.86 931 1.17 3 to 19 Units 1,960 22.71 6,411 18.35 12,868 16.23 20 to 49 Units 896 10.38 2,318 6.63 4,145 5.23 50 or More Units 926 10.73 3,219 9.21 5,711 7.20 Mobile Home or Trailer 71 0.82 790 2.26 1,925 2.43 Boat, RV, Van, etc. 0 0.00 28 0.08 156 0.20 Prepared On: Mon Feb 27, 2006 Page 10 Of 12 Ka III ® 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 ITE ffirpoias' *tape %MOO Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Trade Area: NE SUNSET BLVD AND NE 10TH ST, RENTON, WA, aggregate Description 0.00 - 1.00 miles 0.00 - 3.00 miles 0.00 - 5.00 miles Radius % Radius % Radius % 2005 Est. Housing Units by Year Structure Built 8,631 34,946 79,285 Housing Unit Built 1999 to present 1,119 12.96 4,210 12.05 7,664 9.67 Housing Unit Built 1995 to 1998 681 7.89 2,657 7.60 5,494 6.93 Housing Unit Built 1990 to 1994 601 6.96 2,637 7.55 6,021 7.59 Housing Unit Built 1980 to 1989 1,441 16.70 5,706 16.33 13,571 17.12 Housing Unit Built 1970 to 1979 989 11.46 5,104 14.61 13,799 17.40 Housing Unit Built 1960 to 1969 1,609 18.64 6,264 17.92 15,240 19.22 Housing Unit Built 1950 to 1959 1,098 12.72 3,649 10.44 8,253 10.41 Housing Unit Built 1940 to 1949 898 10.40 2,722 7.79 4,833 6.10 Housing Unit Built 1939 or Earlier 195 2.26 1,998 5.72 4,411 5.56 2005 Est. Median Year Structure Built ** 1975 1976 1975 *In contrast to Claritas Demographic Estimates, "smoothed" data items are Census 2000 tables made consistent with current year estimated and 5 year projected base counts. ** 1939 will appear when at least half of the Housing Units in this reports area were built in 1939 or earlier. "Prepared On: Mon Feb 27, 2006 Page 11 Of 12 Rl ® 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 Appendix: Area Listing Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: NE SUNSET BLVD AND NE IOTH ST Center Point: 47.499900-122.180700 Circle/Band: 0.00 - 1.00 ..� , s �a� f Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: NE SUNSET BLVD AND NE IOTH ST Center Point: 47.499900-122.180700 Circle/Band: 0.00 - 3.00 Type: Radius Reporting Detail: Aggregate Reporting Level: Block Group Radius Definition: NE SUNSET BLVD AND NE IOTH ST Center Point: 47.499900-122.180700 Circle/Band: 0.00 - 5.00 Prepared On: Mon Feb 27, 2006 Page 12 Of 12 MA j�f 0 2006 CLARITAS INC. All rights reserved. Claritas Tech Support: 1 800 866 6511 - TWwo �-- What is a Sub -Area Plan an -et - Does It Change the Comprehensive Plan? Is it different from Zoning? What will a new Sub -Area Plan and Zoning mean for the Highlands? SUB -AREA PLAN A sub -area plan is a detailed plan for a specific part of the city, usually scaled to the neighborhood level. It is part of the Comprehensive Plan and refines the Comprehensive Plan policies but must be consistent with them. The Sub -Area Plan provides the opportunity to adjust the vision and zoning standards to address particular circumstances within the sub -area. A key component of a sub -area plan is the vision of how the neighborhood will look and function following redevelopment. Implications for the Highlands Sub -Area The Highlands is a special place within the City. It was originally developed in an extraordinary manner and has evolved differently from other areas of the City. Therefore, it needs a plan that is unique to it that will address the many issues that are connected only with the Highlands and not found citywide. Zoning controls how land is developed and used. It regulates the types of activity allowed and provides standards for development. Zoning is based on, and consistent with, the Comprehensive Plan for the city. Traditional zoning is sometimes characterized as a method of preventing what the City does not want; for example, industrial uses near residential uses. A typical zoning standard limits set uses, density, heights, and yard areas within a given area or zone. Zoning can also be used to provide an incentive to implement a vision for a specific area. Bonus density, flexible parking, height or yard standards can be used to create an incentive for a desired development such as mixed -use commercial/office/residential within a specified area. Implications for the Highlands Sub -Area New zoning in the sub -area will result in development that meets the "vision" developed by the City in the existing Comprehensive Plan. In general new zoning will increase the number of housing units that can be built in the area and it will set new standards for a different type of housing than currently exists. The new zoning concepts under consideration include mixed use commercial/residential—that is, new commercial development with apartments on upper stories, apartment houses or condominiums, townhouses, and a form of small single-family housing called "cottage development What Are the City's Existing Polices for the Highlands? The City has several adopted policies in the Comprehensive Plan that show the broad future vision for the Highlands. These policies indicate the type of development that the City would like to see occur in the Highlands. The proposed sub -area plan and any future redevelopment plans will build on these policies. POLICY SUMMARY The Highlands has been designated as "Center Village" in the Renton Comprehensive Plan. The Center Village (CV) is characterized as a residential and commercial area providing goods and services to the Greater Highlands area. While development is envisioned at a smaller scale than expected in the Urban Center, the Center Village will still focus on urban mixed -use projects with a pedestrian oriented development pattern. Center Village policies include: ■ Use multiple zoning designations including Residential 10 (R-10), Center Village (CV), and Residential Multi -Family (RM-F). ■ Prepare a Highlands Plan as a sub -area plan to further refine the land use concept and implement the Center Village land use concepts. Phasing of the Highlands Redevelopment Plan is expected to occur over a 2 to 5 year period. ■ Allow residential density ranging from 10 to 80 dwelling units per acre in the Center Village Designation. ■ Encourage mixed -use structures and projects. ■ Orient site and building design primarily toward pedestrians and people to maximize pedestrian activity and minimize automobile use for circulation within the Center. ■ Use alley access where alleys currently exist. Encourage designation of new alleys in redevelopment projects. ■ Develop design guidelines to provide direction on site design, building design, landscape treatments, and parking and circulation components of new development projects. Implementation of this policy should be phased within three years of the adoption of the 2004 Update. ■ Encourage uses in Center Villages that serve a sub -regional or citywide market as well as the surrounding neighborhoods. ■ Encourage more urban style design and intensity of development (e.g., building height, bulk, landscaping, parking) within Center Villages than with land uses outside the Center. ■ Promote the clustering of community commercial uses and discourage the development of strip commercial areas. ■ Residential development within Center Villages is intended to be urban scale, stacked, flat, and/or townhouse development with structured parking. ■ Provide community scale office and service uses. CENTER VILLAGE LAND USE DESIGNATION Purpose Statement: Center Village is characterized by areas of the City that provide an opportunity for redevelopment as close -in urban mixed -use residential and commercial areas that are pedestrian oriented. These areas are anticipated to provide medium to high -density residential development and a wide range of commercial activities serving citywide and sub - regional markets. Center Villages typically are developed within an existing suburban land use pattern where opportunities exist to modify the development pattern to accommodate more growth within the existing urban areas by providing for compact urban development, transit orientation, pedestrian circulation, and a community focal point organized around an urban village concept. Objective LU-CCC: Develop Center Villages, characterized by intense urban development supported by site planning and infrastructure that provides a pedestrian scale environment. Policy LU-317. Apply the Center Village Designation to areas with an existing suburban and auto -oriented land use pattern, which, due to availability and proximity to existing residential neighborhoods, are candidate locations for a higher density mixed -use type of development. Policy LU-318. Implement the Center Village Designation using multiple zoning designations including Residential 10 (R-10), Center Village (CV), and Residential Multi -family (RIV1F). Strategy 319.1. Evaluate commercial and residential development standards in the Center Village and replace zoning designations or re -zone with the vision for a Center Village designation Strategy 319.2. Prepare a Highlands Plan as a sub -area plan to further refine the land use concept for and implement the Center Village land use concepts. Phasing of the Highlands Redevelopment Plan is expected to occur over a 2 — 5- year period. Strategy 319.3. Areas east of Edmonds and north of Sunset currently zoned RMF are to remain in residential use. The area north of 12t' St. currently zoned R-10 is to remain in residential use. Policy LU-320. Allow residential density ranging from 10 to 80 dwelling units per acre in the Center Village Designation. Policy LU-321. Encourage mixed -use structures and projects. Policy LU-322. Orient site and building design primarily toward pedestrians and people to maximize pedestrian activity and minimize automobile use for circulation within the Center IrWlands Subarea Zoning Proposal Sud ary The proposed zoning package makes several changes to the zoning regulations in the Highlands Subarea. It proposes changes to. the following zones: Center Village (CV), Center Village -Residential (CV-R), Residential-10 (R-10), and Residential Multi -Family- Urban (RM-U). Design Regulations, based upon the Urban Center Design Guidelines, are also established for the Subarea, to ensure a quality environment. CV Zone The CV zone is an existing zone in the commercial core along Sunset Blvd. The CV zone is intended to be the core of the neighborhood, comprised of a business district and high density residential uses. Development standards have been altered to raise the minimum density to 20 dwelling units per acre (du/ac) from the current 10 du/ac. Maximum density is still set at 80 du/ac, but the regulations for building at the highest density have changed. Currently, any development over 20 du/acre must be mixed use. That provision is being eliminated, and residential only uses allowed. However, in the new proposal, development over 60 du/acre must provide affordable housing at a minimum of five units per net acre. Parking for residential uses must be underground or under building, and no parking is allowed in the front setback for any use, unless it is in a parking structure. CV-R Zone The CV-R zone is a residential area limited to townhouse, cottage, accessory dwellings, and those uses that support residential use (e.g. schools, parks). Densities range from a minimum of 14 du/ac to 18 du/ac, designed to allow nearly every residential property in the Subarea the benefit of an additional unit. Development Standards for the CV-R zone are based on those standards established for the R-14 zone. Garages must be in the rear yard, or set back from the front of the residence by 20 feet. Alley access is required where alleys already exist. Front access is allowed, but an easement shall be provided in the rear for future alley development. Cottage Standards Cottage developments relate differently to the environment than other residential uses, so specific development standards were written for cottages. Cottages are limited to a maximum footprint of 800 square feet and a maximum floor area of 1,200 square feet. Common areas are allowed for parking and required to provide open space. Cottage scale and intensity is limited through development standards such as height and setbacks. Flex Bonus District Properties greater than one acre in size in the CV-R zone have the opportunity to participate in the Center Village Flex Bonus District. In order to participate in the Flex District, the development must provide affordable housing at a minimum of three units per net acre, and it must go through a site plan review process. There are three advantages to being in the Flex district: 1) the ability to build single family uses, 2) a density bonus up to 30 du/ac, and 3) the ability to use the PUD (Planned Urban Development) regulations to modify underlying development standards. R-10 Zone Existing duplexes and single family homes would be prohibited in the R-10 zone in the Highlands Subarea only. This would prevent new construction and expansion while the City pursues a Comprehensive Plan Amendment to rezone this area CV-R. RM-U This zone would be placed in the area east of Kirkland Avenue to allow medium to high density development at a range of 25-75 du/ac. No substantive text changes are proposed for this zone. May 17, 2006 �Y ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC ♦ .� ♦ PLANNING DEPARTMENT M E M O R A N D U M DATE: April 20, 2006 TO: Members of Renton City Council Kathy Keolker, Mayor FROM: Renton Planning Commission SUBJECT: Highlands Subarea Proposed Rezones and Zoning Text Amendments The Renton Planning Commission met Wednesday, April 19, 2006 to review the Highlands Subarea proposed rezones and zoning text amendments. The Commission reviewed the issue and suggested staff take the following recommendation to the Planning and Development Committee for its meeting on Thursday, April 20, 2006. RECOMMENDED ACTION: MOVED BY HADLEY, SECONDED BY TAYLOR to accept Staffs Recommendation as presented in the Zoning Text Amendments Highlands Subarea, April 19 2006 and Highlands Subarea Proposed Rezones April 19 2006 MOTION CARRIED For: Robert Bonner, Jimmy Cho, Jerrilynn Hadley, Joshua Shearer, Greg Taylor Against: None Abstain: Nancy Osborn Absent: Ray Giometti Signed ho, Vice -Chair Renton Planning Commission 16th 0 U its 0 Uni s 0 0 Units 1�F 1 Housing Authority Property in the Redevelopment Core Economic Development, Neighborhoods & Strategic Planning ®♦ AlexPietsch,Adrninistrator G. Del Rosario NTH 12 May 2006 7,j' M U) c N a tn E 0 0 c o 9 m N m Renton Highlands Sub -Area Heartland LLC Assessment July 7, 2005 HEARTLAND / CITY OF RENTON Renton Highlands Assessment SCOPE & METHODOLOGY Heartland LLC was engaged by the City of Renton to assist with an evaluation of the existing residentially -zoned land within the Highlands Neighborhood and to develop strategies that will encourage more redevelopment than has been occurring in the area, possibly at higher densities. The City's goal for this study is to understand the forces that are influencing residential development pritnarily within the R-10 zone. Recognizing that development is not being undertaken that maximizes the redevelopment potential within the Highlands Neighborhood, Heartland set out to complete the following general tasks: 1. Outline market conditions within the Neighborhood; 2. Differentiate between market forces and regulatory influences on existing and future development; 3. Test the financial feasibility of residential redevelopment in the Highlands; and 4. Identify a range of strategies to encourage redevelopment. In addition to the residential market and financial analysis, Heartland retained Hebert Research to: 1. Evaluate retail market conditions within the Hi -lands Shopping Center and other retail development within the District; 2. Identify current retail rent levels, absorption, and leakage; and 3. Forecast how the retail center might be impacted both by potential redevelopment within the surrounding neighborhood and by significant new retail development within the Renton's Urban Center North (former Boeing properties west of Interstate 405). This report incorporates both the residential and the retail components of the analysis and concludes with findings and recommendations designed to bring about change within the Highlands Neighborhood. HEARTLAND / CITY OF RENTON Page 1 Renton Highlands Assessment 1 OUR" 0 F vt ;, t A � ■ Mani .■ ■rr�r ,S RM �� 1 gi _&kd i r � g awaaaaar a� ti au.aagua ',� � Y'- .a1.NAi0.■ ...,�rtun�.ut�r�s#•• e � .fir 1 _,� ; llaa�i!illa aaaeL;;au4 1s� ': It1tJ1:Lr. ■:■ -� g _aaaataaae� � }rlr�ev n Bad R■ a�1a■Ala■ � Eatll1.0 _• €_ �, _ - r 4410!i aeertc , .millw am saw"i reaa ". 4: ➢Aaa�P7M"i Lai _a. i1a1t iEXECUTIVE SUMMARY Introduction This report is a part of the analytical foundation for the City of Renton's subarea planning effort in the Highlands. This report contains two interrelated sections: (i) a market analysis; and (ii) a redevelopment analysis that together identify the primary forces that are shaping the evolution of the Highlands. The report concludes with strategies and recommendations for harnessing these market forces to create positive change in the Neighborhood. The Renton Highlands Neighborhood was largely built during and after World War H to provide housing and services to Boeing's sprawling factory on the shore of Lake Washington. The demands of wartime airplane production and dramatic shifts in the labor force resulted in the construction of housing stock that is utilitarian in nature, and, despite lasting several decades beyond initial expectations, has limited potential for being adapted to suit future generations. Market Analysis From a market perspective, the Highlands has two general categories of land uses: commercial and residential. The commercial areas of the Highlands are primarily retail in strip -commercial center along Sunset Boulevard, the main arterial. The residential areas are dominated by duplexes and single-family homes built in the 1940s and the 1950s on 10,000 to 20,000-square- food lots. There are also numerous existing mutli-family structures and several condominiums. Key findings from each of the market analysis are summarized below. Retail Central to the Highlands subarea plan is ensuring that there is a retail shopping center capable of meeting the needs of the area's expanding population and contributing to the economic vitality of the area. The existing Hi -lands Shopping Center is plagued by low sales, vacancies and a lack of shopping choice. The City of Renton has identified redevelopment of this retail center as an important part of the revitalization of the Highlands. Hebert Research of Redmond, Washington prepared a study to evaluate the potential impact of infill residential development upon the Hi - lands Shopping Center and adjacent retail. Hebert also analyzed the potential impacts of the Urban Center North on the long-term viability of Hi -lands Shopping Center. The following summarizes the key findings from the Hebert analysis: 1. The 9.7 acre Hi -lands Shopping Center has 107,000 square feet of rentable area that, without a grocery store or full service drug store is essentially "unanchored" and provides only a fraction of the day-to-day living needs of the immediate neighborhood. 2. This condition sends a message that the market and the center's owner are not anticipating significant improvement in the Highlands neighborhood. HEARTLAND / CITY OF RENTON Page 3 Renton Highlands Assessment En cm EXECUTIVE SUMMARY 3. A model shopping center with a mix of retail uses encompassing 118,000 square feet could be supported by an effective trade area of one mile. The size of the trade area typically matches that of the principal tenant or anchor which, in this example, is a full size grocer. 4. Current retail expenditures within a one -mile radius of M-lands Shopping Center will support 192,275 square feet of retail space with no additional development. Current retail spending within one mile of the Hi -lands Shopping Center is sufficient to support 192,275 square feet. When general population growth within a one -mile radius is combined with new infill development properties adjacent to the center, the data indicates that the example shopping center will be capable of expansion and remain viable. 5. More than 60 percent of the potential sales within a one -mile radius is currently "leaking" to retailers outside of the Highlands. 6. The Hi -lands Shopping Center captures 51.3 percent of all retail expenditures occurring within one half mile. 7. Using an estimated minimum number of 520 new units to be constructed within the Study Area, new residential construction would be sufficient to support an expanded retail base of 200,447 square feet. According to the population forecast prepared by Claritas, 345 units could be developed by 2009 within one-half mile of the shopping center and 845 units could be developed within one mile of the shopping center. 8. Overall, this analysis concludes that, conservatively, portions of the Highlands could absorb 345 new units within one-half mile and 175 units within the one -mile radius or 104 units per year for a 5 year period. 9. The construction of 520 new infill units within the Study Area (approximated with the one -mile radius) could be expected to increase retail sales by $2.5 million, holding leakage and absorption rates constant. This increase will raise total sales to $54.6 million. The retail sales increase will support an additional 8,171 square feet of retail, increasing the total retail square footage within the primary trade area of one -mile to 200,447. Increased choice and competitive pricing in a revitalized shopping center, such as the example center used for this study, would reduce leakage and improve absorption. Under these conditions, even more square footage could be supported within the 0-1 mile effective trade area. HEARTLAND 1 CITY OF RENTON Page 4 Renton Highlands Assessment EXECUTIVE SUMMARY Retail Trade Estimate Calculation Population Increase From New Development 1,144 Total Increase in Retail Spending From New Development $2.5M Current Square Footage Supported 0-1 Mile (Rounded) 192,275 Additional Square Footage Supported 0-1 Mile (Rounded) 8,171 Total Projected Square Footage 0-1 Mile (Rounded) 200.447 Urban Center -North (UC-N) 10. Studies have shown that in their first few years big box retail chains generally stimulate an initial growth in total retail sales of about 50 percent. This is an aggregate increase and is due solely to revenues generated by the big box outlets. Sales by smaller local retailers tend to decline during the same period. 11. Prevailing thinking among analysts is that surrounding retail outlets are immediately affected by big box retail. It is estimated that, in general, sales drop by 2 percent in the first year and an additional 3.4 percent per year over the next 10 years. These estimates are from studies of the effects of big box on other retailers only. Not surprisingly, when big box development is accompanied by the construction of a large amount of retail shop space, local retail outlets are more highly impacted and local sales could be expected to decline at even faster rates. 12. Despite the difficulty in quantifying the potential impact of the UC-N on the Hi -lands, retailers and developers continue to see this aging center as an opportunity. While it stands to reason that some types of retail tenants and shoppers would be more attracted to the UC-N than the Hi -lands, we expect that the Hi -lands will redevelop in the near -term with a focus on the provision of basic goods and services, and that the UCN will succeed as a location for large format and destination retailers. Residential The residential market analysis focuses on the supply and demand for new and resales of single- family detached housing as well as new townhome and other attached housing. The Highlands study area with one-half mile of the Hi -lands Shopping Center now has a mixed housing stock characterized by duplex and single-family development that is generally priced below housing in the greater Highlands, City of Renton, and King County. The data presented paints an overall picture of the study area as a pocket of low density, low-priced, mid-century housing. Single- family homes sold in the study area had a median value of $233,000, but homes built prior to 1950 had a value of $186,000. King County average sale was $322,000. This information is relevant to an analysis of the financial feasibility of residential redevelopment in the Highlands because it provides a context to understand why townhouse development will be an increasingly viable alternative to new single-family in this area. HEARTLAND / CITY OF RENTON Page 5 Renton Highlands Assessment Von rn EXECUTIVE SUMMARY Due to the age and condition of the existing housing stock in the Highlands neighborhood, the market value of homes generally is lower than the value needed to stimulate redevelopment of existing properties or the value needed to create new infill properties. The housing prototype analysis presented in the financial analysis section of this report (Scenario 3, Detached Housing Existing Zoning and Scenario 4, Detached Housing New Assumptions) show that home sales prices would need to increase to $350,000, total project cost reduced to $113 per square foot and land cost reduced to $200,000 for single family development to be attractive. For the townhouse prototype (Scenario 2 Table F4), the financial analysis shows that 1,400 square foot units would sell for $273,000 with a cost of $195 per square foot and a land acquisition cost of $40,000 per unit. The market value of townhomes is well within the range of both single family and townhome sales within the existing Highlands Study Area. The following points summarize the key findings from the residential market analysis: 1. With a median 2004 home sale price of $233,000, the one-half mile Study Area is a pocket of significantly depressed home values as compared to the City of Renton ($285,000), the greater Highlands submarket ($297,000) and King County ($322,000). 2. The age of the housing stock within the Study Area contributes significantly to the reduced sale prices. According to the assessor's database, 84 percent of the single-family homes within the Study Area were built before 1970. The median 2004 sale price of single-family homes built before 1950 is $186,475, compared with the median for all housing ($233,000). 3. Multi -family properties (primarily duplexes) sell for only slightly more than single- family houses of a similar age. The data confirms the general assessment that these properties are in poor condition. 4. The average lot size for homes built before 1970 is approximately 10,500 square feet. 5. The Study Area has seen very little new construction over the last few years. 6. The depressed values and low -density nature of the Study Area will make this a prime infill development area in the years to come providing zoning regulations are supportive of higher density. 7. The median price for new townhomes, built and sold in 2000 or after, in the Renton Highlands Eastside and Benson submarkets is $256,000 or roughly $50-$70,000 less than single-family homes of the same age. HEARTLAND / CITY OF RENTON Page 6 Renton Highlands Assessment EXECUTIVE SUMMARY 8. Townhomes and stacked -flat condominiums will increasingly become the only new, market -rate construction that is priced within the range of families earning the median income. 9. The greater Highlands submarket is an area of transition between the more expensive housing in the Eastside/South submarket of the north (Bellevue, Newcastle), and less expensive "Southend" -oriented submarkets of the south (Kent, Auburn). Financial Analysis The Financial Analysis section of this report analyzes townhouse, single-family and stacked -flat development scenarios under existing and new development standards. The feasibility of each development scenario was analyzed with a discounted cash flow (DCF) model similar to those used by developers when they are considering a new project. The model brings together all of the anticipated income and expenses for a project based on the most likely timing of each. The results of a typical cash flow model describe the financial performance of a project in terms that can be compared to other opportunities available to the investor. Financial Analysis Conclusions 1. One of the primary obstacles to redevelopment in the Highlands in decades past has been the low -density zoning. The redevelopment analysis illustrates, from the landowner's perspective, that the rent generated by dilapidated duplex units is financially more attractive than redevelopment under current standards. 2. Typically, infill development is scattered throughout an area resulting in only incremental, localized revitalization and reinvestment. In the Highlands, however, the concentration of 1940s low -density duplexes in poor condition that has historically been a disincentive for redevelopment could be a significant asset to building momentum for significant new infill development in the Highlands. 3. Quality townhouse projects at a density of approximately 25 to 30 units per acre are financially feasible, and will attract couples, professional singles and young families to the Highlands. 4. Single-family detached housing on infill sites within the Highlands would be less attractive to a developer/investor than townhome projects under the prototype development standards. Overall, home sale prices are not high enough to overcome the costs of acquiring an existing income property (even in poor condition) and redeveloping it with quality small lot single-family homes. HEARTLAND / CITY OF RENTON Page 7 Renton Highlands Assessment L EXECUTIVE SUMMARY 5. Depending on site specific attributes, mid -rise (5 stories) apartments and condominiums are not currently feasible; however, they are close to being financially feasible and increases in rents and continuing upward pressure on sale prices will make these types of projects feasible within the next few years. HEARTLAND / CITY OF RENTON Page 8 Renton Highlands Assessment MARKET ANALYSIS RETAIL MARKET ANALYSIS Background The City of Renton is currently analyzing the land use regulations and real estate economics in the Highlands area in an effort to identify strategies that will improve residential and commercial redevelopment. The 140-acre development area is highlighted on the map on page two of this report. Central to the redevelopment plan is the establishment of a retail shopping center capable of meeting the needs of the area's expanding population and contributing to the economic vitality of the area. The existing Hi -lands Shopping Center is plagued by low sales, vacancies and a lack of shopping choice. The City of Renton has identified redevelopment of this retail center as an important part of the revitalization of the Highlands. As part of that effort, the City has commissioned a study to evaluate the potential impact of neighborhood medium density infill residential development upon the shopping center and adjacent retail. Research Objectives The following objectives were addressed in conducting research for the City of Renton: ■ Assess retail market conditions for Hi -lands Shopping Center and the surrounding area; ■ Estimate local retail absorption and leakage rates; ■ Estimate how planned residential development will impact Hi -lands Shopping Center in terms of sales and retail mix; ■ Identify existing and future retail activity in the area and assess the potential impact of these activities upon the Hi -lands Shopping Center; and ■ Estimate the potential impact of retail development at the Urban Center North. HEARTLAND / CITY OF RENTON Page 9 Renton Highlands Assessment EJ EM MARKET ANALYSIS Methodology Secondary methods were used throughout the study to collect demographic income and economic data. Data was collected within a three-mile radius of Hi -lands Shopping Center at NE 12"' Street & NE Sunset Boulevard using concentric circles of one-half, one and three miles. Claritas Inc. was the primary source of demographic and retail data. Average retail size and sales per square foot data was obtained from Newspaper Association of America ad budgeting estimates, the Urban Land Institute, "Dollars and Cents of Shopping Centers," and BizStats.com. Demographic, retail sales, consumer expenditure data, and absorption and leakage rate estimates were determined by comparing area sales with consumer expenditures. The differences between these two variables are defined as the retail capture (absorption) and leakage rates. Neighborhood Shopping Centers Definition Neighborhood shopping centers provide for sale of convenience goods (foods, drugs and sundries) and personal services (laundry, dry cleaning, barbering, shoe repair, etc.) for the day- to-day living needs of the immediate neighborhood. Neighborhood shopping centers are usually built around a supermarket as the principal tenant. In theory, the neighborhood center has a gross leaseable area (GLA) of 60,000 square feet. In practice, the center may range in size from 30,000 square feet to 100,000 square feet or more. The Hi -lands Shopping Center Located at the intersection of NE Sunset Boulevard and NE 12a' Street, the Hi -lands Shopping Center consists for a 7.4-acre parcel on the eastern side of Sunset Lane and a 2.3-acre parcel on the western side of Sunset Lane. Currently, the Center contains approximately 107,000 square feet of rentable area. The largest tenants in the Center include Dollar Tree (19,872 square feet), Hancock Fabrics (9,788 square feet) and One Man Ministry (12,498 square feet). The owner is currently marketing the Hancock Fabric space for lease and available as of September 2005. The remaining tenants in the Center provide a range of goods and services including barbershops, a drugstore and an insurance agent. When Hancock Fabrics moves out, the center will be 21 percent vacant. Without a grocery store or full service drugstore, the Center is essentially "unanchored" and provides only a fraction of the day-to-day living needs of the immediate neighborhood. This condition of the Hi -lands Shopping Center send a key message that the market is not anticipating significant improvements in the Highlands Neighborhood. HEARTLAND / CITY OF RENTON Page 10 Renton Highlands Assessment MARKET ANALYSIS Shopping Center Example An example of the type of center that could be placed at the existing site is presented below. This hypothetical facility is shown in the following table. This hypothetical center is composed of 11 outlets with a medium-sized supermarket or food store as the anchor tenant. The types of outlets in the example are characteristic of a typical neighborhood shopping center configuration. They also reflect the types of outlets rated as most desirable in the recent City of Renton preference survey. The effective trade area is one mile for a center with a medium sized grocery store as an anchor and a medium-sized hardware store serving as the second major tenant of co-anchors. The total footage in the example center is 118,120 square feet. The drawing radius of the center's anchor determines the effective trade area. The normal drawing radius of a mid -sized supermarket is one mile however; every shopping center location is different. At the Hi -lands, some retailers see the Sunset Hill and Interstate 405 as the western boundary of the primary trade area. Others have indicated that they see the Hi -lands as a Center that can draw from a larger area to the north and west because of the limited supply of new shopping centers in those mostly residential areas. As shown in the table below, a total of $29 million dollars in sales annually would be required to support a center of this size and configuration. 'Drug stores frequently serve as second major tenant in this type of center. HEARTLAND / CITY OF RENTON Page 11 Renton Highlands Assessment cm MARKET ANALYSIS Nei hborhood Shopping Center Example Type of Outlet Square Feet Sales Per Sq Ft Total Revenues Food Store 57,000 $311.72 $17,768,040 Bank 1,672 $122.00 $203,984 Beauty Parlor 1,300 $127.68 $165,984 Barber Shop 1,300 $127.68 $165,984 Hardware 35,000 $130.63 $4,572,050 Apparel 3,091 $167.23 $516,908 Restaurant 1,810 $369.00 $667,890 Dry Cleaning 1,207 $172.00 $207,604 Book Store 2,287 $172.30 $394,050 Drug Store 11,153 $247.29 $2,758,025 Liquor Store 3,000 $550.00 $1,650,000 Totals 118,820 $2497.53 $29 070,519 Trade Area Demographics Population A total of 5,592 persons live within one-half mile radius of IE-lands Shopping Center. Population grows to more than 19,000 within a mile and over 77,000 within 3 miles. There are 2,509 households within a radius of one-half mile, 8,433 within a one -mile radius and more than 32,000 within a three-mile radius. Estimated 2004 Population 0-.5 .5-1 1-3 Population 5,592 14,117 57,571 Households 2,509 5,924 23,915 Median Age 38.4 33.8 37.4 By 2009 the population within a one-half mile radius is expected to grow to more than 6,000. There will be 2,844 households and the median age is expected to increase from 38.4 years to 39.3 years. Comparable increases are forecast in the one -mile radius and the one -to -three mile radius. It is important to note that Claritas's forecast of 2009 population growth assumes existing land use and therefore does not include increased land capacity that might result from significant zone changes within the Study Area. Forecasted 2009 Population 0-.5 .5-1 1-3 Population 6,352 16,084 61,973 Households 2,844 6,758 25,825 Median Age 39.3 34.2 38.0 HEARTLAND / CITY OF RENTON Page 12 Renton Highlands Assessment MARKET ANALYSIS Forecasted 2009 Unit Growth 0-.5 .5-1 1-3 Population Increase 760 1,967 4,402 Units 345 894 2,000 Family Size 2.2 2.2 2.2 Income Average household effective buying income (income after taxes) is $41,102 within a one-half mile radius of Hi -lands Shopping Center. Effective buying income increases as the geographic radius increases. Average effective buying income within the half mile to one -mile radius is $50,998 and $59,027 within the one to three-mile radius. Estimated 2004 Income 0-.5 .5-1 1-3 Aggregate HH Income $137,681,392 $397,065,803 $1,597,156,267 Median HH Effective Buying Income $33,910 $43,424 $46,799 Average HH Effective Buying Income $41,102 $50,998 $59,027 Per Capita Income $22,502 $26,108 $29,955 Average effective buying income within a one-half mile radius will grow to $43,236 by 2009. Average effective buying income within the one-half mile to one -mile radius will increase to $55,338 and to $65,581 within the one mile to three -miles radius. Forecasted 2009 Income 0-.5 .5-1 1-3 Aggregate HH Income $148,360,498 $456,263,282 $1,999,556,525 Median HH Effective Buying Income $35,159 $45,598 $49,189 Average HH Effective Buying Income $43,236 $55,338 $63,581 Per Capita Income $23,749 $28,448 1 $32,523 Educational Attainment Roughly 33 percent of the residents 25 years of age or older living within one-half mile radius of the site have an associates degree or higher. Almost 56 percent of the residents within a one-half to one mile radius have associates degrees or higher. The ratio drops slightly within the one to three-mile radius to 48 percent. HEARTLAND I CITY OF RENTON Page 13 Renton Highlands Assessment cm MARKET ANALYSIS Educational Attainment 2004 0-.5 .5-1 1-3 No Schooling 54 102 586 No High School Diploma ill 285 1215 High School Graduate 1275 2329 9261 Some College 718 1724 6877 Associate Degree 215 791 3298 Bachelor's Degree 621 2226 9793 Master's Degree 1 166 1 354 2701 Professional Degree 23 103 1 570 Doctorate Degree 7 55 1 305 The above levels of educational attainment suggest a mixture of blue collar and professional residents. The retail configuration shown in the Center example offers a range of goods and services that will more than adequately meet the convenience shopping needs of this population. Retail Market Conditions Establishments There are 41 retail and service establishments within one-half mile of M-lands Shopping Center that are directly competitive with the shopping center example shown earlier in this report. These establishments include outlets that are currently located in Hi -lands Shopping Center. There are 273 establishments within one to three miles of B-lands Shopping Center. Retail Establishments Type of Outlet 0 - .5 mile .5 —1 mile 1-3 miles Food Store 10 5 44 Beauty Parlor 9 4 50 Barber Shop 1 1 7 Apparel 2 3 16 Hardware 0 1 1 Eating & Drinking Places 11 13 122 Book Store 0 0 3 Dry Cleaning 5 2 20 Drug Store 2 1 7 Liquor Store 1 0 3 Totals 41 30 273 Retail Sales The current retail sales of the 41 establishments, within one-half mile radius are more than $19 million. Food stores and drugs account for more than 84 percent of the sales activity. Retail sales within one-half to one mile of Hi -lands Shopping Center are currently $35.2 million. Food store sales are double the amount reported in the 0 to one-half mile radius. Sales with one to i HEARTLAND / CITY OF RENTON Page 14 Renton Highlands Assessment cm MARKET ANALYSIS three miles of Hi -lands Shopping Center are $163 million. Sixty-five percent of these sales are in food. Hardware, eating and drinking and drugstores are the other major sales areas. Current Retail Sales Type of Outlet 0 -.5 mile .5 -1 mile 1-3 miles Food Store $12,000,000 $24,000,000 $112,000,000 Beauty Parlor $1,000,000 $455,000 $6,000,000 Barber Shop $300,000 $1,100,000 $1,600,000 Apparel $164,643 $483,908 $2,217,357 Hardware $- $3,000,000 $10,000,000 Eating & Drinking Places $900,000 $800,000 $10,200,000 Book Store $- $- $625,000 Dry Cleaning $198,000 $438,000 $750,000 Drug Store $4,000,000 $5,000,000 $16,000,000 Liquor Store $750,000 $- $4,100,000 Totals $19 312,643 1 $35,276,908 $163,492,357 Current Square Footage Supported Current retail sales within a one -mile radius of Hi -lands Shopping Center are sufficient to support a total of 192,275 square feet of retail space. Current Retail Footage Supported Type of Outlet 0 - .5 mile .5 -1 mile 1-3 miles Food Store 38,496 76,992 359,297 Beauty Parlor 3,689 3,730 49,180 Barber Shop 2,350 8,615 12,531 Apparel 2,444 8,020 39,160 Hardware - 22,966 76,552 Dry Cleaning 2,679 4,019 53,586 Eating & Drinking Places 5,382 4,784 60,994 Book Store - - 1,694 Drug Store 2,031 1 3,047 40,627 Liquor Store 3,033 1 - 16,580 Totals 1 60,1041 132,173 710,201 Consumer Expenditures Consumer expenditures totaled $37.6 million within one-half mile radius of Hi -lands Shopping Center and $135 million within a one -mile radius of Hi -lands Shopping Center and $553 million within a three-mile radius. Food, eating and drinking, drugs, hardware and liquor were the major areas of expenditure. HEARTLAND f CITY OF RENTON Page 15 Renton Highlands Assessment M MARKET ANALYSIS Consumer Expend' ures Type of Outlet 0 - .5 mile .5 -1 mile 1-3 miles Food Store $13,048,525 $32,677,851 $137,779,310 Beauty Parlor $1,540,850 $4,256,090 $19,105,901 Barber Shop $661,663 $1,827,616 $8,204,301 Hardware $3,549,664 $10,981,585 $48,797,791 Apparel $312,000 $1,024,600 $5,000,000 Eating & Drinking Places $7,648,865 $20,965,469 $88,157,445 Book Store $554,712 $1,690,878 $7,362,531 Dry Cleaning $295,251 $775,120 $3,211,524 Drug Store $7,867,982 $17,631,013 $76,910,493 Liquor Store $2,139,483 $5,601,001 $239453,511 Totals $37 618 995 $97 431,223 $417 982,807 Absorption Rates Local retail stores captured 51.3 percent of total expenditures with a one-half mile radius, 36.2 percent within one-half to one mile and 39.1 percent within one to three miles. The 10 food outlets within a one-half mile radius of Hi -lands Shopping Center captured 92 percent of local expenditures. Other convenience type outlets, namely beauty parlors, apparel and drug stores also had high capture rates. Bookstore sales and hardware absorbed less than 10 percent of local expenditures. Absor tion Rates Type of Outlet 0 - .5 mile .5 -1 mile 1-3 miles Food Store 92.0% 73.4% 81.3% Beauty Parlor 64.9% 10.7% 31.4% Barber Shop 45.3% 60.2% 19.5% Apparel 52.8% 47.2% 44.3% Hardware 0.0% 27.3 % 20.5 % Eating & Drinking Places 11.8% 3.8% 11.6% Book Store 0.0% 0.0% 8.5% Dry Cleaning 67.1% 56.5% 23.4% Drug Store 50.8% 28.4% 20.8% Liquor Store 35.1% 0.0% 17.5% Totals Retail Leakage Total consumer expenditure within three miles of the Hi -lands Shopping Center is $553 million. Retail sales total $218 million. More than 60% of potential sale are "leaking" to retailers outside the Hi -lands Shopping Center. Retail leakage within one-half mile radius of Hi -lands Shopping Center totals more than $18 million. Eating and drinking places, drugstores and hardware, food and liquor stores all had leakage of $1 million or more. This pattern was consistent with radii of one mile and three miles. HEARTLAND / CITY OF RENTON Page 16 Renton Highlands Assessment `. MARKET ANALYSIS Retail Leakage Type of Outlet 0 - .5 mile .5 —1 mile 1-3 miles Food Store $1,048,525 $8,677,851 $25,779,310 Beauty Parlor $540,850 $3,801,090 $13,105,901 Barber Shop $361,663 $727,616 $6,604,301 Apparel $147,357 $10,497,677 $46,580,434 Hardware $3,549,664 $7,981,585 $38,797,791 Eating & Drinking Places $6,748,865 $20,165,469 $77,957,445 Book Store $554,712 $1,690,878 $6,737,531 Dry Cleaning $97,251 $337,120 $2,461,524 Drug Store $3,867,982 1 $12,631,013 $60,910,493 Liquor Store $1,389,483 1 $5,601,001 $19,353,511 Totals $18,306 52 $72,111,300 $298,288,241 Reducing leakage require two factors: increasing choice and competitive pricing. Choice involves offering more products and a wider range of products. A broader selection of stores and increases in retail square footage will raise absorption rates and increase square footage. Study Area Redevelopment Needed to Support a Revitalized Shopping Center One of the objectives of this study is understanding the potential impacts that infill residential development may have on the viability of the Hi -lands Shopping Center. The number of infill residential units that may be needed to provide growth in the retail trade area, and additional income to support a retail center, was estimated by reviewing parcel data for each lot within the Study Area provided by the City (see Map on Page 2). The dataset is the same one used by the City of Renton to estimate the amount of redevelopable property within the City for GMA compliance purposes. Of the 800+/- lots within the Study Area (main and secondary), we consider approximately 160 lots to be "redevelopable." The primary factors driving this determination include the improvement to land value ratio2, the year the structure was built and the ownership status (absentee or owner occupied). Approximately 88 percent of the redevelopable parcels were in the main Study Area and roughly 75 percent of those are zoned R- 10. All but one of the remaining properties is zoned RM-C. The median year built for the redevelopable properties is 1943 and the median improvement to land value ration is 0.8. Together the redevelopable properties in the Highlands contain roughly 45 acres and the median lot size is approximately 12,000 square feet. If every "redevelopable" lot in the Highlands were to be redeveloped at a density of 30 units per acre (this would require a significant zone change), then this area would accommodate more than 1,300 new homes. Not every home, however, will redevelop due to market factors. Based on estimates of forecast growth, we assume that the Study Area will accommodate approximately 345 new residential units within one-half mile of the shopping center, providing 2 Calculated as the appraised improvement value (2002) divided by the appraised land value. A ratio of less than 1.0 indicates that the land is worth more than the improvements. HEARTLAND / CITY OF RENTON Page 17 Renton Highlands Assessment rn En MARKET ANALYSIS that the R-10 zone is modified to allow significantly higher densities. It is assumed that an additional 175 units will develop within one mile of the shopping center. These units would be expected to occur as a mix of townhouse and single-family units and could occur under existing zoning. This conservative estimate is based on the expectation that less than half of the "redevelopable" land will actually redevelop and that for infill development in the one -mile radius, an absorption rate of 104 units per year over five years is reasonable, based on absorption rates shown in Table R-25 New Townhome Characteristics by Submarket (Appendix page 45). For simplicity of calculation, the retail impact analysis required a single estimate of growth though it would be more realistic to express the future growth as a range from 345 to 894 units. This 500-unit range reflects the speculative nature of these types of projections. Retail Trade Impact Estimated Population Growth Due to New Development Within the Study Area If the construction of 520 new units occurs within a one-half mile radius of Hi -lands Shopping Center through redevelopment of existing properties, area population would increase by approximately 1,144 persons, given the current household size of 2.2 persons. The Claritas 2009 Forecast projects a population increase of only 760 persons in the one-half mile radius within the next five years. However, within the effective trade area of one -mile, an additional 1,967 persons population is forecast. The projected new development of 520 units and 1,144 new population is a conservative redevelopment projection, which was within this range of expected growth. Estimated Per Capita Retail Sale? The following table lists current per capita sales by type of retail outlet. Total per capita sales within one -mile radius of Highlands Shopping Center are estimated at $2,543 per person. Per capita sales for the one-half mile to one mile and one -mile to three miles radii are shown for comparison purposes. Estimated Sales Per Capita Type of Outlet 0 - .5 mile .5 —1 mile 1-3 miles Food Store $1,973.49 $1,248.61 $1,581.42 Beauty Parlor $29.32 $4.74 $47.60 Barber Shop $10.45 $20.14 $2.33 Apparel $26.31 $40.64 $52.93 Hardware $- $58.54 $35.60 Eating & Drinking Places $18.94 $2.16 $20.50 Book Store $- $- $0.92 Cleaning $74.20 $25.19 $265.02 -Dry Store $363.65 $100.44 $57.84 -Drug Liquor Store $47.02 $- $12.45 Totals $2 543.38 $1500.46 $2076.59 3 All estimates are in current dollars HEARTLAND / CITY OF RENTON Page 18 Renton Highlands Assessment iM MARKET ANALYSIS The 2009 Retail Trade Estimate The 2009 estimate assumes the maximum population growth as identified by the Claritas data table below, population growth within the one -mile radius can be expected to increase retail sales by $4.7 million. The retail sales increase will support an additional 8,171 square feet of retail, increasing the total retail square footage within the primary trade area of one -mile to 200,447. 2009 Retail Trade Estimate Calculation 0 - .5 mile .5 —1 mile Totals Units Increase From New Development 345 175 520 -Population Increase From New Development 759 385 1,144 Estimated Per Capita Retail Spending $2543 $1500 - Total Increase In Retail Spending from New Development $1,930,137 $577,500 $2.5M Current Retail Square Footage Located Within 0-1 Mile 60,104 132,172 192,276 Additional Square Footage 0-1 Mile 6,007 2,164 8,171 Total Projected Square Footage 0-1 Mile 66,111 134,336 200,447 Current retail spending around the Hi -lands Shopping Center is sufficient to support the example shopping center analyzed above. When general population growth within a one -mile radius is combined with new infill development in the R-10 zoned properties adjacent to the center, the data suggests that the example shopping center will be capable of expansion and remain viable. The analysis holds estimated absorption and leakage rates constant. This is a somewhat conservative assumption since expanded good and services in the area would normally attract additional shoppers, thereby changing absorption and leakage rates. Urban Center North Urban Center North, formerly owned by The Boeing Company, is located adjacent to Lake Washington and is within a three-mile radius of the Hi -lands Shopping Center. Although no specific plans have been completed for the redevelopment of the area, the Economic Development Department of the City of Renton has specified the current assumption for development of this site to include: 300,000 square feet of large format retail (big box), 300-500 square feet of other retail (eg. theatre, fitness, small shops, grocery), and 800 mutli-family residential units. The following table provides data that document the current single-family and townhouse housing markets in King County, the greater Highlands, and the area within one-half mile of the Hi -lands Shopping Center. The single-family data for the Study Area is further broken by the age of housing stock. The data in this summary table is presented in detail in Table R-1 through R-25 in the appendix. This information demonstrates that the value of single-family and multi -family (condo) properties in the Study Area lags behind the King County median value ($322,000), the greater HEARTLAND / CITY OF RENTON Page 19 Renton Highlands Assessment zn En MARKET ANALYSIS Highlands median value ($297,000) and the City of Renton median value ($233,000). Median value in the Study Area is $233,000. In particular, it is clear from the data that the older housing stock is valued at $186,475, 25% lower than other units in the Study Area. This data is an important indicator that the older housing stock could be available for redevelopment if values for replacement housing are sufficient to make replacement construction economically viable. The data on new construction value of single-family and townhouse/multi-family condominium units show that median new single-family values are $273,000 in the Study Area. This value is not high enough to stimulate the replacement of existing older single-family units. The market analysis in this section combined with the financial analysis presented for Scenario 3, Detached Housing Existing Zone and Scenario 4, Detached Housing Prototype Zoning shows that home sale prices would need to be in the range of $350,000 to make single-family projects viable. The data for townhouse and mutli-family condominium development, however, shows that these unit types are financially feasible. New townhomes in the greater Highlands subarea sell for a median price of $256,000. Recent projects are selling between $255,000 and $292,000. The prototype shown in Table F4 Redevelopment Scenario 2, demonstrates that a townhouse product selling at $270,000 would be attractive. HEARTLAND / CITY OF RENTON Page 20 Renton Highlands Assessment MARKET ANALYSIS Summary of Tables R-1 through R-25: Residential Sales Data 2004 See Appendix for Tables Medtan, Ktng """,' Southeast/EaAside Greater City of Study Ares 5 udy r alrrsata tiiirify Sub=area " I�tghlands I2entai e xadiva An Sub=area �rt SF All Units $322,000 $449,250 $297,000 $285,000 $233,000 2003-2004 25% 92% of 34% increase from increase County 2003 compared to from 2003 median 27% increase to 2004 citywide Table R-1 Table R-2 Table R-2 Table R-7 Table R-6 SF New $355,083 $551,000 $350,450 Construction Table R-3 Table R-3 Table R-3 SF Pre 1950 $186,475 $189,900 25% less than all units in Study Area Table R-11 Table R-12 SF built 1951- $226,000 $218,950 1970 Table R-1 S Table R-16 SF built 1970- $259,950 $250,950 1991 Table R-19 Table R-20 SF built 1991- $269,900 $339,970 2004 Table R-21 Table R-22 SF built 2000- $312,000 $310,000 $273,000 2004 Sununary Table R-23 Table R-23 Table R-23 Condominium $199,500 $192,950 $129,000 All Table R4 Table R-4 Table R4 Condominium $242,164 $278,248 $160,375 New Table R-56 Table R-5 Table R-5 Multi -family $210,00 $210,00 (condo) built SF sold for more Table R-14 pre 1950 as of 2001 $157,000/$140,000 Table R-13 Multi- $386,000 $386,000 family(condo) 1 property 1 property built 1951-1970 TableR-17 TableR-18 Multi -family None None (condo) built 1991-2004 Townhouse $256,000 $256,000 built 2000 and Table R-24 Table R-24 after 2004Townhouse $390,000 $255,000- 1 project $292,000 Table R-25 2 projects Table R-25 HEARTLAND / CITY OF RENTON Page 21 Renton Highlands Assessment cm 2 FINANCIAL ANALYSIS Purpose This section analyzes townhouse, single-family and stacked -flat development scenarios under existing and new development standards. Methodology The feasibility of each development scenario was analyzed with a discounted cash flow (DCF) model similar to those used by developers when they are considering a new project. The model brings together all of the anticipated income and expenses for a project based on the most likely timing of each. the results of a typical cash flow model describe the financial performance of a project in terms that can be compared to other opportunities available to the investor. The section below summarizes the primary model components and the assumptions that influence the results. Hard copies of all of the components of each model are attached. Project Program & Zoning The first section of the pro forma estimates the development capacity of a hypothetical site under specific zoning standards. Each scenario uses a 11,136-square-foot lot (96-wide and 116-feet deep), which is commonly found throughout the Highlands. Table Fl below, illustrates the units that would be allowed for a range of lot sizes under the existing R-10 zoning and a prototype townhouse zoning. Despite the fact that the minimum lot size in the R-10 zoning is 2,000 square feet, the maximum density limit of 10 units per acre significantly reduces the property owner's incentive to redevelop. For example, a property owner with a duplex on 11,136-square-foot lot is unable to add a third unit. Townhome developments throughout the Puget Sound, however, are being successfully built at much higher densities. Based on a density limitation of 30 units per acre, which can also be expressed as 1,400 square feet of lot area for each unit, the same 11,000-square-foot lot could accommodate 7.95 townhomes4. More detailed analysis of the financial implications for these different zoning standards follow. 4 According to City Staff, the Renton Zoning code requires that the density calculation to determine the number of uses allowed on a site round down to the nearest whole number. In this case the actual number of developable units would be 7, which equates to approximately 1,600 square feet of lot area per unit. HEARTLAND / CITY OF RENTON Page 22 Renton Highlands Assessment im FINANCIAL ANALYSIS fable Fl: Uomparative Density Limitations by Lot Si Lot Size Allowed Units @ Allowed Units at 10/DU/Ac. Max Max Density of 30/1)U/SF of Lot Area/Unit 4,000 0.9 2.9 5,000 1.1 3.6 6,000 1.4 4.3 7,000 1.6 5.0 8,000 1.9 5.7 9,000 2.1 6.4 10,000 2.3 7.1 11,000 2.5 7.9 12,000 2.8 8.6 13,000 3.0 9.3 14,000 3.2 10.0 15,000 3.4 10.7 16,000 3.7 11.4 17,000 3.9 12.1 18,000 4.1 12.9 19,000 4.4 13.6 20,000 4.6 14.3 21,000 4.8 15.0 22,000 5.1 15.7 23,000 5.3 16.4 24,000 5.5 17.1 25,000 5.7 17.9 42,000 9.6 30.0 43,000 9.9 30.7 44,000 10.1 31.4 ae HEARTLAND / CITY OF RENTON Renton Highlands Assessment Page 23 M En FINANCIAL ANALYSIS Table F2 provides an overview of the basic development standards of the prototype townhouse zone. These general standards are an adaptation of townhouse -oriented zone with which we have familiarity that have proven successful in facilitating infill development. At approximately 30 units per acre, the prototype townhouse zone is significantly more dense than the existing R- 10 zoning. In the Highlands, however, most of the existing lots are between 10,000 and 20,000 square feet which would result in moderate -sized projects of 7 to 14 ground related units. Quality ground -related attached housing is, in fact, being built in other markets at densities equal to 1,000 square feet of lot area per unit. Tab fe r z: Yrototvve 'townhouse Gonme Jtanclaras Development Standards Notes/Comments Measured to the top of the plate. Additional 5' Max Bldg. Height 30 allowed for roof pitch. Accommodates 3 story townhomes. Max Density 31 DU/Net AC. = 1DU/1,400 SF of Lot Area Min Lot Size 1,400 SF Min Lot Width None Market will regulate Min Lot Depth None Market will regulate Max Lot Coverage 50% Results in a minimum TH floor plate of 700 GSF Open Space Req. 200 SF/Unit, can be combined as common open space or separate as private Space/Unit (Enclosed in Garage only) Minimum Min Off Street Pkg. Req. 1 only, additional parking could be provided as demand by market Front Yard Setback 7 Feet Side Yard Setback 5 Feet Rear Yard Setback 7 Feet. No setback for garages off of an alley. Source: Heartland LLC Costs The second section of the model calculates development cost for the building program being analyzed. Building costs are estimated as a cost per square foot and are broken down between residential space (townhouse or stacked -flat), ground -floor commercial space, under -building parking and underground parking. Since there is no specific design for the project being evaluated, construction costs are approximate and will vary for an actual project. Land acquisition costs are held constant for each scenario to isolate the affects of changes in development standards on the project economics. The land acquisition assumption is $25 per square foot. For the 11,136-square-foot site included in the model, $25 per square foot would equal approximately $280,000 or $35,000 per unit. Based on the residential market analysis and discussions with recent buyers, $280,000 is at the high end of the current duplex acquisition range. HEARTLAND / CITY OF RENTON Page 24 Renton Highlands Assessment FINANCIAL ANALYSIS Revenue The third section of the model calculates the revenue generated by the development project. The sale price estimates are the result of the market assessment described above. Because this is a planning exercise intended to inform zoning standards throughout a district, revenue assumptions are averages that represent typical market performance. Financing The financing component of the DCF model integrates one or two bank loans depending on the type of project. For condominium or townhouse projects where units are being sold, revenue from unit sales is used to pay off the construction loan. For "income" properties such as an apartment building, a permanent loan or mortgage is used to pay off the construction loan after the project is sufficiently occupied. Typically, construction loans have a slightly higher interest rate and shorter term (12 to 36 months) than permanent financing (20 to 30 years). Equity is the developer's cash contribution to the development project. Akin to a homebuyer's down payment, equity requirements can range significantly depending on the relationship between the developer and the lender, but for the purposes of this analysis, we are assuming an equity requirement that ranges from 20 to 40 percent of the total project cost, including the land depending on the maximum loan amount. Performance Several standard metrics allow the performance of a development project to be compared to other opportunities available to an investor. The Internal Rate of Return (IRR) is the most common overall measure of an investment, which requires an initial cash investment that is paid back through a series of payments over time. For a real estate development project, an IRR of approximately 20 percent is desirable. The discount rate reflects the amount of risk an investor associates with a particular investment opportunity. Real estate development is generally considered to be a higher risk investment; therefore, a discount rate of 20 percent is typically used. The Net Present Value (NPV) is the discounted value of the cash flow generated by a project. A positive NPV means a project is meeting or exceeding return requirements (as indicated by the discount rate chosen) while a negative NPV is falling short of those expectations. When the IRR equals the Discount Rate, the NPV is zero. Redevelopment Scenarios The following section analyzes the details of each redevelopment scenario considered. The narrative preceding each cash flow summary table highlights the pertinent facts and conclusions related to that scenario. HEARTLAND / CITY OF RENTON Page 25 Renton Highlands Assessment n FINANCIAL ANALYSIS Scenario 1: Attached Housing -Existing Zoning Scenario 1 assumes that the buyer of a Highlands duplex seeks to develop attached housing on the lot under the current R-10 zoning. At a land price of almost $140,000 per units and a projected sale price of $273,000 per unit it is clear that this scenario will not make financial sense. Under this scenario the project costs exceed revenues by $147,860. Contrast this investment opportunity with continued management of a 1940s era duplex that generates a net income of $10,000 per year and the reasons for the condition of the Highlands becomes clear. We recognize that under the existing zoning there is no reason to build attached housing. Scenario 1 is presented as for purposes of comparison with Scenario 2. Table F3: Redevelopment Scenario 1 PROGRAM Lot Size (SF) 11,136 Residential Units 2 Average Unit Size (Net) - Parking Stalls 2 Parking Stalls/Unit 1.0 Net Residential Space 2,800 Net Building Area (SF Inc. Pk) 3,600 CONSTRUCTION COSTS Estimated Land Acquisition Cost $278,400 Land Cost/SF $25 Land Cost/Unit $139,200 Residential Costs (inc. parking) $408,880 Per SF (Inc. Pkg) $114 Total Project Costs (Inc. Land) $687,280 Total Costs/GSF $191 Total Costs/Unit $343,640 REVENUE Residential Revenue Total Net Sales Revenue $539,420 Per Unit $269,710 FINANCING Construction Total Equity Inc. Land $319,288 Interest Rate 6.50% Max Loan Amt. $367,992 5 As discussed above, Renton City Staff have indicated that it is the 10/DU/Ac. maximum that ultimately limits development capacity, not the 2,000 square foot minimum lot size. After "rounding down' this limit would allow only 2 units on an 11,136-square-foot lot therefore: $280,000/2=$140,000. HEARTLAND / CITY OF RENTON Page 26 Renton Highlands Assessment FINANCIAL ANALYSIS PERFORMANCE Net Present Value (NPV) ($167,153) Discount Rate 20.00 % Internal Rate of Return (IRR) -59.74 % Feasible Project? No Scenario 2: Attached Housing: Prototype Townhouse Zoning Scenario 2 assumes that the same developer/investor from Scenario 1 is working under the prototype townhouse zoning described above. The increased density would allow 7 units (rounded down from 7.95) to be built on the 11,136-square-foot lot, reducing the per -unit land acquisition cost to $40,000. At approximately $195 per square foot, the 1,400-square-foot units sell for $273,000 each and generate a net sales revenue of $1.9 million. After accounting for financing, the project achieves a 27 percent IRR. With the cost of land suitable for townhouses in other parts of King County exceeding $100,000 per unit, the opportunity presented by the Highlands is very attractive. Table F4: Redevelopment Scenario 2 PROGRAM Lot Size (SF) 11,136 Residential Units 7 Average Unit Size (Net) 1,400 Parking Stalls 7 Parking Stalls/Unit 1 Net Residential Space 9,800 Net Building Area (SF Inc. Pk) 12,600 CONSTRUCTION COSTS Estimated Land Acquisition Cost $278,400 Land Cost/SF $25' Land Cost/Unit $39,771 Residential Costs (inc. parking) $1,431,080 Per SF (Inc. Pkg) $114 Total Project Costs (Inc. Land) $1,709,480 Total Costs/GSF $136 Total Costs/Unit $244,211 REVENUE Residential Revenue Total Net Sales Revenue $1,892,691 Per Unit $270,384 HEARTLAND / CITY OF RENTON Page 27 Renton Highlands Assessment M cm FINANCIAL ANALYSIS FINANCING Construction Total Equity Inc. Land $421,508 Interest Rate 6.50% Max Loan Amt. $1,287,972 PERFORMANCE Net Present Value (NPV) $32,838 Discount Rate 20.00 % Internal Rate of Return (IRR) 26.92% Feasible Project? Yes Scenario 3: Detached Housing: Existing Zoning Whether it is attached or detached, the density limits in R-10 zoning would limit the owner of the 11,136 lot to just 2 units. Scenario 1 illustrates the difficulty in making redevelopment work for attached units and this Scenario 3 illustrates how the numbers change when the product being built is single-family detached. Assuming a home sale price of $330,000 or $150 per foot, the total project costs outweigh revenues leaving it $234,000 short of meeting return expectations. To make quality detached single-family homes feasible under the existing R-10 zoning, total project costs would have to be significantly reduced (reductions to both land cost and construction costs) and sale prices would need to be in the $350,000 range (slightly above the average "newer" home price in the City of Renton). Table F5: Redevelopment Scenario 3 PROGRAM Lot Size (SF) 11,136 Residential Units 2 Average Unit Size (Net) 2,200 Parking Stalls 4 Parking Stalls/Unit 2 Net Residential Space 4,400 Net Building Area (SF Inc. Pk) 5,800 CONSTRUCTION COSTS Estimated Land Acquisition Cost $278,400 Land Cost/SF $25 Land Cost/Unit $139,200 Residential Costs (inc. parking) $597,406 Per SF (Inc. Pkg) $103 Total Project Costs (Inc. Land) $875,806 Total Costs/GSF $151 Total Costs/Unit $437,903 HEARTLAND / CITY OF RENTON Renton Highlands Assessment Page 28 FINANCIAL ANALYSIS REVENUE Residential Revenue Total Net Sales Revenue $652,047 Per Unit $326,023 FINANCING Construction Total Equity Inc. Land $386,771 Interest Rate 6.50% Max Loan Amt. $489,035 PERFORMANCE Net Present Value (NPV) ($234,716) Discount Rate 20.00 % Internal Rate of Return (IRR)-82.63% Feasible Project? No Scenario 4: Detached Housing Prototype Zoning, New Assumptions Under the prototype zoning standards, the owner of a duplex in the Highlands could conceivably fit three small lot (3,700± square feet) single-family homes on an I1,000-square-foot lot. Under the same cost and sales assumptions as Scenario 3, the addition of an extra unit helps but the project is still more than $200,000 from being feasible. Scenario 4 illustrates what it would take to make such a project feasible. Three key components would need to change to make the project work: (i) the land cost is reduced to $200,000; (ii) the home sale prices increase to $350,000; and (iii) the total project cost is reduced to $113 per square foot. All three of these major assumption changes are conceivable depending on the attributes of the site (e.g. views), efficiency of the builder (larger builders can often build for less) and circumstances of the property or seller at the time of the sale. Given the choice, most developer/investors would choose townhomes over single-family in this area. Table F5: Redevelopment Scenario 4 PROGRAM Lot Size (SF) 11,136 Residential Units 3 Average Unit Size (Net) 2,200 Parking Stalls 6 Parking Stalls/Unit 2 Net Residential Space 6,600 Net Building Area (SF Inc. Pk) 8,700 HEARTLAND / CITY OF RENTON Page 29 Renton Highlands Assessment rn cm FINANCIAL ANALYSIS CONSTRUCTION COSTS Estimated Land Acqusition Cost $200,448 Land Cost/SF $18 Land Cost/Unit $66,816 Residential Costs (inc. parking) $785,285 Per SF (Inc. Pkg) $90 Total Project Costs (Inc. Land) $985,733 Total Costs/GSF $113 Total Costs/Unit $328,578 REVENUE Residential Revenue Total Net Sales Revenue $1,036,754 Per Unit $345,585 FINANCING Construction Total Equity Inc. Land $278,976 Interest Rate 6.50% Max Loan Amt. $706,756 PERFORMANCE Net Present Value (NPV) ($15,046) Discount Rate 20.00 % Internal Rate of Return (IRR) 13.57% Feasible Project? Maybe Scenario S: Stacked flat Condominiums As discussed in the Residential Market Analysis section of this report, the Highlands is not a stacked -flat condominium market. However, there may be opportunities for stacked -flat condominiums on certain sites within the Highlands that are appropriate for higher density housing. Scenario 5 analyzes the feasibility of a 34-unit, 5-story condo building with one level of underground parking. The 900-square-foot units in this scenario are priced at $225,000, which is significantly below townhomes that we would consider to be a more desirable product for buyers of new construction in the Highlands. In order to illustrate the differences between higher density for -sale product and the lower density townhomes and single-family homes in the previous scenarios, this scenario holds the land acquisition price constant at $25 per square foot. Although the condo project achieves an M of 8.4 percent, under half of the return expectation of most developers, just a 5 percent increase in the sale price raises the return to 19 percent, indicating that, for the right site, mid -rise condominiums may be a viable product in the Highlands within the next few years. HEARTLAND / CITY OF RENTON Page 30 Renton Highlands Assessment FINANCIAL ANALYSIS Table F6: Scenario 5 PROGRAM Lot Size (SF) 11,136 Residential Units 34 Average Unit Size (Net) 900 Parking Stalls 48 Parking Stalls/Unit 1.4 Net Ground Floor Retail Space 3,994 Net Residential Space 30,781 Net Building Area (SF) 34,775 CONSTRUCTION COSTS Estimated Land Acquisition Cost $278,400 Land Cost/SF $25 Land Cost/Unit $8,188 Residential Costs (inc. parking) $6,729,989 Per SF (hard only) $125 Retail Costs $614,195 Per SF (hard only) $90 Total Project Costs (Excl. Land) $7,344,185 Total Costs/GSF $169 Total Costs/Unit $216,005 REVENUE Residential Revenue Per/SF Per Month/ Total Apartments $ - $ - Condos $ 250 $ 225,000 Retail- NNN Lease Rate (SF/Yr.) $10 Office- FS Lease Rate (SF/Yr.) $15 Net Operating Income (Annual NOI) $35,942 Net Sales Revenue $7,737,883 FINANCING Construction Total Equity Inc. Land $1,459,749 Interest Rate 6.50% Max Loan Amt. $6,162,836 Permanent (If Applicable) Interest Rate 7.00% Financing Costs 0.50% Amortization (years) 30 HEARTLAND / CITY OF RENTON Page 31 Renton Highlands Assessment M M FINANCIAL ANALYSIS PERFORMANCE Net Present Value (NPV) ($314,065) Discount Rate 20.00% Internal Rate of Return (IRR) 8.41% Feasible Project? Maybe Scenario 6: Stacked -flat Apartments Though for -sale housing is the focus of this study, market rate apartments, particularly in mixed - use buildings, could contribute significantly to the revitalization of the area. Though the building envelope is very similar to the condo building described in Scenario 5, there are 6 more units in the apartment building because the average size is slightly smaller. The hard cost per square foot has also been reduced in this scenario from the condo building costs in Scenario 5 to account for the less expensive finishes and exterior enclosure commonly found in mid -rise apartment projects. Much like the condo project in Scenario 5, the apartment project performs marginally compared to other development opportunities; however, with a project IRR of 9 percent, consistent rent growth and management of costs will make apartment projects feasible for some sites. Table F7: Scenario 6 PROGRAM Lot Size (SF) 11,136 Residential Units 40 Average Unit Size (Net) 800 Parking Stalls 59 Parking Stalls/Unit 1.5 Net Ground Floor Retail Space 3,994 Net Residential Space 32,705 Net Building Area (SF) 36,699 CONSTRUCTION COSTS Estimated Land Acquisition Cost $278,400 Land Cost/SF $25 Land Cost/Unit $6,960 Residential Costs (inc. parking) $6,001,810 Per SF (hard only) $112 Retail Costs $614,195 Per SF (hard only) $90 Total Project Costs (Excl. Land) $6,616,005 Total Costs/GSF $152 Total Costs/Unit $165,400 HEARTLAND / CITY OF RENTON Renton Highlands Assessment Page 32 ,*mow, FINANCIAL ANALYSIS REVENUE Residential Revenue Per/SF Per Month/ Total Apartments $ 1.10 $ 880.00 Condos $ - $ - Retail- NNN Lease Rate (SF/Yr.) $10 Office- FS Lease Rate (SF/Yr.) $15 Net Operating Income (Annual NOI) $309,747 Net Sales Revenue $0 1 FINANCING Construction Total Equity Inc. Land $3,602,972 Interest Rate 6.50% Max Loan Amt. $3,291,433 Permanent (If Applicable) Interest Rate 7.00% Financing Costs 0.50% Amortization (years) 30 PERFORMANCE Net Present Value (NPV) ($1,653,249) Discount Rate 20.00 % Internal Rate of Return (IRR) 9.44 % Feasible Project? Maybe HEARTLAND / CITY OF RENTON Page 33 Renton Highlands Assessment On En RECOMMENDATIONS Subarea Strategies & Recommendations Create a new Highlands zoning designation. When the current R-10 zoning was created, attached housing was discouraged to avoid further concentration of poverty in the Highlands. Townhomes are the next generation's new single-family housing and small infill townhouse projects at a density of 30 units per acre throughout the Highlands will have a major impact on the vitality of the neighborhood. 2. Actively encourage redevelopment. The City should consider launching a series of workshops with existing property owners as well as local and regional housing developers to highlight the Highland's potential under a new zoning classification. These workshops will have the dual effect of building support for significant regulatory change and marketing the Highlands as an investment opportunity. The City might also explore methods for bringing interested builders together with landowners to facilitate transactions. Proactive approaches to stakeholder outreach, such as the creation of a preferred builder reference list, an automated for -sale listing notification system and increased direct mailings about new projects are all cost effective methods for attracting new investment. 3. Utilize legal tools. The City should utilize all available legal tools to motivate absentee landowners to reinvest or sell. An aggressive building code enforcement campaign and use of the City's condemnation authority for the least desirable properties will increase investment activity and build momentum in the subarea. The City should prepare a plan for addressing tenant relocation. 4. Partner with the Renton Housing Authority (RHA). RHA is the single largest residential landowner in the Highlands. Faced with continued cuts in the availability of federal funds for public housing, RHA and the City of Renton should explore creative new structures that achieve both the City's goal of revitalizing the Highlands and RHA's mission of providing affordable housing. The Sunset Terrace property represents a high - profile opportunity to create a catalyst project of the neighborhood and higher quality affordable and market -rate housing. 5. Continue to work closely with the owners of the Hi -lands Shopping Center. The City should continue efforts to motivate the owners of the Hi -lands Shopping Center as well as interested retailers and developers to reinvest in the property. In order to become viable over the long-term, the Hi -lands Shopping Center may need to focus on securing tenants that will effectively fulfill the daily needs of neighborhood residents. The City might also further the goal of transforming the Highland Neighborhood by facilitating mid -rise residential development on portions of the shopping center property. This concept should be considered in conjunction with potential redevelopment of The Sunset Terrace. 6. Consider improvements to public spaces. In conjunction with the strategies described above, the City should explore opportunities to improve high -impact streetscapes and create public parks that will further the image of the Highlands as a unique destination. HEARTLAND / CITY OF RENTON Page 34 Renton Highlands Assessment APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES The series of tables that follow provide a comprehensive overview of 2003 and 2004 housing sales in the Highlands submarket (Multiple Listing Service — "MLS" — area 350), the submarkets of the north (MLS area 500), and south (NILS area 340) and, for comparison purposes, King County as a whole. The first two tables contain data for single-family homes and the last two contain sales data for condominiums. Table R2 combines data for resales and new construction for 2003 and 2004 through the first of December. Though the total number of transactions has increased by just 1 percent over 2003 levels in the Highlands submarket, the median price has increased by 13 percent, more than King County (11 percent) and adjacent submarkets (8.3 and 7.9 percent, respectively). The 2004 median home price in the Highlands submarket is approximately $297,000, which is 92 percent of the King County median. The median home price in the Eastside/South submarket, which includes affluent portions of Bellevue and Issaquah to the north and east, costs almost $150,000 more than the Highlands. The median home price in the Renton/Benson Hill submarket to the south of the Highlands is $54,000 less than the Highlands. Combined, these three submarkets contained approximately 12 percent of King County's single-family home transactions in the first 11 months of 2004. RESIDENTIAL MARKET ANALYSIS King County Housing Trends The table below provides a statistical overview of the King County housing market from the first quarter of 2003 through the second quarter of 2004. The median sales price of a single-family home increased from $280,000 at the beginning of 2003 to approximately $322,000 in the second quarter of 2004; a 25 percent increase. The volume of resales in the county, largely driven by concerns about rising interest rates, has reached record levels with the second quarter of 2004 (typically the highest volume quarter of the year) 17 percent higher than the same quarter in 2003. Table RI: Kin Co nty Hous ng Sales Summary: V Quarter 2003-2"d Quarter 2004 Qtr. Home Resales % Chg. (1 Yr.) Bldg*% Permits (units) Chg. (1 Yr.) Median Price % Chg. (1 Yr.) 2 04 13,450 16.9% 2,751 -2.6% $322K 11.0% Q104 8,820 1.9% 2,455 19.3% $302K 8.0% Q4 03 11,910 24.8% 1,756, -19.0% $299K 7.6% 3 03 13,060 36.1 % 3,383 57.4% $300K 6.0% Q2 03 11,500 16.3% 2,823 -18.0% $290K 2.7% 103 1 8,6601 14.1% 1 2,057 11.2% $280K 6.5% HEARTLAND / CITY OF RENTON Page 35 Renton Highlands Assessment M rn APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES Table R2: Single -Family Residential Home Sales — Resales and New Construction MLS Units Median Sale Price Submarket 2003 YTD 2004 YTD % Change 2003 YTD 2004 YTD % Change 500 — Eastside/ 1,202 1,320 9.8% $415,000 $449,250 8.3% South 350 — Renton/ 1,050 1,061 1.0% $262,975 $297,450 13.1 % Highlands 340 — Renton/ 909 1,148 26.3% $224,950 $242,750 7.9% Benson Hill King County 1 26,620 28,519 7.1% 1 $290,500 $322,000 Table R3 breaks new construction out of the sales data contained in Table R2. Approximately 11 percent fewer new single-family homes have been sold within the Highlands in 2004 compared to 2003 which, when combined with record low mortgage rates, has increased the median home price by almost 17 percent to $350,000. New homes in the Highlands are selling for just under the median price of new single-family homes in King County ($355,000). Much like resales, the median price of a new home in the Renton/Benson Hill submarket is 12 percent less than the Highlands. Combined, these three submarkets contained approximately 20 percent on King County's new single-family home transactions in the first 11 months of 2004. Table R3: Sing0je-Famil Residential Home Sales — New Construction Only MLS Units Median Sale Price Submarket 2003 YTD 2004 YTD % Change 2003 YTD 2004 YTD % Change 500 — Eastside/ 183 218 19.1 % $535,000 %551,000 3.0% South 350 — Renton/ 289 256 -11.4% $299,950 $350,450 16.8% Highlands 340 — Renton/ 140 317 126.4% $279,171 $308,000 10.3% Benson Hill King County 1 3,459 4,099 18.5% $332,000 $355,083 7.0 The Northwest Multiple Listing Service (MLS) typically classifies stacked -flats as condominiums and townhomes as single-family residences; however, some townhouse projects are developed as condominiums and would therefore be included in the statistics below. While the number of condominiums sales increase by 16 percent in King County and sale prices increased by 8 percent, the Highlands submarket and the Eastside/South submarket saw median prices drop by 9 percent and 3.5 percent, respectively. Considering the low sales volumes, some of this could be explained by a project being built with a lower price point, however, since this data includes resales, the likely cause for the price decrease is competition from other parts of the metropolitan region. HEARTLAND / CITY OF RENTON Page 36 Renton Highlands Assessment APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES Table R4: Condominium Sales — Resales and New Construction MLS Units Median Sale Price Submarket 2003 YTD 2004 YTD % Change 2003 YTD 2004 YTD % Change 500 — Eastside/ 328 395 20.4% $199,997 $192,950 -3.5% South 350 — Renton/ 140 150 7.1% $142,000 $129,000 -9.8% Highlands 340 — Renton/ 140 317 126.4% $158,000 $169,970 7.6% Benson Hill King County 1 7,236 8,372 15.7% 1 $185,000 $199,950 8.10/1, From 2003 to 2004, the number of new stacked -flat condominium sales in King County remained fairly flat and prices increased by approximately 5 percent. Historically, the Highlands submarket has been seen as an " Eastside" location to find affordable single-family housing. As prices for these single-family homes (new and resales) continue to rise, stacked -flat condominiums will fulfill a larger part of the entry-level home market (homes priced at of below $250,000). Lack of suitable development sites zoned for stacked -flats will have a limiting effect on stacked -flat condominium production in the Eastside/South submarkets over the long-term. Table R5: Stacked -flat Condominium Sales — New Construction Only MLS Units Median Sale Price Submarket 2003 YTD 2004 YTD % Change 2003 YTD 2004 YTD % Change 500 — Eastside/ 44 42 -4.5% $307,000 $278,245 -9.4% South 350 — Renton/ 11 6 -45.5% $185,000 $160,375 -13.3% Highlands 340 — Renton/ 95 112 17.9% $186,990 $205,200 9.7% Benson Hill King County 1 1,369 1,374 0.4% 1 $231,200 $242,164 4.70/o Study Area Housing Market Dynamics The following section focuses specifically on the Study Area6 and compares various housing attributes to other geographic divisions in order to develop a comprehensive understanding of the most important market dynamics. Single Family Home Sale by Year Tables R6 and R7 below illustrate several key attributes of housing in the Study Area: (i) it is comparatively inexpensive; and (ii) prices have increased dramatically over the last three years. The median price of a single-family home (regardless of year built) within the City of Renton in 6 For the purposes of collecting sales data for the Study Area, the Study Area is defined as one-half mile radius around the M-lands Shopping Center. HEARTLAND / CITY OF RENTON Page 37 Renton Highlands Assessment En r5 APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES 2004 is $285,000 while the median price within the Study Area was $233,000 or 22 percent less. Moreover, the median home price within the Study Area is approximately 72 percent of the median home price in King County overall. The median home price within the Study Area increased by 34 percent between 2001 and 2004 while prices in the City of Renton overall increase by approximately 27 percent. Table R6- fitnrly Area .qinule_Fnmily Residential Home Sales Total Transactions Avg. Beds/Baths Average SF/ Median SF Average Sale Price/Median Sale Price Median No. of Days on Market (DOM) 2001 46 3/1.43 1,515/ 1,425 $186K/ $176K 27 2002 95 3/1.6 1,630/ 1,430 $201K/ $181K 23 2003 1 100 3/1.75 1,616/ 1,560 $216K/ $206K 40 2004 YTD 1 85 3/1.75 1,801/ 1,616 $260K/ $233K 33 Note: Study Area defined as one-half mile radius around Hi -lands Shopping Center Tnhle R7! C itv of Renton Single -Family Residential Home Sales Total Transactions Avg. Beds/Baths Average SF/ Median SF Average Sale Price/Median Sale Price Median No. of Days on Market (DOM) 2001 1139 3/2.06 2,002/ 1,900 $246K/ $225K 23 2002 1656 3/2.11 2,055/ 1,982 $254K/ $240K 34 2003 2150 3/2.15 2,123/ 1,984 $275K/ $256K 39 2004 YTD 1 1804 4/2.24 2,172/ 2,080 $314K/ $285K 35 Single -Family and Multi -Family Sales by Year Built The Study Area, like so many inner -ring suburban neighborhoods, contains a variety of housing styles and vintages that are in various stages of appreciation, renovation and decline. As this study is intended to support strategies to affect changes in the housing stock within the Study Area, it is important to fully understand the market values associated with the different categories of building stock. As shown in Table R10 below, approximately 41 percent of the existing single-family homes within the Study Area boundary were built before 1950. Another 43 percent were built between 1951 and 1970. The section below analyzes sales data for the last four years by year built for both single-family and mutli-family structures. Table R10: Studv Area Housing Stock Attributes by Year Built Total Number of Homes Percent of Total Average Lot Size Average Beds/Baths Average SF/ Median SF Pre 1950 299 41% 11,933 sf. 3.7/1.5 1,394/1,440 1951-1970 308 43% 9,211 sf. 3.3/1.5 1,609/1,460 1971-1990 59 8% 9,987 sf. 3.4/2.25 1,825/1,710 1991-Present 46 6% 6,879 sf. 3.4/2.25 1,892/1,940 Source: City of Renton 7 These are self classified by the listing agents and are mostly duplexes. HEARTLAND / CITY OF RENTON Page 38 Renton Highlands Assessment APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES Pre 1950 Single -Family The median sales price of a single-family house built before 1950 within the one-half mile Study Area has increased by 18 percent over the last three years as compared to 34 percent for all single-family housing stock in the Highlands submarket. In 2004, homes of this vintage sold for $186,475 or 25 percent less than the median home price of all homes within the one-half mile Study Area. Expanding to the one -mile Study Area almost doubles the number of transactions by year but only slightly increases the average and median sale prices indicating a generally consistent condition of the housing stock from this era. Table RI I: Single -Family Home Sales — Pre 1950 One -Half Mile Radius Total Avg. Average SF/ Average Sale Median No. of Transactions Beds/Baths Median SF Price/Median Days on Market Sale Price (DOM) 2001 20 3/1.26 1,371/1,260 $159,000/ 26 $158,450 2002 32 3/1.19 1,412/1,032 $164,613/ 19 $159,500 2003 26 3/1.24 1,193/1,055 $172,076/ 42 $172,695 2004 30 3/1.16 1,257/1,040 $191,121/ 17 $186,475 Note: Study Area is defined as one-half mile radius around the Hi -lands Shopping Center Table R12: Single-FamilyHome Sales — Pre 1950 One -Mile Radius Total Avg. Average SF/ Average Sale Median No. of Transactions Beds/Baths Median SF Price/Median Days on Market Sale Price (DOW 2001 33 3/1.24 1,257/1,050 $160,248/ 27 $157,100 2002 56 3/1.24 1,382/1,150 $168,151/ 22 $159,925 2003 58 3/1.25 1,245/1,100 $178,502/ 42 $178,750 2004 52 3/1.16 1,273/1,065 $195,383/ 21 $189,900 Note: Study Area is defined as one -mile radius around the Hi -lands Shopping Center Pre 1950 Multi -Family The MILS data illustrates the depressed value of duplexes within the Study Area. In 2004, the median mutli-family property sold for just $20,000 more than a single-family home of a similar vintage. In 2001, single-family homes actually sold for more than duplexes, a further indication of the dilapidated condition of the building stock. Duplexes in good condition typically sell for significantly more than single-family homes. Expanding the Study Area to a one -mile radius increases the number of transactions but does not significantly change the sales prices. HEARTLAND / CITY OF RENTON Page 39 Renton Highlands Assessment Cn n APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES Table R13: Multi -Family Sales — Pre 1950 One -Half Mile Radius Total Transactions Avg. Sales Price/ Median Sales Price Median # of Days on Market 2001 4 $148,713/$140,000 39 2002 11 $169,309/$184,000 28 2003 3 $212,983/$212,000 59 2004 5 $212,490/$210,000 17 Note: Study Area is defined as one-half mile radius around Hi -lands Shopping Center Table R14: Multi -Family Sales — Pre 1950 One Mile Radius Total Transactions Avg. Sales Price/ Median Sales Price Median # of Days on Market 2001 4 $148,713/$140,000 39 2002 14 $170,739/$179,500 20 2003 4 $208,488/$204,475 40 2004 9 $208,217/$210,000 17 Note: Study Area is defined as one- mile radius around Hi -lands Shopping Center Single -Family Built from 1951 to 1970 As indicated in Table R10, homes built between 1951 and 1970 constitute approximately 43 percent of the housing within the Study Area. The median sale price of a house of this vintage increased by approximately 21 percent over the last four years as compared to 34 percent for all single-family housing stock in the Highlands submarket. Expanding to the one -mile Study Area generally triples the number of transactions per year and further supports a 2004 median sale price range between $218,000 and $226,000. This sale price range is 8 to 10 percent higher than homes built before 1950. Table R15: Single -Family Home Sales — Built 1951-1970 One -Half Mile Radius Total Avg. Average SF/ Average Sale Median No. of Transactions Beds/Baths Median SF Price/Median Days on Market Sale Price (DOM) 2001 23 3/1.34 1,431/1,350 $184,498/ 15 $184,500 2002 31 3/1.49 1,512/1,390 $198,268/ 29 $199,950 2003 31 3/1.41 1,565/1,380 $205,945/ 45 $203,500 2004 27 3/1.56 1,469/1,330 $221,989/ 28 $226,000 Note: Study Area is defined as one-half mile radius around the Hi -lands Shopping Center HEARTLAND / CITY OF RENTON Page 40 Renton Highlands Assessment APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES Table R16: Single -Family Home Sales — Built 1951-1970 One -Mile Radius Total Avg. Average SF/ Average Sale Median No. of Transactions Beds/Baths Median SF Price/Median Days on Market Sale Price (DOM) 2001 77 3/1.35 1,408/1,250 $181,932/ 18 $180,000 2002 89 3/1.38 1,390/1,210 187,009/ 27 $184,450 2003 100 3/1.44 1,487/1,295 $205,881/ 34 $203,250 $204,275 2004 96 3/1.47 1,400/1,250 $217,990/ 27 $218,950 Note: Study Area is defined as one -mile radius around the Hi -lands Shopping Center Multi -Family Built from 1951 to 1970 Though there are too few transactions in this category to support a specific estimate of value, one can conclude that there are fewer duplexes from this era within the Study Area and that they are generally selling for substantially more than those built before 1950. Table R17: Multi -Family Sales — Built 1951-1970 One -Half Mile Radius Total Transactions Avg. Sales Price/ Median Sales Price Median # of Days on Market 2001 2 $687,250/$687,250 32 2002 1 $262,000/$262,000 74 2003 1 $274,000/$274,000 21 2004 1 $386,500/$386,500 33 Note: Study Area is defined as one-half mile radius around Hi -lands Shopping Center Table R18: Multi -Family Sales — Built 1951-1970 One -Mile Radius Total Transactions Avg. Sales Price/ Median Sales Price Median # of Days on Market 2001 4 $433,125/$198,750 33 2002 1 $262,000/$262,000 74 2003 1 $274,000/$274,000 21 2004 1 $386,500/$386,500 33 Note: Study Area is defined as one -mile radius around Hi -lands Shopping Center HEARTLAND / CITY OF RENTON Page 41 Renton Highlands Assessment n APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES Single -Family Built from 1971 to 1990 The median sale price of a single-family house built between 1971 and 1990 within the Study Area has increased by 18 percent over the last 3 years as compared to 34 percent for all single- family housing stock in the Highlands submarket. While the sales data is severely limited within the one-half mile Study Area, a similar range is found within the one -mile Study Area transactions. Table R19: Single -Family Sales — Built 1971-1990 One -Half Mile Radius Avg. Sales Median # Total Average Average SF/ Price/Median of Days on Transactions Beds/Baths Median SF Sales Price . Market 2001 0 N/A N/A N/A N/A 2002 5 4/2.15 2,053/1,750 $226,010/ 34 $221,000 2003 3 3/2.25 1,773/1,600 $246,950/ 41 $245,000 2004 1 3/1.75 1,490/1,490 $259,950/ 8 $259,950 Note: Study Area is defined as one-half mile radius around Hi -lands Shopping Center Table R20: Single -Family Sales — Built 1971-1990 One -Mile Radius Avg. Sales Median # of Total Average Average SF/ Price/Median Days on Transactions Beds/Baths Median SF Sales Price Market 2001 24 3/1.85 1,695/1,210 $210,527/ 14 $211,975 2002 33 3/2.15 1,842/1,810 $230,812/ 22 $237,500 2003 29 3/2.19 1,823/1,629 $252,834/ 40 $249,500 2004 22 3/2.09 1,872/1,485 $254,908/ 25 $250,950 Note: Study Area is defined as one -mile radius around Hi -lands Shopping Center Multi -Family Built from 1971 to 1990 There were only two transactions over the last 4 years involving duplexes built between 1971 and 1990. Both transactions occurred in 2002 and had a median price of $322,000. The lack of transactions is a function of the available building stock. Single -Family Built from 1991 to 2004 The median 2004 sale price of a single-family home built over the last 13 years within the one- half mile Study Area is $269,000. Within a one -mile radius the median increases by 26 percent to $340,000. Over the last 4 years, the gap between the average and median sale prices has HEARTLAND / CITY OF RENTON Page 42 Renton Highlands Assessment APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES increased substantially; peaking in 2004 at $70,000. The widening gap is an indication that there are a smaller number of significantly higher priced homes within the dataset skewing the average upward. This was not the case in previous years. The average 2004 sale price within the one - mile Study Area is almost $360,000. Table R21: Single -Family Sales — Built 1991-2004 One -Half Mile Radius Avg. Sales Median # of Total Average Average SF/ Price/Median Days on Transactions Beds/Baths Median SF Sales Price Market 2001 6 4/2.25 1,948/1,630 $258,608/ 35 $238,975 2002 16 4/2.52 2,482/2,434 $295,420/ 6 $293,475 2003 28 3/2.55 2,017/1,705 $261,888/ 29 $247,848 2004 27 3/2.48 2,296/2,144 $329,742/ 92 $269,900 Note: Study Area is defined as one-half mile radius around Hi -lands Shopping Center Table R22: Single -Family Sales — Built 1991-2004 One -Mile Radius Avg. Sales Median # of Total Average Average SF/ Price/Median Days on Transactions Beds/Baths Median SF Sales Price Market 2001 101 4/2.50 2,324/2,165 $334,290/ 29 $289,950 2002 152 4/2.60 2,350/2,273 $312,626/ 48 $289,965 2003 172 4/2.55 2,251/2,097 $313,330/ 64 $280,000 2004 158 4/2.54 2,439/2,425 $358,768/ 61 $339,970 Note: Study Area is defined as one -mile radius around Hi -lands Shopping Center Multi -Family Built from 1991 to 2004 No multi -family properties built between 1991 and 2004 were sold between 2000 and 2004. Newer Single -Family Home Sales Summary The table below provides a summary comparison of newer single-family home sales within the one-half mile Study Area, the Highlands submarket (MLS 350) and the City of Renton. Newer single-family homes within the Study Area sell for approximately 15 percent less than the median in Renton and the Highlands. Per -square -foot sale prices for newer homes in all three geographic areas range from $133 to $138. On average, newer homes within the Study Area are 300 square feet smaller than the Renton average; therefore, sale prices are generally $40,000 less. HEARTLAND / CITY OF RENTON Page 43 Renton Highlands Assessment cm r5 APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES Table R23: Sinele-Family Home Sales 2000-2004 — Homes Built Since 2000 Avera Average Sale Average Days on Total ge Average SF/ Price/Media Sale Price Market Transactions Beds/ Median SF n Sale Price Per SF (DOM) Baths Study Area 90 3/2.5 2,251/ 2,128 $299K /$273K $133 36 Highlands 1123 4/2.54 2,489/ 2,370 $344K/ $312K $138 69 Submarket City of 1948 4/2.56 2,470/ 2,346 $340K /$310K $137 67 Renton Note: Study Area defined as one-half mile radius around Hi -lands Shopping Center Townhomes In many ways, the townhome serves as a transitional product between single-family residential and stacked -flat condominiums. The higher density and smaller unit sizes reduce the overall cost to the buyer much like a stacked -flat condominium, while the ground -related and multi -level nature of the unit feels less like an apartment and more like a single-family house. In Seattle and parts of the Eastside, townhomes are increasingly becoming the only new construction product within reach of most households. Table R25 summarizes the sale price and size of newer townhomes in the Southeast/Eastside submarkets. The median price for a newer townhome in this area has been approximately $256,000 or roughly $50,000 to $70,000 less than single-family homes of a similar age. Note the difference in per -square -foot sale prices between newer single- family homes (Table R24) and townhomes. At costs of almost $30 more per square foot for a townhome, buyers are, in fact, paying proportionally more for their living space. The higher price reflects the slightly higher construction cost associated with townhomes which involve more stairs, adjoining walls, and frequently more expensive parking configurations. Table R24: Townhome Sales — Built and Sold in 2000 or After Average Beds/Baths Unit Size Sale Price Est. Sale Price Per Square Foot Average 3/2.52 1,588 $270,000 $170 Median N/A 1,571 $256,000 $162 Source: NWMLS 2004, Renton Highlands (350), Eastside/South (500) & Renton/Benson (340) Demographic studies indicate that, depending on their location, townhomes appeal primarily to professional singles, young couples and empty -nesters. Couples may become small families while living in a townhouse but before too long most will move to a single-family house to raise their children. Many expect the cultural paradigm that says children need to be raised in a single-family house to change over the next decade, but, in today's market, builders must target a non -child -rearing demographic. Table R26 details the characteristics of townhome projects that are currently (or soon will be) selling units within the Highlands and adjacent submarkets. One of the most noteworthy aspects of this data is the limited supply within the Highlands and Submarket 500 to the north. Larger projects (the types that are most closely tracked by NewHomeTrends and others) require larger I HEARTLAND / CITY OF RENTON Page 44 Renton Highlands Assessment APPENDIX: RESIDENTIAL MARKET ANALYSIS TABLES greenfield sites. Outside of the master -planned communities such as Talus and Issaquah Highlands, these sites are becoming more and more scarce on the central and even southern " Eastside" pushing larger projects into Submarket 340, Kent and Auburn. Collectively, the three submarkets below will likely absorb more than 200 townhomes in 2004. On a project level, absorption rates vary widely from .7 sales per month to more than 8 sales per month. Typically, larger projects with larger marketing budgets will have significantly higher rates of absorption while smaller projects will sell from 1 to 3 units per month. Table R25: New Townhome Characteristics by Submarket (ArtivPly QPlhnv and RPrently 4n1dnnt Prniertcl Total Total Total Avg. Price SF Price/SF Total Total Monthly MLS Market/ Project Range Range Range Units Unsol Sales Name Planned d 350 - Renton/Highlands Cobblestone $230K/ 1,440/ $135/$168 66 14 5.78 469 Tacoma Avenue NE $292K 1,905 Union Village Homes $216K/ 1,414/ $1521$170 20 0 3.17 NE 3rd Ct. at Union Avenue $255K 1,612 500 - Eastside/South Talus: Ascent $227K/ 1,185/ $158/$262 114 6 4 Shangrila Way @ NW $390K 2,313 Pebble Lane 340 - Renton/Benson Hill Sunny Brook Not Yet 44 3721 Mill Avenue S Selling Belgrove @ Renton $198K/ 1,204/ $138/$187 64 9 4.6 18923 108d' Ln SE $270K 1,770 Campen Springs $159K/ 1,360/ $96/$191 146 38 7.2 4900 Talbot Rd S $288K 1,800 Jerry's Place $226K/ 1,875/ $122/$128 14 0 0.7 SE 240`s Way & 137d' Ave. $240K 1,875 SE River Valley (Poly) $215K/ 1,150/ $169/$187 153 49 8 15325 SE 155a Pl. $271K 1,600 Source: NewHomeTrends Renton Highlands (35U), > r'astside./South (5UU) anti xenton/benson ts4u) HEARTLAND / CITY OF RENTON Page 45 Renton Highlands Assessment Heartland Report Summary What is the Heartland Report? In 2004, the City hired a consulting firm, Heartland LLC, to evaluate market conditions in the Highlands sub -area. The Heartland report investigated both market forces and regu a ory conditions at have prevented market -led redevelopment of the neighborhood. In addition, Heartland evaluated the financial feasibility of residential redevelopment. What does the Heartland Report say about commercial redevelopment in the Highlands? Commercial development is unlikely to happen spontaneously in the Highlands. The existing Hi -lands Shopping Center is "unanchored" with no major store to draw customers. Few of the day-to-day needs of neighborhood residents are met. Typically, a shopping area of that size draws most of its customers from within a one -mile trade area. Within the one -mile trade area, approximately 60% of the potential sales are leaking to areas outside of the Highlands. Of the amount that is spent within the one - mile Highlands trade area, only 40% is being spent in the Hi -lands Shopping Center. What this means is that the current shopping center is only capturing about 20% of its potential market. This condition is highly unlikely to draw new commercial investment to the Highlands. However, a modest increase of 520 new residential units (in the one -mile trade area) over a five year period, would generate enough increase in retail sales to spur redevelopment of the shopping center, even if incomes and spending levels are held constant. Will the development of The Landing affect shopping center redevelopment in the Highlands? The Landing is a proposed retail development located on the old Boeing property along Park Avenue. Heartland studied the impact of shopping center development at The Landing and whether it would compete with commercial redevelopment in the Highlands. First, commercial redevelopment in the Highlands is more likely to focus on neighborhood goods and services. The Landing will provide fewer day-to-day goods and services, focusing more on a regional market. Heartland's study also found that Interstate 405 acts as an effective trade barrier. This means that if day-to-day goods were available in the Highlands neighborhood, people would be more likely to shop there than to shop for these things at The Landing. What does the Heartland Report say about residential redevelopment in the Highlands? The price of housing in the Highlands is much lower than in the rest of the City, or in surrounding communities. Housing age and poor condition contributes to depressed housing prices. With lots averaging about'/ of an acre, the Highlands should be a prime area for redevelopment. Redevelopment has not occurred, however, because the sales price of a high quality new home in the Highlands is too low to produce a good return on the investment to redevelop. As a result, most infill development has been low quality housing. There is also a low level of homeownership in the Highlands. Landlords can generate steady incomes from rentals with minimal property investments, so there is little incentive to redevelop. Heartland found that under the current conditions, residential redevelopment is not financially feasible. Frequently Asked Questions about Legal Non -Conforming Uses What does it mean if my property is a "legal non -conforming" use? A non -conforming use is a lawful use of land that does not comply with the current use regulations for its zone, but which complied with the regulations in effect at the time the use was established. According to the Renton Municipal Code, legal non -conforming uses may be continued, but not expanded. Why can't I be "grandfathered in"? There is some misunderstanding about what the term "grandfathered in" really means. To be "grandfathered in" means exactly the same thing as the technical term "legal non -conforming". When a use is "grandfathered-in" it means that it is allowed to continue even though the zoning rules have changed. What can I do with my property if it is a "legal non -conforming" use? Properties that are legal non -conforming uses are allowed to continue, but not allowed to be expanded. This means that the buildings on the property are not allowed to get bigger, and new buildings may not be added (unless they conform to the zoning regulations). People with legal non -conforming property may remodel the inside of their units, install new wiring, install new plumbing, put on a new roof, landscape their yards, clean up litter and dobris,Vint, and perform other normal maintenance activities for their homes."Peoofe with legal non- conforming property may decide to replace the existing structures with buildings that conform to the zoning regulations. What would happen if my property were destroyed, for example, in a fire? Would I be able to rebuild? If the property is a single-family home, the Renton Municipal Code allows for the home to be rebuilt within two years of being destroyed. If the property is not a single family home, the Code allows the building to be rebuilt if the damage is up to 50% of the value of the structure. Structures that suffer more than 50% of their value may only be rebuilt if the City Council approves a Rebuild Approval Permit. 4r �Y ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING DEPARTMENT M E M O R A N D U M DATE: April 19, 2006 TO: Rebecca Lind Strategic Planning Manager FROM: Mark Santos -Johnson Economic Development Special st, ext. 6584 SUBJECT: Insurance and Financing for Legal Non -conforming Residential Uses I M411 X If the City rezones the North Harrington Neighborhood to higher density residential uses, the existing single-family homes and duplexes in the area could become legal non -conforming uses. If this occurs, will property owners have problems securing home owner's insurance or financing for their property? FINDINGS: Based on a preliminary review of available online resource information and initial contacts with local insurance, finance and real estate representatives, here are some general findings: In order for a residential property to be eligible for a loan insured or guaranteed by the federal government [e.g., a Federal Housing Administration (FHA) insured loan] or a "conventional" (non -federally insured) loan, a property must be "legal" or "legal non- conforming". The property also generally must be free of health and safety hazards and major structural problems, depending upon the inspection and/or underwriting criteria utilized to make the loan. In order for a property with a legal non -conforming residential use to receive financing, an appraiser and/or underwriter generally needs to substantiate and document that the property may be rebuilt "as is" in the event of a loss. Preferably, the local jurisdiction will provide a letter stating that the property may be rebuilt "as is" in the event of a loss. An insurance underwriter may also require similar documentation in order to insure the property. • Local jurisdictions may establish criteria for determining or maintaining legal non- conforming uses and for replacing properties with legal non -conforming uses in the event I h9w will the Sub -Area Plan ChclKge Adopted Policy for Affordable Housing? How will Lower Income Households Find Housing if the Area Redevelops? The City adopted a number of policies envisioning the range and type of future housing in the City in the Housing Element of the Comprehensive Plan. The Housing Element is one of the required chapters (Elements) of the Comprehensive Plan mandated in the Growth Management Act. Housing policies describe a desirable mix of housing to address the needs of diverse economic groups and populations. The City is required by State law to have policies for housing for all income groups. The following citywide policies are adopted for housing for low and moderate -income households: Support proposals for low- and moderate -income housing based on the following criteria: 1. Dispersion of low and moderate -income housing throughout the City 2. Convenient access to transit 3. A range of unit types including family housing 4. Ownership housing when possible 5. Long-term affordability • Disperse moderate -income housing in all areas of the City that have vacant land and low-income housing in all mixed -use and multi -family land use designations that allow attached dwelling units. • Pursue public/private partnerships to provide and manage affordable housing. • Support non-profit agencies that construct and manage projects within the City. • Support the role of the Renton Housing Authority in providing additional housing. • Use a greater percentage of federal funds including Community Development Block Grants and HOME funds to support low and moderate income affordable housing • Ensure that a sufficient amount of land in all multi -family and mixed -use areas of the City is zoned to allow attached housing and innovative housing types. • Encourage preservation, maintenance, and improvements to existing subsidized housing and to market -rate housing that is affordable to low- and moderate - income households. • Encourage the construction of townhouse, condominium, and rental units affordable to moderate income households in mixed -use developments as defined in the Land Use Element. Definition in Zoning Code AFFORDABLE HOUSING: Housing used as a primary residence for any household whose income is less than eighty percent (80%) of the median annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses. Affordable housing used to satisfy zoning requirements, whether for inclusionary or bonus provisions, must be secured to remain affordable in perpetuity, as determined by the City attorney. Seattle -Tacoma -Bellevue 2006 Median Family Income: $74,300 (Source: HUD Website on Income Limits) HUD Income Limits by Family Size Percent of Income 1 person 2 person 3 person 4 person 5 person 6 person 7 person 8 person 30% 16350 18700 21050 23350 25250 27100 29000 30850 Very Low 27250 31150 35050 389950 42050 45200 48300 51400 Low 41700 47700 153650 59600 64350 1 69150 73900 78650 Renton Adopted Affordable Housing Targets for New Construction While adopted policies (2004 Comprehensive Plan Housing Element) support a transition of housing in the Highlands, there are also specific guidelines for preservation of affordable housing opportunities. The adopted policies establish targets for new construction for each income group. Existing low income units that can be secured with a long-term affordability commitment, and homeownership units should be credited toward the new construction target (Policy H-28). If a total of 2,230 units are provided in the Highlands through some combination of new construction and retention of existing units, housing would be achieved for income groups as follows: Income group Percent of county median Target Percent of New Construction Adopted Policy Low < 50% 20% 446 units H-27 Moderate 51-80% 17% 379 units H-14 Middle 81-120% 33% 736 units H-15 Upper > 120% 30% 669 units H-6 There are currently 607 units in the area. If it assumed that these units are all affordable, and that they are either replaced or retained, then an additional 218 affordable units would be required to meet city goals. ron Renton Housing Element Task Force Final Recommendation Report June 2002 June 28, 2002r Page 2 EXECUTIVE SUMMARY Purpose • Update of Housing Element of Renton Comprehensive Plan as mandated by State Growth Management Act. • Planninlz for housing affordable to all income levels. Planning Context State Growth Management Act, Countywide Planning Policies, and new data from Census 2000 Members . For -profit and non-profit housing developers • Renton Housing Authority • Social service agencies • Faith community • Citizens Time Frame January through June of 2002 Issues and 1. Moderate and middle income housing Recommendations 1.1. Encourage home ownership opportunities for moderate - income households (at 51-80% of county median income) through the development of small unit types. 1.2. Allow increased density for cottage housing developments in single-family zones. 1.3. Allow accessory dwelling units. 1.4. Allow innovative lot configurations. 1.5. Allow up to four houses clustered around a driveway courtyard. 1.6. Allow developments to include a mix of housing types. 2. Growth target for low-income housing as assigned by Countywide Planning Policies 2.1. Continue the adopted target of a number of units equal to 20% of housing unit growth to be affordable to households at or below 50% of county median income. 2.2. Create sub -targets for new construction, rehabilitation, and other ways of meeting the target. 3. Criteria for support of low income housing proposals 3.1. Encourage the dispersion of low-income units. 3.2. Encourage the development of ownership housing when possible. 3.3. Create a density incentive program for the development of low-income housing. 4. Preservation of existing affordable housing 4.1. Encourage long-term affordability of housing units that are currently affordable to low-income households, and are built at current zoned capacity, through acquisition by non -profits or the use of federal subsidies. 4.2. When market -rate affordable properties at below zoned densities are redeveloped, encourage the construction of higher density housing such as cottages to promote C:\DOCUME-I\JMEDZE-1\LOCALS-I\Temp\TASK FORCE FINAL REPORT.doc June 28, 2002 vow Page 3 INTRODUCTION Purpose Renton's 2002 Housing Element Task Force was convened in January of 2002 to make policy recommendations relevant to planning for housing under the State Growth Management Act (GMA) and Countywide Planning Policies (CPP). The group addressed opportunities for new housing affordable to a wide range of income groups. In this context it also discussed the value of the CPP growth target for low-income housing stock. Planning Context Prior to looking at the issues, the Task Force learned about the regional context for planning, GMA and CPP requirements, and Renton's demographic characteristics, existing housing stock, housing prices, and affordability compared to other cities in the region. During the course of the discussions, the task force also learned about existing regulations, existing subsidized housing, services for low-income households and special populations, and various strategies for promoting affordability. Members and Staff Task Force members represented both the for -profit and non-profit home building industry, the Renton Housing Authority, social service agencies, the faith community, and citizens. Staff from EDNSP provided coordination, background data, issue papers, and presentations for the task force. The task force elected one of its members to serve as Chair. The Chair facilitated the discussion of issues. Task force members included: Eric Campbell, Camwest Development, Task Force Chair Norm Abrahamson, Renton Citizen Tim Attebery, Master Builders Association Jerome Burns, St. Andrews Housing Group Fred Armstrong, Centex Homes Dorothy Lengyel and Tanesha Van Leuven, HomeSight Joyce Nakashima and Tom Tasa, Renton Housing Authority Rosemary Quesenberry, Renton Planning Commission Linda Rasmussen, YWCA Reverend Larry Warren, Renton First United Methodist Church Pam Wilson, Human Services Advisory Committee Task force staff included: Betsy Geller, Strategic Planning Rebecca Lind, Strategic Planning Elizabeth Higgins, Strategic Planning Karen Bergsvik, Human Services C:\DOCUME—I\JMEDZE--ITOCALS-1\Temp\TASK FORCE FINAL REPORT.doc June 28, 2002r Page 4 Time frame The Task Force met eight times from January to June of 2002. The time frame was based on the GMA-mandated update of comprehensive plans by September 2002, however this deadline was extended part way through the task force's work program. Issues Staff from EDNSP set the agenda for the task force based on the policy areas that required updating and the expertise of task force members. The issues discussed by the task force included: 1. Strategies for providing moderate and middle income housing, such as cottage housing, alternative lot configuration and site planning, and accessory dwelling units, as well as parking for cottages and accessory dwelling units (ADUs); 2. The value of the CPP growth target for low-income housing and strategies for meeting it; 3. Criteria for support of low-income housing proposals, including the value of dispersing or concentrating housing for low-income households; and 4. Preservation of existing market -rate housing affordable to low-income households. RECOMMENDATIONS Issue I — Moderate and Middle Income Housing Recommendation 1.1— Ownership Opportunities: The City should encourage home ownership opportunities for moderate -income households (at 51-80 percent of county median income) through the development of small lot, ground -related units. Recommendation 1.2 - Cottage Housing and Small Lot Houses: The City should change development regulations to allow and encourage cottages on small lots and with clustered parking. Standards should incorporate the following design ideas: • Small single family houses with alley -accessed garages should be encouraged in the R-8 zone, as well as 1 1/2-story cottage developments at approximately 10 units per acre, clustered around a courtyard. • In the R-10 zone, especially in areas near multifamily developments, 2-story cottages with a density well above 10 units per acres are recommended, although less intense cottage development should be allowed. Small 2-story single family houses with alley -access garages are recommended, though larger houses should be avoided. • In the R-14 zone, single-family houses on small lots should be allowed since this fits with existing development. However, 2-story cottages at higher densities than 14 should also be allowed. Cottage developments that are less dense and less intense than existing development should not be allowed. C:\DOCUME—I\JMEDZE—i\LOCALS—I\Temp\TASK FORCE FINAL REPORT.doc June 28, 2002 Page 5 Clustered parking should be allowed for cottage developments. The required number of off-street parking spaces per cottage should be based on square footage or number of bedrooms. Carriage housing units over garages should be allowed. Discussion: Cottages allow utilization of land at relatively high densities while blending in to single-family neighborhoods. They can also provide a transition between multifamily and single-family areas. Cottages per se are not currently prohibited in Renton, however regulations governing minimum lot dimensions and parking location for single-family homes prevent clustered cottages and cottages at densities that may help to make them affordable. In addition, there is nothing in the code to encourage the development of cottages instead of large houses on small lots. Without an incentive, few builders may produce cottages where larger houses are allowed. Recommendation 1.3 - Accessory Dwelling Units: The City should allow accessory dwelling units (ADUs) in single family houses at a maximum of one ADU per house. Attached, detached, and carriage units should be allowed, along with a variety of configurations and entrance locations. • Both detached and attached ADUs should be allowed in the R-5, R-8, and R-10 zones. Carriage units should be encouraged. Alterations resulting in prominent front entrances to ADUs should be avoided, especially in the R-10 zone. ADUs with front entrances that are less prominent than the main entrance, carriage unit ADUs along the street or alley, and cottage style ADUs in rear yards should all be allowed, although ADU creation without alteration to a home's front fagade is a preferred alternative. Where front facades are too narrow to allow a less prominent second entrance, owners should be encouraged to use another alternative. • An additional off-street parking space should be required for an ADU, meaning a total of three spaces for a house with an ADU. Applicants should be able to have the ADU parking requirement waived. Discussion: ADUs take advantage of underutilized space in existing single-family homes, allow people at a variety of life -stages to live in single family neighborhoods, and are often more affordable than apartments in multifamily buildings. They can also provide extra income and security for homeowners. A variety of strategies can be used to ensure that ADUs do not disrupt the single-family quality of neighborhoods. Nearly all cities in the Seattle area allow ADUs. All of these have found that the rate of ADU creation is fairly low, resulting in very limited impacts to existing neighborhoods. Renton currently allows ADUs that are occupied by a family member or property manager, in the Resource Conservation zone only. Recommendation 1.4 - Lot Configurations: The City should change subdivision and site planning regulations to allow a greater variety of lot configurations, while ensuring quality and compatibility with existing neighborhoods. C-\DOCUME-I\JMEDZE-I\LOCALS--1\Temp\TASK FORCE FINAL REPORT.doc June 28, 2002 Page 6 19 Discussion: Renton's development standards currently require rectangular lots (narrow and deep) except where they front on a cul-de-sac or curved street. Greater flexibility would allow zoned densities to be achieved more easily, and would allow more attractive housing types with more useful outdoor space while lowering or at least not increasing infrastructure costs. For example, zero -lot line houses put both side setbacks on one side of a house, increasing the useable side yard space. Side yard lots provide a similar benefit through easements. Z-lots, zipper -lots and diagonal lots take these ideas a step further. Useable outdoor space and density are both increased by creating staggered lot lines and decreasing some setbacks. These designs have been used successfully in parts of the country that experienced intense growth pressure and housing price escalation in the past. Recommendation 1.5 - Clustered and Semi Attached Houses: The City should change subdivision and site planning regulations to allow a greater variety of clustered housing arrangements, including up to four semi -attached or detached houses clustered around a common driveway. Discussion: Allowing up to four houses to be clustered around a common driveway - courtyard is another way to increase land efficiency. Each house has its own garage parking spaces. Shared driveways allow infrastructure, drainage, and per -unit land costs to be lowered while creating attractive attached or semi -attached houses. Semi - attached houses only share a garage wall and can appeal to families considering a detached house as well as to the townhouse and condominium markets. Clustered houses can also be an attractive way to integrate density into a neighborhood as they create a more varied streetscape than traditional designs. Courtyard clusters are currently restricted due to development standards that allow no more than two houses to share a driveway. Recommendation 1.6 — Variety of Housing Types within a Development: The City should change subdivision and site planning regulations to allow a greater variety of lot configurations and unit types within a new subdivision or infill development project. Discussion: Current regulations encourage uniformity of lot size, shape, and unit type within each zone. Allowing a variety of unit and lot types creates a development pattern found in many older urban neighborhoods and turn -of -the -century streetcar suburbs. These neighborhoods tend to have more options for a variety of households as well as a greater mix of income levels than cookie -cutter suburbs. Allowing varied lot sizes and unit types can also enable builders to better utilize infill sites. For example, a corner lot can contain a large house while a long narrow lot might include two tandem houses, and a group of lots may be clustered around a common courtyard or driveway to better utilize space. Design elements such as color, a common architectural style, and landscaping can be used to create an attractive neighborhood with a single-family scale while varying the size and shape of individual housing units. C:\DOCUME—I\JMEDZE—I\LOCALS— FORCE FINAL REPORT.doc June 28, 2002 ... Page 7 Issue 2 — Countywide Planning Policies Growth Target for Low Income Housing Recommendation 2.1- Low Income Housing Target: The City should continue the previously adopted CPP target of 20 percent of housing unit growth affordable to low-income households (at or below 50 percent of county median income). Discussion: The affordable housing targets that are assigned to jurisdictions by the CPP have not been enforced or officially monitored. Renton's target for low-income households is "a number of housing units that is... 20 percent of its projected net household growth." Cities in King County with less affordable stock have a target of 24 percent. The target sets the agenda for providing a regional fair share of affordable housing. However, Renton already has significant affordable housing stock. CPP means of determining a city's target allow for only minor variation based on the amount of existing affordable stock in a city. They also do not account for subsidies to tenants, a significant piece of the housing affordability picture. Recommendation 2.2 — Sub -Targets for Low Income Housing: The City should divide the CPP low-income housing target into sub -targets for new construction, acquisition by non -profits, and other ways of providing housing for low-income households. The total of all the sub -targets would be a number equal to 20 percent of new housing units. Additionally, the task force recommends setting sub -targets for senior and family housing, and for various income groups within the low-income category, such as households under 30% of county median income. Sub -targets set the agenda for monitoring and evaluating the actual composition of newly created housing stock. Discussion: Creating new housing for low-income households generally requires a subsidy, so meeting the target entirely through new construction is unrealistic. The CPP allow projects that assure long term affordability of existing housing to count toward the target. From 1992 to 2000, just under six percent of new units for which prices could be documented were affordable to households at 50 percent of median income. When existing units that were given long-term affordability are included, the unit count is equal to 9.5 percent of new housing units during the same time period. While low-income housing for seniors is generally accepted within many communities, low-income housing for families is often seen by an existing community as undesirable. Additionally, ADUs, another way to provide affordable housing, typically do not serve families. Without a target for low-income family units, this population may not have enough housing. Issue 3 — Criteria for Support of Low -Income and Moderate Income Housing Proposals Recommendation 3.1 - Dispersion of Low Income Housing: The City should seek to disperse new low-income housing throughout Renton, should actively discourage further concentration, and should reduce existing concentrations, while encouraging C:\DOCUME—I UMEDZE—ITOCALS-1\Temp\TASK FORCE FINAL REPORT.doc June 28, 2002 Page 8 new low-income housing units to be located within walking distance of public transportation. The task force recommends either setting limits on the number or percent of low-income units in each census block group or in specified sub -areas, or creating a program that works toward de -concentration by encouraging the inclusion of low-income units in various areas of the City. Discussion: While providing low-income residents with access to transportation, services, and employment are important, concentrations of low income households can have a detrimental effect on residents and on the area. There are currently concentrations of subsidized low-income housing in three areas of Renton: Downtown Renton, the Highlands near Sunset Boulevard and Harrington, and the Highlands near Sunset and Northeast 171h Street. While Downtown has a number of new market rate units, effectively reducing the concentration of subsidized units, the Highlands along Sunset has not seen much redevelopment to date. Additionally, the Highlands along Sunset has a large amount of market rate housing affordable at low and moderate income levels. Highlands redevelopment will play a critical role in de - concentrating low income housing. Recommendation 3.2 - Ownership Housing for Low Income Households: The City should use density incentives to encourage the creation of ownership housing, in buildings on permanent foundations, that is affordable to low income households. Mobile homes (not on permanent foundations) as a form of ownership housing should be discouraged. The task force also recommends that any incentives created in the future for building low-income ownership housing with a public subsidy should be tied to the length of affordability. Discussion: Ownership housing, in the form of condominiums, townhouses, or cottages and small lot detached houses, can allow households to accumulate wealth and move out of poverty. It also provides stability in neighborhoods. Permanent ownership housing is preferable to mobile homes since mobile homes tend to depreciate quickly even in strong markets. Ownership housing at this income level is generally subsidized, however a small number of market -rate units in Renton in 2001 were affordable at 50 percent of median income. In addition, first-time homebuyer programs and programs such as HomeSight, Habitat for Humanity, and in future the Section 8 voucher program can help low-income households purchase a home. Recommendation 3.3 —Low Income Housing Development: The City should create a density incentive program to encourage the development of low-income housing units. The program should have flexibility to allow off -site development of low- income units. It should be structured so that existing concentrations of low-income housing are redistributed and no new concentrations are created. The incentive program should be monitored for its production of affordable units and its effect on the development climate. Discussion: Currently allowed densities are not being fully utilized by builders due to market conditions. Allowed density that has not been utilized includes that permitted C:\DOCUME—IUMEDZE—ITOCALS-1\Temp\TASK FORCE FINAL REPORT.doc June 28, 2002 ,NOW Page 9 outright in the Highlands as well as bonuses for quality design and for the inclusion of ground -floor commercial space in both Downtown Renton and the Highlands. Issue 4 — Preservation of Existing Affordable Housing Recommendation 4.I- Preservation of Affordable Multifamily Housing: The City should encourage the preservation of affordability of housing units that are currently affordable to low-income households, where they are built at zoned density, through acquisition by non -profits or partnership with the Renton Housing Authority. Discussion: Renton has significant stock of older market -rate multifamily housing that is currently affordable to households at or below 50 percent of county median income. As prices and demand increase, older market -rate units may be renovated and rents may rise, pushing out lower -income tenants. Or, they may be redeveloped at higher densities and higher prices. Where housing is built far below zoned capacity it makes sense to encourage its redevelopment with a greater number of units, thereby increasing the supply of housing. However, affordable buildings that are built at zoned capacity may be good candidates for long term -preservation of affordability. The acquisition of such units by non-profit housing providers, or the use of federal subsidies, can ensure quality upkeep and long-term affordability. Buildings with deferred maintenance are good candidates for acquisition, rehabilitation, and preservation by non -profits. Recommendation 4.2 — Replacement of Affordable Units During Redevelopment: The City should encourage the replacement of affordable units through zoning for density and innovative unit types, and through a density incentive program for the development of low-income housing. If a density incentive program is used, it should allow low-income units to be developed off -site to redistribute current concentrations. Discussion: Much of Renton's existing affordable housing stock consists of World War II era duplexes in the Renton Highlands. While the City already allows redevelopment in this area at a higher density than currently exists, redevelopment has primarily created large single-family houses on small lots. Encouraging a greater number of smaller units, such as through a density bonus program for cottages, can help to ensure that some new units will be affordable to moderate income households. A density bonus program tied specifically to the inclusion of affordable units may not be useful at this time because of market conditions. Conditioning density on the replacement of affordable units could prevent the redevelopment of this area due to currently acceptable rent levels and current development costs. C:\DOCUME—IUMEDZE—I\LOCALS—I\Temp\TASK FORCE FINAL REPORT.doc w COMMUNITY RENEWAL: The Past, The Present, and The Process HUGH SPITZER FOSTER PEPPER & SHEFELMAN "Community renewal projects": "undertakings ... for the elimination and for the prevention of the development or spread of blight," and may involve job creation or retention, "redevelopment' and "rehabilitation" in a "community renewal area." RCW 35.81.010(18) The Community Renewal (a/k/a Urban Renewal) Law empowers cities "to undertake and carry out community renewal projects." Under RCW 35.81.010(14), "Redevelopment" may include: • Acquisition of blighted areas, • Demolition, • Construction of streets, utilities, parks and other improvements, • Making land available for development or redevelopment "by private enterprise or public agencies," • Making loans or grants for job creation or retention. m THE PAST: Yesler-Atlantic j LAOI'.T 1',- 1 - IwL, Self-service Federal Funds Spark Rush Postal Unit To Join Urban -Renewal Plan Sets Opening "j" S, W.." '11',Z.1tl111."`��"." 1urv, W& Peterson, 2 The Basic Process • Finding of "blight," • Draw boundaries, • Develop a community renewal plan, • Designate the entity or entities to carry out the plan, • Proceed with the plan. THE PROCESS "Real Blight" • Substantial physical dilapidation, deterioration or obsolescence, • Overcrowding, • Unsanitary or unsafe conditions, • Dangerous or unhealthful conditions, • Hazardous soils or substances, 3 M "Planner's Blight" • Inappropriate or mixed uses of land or buildings, • Defective or inadequate street layout or lot layout, improper subdivision or obsolete platting, • Excessive land coverage, • Persistent and high levels of unemployment or poverty, • Diversity or ownership, or • Tax or special assessment delinquencies. Community Renewal Powers: • Execute contracts and other instruments, • Build and repair public facilities such as streets, utilities, and parks, • Close, vacate or rearrange streets and sidewalks, • Buy, lease, condemn or otherwise acquire real property, • Hold, clear or improve real property, • Dispose of real property, City and County Powers to Carry Out Community Renewal Can be exercised by: • A city department • A commission • A public development authority • A housing authority • "Any other public body" Community Renewal Powers: • Provide loans, grants or other assistance to owners or tenants affected by the process, • Borrow money and accept grants, • Provide financial or technical assistance for job creation or retention, • Relocate persons, • Form local improvement districts to finance improvements. 4 "Powers of "Public Bodies" • Sell, lease or transfer property or funds, • Pay for public improvements, • Aid, and cooperate, • Build public facilities, • Abate environmental problems. Lessons Learned(?) • Plan must have broad community consensus, • Don't bite off more than can be chewed, • Don't destroy without assurance of rebuilding, • Rely on natural market forces, • Rely on private for -profit and non profit sectors, • Governments should do what they do best: regulatory framework, infrastructure, social services, education and cheerieading, • Be very patient. FM Vr WORDS TO THE WISE 5 VW CM Page 1 of 2 RCW 35.81.005 Declaration of purpose and necessity. It It is hereby found and declared that blighted areas which constitute a serious and growing menace, injurious to the public health, safety, morals and welfare of the residents of the state exist in municipalities of the state; that the existence of such areas contributes substantially and increasingly to the spread of disease and crime and depreciation of property values, constitutes an economic and social liability, substantially impairs or arrests the sound growth of municipalities, retards the provision of housing accommodations, hinders job creation and economic growth, aggravates traffic problems and substantially impairs or arrests the elimination of traffic hazards and the improvement of traffic facilities; and that the prevention and elimination of such areas is a matter of state policy and state concern in order that the state and its municipalities shall not continue to be endangered by areas which are focal centers of disease, promote juvenile delinquency, are conducive to fires, are difficult to police and to provide police protection for, and, while contributing little to the tax income of the state and its municipalities, consume an excessive proportion of its revenues because of the extra services required for police, fire, accident, hospitalization and other forms of public protection, services, and facilities. It is further found and declared that certain of such areas, or portions thereof, may require acquisition, clearance, and disposition subject to use restrictions, as provided in this chapter, since the prevailing condition of decay may make impracticable the reclamation of the area by rehabilitation; that other areas or portions thereof may, through the means provided in this chapter, be susceptible of rehabilitation in such a manner that the conditions and evils hereinbefore enumerated may be eliminated, remedied or prevented; and that to the extent feasible salvable blighted areas should be rehabilitated through voluntary action and the regulatory process. It is further found and declared that there is an urgent need to enhance the ability of municipalities to act effectively and expeditiously to revive blighted areas and to prevent further blight due to shocks to the economy of the state and their actual and threatened effects on unemployment, poverty, and the availability of private capital for businesses and projects in the area. It is further found and declared that the powers conferred by this chapter are for public uses and purposes for which public money may be expended and the power of eminent domain exercised; and that the necessity in the public interest for the provisions herein enacted is hereby declared as a matter of legislative determination. [2002 c 218 § 2; 1965 c 7 § 35.81.020. Prior: 1957 c 42 § 2. Formerly RCW 35.81.020.] NOTES: Severability -- 2002 c 218: "If any provision of this act or its application to any person or circumstance is held invalid, the remainder of the act or the application of the provision to other persons or circumstances is not affected." [2002 c 218 § 28.] Savings -- Construction -- 2002 c 218: "(1) This act does not impair any authority granted, any actions undertaken, or any liability or obligation incurred under the sections amended in this act or under any rule, order, plan, or project adopted under those sections, nor does it impair any proceedings instituted under those sections. (2) Any power granted in this act with respect to a community renewal plan, and any process authorized for the exercise of the power, may be used by any municipality in implementing any urban renewal plan or project adopted under chapter 35.81 RCW, to the same extent as if the plan were http://search.mrsc.orglnxtlgateway.dlllrcwlrcw%20%203 5%20%20titlelrcw%20%203 5%2... 5/17/2006 0 M Page 2 of 2 , adopted as a community renewal plan. (3) This act shall be liberally construed." [2002 c 218 § 29.] http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 Page 1 of 3 RCW 35.81.015 Definitions. The following terms wherever used or referred to in this chapter, shall have the following meanings, unless a different meaning is clearly indicated by the context: (1) "Agency" or "community renewal agency" means a public agency created under RCW 35.81.160 or otherwise authorized to serve as a community renewal agency under this chapter. (2) "Blighted area" means an area which, by reason of the substantial physical dilapidation, deterioration, defective construction, material, and arrangement and/or age or obsolescence of buildings or improvements, whether residential or nonresidential, inadequate provision for ventilation, light, proper sanitary facilities, or open spaces as determined by competent appraisers on the basis of an examination of the building standards of the municipality; inappropriate uses of land or buildings; existence of overcrowding of buildings or structures; defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility or usefulness; excessive land coverage; insanitary or unsafe conditions; deterioration of site; existence of hazardous soils, substances, or materials; diversity of ownership; tax or special assessment delinquency exceeding the fair value of the land; defective or unusual conditions of title; improper subdivision or obsolete platting; existence of persistent and high levels of unemployment or poverty within the area; or the existence of conditions that endanger life or property by fire or other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency or crime; substantially impairs or arrests the sound growth of the municipality or its environs, or retards the provision of housing accommodations; constitutes an economic or social liability; and/or is detrimental, or constitutes a menace, to the public health, safety, welfare, or morals in its present condition and use. (3) "Bonds" means any bonds, notes, or debentures (including refunding obligations) herein authorized to be issued. (4) "Clerk" means the clerk or other official of the municipality who is the custodian of the official records of such municipality. (5) "Community renewal area" means a blighted area which the local governing body designates as appropriate for a community renewal project or projects. (6) "Community renewal plan" means a plan, as it exists from time to time, for a community renewal project or projects, which plan (a) shall be consistent with the comprehensive plan or parts thereof for the municipality as a whole; (b) shall be sufficiently complete to indicate such land acquisition, demolition, and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the community renewal area; zoning and planning changes, if any, which may include, among other things, changes related to land uses, densities, and building requirements; and the plan's relationship to definite local objectives respecting appropriate land uses, improved traffic, public transportation, public utilities, recreational and community facilities, and other public improvements; (c) shall address the need for replacement housing, within the municipality, where existing housing is lost as a result of the community renewal project undertaken by the municipality under this chapter; and (d) may include a plan to address any persistent high levels of unemployment or poverty in the community renewal area. (7) "Community renewal project" includes one or more undertakings or activities of a municipality in a community renewal area: (a) For the elimination and the prevention of the development or spread of blight; (b) for encouraging economic growth through job creation or retention; (c) for redevelopment or http://search.mrsc.org/nxt/gateway.dll/rcw/rcw%20%2035%20%20title/rcw%2O°/a2035°/a2... 5/17/2006 Page 2 of 3 , , rehabilitation in a community renewal area; or (d) any combination or part thereof in accordance with a community renewal plan. (8) "Federal government" includes the United States of America or any agency or instrumentality, corporate or otherwise, of the United States of America. (9) "Local governing body" means the council or other legislative body charged with governing the municipality. (10) "Mayor" means the chief executive of a city or town, or the elected executive, if any, of any county operating under a charter, or the county legislative authority of any other county. (11) "Municipality" means any incorporated city or town, or any county, in the state. (12) "Obligee" includes any bondholder, agent, or trustees for any bondholders, any lessor demising to the municipality property used in connection with a community renewal project, or any assignee or assignees of such lessor's interest or any part thereof, and the federal government when it is a party to any contract with the municipality. (13) "Person" means any individual, firm, partnership, corporation, company, association, joint stock association, or school district; and shall include any trustee, receiver, assignee, or other person acting in a similar representative capacity. (14) "Persons of low income" means an individual with an annual income, at the time of hiring or at the time assistance is provided under this chapter, that does not exceed the higher of either: (a) Eighty percent of the statewide median family income, adjusted for family size; or (b) eighty percent of the median family income for the county or standard metropolitan statistical area, adjusted for family size, where the community renewal area is located. (15) "Public body" means the state or any municipality, board, commission, district, or any other subdivision or public body of the state or of a municipality. (16) "Public officer" means any officer who is in charge of any department or branch of the government of the municipality relating to health, fire, building regulations, or to other activities concerning dwellings in the municipality. (17) "Real property" includes all lands, including improvements and fixtures thereon, and property of any nature appurtenant thereto, or used in connection therewith, and every estate, interest, right and use, legal or equitable, therein, including terms for years and liens by way of judgment, mortgage or otherwise. (18) "Redevelopment" includes (a) acquisition of a blighted area or portion thereof; (b) demolition and removal of buildings and improvements; (c) installation, construction or reconstruction of streets, utilities, parks, playgrounds, and other improvements necessary for carrying out in the area the community renewal provisions of this chapter in accordance with the community renewal plan; (d) making the land available for development or redevelopment by private enterprise or public bodies (including sale, initial leasing, or retention by the municipality itself) at its fair value for uses in accordance with the community renewal plan; and (e) making loans or grants to a person or public body for the purpose of creating or retaining jobs, a substantial portion of which, as determined by the municipality, shall be for persons of low income. http://search.mrsc.orghurtlgateway.dll/rcw/rcw%20%203 5%20%20title/rew%20%203 5 %2... 5/ 17/2006 Page 3 of 3 r..- (19) "Rehabilitation" includes the restoration and renewal of a blighted area or portion thereof, in accordance with a community renewal plan, by (a) carrying out plans for a program of voluntary or compulsory repair and rehabilitation of buildings or other improvements; (b) acquisition of real property and demolition or removal of buildings and improvements thereon where necessary to eliminate unhealthful, insanitary or unsafe conditions, lessen density, reduce traffic hazards, eliminate obsolete or other uses detrimental to the public welfare, or otherwise to remove or prevent the spread of blight or deterioration, or to provide land for needed public facilities; (c) installation, construction or reconstruction of streets, utilities, parks, playgrounds, and other improvements necessary for carrying out in the area the community renewal provisions of this chapter; and (d) the disposition of any property acquired in such community renewal area for uses in accordance with such community renewal plan. [2002 c 218 § 1; 1991 c 363 § 41; 1975 c 3 § 1; 1971 ex.s. c 177 § 6; 1965 c 7 § 35.81.010. Prior: 1957 c 42 § 1. Formerly RCW 35.81.010.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. Purpose -- Captions not law -- 1991 c 363: See notes following RCW 2.32.180. http://search.mrse.org/nxtlgateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%203 5%2... 5/17/2006 CM M Page 1 of 1 RCW 35.81.030 Encouragement of private enterprise. A municipality, to the greatest extent it determines to be feasible in carrying out the provisions of this chapter, shall afford maximum opportunity, consistent with the needs of the municipality as a whole, to the rehabilitation or redevelopment of the community renewal area by private enterprise. A municipality shall give consideration to this objective in exercising its powers under this chapter, including the formulation of a workable program, the approval of community renewal plans (consistent with the comprehensive plan or parts thereof for the municipality), the exercise of its zoning powers, the enforcement of other laws, codes and regulations relating to the use of land and the use and occupancy of buildings and improvements, the disposition of any property acquired, and the provision of necessary public improvements. [2002 c 218 § 3; 1965 c 7 § 35.81.030. Prior: 1957 c 42 § 3.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http: //search. mrse. org/nxtlgateway. dlUrcw/rcw%20%203 5 %20%20title/rcw%20%203 5 %2... 5/ 17/2006 Page 1 of 1 Naw RCW 35.81.040 Formulation of workable program. A municipality for the purposes of this chapter may formulate a workable program for using appropriate private and public resources to eliminate, and prevent the development or spread of, blighted areas, to encourage needed community rehabilitation, to provide for the redevelopment of such areas, or to undertake the activities, or other feasible municipal activities as may be suitably employed to achieve the objectives of the workable program. The workable program may include, without limitation, provision for: The prevention of the spread of blight into areas of the municipality which are free from blight through diligent enforcement of housing, zoning, and occupancy controls and standards; the rehabilitation of blighted areas or portions thereof by replanning, removing congestion, providing parks, playgrounds and other public improvements, by encouraging voluntary rehabilitation and by compelling the repair and rehabilitation of deteriorated or deteriorating structures; the replacement of housing that is lost as a result of community renewal activities within a community renewal area; the clearance and redevelopment of blighted areas or portions thereof; and the reduction of unemployment and poverty within the community renewal area by providing financial or technical assistance to a person or public body that is used to create or retain jobs, a substantial portion of which, as determined by the municipality, shall be for persons of low income. [2002 c 218 § 4; 1965 c 7 § 35.81.040. Prior: 1957 c 42 § 4.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrse.orglnxtlgateway.dl l/rcw/rcw%20%203 5%20%20titlelrcw%20%203 5%2... 5/ 17/2006 0 M Page 1 of 1 RCW 35.81.050 Findings by local governing body required -- Exercise of community renewal agency powers. (1) No municipality shall exercise any of the powers hereafter conferred upon municipalities by this chapter until after its local governing body shall have adopted an ordinance or resolution finding that: (a) One or more blighted areas exist in such municipality; and (b) the rehabilitation, redevelopment, or a combination thereof, of such area or areas is necessary in the interest of the public health, safety, morals, or welfare of the residents of such municipality. (2) After adoption of the ordinance or resolution making the findings described in subsection (1) of this section, the local governing body of the municipality may elect to have the powers of a community renewal agency under this chapter exercised in one of the following ways: (a) By appointing a board or commission composed of not less than five members, which board or commission shall include municipal officials and elected officials, selected by the mayor, with approval of the local governing body of the municipality; or (b) By the local governing body of the municipality directly; or (c) By the board of a public corporation, commission, or authority under chapter 35.21 RCW, or a public facilities district created under chapter 3 5.5 7 or 3 6. 100 RCW, or a public port district created under chapter 53.04 RCW, or a housing authority created under chapter 35.82 RCW, that is authorized to conduct activities as a community renewal agency under this chapter. [2002 c 218 § 5; 1965 c 7 § 35.81.050. Prior: 1957 c 42 § 5.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%2035%2... 5/ 17/2006 Page 1 of 2 ..W RCW 35.81.060 Comprehensive plan -- Preparation -- Hearing -- Approval -- Modification -- Effect. (1) A municipality shall not approve a community renewal project for a community renewal area unless the local governing body has, by ordinance or resolution, determined such an area to be a blighted area and designated the area as appropriate for a community renewal project. The local governing body shall not approve a community renewal plan until a comprehensive plan or parts of the plan for an area which would include a community renewal area for the municipality have been prepared as provided in chapter 36.70A RCW. For municipalities not subject to the planning requirements of chapter 36.70A RCW, any proposed comprehensive plan must be consistent with a local comprehensive plan adopted under chapter 35.63 or 36.70 RCW, or any other applicable law. A municipality shall not acquire real property for a community renewal project unless the local governing body has approved the community renewal project plan in accordance with subsection (4) of this section. (2) The municipality may itself prepare or cause to be prepared a community renewal plan, or any person or agency, public or private, may submit such a plan to the municipality. Prior to its approval of a community renewal project, the local governing body shall review and determine the conformity of the community renewal plan with the comprehensive plan or parts thereof for the development of the municipality as a whole. If the community renewal plan is not consistent with the existing comprehensive plan, the local governing body may amend its comprehensive plan or community renewal plan. (3) Prior to adoption, the local governing body shall hold a public hearing on a community renewal plan after providing public notice. The notice shall be given by publication once each week for two consecutive weeks not less than ten nor more than thirty days prior to the date of the hearing in a newspaper having a general circulation in the community renewal area of the municipality and by mailing a notice of the hearing not less than ten days prior to the date of the hearing to the persons whose names appear on the county treasurer's tax roll as the owner or reputed owner of the property, at the address shown on the tax roll. The notice shall describe the time, date, place, and purpose of the hearing, shall generally identify the community renewal area affected, and shall outline the general scope of the community renewal plan under consideration. (4) Following the hearing, the local governing body may approve a community renewal project if it finds that (a) a feasible plan exists for making available adequate housing for the residents who may be displaced by the project; (b) the community renewal plan conforms to the comprehensive plan for the municipality; (c) the community renewal plan will afford maximum opportunity, consistent with the needs of the municipality, for the rehabilitation or redevelopment of the community renewal area by private enterprise; (d) a sound and adequate financial program exists for the financing of the project; and (e) the community renewal project area is a blighted area as defined in RCW 35.81.015(2). (5) A community renewal project plan may be modified at any time by the local governing body. However, if modified after the lease or sale by the municipality of real property in the community renewal project area, the modification shall be subject to the rights at law or in equity as a lessee or purchaser, or the successor or successors in interest may be entitled to assert. (6) Unless otherwise expressly stated in an ordinance or resolution of the governing body of the municipality, a community renewal plan small not be considered a subarea plan or part of a comprehensive plan for purposes of chapter 36.70A RCW. However, a municipality that has adopted a comprehensive plan under chapter 36.70A RCW may adopt all or part of a community renewal plan at any time as a new or amended subarea plan, whether or not any subarea plan has previously been adopted for all or part of the community renewal area. Any community renewal plan so adopted, unless http://search.mrsc.org/nxtlgateway.dlllrcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 M M Page 2 of 2 otherwise determined by the growth management hearings board with jurisdiction under a timely appeal in RCW 36.70A.280, shall be conclusively presumed to comply with the requirements in this chapter for consistency with the comprehensive plan. [2002 c 218 § 6; 1965 c 7 § 35.81.060. Prior: 1957 c 42 § 6.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search. mrsc. org/nxtlgateway. dll/rcw/rcw%20%203 5 %20%20title/rcw°/`20°/`203 5 %2... 5/ 17/2006 Page 1 of 3 RCW 35.81.070 Powers of municipality. Every municipality shall have all the powers necessary or convenient to carry out and effectuate the purposes and provisions of this chapter, including the following powers in addition to others granted under this chapter: (1) To undertake and carry out community renewal projects within the municipality, to make and execute contracts and other instruments necessary or convenient to the exercise of its powers under this chapter, and to disseminate blight clearance and community renewal information. (2) To provide or to arrange or contract for the furnishing or repair by any person or agency, public or private, of services, privileges, works, streets, roads, public utilities or other facilities for, or in connection with, a community renewal project; to install, construct, and reconstruct streets, utilities, parks, playgrounds, and other public improvements; and to agree to any conditions that it may deem reasonable and appropriate attached to federal financial assistance and imposed pursuant to federal law relating to the determination of prevailing salaries or wages or compliance with labor standards, in the undertaking or carrying out of a community renewal project, and to include in any contract let in connection with such a project, provisions to fulfill such of said conditions as it may deem reasonable and appropriate. (3) To provide financial or technical assistance, using available public or private funds, to a person or public body for the purpose of creating or retaining jobs, a substantial portion of which, as determined by the municipality, shall be for persons of low income. (4) To make payments, loans, or grants to, provide assistance to, and contract with existing or new owners and tenants of property in the community renewal areas as compensation for any adverse impacts, such as relocation or interruption of business, that may be caused by the implementation of a community renewal project, and/or consideration for commitments to develop, expand, or retain land uses that contribute to the success of the project or plan, including without limitation businesses that will create or retain jobs, a substantial portion of which, as determined by the municipality, shall be for persons of low income. (5) To contract with a person or public body to provide financial assistance, authorized under this section, to property owners and tenants impacted by the implementation of the community renewal plan and to provide incentives to property owners and tenants to encourage them to locate in the community renewal area after adoption of the community renewal plan. (6) Within the municipality, to enter upon any building or property in any community renewal area, in order to make surveys and appraisals, provided that such entries shall be made in such a manner as to cause the least possible inconvenience to the persons in possession, and to obtain an order for this purpose from a court of competent jurisdiction in the event entry is denied or resisted; to acquire by purchase, lease, option, gift, grant, bequest, devise, eminent domain, or otherwise, any real property and such personal property as may be necessary for the administration of the provisions herein contained, together with any improvements thereon; to hold, improve, clear, or prepare for redevelopment any such property; to dispose of any real property; to insure or provide for the insurance of any real or personal property or opt -rations of the municipality against any risks or hazards, including the power to pay premiums on any such insurance: PROVIDED, That no statutory provision with respect to the acquisition, clearance, or disposition of property by public bodies shall restrict a municipality in the exercise of such functions with respect to a community renewal project. http://search.mrso. orglnxtlgateway. dl llrcwlrcw%20%203 5 %20%20titlelrew%20%203 5 %2... 5/ 17/2006 Page 2 of 3 *W *' (7) To invest any community renewal project funds held in reserves or sinking funds or any such funds which are not required for immediate disbursement, in property or securities in which mutual savings banks may legally invest funds subject to their control; to redeem such bonds as have been issued pursuant to RCW 35.81.100 at the redemption price established therein or to purchase such bonds at less than redemption price, all such bonds so redeemed or purchased to be canceled. (8) To borrow money and to apply for, and accept, advances, loans, grants, contributions and any other form of financial assistance from the federal government, the state, county, or other public body, or from any sources, public or private, for the purposes of this chapter, and to enter into and carry out contracts in connection therewith. A municipality may include in any application or contract for financial assistance with the federal government for a community renewal project such conditions imposed pursuant to federal laws as the municipality may deem reasonable and appropriate and which are not inconsistent with the purposes of this chapter. (9) Within the municipality, to make or have made all plans necessary to the carrying out of the purposes of this chapter and to contract with any person, public or private, in making and carrying out such plans and to adopt or approve, modify, and amend such plans. Such plans may include, without limitation: (a) A comprehensive plan or parts thereof for the locality as a whole, (b) community renewal plans, (c) plans for carrying out a program of voluntary or compulsory repair and rehabilitation of buildings and improvements, (d) plans for the enforcement of state and local laws, codes, and regulations relating to the use of land and the use and occupancy of buildings and improvements and to the compulsory repair, rehabilitation, demolition, or removal of buildings and improvements, (e) appraisals, title searches, surveys, studies, and other preliminary plans and work necessary to prepare for the undertaking of community renewal projects, and (f) plans to provide financial or technical assistance to a person or public body for the purpose of creating or retaining jobs, a substantial portion of which, as determined by the municipality, shall be for persons of low income. The municipality is authorized to develop, test, and report methods and techniques, and carry out demonstrations and other activities, for the prevention and the elimination of blight, for job creation or retention activities, and to apply for, accept, and utilize grants of, funds from the federal government for such purposes. (10) To prepare plans for the relocation of families displaced from a community renewal area, and to coordinate public and private agencies in such relocation, including requesting such assistance for this purpose as is available from other private and governmental agencies, both for the municipality and other parties. (11) To appropriate such funds and make such expenditures as may be necessary to carry out the purposes of this chapter, and in accordance with state law: (a) Levy taxes and assessments for such purposes; (b) acquire land either by negotiation or eminent domain, or both; (c) close, vacate, plan, or replan streets, roads, sidewalks, ways, or other places; (d) plan or replan, zone or rezone any part of the municipality; (e) adopt annual budgets for the operation of a community renewal agency, department, or offices vested with community renewal project powers under RCW 35.81.150; and (0 enter into agreements with such agencies or departments (which agreements may extend over any period) respecting action to be taken by such municipality pursuant to any of the powers granted by this chapter. (12) Within the municipality, to organize, coordinate, and direct the administration of the provisions of this chapter as they apply to such municipality in order that the objective of remedying blighted areas and preventing the causes thereof within such municipality may be most effectively promoted and achieved, and to establish such new office or offices of the municipality or to reorganize existing offices in order to carry out such purpose most effectively. (13) To contract with a person or public body to assist in carrying out the purposes of this chapter. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%2035%2... 5/ 17/200b Page 3 of 3 IMW (14) To exercise all or any part or combination of powers herein granted. [2002 c 218 § 7; 1965 c 7 § 35.81.070. Prior: 1957 c 42 § 7.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://Search.mrse.org/nxtlgateway.dlllrcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 M M Page 1 of 1 , RCW 35.81.080 Eminent domain. A municipality shall have the right to acquire by condemnation, in accordance with the procedure provided for condemnation by such municipality for other purposes, any interest in real property, which it may deem necessary for a community renewal project under this chapter after the adoption by the local governing body of a resolution declaring that the acquisition of the real property described therein is necessary for such purpose. Condemnation for community renewal of blighted areas is declared to be a public use, and property already devoted to any other public use or acquired by the owner or a predecessor in interest by eminent domain may be condemned for the purposes of this chapter. The award of compensation for real property taken for such a project shall not be increased by reason of any increase in the value of the real property caused by the assembly, clearance, or reconstruction, or proposed assembly, clearance, or reconstruction in the project area. No allowance shall be made for the improvements begun on real property after notice to the owner of such property of the institution of proceedings to condemn such property. Evidence shall be admissible bearing upon the insanitary, unsafe, or substandard condition of the premises, or the unlawful use thereof. [2002 c 218 § 8; 1965 c 7 § 35.81.080. Prior: 1957 c 42 § 8.1 NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. Eminent domain by cities: Chapter 8.12 RCW. http://search.n rsc.org/nxt/gateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%2035%2... 5/ 17/2006 Page 1 of 3 RCW 35.81.090 Acquisition, disposal of real property in community renewal area. (1) A municipality, with approval of its legislative authority, may acquire real property, or any interest therein, for the purposes of a community renewal project (a) prior to the selection of one or more persons interested in undertaking to redevelop or rehabilitate the real property, or (b) after the selection of one or more persons interested in undertaking to redevelop or rehabilitate such real property. In either case the municipality may select a redeveloper through a competitive bidding process consistent with this section or through a process consistent with RCW 35.81.095. (2) A municipality, with approval of its legislative authority, may sell, lease, or otherwise transfer real property or any interest therein acquired by it for a community renewal project, in a community renewal area for residential, recreational, commercial, industrial, or other uses or for public use, and may enter into contracts with respect thereto, or may retain such a property or interest only for parks and recreation, education, public utilities, public transportation, public safety, health, highways, streets, and alleys, administrative buildings, or civic centers, in accordance with the community renewal project plan, subject to such covenants, conditions, and restrictions, including covenants running with the land, as it may deem to be necessary or desirable to assist in preventing the development or spread of blighted areas or otherwise to carry out the purposes of this chapter. However, such a sale, lease, other transfer, or retention, and any agreement relating thereto, may be made only after the approval of the community renewal plan by the local governing body. The purchasers or lessees and their successors and assigns shall be obligated to devote the real property only to the uses specified in the community renewal plan, and may be obligated to comply with any other requirements as the municipality may determine to be in the public interest, including the obligation to begin and complete, within a reasonable time, any improvements on the real property required by the community renewal plan or promised by the transferee. The real property or interest shall be sold, leased, or otherwise transferred for the consideration the municipality determines adequate. In determining the adequacy of consideration, a municipality may take into account the uses permitted under the community renewal plan; the restrictions upon, and the covenants, conditions, and obligations assumed by, the transferee; and the public benefits to be realized, including furthering of the objectives of the plan for the prevention of the recurrence of blighted areas. (3) The municipality in any instrument of conveyance to a private purchaser or lessee may provide that the purchaser or lessee shall be without power to sell, lease, or otherwise transfer the real property, or to permit changes in ownership or control of a purchaser or lessee that is not a natural person, in each case without the prior written consent of the municipality until the purchaser or lessee has completed the construction of all improvements that it has obligated itself to construct thereon. The municipality may also retain the right, upon any earlier transfer or change in ownership or control without consent; or any failure or change in ownership or control without consent; or any failure to complete the improvements within the time agreed to terminate the transferee's interest in the property; or to retain or collect on any deposit or instrument provided as security, or both. The enforcement of these restrictions and remedies is declared to be consistent with the public policy of this state. Real property acquired by a municipality that, in accordance with the provisions of the community renewal plan, is to be transferred, shall be transferred as rapidly as feasible, in the public interest, consistent with the carrying out of the provisions of the community renewal plan. The inclusion in any contract or conveyance to a purchaser or lessee of any covenants, restrictions, or conditions (including the incorporation by reference therein of the provisions of a community renewal plan or any part thereof) shall not prevent the recording of such a contract or conveyance in the land records of the auditor or the county in which the city or town is located, in a manner that affords actual or constructive notice thereof. (4)(a)(1) A municipality may dispose of real property in a community renewal area, acquired by the http:llseareb.mrsc.orglnxtlgateway. dlllrcwlrcw%20%203 5%20%20titlelrew%20%203 5%2... 5/ 17/2006 M M Page 2 of 3 , , municipality under this chapter, to any private persons only under those reasonable competitive bidding procedures as it shall prescribe, or by competitive bidding as provided in this subsection, through direct negotiation where authorized under (c) of this subsection, or by a process authorized in RCW 35.81.095. (ii) A competitive bidding process may occur (A) prior to the purchase of the real property by the municipality, or (B) after the purchase of the real property by the municipality. (b)(i) A municipality may, by public notice by publication once each week for three consecutive weeks in a newspaper having a general circulation in the community, prior to the execution of any contract or deed to sell, lease, or otherwise transfer real property and prior to the delivery of any instrument of conveyance with respect thereto under the provisions of this section, invite bids from, and make available all pertinent information to, private redevelopers or any persons interested in undertaking to redevelop or rehabilitate a community renewal area, or any part thereof. This notice shall identify the area, or portion thereof, and shall state that further information as is available may be obtained at the office as shall be designated in the notice. (ii) The municipality shall consider all responsive redevelopment or rehabilitation bids and the financial and legal ability of the persons making the bids to carry them out. The municipality may accept the bids as it deems to be in the public interest and in furtherance of the purposes of this chapter. Thereafter, the municipality may execute, in accordance with the provisions of subsection (2) of this section, and deliver contracts, deeds, leases, and other instruments of transfer. (c) If the legislative authority of the municipality determines that the sale of real property to a specific person is necessary to the success of a neighborhood revitalization or community renewal project for which the municipality is providing assistance to a nonprofit organization from federal community development block grant funds under 42 U.S.C. Sec. 5305(a)(15), or successor provision, under a plan or grant application approved by the United States department of housing and urban development, or successor agency, then the municipality may sell or lease that property to that person through direct negotiation, for consideration determined by the municipality to be adequate consistent with subsection (2) of this section. This direct negotiation may occur, and the municipality may enter into an agreement for sale or lease, either before or after the acquisition of the property by the municipality. Unless the municipality has provided notice to the public of the intent to sell or lease the property by direct negotiation, as part of a citizen participation process adopted under federal regulations for the plan or grant application under which the federal community development block grant funds have been awarded, the municipality shall publish notice of the sale at least fifteen days prior to the conveyance of the property. (5) A municipality may operate and maintain real property acquired in a community renewal area for a period of three years pending the disposition of the property for redevelopment, without regard to the provisions of subsection (2) of this section, for such uses and purposes as may be deemed desirable even though not in conformity with the community renewal plan. However, the municipality may, after a public hearing, extend the time for a period not to exceed three years. (6) Any covenants, restrictions, promises, undertakings, releases, or waivers in favor of a municipality contained in any deed or other instrument accepted by any transferee of property from the municipality or community renewal agency under this chapter, or contained in any document executed by any owner of property in a community renewal area, shall run with the land to the extent provided in the deed, instrument, or other document, so as to bind, and be enforceable by the municipality against, the person accepting or making the deed, instrument, or other document and that person's heirs, successors in interest, or assigns having actual or constructive notice thereof. http://search, mrsc. org/nxtlgateway. dl l/rcw/rcw%20%203 5 %20%20title/rcw%20%203 5%2 ... 5/17/2006 Page 3 of 3 [2002 c 218 § 9; 1965 c 7 § 35.81.090. Prior: 1957 c 42 § 9.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 Page 1 of 1 . , M CM RCW 35.81.095 Selection of person to undertake redevelopment or rehabilitation of real property. (1) The process authorized under this section may occur (a) prior to the purchase of the real property by the municipality, or (b) after the purchase of the real property by the municipality. (2) A municipality may, by public notice once each week for three consecutive weeks in a legal newspaper in the municipality, or prior to the execution of any contract or deed to sell, lease, or otherwise transfer real property and prior to the delivery of any instrument of conveyance with respect thereto under the provisions of this section, invite statements of interest and qualifications and, at the municipality's option, proposals from any persons interested in undertaking to redevelop or rehabilitate the real property. (3) The notice required under this section shall identify the area, or portion thereof, the process the municipality will use to evaluate qualifications and, if applicable, proposals submitted by redevelopers or any persons, and other information relevant to the community renewal project. The notice shall also state that further information, as is available, may be obtained at the offices designated in the notice. (4)(a) Based on its evaluation of qualifications and, if applicable, proposals, the municipality may select a proposer with whom to negotiate or may select two or more finalists to submit proposals, or to submit more detailed or revised proposals. The municipality may, in its sole discretion, reject all responses or proposals, amend any solicitation to allow modification or supplementation of qualifications or proposals, or waive irregularities in the content or timing of any qualifications or proposals. (b) The municipality may initiate negotiations with the person selected on the basis of qualifications or proposals. If the municipality does not enter into a contract with that person, it may (i) enter into negotiations with the person that submitted the next highest ranked qualifications or proposal, (ii) solicit additional proposals using a process permitted by RCW 35.81.090, or (iii) otherwise dispose of or retain the real property consistent with the provisions of this chapter. A municipality shall not be required to select or enter into a contract with any proposer or to compensate any proposer for the cost of preparing a proposal or negotiating with the municipality. (c) A municipality, with approval of its legislative authority, may select and enter into a contract with more than one proposer to carry out different aspects or parts of a community renewal plan. [2002 c 218 § 10.1 NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%203 5%2... 5/ 17/2006 Page 1 of 2 RCW 35.81.100 Bonds -- Issuance -- Form, terms, payment, etc. -- Fund for excess property tax, excise tax. (1) A municipality shall have the power to issue bonds from time to time in its discretion to finance the undertaking of any community renewal project under this chapter, including, without limiting the generality of this power, the payment of principal and interest upon any advances for surveys and plans for community renewal projects, and shall also have power to issue refunding bonds for the payment or retirement of such bonds previously issued by it. Such bonds shall not pledge the general credit of the municipality and shall be made payable, as to both principal and interest, solely from the income, proceeds, revenues, and funds of the municipality derived from, or held in connection with, its undertaking and carrying out of community renewal projects under this chapter. However, the payment of such bonds, both as to principal and interest, may be further secured by a pledge of any loan, grant, or contribution from the municipality, the federal government, or from other sources, in aid of any community renewal projects of the municipality under this chapter. (2) Bonds issued under this section shall not constitute an indebtedness within the meaning of any constitutional or statutory debt limitation or restriction, and shall not be subject to the provisions of any other law or charter relating to the authorization, issuance, or sale of bonds. Bonds issued under the provisions of this chapter are declared to be issued for an essential public and governmental purpose, and together with interest thereon and income therefrom, shall be exempted from all taxes. (3) Bonds issued under this section shall be authorized by resolution or ordinance of the local governing body and may be issued in one or more series and shall bear such date or dates, be payable upon demand or mature at such time or times, bear interest at such rate or rates, be in such denomination or denominations, be in such form either coupon or registered as provided in RCW 39.46.030, carry such conversion or registration privileges, have such rank or priority, be executed in such manner, be payable in such medium of payment, at such place or places, and be subject to such terms of redemption (with or without premium), be secured in such manner, and have such other characteristics, as may be provided by such resolution or trust indenture or mortgage issued pursuant thereto. (4) Such bonds may be sold at not less than ninety-eight percent of par at public or private sale, or may be exchanged for other bonds on the basis of par: PROVIDED, That such bonds may be sold to the federal government at private sale at not less than par and, in the event less than all of the authorized principal amount of such bonds is sold to the federal government, the balance may be sold at public or private sale at not less than ninety-eight percent of par at an interest cost to the municipality of not to exceed the interest cost to the municipality of the portion of the bonds sold to the federal government. (5)(a) The municipality may annually pay into a fund to be established for the benefit of such bonds any and all excess of the taxes received by it from the same property over and above the average of the annual taxes authorized without vote for a five-year period immediately preceding the acquisition of the property by the municipality for renewal purposes, such payment to continue until such time as all bonds payable from the fund are paid in full. Any other taxing unit that receives property tax revenues from property in the community renewal area is authorized to allocate excess taxes, computed in the same manner, to the municipality or municipalities in which it is situated. (b) In addition to the excess property tax revenues from property in the community renewal area, authorized in this subsection, the municipality may annually pay into the fund, established in this subsection, any and all excess of the excise tax received by it from business activity in the community renewal area over and above the average of the annual excise tax collected for a five-year period immediately preceding the establishment of a community renewal area. The payment may continue until all the bonds payable from the fund are paid in full. Any other taxing unit that receives excise tax from htip:llsearch.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 Ln In Page 2 of 2 . , business activity in the community renewal area is authorized to allocate excess excise tax, computed in the same manner, to the municipality or municipalities in which it is situated. As used in this subsection, "excise tax" means a local retail sales and use tax authorized in chapter 82.14 RCW. The legislature declares that it is a proper purpose of a municipality to allocate an excise tax for purposes of a community renewal project under this chapter. (6) In case any of the public officials of the municipality whose signatures appear on any bonds or any coupons issued under this chapter shall cease to be such officials before the delivery of such bonds, such signatures shall, nevertheless, be valid and sufficient for all purposes, the same as if such officials had remained in office until such delivery. Any provision of any law to the contrary notwithstanding, any bonds, issued pursuant to this chapter shall be fully negotiable. (7) In any suit, action, or proceeding involving the validity or enforceability of any bond issued under this chapter or the security therefor, any such bond reciting in substance that it has been issued by the municipality in connection with a community renewal project, as herein defined, shall be conclusively deemed to have been issued for such purpose and such project shall be conclusively deemed to have been planned, located, and carried out in accordance with the provisions of this chapter. (8) Notwithstanding subsections (1) through (7) of this section, such bonds may be issued and sold in accordance with chapter 39.46 RCW. [2002 c 218 § 11; 1983 c 167 § 64; 1970 ex.s. c 56 § 44; 1969 ex.s. c 232 § 21; 1965 c 7 § 35.81.100. Prior: 1957 c 42 § 10.1 NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. Liberal construction -- Severability -- 1983 c 167: See RCW 39.46.010 and note following. Purpose -- 1970 ex.s. c 56: See note following RCW 39.52.020. Validation -- Saving -- Severability -- 1969 ex.s. c 232: See notes following RCW 39.52.020. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%2035%2... 5/ 17/2006 Page 1 of 1 RCW 35.81.110 Bonds as legal investment, security. All banks, trust companies, bankers, savings banks and institutions, building and loan associations, savings and loan associations, investment companies, and other persons carrying on a banking or investment business, all insurance companies, insurance associations, and other persons carrying on an insurance business and all executors, administrators, curators, trustees, and other fiduciaries, may legally invest any sinking funds, moneys, or other funds belonging to them or within their control in any bonds or other obligations issued by a municipality under this chapter. Such bonds and other obligations shall be authorized security for all public deposits. It is the purpose of this section to authorize any persons, political subdivisions, and officers, public or private, to use any funds owned or controlled by them for the purchase of any such bonds or other obligations. Nothing contained in this section with regard to legal investments shall be construed as relieving any person of any duty of exercising reasonable care in selecting securities. [2002 c 218 § 12; 1965 c 7 § 35.81.110. Prior: 1957 c 42 § 11.] NOTES: Severability--Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://scarch.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 M M Page 1 of 1 , I RCW 35.81.115 General obligation bonds authorized. For the purposes of this chapter a municipality may (in addition to any authority to issue bonds pursuant to RCW 35.81.100) issue and sell its general obligation bonds. Any bonds issued by a municipality pursuant to this section shall be issued in the manner and within the limitations prescribed by the laws of this state for the issuance and authorization of bonds by such municipality for public purposes generally. [1965 c 7 § 35.81.115. Prior: 1959 c 79 § 1.] http://search.rnrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%203 5%2... 5/ 17/2006 Page 1 of 1 RCW 35.81.120 Property of municipality exempt from process and taxes. (1) All property of a municipality, including funds, owned or held by it for the purposes of this chapter, shall be exempt from levy and sale by virtue of an execution, and no execution or other judicial process shall issue against the same nor shall judgment against a municipality be a charge or lien upon such property: PROVIDED, That the provisions of this section shall not apply to, or limit the right of, obligees to pursue any remedies for the enforcement of any pledge or lien given pursuant to this chapter by a municipality on its rents, fees, grants, or revenues from community renewal projects. (2) The property of a municipality, acquired or held for the purposes of this chapter, is declared to be public property used for essential public and governmental purposes and such property shall be exempt from all taxes of the municipality, the county, the state, or any political subdivision thereof: PROVIDED, That such tax exemption shall terminate when the municipality sells, leases, or otherwise disposes of such property in a community renewal area to a purchaser or lessee that is not a public body or other organization normally entitled to tax exemption with respect to such property. [2002 c 218 § 15; 1965 c 7 § 35.81.120. Prior: 1957 c 42 § 12.1 NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 n M Page 1 of 1 , RCW 35.81.130 Powers of public bodies. For the purpose of aiding in the planning, undertaking, or carrying out of a community renewal project located within the area in which it is authorized to act, any public body authorized by law or by this chapter, may, upon such terms, with or without consideration, as it may determine: (1) Dedicate, sell, convey, or lease any of its interest in any property, or grant easements, licenses, or other rights or privileges therein to a municipality or other public body; (2) incur the entire expense of any public improvements made by a public body, in exercising the powers granted in this section; (3) do any and all things necessary to aid or cooperate in the planning or carrying out of a community renewal plan; (4) lend, grant, or contribute funds, including without limitation any funds derived from bonds issued or other borrowings authorized in this chapter, to a municipality or other public body and, subject only to any applicable constitutional limits, to any other person; (5) enter into agreements (which may extend over any period, notwithstanding any provision or rule of law to the contrary) with a municipality or other public body respecting action to be taken pursuant to any of the powers granted by this chapter, including the furnishing of funds or other assistance in connection with a community renewal project; (6) cause public building and public facilities, including parks, playgrounds, recreational, community, educational, water, sewer, or drainage facilities, or any other works that it is otherwise empowered to undertake to be furnished; furnish, dedicate, close, vacate, pave, install, grade, regrade, plan, or replan streets, roads, sidewalks, ways, or other places; (7) abate environmental problems; (8) plan or replan, zone or rezone any part of the community renewal area; and (9) provide such administrative and other services as may be deemed requisite to the efficient exercise of the powers herein granted. [2002 c 218 § 16; 1965 c 7 § 35.81.130. Prior: 1957 c 42 § 13.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. Demonstration Cities and Metropolitan Development Act -- Authority to contract with federal government: RCW 35.21.660. http: //search. mrsc. orglnxtlgateway. dl l/rcw/rcw%20%203 5 %20%20title/rcw%20%203 5 %2... 5/ 17/2006 Page 1 of 1 RCW 35.81.140 Conveyance to purchaser, etc., presumed to be in compliance with chapter. Any instrument executed by a municipality and purporting to convey any right, title, or interest in any property under this chapter shall be conclusively presumed to have been executed in compliance with the provisions of this chapter insofar as title or other interest of any bona fide purchasers, lessees, or transferees of such property is concerned. [ 1965 c 7 § 35.81.140. Prior: 1957 c 42 § 14.] http://search.mrsc.orghixtlgateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%203 5%2... 5/ 17/2006 Page 1 of 2 , , RCW 35.81.150 Exercise of community renewal project powers. (1) A municipality may itself exercise its community renewal project powers or may, if the local governing body by ordinance or resolution determines such action to be in the public interest, elect to have such powers exercised by the community renewal agency or a department or other officers of the municipality or by any other public body. (2) In the event the local governing body determines to have the powers exercised by the community renewal agency, such body may authorize the community renewal agency or department or other officers of the municipality to exercise any of the following community renewal project powers: (a) To formulate and coordinate a workable program as specified in RCW 35.81.040. (b) To prepare community renewal plans. (c) To prepare recommended modifications to a community renewal project plan. (d) To undertake and carry out community renewal projects as required by the local governing body. (e) To acquire, own, lease, encumber, and sell real or personal property. The agency may not acquire real or personal property using the eminent domain process, unless authorized independently of this chapter. (f) To create local improvement districts under RCW 35.81.190 and 35.81.200. (g) To issue bonds from time to time in its discretion to finance the undertaking of any community renewal project under this chapter. The bonds issued under this section must meet the requirements of RCW 35.81.100. (h) To make and execute contracts as specified in RCW 35.81.070, with the exception of contracts for the purchase or sale of real or personal property. (i) To disseminate blight clearance and community renewal information. 0) To exercise the powers prescribed by RCW 35.81.070(2), except the power to agree to conditions for federal financial assistance and imposed pursuant to federal law relating to salaries and wages, shall be reserved to the local governing body. (k) To enter any building or property, in any community renewal area, in order to make surveys and appraisals in the manner specified in RCW 35.81.070(6). (1) To improve, clear, or prepare for redevelopment any real or personal property in a community renewal area. (m) To insure real or personal property as provided in RCW 35.81.070(6). (n) To effectuate the plans provided for in RCW 35.81.070(9). (o) To prepare plans for the relocation of families displaced from a community renewal area and to coordinate public and private agencies in such relocation. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 Page 2 of 2 (p) To prepare plans for carrying out a program of voluntary or compulsory repair and rehabilitation of buildings and improvements. (q) To conduct appraisals, title searches, surveys, studies, and other preliminary plans and work necessary to prepare for the undertaking of community renewal projects. (r) To negotiate for the acquisition of land. (s) To study the closing, vacating, planning, or replanning of streets, roads, sidewalks, ways, or other places and to make recommendations with respect thereto. (t) To provide financial and technical assistance to a person or public body, for the purpose of creating or retaining jobs, a substantial portion of which, as determined by the municipality, shall be for persons of low income. (u) To make payments, grants, and other assistance to, or contract with, existing or new owners and tenants of property in the community renewal area, under RCW 35.81.070. (v) To organize, coordinate, and direct the administration of the provisions of this chapter. (w) To perform such duties as the local governing body may direct so as to make the necessary arrangements for the exercise of the powers and the performance of the duties and responsibilities entrusted to the local governing body. Any powers granted in this chapter that are not included in this subsection (2) as powers of the community renewal agency or a department or other officers of a municipality in lieu thereof may only be exercised by the local governing body or other officers, boards, and commissions as provided by law. [2002 c 218 § 17; 1965 c 7 § 35.81.150. Prior: 1957 c 42 § 15.] NOTES: Severability -- Savings --Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.orglnxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%203 5%2... 5/ 17/2006 Page 1 of 1 , f RCW 35.81.160 Exercise of community renewal project powers -- Assignment of powers -- Community renewal agency. (1) When a municipality has made the finding prescribed in RCW 35.81.050 and has elected to have the community renewal project powers, as specified in RCW 35.81.150, exercised, such community renewal project powers may be assigned to a department or other officers of the municipality or to any existing public body corporate, or the legislative body of a municipality may create a community renewal agency in such municipality to be known as a public body corporate to which such powers may be assigned. (2) If the community renewal agency is authorized to transact business and exercise powers under this chapter, the mayor, by and with the advice and consent of the local governing body, shall appoint a board of commissioners of the community renewal agency which shall consist of five commissioners. The initial membership shall consist of one commissioner appointed for one year, one for two years, one for three years, and two for four years; and each appointment thereafter shall be for four years, except that in the case of death, incapacity, removal, or resignation of a commissioner, the replacement may be appointed to serve the remainder of the commissioner's term. (3) A commissioner shall receive no compensation for services but shall be entitled to the necessary expenses, including traveling expenses, incurred in the discharge of his or her duties. Each commissioner shall hold office until a successor has been appointed and has qualified. A certificate of the appointment or reappointment of any commissioner shall be filed with the clerk of the municipality and such certificate shall be conclusive evidence of the due and proper appointment of such commissioner. The powers and responsibilities of a community renewal agency shall be exercised by the commissioners thereof. A majority of the commissioners shall constitute a quorum for the purpose of conducting business and exercising the powers and responsibilities of the agency and for all other purposes. Action may be taken by the agency upon a vote of a majority of the commissioners present, unless in any case the bylaws shall require a larger number. Any persons may be appointed as commissioners if they reside within the municipality. The community renewal agency or department or officers exercising community renewal project powers shall be staffed with the necessary technical experts and such other agents and employees, permanent and temporary, as it may require. An agency authorized to transact business and exercise powers under this chapter shall file, with the local governing body, on or before March 31 st of each year, a report of its activities for the preceding calendar year, which report shall include a complete financial statement setting forth its assets, liabilities, income, and operating expense as of the end of such calendar year. At the time of filing the report, the agency shall publish in a legal newspaper in the community a notice to the effect that such report has been filed with the municipality and that the report is available for inspection during business hours in the office of the clerk of the municipality and in the office of the agency. (4) For inefficiency, neglect of duty, or misconduct in office, a commissioner may be removed by the legislative body of the municipality. (2002 c 218 § 18; 1965 c 7 § 35.81.160. Prior: 1957 c 42 § 16.1 NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%203 5%2... 5/17/2006 1 Page 1 of 1 RCW 35.81.170 Discrimination prohibited. For all of the purposes of this chapter, no person shall, because of race, creed, color, sex, or national origin, be subjected to any discrimination. [2002 c 218 § 19; 1965 c 7 § 35.81.170. Prior: 1957 c 42 § 17.] NOTES: Severability--Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. Discrimination -- Human rights commission: Chapter 49.60 RCW. http://search.mrsc.org/nxtlgateway. dll/rcw/rcw%20%203 5%20%20title/rcw%20%203 5%2... 5/ 17/2006 M M Page 1 of 1 , RCW 35.81.180 Restrictions against public officials or employees acquiring or owning an interest in project, contract, etc. No official or department or division head of a municipality or community renewal agency or department or officers with responsibility for making or supervising any decisions in the exercise of community renewal project powers and responsibilities under RCW 35.81.150 shall voluntarily acquire any interest, direct or indirect, in any community renewal project, or in any property included or planned to be included in any community renewal project of such municipality, or in any contract or proposed contract in connection with such community renewal project. Whether or not such an acquisition is voluntary, the person acquiring it shall immediately disclose the interest acquired in writing to the local governing body and such disclosure shall be entered upon the minutes of the governing body. If any such official or department or division head owns or controls, or owned or controlled within two years prior to the date of the first public hearing on the community renewal project, any interest, direct or indirect, in any property that he or she knows is included in a community renewal project, he or she shall immediately disclose this fact in writing to the local governing body, and such disclosure shall be entered upon the minutes of the governing body, and any such official or department or division head shall not participate in any action on that particular project by the municipality or community renewal agency. Any willful violation of the provisions of this section shall constitute misconduct in office. (2002 c 218 § 20; 1965 c 7 § 35.81.180. Prior: 1957 c 42 § 18.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%2035%20%20title/rcw%20%2035%2... 5/ 17/2006 i Page 1 of 1 RCW 35.81.190 Local improvement districts -- Establishment -- Special assessments -- Bonds. (1) A community renewal agency may establish local improvement districts within the community renewal area, and levy special assessments, in annual installments extending over a period not exceeding twenty years on all property specially benefited by the local improvement, on the basis of special benefits, to pay in whole or in part the damages or costs of the local improvement, and issue local improvement bonds to be paid from local improvement assessments. The formation of the local improvement districts, the determination, levy, and collection of such assessments, and the issuance of such bonds shall be as provided for the formation of local improvement districts, the determination, levy, and collection of local improvement assessments, and the issuance of local improvement bonds by cities and towns, insofar as consistent with this chapter. These bonds may be in any form, including bearer bonds or registered bonds as provided in RCW 39.46.030. (2) Notwithstanding subsection (1) of this section, the bonds authorized under subsection (1) of this section may be issued and sold in accordance with chapter 39.46 RCW. [2002 c 218 § 13.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 Page 1 of 1 , 0 RCW 35.81.200 Local improvement districts -- Content of notice. Any notice given to the public or to the owners of specific lots, tracts, or parcels of land relating to the formation of a local improvement district created under RCW 35.81.190 shall contain a statement that actual assessments may vary from assessment estimates so long as they do not exceed a figure equal to the increased benefit the improvement adds to the property. [2002 c 218 § 14.] NOTES: Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dll/rcwlrcw%20%203 5%20%20title/rcw%20%203 5%2... 5/ 17/2006 Page 1 of 1 1.. RCW 35.81.910 Short title. This chapter shall be known and may be cited as the "community renewal law." [2002 c 218 § 21; 1965 c 7 § 35.81.910. Prior: 1957 c 42 § 20.] POIT- � -1 Severability -- Savings -- Construction -- 2002 c 218: See notes following RCW 35.81.005. http://search.mrsc.org/nxtlgateway.dlllrcw/rcw%20%203 5%20%20title/rcw%20%2035%2... 5/17/2006 Council — for your reference, here is the text of the Mayor's State of the City speech on March 1, 2006 that discusses the Highlands and potential redevelopment. Now I'd like to turn our attention to a section of our City where, despite our best efforts, success has proven elusive - the Highlands neighborhood. It's important for you to know exactly the area I am talking about here. We know the name "Highlands" is used widely - to some it includes everything east of 405. When I talk here about the Highlands "study area", I'm referring to a specific portion of the Highlands roughly bordered by Edmonds and Harrington on the west, and Kirkland Avenue on the east, centered on Sunset Ave between about NE 7th and NE 20th. As we all know, conditions in this Highlands study area have been below par for decades, and are still declining. This is not a new issue. We've all known about it, watched it, complained about it, and wrung our hands over what to do. Much of the housing in the Highlands study area was built in the early 1940s to support the war effort. The work commissioned by the War Department - building tanks and B29s -- is certainly a proud part of our history. But when thousands of workers came here, housing had to be built quickly and cheaply from whatever building materials were available. Unfortunately, not much has been done to improve those temporary units in the 60 years since they were built. Several hundred still stand - some just barely - and are home to families with very limited means. Many live with sagging and leaky roofs, boarded -up windows, asbestos in the attics, and lead paint on the walls and window frames. Duplexes still teeter on cinder block foundations. According to official census data, some units have no kitchens and some have no tub or shower. Last summer, I walked this neighborhood. Honestly, I came away disheartened. The conditions for families living there are not something we can be proud of. I needed to understand why this neighborhood continues to decline. Why has it not benefited from the housing boom like our other older neighborhoods? Here's some of what I learned: Absentee landowners are responsible for a great deal of the neglect. Only 39% of the units in the Highlands sub' -area are owner -occupied. Numerous Renton families who lived in this part of the Highlands moved out as conditions worsened over the years. Many people who live there now have fewer choices; they're unable to leave due to poverty, language barriers, or disabilities that keep them locked into this unhealthy environment. Some qualify for HUD Section 8 Housing benefits. Absentee landlords charge them shamefully high rents, collecting whatever the tenants can afford for shelter, plus lucrative subsidies from the federal government. Tenants don't complain about the conditions. Why? Because their fear of eviction keeps them quiet. A roof of any kind is better than living in a car or on the streets. And many of these people have nowhere else to go. As you might expect, this neglect and physical dilapidation has resulted in a concentration of crime and poverty. Let me give you a flavor of what residents of today's Highlands neighborhood are dealing with. The 360-acre Highlands study area is just 2.4% of Renton's total land mass. But over the past five years this area has suffered a vastly disproportionate share of the City's criminal activity: - 40% of citywide gas station robberies, - 24% of all vehicle thefts, - 18% of public nuisance cases, and - 15% of all the armed robberies, murders and drug- and alcohol -related crimes in the City, plus fully 20% of all the fire calls, aid calls, and code enforcement complaints. All of this in just 21/2% of the City's land area. These figures are staggering! This is unacceptable in Renton. No one in our community, no matter how old or how poor, should be living in conditions like these. We've already taken the usual steps to address the problems we've seen in the Highlands - code enforcement, special police emphasis patrols, and the like. We also set aside $11/2 million of City funds for infrastructure to try and stimulate investment and demonstrate that the City is ready to partner in the revitalization of this area. We've tried to find someone to purchase the old shopping center and make it new again. We even built a state-of-the-art fire station, a very visible symbol that we want to improve this area. But our efforts so far have failed to generate the kind of renewal we've seen in the Downtown and at the south end of the Lake. The Highlands study area presents vastly different challenges. The owner of a r run-down duplex can make more money charging high monthly rents than r tearing down the building and redeveloping the property. While residential developers definitely show interest in building new housing in the Highlands, they've told us that, given the economic realities, they can't accumulate the contiguous parcels they need for a workable project. And no one - neither an individual property owner nor a home builder - is willing to build high quality housing when the surrounding neighborhood is so poorly maintained. What can be done? I'm going to start with two proposals. First, the City needs to add another $1 million to the money already set aside for infrastructure improvement. This added investment can come from 2005 year-end savings. I can't think of a more worthy place to invest our one-time money. Second, I'm proposing that we rezone portions of the Highlands. This will help to stimulate development of housing to meet the needs of families who want to live there, as well as support shops, services and restaurants that make a neighborhood whole. Our plan will include partnerships with one or more homebuilder(s) to assemble land areas big enough to make new housing projects feasible. We'll engage the Renton Housing Authority to create affordable housing in the study area and other places close by, so Highlands residents can relocate to safe, decent and affordable homes. Well also join forces with other housing providers and non- profit agencies that have the experience and capacity to make this a smooth transition for current residents. No one living there today, who has suffered through the conditions in the Highlands, will end up homeless or disadvantaged by the renewal process. The exception is this ... If you are a criminal, a drug dealer, a car thief, a meth addict, or a gang member, you will no longer be able to prosper in the new Renton Highlands! The Highlands poses unique challenges. I believe that it's time to meet them head on. Remember, we invested in the Downtown - where we bought out the car dealers and seeded a renaissance by building the Piazza and the Transit Center. We're now investing in South Lake Washington - installing infrastructure to support development of an exciting new retail and entertainment village. It's time to invest in the Highlands and make it safe for families again. The community renewal plan I'll propose will include new public spaces and pedestrian connections. It will call for street and sidewalk improvements. We're exploring brand new concepts in storm water management, and envisioning a rebirth for the North Highlands Community Center and the Highlands Library. Along with these public investments, new housing will attract shops and CM r: 4 restaurants so residents can dine and shop within walking distance of their homes. The Highlands will become a neighborhood where people choose to live, not one where they have to live because they can't afford to go anywhere else. You'll be hearing much more about the Highlands in the months ahead. There will be opportunities to hear your ideas too. For our City Council members, there are tough decisions ahead. I'm committed to working with you on a solution. Here's our reality ... If we are bold in our approach, we will be criticized. If we do nothing, we will be criticized. If we only do a little bit, we'll be criticized for not doing enough. If we take too long to make a decision, we'll be criticized. There is no easy, risk -free path! But here's the bottom line for me. We know the problem. We know the numbers. We know that living conditions in many of these homes are unacceptable. We can't look the other way any longer. We must take action while our economy is strong, and while we have community partners willing to help implement the needed improvements. It won't be easy, but it is the right thing to do! May 8, 2006 No Renton City Council Minutes ..,,= Page 152 MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 5/15/2006. CARRIED. Annexation: Akers Farms, R-8 An ordinance was read establishing the zoning classification of approximately Zoning 12.99 acres, generally located immediately south of SE 160th St. and north of SE 164th St., east of 108th Ave. SE and west of 110th Ave. SE, if extended, annexed within the City of Renton as R-8 (Residential - eight dwelling units per acre) zoning; Akers Farms Annexation. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 5/15/2006. CARRIED. NEW BUSINESS Expressing his concerns regarding the conflict surrounding the Highlands Planning: Highlands Area redevelopment effort, Council President Corman made a motion proposing a Redevelopment resolution be adopted, which indicates that there will be no further consideration of eminent domain or designation of blight areas in the Renton Highlands redevelopment planning effort. Discussion followed regarding the proposal, including the lack of advanced notice for the resolution, the need to review the State Community Renewal Act and the use of eminent domain, and community concerns and inconsistencies regarding the issue of eminent domain. As a point of order, Assistant City Attorney Fontes noted the lack of a second for Mr. Corman's motion. Discussion then ensued regarding the Council workshop on May 17th on the North Harrington Neighborhood Redevelopment Strategies. It was noted that the topics proposed for discussion concern the zoning proposal, non -conformity, affordable housing, and the Community Renewal Act, and that the workshop agenda is open for Council input. It was also noted that the workshop provides the opportunity for obtaining more information about the issues, and the opportunity to discuss public comments received thus far. AUDIENCE COMMENT In response to Brett Hawton's inquiries, 1308 Harrington Ave. NE, Renton, Citizen Comment: Hawton - 98056, it was confirmed that there is a possibility that zoning for existing single Highlands Area family homes in the Highlands area will be legal and conforming, and spot - Redevelopment zoning was addressed. Citizen Comment: DeMastus - Sandel DeMastus, 1137 Harrington Ave. NE, Renton, 98056, noted that the Highlands Area Highlands Community Association's meeting concerning the Highlands Redevelopment Redevelopment is being cablecast on community access channel 77. Citizen Comment: Petersen - Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, indicated Highlands Area that the Landlord -Tenant Act could have been used all along to address the Redevelopment inadequate landlords in the Highlands area. She disagreed with the way citizen comments were summarized in the April 17th Council meeting minutes, and questioned which Councilmembers voted for the moratorium extension. Additionally, Ms. Petersen stated that a declaration of blight is the vehicle that allows eminent domain, and she commented on the Highlands Community Association's sincere efforts of behalf of the Highlands residents. Councilman Clawson pointed out that the City has no authority under the Landlord -Tenant Act, and remedies must be handled through the nuisance or code abatement process. May 8, 2006 *W Renton City Council Minutes .,e Page 153 Citizen Comment: McOmber - Highlands Area Redevelopment Citizen Comment: Williamson - Highlands Area Redevelopment ADJOURNMENT Recorder: Michele Neumann May 8, 2006 Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, stressed the importance of property rights, saying that it is wrong to take property from an owner and give it to another private party for the purposes of business. Gary Williamson, 2011 Harrington Ave. NE, Renton, 98056, expressed his disappointment with the extension of the moratorium in the Highlands area, and his concern regarding the City's potential use of eminent domain. Additionally, Mr. Williamson commented on neighborhood standards, questioning what legal obligations he has to his neighbors to keep his property in a certain way if he is not causing anyone harm, and his property does not present a health hazard. Council discussion followed regarding eminent domain. Comments included: Council has yet to discuss eminent domain at any length and will do so at the upcoming Council workshop; decisions regarding eminent domain have not been made; eminent domain has been a topic of discussion at this Council meeting; accommodations were made this evening to have an extensive discussion on the Highlands and many citizens expressed their concerns about eminent domain; and the Council workshop venue may not be big enough to accommodate interested parties and suitable accommodations should be made. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 12:07 a.m. Bonnie I. Walton, CMC, City Clerk May 8, 2006 *.., Renton City Council Minutes .■w Page 149 Citizen Comment: McOmber - Highlands Area Redevelopment y� Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, stated his displeasure with the current R-10 zoning in the Highlands area, but pointed out that the proposed zoning is worse. He recommended simple, clear, creative, and friendly zoning text. Mr. McOmber noted that the Highlands Community Association has worked hard to improve the area, and wants to work with the City towards that effort. Additionally, he asked that the issue of eminent domain be taken off the table. Citizen Comment: Rosemary Quesenberry, 3609 SE 18th Ct., Renton, 98058, encouraged elected Quesenberry - Mayor's Office officials to cooperate with the police department in regards to the graffiti Graffiti Incident incident that occurred in the Mayor's Office on April 17th. Chief Administrative Officer Jay Covington reported that the City of Kent's police department is now investigating the graffiti incident following preliminary work by Renton's police department. He said to his knowledge, everyone who has been contacted by the police departments have cooperated fully with the investigation. RECESS MOVED BY NELSON, SECONDED BY LAW, COUNCIL RECESS FOR FIVE MINUTES. CARRIED. Time: 10:48 p.m. The meeting was reconvened at 10:58 p.m.; roll was called; all Councilmembers present. Citizen Comment: Haugen - In response to an inquiry by Virginia Haugen, 2503 R St. SE, Auburn, 98002, Various Council President Corman indicated that a deck higher than 18 inches off the ground is most likely allowed under the alternate Highlands Subarea Plan study area moratorium. Assistant City Attorney Zanetta Fontes clarified that due to circumstances related to conforming uses, allowance of a deck improvement is on a case -by -case basis. On another subject, Ms. Haugen disagreed with the spending of her tax dollars to send participants to the Integrated Emergency Management Course in Maryland. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. At the request of Council President Corman, item 9.a. was removed for separate consideration. Council Meeting Minutes of Approval of Council meeting minutes of 4/24/2006. Council concur. 4/24/2006 Appointment: Municipal Arts Mayor Keolker appointed Patricia Pepper, 28934 229th Pl. SE, Black Diamond, Commission 98010, to the Municipal Arts Commission to fill a vacated three-year term expiring 12/31/2008. Refer to Community Services Committee. Appointment: Municipal Arts Mayor Keolker reappointed Michael O'Halloran, 4420 SE 4th St., Renton, Commission 98059, and Jerri Everett, 2525 Morris Ave. S., Renton, 98055, each to the Municipal Arts Commission for a three-year term expiring 12/31/2008. Council concur. Appointment: Park Board Mayor Keolker reappointed Tim Searing, 2100 SE 2nd Pl., Renton, 98056, and Ron Regis, 824 Jefferson Ave. NE, Renton, 98056, each to the Park Board for a four-year term expiring 6/l/2009. Council concur. Appointment: Planning Mayor Keolker reappointed Nancy Osborn, 4635 Morris Ave. S., #F, Renton, Commission 98055, to the Planning Commission for a three-year term expiring 6/30/2009. Council concur. May 8, 2006 NV,. Renton City Council Minutes �„, Page 148 that Puget Sound Energy may have facilities within the vacation area. Concluding, Ms. McFarland stated that staff recommends approval of the vacation request. Ms. McFarland read correspondence from the petitioner's representative Matt Weber, AHBL, Inc., expressing support for the proposal and pointing out that the area has never been used as a pedestrian walkway. Mr. Weber indicated that the vacation will relieve the City of liability in having a walkway that is not needed, goes nowhere, and contains steep slopes. Public comment was invited. There being none, it was MOVED BY BRIERS, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY BRIERE, SECONDED BY LAW, COUNCIL APPROVE THE REQUEST TO VACATE SUBJECT TO THE FOLLOWING CONDITIONS: A UTILITY EASEMENT BE RETAINED OVER THE ENTIRE RIGHT-OF- WAY; NO GRADING OR FILLING BE ALLOWED WITHIN THE EASEMENT AREA; AND THE PETITIONER PROVIDE SATISFACTORY PROOF THAT OUTSIDE UTILITY COMPANIES HAVE RECEIVED AND ARE SATISFIED WITH ANY EASEMENTS NECESSARY TO PROTECT THEIR FACILITIES WITHIN THE AREA. CARRIED. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: • The King County Northwest Natural Yard Days program is underway through May 15th. King County, in partnership with local government agencies, cities, and local water providers, supports this program to encourage the use of environmentally preferable yard care products. • The 2006 Spring Recycling Day is scheduled for May 13th at Renton Technical College's north parking lot. Public Safety: Integrated Mayor Keolker announced that many City officials and staff attended the Emergency Management Integrated Emergency Management Course in Maryland last week, which was Course funded by the Federal government. Councilwoman Briere stated that she was impressed by City staffs performance during an earthquake exercise. AUDIENCE COMMENT Citizen Comment: Kumar - Highlands Area Redevelopment Citizen Continent: Petersen - Various Bimal Kumar, 2102 NE 23rd St., Renton, 98056, indicated that although the vision for the Highlands area has been approached in the wrong way, the effort must not be discontinued. He emphasized that a middle ground can be reached that addresses the neglected duplexes, and also allows people to keep their homes. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, commented that the Integrated Emergency Management Course referred to during the Administrative Report was a waste of taxpayer money. She asked that Heidi Beckley's comments made during Audience Comment at the Council meeting of 4/17/2006 be stricken from the meeting minutes. Regarding the graffiti incident that occurred in the Mayor's Office on April 17th, Ms. Petersen urged the Council and Mayor to take lie detector tests. In regards to the moratorium, she indicated that it is unclear as to what is now allowed and not allowed for single-family homes and duplexes. M NNOW C9 RENTON CITY COUNCIL Regular Meeting May 8, 2006 Council Chambers Monday, 7:00 p.m. MINUTES Renton City Hall CALL TO ORDER Mayor Kathy Keolker called the meeting of the Renton City Council to order and led the Pledge of Allegiance to the flag. ROLL CALL OF RANDY CORMAN, Council President; TONI NELSON; DAN CLAWSON; COUNCILMEMBERS DENIS LAW; TERRI BRIERS; MARCIE PALMER; DON PERSSON. CITY STAFF IN KATHY KEOLKER, Mayor; JAY COVINGTON, Chief Administrative ATTENDANCE Officer; ZANETTA FONTES, Assistant City Attorney; BONNIE WALTON, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; ALEX PIETSCH, Economic Development Administrator; BEN WOLTERS, Economic Development Director; REBECCA LIND, Planning Manager; KAREN MCFARLAND, Engineering Specialist; INTERIM CHIEF LARRY RUDE, Fire Department; INTERIM CHIEF KEVIN MILOSEVICH, COMMANDER TIM TROXEL, COMMANDER KATIE MCCLINCY, and COMMANDER KENT CURRY, Police Department. PROCLAMATION A proclamation by Mayor Keolker was read declaring the week of May 7 to 13, Teacher Appreciation Week - 2006, to be "Teacher Appreciation Week" in the City of Renton and May 7 to 13, 2006 encouraging all citizens to honor teachers and recognize their invaluable contributions to Renton's youth. MOVED BY LAW, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE PROCLAMATION. CARRIED. Marcie Maxwell accepted the proclamation on behalf of the Renton School Board and Renton Chamber of Commerce, noting that the Chamber will honor teachers during the Ahead of the Class Awards Program on May 9th. SPECIAL PRESENTATION Mayor Keolker presented William Henry with a plaque and a certificate of Board/Commission: Firemen's appreciation in recognition of his 25 years of service on the Firemen's Pension Pension Board, William Henry Board. Ray Barilleaux, Firemen's Pension Board Member, expressed his Service Recognition appreciation for Mr. Henry's service, saying that he was instrumental in making decisions that benefited both the City and the pension recipients. PUBLIC MEETING Planning: Highlands Area Redevelopment This being the date set and proper notices having been posted and published in accordance with local and State laws, Mayor Keolker opened the public meeting to consider redevelopment of the Highlands area, which is generally located between NE 6th St. and NE 21 st St., and between Edmonds Ave. NE and Monroe Ave. NE. Public comment was invited. Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, voiced concern regarding the City's potential use of eminent domain to acquire private property for another private party rather than for a public use. He suggested using a portion of the redevelopment effort's budget on a low interest loan program to improve the dilapidated structures, and giving property owners a chance to make the needed improvements. Mr. McOmber urged Council to end the moratorium, and to improve the zoning proposal by making the regulations simpler, clearer, and friendlier. Bob Gevers, 900 Kirkland Ave. NE, Renton, 98056, stated that a majority of the residents seem to agree that something needs to be done, but disagree with the proposed methods and priorities. He voiced dismay at the use of the terms May 8, 2006 %W Renton City Council Minutes ft e Page 141 "eminent domain," "blighted," and "non -conforming" in relation to the zoning proposal. Mr. Gevers indicated that revenue enhancement has been given higher priority than what the majority of the residents want. He asked that residents be kept informed of the process, and of the changes that occur to the proposals as a result of citizen input. Rebecca Alder, 3112 NE 14th St., Renton, 98056, reported that she lives in a triplex which she owns, and said she believes the City is working in the best interest of the community. Acknowledging the residents' fear of eminent domain, she stated her belief that the City is not headed in that direction. Ms. Alder assured that she is not afraid of what is going to happen. Pat Sado, 9902 126th Ave. SE, Renton, 98056, speaking on behalf of her mother, asked the City to be careful in its planning for townhouses with alleys, as two -car garages and additional parking is essential. She added that alleys can also attract criminal activities. Ms. Sado expressed concern that her mother will be forced to sell her property if all adjacent properties are bought by developers. Additionally, she suggested that the name and picture of landlords who do not maintain their property be published in the newspapers. Howard Baldridge, 1526 Jefferson Ave. NE, Renton, 98056, owner of a duplex at 1515 Kirkland Ave. NE, objected to his taxes being used to take his home away. He indicated that he does not want to move, and is hoping to give his two daughters his properties. Mr. Baldridge noted that alleys are noisy and devalue property, and that the City's water rates are too high. Sandel DeMastus, Highlands Community Association (HCA) Vice President, 1137 Harrington Ave. NE, Renton, 98056, stated that HCA is a 501(c)(3) non- profit organization, and named the nine board members. She indicated that the association is now 300 members strong, and has participated in and contributed to many Highlands area improvement projects. Ms. DeMastus urged the City to work with HCA. Brett Hawton, 1308 Harrington Ave. NE, Renton, 98056, said Renton's target growth, as mandated by the State Growth Management Act, is probably being met; therefore, high density development is not needed in the Highlands. He pointed out that high density zoning will negatively affect traffic flow and the parks, and does not promote a good family environment. Mr. Hawton indicated that townhome development will reduce the value of his single-family home. Inez Petersen, Highlands Community Association (HCA) Secretary, 3306 Lake Washington Blvd. N., #3, Renton, 98056, noted the importance of zoning, as it defines what will happen to the area in the future. She emphasized that residents are concerned about the City's vision of the area. Ms. Petersen suggested the use of the Landlord -Tenant Act to deal with the landlords of dilapidated properties. She relayed that HCA recommends a bottom -up approach; a review of the proposed zoning and neighborhood planning; and a coalition between the City, citizens, citizen -chosen developer partner, and Section 8 housing management. Ms. Petersen stated that tax dollars should not be spent on a declaration of blight. Linda Perrine, 1157 Glennwood Ave. NE, Renton, 98056, stated that if her property is rezoned, her duplex becomes non -conforming. She pointed out that only developers, not average home buyers, will be interested in purchasing her May 8, 2006 Nose Renton City Council Minutes rr Paize 142 property, which narrows the field of potential buyers. Stressing that she does not want to move, Ms. Perrine indicated that she has improved her property and wants to build a garage when the moratorium is lifted. Steve Stout, 1157 Glennwood Ave. NE, Renton, 98056, stated his objection to the moratorium and to the proposed non -conforming uses, which restrict what owners can do with their property and limits property values. He noted that a declaration of blight stigmatizes the area, and townhome development constricts people from recreating outside their homes. Mr. Stout emphasized that this effort punishes owners who have taken good care of their properties. Fred Crothamel, 2951 74th Ave. SE, Mercer Island, 98040, thanked the City for the mailing which stated that the renewal plan will not displace residents. Noting the thriving housing market, he expressed surprise about the lack of interest by developers in his Highlands -area property. Terence Agnew, 1551 Hillside Dr. SE, Issaquah, 98027, owner of property at 1801/1803 Index Ave. NE, stated that if people do not have pride in their neighborhood, they will not take care of the neighborhood. He noted the inevitability of density in the Puget Sound Region, and the need to make wise choices to achieve the common goal of improving the Highlands area. Bimal Kumar, 2102 NE 23rd St., Renton, 98056, pointed out that the vision for the area, adopted in 1993, came to a stop and nothing has since happened. He indicated that he is developing property located at 1500 Index Ave. NE, and voiced his frustration with not being able to develop it the way he wanted to. Mr. Kumar stated that the friction between the citizens and the City is caused by disrespect, and he noted that being respectful can solve a lot of problems. Virginia Haugen, 2503 R St. SE, Auburn, 98002, stated that she is a former Auburn City Councilmember. She pointed out that she has high density zoning near her home, and noted the associated traffic and parking problems. Ms. Haugen indicated that this effort is about money, which will not be used for citizen services, but for jobs at City Hall. Phyllis Besaw, 15907 NE 65th St., Redmond, 98052, owner of property at 1528 Index Ave. NE, submitted a letter and expressed concern about the City's ratings of the Highlands property conditions. She noted that her property, which is in good condition, has been given a poor rating. Ms. Besaw stated that the overall assessment of the area can only be based upon the condition of the individual properties; therefore, the rating information should be accurate. She requested that the City put a mechanism in place that allows owners to review their property rating, and provide additional information, if needed, to achieve accurate ratings. Bonnie Lewis, 1520 Harrington Ave. NE, Renton, 98056, stated that she needs the land on which her duplex is built to accommodate her dog; therefore, she does not plan on staying in the Highlands if the area is rezoned. She noted that a nearby home is vacant and should be demolished, and that a nearby unmarked, unpaved alley is not being properly maintained. Heidi Beckley, 806 Index Ct. NE., Renton, 98056, acknowledged the strong sense of fear of the Highlands residents. She expressed her favor for open mindedness and creative solutions to achieve the neighborhood everyone wants. 8, 2006 *40W Renton City Council Minutes ,.w Page 143 Ms. Beckley stated that she feels bad when she sees the run-down buildings, and she hopes the City will continue to address this matter. She suggested setting up panels for the exchange of ideas. Marcie Maxwell, PO Box 2048, Renton, 98056, said she has observed the need for a variety of housing and additional housing in Renton, including both rental and purchasable properties. She encouraged the City to look at future housing needs, to recognize the importance of timing in the making of decisions, and to keep moving forward. Phillip Beckley, 806 Index Ct. NE, Renton, 98056, stated that the City is doing a good job overall, pointing out that this effort is painful but survivable. John Visser, 19404 102nd Ave. SE, Renton, 98055, owner of a duplex at 1131 Glennwood Ave. NE, displayed photographs of buildings in the vicinity of Harrington Ave. NE, saying that they are well maintained and that good housing does not need to be torn down. He noted the importance of sidewalks, backyards, and space for parking. Mr. Visser suggested changing the duplexes into two -level fourplexes. Kimberly Pedersen, 17016 27th St. E., Lake Tapps, 98391, spoke on behalf of her mother-in-law who has lived at 1536 Index Ave. NE for 50 years. She pointed out that the strong house is well maintained. Ms. Pedersen expressed concern regarding the potential demolition of the area, and suggested that the City individually deal with the owners who do not take care of their properties. She urged the City not to displace her mother-in-law. Mark Zimmerman, 4600 NE 12th St., #4, Renton, 98059, indicated that the City is stopping development in the area due to the moratorium. He expressed his concerns regarding the proposed zoning, specifically the use of alleys and the high density. Mr. Zimmerman objected to eliminating single-family housing and to making existing structures non -conforming. He stated that new building will occur if the upzoning were to have more development options. Theresa Elmer, 3101-A NE 13th St., Renton, 98056, speaking on behalf of the property owner, expressed confusion regarding the zoning of the property. She voiced concern regarding the lack of notification from the City, and objected to making existing structures non -conforming. Ms. Elmer suggested stricter codes and code enforcement for those properties that are not maintained. She pointed out that the moratorium prevents owners from improving their properties, which seems to contradict what the City is trying to do. Stating that the proposal appears to be one-sided in favor of the City and excludes the voice of the property owners, Ms. Elmer suggested that more consideration of the effort is needed. Donovan Boyd, 2901 NE 8th Pl., Renton, 98056, shared the concerns of his neighbor about information found on the City's website pertaining to the declaration of blight and the acquisition of private property for private parties, the moratorium, and the difficulty of developing property under the proposed zoning. Additionally, Mr. Boyd said his neighbor wants properties evaluated and a chance to correct problems with the City's assistance, and questions why property owners are not being offered the same partnership that is proposed with private developers. At the request of Mayor Keolker, correspondence was entered into the record from Senator Margarita Prentice, 1 Ith Legislative District, responding to a May 8, 2006 1*001 Renton City Council Minutes Page 144 comment made by Sandel DeMastus regarding the Highlands Community Association at the April 24th Council meeting. Senator Prentice indicated that the 11 th District legislators have not taken a position on the matter of the Highlands area, as their responsibility is district -wide on matters handled legislatively. Correspondence was read from: John A. Hansen and Sue Hansen, 1108 Anacortes Ave. NE, Renton, 98059; Jerri Broeffle, 850 Monroe Ave. NE, Renton, 98056; Joan Crueger, PO Box 332, Snohomish, 98291 (property at 624-626 Index Pl. NE); and Scott Johnson, 5164 150th Pl., SE, Bellevue, 98006 (property at 2624 NE 9th Pl., 1317 Edmonds Ave. NE and 3323 NE 12th St.). Comments included: support for the Highlands redevelopment effort; support for rezoning the area and more affordable housing; and concern that the entire matter has been poorly dealt with, that what has been done to date has not accomplished the City's goal of a center village, that the City has not effectively reached out to citizens and business owners, that the use of eminent domain be removed from the planning process, and that potentially hazardous situations such as pipelines and old mines need to be assessed in the land use planning. Additionally entered into the record was an informal petition signed by seven individuals, submitted by Howard J. McOmber, Sr., 475 Olympia Ave. NE, Renton, 98056, requesting that the City partner with them to revitalize the North Harrington community. There being no further public comment, it was MOVED BY NELSON, SECONDED BY CLAWSON, COUNCIL CLOSE THE PUBLIC MEETING. CARRIED. RECESS MOVED BY NELSON, SECONDED BY PALMER, COUNCIL RECESS FOR FIVE MINUTES. CARRIED. Time: 8:51 p.m. The meeting was reconvened at 9:00 p.m.; roll was called; all Councilmembers present. PUBLIC HEARINGS This being the date set and proper notices having been posted and published in Planning: Highlands Subarea accordance with local and State laws, Mayor Keolker opened the public hearing Plan Study Area Moratorium to consider extending the moratorium, which expires May 14th, on new development in the R-10 (Residential - ten dwelling units per acre) and RM-F (Residential Multi -Family) zones within the Highlands Subarea Plan study area. Alex Pietsch, Economic Development Administrator, stated that staff recommends a moratorium extension to provide adequate time for resolution of the appeal of the SEPA determination on the Highlands Subarea rezoning proposal, which has stayed Council's ability to enact the zoning proposal. Rebecca Lind, Planning Manager, explained that the moratorium was enacted to achieve the following planning goals: study the Highlands neighborhood and develop zoning consistent with the Comprehensive Plan, and prevent new development that is inconsistent with future land use from becoming vested. Ms. Lind pointed out that once a new project is vested, it is allowed to develop under the regulations in effect at the time of application. She displayed an example of a development project that vested prior to the moratorium declaration, and noted features that are inconsistent with the proposed design guidelines. Continuing, Ms. Lind listed property improvements that are allowed and not allowed under the moratorium. She reported that new zoning is needed for the `"-'14 Revised May 3, 2006 FAQ Sheet Frequently Asked Questions about Highlands Redevelopment VISION What area of the Highlands is being discussed? The area, identified as the "Highlands Subarea," is located between NE 6th Street and NE 21st Street AND between Edmonds Avenue and Monroe Avenue (see Highlands Subarea map). What is the vision for the Highlands Subarea? The Highlands "Center Village" is envisioned as a dynamic urban area. • New housing would attract current and future residents from all income levels. • This housing would be built around a redeveloped commercial core, with parks and community facilities within walking distance. • Future housing types would include apartment and condominiums built over commercial uses and surrounded by quality townhomes, multi -family, and cottage developments. • The neighborhood would have sidewalks and landscaped pathways providing easy access to goods and services. • Existing residents would have the opportunity to relocate within the area as neglected and potentially hazardous housing is replaced by safer, permanently affordable housing for seniors, low-income families, and first- time homebuyers. The portions of the Highlands Subarea outside the "Center Village" are envisioned to continue as primarily single-family areas, with pockets of existing small scale multi -family development. The area's schools, churches, and city facilities will continue to be a presence in the community. When was the vision for the Highlands Subarea developed? The vision was created through a public process when the City's Comprehensive Plan was adopted in 1993, refined in 2000, and readopted through public process in 2004. Why is the City focusing attention on the Highlands now? There is growing poverty and crime in the Highlands area. Much of the housing is in poor condition and the rate of ownership in the area is declining. Statistics show that the Highlands has disproportionately higher rates of serious crimes such as 1 Revised May 3, 2006 murder, car theft, and substance abuse than the City as a whole. The City wants to support investment in the Highlands to help improve these conditions. REDEVELOPMENT What happened to the 2000 Redevelopment Plan? Businesses will only come to an area if there is a market to support them. Market analysis done on the Hi -Lands Shopping Center showed there were not enough households or sufficient spending patterns to support the revitalized neighborhood shopping center that was envisioned after public input in 2000. However, the study also showed that a small increase in households would provide an attractive market for new businesses. What has the City done to revitalize and redevelop the Highlands? • Instituted the REACT program to clean up problems in the neighborhood. • Studied both the residential and commercial market to better understand the opportunities and options for change. • Researched the physical, social, and economic conditions in the neighborhood. • Drafted proposed zoning regulations to improve revitalization opportunities. How will redevelopment improve the Highlands and preserve affordability? • By increasing the total number of housing units and partnering with home- ownership programs, there will be additional opportunities for affordable home ownership and rental units. • Additional housing units will also bring more families with a mix of incomes to the neighborhood, encouraging new businesses to locate there. • The City's proposal would require new housing developments to build affordable units in order to preserve affordability. • Without the proposed zoning, developers cannot be required to provide any affordable housing units. REZONING Why are some properties being rezoned and others not? The City's blueprint for present and future land use is called its `'Comprehensive Plan." The Comprehensive Plan designates much of the Highlands Subarea as "Center Village." The proposed changes to zoning are consistent with the policies established in 1993 and 2000 for the Center Village (see Highlands Subarea Proposed Rezones map). Won't a rezone increase the number of housing units and affect traffic? The effect of additional units on traffic was studied. The analysis revealed that while there will be more cars if more people live and work in the Highlands, there would be no noticeable increase in congestion under the proposed rezoning concept, with the exception of the intersection of Edmonds Avenue NE and NE 12tn Street. This intersection would need southbound and westbound left turn pockets to accommodate increased traffic volumes. Improvements of this type would occur when actual development is proposed. OA n Revised May 3, 2006 What other zoning and land use changes are expected? Some changes may be proposed to expand the Center Village designation in the Comprehensive Plan. These changes would require amendments to the Comprehensive Plan and may be proposed later in the year. What determines the "Center Village" designation in the Comprehensive Plan? • Although it was originally called "Suburban Center," the essential vision and polices of the Center Village designation were first adopted through public process in 1993 with the City's first Comprehensive Plan. • The purpose of the designation was to redevelop existing low -density suburban areas into higher -density urban neighborhoods. • The urban village is intended to be pedestrian friendly and transit oriented with neighborhood -focused commercial development and medium- to high - density housing. If my property is to be rezoned, what does that mean? Perhaps the biggest change will be that your property may become more valuable. In many cases, a rezone that allows greater density results in at least a small increase in land value because the land has the potential to be developed for a higher density use. But the current rezoning proposal will also result in existing single-family and duplex units being considered "non -conforming uses." What is the effect of being considered "non -conforming?" Existing development that is inconsistent with underlying zoning is "grandfathered. • Non -conforming uses that were legally built and constructed are allowed to continue. Non -conforming uses can be maintained (for instance re -roofed or remodeled on the inside), but cannot be expanded (adding a second story or more rooms). Non -conforming uses, if destroyed by fire, for example, can only be rebuilt to the same square footage that existed before and within two years of being destroyed. Non -confirming uses may also be changed in a way that makes them consistent with the required zoning rules. Why doesn't the City want new single-family homes and restoration of the existing duplexes? The adopted Vision in the Comprehensive Plan "Center Village" calls for townhouse and multi -family housing in the Core area proposed for Center Village and Center Village -Residential zoning. Single-family would continue to be allowed in parts of the study area outside the Center Village. Proposed Zoning Changes: CV-R = (Center Village -Residential): Allows townhouses and cottages with a base density of 14-18 dwelling units per acre. This means that existing single- family homes and duplexes will be considered non -conforming uses (see above). Property owners who can consolidate at least one acre of property and provide affordable housing are eligible for the Flex Bonus. 3 Revised May 3, 200E Flex Bonus = Single-family homes can be built and higher density is allowed, up to 30 dwelling units per acre. CV = (Center Village): Allows townhouses, flats, commercial uses and mixed residential, and commercial uses with a base density range of 20-60 dwelling units per acre. Property owners who provide affordable housing can build at densities up to 80 units per acre. R-10 = (Residential-10 units ner acre): The area that will remain zoned R-10 in the Highlands Subarea will be subject to a change in development regulations. Detached and semi -attached homes will be prohibited in the R-10 zone within the Highlands Subarea. This means that existing single-family homes and duplexes will be considered non -conforming uses (see above). RM-U = (Residential Multi -Family Urban): Allows townhouses and flats within the density range of 25-75 dwelling units per acre. This zoning is proposed for properties east of Kirkland Avenue. Why does the zoning proposal keep changing? Change in a zoning proposal is a normal and expected part of the planning process. Once regulations are drafted, they are reviewed by many different groups including the public, the City Council, the Planning Commission, and City staff. Each group has the opportunity to make comments on the proposal. It is this collaboration that results in changes to the zoning proposal. Does this rezoning mean that my property will be condemned? No. This rezoning proposal has nothing to do with the condemnation of property. Rezoning allows property owners who want to develop their property to invest in the neighborhood by building housing that is consistent with land use plans for the area. DECLARATION Of `BLIGHT" Is the City going to declare the Highlands as "blighted?" If an area is to be declared "blighted," the City Council must determine that conditions in the area warrant that designation. At this time, the City Council has not made a decision to proceed with a declaration of blight. Cities are not allowed to buy property unless it is for a public use. By declaring an area 'blighted" and adopting a Community Renewal Plan, the City would be able to purchase properties for the purpose of removing the "blight" under Washington's Community Renewal Act (Chapter 35.81 RCW, htM:Ilapl2s leg wa gov/rcw/default asgx?cite=35 81). The Community Renewal Act enables cities to remove blight through public/private redevelopment forcing landlords to make repairs to rental units, and/or to providing relocation assistance to families living in the area. What area could potentially be included in a blight declaration? Properties in the North Harrington Redevelopment Core are included in a preliminary review (see Highlands Subarea map). This includes: 4 %W `"'Revised May 3, 2006 • Sunset Terrace, • The commercial areas on the north side of Sunset Boulevard (west of the intersection with NE 12th), • The Glennwood area, and • Properties between NE 12th and the Kirkland -Harrington Loop, between Harrington and Kirkland. This does not mean that every property in the boundary is considered blighted or potentially feasible for redevelopment. The boundary was drawn around a concentration of poor conditions and is subject to change. No plan exists to move forward with a blight declaration now. City Council discussion and decision would be needed before that could occur. How did the City rate the conditions of houses in the Highlands? In 2005, properties were rated only to make general correlations and assessments about the study area, not to make assessments as to the value or worth of individual homes. City staff evaluated the condition of each property based on what could be observed from the street. Property condition ratings were then used to compare housing conditions to other information collected. These ratings have not been formally adopted by the City Council, nor will they be. The following information was found using this method: • Blocks with the worst housing conditions tended to have more police cases. • Blocks with the worst housing conditions had more calls for fire and aid service. • Blocks with the best housing conditions had more homes occupied by owners. Won't a Declaration of Blight lower property values? • Property that is in the vicinity of neglected and dilapidated properties is already devalued. • Redevelopment in the neighborhood and the removal of poor housing should increase property values. • In general, property values may be raised slightly by the proposed rezone independent of and prior to any declaration of blight. Is the City going to use eminent domain to condemn people's homes? • There is no plan to remove all of the existing housing in the North Harrington Redevelopment Core. • If the City were to adopt a Community Renewal Plan, it MAY be interested in working with property owners willing to sell their properties and participate in the redevelopment process. • The vision for redevelopment will only occur in a timely fashion if several parcels can be assembled and be redeveloped in larger chunks. • If an area is declared `blighted," the City could use the tool of eminent domain under the Washington Community Renewal Act to buy individual properties at fair market value. No decision has been made to use this tool and it requires separate decisions by the City Council. 5 n Revised May 3, 2006 This would only be used as a last resort after all efforts to consolidate property through the private marketplace are exhausted, and then, only if a specific property were essential to redevelopment. Each property acquired through the use of eminent domain would require a separate process, establishment of fair market value, and City Council action. If my property were condemned, where would I live? The redevelopment envisioned for the Highlands cannot succeed without creating new housing options for existing residents. The City would work with the Renton Housing Authority and other non-profit affordable housing providers to create a variety of attractive and affordable housing options. Existing residents would have the first opportunity to take advantage of these new opportunities. CONSOLIDATION OF PROPERTY Why does the City support consolidation of property? Larger pieces of property will be easier to develop. The proposed zoning standards create an incentive to consolidate land through a density bonus. In the future, the City MAY have an interest in buying property in the Highlands so that parcels of property can be consolidated for redevelopment. However, redevelopment of individual parcels could occur under proposed zoning without any consolidation, and without any use of the Community Renewal Act. DETERMINATION OF NON -SIGNIFICANCE I received some information about an environmental determination of non - significance. What was that about? Any time the City makes a change in its zoning regulations, it must review the changes to determine what the environmental impacts might be. The analysis compares existing zoning rules with proposed zoning rules. At this stage, the action before the City is only the change in rules, not the actual development of property. These notices provide basic information about the determination and alert the public that the City is asking for public comments. How can the City say that the redevelopment of the Highlands is "non- significant?" The use of the term ''non -significant" has a technical meaning and in no way indicates that the redevelopment of portions of the Highlands is not meaningful to the City. The City's Environmental Review Committee made a determination that the proposed change in zoning regulations does not have a significant effect on the environment, and does not require preparation of an Environmental Impact Statement (EIS). Additional environmental review would occur when actual development of property occurs. OPTIONS FOR REDEVELOPMENT Why can't the City just fix the physical or health problems in the Highlands? • Many of the problems can only be addressed through voluntary compliance of the property owner. • In 2003, the King County Health Department sent letters to the neighborhood about potential asbestos, lead -based paint, and indoor air A M `*' Revised May 3, 2006 quality hazards in many homes. Even though they offered free home assessments, only three property owners participated. The City can only address other issues, such as junk in the yard, when it becomes bad enough to be a "nuisance," as defined by City Code. The Washington State Constitution prevents the City from entering homes to inspect conditions. Why doesn't the City just assign more police to the area? • The City has already dedicated several police officers to the area. • There is already a disproportionate amount of resources devoted to crime in the Highlands. • As long as the physical conditions of the neighborhood reflect neglect, non - intentional or otherwise, criminals will view the Highlands as a good place to do business. Why can't we just let the free market redevelop the Highlands? • The Highlands has been in a slow decline for many years and redevelopment has not occurred, despite the fact that the existing zoning on many properties already allows a substantial increase in density. • Market analysis shows that some property owners can make more money renting dilapidated property than they can from investing in high -quality redevelopment, and since more than 60% of the existing units in the Highlands Subarea are rentals, many owners do not have an incentive to improve conditions. Without City intervention, there will be fewer and fewer affordable rental units as property values rise and rents increase. What will happen to the people who live in the area today if redevelopment occurs? • It is the policy of the City Council to increase the amount of affordable housing in the community. • A coordinated redevelopment effort will allow the City to work with the Renton Housing Authority and other non-profit affordable housing providers to create new, higher quality replacement housing that will remain affordable over time and allow current residents to have first priority for new housing. • The City's current policies would require replacement and expansion in the numbers of affordable housing units by 30%. • A coordinated redevelopment effort may also allow existing property owners to swap their land for newly constructed units. • Existing residents will be given the first opportunities to move into new subsidized developments that are safer, higher quality, and possibly more affordable than their existing homes. OPTION A & OPTION B There has been talk in the community about ""Option A" and "Option B;" what are these options? Two possible implementation strategies were presented to the City Council during its March 2006 workshop. Both strategies start with rezoning consistent with the Land Use Vision for the area. 7 �kevised May 3, 2006 "Option A" implements the revised zoning by utilizing the Community Renewal Act. This would bring about improvement of the poor physical, social, and economic conditions in the area more quickly through a coordinated redevelopment effort where parcels are combined into larger pieces for redevelopment and creation of higher quality, safer, permanently affordable housing. "Option B" implements the revised zoning incrementally, pursues code enforcement, and allows market forces to eventually redevelop the area. Existing conditions would persist until piecemeal redevelopment occurs. Development would occur on smaller parcels and affordable housing would be harder to achieve as individual parcels redevelop. Affordable housing would tend to be lost over time due to gentrification. Are "Option A" and "Option B" related to the land use concepts on display at the Highlands Planning Open House Last Fall? No. Those land use concepts were completely different from the Council discussion on redevelopment strategies. PUBLIC INVOLVEMENT It seems like the City is moving too fast in its planning efforts. • The City adopted the essential Vision for the Center Village in the Highlands in 1993, although it was then called "Center Suburban." • The City began studying redevelopment of the Highlands in 2000. • In 2000, the City expanded the Center Village land use designation, but redevelopment did not happen. • The City began a new approach in late 2004, and has been studying and working on the Highlands Redevelopment Initiative ever since. • All property owners were invited to participate in this new planning effort in Spring 2005. • At this time, the results of the City's planning efforts are being released for public review through a series of public meetings. What public input has there been into the City's recent work on the Highlands Subarea so far? • The City sent all property owners in the Highlands a survey about potential redevelopment in Spring 2005. • In Summer 2005, the City invited property owners to a series of focus groups. In November 2005, the City held a public Open House at the Highlands Community Center. From January 2006 through April 2006, the Planning Commission held public meetings on Subarea planning and zoning. Residents and property owners have been sent several notices by the City, inviting comment on the development moratorium, the environmental review for the proposed zoning changes, and public hearings for the proposed zoning changes. L M `.0Revised May 3, 2006 Why did the City enact a development moratorium for The Highlands? • The City enacted a moratorium on development because the existing zoning is not consistent with the vision established in the Comprehensive Plan. • The moratorium gave the City time to figure out how best to achieve redevelopment and revitalization of the neighborhood. Under the rules of the moratorium, property owners can remodel, clean up, and otherwise improve existing structures. However, they cannot subdivide, expand, or build new units. When does the moratorium end? The moratorium is scheduled to expire May 14, 2006, unless extended by the City Council. How can I get involved in the Highlands planning effort? • Attend Planning Commission and City Council meetings where the Highlands Subarea is an agenda topic. • All property owners are sent notices when required by state or local law, such as a Notice of Application when a project begins environmental review or when a public hearing is held to collect input. • If you wish to receive notification of project milestones, you should contact Judith Subia (below) to be added to the parties of record list for the Highlands Subarea. Judith Subia at jsubia@ci.renton.wa.us or (425) 430-6575 There has been a lot of speculation about the Highlands planning effort. Where can I get additional and accurate information? Highlands Redevelopment: www.ci.renton.wa.us/ednsu/hiahland.htm Planning Commission: www.ci.renton.wa.us/ednsp/Dcinfo.htm You can also come into City Hall (6t" Floor) and talk to a strategic planner about it, or call us on the phone at (425) 430-6575. 9 Ah What should- be the Renton H/ghlands Future? . Today, the Renton Highlands community suffers from declining conditions. We need your involvement to create a healthy, vibrant community. What the Comprehensive Plan For more than 14 years, the City of Renton has Sys: been working to bring about revitalization of the Renton Highlands, An initial vision for the • The Highlands is designated as a neighborhood was. developed with the input of "Center Village," a higher density the community as, part of Renton's residential area centered around a Comprehensive Plan. The Comprehensive Plan community and commercial core. designates.a portion of the Highlands as "Center Village." taut it takes more than a plan to create • This designation envisions a diverse neighborhood that would be abetter community for all. It will take a walkable, with sidewalks, and combination of public and private actions to landscaped pathways providing improve and revitalize the Highlands easy access to goods and services. community. • A "center Village" designation In response to community concerns the City is means rezoning portions of the p y Highlands neighborhood to provide committed to making. a significant investment to greater housing supply and support improve the quality �of life for peoplewholive` neighborhood businesses and and work in the Renton Highlands. $1.5 million transit. has already been set aside as a "down payment" These rezones would carry with to improve City services and facilities,,. and to them a requirement for new attract more private dollars to the development to provide for quality neighborhood. The City_Is also con-nsidering rezoning parts of the ;Highlands to Implement the "Center Village" by encouraging low -density suburban land use to evolve over time into a compact higher density urban residential village. This is the only action that is currently before the City Council. Another idea that has been suggested' is utilization ofr tools provided in the Washington State Community Renewal Act. This.law gives local government the authority to stimulate redevelopment by purchasing property from willing sellers at fair market value,, providing relocation assistance, and: in limited.cases, using eminent domain to acquire property through condemnation. No decision has been made to use this tool, and there is no plan developed that calls for its use. There are many arguments for and against this idea. The Council will consider whether to use this tool in the coming months;: and make a decision only after a full public participation process.. May 2, 2006 Get Involvedr The City began study of redevelopment In the What is on the table Highlands in 2000 with a focus on business, but it right now? became apparent that housing redevelopment is 9 necessary to recruit businesses to better serve the community. In 2005, the City began to explore • The City Is considering a rezone of options for housing redevelopment. some properties in the Highlands, as provided for In the City's The results of the.Clty's studies are available on the Comprehensive Plan. This rezone City's website or from the Department of Economic will allow for more development Development, Neighborhoods, and Strategic of housing and a wider variety of p g housing types. Planning. The City Planning Commission studied the proposed zoning and completed,its, This rezoning proposal has recommendation in late April. That proposal is now nothing to do with any property before the City Council. condemnation. In fact, the proposed rezone is more likely to create an Increase in land value. We cannot go further without hearing from the people who have a'stake in the Highlands' future. • The City intends to make significant Investments, to improve Want to get more involved? neighborhood facilities and safety. • THE CITY HAS NO PLANS To USE Attend City Council meetings where the EMINENT DOMAIN. In the Highlands Subarea is an agenda topic. unlikely event It is used, the City would be required to fully justify If you wish to receive notification of project now the public Interest Is served, milestones, contact }udith Subic on a parcel by parcel basis and jsubia0d r'entt n.vw a.us or (425) 430-6575 Council action would be necessary. Property owners would to be added to the "parties of record" list for the receive fair market value Highlands. • All decisions about the area will . Write us at: follow full involvement by the DEPARTMENT OF ECONOMIC DEVELOPMENT, community. NEIGHBORHOODS, AND STRATEGIC PLANNING 1055 S GRADY WAY RENTON, WA 98055 Want more information? www.ci.renton.wa.usfe, nSR/bighland.htm Copies of Frequently Asked Questions {FAQ} can be found on the City's website and at the following locations: Highlands Library, Fire Station` 12, Highlands Community Center, North Highlands Community Center, Renton Housing Authority, McKnight Middle School, Highlands Elementary School, King and Bunny's, & Hilands Barber Shop You can also come to City Hall (6t" Floor) during working hours to talk to a member of the planning staff, or call (425) 430-6575. May 2, 2006 ALLOWED PROPERTY RENOVATIONS IN THE HIGHLANDS UNDER THE DEVELOPMENT MORATORIUM ALLOWED BY PERMIT Roofing Permits: -for structures that require them Interior Remodel Permits: -building permits may not enlarge the building -plumbing permits -mechanical permits -electrical permits Removal of dead or dangerous trees ALLOWED (NOT REGULATED) Re -roofing: -for single family homes Decks: -permits for decks less than 18" high Sheds and outbuildings: -for structures less than 200 sq. ft. Driveway repaving Painting Replacing windows Landscaping: -installation of landscaping -maintenance of landscaping NOT ALLOWED Building permits: -that result in enlargement of the existing structure(s) -decks 18" or higher off the ground -car ports -garages -new structures 200 sq. ft. or larger Grading permits Land Clearing and Tree Cutting Permits Subdivision Lot Line Adjustments Pool or Spa Permits H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Moratorium\Allowed renovations under the moratorium.doc FREEDOM OF THE INDIVIDUAL VERSUS THE POWER OF THE GOVERNMENT PROBLEM: Where once in this nation the values of individual freedom and liberty were understood to be of paramount importance and the Bill of Rights of the Constitution was given PRIME importance in protecting those rights, some local governments for various reasons have taken steps to take away these rights. The present threat to individual rights is in the form of the Mayor of the City of Renton and her staff deciding that the "appropriate" solution to some rundown housing in the city is to "take" through the use of "eminent domain" the private property of individuals, "accumulate and assemble" these private properties and then hand them over to another private party. The city has stated that it desires to partner with this "private party" and give to this "private party not only the land but rich financial incentives from the taxpayers." There is no "public use" for which these properties are being "acquired and assembled" by the city. There is no road, or bridge or public work of any kind. NO, this "taking" is for private business purposes!! The excuse given by the city is allowing a "market based approach" would be "Slower, piecemeal redevelopment over many years with existing social conditions and drain on City services continuing until sometime in the future when incremental new investment reaches critical mass to draw a wider range of market interest and family incomes." This is a direct quote from the city's "OPTION B." In simple terms the City thinks it would take too long to allow the free market to improve the area. No one is disputing the rundown condition of a small percentage of the homes in the neighborhood. There are though much more appropriate solutions to the problem than condemnation of the whole neighborhood. It is rather like dynamiting the neighborhood to stop a house fire. The condition of the properties has been greatly exaggerated by the Mayor. In her State of the City address she made it sound like the housing was generally in deplorable condition such as "Homes without bathrooms, or kitchens, and teetering on their foundations." This is simply not true. The general condition of most of the homes in the neighborhood are sound, well built homes that have stood the test of time with storms and earthquakes and come out very well. These homes were built of high quality materials and are sturdy and serviceable. We are not really faced with housing, for the most part, that is below the standard of other neighborhoods throughout the entire greater Seattle area. There is no danger here that the city must protect against!! SOLUTION: A reasonable solution to the problem of unsightly buildings would be for the city to use a portion of the money that it now has in its budget earmarked for redeveloping this area. The city could fund a low interest loan program to provide for the improvements that would make this neighborhood very attractive. Many of the property owners have signed a petition to the city requesting of the city that before any declaration of " BLIGHT" is made that the city send out some qualified inspectors to examine the real estate and then meet with the owners and give the owners a chance to make the needed improvements. Up to now the study, upon which the city has laid its well documented plan to seize the property, was made by two people driving by the neighborhood and, without even '.r getting out of the car, determining and rating the condition of the individual properties. No, there is not a reason sufficient here to justify the use of eminent domain. Any problem here in the highlands can be better solved with appropriate assistance and direction from the city. The city needs to receive more imput from the residents and property owners. The city needs to team up with the people who own the property to work out a better solution. At issue here is whether the City should "take the private property from its people for purely business reasons". If the city is allowed to take the private property of the people in the North Harrington neighborhood of the Highlands, then the city has the power to take any home in the city of Renton from its owner. Under that rule private property has lost its meaning. The right of a home owner to assume that his home is safe from seizure by the government is gone. Ownership of private property will mean "until or unless the government decides to take it away from me and give it to someone they like better at the government's price." It is important that the city council take the time to review this dangerous threat to our rights. This land grab has been put on a very fast rush! The official city website as of a month ago on April 14, 2006 had laid out the draft for the "Declaration of Blight" to be completed by June 30th, and submitted to the city council for adoption by July 31, 2006. This is way too important a move to be rushed through!! Something this sweeping needs to be carefully judged. The consequences are too important. We request the City council to entirely review this issue and work out a solution with the people of the neighborhood. We need improvements to the proposed zoning text amendments. We need the right to improve the properties be restored through lifting of the moratorium. We need the environmental review and the impact of the new developments to be reevaluated. We request that the zoning regulations be made more simple, clear, and friendly to further development in the Highlands. We request that the proposals of "cottages", and town houses be expanded to allow for creativity for the property owners to improve their properties. Let us work together in the spirit of cooperation. PLEASE discard the current program of taking the homes and properties away from us and handing it over to some other private party. Highlands Community Association, �r4�a , 14 c3cvakd U-I M om be y SP, Prapf)J,y of ju is6v- 7S- CAL FAWIA AV" PJ Kem4h / WA, 9xas� May 8, 2006 Mayor of Renton: Renton City Council: 1005 South Grady Way Renton, WA 98052 R a4t� m 3 low LAWRENCE BESAW & PHYLLIS BESAW��/ 15907 NE 65" St, Redmond WA 98052 425-883-2349 fax 425-650-7200 Kathy Keolker, Mayor Randy Corman, President Toni Nelson, President Pro-Tem Dan Clawson, Chairman, Planning & Development Committee Dennis Law, Vice Chair, Planning & Development Committee Marci Palmer, Member, Planning & Development Committee Terri Briere Don Persson re: Accurate assessment of Renton Highlands including North Harrington Development Core re: 1528 Index Ave NE, Renton WA 98056 Dear Mayor Keolker: A serious issue is the "blighted" classification of all or part of the areas referenced above. This classification is based on faulty information. My property is in good condition, and is classified as poor. Several people who have testified or that I've spoken with also have property in good condition that is classified as poor. This is my third written letter to the Mayor and City Council. The issue was also raised at the Planning Commission meeting on April 12. The responses have included: • The overall condition of the community is what's important • The rating exercise was designed to guide the planning effort, and has no further application • Individual property ratings will not be revisited Since an overall assessment can only be mainly based on the condition of the individual properties, that information should be accurate. Any planning effort that puts the "blighted" label on a community should in all fairness to the community be guided by accurate information. So far the City does not seem to be interested in ranking the properties accurately. The original intent that the ratings be "secret" would have promoted the belief in the community that their neighbors are slumlords or trashy. I object to City employees speaking at community organizations, and saying that all or portions of the area is "blighted" when there seems to be no interest by the City in assessing the properties in the community accurately. I request that the City fix this problem, including putting a mechanism be in place so that property owners can review the rankings and provide additional information, if needed, to get an accurate ranking. It is likely that there are many more properties other than the ones I've heard of that are in good condition, yet have been ranked as poor. If so, "blighted" is not a fair assessment. Sincerely, �4 //. S /��S� Phyllis Besaw and Lawrence Besaw May 8, 2006 The Honorable Kathy Keolker 1055 S. Grady Way Renton, WA 98055 Dear Mayor Keolker: It has come to my attention that the statement was made at a previous council meeting that the legislators from the 11th District are in support of the position of the Highlands Community Association. This is untrue. I have spoken with Zack Hudgins. We are watching the situation with great interest and are on the mailing list for their newsletters. We have not taken a position on this matter as our responsibility is district -wide on matters handled legislatively. We hope this clears this up. I didn't have a chance to speak with Bob Hasegawa, but it would surprise me if he felt he had sufficient accurate information. Sincerely, Senator Margarita Prentice 11th Legislative District 1 i eePltg CITY OF RENTON MAY 0.4 2006 To: Renton City Council CITY CLERKS OFFICE We fully support the City of Renton initiatives to pursue redevelopment of the Highlands Sub -Area. It has been well-known for many years that the quality -of -life and condition of housing and other structures in this area is far below what it should be. The redevelopment plans as presented so far appear to offer a reasonable, workable, and fair roadmap for progress. We will support these redevelopment plans in our business, social, and church relationships and contacts within the community. We believe the Highlands Sub -area Redevelopment will be a great benefit to those living in the Subarea, as well as to those in nearby areas. For the record, our residence is near, but not in the Subarea. We expect improvements in the Subarea to give an impetus to improvements in nearby areas such as ours. Visible improvements and increases in property value in the Subarea will help to justify significant upgrades and improvement projects in nearby areas. We urge Mayor Keolker and the City of Renton to aggressively pursue the Highlands Sub -Area Redevelopment with all deliberate speed. We believe the City has the momentum going at this time to do this and we don't want to lose it. John A. Hansen 11 i s" t Le Hansen 1108 Anacortes Ave NE Renton WA 98059 Telephone: 425-235-9268 Email: john.hansen3@comcast.net ee : EDA1 SP VAMP, Ptl d'i( li ` ' Aj Jerri Broeffle &tesoond, ncce 5/7/2006 6-Jr- o& Jerri Broeffle 850 Monroe Ave. N.E. CITY OF RENTON Renton, WA 98056 MAY U 8 2006 To the Mayor and City Council of the City of Renton: 1055 S. Grady Way RECEIVED Renton, WA 98055 / CITY CLERK'S OFFICE Special copy via E-mail to: Councilmember Dan Clawson 64 ,zrr; &,, , ff fe Cc via E-mail to: Inez Somerville Peterson, Highlands Community Association secretary (NOTE: Kroll map referred to in this letter is not included attached to E-mail copies, but is attached to hard copy of letter to be submitted by me to the Renton City Clerk on Monday, 5/8/2006, prior to the scheduled Council meeting that evening.)) Re: Re -development of the Renton "Highlands" I am submitting this letter to be included as my brief written comments of record for the public meeting scheduled at 7 PM Monday, May 8, 2006, on the subject Renton Highlands re-development/rezone. It seems to me that this entire issue has been dealt with poorly by all, public officials and staff and community organizations or groups alike, who've so far been directly involved in bandying about how to re -develop what is certainly the largest "residential" area of Renton and probably the largest readily quantifiable, geographically distinct area within Renton's city limits. My comments are presented in bulleted form to maintain brevity. What has been done to date has not accomplished the City's stated goal of creating a "Center Village." Changing the residential zoning from R-2, R-4 and R-6 to a virtual area -wide R-8 has only served to cause the County Assessor to raise land values and thereby increase property taxes. In fact, land -only value is higher for Highlands non -view small building lots than it is for Renton Hill residential view property! This has placed an undue burden on the preponderantly low- and moderate -income residents of the Highlands through increased house payments for owners and increased rents for tenants. Yet, the land owners controlling the biggest parcels PAY ABSOLUTELY NO PROPERTY TAX. I'm referring to the large tracts of ground owned by the Renton School District, Renton Technical College, assorted churches, and the City of Renton itself. This effectively shifts a larger portion of the property tax burden onto those least able to pay it and who will benefit the least from it —the homeowner, landlord and business owner. Further, sweeping zoning changes have also been a veiled attempt by City government to cause people to "change their ways (in using their land)" through legislation. This didn't work for liquor use during Prohibition in the 1930's and it won't work for land use now. • The City (referring to the incumbent Mayor and City Council) seems to be "running scared" because of the State's Growth Management Act regulations instead of looking at and using those requirements as an opportunity to develop true future image for Renton and its various distinct neighborhoods. .• ..001 Jerri Broeffle 5/7/2006 • There is no "vision" that I've seen presented by City officials and staff for the Highlands. Sure, there've been a few public information times where City planners showed off a few colored maps. There have been "public meetings" which were anything but what that term implies —a place where the public can freely comment on issues at hand and City officials and staff can actually listen to what is being said by citizens without being stifled by public officials with what seem to be personal insecurity issues of their own. But I've not seen a true effort by City government to reach out to citizens and business owners in any effective manner. There has been no leadership from City government or staff to develop a viable view of this area's potential —not just for the next 5 or 10 years, but for the Highlands as it could be in 40 years. If a true effort was made NOW to create a future center -village image, use of the City's power to institute proper, effective, enabling zoning -development regulations would both allow and encourage current residents, businesses and developers to truly make better use of this entire area. The portion of the Highlands referred to as the "North Harrington Redevelopment Core" and the "Study Area" together is nothing more than a reincarnation of the, old Renton Housing Authority's physical realm dating from the late 1940's and early 1950's. Can't today's Renton officials and staff be more forward -thinking instead of resorting to a resurrection of an area definition that is 60 years old?! Looking at my Kroll Map Company plat map from the late 1940's of Township 23 North, Range 5 East, W.M., (copy of a portion of this Kroll map is attached for your reference), the portion referred to as the "Renton Highlands -Renton Housing Authority" on that document is nearly identical to the current area at issue! This explicitly demonstrates the lack of effort by City officials and staff to use imagination and ingenuity in creating a well-defined and well -thought- out image for the Highlands of the future. City officials and staff don't seem to understand what the "Highlands" is, and therefore, aren't able to define what it could or should be. There were 2 annexations --Renton Highlands 1 and Renton Highlands 2—which originally added most of the area being discussed now to the City of Renton, and I mentioned earlier, comprised that area developed by the federal government in the early 1940's as housing for Boeing and Pacific Car & Foundry workers during World War II. However, in common usage, the Renton Highlands has always had a broader definition with general boundaries as follows using current roadway designations: Aberdeen Avenue N.E. on the west Monroe Avenue N.E. on the east, N.E. 3`d/4 h Street on the south, and N.E. 24'h/S.E. 10& Street on the north. Boundaries for the "Greater Renton Highlands" could be defined as: Sunset Boulevard N.E. and Realistically, the eastern border today could be pushed out to Duvall Avenue N.E. Shouldn't the City of Renton be looking at the usage -defined Highlands holistically instead of zeroing in on a long -outdated 1940's definition of the area? • However the subject of exercising, or even thinking of exercising, government's power of Eminent Domain came up as a way of dealing with land -use planning issues, the Mayor and City officials need to unequivocally remove this notion from their own thinking and from the "public mind." All matters regarding when and how Eminent Domain can be used are quickly becoming nation- wide issues that will have to be defined by the federal Supreme Court and refined by state Supreme Courts. Any attempt by the Mayor and/or City Council to even try taking private 2 **A.w _N011 Jerri Broeffle 5/7/2006 property by Eminent Domain simply to solve planning and zoning "crises" will, I'm sure, be met with something simple like a recall election, followed perhaps by criminal accusation of malfeasance and misfeasance of office. The Mayor, herself, as the top City official, needs to publicly withdraw this subject from all consideration, and apologize to the citizens of Renton for even appearing to threaten the people's rights to their homes and property. Further, the term "blighted" neighborhood needs to be abandoned by the Mayor and Council as well. The City of Seattle has had some neighborhoods truly worth of the term "blight" and is slowly dealing with those areas such as Holy Park near Empire Way S. (Martin Luther King Way), and the Bailey Gatzert area along 12t` Avenue S. There are no areas in the City of Renton or in the Renton Highlands with blocks upon blocks of boarded -up business buildings and bombed -out residences; with drug deals involving 30 or more participants routinely going down on specific street corners; with both adult and child prostitution readily apparent to passers-by as being the area's "primary business." In the Highlands, certainly, there are a few residential structures that need to either be fixed up or abated. There are several commercial structures that have long outlived their viability and need to be replaced. • Have in-depth studies have been done to deal with potentially hazardous situations in the Highlands area that need to be included in good land -use planning for this area? Seismically, all of the Renton Highlands is quite stable. But here are several items to be considered: Overhead electrical power transmission lines and fuel -carrying pipelines: Puget Sound Energy owns and operates that 115kV power lines paralleling and located just to be west of Monroe Ave. N.E. and which run the full length north -south of the Highlands. These "wires" are supported on wooden poles roughly 90 feet high and these poles have not been replaced since the 1940's. Their structural integrity is gradually becoming a matter of concern. Seattle City Light runs its 230kV from north to south through the entire Highlands roughly along a line marked by Shelton Ave. N.E. While this transmission line is supported by steel towers, they were installed long ago and have not, to my knowledge, had sufficient maintenance and/or upgrading or the towers or replacement of the conductors in the past 50 or so years to guarantee the line's continued operation without line or tower failure in the future. Olympic Pipeline's fuel -carrying pipeline runs north to south through the entire Highlands, mostly along the right of way for Seattle's 230kV power transmission line. Pipe was installed in the early to mid-1950's. It carries primarily fuel for jet plans to SeaTac Airport, but also carries various other liquid fuels at different times. Olympic has already had, in the recent past, several pipeline ruptures throughout Western Washington which caused property damage, and one disastrous fuel spill which resulted in the deaths of 3 boys in the Bellingham area not too many years ago. You might say, "Oh, that couldn't happen here," but you would be wrong. It could, it would, and eventually it will happen here in the Renton Highlands, or at its pumping facility in South Renton. Underground voids: The Highlands area is under -lain by a number of mining shafts of various sizes and in various locations. The largest, approximately 13 feet in diameter, of these lies from.100 to 130 feet below -ground, runs roughly southwest -northeast on the east side of Monroe Ave. N.E. Other side shafts of differing dimensions sprout off the main shaft and run in several directions. I also suspect there is a shaft coming under the Highlands from the Maple Valley floor and Iftor Jerri Broeffle 5/7/2006 running to the north-northwest. Have City officials or staff checked with the State Archives office or with the Federal Office of Mines for maps and/or studies showing the location and geologic stability of these features? Underground water collection system for Renton's Maple Valley aquifers: The entire "Highlands" area from Edmonds Ave. N.E. to Duvall Ave. N.E. conceals a number of underground collection pools of water. At one time these evidenced themselves as small lakes and ponds on the surface. I specifically remember one located at or near Monroe Ave. N.E. and N.E. 9`h St.; another at Monroe Ave. N.E. and N.E. 81h St. another in the vicinity of N.E. I& St. and Redmond Ave. N.E; yet another just to the east of N.E. 6th St. and Union Ave. N.E.; and another along Edmonds Ave. N.E. around N.E. 200' St. Along both N.E. Sunset Boulevard and N.E. 4`h St. (Cemetery Road) east of Union Ave. N.E. there were many small lakes and ponds. These lakes and ponds, and some of their connecting streams, are no longer visible on the ground surface. Did they simply "go away" with development in the 1950's, 1960's and 1970's? No, they did not. Natural water courses do not simply "go away." They're still there, but they did go underground. In fact, the entire Highlands area is a major collector of both surface (rain) and sub -surface (ground water table) water. And, where do you think that collected water goes? It goes underground, directly into Renton's precious aquifer system which supplies our City's water needs! Have City staff or officials made the effort to study exactly how any proposed major development or re -development (I'm referring to creating impervious areas such as parking lots, roadways, building roofs and footprints, etc.) of the Renton Highlands would affect the Highlands' geologic water collection features and how they contribute to the entire City's water supply? Don't you think it's time for Renton's Mayor and City Council to step up to the plate and start acting in the best interests of all of Renton's citizens, and especially the citizens who live and operate businesses in the Highlands? I have ideas —workable ideas —and I'm sure others do, too. Why don't you seek us out or publicly invite us, either as groups or as individuals, to make an appointment with the Mayor, Councilmembers and/or City planners to present our ideas and desires for OUR community? As the owner of a building and construction consulting business, I'm involved in development of all types of structures, residential -commercial -industrial, from ground acquisition and preparation, through conceptualization, viability studies and design, and through construction to final occupancy. To do what I do, I also need other specialists —surveyors and land development specialists, structural designers, architects and engineers, real estate experts and financial people, as well as general and tradeswork contractors of all types. I work with a loosely organized group of very talented people from every profession. I'm sure that several of these folks I work with, myself included, would gladly take a look at the issues presented by re -development in the Highlands, and prepare one or several brief written conceptual outlines for the City's use, either at no cost or for a very minimal fee. Yesterday I happened to be talking with a money broker. Just out of curiosity I asked him if he was familiar with the re -development issues in the Renton Highlands. He said he'd read about it in newspapers and heard some comments from other financial people he knows. I directly asked him how many hundred million dollars he could lay his hands on immediately to put into a guaranteed financial 4 *• 0, Jerri Broeffle 5/7/2006 "pool" to be available to developers, business owners and residents, for development and re -development in the Renton Highlands. His immediate answer to me was that he could have a letter of committal for "5" within 48 hours from a local funding consortium That means that he could, within 2 working days, provide a guaranteed pool of investment money totaling $500,000,000.00 (that's a half -billion dollars, folks) to be tapped into by parties involved in building and re -building the Renton Highlands! That ought to make a good start toward a good future for this area. He added that given a couple of more days he could probably triple that with ease. Personally, I would be delighted to talk with City officials or staff. Possibly, I could present ideas that would make re -developing the Renton Highlands a win -win -win situation for all concerned. Definitely, I can provide referrals and connections to a network of extremely talented, fore -sighted, highly -experienced professionals who may be willing to help Renton City government come up with better -thought-out options for the Renton Highlands. Should you wish to contact me, my cellphone is 206-595-2542. My E-mail is JBroeffleruaol.com. Sincerely, Jerri Broeffle Jr. Attached: Copy of a portion of Kroll Map, circa late 1940's Copy of map of the "Highlands Sub-Area/Study Area & North Harrington Redevelopment Core" prepared by the City of Renton ITT Wak A - "S 74 V _-D L-F V.2 P 74 ELI 5AP Highlands c tudy Area & North Harrington Redevelopment Co S-2 CITY OF RENTON MAY 0 4 2006 RECEIVED CLERK'S ERKSOFFICE 05/08/06 16:06 FAX 4256430691 SCOTT DEVELOPMENT INC CJTY OF FWWoN MAY 0 8 2006 RECEIVED CITY CLERK'S OFFICE Z001 puac ¢ ; G5/6' 0 -ca_. ,'J 13 ,� ,v��� 3 3,)-3 N� dA,vvr J �� 0 low 04TY OF RENTON MAY 0 8 2006 RECEIVED PETITION CITY CLERK'S OFFICE We, the property owners of the North Harrington pa4b Community as outlined in the city publications do hereby Ae&` A9 request of Mayor Kathy Keolker and Mr. Randy Corman �a�es�ni�e President of the City Council and other city council members to "PARTNER" with us in the revitalization of our neighborhood. According to the City's website as of April 14, 2006 the city plans to "Make a declaration of Blight" [page 5 of 7] According to page 6 of 7 the administration planned to complete the "Draft Declaration of Blight BY June 30' and according to the city's publication "By July 31', submit Sub -area Plan, Declaration of Blight and NHCRP to City Council for consideration and subsequent adoption." We request that you work with us instead of some other outside "Development Partner" to correct the "BLIGHT". We request that the Mayor and her administration send staff to meet with us the actual property owners and go over with us what the city requires for improving each of our properties so that the blight can be eliminated by cooperative effort between us, the property owners and you, our elected officials. We expect you to be reasonable and fair in your requirements. We further request that you rewrite your proposed zoning text amendments to both allow us to improve our properties as they now are by permitting us to build additions onto our existing buildings and also to create less complicated, clear, specifications to facilitate infill development of additional units on our land. We request that you postpone rezoning of our property until corrections are made to the text amendments , and also that you provide communications and meetings with us so that we can give our imput into what is going to be allowed on our property We commit to you that we will fulfill every reasonable requirement from the city to correct the poor conditions On our properties that has led the City to decide to redevelop OUR properties. We expect the city to do its part in cleaning up and upgrading the city's areas of responsibility such as streets, alleys, sidewalks, street lighting as well as more efficient and improved city services that are not related to real estate. We also commit to form a "Property Owner's Association for the North Harrington Community with the following conditions: a. That all of the properties will either be sided with a permanent type siding such as brick or vinyl or be painted and repainted at least once in every7years. And, if determined by the "association" that the exterior has become unsightly be repainted as often as every other year. b. That all roofs be inspected and any roof that is in poor condition will either be repaired or replaced. c. That all yards be kept cleared of trash and that those who do not keep their yards tidy will agree to pay the association for the cost to clean the lot. d. That the city be encouraged to spend some of its $2,500,000.00 fund which it has set aside to "Revitalize the North Harrington Community" to repair the city sidewalks, upgrade the streetlights, clean up and improve the alleys and increase the 3 police patrols for the entire Highlands to a number more appropriate to assist residents to maintain a calm safe environment. e. Help the city cure the poorly developed zoning text amendments to encourage orderly upgrading and redevelopment of the area by making it easier and less cumbersome to expand existing buildings and to create additional units of housing. These zoning text amendments should provide clarity and ease in obtaining permits and should be consistent with obtaining an increased utilization of the properties by the owners. f. Establish a volunteer liaison from the community or from the Highlands area in general to attend all council meetings to assist in better communication between the city government and the Highlands. N ame address address of property phone -�- - 7-Z %d..d1./ 3►^q '=+%9. • f--"'L'!'4 d.+6..J 9 E f": MA _iJ'1� imoi � fA Revised May 3, 2006 FAQ Sheet Frequently Asked Questions about Highlands Redevelopment VISION What area of the Highlands is being discussed? The area, identified as the "Highlands Subarea," is located between NE 6th Street and NE 21st Street AND between Edmonds Avenue and Monroe Avenue (see Highlands Subarea map). What is the vision for the Highlands Subarea? The Highlands "Center Village" is envisioned as a dynamic urban area. • New housing would attract current and future residents from all income levels. • This housing would be built around a redeveloped commercial core, with parks and community facilities within walking distance. • Future housing types would include apartment and condominiums built over commercial uses and surrounded by quality townhomes, multi -family, and cottage developments. • The neighborhood would have sidewalks and landscaped pathways providing easy access to goods and services. • Existing residents would have the opportunity to relocate within the area as neglected and potentially hazardous housing is replaced by safer, permanently affordable housing for seniors, low-income families, and first- time homebuyers. The portions of the Highlands Subarea outside the "Center Village" are envisioned to continue as primarily single-family areas, with pockets of existing small scale multi -family development. The area's schools, churches, and city facilities will continue to be a presence in the community. When was the vision for the Highlands Subarea developed? The vision was created through a public process when the. City's Comprehensive Plan was adopted in 1993, refined in 2000, and readopted through public process in 2004. Why is the City focusing attention on the Highlands now? There is growing poverty and crime in the Highlands area. Much of the housing is in poor condition and the rate of ownership in the area is declining. Statistics show that the Highlands has disproportionately higher rates of serious crimes such as iJ> N5 P '-D i54-rt bAeel 05.04.06: Distributed to locations on attached list 1 - a Revised May 3, 2006 murder, car theft, and substance abuse than the City as a whole. The City wants to support investment in the Highlands to help improve these conditions. REDEVELOPMENT What happened to the 2000 Redevelopment Plan? Businesses will only come to an area if there is a market to support them. Market analysis done on the Hi -Lands Shopping Center showed there were not enough households or sufficient spending patterns to support the revitalized neighborhood shopping center that was envisioned after public input in 2000. However, the study also showed that a small increase in households would provide an attractive market for new businesses. What has the City done to revitalize and redevelop the Highlands? • Instituted the REACT program to clean up problems in the neighborhood. • Studied both the residential and commercial market to better understand the opportunities and options for change. • Researched the physical, social, and economic conditions in the neighborhood. • Drafted proposed zoning regulations to improve revitalization opportunities. How will redevelopment improve the Highlands and preserve affordability? • By increasing the total number of housing units and partnering with home- ownership programs, there will be additional opportunities for affordable home ownership and rental units. • Additional housing units will also bring more families with a mix of incomes to the neighborhood, encouraging new businesses to locate there. • The City's proposal would require new housing developments to build affordable units in order to preserve affordability. • Without the proposed zoning, developers cannot be required to provide any affordable housing units. REZONING Why are some properties being rezoned and others not? The City's blueprint for present and future land use is called its "Comprehensive Plan." The Comprehensive Plan designates much of the Highlands Subarea as "Center Village." The proposed changes to zoning are consistent with the policies established in 1993 and 2000 for the Center Village (see Highlands Subarea Proposed Rezones map). Won't a rezone increase the number of housing units and affect traffic? The effect of additional units on traffic was studied. The analysis revealed that while there will be more cars if more people live and work in the Highlands, there would be no noticeable increase in congestion under the proposed rezoning concept, with the exception of the intersection of Edmonds Avenue NE and NE 12cn Street. This intersection would need southbound and westbound left turn pockets to accommodate increased traffic volumes. Improvements of this type would occur when actual development is proposed. 2 ' Revised May 3, 2006 What other zoning and land use changes are expected? Some changes may be proposed to expand the Center Village designation in the Comprehensive Plan. These changes would require amendments to the Comprehensive Plan and may be proposed later in the year. What determines the "Center Village" designation in the Comprehensive Plan? • Although it was originally called "Suburban Center," the essential vision and polices of the Center Village designation were first adopted through public process in 1993 with the City's first Comprehensive Plan. • The purpose of the designation was to redevelop existing low -density suburban areas into higher -density urban neighborhoods. • The urban village is intended to be pedestrian friendly and transit oriented with neighborhood -focused commercial development and medium- to high - density housing. If my property is to be rezoned, what does that mean? Perhaps the biggest change will be that your property may become more valuable. In many cases, a rezone that allows greater density results in at least a small increase in land value because the land has the potential to be developed for a higher density use. But the current rezoning proposal will also result in existing single-family and duplex units being considered "non -conforming uses." What is the effect of being considered "non -conforming?" Existing development that is inconsistent with underlying zoning is "grandfathered." • Non -conforming uses that were legally built and constructed are allowed to continue. • Non -conforming uses can be maintained (for instance re -roofed or remodeled on the inside), but cannot be expanded (adding a second story or more rooms). • Non -conforming uses, if destroyed by fire, for example, can only be rebuilt to the same square footage that existed before and within two years of being destroyed. • Non -confirming uses may also be changed in a way that makes them consistent with the required zoning rules. Why doesn't the City want new single-family homes and restoration of the existing duplexes? The adopted Vision in the Comprehensive Plan "Center Village" calls for townhouse and multi -family housing in the Core area proposed for Center Village and Center Village -Residential zoning. Single-family would continue to be allowed in parts of the study area outside the Center Village. Proposed Zoning Changes: CV-R = (Center Village -Residential): Allows townhouses and cottages with a base density of 14-18 dwelling units per acre. This means that existing single- family homes and duplexes will be considered non -conforming uses (see above). Property owners who can consolidate at least one acre of property and provide affordable housing are eligible for the Flex Bonus. 3 Revised May 3, 2006 ■ Flex Bonus = Single-family homes can be built and higher density is allowed, up to 30 dwelling units per acre. CV = (Center Village): Allows townhouses, flats, commercial uses and mixed residential, and commercial uses with a base density range of 20-60 dwelling units per acre. Property owners who provide affordable housing can build at densities up to 80 units per acre. R-10 = (Residential-10 units per acre): The area that will remain zoned R-10 in the Highlands Subarea will be subject to a change in development regulations. Detached and semi -attached homes will be prohibited in the R-10 zone within the Highlands Subarea. This means that existing single-family homes and duplexes will be considered non -conforming uses (see above). RM-U = (Residential Multi -Family Urban): Allows townhouses and flats within the density range of 25-75 dwelling units per acre. This zoning is proposed for properties east of Kirkland Avenue. Why does the zoning proposal keep changing? Change in a zoning proposal is a normal and expected part of the planning process. Once regulations are drafted, they are reviewed by many different groups including the public, the City Council, the Planning Commission, and City staff. Each group has the opportunity to make comments on the proposal. It is this collaboration that results in changes to the zoning proposal. Does this rezoning mean that my property will be condemned? No. This rezoning proposal has nothing to do with the condemnation of property. Rezoning allows property owners who want to develop their property to invest in the neighborhood by building housing that is consistent with land use plans for the area. DECLARATION OF "BLIGHT" Is the City going to declare the Highlands as "blighted?" If an area is to be declared "blighted," the City Council must determine that conditions in the area warrant that designation. At this time, the City Council has not made a decision to proceed with a declaration of blight. Cities are not allowed to buy property unless it is for a public use. By declaring an area `blighted" and adopting a Community Renewal Plan, the City would be able to purchase properties for the purpose of removing the "blight" under Washington's Community Renewal Act (Chapter 35.81 RCW, http://�ps.leg.wa.goWrcwldefault.aspx?cite=35.81). The Community Renewal Act enables cities to remove blight through public/private redevelopment forcing landlords to make repairs to rental units, and/or to providing relocation assistance to families living in the area. What area could potentially be included in a blight declaration? Properties in the North Harrington Redevelopment Core are included in a preliminary review (see Highlands Subarea map). This includes: 0 10 1_0 ' `� Revised May 3, 2006 • Sunset Terrace, • The commercial areas on the north side of Sunset Boulevard (west of the intersection with NE 12th), • The Glennwood area, and • Properties between NE 12th and the Kirkland -Harrington Loop, between Harrington and Kirkland. This does not mean that every property in the boundary is considered blighted or potentially feasible for redevelopment. The boundary was drawn around a concentration of poor conditions and is subject to change. No plan exists to move forward with a blight declaration now. City Council discussion and decision would be needed before that could occur. How did the City rate the conditions of houses in the Highlands? In 2005, properties were rated only to make general correlations and assessments about the study area, not to make assessments as to the value or worth of individual homes. City staff evaluated the condition of each property based on what could be observed from the street. Property condition ratings were then used to compare housing conditions to other information collected. These ratings have not been formally adopted by the City Council, nor will they be. The following information was found using this method: • Blocks with the worst housing conditions tended to have more police cases. • Blocks with the worst housing conditions had more calls for fire and aid service. • Blocks with the best housing conditions had more homes occupied by owners. Won't a Declaration of Blight lower property values? • Property that is in the vicinity of neglected and dilapidated properties is already devalued. • Redevelopment in the neighborhood and the removal of poor housing should increase property values. • In general, property values may be raised slightly by the proposed rezone independent of and prior to any declaration of blight. Is the City going to use eminent domain to condemn people's homes? • There is no plan to remove all of the existing housing in the North Harrington Redevelopment Core. • If the City were to adopt a Community Renewal Plan, it MAY be interested in working with property owners willing to sell their properties and participate in the redevelopment process. • The vision for redevelopment will only occur in a timely fashion if several parcels can be assembled and be redeveloped in larger chunks. • If an area is declared "blighted," the City could use the tool of eminent domain under the Washington Community Renewal Act to buy individual properties at fair market value. No decision has been made to use this tool and it requires separate decisions by the City Council. i Revised May 3, 2006 This would only be used as a last resort after all efforts to consolidate property through the private marketplace are exhausted, and then, only if a specific property were essential to redevelopment. Each property acquired through the use of eminent domain would require a separate process, establishment of fair market value, and City Council action. If my property were condemned, where would I live? The redevelopment envisioned for the Highlands cannot succeed without creating new housing options for existing residents. The City would work with the Renton Housing Authority and other non-profit affordable housing providers to create a variety of attractive and affordable housing options. Existing residents would have the first opportunity to take advantage of these new opportunities. CONSOLIDATION OF PROPERTY Why does the City support consolidation of property? Larger pieces of property will be easier to develop. The proposed zoning standards create an incentive to consolidate land through a density bonus. In the future, the City MAY have an interest in buying property in the Highlands so that parcels of property can be consolidated for redevelopment. However, redevelopment of individual parcels could occur under proposed zoning without any consolidation, and without any use of the Community Renewal Act. DETERMINATION OF NON -SIGNIFICANCE I received some information about an environmental determination of non - significance. What was that about? Any time the City makes a change in its zoning regulations, it must review the changes to determine what the environmental impacts might be. The analysis compares existing zoning rules with proposed zoning rules. At this stage, the action before the City is only the change in rules, not the actual development of property. These notices provide basic information about the determination and alert the public that the City is asking for public comments. How can the City say that the redevelopment of the Highlands is "non- significant?" The use of the term "non -significant" has a technical meaning and in no way indicates that the redevelopment of portions of the Highlands is not meaningful to the City. The City's Environmental Review Committee made a determination that the proposed change in zoning regulations does not have a significant effect on the environment, and does not require preparation of an Environmental Impact Statement (EIS). Additional environmental review would occur when actual development of property occurs. OPTIONS FOR REDEVELOPMENT Why can't the City just fix the physical or health problems in the Highlands? • Many of the problems can only be addressed through voluntary compliance of the property owner. • In 2003, the King County Health Department sent letters to the neighborhood about potential asbestos, lead -based paint, and indoor air 0 S-01 'r.% Revised May 3, 2006 quality hazards in many homes. Even though they offered free home assessments, only three property owners participated. The City can only address other issues, such as junk in the yard, when it becomes bad enough to be a "nuisance," as defined by City Code. The Washington State Constitution prevents the City from entering homes to inspect conditions. Why doesn't the City just assign more police to the area? • The City has already dedicated several police officers to the area. • There is already a disproportionate amount of resources devoted to crime in the Highlands. • As long as the physical conditions of the neighborhood reflect neglect, non - intentional or otherwise, criminals will view the Highlands as a good place to do business. Why can't we just let the free market redevelop the Highlands? • The Highlands has been in a slow decline for many years and redevelopment has not occurred, despite the fact that the existing zoning on many properties already allows a substantial increase in density. • Market analysis shows that some property owners can make more money renting dilapidated property than they can from investing in high -quality redevelopment, and since more than 60% of the existing units in the Highlands Subarea are rentals, many owners do not have an incentive to improve conditions. Without City intervention, there will be fewer and fewer affordable rental units as property values rise and rents increase. What will happen to the people who live in the area today if redevelopment occurs? • It is the policy of the City Council to increase the amount of affordable housing in the community. • A coordinated redevelopment effort will allow the City to work with the Renton Housing Authority and other non-profit affordable housing providers to create new, higher quality replacement housing that will remain affordable over time and allow current residents to have first priority for new housing. • The City's current policies would require replacement and expansion in the numbers of affordable housing units by 30%. • A coordinated redevelopment effort may also allow existing property owners to swap their land for newly constructed units. • Existing residents will be given the first opportunities to move into new subsidized developments that are safer, higher quality, and possibly more affordable than their existing homes. OPTION A & OPTION B There has been talk in the community about "'Option A" and `Option B;" what are these options? Two possible implementation strategies were presented to the City Council during its March 2006 workshop. Both strategies start with rezoning consistent with the Land Use Vision for the area. 7 'Revised May 3, 2006 "Option A" implements the revised zoning by utilizing the Community Renewal Act. This would bring about improvement of the poor physical, social, and economic conditions in the area more quickly through a coordinated redevelopment effort where parcels are combined into larger pieces for redevelopment and creation of higher quality, safer, permanently affordable housing. "Option B" implements the revised zoning incrementally, pursues code enforcement, and allows market forces to eventually redevelop the area. Existing conditions would persist until piecemeal redevelopment occurs. Development would occur on smaller parcels and affordable housing would be harder to achieve as individual parcels redevelop. Affordable housing would tend to be lost over time due to gentrification. Are "Option A" and "Option B" related to the land use concepts on display at the Highlands Planning Open House Last Fall? No. Those land use concepts were completely different from the Council discussion on redevelopment strategies. PUBLIC INVOLVEMENT It seems like the City is moving too fast in its planning efforts. • The City adopted the essential Vision for the Center Village in the Highlands in 1993, although it was then called "Center Suburban." • The City began studying redevelopment of the Highlands in 2000. • In 2000, the City expanded the Center Village land use designation, but redevelopment did not happen. • The City began a new approach in late 2004, and has been studying and working on the Highlands Redevelopment Initiative ever since. • All property owners were invited to participate in this new planning effort in Spring 2005. • At this time, the results of the City's planning efforts are being released for public review through a series of public meetings. What public input has there been into the City's recent work on the Highlands Subarea so far? • The City sent all property owners in the Highlands a survey about potential redevelopment in Spring 2005. • In Summer 2005, the City invited property owners to a series of focus groups. • In November 2005, the City held a public Open House at the Highlands Community Center. • From January 2006 through April 2006, the Planning Commission held public meetings on Subarea planning and zoning. • Residents and property owners have been sent several notices by the City, inviting comment on the development moratorium, the environmental review for the proposed zoning changes, and public hearings for the proposed zoning changes. 0 i W smoi Revised May 3, 2006 Why did the City enact a development moratorium for The Highlands? • The City enacted a moratorium on development because the existing zoning is not consistent with the vision established in the Comprehensive Plan. • The moratorium gave the City time to figure out how best to achieve redevelopment and revitalization of the neighborhood. Under the rules of the moratorium, property owners can remodel, clean up, and otherwise improve existing structures. However, they cannot subdivide, expand, or build new units. When does the moratorium end? The moratorium is scheduled to expire May 14, 2006, unless extended by the City Council. How can I get involved in the Highlands planning effort? • Attend Planning Commission and City Council meetings where the Highlands Subarea is an agenda topic. • All property owners are sent notices when required by state or local law, such as a Notice of Application when a project begins environmental review or when a public hearing is held to collect input. • If you wish to receive notification of project milestones, you should contact Judith Subia (below) to be added to the parties of record list for the Highlands Subarea. Judith Subia at jsubia@ci.renton.wa.us or (425) 430-6575 There has been a lot of speculation about the Highlands planning effort. Where can I get additional and accurate information? Highlands Redevelopment: www.ci.renton.wa.us/ednsR/hiahland.htm Planning Commission: www.ci.renton.wa.us/ednsp/ocinfo.htm You can also come into City Hall (61h Floor) and talk to a strategic planner about it, or call us on the phone at (425) 430-6575. E 0lr: IPW Highlands Library Fire Station 12 Highlands Community Center North Highlands Community Center Renton Housing Authority McKnight Middle School Highlands Elementary School Hilands Barber Shop King and Bunny's /VtWhat should be the -� Renton Hi hlands' g Future? Today, the Renton Highlands community suffers from declining conditions. We need your involvement to create a healthy, vibrant community. What the Comprehensive Plan Says: • The Highlands is designated as,a "Center Village," a higher density residential area centered around a community and commercial core. • This designation envisions a diverse neighborhood that would be walkable, with sidewalks, and landscaped pathways providing easy access to goods and services. • A "Center Village" designation means rezoning portions of the Highlands neighborhood to provide greater housing supply and support neighborhood businesses and transit. These rezones would carry with them a requirement for new development to provide for quality affordable housing. For more than 10 years, the City of Renton has been working to bring about revitalization of the Renton Highlands. An initial vision for the neighborhood was developed with the input of the community as part of Renton's Comprehensive Plan. The Comprehensive Plan designates a portion of the Highlands as "Center Village. But it takes more than a plan to create a better community for all. It will take a combination of public and private actions to improve and revitalize the Highlands community. In response to community concerns, the City is committed to making a significant investment to improve the quality of Fife for people who live and work in the Renton Highlands. $1.5 million has already been set aside as a "down payment" to improve City services and facilities, and to attract more private dollars to the neighborhood. I The City is also considering rezoning parts of the Highlands to implement the "Center Village" by encouraging low -density suburban land use to evolve over time into a compact higher density urban residential village. This is the only action that is currently before the City Council. Another idea that has been suggested is utilization of tools provided in the Washington State Community Renewal Act. This law gives local government the authority to stimulate redevelopment by purchasing property from willing sellers at fair market value, providing relocation assistance, and in limited cases, using eminent domain to acquire property through condemnation. No decision has been made to use this tool, and there is no plan developed that calls for its use. There are many arguments for and against this idea. The Council will consider whether to use this tool in the coming months, and make a decision only after a full public participation process. ccDW � May 2, 2006 05.04.06: Mailed to Owners,=Parties of Record, & Occupants, per attached list _4 a Get Involved! 4' The City began study of redevelopment In the What is on the table Highlands In 2000 with a focus on business, but it right nowt" became apparent that housing redevelopment is 9 necessary to recruit businesses to better serve the community. In 2005, the City began to explore • The city Is considering a rezone of options for housing redevelopment. some properties in the Highlands, as provided for In the City's The results of the.Clty's studies are available on the Comprehensive Plan, This rezone City's website or from the Department of Economic will allow for more development Development, Neighborhoods, and Strategic of housing and a wider variety of housing types. Planning. The City Planning Commission studied the proposed zoning and completed its This rezoning proposal has recommendation in' 'Iate April. That proposal is now nothing to do with any property before the City Council. condemnation. In fact, the proposed rezone Is more likely to create an Increase in land value. We cannot go further without hearing -from the people who have a stake in the Highlands' future: • The City intends to make significant Investments to Improve Want to get more Involved? neighborhood facilities and safety. • THE CITY HAS NO PLANS To USE • Attend City Council meetings where the EMINENT DOMAIN. In the Highlands Subarea is an agenda topic, unlikely event It Is used, the City would be required to fully justify If you wish to receive notification of ` project how the public interest Is served, milestones, contact Judith Subia on a parcel by parcel basis and jsubla0cl.renton.wa.u5 or (425)430-6675 Council action would be .necessary. Property owners would to be added to the "parties of record" list for the receive fair market value. Highlands. • All decisions about the area will Write us at: follow full involvement by the ' DEPARTMENT OF ECONOMIC DEVEI OPMENT, community. NEIGHBORHOODS, AND STRATEGIC PLANNING 1055 S GRADY WAY RENTON, WA 98055 Want more information? www.cl.renton.wa.us/ tisg/hIghIand,htm Copies of Frequently Asked` Questions (FAQ) can befoundon the City's website and at the following locations: Highlands Library, Fire Station 12, Highlands Community Center, North Highlands Community Center, Renton- Housing Authority, McKnight Middle School, Highlands Elementary School, King and Bunny's, &' Hilands Barber Shop You can also come to City Hall (60' Floor) during working hours to talk to a member of the planning staff, or call (425) 430-6575. May 2, 2006 'Dk7c /L1tu 11 -(11u�1��1 i� �jic j7riL� In (/'liiv� to7�i!r'rr1L�l fez r lie" (ayjtx . I c� Y O� Ctv+c m' 'i ,� YGyi r'� l r (S*"') j; n `�) i ;j ll o r) (0 A What should be the � 4 ♦ R n 'Future? a ton Highlands uture. Today, the Renton Highlands community suffers from declining conditions. We need your involvement to create a healthy, vibrant community. What the Comprehensive Plan Says: • The Highlands is designated as a "Center Village," a higher density residential area centered around a community and commercial core. • This designation envisions a diverse neighborhood that would be walkable, with sidewalks, and landscaped pathways providing easy access to goods and services. • A "Center Village" designation means rezoning portions of the Highlands neighborhood to provide greater housing supply and support neighborhood businesses and transit. These rezones would carry with them a requirement for new development to provide for quality affordable housing. For more than 10 years, the City of Renton has been working to bring about revitalization of the Renton Highlands. An initial vision for the neighborhood was developed with the input of the community as part of Renton's Comprehensive Plan. The Comprehensive Plan designates a portion of the Highlands as "Center Village." But it takes more than a plan to create a better community for all. It will take a combination of public and private actions to improve and revitalize the Highlands community. In response to community concerns, the City is committed to making a significant investment to improve the quality of Fife for people who live and work in the Renton Highlands. $1.5 million has already been set aside as a "down payment" to improve City services and facilities, and to attract more private dollars to the neighborhood. The City is also considering rezoning parts of the Highlands to implement the "Center Village" by encouraging low -density suburban land use to evolve over time into a compact higher density urban residential village. This is the only action that is currently before the City Council. Another idea that has been suggested is utilization of tools provided in the Washington State Community Renewal Act. This law gives local government the authority to stimulate redevelopment by purchasing property from willing sellers at fair market value, providing relocation assistance, and in limited cases, using eminent domain to acquire property through condemnation. No decision has been made to use this tool, and there is no plan developed that calls for its use. There are many arguments for and against this idea. The Council will consider whether to use this tool in the coming months, and make a decision only after a full public participation process. May 2, 2006 M n What is on the table right now? The City is considering a rezone of some properties in the Highlands, as provided for in the City's Comprehensive Plan. This rezone will allow for more development of housing and a wider variety of housing types. ■ This rezoning proposal has nothing to do with any property condemnation. In fact, the proposed rezone is more likely to create an increase in land value. • The City intends to make significant investments to improve neighborhood facilities and safety. THE CITY HAS NO PLANS TO USE EMINENT DOMAIN. In the unlikely event it is used, the City would be required to fully justify how the public interest is served, on a parcel by parcel basis and Council action would be necessary. Property owners would receive fair market value. • All decisions about the area will follow full involvement by the community. Get Involved! The City began study of redevelopment in the Highlands in 2000 with a focus on business, but it became apparent that housing redevelopment is necessary to recruit businesses to better serve the community. In 2005, the City began to explore options for housing redevelopment. The results of the City's studies are available on the City's website or from the Department of Economic Development, Neighborhoods, and Strategic Planning. The City Planning Commission studied the proposed zoning and completed its recommendation in late April. That proposal is now before the City Council. We cannot go further without hearing from the people who have a stake in the Highlands' future. Want to get more involved? Attend City Council meetings where the Highlands Subarea is an agenda topic. • If you wish to receive notification of project milestones, contact Judith Subia jsubia@ci.renton.wa.us or (425) 430-6575 to be added to the "parties of record" list for the Highlands. • Write us at: DEPARTMENT OF ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING 1055 S GRADY WAY RENTON, WA 98055 Want more information? www.ci.renton.wa.us/ednsp/highland.htm Copies of Frequently Asked Questions (FAQ) can be found on the City's website and at the following locations: Highlands Library, Fire Station 12, Highlands Community Center, North Highlands Community Center, Renton Housing Authority, McKnight Middle School, Highlands Elementary School, King and Bunny's, & Hilands Barber Shop You can also come to City Hall (6th Floor) during working hours to talk to a member of the planning staff, or call (425) 430-6575. May 2, 2006 O N cO W O O ON 00 O O O O O LO W W O to M 0 1t W O ti O to � In Ln In to to to O N Ln Ln to LI') to to to In I� In In In cr Ln Ln In In In tf) In In O Lf� LLj L(� L!') 000000001�000000000 �OOOL1�00000000000000 CO OO CO OO OO OO C0 CO �Y OO OO CO OO OO CO OO CO OO CO OO C0 00 00 00 00 00 00 CO OO OO OO OO OO OO OO C0 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O c A t Q Q Q WaQa¢¢Wa¢0�aaa¢�aaaQa¢a�a¢aaa¢�¢�a¢¢w F- ����o��w=�3:3:3: �����w������W�w���F- Q Z J Z Z Z (n Z Z J Q Z Z Z Z Z Z Z Z w Z Z Z > Z Z Z Z Z Z Y Z z Z Z U) �Ow000ZOOw�00000000�000w000000u)OwO00U F-m-E-F-wF-F-Y0E-F-F-F-F-F-F-F-�F-F-F-dF-F-F-F-F-F-ai- Jf-F-F-> } Z F- Z Z Z> Z Z W' ¢ Z Z z Z Z Z z z Q z Z Z 4 z z Z z Z z z z J Z z Z> F-W 0 W W W w w w o w w w w w w w w W w w w w W W W W W p W w w w w w O m ~ Cl)U*)a w w w z cnwzLu w Z ZZ 3 > w d }Z Z cn w o F- Z }>Z Y 0-j mw JZQDF-�z2F--J>WWOc~i W > =Wooer ZwZ< w NW0E-0o0aJF-0�QZqw 2Q02F- a L~r) 0 inF-�w W.-V O=zw�,-cnaco <"t22ZF- 3:-cnLnO=0oQ =ooU>wpL� �wp~�zpZ�gwQ Jrn<Lij 11 OAF=-Z� �prnWZZti�'X����Q W cn 0 X Q p w_ w p W w w w o} w w X w w w w z w X o J w Z X 0 OCl) w O O m N comooZ ti O U Z N 00 ' N N Z O m 0 0 M LL J� m Z CO a� m ti 't O M 0 O N O S U-) � 00 N N r NW � � � O � � 0 0 0 0 •- 1-- f- O �- � f- 0 0 N 0� 0 It 0 CD O Cr) d' N I,- �- r- O Cl) 00 0 tin N LLO N N 0 0 N Ln 1- O O Q c N 00 � d � Ln -- N 00 O r N N 00 Cl) - N N d N N� 0 O N d 00 N 00 00 d co Z Z a Z 09 J 0 Ln � � = MO = Q LU ¢ ofo co ¢� m 0 az U Z OU }? ww O } W J a � } J¢ - o t J W U) Q W � J J w J Q otS f- <�J 2 U �m �0Q cn QzcnQm a}�Z��ZcDcn LQL�w 0 Z wa wa WO Lu Z: ~- W_ w0}Ow}z}¢ 0w� �wQaZZ U=wzQUw�wWZ)2Z¢OwQ}0afOz0 J o Z >_< z W F- W w U m w= Z m <OWQ a z Z Z Z Z Z Z z o� z}o2W vYZF-w<)zO�QWOV— QwoOOOOOOOO>-¢ ¢ >- .Ua 0 0 ' ZZ�ZW� (n(n(nfn(n(n(n(nZQ� W 0 w J a Co J m w J Q ow Z z cj w¢ w w>- w Z Q w w w w w w w w z Y =YY¢a U-QZDmmw¢aaowJJP>¢ o000000oF-q QO M0000LLCrI00TmYJJJJJJJJJ�2ZZzZzZZZZLL z��aaa¢aaaaaaaaa¢aaaaaa¢¢aaaaaaa¢aa¢ U J J U) w 2 0 ¢ U a cfl co cfl m aD co co cfl N � cfl co cfl �o cfl co � cfl co � cfl co cfl r- co co rn co cfl ao �o cfl ►o O cfl rn � to to to to to Co Co t- 0 Co In Co to CC) In In to 0 M to O O M Co 0 Co 0 Co Co to c- ti In Cn 0 O O O O O O O M O 0 0 0 � 0 0 0 0 0 e 0 0 0 0 0 0 0 0 0 C) O -� O O O 00 co 00 00 M 00 00 00 00 00 O 00 00 00 00 00 00 00 00 M 00 00 00 00 00 00 O 00 00 00 00 00 00 00 00 00 00 O O O O O O m Q) CA CA CA O O O O O O O O Cfl O O O O) (A CA 0) CA C) CA O C) CA CA CA CA O Q QQQQQQQQOQQQQ�QQQQQOQ�Q QQQQQQQQQQQQ< 3: 3: 3: �: 3: 3: 3: 3:03: �: �: 3:z_3: 3: 3: 3: 3:23:w3: 3� 3: �: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: Z Z Z z J z z z o z Z Z z J Z Z Z Z Z D Z❑ Z Q Z Z Z Z Z Z J z J J z z Z 0000000�0000WO0000Do�>,O�OO0000 0"000 z z z z Q z z z o z z z z O z z z z z-i z J z z z Z Z Z Z Z Q z Q Q z z z W W W W W w W W❑ W W W W x W W W W W F— W W w W W W W W W W W W W W W W W 00 N W W W w W W Z Z W Z Z z Z Z ZZ >W W F-W W�Z� W J W W W W� J W QF- QF->I-Q > (nZ fnUJU > p d awmmQaW Wm ~W¢QW QWF-F-Wm a:W a n) ww 2�aW>aOO~xa Ux❑�ZZxZQZ❑ZxF-Z x�F-QQxx0)pxWwti0ZxN0 OF-W000E-M❑W❑❑F-rl-z F-W ZcnMit�F- �ONF-W ❑Of IXF-F2- �O(/�— �mZZONOU-QZW W�OI--w NO'WZWNZtmM ❑WZ�W�WQwwWXZWWwm❑wmNmWm W>IX>—OWW Wz❑ )z ZU❑WWZ"OZz�n,Qn❑zQZO)Zwgwmzz ��WO❑co(0 OCoNMC%4-LCoM00-j CON0000000)W �OCMu)00 00 N 00 � M r O N � N CC) N O O r O N 00 to (0 Cl) C)M B f- N N N z O M M O �M�Lr) -LOLoN0�U)U)NtiONCAd toMMr-- COLOLO CO�Cnqtt0)r`MI,-qcT N 00 00 0 N � N Ict CA C0 (D N— M 00 N N � � � CA I- N � 00 N � 00 CO 00 (0 � dT N Q F- W Ci W z W Q N N Q (0 U H Z C)J + J O m z LL Q W O U Q m Y Q } to QQ> ❑amZ 'QJd � }J Q w oQ U+w FZ�❑zJ2z W + ❑OQ Fp af NaaMW WJZ U�mF-NzLu mJY+ �Q-w��QW w>�- U❑J Q Z a=)w J �0 ZaaWovvwwz0wE� LIJ Qw>wzJQjyZ + WQd ❑QwOOwQww ❑Q i> U.}ZIP=).<(9W J mzF-0M < Z > �-,�w❑—c�o pj�QQ<�wz00��O9ZU-QQzOQW����Ot-F- -� (n�WQ(n>Z N❑Y W >- >- W x W nw(nnnwxOOJZ�VW❑YF-W WF-F-F- 7Z�QxF-QY CC)❑W ❑O- QQJJJJJJJzZLLQ'Q'F-����xQUU d'�'�d'(nCnF-F-❑❑❑»LL QQQQQQQQQQQQQQQQQQQQ W W w Q Q Q Q Q Q Q Q Q Q Q Q Q m m m m m m m m m m m m m m m m m m m m m m m m (OOCD�lLDocflcOLOONOLO�LOOOOOOOOLflLflcDO) 1�LflOLflLflLaCOf�O� In O 0 U) In Ln O U) Ln LO f- LO f- O In In In In U) W LO O LO Ln Ln LO LO LO LO LO Ui LO O O o00•-0000000�000000)0000�000 � OOOOOOOOO co co00000000co00000000co000000co 0000co 0000000co00co co00000000co00co0000 0)0)0)000O0)0)000) W 0) 0) 0) 0) 0) 0) 0)0)0)0)0)00 0)0)00000000 Q Q aaaaQQaQaQ�QQ=Qaaaa zzzwzzzzzzzwzmzzzzz OOo�000000o-jo<00000 Z Z z Q z z Z Z Z Z O a Z m z z z z z W W W W W W W W W W W W W Q w W W W W M U w W W W wz zz z z> Q> Q aQ o z F-ZONO>LLJ~==0� U Q o> 0 N N W F- W Y Z� z z�— LL ti wee XZ�W W WW Z Y m J O 0 w-1 o O O P � w O O M N n 0 O L0 Ui � N N � LO m O � m w— N N O N >a Y Q QaQ�aaQ z z Z z z z z OOoa000 F- F- F- F- F- F- zzzwzzz W W W O W W W ()� w w z wD� w W Z z z W Q Z > W W w Z Z =W< JzaQaQ<�--JW WW F-owaLOZO Woz=2Z?=QF=-F=-P W N W MOO 0 J co0�0 Z(nONCO(1) zF-WLU �2ZNzzz WWW O M 2 M a c0 0 0 LO Y Ln � O U) LO h O N M M � 00 — O cM 0� r cM U) N C0 I� r- 'It 0 0) N— O f-- 0 M 0 � 00 00 M f� � 0p N •-- O � N � N N N Q Q aQaQaQaQ3:3: 3z3: 3: 3: 3: �: 3: 3:ww w z Z Z z z Z z D D �-OOOO000ww F-HHHF-HHHJJ W W W W W W W W W Wwwwwwwwwmm W O w Z M z W �QzzQW FW- z cn z 0 a Q 0> LU J > O o o U' W M d 2 a�zzz0�o=,o Lnz wzWXC:)W ,JooQOZO�- �OW W=M.-m19TW LO N U) — Cl) 1-- N O O Lo Il- O � � � CM 00 e O I- LO ti N Q. LO F- z W 2 J W F- Q F- O 0 2 Z z F- W U) O W W O Z U Z:_ U z Q w � ~ F-U Q W z Z w z0� w� J aQ -'2O U 2W p JWU' o mOF- W W (¢ozLL Ycwi�w + OQ(aj �Za��z =w ;=Y F-F- m W-r z Z cw>QWgOoaF- azz�W - ��pJ�wU=QOZJ�>=W Q� W Wp�+ O0►-H JOO�W W < < nJ}af0�> W-'o=oZ�< Yw- W }� Uw ZZWwJJ� Jw<o OZOyF-ZZa,WUa Ym U�OW = J ,L-,UUQw�-F-=ooJzwWoQo- UDo U oa-w wm aF- ZZU =Z)o JwwW=�cg0 JZZMZZ~V ��'OU' 0wO >- F-MZaa�=aQE WLt_YmcgF-�� OamQJ�� W F-wO U a Ow z ���~-� Q2 W w��a YZmZF=-HOOZFF-QOYZZOgHFF--- W WOOOWOOZ=ZZ W W W �:zYY wowwwwwWWWWwWQQQ-JOOOOOOOOggg�ggggwWyyy m m m m m m m m m m m m m m m m m m m m m m m m m m m J m m m m m m m m m In M CO CO CO (O CO CO � Cfl CO CO Cfl M CO CD O CO CO Cfl l(j In CO to In CO In In 6ti CO Cfl O CD CO O CO CO In CO 0 0 0 0 0 0 O 0 In 0 In O In to In In In In In In In LO M 0 N 0 In In Lo In In In In 0 0 to 0 O O O O O O O O O O O N O 0 0 0 0 0 0 0 0 0 0 0 � 0 0 0 0 0 0 0 0 0 0 0 0 OO OO OO OO OO OO OO CO OO OO OO OO OO OO OO OO CO OO o0 00 00 00 00 00 00 00 00 00 CO o0 00 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O aQaQaQ3:aQQQ3:QQQQaQQaQQaQQaQQaQQaQaQQQ 3: �: 3:3� 3:3:w3:3: �: 3:W3:3:3: �:3::?: ZZZZZZDZZZZZZZZZZZZZZzzzwzzzzzzzzzzzz 0000oo,>„„0000$000000000000�000000000000 F-HHHHH JHHHh- F- i- i- F- F- HF- F-F-I-F- F- f-HF--F-HF-HF-I-HHH W W W W W W W W W w W d W W W W W W W W W W w W W W W W W W w W W W W W W M NLU � U Z w w > w0 w z w z Q W w Z F- W W Q W Q Z Z J Z LU Q J z> Q Z ❑� > ==LU Z Y=O�<oJ QJ O ZJJWJ>>>J❑>F-WOJF-=F- F->U)❑QU)=n�n =n QCQa<� Z ZZZUZW N�==w=uiMWMF-===ti=OF-ITF-F--F- CL �O 00 N-(oM~<�Z�bb�aoZrnZrZcoo�oYrnW00-jI-NW ZZLL�WNMJzQZ-)020zzMZ�UUZYUzzZZwzozow}2�ZJozzWZ 't 2 LoOmONoOM0 M M 0 0 N N O N O m N 0 0 O N N mot' O O O M t- to c M Q M� 0 O "t N e'It O � M N 0 0 0 0 In O N 0 O d' � M M O 0 I- O M N 00 N N a � N N O It N N N M e- N d N f- N W O N 0 N M M � M U W J � J (n F- IX z H W Cl J d 06 O > Q 0 F- J Q O < Q}LLI Q Q ❑ O Q❑ Y z Q o Q } w LU z w = Q (�Of 0 + < Q w Q 2 U J w w 0 Y ❑� Z� � = J = Q � V~0 Q UgJw >UW _ 0-'w J Q Uw ~}� �wJ = W WQW❑ (nJ-iQ❑U) W❑ �QF=-W}� F- JOfz o�F❑ + J F-WZaf22Q WF-Q�—Q =wQ2F-= 0 w>}zCr)aQ Qof wo❑O�w }2WZw �ZF-=ZoQVW} ap <)J�ww= Zz 2<ofzmo0 W < OW ❑O =OfF-O=22 W W dQ� LLWQQJQ=WY Q <'W �Wg F-W00 WF-JJZ mQ J U o o m d of 0 Vi (/� (Ji ~ J J J ❑ Z Z JWZZZZZZZWZ_( W WW Q _!(nwit z �3: JW W�QQ}w O w U J W J J Q m 0=❑ W W 2 O O U W = F-W C�YY==ZZ=U❑0QYXF-2-,wkyW ❑pO=_jQ>Q LOOOOOOOOO❑U❑W W Ww—z��w�wo (wF-�wm❑.JJJJJJ� wwo' d' ''d'Q'Q'Q'❑��❑❑❑❑❑❑❑❑❑❑❑❑❑❑}QQQQQQQQQ m m m m m m m m m m m m m m m m m m m m m m m m m m m m U U U U U U U U U "MW O O O O O O � to O c0 c0 O O O O c0 O� � N O O c0 Cn c0 N c0 c0 O O a0 O ap to O c0 c0 N to to M 0 0 M It 0 0 0 In In 0 In In O It In Il- In Lo 0 In Cn 0 0 019T M fl- 0 ti In In to 0 00000000000000000Mr 0000000000�O r O� �000 00 00 00 00 00 00 Op 00 00 M M 00 M O O M a0 a0 op M M 00 aD a0 a0 O a0 O M a0 O CO M O 00 M O O O O O O O O O O O O O O O O O O O O O O O W O O O O O O O O O O O O O O ¢ ¢ ¢ ¢ ¢ ¢ Z ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ J ¢ ¢ ¢ ¢ ¢ ¢ > ¢ ¢ p ¢ ¢ ¢ ¢ ¢ ¢ ¢ ��� ���w����R������j3:3:3:3: �: 3:w3:3r0������� z z Z¢ z z Z °o Z Z Z Z Z Z z Z w W z z Z Z Z Z Z Z p Z W O J Z W J Z Z Z OOO�000m00000000wF0000000wwo,'oll000 F- F- F- F-F-F--F-F-F-F-F-I-1-�ZHOI-I-F-I-i-D � JI-�-Z�hI-F- w w w w w Qw w w w w w w wOw w w } W -W �w ww O w Dw wwDWwWwW w } W o U W Z W *k Z W W Z Z J U W W W— W w Z Z > > Z W w ZZ ZZ ZF- W W p ZZ ¢¢Z�¢IF-W OfF-0 J¢¢¢DUW Z=>zzZO=wOmN W-JwzQ¢ www¢ZM0=co z p¢=zapw z OI~nw Ww(DoQ mrn>F-a>Zw> W WpF—Z2�W �_= W ¢_¢ >W tiOUQ WZM Zop) W ¢ ppof(q¢F- UNRF—WQ0Ro ¢ �p—M=z� 2�2F-¢p W WmNYwYeww<WOW�¢z,t'0LWL WZW W W W WOJ Oz(.C) W W mm¢�of ZJcoZmZ2mWmW mwzOpQm¢ C�w2CO ion mp ¢¢ M d CD Y CO M, M O CO O¢ LL I.- LL C) N- c) Z O¢_ � lt O O N N O N T Y¢ Z �- I,- Ln O 1- 0 0 0) 0 0— I,- � � � 0) N O L0 O N O O d Cf0 n � M ) LC) — It LL0 U) O CO O � 00 r O N � O M � 0 M O 0 0 0 0 N M N U) Lo M I- � M O N 0 N O N CO I'-� NCO MN "t N N N � M W N W � � 0 N fl-M N 00 M �I;t C N N � � � � CO O w Q Z 00 Q Q p W O W J w m W Z_ p U J= O Z) F- J J > Z } F- J W OJ Y m } QLU + ¢ ¢ +¢ a w>pQaU p�J<3:0m z + + ¢2 =+�0jw �UJ z LiU) W + � UZZ On z Z O> m U¢ w p J 0 Q J 2 W D- Z O J w O p J Ou)F-._jaf¢v_)¢=Z9w U)C/52mZwOf W>-}2 JUr wZW W� ¢W W W �_j z>wO�LL(n-00-�OO�cn �O� Z�¢aZ }—(n(n(n �ww p- U-)-.)DIX �¢(DJ¢=U— = Up wzJ�000w(�00000a�wUw ti(9— W�(.9 �o <-jWWW WZ)ddw 1W-� F-F-FF-F-�OQ0ZZ>Zz00DZzDDzZwZ >co(n(n 2zaaw--wwww )wwWF->WW<<<¢¢¢wwwM--Mooafafw UUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUU En M 00 OONMMM000MMMMMv 00 nMMMMMMMMLOU) M�MN "to MM O O r O O r 0 0 0 r 0 0 0 0 0 r O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N 0 0 0 0 00 00 00 00 00 CA 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 M 00 00 00 00 CA CA CA CA CA CA 0) CA C) CA CA 0) CA CA C) CA CA CA CA CA CA C) CA CA CA CA CA CA CA CA CA CA 00 CA CA 0) CA N Q Q Q 00 LU a Uz QaQQa�<<<<<<<<<<<<<<<<�aaaaaaa�az�a-Q 3:w3: 3:a3: Z Z W Z Z E Z Z Z J�Z Z Z Z Z W'Z Z Z Z Z z Q z z z z z z z p z W� Z> z 00E-00�000OOOOOOO000000000000>MWOW0 F- F- F- F- I-F-I-H JU zzQzzwzzzazzzzzQzzzzzzzzzzzzzJzQWZQZ w W W w W J w w w w w w w w w w w w w w W W W W W W W W W W W w M W W Q W M Q r' J 0) r' = W r Ur Cn W W z Z z = } Z z Z z zZ> Q a O a vazzw W W � w U J Q U Q Z Z Z W Z Z Y Z} Z Q Q Q W W Z Z JZ a z 0 OzJ w �O z z>> m > Z00E- >F- d� W WF-W> W►-Z0 W >w >Z�a Q >C;)< w0U)U) <0< z >�(n�Q�(�00� m 0)QJ U w wQ0p�F-�OW=zWZQ=2m< m wwz�Ow= =vU) >aU)0 tnU)00W�-���W o~p�Z�W opF- XMF-JZF-W W�F-mwN0<F-Qz .w zQrMW �wZLLLr)Q'QQ'ZN�CAwN00QQZ_LLZzrCnr�2�=OrZ cnQOrzOQJ-)Wmm=�ZcnzzozoommmW>-2zDzoU��pX� O O m � O U O U O O M CA O f� N 00 1� m O Cp CA O J O �t Cn O m CD N r W m C` ) M I� 'ItO It W N O It I- o O O M MO N O N r r CD M M O r 0 Mt o r r r O 0 M M to r N M N O N N f- r 1,- qt� O CD r O In M N CD O r r 0 N M 00 CD r 0 0 r 000- r� M r ON 't r r N M M N N r d N O r MN 0 0 r M M N Q. r r N 00 d r Q m W_ oQ ZU M U w a W N 2 J Z Z Q J = OJ W 06 F- J = J C7 z Q W Q w0 w LL w OgU H Z U H Q Z ;-n QO 2wU w+ +o� �(nw �Z� U' � �2J �UU >- It W W Q F- ('J W J W F- zo� Q}Q 2 EL <0- z� ��? m w a=�o m OWEw z� O OAF- z + pp� xs U ORw 20 ZW �F-0(D F-� — W<W ZMOQWimJJZ F-Z U)>-W �U�pW0c F-WU)< 2W-02W>Q>=F-UY-�_w �_ aWQW0z2_3 We JJ�m W < 3:z<D wMLL m2w=�w JC�JOLu�QcnYOF-z UCDQ YQpU_0 0-<)E00W WUQ2 wE = U U U� Y Y Q Q-1 2 w p i j p cn w O Q w z Y w w Of w Z m LL cn = O (w`) U dW Ww0W WmQOwW:3-j -i F-pYYU2wQ>Ozz< WWF-�WF- » »>QQWZ0JJJJzZzzzz00wWw� WWO0000D =====JJJJ0000000000000000099gwwwwlxwww UUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUU w o w lto co ti Co O co Co m It m Lo co O w co w o o Ll-M O O N to OLOOOMOOO O N to to O O O O M M M M M M O M M M M O O O O M d co�cocoOcOOOcoOcococo OM O O N O O O O O O O O O O O 00 O O O O O O co O co co O O O co O O (M CY) CA CA CA CA C) CA CA CA 0 o) O O > U m x a > a :D 3; 0 } aaQ�aa�aaaaa�aaa�oaa�¢Za¢aaaaaaaaa a¢ 3:3:3:it3:3:23:3:3:3:3:03:3:3:w3:3: �:p3�¢����3:3:3:3: -�: 3:3: 3:3: Z z J O Z Z a Z Z Z Z Z Z Z Z Z D z Z Z Z Z> Z Z Z Z Z Z Z Z Z Z Z z J 00�3:00D00000¢000w000a0=000000000oo 09 F-F-�F F-F-U' F- F- F- F- F--jHHH JHF- F- JF- F"hhF- F- i- HF- i-i-F-H F-W Z Z Q Z Z a Z Z Z Z z Y Z Z Z J F- Z Z Y Z W Z Z Z Z Z Z Z Z Z Z Z Z p wwwOwwwwwwww�wwwWOwwofwOwwwwwwwwwww wW Irofc)LL W w0—wwwwofYofwwm0wwywz w w w w w w w w w w W W LL o OU w a w w w of z z o cn - J w Z z w W W W W a Oz W W L�Z > mZ> w zwJ w z > > Ln ¢ w ¢ ZZ aQZ Za ¢; �Q F-zQ W>zZz <�W aF-F-2Z> w0 O< F-F- F-��0E-F-cAZa�>U Za�F- CD co } w a > to � F- d N F- O v) = 0 O c) v) > W Cr) a w to F- cn Co OZF=-��wc`icn3:co =-F=-=���=L~nZO==F-¢aZU)0(00-0=rn �wrnZw wZNLL0`"c�.i°'a~oCZwrn�R=rnrn�W0 Ea N�OVvN W—�WQ�'Zz LL W au- wit WZIXM W fn aa—OmJxO>-xW�Zwwwx�LL W W aNwww Q'aaaXm�JW x o= W U a m p� J O� 0 z Z Z p w z Z= N z z z? W= O O p¢ o z p � O N M qt O m I-- — m O) W N W Co Lo m M 0 Lr) O� � O I` 00 W ti CA ti m N W Z Lo CO O O O O N O T W O C) o N O � � O— �— O � � � � � l' M M O L(j o m N N Ln 00 N, 0 0 0 N (fl N N Co N O N O W O � O O O N 'CC Ln � M o O � Ln O I` 0 c- N 00 a_ a_r- 0) N N N d O 0 N W r- � M N N In 0) J Z J ¢ W a >- UW 2 tWL= = a Y w Qw Z QO W J W m 2 Z Of N qm J m U) Z p ? F- w"� �¢ otS Y + W OQ 0w Z w -�--) H F� Q +� U W U w < W Q W+ U LLI -' WN � J �Z W-F-0 JF-�U F-Of } < pF-JQW2J Z Of(AW ZW +af afwzF--zafad JF- W2wCA UW Ja-< Z)W �F- W>a�lja R~ U Y W 2 Z UL Y 0 J W m CO ¢ z CO a 2 a w c) Z w z W— U Z D_¢ Q a z M J Q � z z z Z w W 2 Q w n J Q p 0 ¢ a w ¢ m a -�0a �ag00— J J¢ )U)w —WOWO Z)0 >-� 2 OZZW>-aODF-'Q>WJ-j W<g"->-wOOQJW—>-WpQ F-� Jc-Www NOZJwF-=m2fLWpwwY(5LUCU—OZ W aF-WO>aZOWa2 a Z) N z w w lY � J J Z Z Z Z Z O� U w a¢ 2 J J J J� Z Z O d C/ > x a¢aa¢¢aaaWWWWWWWWWWWWWWWW ww UUUUUUUU00000000000000000000000000 00 In M v o co o ca o co co o �� o cfl co o c� v, o cn m o co � .- cfl cfl m o cfl m cfl c� o o ao 0 0 N L!i Ln to L(� L1i to t(y ll') � In In to to to In In Ln Ln In to Cfl M LIi to to to to to In Ln L(i LIi O to � O O O O O O O O � M O 0 0 0 0 0 0 O O O O V O 0 0 0 0 0 0 0 0 0 0 0 0 0 00 M w 00 00 0 00 w w w 00 00 00 00 00 00 00 M 00 co 00 00 It 00 00 00 00 00 00 00 00 00 00 00 00 00 00 OOO W 000000000000000000►n00000000000 m m m Q Q U 3: LLI QQQQQQQQQQYQQQQQQOQQQQ_ QQQQQQQQQQ�QQ W Z z Z z Z z Z z W >- Z W z Z Z z U z z Z z w Q Z Z z z z z z z Z Z D Z Z F 00000000�-WOF-0000m0000w>0000000000W00 F- F- F- F- F- F- F- F- F- F- Z F- F- F- F- F- — F- F- F- F- > F- F- F- F- F- F- F- F- F- F- F- J F- F- QZzzzzzzzQzzQzzzzozzzzozzzzzzzzzzzJzz W W W W W W W W W w O W w W W W W Q w W W W J W W W W W W W W W W W W W W W W W Z W W — W p z it w Z Z Z 0 Z F- W W Z >wCL> as > F-a =0W Q z >> z �QZOpUdO� >z�zmw0>0 ��W�0d0DOU)F-_jF�Z QF- �0QZ = Z QW F-MM <1:J W �-LL OQ==2 = F- W c- I?wu�JQ~F-OJN=QF-UON- c/�Oxw�ya:MOMp~=w=z W OW= Y �oF-cqF- ONZF- 0ZQYY�0ZYMMW tiwN�Yp.-W MWUF- �Z�MZrnJ�ti—CJ Xp 2 Q �1 � Z z>- Y xp N m Z Z z z Y 0 z Z N N -j N Z Z z} Z z w z� m Xp m z mOOInY(D 'IT JMmU)QM-0m0—j �—OOmN NNr-JLoti 00YQm Od p�'tN"toON. OWNOMM. �0 U)M00 _Mc . O_NO. 000M for d� 0000 � 000 N N W� a 0 M N M M M- 0 M N N �� N N N M� N N CO N ti m d � N 0 U w O Q O F- w O w �U) w qQ z z �qU) Q =O Z W Q Z Z O = _ a 0 Q 0 < F-0 U z w w m 0 W W Z Z Q w z J = 002 W 0 z z Q Y Z Q m Z 0 W Qa0 JW+ F- woQO Qm z w w w w 006 =0WY ¢WZ ocn g+-) wJJD}UWZ0E-W��>- Q JQLu JIrUJW WQJz QC+ �}Q =UO=F-WJOQ = w OJF-_J U}W=a-2�Z�W}�� Qo� zzOUWZQu)a�dZOoYWYzOQOZ —M<WOF~-WQOZgW(0`)0 DQOz 2 J w F-ZUWzozpoQQW�jF-F-zWM2F-W WJWZ z Y Z Z W w-i Z z Z Y w Q OO � Q U O Q W U=� Qm F- W p m p} W= W< Or U W�J Q J Z Z5> W Z% O Z m Z Z Z W O W W p N O M () N O W 2< o O O 0 0 0 0 0 0 0 R of R w 0 » »} Q —— J J J J J J m 2 2 z Z Z z z 00000000000000000000wwwwwwwwwwwwwwwww cm N N Lo O Lo O� O O O c0 CD o O M O CD O W N O� O O m CD Ll-O o CD Ll_O O O M N w It O m Lo Lo 0 O to to Ln Lo to Lo L.o ti to Lo 0 Lo 0 Lo N 0 In Lo Lo Lo Lo Lo LCi N Lo Lf) Lo CD N CA O O O O O O� 0 0 0 0 0 0 0 � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � � 00 co 0o 00 0o 00 00 0o 00 00 00 00 00 00. 00 00 00 00 co 00 co 00 CD 00 00 00 0o 00 00 00 00 0o 00 00 Lo 00 00 OQ)OOOO W 0)0)0)0)0)0)0)0000m00m000000CAm 0m00r__0 A Q asQaaQ<<<<<<<<<<<<Qa3:aQ3:aaaaQ3:w¢a as ��������������������}��0�����=0-:�X�� >a Z Z Z Z Z J Z z z z z z z J Z z Z Z z Z� Z Z Z z Z z Z Z Q w z Z� J z �W0000�0000000�0000OO5000DDDDD�<DOZ�O z m z z z z Q z z z z z z z Q z z z z z z J z z o z z z z Z Q-:� Z Z- Q z WDWWWWwWWWWWWWWWWWWWWQwwwwwwwwmwww>ww YQW wwwwwww�afofofoafof�afofOfLLofafW W W W W W-Zafof-loaf M O W CV) W Z M w w z w w Z F- Z >> w > w Q Z> O z (o Q Z 0<< QQ z < w� >0Z m>QCOwcnQ 0 0 > Z Z O J Q p U w F- o�> J>ooF-00 < 0coJco QE— >a WWOO Jowl F- m 0W<CL<00W00W0vco zowma mcn U)0< cn0pw w zCDcn mm NF- ? tizzF- <co a~oQNrnF-C)O om(n0z QQ ONF- w z Q ZZ zZti �zw� w�Nr� u) ZwJ W�ZZW>-} �XW WQW W WX2< jwXwo>-(nY�mOXW U>_ZmZO}>-zJJ�-Owzozzzoo= zpzwJ�Jo,Q2pZ � J Lo Lo � LL J J co O O Y m 0 0 0 M O Lo m W N r m .- M ti O 1- O N O m� 'ItO—ONE nInwo r--00M OO�MC:> 0C) MM 000C) O ��ON-Nommm,MOaNN�MNNd0000r- NdN_��O_-'twN 0 W F- U w X W a w J Z:_l � W LL 2 U O J O U Z F- LL 0 LU LL J W F-Q-' O J J Q W ~ Q J U) W } coOf Z W ZQ w U) gz 11J w W 2 }O Z f Y� zLli Z QY F- W�W U JJ(¢DQ0 g-10 + coU) _ amw H W WU > W JW LLIJq JQ + WZ_>-Q + + m J > J + W Q + m+ W Q Z Y J W Z+ Q Q -J 0 2= 0 C5 Z Z O 2 F-m -i <wwo-= � Y >-FU + QWQQZ~ UU-WRW UW O O W � ��OZZ W O QOf w>Q<-71 co of � ZmLLJ z��O��>W1wZ_�QQQ(000mW(nO0W�z���z Q��2— �Z?pYO0LIW -_yU)FF—O�L(n��Zn(n wW F¢ (W_ W Waf QLU U U Y Q Q W W W w m m U Y J Z W of w_j U Y Z 2 2 EEM(n»»>�:x<<<<<<<<<<<QWwwwww--_IZZZ-I - W W W W W W W W W W LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL. LL LL LL LL cm m r- a0 00 00 00 00 00 00 00 00 00 00 00 C0 a0 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 CO 00 00 a0 00 O O O O) O O O O O O O O CA O O CA O O O O O O) O O O O O O O O O O O O O O O Q Q a z z >- Q Q Q Q J J Q Q J cncn�3 ��z��Q Z m J Z z w w z z> O=cnO0UU00 J Z� X Z z w w z z m w 0WWwwwwa ofC9LLwwm2wwm aaQaQaaaaQQQQaQQQaQQaaQ aQa zzzzzzzzzzJzzzzzzzzzzzzQzzz OOOOOOOOOOF-000000000000�000 F- F- F- F- F- F- F- F- F- F- F F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z Z Z Z z a z Z Z Z Z z Z Z Z Z Z Z z z z z wwwwwwwwwwwwwwwwwwwwwwwwwww W W Z Z _� W W o U z W w Q W Z > Z Z Z Z > Z o Z> > O Q� o�cwi�cwn�JQamoao��Qoa QQ Z U Q Q Z a== F- Z 2 Z U Z O Z= 2 coo a o F- F- W Q F- Q N F- o w X w o,� Q� N w z� w Q W W ��pppYZo�ItLLLL0�U)Y�YZ=�N? O N LO a 00 000 N d N CD N N O M M 000 N N Q > Q W Z = F- F- a Z 12 <� J Z U) Q �O �NF=-Ow J m02zF-W �oUno00�� W>ZOF---W-wwQ F-aQ00WWW- F-<J0Z2J:J:N W oLUF- —000FU =JF-W �F-F-F-Of w Q W W W J LLIJ O LL LL LL LL LL LL LL LL LL LL W W Z U Z Z QzZ >Q-� zacn 0oH QW0Z�- WU)W04CC) zw D00ZZY}'0 a 0 2 �LnJN N O M � O � 00 CD N.- O CD N LO M N N M N N � M � } F- J Q W F- ui Q � > J W coU w0U �Q-Qi Q'J Qz0—otS Q� w C)U) U—,J oWQQ Wo—+>-zQFZ o d Q Z m J m w Q aww J am�OWWL``LwLLLL(Dm}} J Z��aQ W_<OWWW>>WZZtY} WWItJJ oJ2UJz>-wmwwaw Y Z o o J a Q J w =W aYYNwWog0HWFLLLJ �mc�gF- ZZZooW WZZowZJF- °0000��Hwwwx»QaQa LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL 0 0 0 0 Ww w z z Z > UUF- UZZ wwrp QQ2oF=-afU 00 Z Z 0) LO LL LL LU W C��wxLuu Wp Z N W W Z p Z W Z X LL LLCD CO ce)-� 04 OOm0LLO It(DDN N m CA CA N a N CD 00 F- U) Z) W F- J Z 0 Z 0 Q J Qro W o �a w U Za2} (DZ 2 W o mw w Q J O J m J J W W aV�wQWZwcl o WJzgQFW-=c�n� :Dl 0Uww F-F-F- Q Q Q a a Q Q Q Q 0(DUC)CDCD0CDCD co cD co co cfl O m cfl m cD co co cD � co cfl m cfl co cD co co r- co cD cfl cD m co cfl ao cfl co rn cD cn co O O O O O O O O O O O O O O O � O O O O O O 1- O O O O O O O t` O O O O � O 0000000000 CO000000000000000000C00000coco00coco0000co0000co0000000000000000 CA CA O CA O CA CA CA CA CA C) C) 0) Cn CA CA CA CA CA O 07 0 CA to to to m m O O O O to to 0 m m >a W a aaaaaaaaaaaaQYaQaaaaaa3:aaa zzzzzzzzzzzzz>-Zwzzzzzz::)Zzz OOOOOOOOOOOOOWOf000000—J000 F- HHHHHHHHHHF-F-ZF- f-F-HHHF-F-QHhI- Z Z Z Z Z Z Z Z Z Z Z Z z Z Z Q Z Z Z Z Z Z} Z Z Z W W W W W W W W W W W W W O w W W W W W W W D W W W C� 0� W- af af af0� W0� 0� (Y- X W m af 0 W W W of af W d W W W a aaaaQaaaa3:a 3: 3: �: 3: 3: 3: 3: 3: 3:w3: Z Z Z Z J Z Z Z Z n Z 0000E-0000Lj0 F- F- F- F- F- F- F- F- F- J F- Z Z Z Z Q Z Z Z Z J Z W W W W W W W W w W W O a W W W F- W z Z Z w w Z W Y Z W w w w Z w J W Q a U Z Z > Q Q Q Z Q z > Z Z> Z � Z p M w Z c~i)Oc~napc~i)Z<U) <ZO�ZU)U) F- Z W Waw wF-u) J0H-1 d m 0 p ZOm O Ocnv)WJ cn bLLJ Z>=�cnaOZ F=-WF-F- of zF=-�Q�Wo�QF=-�z=waQzpaa?z0QF-z=cnNO O mco mw<0tiJ O F-00 cop W'O =O W F-QM �LL�NZNZYNNYLLLL<WM Wi0~WZF-0WNZOf2� W W w W W W w D w X LL W 2 LL LLJ LL o W LL 2 W W m w Q' Q p a w w Q X a z�ZZ-�zcn —zOYW ��wcoZwpzmw0pQzwmw0 z(DzUOp CO M 0 L� �t Y V m �t 0 0 It W O Q LL O W N O W r` d' N O O "t O W m 00 04 M D 0 w 0 F- c� Q 2 d Q.' 0 d � W 0 LL W U J J d It U = O W 2 } Q Z LiZ wz Q W = _ Fw-� W zU a af ?0 -' w g� OQ+ WQp n- ++ 0< Oci J WWaJw aW Zwzco QOQcWi��zw¢w �Wzw�� zQ J~ZOV�Jm Z�mZJZ0) 0�0Q0w= >-U LL F- afJ2WJLL2a<U w�aw�a000 ZYW�Opp wUNNN�tL�0E-W=OV~w0Z=� Z — p pWM m ww>zzOWOpwwwzW }Wafaz m �D Q aa: af (D (/) W O2WJJJJQ"�zWmw <-j2 wwwa Z Q? 0 Z m F W 0 0Zwzz� S o a 0Q Z Y J w Q Q Q p J p Jp N^i a NUli2»}Q W QWWWWWWWmmJJ_3-i-j-j000000000000000 � �� U C9 C7 C9 C7 C7 C9 C7 C7 C7 C7 C� C� C� C� C9 C7 C9 C7 (� C7 C9 C9 C7 C� Cr1 CJ C� C9 C9 C7 C9 C9 C9 C9 C7 C9 m M O O N M CO to CO M to O O CO CO O CO O O � CO CO O CO CO CO CO O CD CO CO CO CO O CO O to f� O to m M ti 0 In o M 0 m m Ln m m m m M o 0 LO) 0 m to Ln LO 0 LO M m Ln Ln 0 0 m m N m O 00 O CO w O w w w w w w m m M M w M w woo w M w 0 w w w M 00 CO 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O a aaaaaaaaaaaa a a a a a a a a a aaaaaaaaaa Z a a W z z z Z z z z Z Z Z Z Z a Z Z Z Z z Z Z Z Z Z Z Z Z Z J z z z a z 0�-00oaoo000000�00000000000000f-ooO::)o F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F-- O F- Z z z a Z Z Z Y Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z a Z Z Z a Z w W W W W W W w—W W W W W W W W W W W W w w w w w W W W W W W W w w w w w W U a J wz2 w Z WZW W IXw Z W Z Z a k > > z>> W z > z W Z z w z p> w J >Q-p� F-aF-a QQac�F->z J a> Z>>z >Z< z a z wpOav cnpwp WOp,Q,ap>aa�pcanc~nmU)U)<U~i00Z0U)0 p J0, Wzowomzpz�Jtn p a= p pp z(/)X 'o°Z MbCO—a�2�F-a2aaoa�Z=ZZ F-MZz2F-zZ<WMZaCfF- XMd ZYzw(n,YNYMZ W�mNJ W NmMO�(nOO2O~OJUW OZ�� p X X�—} w ofO p W� w� X W� p W Y Z w w p 2 w Z m m a W W Z X p zQQcoYJZNZYZYOIWi-wiw�,�ZY—ZZ W W ZOO WUZ`— wz>— W —mm�000C0 m 0 0 m M �N� OOMN 00 MCO O O ��. 0 0NNO � r--NM00) -COCN�00o�CM00MOLn00�M0f- CM Q Q 0 0 CO O LC1 � fl- I Q CN CO LO It CO I-- ti- It N I� V M CO M r O CO � Cl) N - LO d W N � N N N � N a CO L) C N N It � M N N U) N 0D 0 LO i N 00 00 CO N o d - z W Z Q a a W _ a 0 W W U W Z Q Of J X2Z) WW2 J U p2 < U Q +Jp �wW} a ��_�aWWF- w ofw pmw _�JW�w'U �Q�=O�wmmmzw UwO->-Mp2 LU-JO-zco wz0J0 0 F1 0pJ-p_ HZZ �QZJj�Qw<<O ~-0z9(nJi��� Z J(DIYOWUOWJQZZZ�NNNNNMQf2MQa =�ma��zwwwwwQ-OzWp a_ C/) >�=pF- �W zoZz"wzwDQZJ����U)zzwzwwww_OwwQQpfofWR 2zOfw W W W0� F- F- Ya0W0m2 2Q F-F- WJ>wwwww W U-OpamwJJzz W U)U)U)F-F----F-UJJ�2Z+ Of of w0� ()� p 0 D 0 p>> 0 D D D S S S p S S a a a a a a a a a a INW LOCO LZ7 (fl O v CD O Ct) CO O Lf) Cfl O Cfl CD ap CA CO M Cfl to cp CO Cfl Cp O in O Cfl C0 Ln CO Cfl O Lf) LO O 0 0 O O 0 0 In U) Ln U) LO LO Lfi 0 0 to N 0 LO O 0 M Ln LO Lf) Lf) Lf) Lf) LO Lf) Lf) LO Lf) co co 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 a0 00 00 cO 00 00 00 00 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O Q aQ �aa��QaQaaaQaa�nQaaQaQa aQaaaaaaQaQ wwZ����� Z Z D Z Z » Z Z Z Z Z Z Z z z-°Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z Z Z 00 :> 00 F- F- J F- F- J J F- F- F- F- F- F- F- F- F- 2 f- F- W F- F- F- F- F- f- F- F- F- F- F- F-F- Z Z J z Z J J Z Z Z Z Z Z Z Z Z W Z Z p Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z W W w W w W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W (Y-m m m p LL Y CM z J m W z W Lf) W W� W Z O Z � N W z,z W W>F- > w# W Z p Z W o >NJ zz zQ° Q wz Z > > >W zww 04W a*F-w Z>> >ZZ Z p>3� >WQ mW Qz a'ZZ F-J F-ZpzaZ >QQ a°S JOF-�aW JQcnp F- zZ> F-c)a> U) a- cn>O W>F-QWcnJcn�cnaF-cgap>acn>0E-wJOQ mwwa 22 F- aOa=Q(AwLU pc�a=Zp�OQSpQOcncnm0o�S-i e0-N �°zF- Q Z���O�Oa' W �a'NUZJ�°OzrnuiU�ON (:o Lu�z00wQCV) ��YN� za �oz zzY ww Z i-OJJ Omow0<< Qw�zQWp�}Wwzw2xwwwa er ZZ -O-i, .mZ QwZwm-jwmzw -2ZWOJZZDapQzW W- Lf) N - p 0 O � � LO �%,- LO N U) M 00 � O �- J O O 00 N 00 N W m W m� LL LL Y It O O 0 N M e- Lc) N N E N O O N O O � N N O O NT N O CM N- O Cl) It O LO N � N Ln O O CO CM M qt Co LO CM O 0 000 0) U') IT M 00 0- 00 - I- M° O N qt O N M c 00 �- Lf) - (3) � � N � � of N N N r 00 � N- N- N N 00 C0 CA Q. M O C0 LO z O O a a O 0 a U C7 w (D Q W O O = U Q O w < Q S U a < 0 w � S O af z w a - Q= J WQcn LL U) LLw LL U < z aULu Scn Q Q Z JQ >->-U OSaLU Z0 2 -,WwQW�-Q2ZQ Y zz0� p Q+ Q J + W W-)�0U W �Q ++ d >_ _=JQ a2 W Qwp t �z �JQ°�aSowl QF-wp�p H + ��-10 WQ- >Z: =wF -iXF-0 QQp=cn=per W Y22W t U m�pOa��wzL-QW �WUF--=S D)UzF wwo >- W � OOW + O w� J W Z�° Z� S w 2- W a' � �- Q Q m 5 o w m Q z U U cn w af° c��mozwmwHmcnmawzU W=oww=oQJQomQ D Z < Y c) LL W O F- W a O W Q O z O m O O W W U° Y S U w p g 2 w w Q w w w j� Uwwoc��c�p- �J��OozoF-Yw�����zzwc�c�Q Zzzw0 °can°m<ooKDWWWWWWOOoZCZgoow�<0cOnFz�-zcm=i»<°c~n2: QQQwQQaQ¢QQQQaaQawwwwwwwwwwwww0000-J-J-j SSSSSSSSSS=SSS=======SSSS==SSSSSSSS=S m rm Q � U 0 m QQaQQQQQQQ¢aaQQQaQ<<<<i<<<<><<QQQQQQQ Z Z Z Z Z Z J Z Z Z Z Z Z Z Z Z Z Z Z Z Z Za� Z Z Z Z O Z J Z Z Z Z Z Z Z 0 0 0 0 0 0E- O O O O O O O O O O O O O O O W O O O O O O F O O O O O O O F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- U F- F- F- F- Z F- F- F- F- F- F- F- F- Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z afZ Z Z Z Q Z Q Z Z Z Z Z Z Z W W W W W W W W W W W W W W W W W W W W W W w w W W W> W W W W W W W W W r- W Z _ w wW U Z w w Z w W F- Z Of W> Z Z > w Z Z W U)> U Z Q J W> Q w Z W > Z> Q Z Z F-a JZQ Jpw Z J>> J J QF>QZ OF-F-F- JO �paQO �apZa-U)<IL(nn'ppn °' cnOcn��F-U)(.D cnUm(D OfZF-0W20E- <MMWM2 ZZ2�22 W2Z0zPRF-22 W 04 ix W �CA�ZXO~pti2LO0000OJ-1 NC,4 D� W �—jU)EEC:) C)CD0 U)off ZWZOWZOZ�ZZZOZZ�LLfZOZZpZwZ�0Ir Q�=ZZZZvwm ��ti�Y-mCO .72 tYti0N 04 It 0�OM0M CO c N N O O M O UO M O r O N M M M � � M O O O M O�M N M N N O M B w Z 0 F- Z w w LL Q 0 J U W Q >- Q H U J w U Q F- >- U 0 = w F- m� 0 F-w HF- + c) w�J 2 °6�0 Lzu� �s(D zppw0 O Z}w0O��w��soQ 2 Y Z Q w} Q W}} J= 2 Z O U Z W W QQN m w Q w U< w Q Q O Z U cn m a O O d Q Q Y Y w W Y O g Y 0 — — — Qw(nJ_— W 2 F-Omw (Dw QZ U w OwwZwY OW >>-(nWZ OQoQW00WZW�'YUWZ Z JW J=mW(A WNfn�JZ 0— QQ W 2W0� <3 Qm0` LLOOU—J�q ==F-� WZJC7=WaQF-F-� 2 OF-w W WO ') m 0 LL JJJJJLCC�(nF-����QmOU' ��ZZZ��cnU� z2zMcn>XOOOOOOOOOOOOOOOOv»»»»D»OwF-Q '*MW •..r c0 ao � to � � c0 cO O O c0 c0 O O O c0 � O a0 O to O O O c0 c0 c0 c0 O N O O c0 c0 ao ap M o to M In to lt to tti O o In O Uf) to to m LO O M to O O to to to to O Lo o d to t() to LO f- � O co CO — co co 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 o0 00 00 00 00 00 00 00 Oo 00 00 00 00 0) 0) NO W 0)0)0)0)0)0)0000)0)O0)0)0)0)0)0)0)0)00000)0)0)000)0)0) N 00 CA } QQQQQQQQQQQ3rQQQQQQJQQQQQQQ3:QQ QQQQQQ< OO2OOJ00000>OOOOOOw0000000>OO�OOOJJJ� F- F- O F- F- � F- F- F- F- F- J F- F- F- F- F- F- -) F- F- F- F- F- F- F- _j F- F- F- F- f- F- F- F- W Z Z U Z Z Q z z Z Z Z J Z Z Z Z Z Z d z z z z z z z J z Z Z Z Z Z Q Q Q p wwQwwwwwwwwwwwwwwwQwwwwwwwwwwwwwwwwww W Z W w WO Z Z W J> > Z> W' Z Z w w ZCO�� QQZ JF-Z F-QQ} F-�UQ QF-0Z > ZF- W �> > W J (n > F- d w J (n U) w (n w U) > J > J (n z U) W Q 0>W p(nQv) cnOd pp� > w p -)Q WQ W> �co Q°a��QazQ�owof�Noa��M�o°woCO ao=ZF-F=-�U)oWo)xo YZOpJ02CO�-�Waoe-�JZ��-ZZZC14-1—0)LOcoQ�XNON Q U) O g w tm l m Q m w O w W W p, O X W g W O X l W o J W m W 2 w w— X U F- ZN—ouzzwwzzw—mOz wm0—z0mz zQz wwo M N 00 - N Y w O� 0 M O t Y O m N O CO m Y CO � O� N � U Z N CO CO O q O 00 N to (O O CO � O Il- U) N O O CO M o 00 _N O CO 0 0 � � 0 0 ti CD r ���COONNr-(��N�0000NNNtLONW N�rn� W 0)NCA�NNN0000N a r-(DW F- U) W 2 O } W Z F— Q = Z U) J < z ci) 0 W Q OU)Qw Y}C��=LL_ Q=C�jYUZQF-Wof C7 JOzQQOOOQm p w 2 z af D U� O Q z o Q N N w m m: w =-wpYYY000JV' F- Woaaa¢a¢a¢ Z _ > � � � � � � � � > U) w Q (D 0 > J z Z W W J z =O p U) co -i Q Z W U J Z w+= xs 0 w J Q W W W} O W J J w W m— W} Q W J O Z _j} z i WppZ�>-F-0Om � W< Z Q W p— Q O J Z WQ Z O Ef+ W Z a- F q QJ =2Z9 OQ} F-Z 2cn(�n(Jn}cnW > QUZ<mUpp0YU) YZWJOwQWNJ F--J wQ wQW NO—jzzzzzzzzzzoixO LL Ww- nJYZZJw000000000E-W W F- Z=J LL1MW LLw2F-ZZZZZZZZZZZWWWWWwpwm LLU)ZZF-MMMMMM22222ZZZZZZWUU QQQwwwO0000000000000000001 m m rn rn m 0 0 r` 0 �- ca cfl 0 cfl 0 cfl m �n cfl v, cfl rn 0 cfl O m cfl �t � cfl cfl cfl m cfl o 0 cfl ao ao 0 0 0 0t 0Co 0 00 o 0 0 0 o coo 0 0 0 0 0 0 0 0qo 0 0 0 0 0 0 0 � o 0 w w co w M 00 w M co co co 00 co 00 00 M 0 00 00 co 00 co 00 co co ce) co 00 00 00 00 00 00 00 00 O 00 O O O O O O O O O O O O O O O O co 0 0 0 0) O O O O M 0) O O O O O O O O O Q U a J tL ZQaQQWaQQQaQQQQQaU) coJaQQQiaQ�o azZZzOzazzzwzzzZZozzzz2zZ� CD0000�02000f-00000 OOOOa00 W F- F- F- F- O F- O F- F- F- F- F- F- F- H F- Q H H ifH if if W Q > Z Z Z Z W Z O Z Z Z Q Z Z Z Z Z—OZ Z Z Z M Z Z J U Q W W W W Q W Q W W W W W W W W W 2 W W W W Q W W W O w w 0 W Z Z z -� > Z <ac~i)=arnw,a> OF- IXMF-Lo F-� ZOMC0.-Z.-OQ co zzzo ozQ co r-mIt00 00 O0 0) O O M�-d� O Il- -- N N 6- 00 N I,- J 0 z >W � Q z 2 =�U U=> Q z 2 g W _I O w z Z Y J Q O J (n +pW2QF-tea >ZF�W02 W Q < o 0 2 J Z } fnWO —�W� QaQ�Qonawi?Qw Y Y Y Y Y Y Y co W rl- cM Jfnw Y aWZ m z > W z OLwiQzwa> �JwQZa ��woaw° �0w<Wco�WI03:� 0 N I� 0 N O co z z W > W Q z Q Z z > z>W� LuoQ 0ZOF-,_QZ� Y Y a N d~ w �u1X0aLL z-zazo�=w 'IT Y00tim00� M O 0 • - 00N000OMMO O C0 — N w N � 00 QaaaaaaaQa z Z z z z Z Z Z W z OOOOOOOOF-O F- F- F- F- F- F- F- F- F- F- Z Z Z z z Z z Z Q Z w W w w w w w w W W wwwwwwwwow O 0 > J m W Z o� Q z w z z M� oz>QQw *U)U)F-F->Q ZZ(n =ZT-wo<wzo>> o W 0� 0 W z O Y w Q H co n) z�W WQ�LwLm�X o Z rn Z M m w N V m O O � O � CO N O O I� O 00 T N 00 Cl) N O CM O e- O r- M N � r 00 00 00 w 0' w J U) U) W Y Z � 0 W U) 0 J z W Z O 06 J Zg Q w (� �� 0 Q J O Z a J 0 Z W O Q z Jw ++0 W- Jod�2OJ=0WJ 3:02 OZ5> -UM} t YF-J WW�Z=o Z�C��Qi >-<w� YW>-y—W,U' �Y��ma22 z�a> O m= W O m m Z J w W W w a— Q w W��—ao J (A JZF-co U) U) JF- WJZZQ�z00E-> QQQ —��ZZ w W W W W W w w W W m m m 2---- Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y m 0 w J } w af 0 Z Y M F- U) F- Z J > Q p OaQYJ� Qwz2oww Y = ZO Q 0 w O Z) U W W 222000 Y Y Y Y Y Y to In 000 O N o I- O LO to O et O U) O LO O O In LD In W M 00 0 Cn U) LOCn LO O Or-- In OO �OOO�O�OOOOO�OOOOOOOOOOOOOOOOOOOO�-O O O O O O O O O O O O O O O O O O O O O O O) O O O O O O O O O O O O O O O >Q Q Z 2 Q Q F- Q Q Q Q Q Q Q Q Q Q i Q Q Q W Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q zzozzzQzwzzzzw<zzwzzzzzzzzzzzzzzzzzwz 00 00020�-OOOOWm00Q00000000000000000F0 HH F-F-F-0HF-F-F-F-F-00E-F-0E-F-HF-HF-F-F-F-HF-I-F-F-F-HF-F-F- zzozzzUzQzzzzwozz3zzzzzzzzzzzzzzzzzQZ W W W W w W Q w W w w w w w Q w w W W W W w w w w w w w w w w w w w w w w W W W z Ww z Z J W Z Z O Q M W Z Z QwZ LLJ W J it a » W U (n zcn>w z F-O��Hc~j����UcjQ�Qwc~i�a2a-zzzz-Z>F-Oc)a Qc! a�U)om>cn=�ZQZ2�a WaF-Zp~)2F-F-OOcnQQcnOW2 vw= OD 00 r-Z F-rn�cNWZ�U')2CD co F- ItzF-C-14ww�XX W W 0)QQtiZQNNNZ� ZZQZWWXWJZNZWZ2U-owwc 2N—zo zZZWWZQQZ-r�ZQQ�Z O O m 0 m f-- N N W N CO O O M M � O O f-- W � M---)M� U M C� 2 N CO CO It Cl) O � It 0 0 � � O � � O M O O Cf) N O � O M � O N O N N 0 0 (M ,t M � M MQNOcMvto00� OOLOCA(OI- N0000LOr NNCOLON� LOLOCe)-000OON N N a N N O N f- N CV 00 r- 00 LO •- r- 00 N c- CM 00 00 LO CO N 00 f- NCO I-- - a a M W z_ a 0 F- J U Z_ O Z Q } w Z W- Y Q UW ZLLZ0 Zm} w + Z Uw _ I (n Z Z(n 0 W� w Q Z J � QQ � 0 H Z m WU > X -�CD w0 +�aC� + Ow= =Z Q 0 w m + � � � + U _U — Y V Z Z 2 WOZ g o Q Z z O O af a-i OW m O z Q U ZW w w Q Q 02+oQ( >OWZUmaMazW < c_�=Q2Qw}wZWZ4 J>- U+ Y z Q Q z o o mQ > Y+— J w m J} Q Q w Q a O w O P w M DEz QwZ2a QZwmY 1:3:= —+ Q + J(DUIcnW � 2U)0U) =zmzwoo�_ Zz��>ZZF-F-UWmm W W WOF-cn2Z ZU WZUU' wZ >Q U' YQQFa- wwwO } OzOO WQZ= Q OQ� Z o=cn� U 2 JQJ�}ZJZQ,��_Jo—wQJ mm000wC�c�OcncnQ O CL� ~ Y J J 2 2 Z Z Z z Z Z m (raf> Y J z Y Y Y Y Y Y Y Y Y Y Y Q Q Q Q Q g Q Q J Q Q J Q Q Q Q Q Q Q Q Q Q O W W m m �ncDCDCDoocDrncDCD�cDCDCDCDCD �O�ncDCDCDNCDCDCD�oocDmcDm�cD�OCDCDCD 0LOW 0►nLO0000Ito 0000 o0U-)LO0U-)'t0LO00LOLOLOLOLOU')LOLOLOL0 000000000.-00000 000000.-00�.-0000000000 000000000000000000 000000��0��0�00000�00 rnrnrnrnrnrnrnrnrnrnrnrnrnrnrn rnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn QQQQQQQQQQQQQQQ z z Z z Z Z Z Z Z J Z Z Z z z 000000000 f-00000 F- F- F- F- F- F- F- F- F- F F- F- F- F- F- z z Z z Z z z z Z Q Z Z Z Z Z w W W W W W W W W w W W W W W W Z z z d Q QZ o F- F=- O � r-� Zrl- wtlw Zz gzQzNzz�-2 O CD W � l0 CD J N N N � O � O N E N Q Q Q Q 3:QQwQ3:QQQQQQQQQ-jQQQQQ w 3: 3: IJ- 0 3: 3: 3: 3: 3: < 3: 3: 3: 3: 3: D Z z w z z J z z Q J Z z Z Z w Z Z Z Z z w00V00,002,000Oz00000 J F- F- H F- H O F- F- F- F- F- W f- H H F- f- J Z Z� Z O Q z z U Q Z Z Z Z> z z z z z w W W W W W w W W Q w W W W W W w w W W M W O� Z O WW 0 W W F- 0 W W W W W W W W W W F- w 04 w it � w Z W N W Z W W W z Z Z Z z zz > F-p>~ z�z > w �OOaw)OQU >F-Q 2cz w�F-QAaa a�3:Q00 2QOF- JpF-> ZHF OIzZWX=00 0OF-0 U)W-iLO 0wCf n N _OQ'F-04 Z�QJOf 00 CD ti� �QwQQwmzwmNwzwuwXF-YO>-wXwzwQ �MZMOZ00ZQ�ZOr W—JOL0YzJZ0Z JZU O O M M N N O I-- M M M N 0 m 0 ct M O m M 00 d e N O f,-N O Z O O N N � O N O O N O N N � � M O w 0 0 fI-O O CM O lO co qt� ~ w Q Z wz Z w Er F- } F-Z �Q Q U) =Q' Q J 2 -j Z Q 00 = w = z 0 � Q U X Y V 00 Q= �U J O z of} OU �C7 2 W z + >- = a + Q + z U wp g Q Q Ud< > (Dd C�} F- J QQQWQ of Z UZwz� U)Q }() 06LL QlLa WJwWQZ d 0p p O J W w p 2 w Q w U Z J Z J J W Q m J 2 Q~ Y + pQ�pF-p=Zz—w Ja0 =QOJw�w�2 V�wOp� zQQWF-Zz(nJU WJ z JJ m W U--� W Z Q d a w O w 5 z O m= Q Q~ w —j w Y> O J J Z Y— W OggOp�Zwwmp-OJ ap z> m� w>-Of _j wwWUp WZ) N2ZW W WOfn(n(�(AO WJQQ}W(�C�CizW�F-OW�QYp0z m F- 0 W O Q J Z w z---- Z p O N= J z z z Z 0 d d H F- U U W Y O Uwwwww wwwww2 z_z_F-D_> W W W W W W W W W W W W W W O O O O O O O O 0 0 0 » »D J J J J J J J J J J J —i J J J J J J J J J J J J J J J J J J J J J J J J ca rn cfl o o cfl cfl o 0 0 � M o co rn N � co rn co rn � � co Cfl m M co ao c� o m � ao cfl Co cfl to to to 0 In In Olt In In LOU) LOU) ON m to In 0 0 In In In U) In N to O 0 to 0 0 0 0 In 0 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 co 00 00 00 00 O0 00 00 00 O O O O O O O W O O O O O O O O O O O O O O O O O O O O O O O O O O O O O >Q p Q Q QQQQQQQjQQQ�QQQ�QQQQQQQQQZQ3:QQQQQQQQ ���p���� ���������O�w�������� Z Z z Z Z z Z w z Z Z z z z z -� Q Z Z � Z Z Z Z Z Z� Z p Z Z Z Z Z Z Z Z OOOOOOOW0000000U�00�00000000>00000000 F- F- F- F- F- F- F- U F- F- F- 2 F- F- F- 2 F- F- F- F- F- F- F--- F- F- F- Z F- J F- F- F- F- F- F- F- H z Z Z Z z Z z w Z z Z p Z Z Z p Z Z Z Q z z z z z z J z J z z z z z z Z Z wwwwwwwwwwwwwwwzwwwwwwwwwwwwwwwwwwwww Z p 0 0 w * it z W W O Q�# Z z Q w W W W W p >> z W W z W W Z Z Z W Z> Q Q Z> Z > W >�Q >QmW zOZOZUZ UJ wU)a z LU z jLLI z z F-- Oz Q LU 0a-000>00QQw>><Wu)QvUQU)�0-(,) c42W WoW J � Q�,)OSZ�zQZZOJQQQpN=ZNO W �z22p2MQ2�p r-- ZWZ~ =oZwZQOC)LLJ QJ�rntiMr-WprnZwL0rnNp rn0 WF- w w} z 0 w z-_ m 0 Q w Q z ") z z) p cwn m J> Q z z— z z w z-j Q O z pO m W J N W Cfl N O O 2 a) LL U o 0 0 0 m to r` > S CM N N 04 w N M O m N m 0 00 O � C0 r` O N O O CA � M CD M M 00 O O 0 M � r` A O CO OO O Lo O 0 O N_�(��CD CO �N__� coCD � OO N A 00 N 't�—ql C0 00 't - m CO � dN N N� 0) NCO a N W Q U F- W J N U' W Z Z m } R J O O a 2 w Q p Z m m Q Z z Q w p 0 00 Q Q p W 2U = W� UQcn Z QW+ w0ON0+ J Z w(n0 F- > 2 ~U)0E� 2F- 2� o�F-D2 zQwQ QO+ C� U ���Jw2-QQ'W<M: <ow> -Op zwwmcwn>QwJ-j} +00 4 C� �w���Ozzaz00_OJQ�YZUJQmCD,Q_Ucnpz� ti-00 a-Z2°�Z Wz-�QOmWpZpJp Ww-j NNNN�W (ACAO� WWZOWO=,zQZmmZ W< �Q�w>SUQQ wwwwo>-��u)w O Y p Z 2 } J O w m O W p oapcp � Q Z Q m 2 2 2 Z Z Z Z Z Z 2 z w w w 2 Qpm.7Z>Z W 0000000--iJJJZwIxwOfIxw W ww�!n(nF-F-F-F- F�w}}}°QaaQQQ<<<<<<QQaQQaQQQQQaQQQQQQ JJJJJJJ222222222222222222222222222222 M m CO O O CO Op CO tf) O O CO CO CO N CO CO CO CO In lO O CO In CO 00 CO M O CO CO O (O O O CO O CO O In In Ct) C() M M Cf) LIB Cf) Cf� lC') Cf� � lt) CC') t(y Ca t!') O tC) CA Cn to In t[) O to m CA CA to O O In CC) CC) In 00 00 00 00 00 00 C0 00 00 00 00 w w w w 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O QQQ<<<QQQ<< Z Z Z Z J Z Z Z Z Z Z 0000-000000 F- F- F- F- F- F- F- F- F- F- Z Z Z Z Y Z Z Z Z Z Z W W W W D W W W W W W WWWC�F- WWWWWW Q aQQQa �a373:3:3:3: Z3: Z Z Z Z Z O=OOOOO F- Z J Z Z Z Z Z w w w w W W W w w w w wo� w aaQQaQa Z Z Z Z Z Z Z 0000000 F- F- F- F- F- F- ~- Z Z Z Z Z Z Z w w w w w w W wo� w w w w af >a } QQQQQaQQQQQa J Z Z Z Z Z Z z Z Z Z Z �00000000000 W F- F- F- F- F- F- F- F- F- F- F- o Z Z Z Z Z Z Z Z Z Z Z w W W W W w w w w W W W ZM W >- Z w W 3: w W z w Z z Zw W aQWZ> �Zw m> >z 0 z z ozz>Q �wZ >a J CnCn U J OUJi- F- ZCnF-> �(/�QU �~LU O>ZOJFUQ��O _ 00__� LU a N 00 z d Q >= m W=_= Z Z _0 = Q Z Q O� p= 2_j_j o Z F-OMM_Op0E-F-IOf)>pF-W F-Q_OF-p0�_N_QpoMU�awZF-N_ooNO W wXwwXofwwXzQLL waw0WwzwwWY¢Xww¢� LL WwWWWwpw Z p Z Z p w Z Z p} p Z a Z Z Z Z p z z Z� 0 0 z ti m J w CD z Z w w Z w O m M N m W �"t m J N 0 -- 00 e- 0) � Y m 0 0 0 0 O qt M W W CO U) O ti Oqt O O 00 CO p N Cn N 0) M N Ce) M CO �� N O qt M ti f� f� N N qt � CO 00 CO N a N N W O N g d 0) e- N— N CO N N 00 N N CV 0) W N M qt' N CO CA CO N N � F- J D J � W F- U) } Cn _J D Z < W LL = Y a w U w J o LU < F W w LL Q Z >- W U J Z <w W U J wU cn Cn OUW zw O Z J z a Q W + U W J w < O J W W Ui m J J > a Z W Y Z w +� a W Y O M CE W Q= J p= � o J = w Y F- _U �wamQQ�2o� +0OI11QZ��Zw F-aCn} +0 oNOW 2 =UQz WQZ~pQ=OQ W ZOw=Qm2Q Zw=a QijO �HF-Z + F-W WZU=ZgzW}oWw9QUJ}Uw zaa Wc/��wowQJU = -)Y��= U YzW=W�wzzu<2WF_-w Y2ZOWOpF-.W=QYY}}}}co 0w2 = m JWp J J O O m p,} W U O D U o 0 0 0 W= W=� a W w w m p N Y J J J W J W U Q o w m U' — z� W O W Q J www—p�QJJOOOO���a'O JoqY}QYwaw=' W Mw=OM Lui U00 W 0 U U U W W 0 W W W W W cm CO CO CD CO ti CO O 0 CD O CO CO CD to O CD LO CO CD (0 (0 Lf) 1- co CO co co O co CO co CO CD (0 (D LO LC) In 0 0 LO N to LO LO to LO LO Lf) Lf) U) LO LO LO Ln to Lf) LC) Lf) N LO LO O LO LO LO Lf) LO LO LO LO LO LO LO O O O O O O O O O O O O O •-- 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 00 c0 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 c0 00 00 00 00 00 c0 00 00 00 OOOtTO 0)000000000)0000000)0)0) )0)000000000)0)0 aaaa3aaaaaaaaQaaaaaaaaaa3:aaaaQaaaQaaa 3: 3: 3: 3:_-;�: 3: 3::3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3:03: 3: 3: 3: 3: 3: -;� 3: �: �: 3: 3: Z Z Z Z Q Z z Z Z Z Z Z Z J Z Z Z Z Z Z Z Z Z Z z z Z Z Z Z Z Z Z Z Z Z Z OOOO�OOOOOOOOF-0000000000QO00000000000 F- F- F- F-- 0 F- F-- F- F- F- F-- F- F- F- F- F- F- H F- F- F- I- F- F- J F- F- F- F- F- F- F- f-- F- F- F- H Z Z Z Z Q Z Z Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z Z Y Z Z Z Z z Z Z Z Z Z Z Z W W W W w W W W W W W W W W W W W W W W W W W W ofW W W W W W W W W W W W W U) 0 w F- it W m W W z Z Z W W > LLJ Z J O w z Z a z Q¢JF-w Z aU)aF-QQ MMOOW W>(~i)c~i) 0c~i) .J J 0E-— <ZoF-F- W00F_0)Z�Z 04 W W a U) W— J X W W LL LL W W W z Z 0 m p Z Z W W W W Z Z Q Z d —N tl MCOmONLLLL �o00=e- O O � N 0 O O N O LO CO O O O M O Iq LO C ) 00 co mot' O LO — to M M LO LO f- O f- N N—— — W Z Of W W W W J Z W W Z Z U Z d J Z Q W Z W W d 0 0 0 -j d Z > Q Z zc~nov~i�W< F-0-10v~iO�z0>a Qu F=- CDJN Q'0—�-F- W F-OF- N J-�QO X of Z Y N Do � cD � r� W � _j W w W Q Of W W W W W LLJ 0 W LL W m Q W Z Z Y Z 2 W Z Z Z X Z W Z W Z W Y U Z LO LO Lf) c- LL , Lf) O m w N U) - c- M � N Lf) O N N— O N O N O It— (O N M— LO N— M N O N O CD O Lf) N N Lf) O CO N O M� 00 N N N CO N N t- N M 00 N- M a a U) a J L j Z Z Q Q O +WLLLI =W2 0 90 Dz� O+U w mX >9pp U 0}� Ix +-J>—��zOow<owo �J(7 W WZ WJco QaOzQaOmpw w w F-0o— 0 NmaZY0W W >w�OfHLLJ F--�F-�� Wo20Ez 2: _j? pUO�QQ�W F- U 7 t' J J lY W J= U' N QW��'W'W' QWW J J 0Q0 Qw U) -NWJ J W U U N Q J W J Z Z Z Z wwwwJJ�U) F— 'w�000000 U) w w Q m Q U) w J W F- z w J0w-)Q } = aJ0 atS 0=- 9 m J Z F- > J DW >- O J 2 U d Z p U d m 0 U J~ J w—���ofwOQzQ +p�ZOF-= 0oY2a- 0 U)�:wwa-jzLLUconw (DW W W W NU)O2OQ(n=cou) ZOOOOWWXof Wd��wwwwo OOOO0000000»>>->-Q Im m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 00 00 00 00 00 CEO a0 M co co co 00 CO 00 00 00 00 00 00 CEO 00 00 CEO 00 00 00 00 00 co 00 co co 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O >a a > aaaa3:aaaaaa aaaaaaaaaaaaaaaaaaawaaaaa �: 3: 3: �:_3: 3: 3: 3: 3: 3: �������������������-Fi- 3: 3: 3: 3: 3: zzzzazzzzzJazwzwwzzzzzzzzzzzzzzwzzzzz 0000�O0000�3:O�-O�-�-000000000000ooa00000 F- F- F- F- O F- F- F- F- F- F- F- F- �- F- � � F- F- F- F- F- F- F- F- F- F- F- F- F- F- U F- F- F- F- F- zzzZaZzzzzazzaza azzzzzzzzzzzzZZ3:zzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww W (A W Z W w w z W Z ZW Z Jw Z Ir w ZW w O W>Zw >az w w U z > z F- Z w* Wa> z azw w > Z z a ZaU)~�J <>n W �w<OZO 005 ZWOF-U) a�OJ UOa> > F-F-U)Z O UF-O WF-Jz 0 F- cn O p> z a p cn cn cn Cq 0 cn 0 0 J cn m O J cn p 0 a O m a=N= aw0)W 2>0W U)z Z -'O=n- Z=Z ZF=-'xQ=rn,00<�<o>HU�- zwx i-zwo=wa�: 0000W-H Or U-Ye0) —�YOJMQ'OWNWOILLLLwi.��Z�Z�fnwz LO Ye OZWLL RNZ Za LLWOLaL..ZW(nz0-w-.,WozJ2WZ= >-Z�z Z=z L L1 0 Y CA CA cM o0 O Y� � m CA d N z w N N CO N o0 LL M U Z S r- O M Y CA M c0 �- � N CO O tM N N N 000 OM0 CEO M LL N N M COO CAD M ��- COO � N� N� N� COO Cb N� C07 to N� N m U w O w J d w J a zv g = Z z w a zoo Q a a a 0 F- O 0 2Z Z N Y w > as a Q ~ W 2 X p 0 a Z = d+ U W + z p Z 2 Z� Y w U J Q U J UX Q� J m+ Q a Ozza zOa O� z ~ Z < 0 Y O � Z � 0 W p� Q a Z w>- zO�aZU LUF-�J� ,Jza m W F-� < a cn a ��==0 >+J=w=C3} Once F-ma:z 02�0=YW-W> ZZ ppUWgaZU` _U aUJJzz 2a� + Z)WaOO�O0�F-0OQ coF- C�C�z W Y==«S�z0 <LL ZUJ F- j Q Z z z 0- Qw0�2WjaUz��OQWZO� W O F- Z Z Z Z Z Z= F' Z z z z z z z z z z z z z z - w LLO W 0 0 0 0 0 Q� W O O Q >' J W W W w w W W W w W W W W W O J w CAfnL1J nf�fA�mU) T-� jco0(n CnCn>JJJJJJJOU)(n>3:} OO<JZZ) W QaaWWWWWWWWWWWWWU' (�0 00 C90 0 0 0 0( (�U' ---- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z O O CO Cfl (� Cfl CD In CO M Cfl CD O CO N CO O Cfl Cfl CD CO CO O CO CO O CO Cfl O O 0 CD CO O (O Ln Cfl U')0 m U-) 0 U) 0 to to a 0 000Nto0to0toto00 000U)to'to0to toll 00LOto 0 0 0 0 0 0 0 0 0 0 0 0 0 0— 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I,- O O O O O O O 00 0o co co Co 0 0 00 00 00 00 00 co 00 00 co 00 co 00 00 00 co 00 co 00 00 M 0o co N 00 00 00 co 00 00 co 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ¢ p Z ¢¢¢Q¢¢Q¢¢<¢¢¢w¢¢¢¢¢Q¢Q¢QaQ¢¢< ¢¢¢¢¢Q¢ �������������g3:3:?: ��������'DQ������� Z Z z Z Z Z Z Z Z J Z Z z U W z z Z z z Z Z z Z z Z Z z w U Z Z Z z z z Z OOOOOOOOO�OOOV�OOOOOOOOOOOOOWZOOO0000 F- F- F- F- F- F- F- F- F- W F- F- F- �- F- F- F- F- F- F- F- F- F- F- F- F- F- U F- H F- F- F- F- F- F- z z z z Z Z z z Z p Z Z z3: Q z z z z z z z z z z z z z w w z z z z z z z wwwwwwwwwwwwwwwwwwwwwwwwwwwwwDwwwwwww w w z W Z w z w z a z W W w z a O O W w w >W Z z F- WZZWW z >z J U zWfn ¢� Q JZQF--i Cnp� J JQU¢>> <W wl -05 � �¢>(L>¢ pQ wa-> WUr a>w zxwll aU ¢¢ pxpQ U U)< ¢p acn�px¢a?x¢x�oli-Q C° aoo p _ >z �p o 2002 zzZZF-zz p z zz -j¢N_zF- X0�F-xF-04 00 F-CDOON¢NO� �Z N_zo O J ¢W Wp ¢ Se W,wWUU�WxW=JJQQ W WpQ -:)WW2 Q Y U z p Z Z w x z ti z Z Z Q Z p p Q¢ z— z w x Oo N Z Z O¢ p¢— (0 co 00 W It I t W O N O N f-- O N to O m O� M et p p co CO O N O M M m p 0) O O_ M _O O O c'M �� N� N N N N M to Cl) N �� N d N N � � 0cn 00 00 N0 M N N (MLo 7 �� M 0 000 N (D CMO R } (j W W ZW it U w� x QZ z U Q J N z w _ w ¢ Qx Qo U O +� z O j w Q Q Z U Z w JV �Z }Q w i? J °� w a0U Qz �< w -12 <z ��W W=�WQ Ui a:_ QO�+zJwQ Z� JI�QWO Y > p¢ Q 2 W p Z U)¢ U_ z v of(nw O Z 2 W O W J -� J Z LQ mQY00UJlyZU�¢W> Wm2Jw 0wCF)Of ZZL J(D> 0d'QOO )UU- Jp Wo-zZ>QM¢wUzawQ> _ Z U p CO 2 U Q Q Z Y Q W J p¢� Y= Y � Z U p y W U Z W V w U' J H ZZw>'OQ�Jg2zUZZWc9Wcnzzgz0¢zc7ofUVw�Z WcnO Q W (� Z w 2 Z O w w W� W W J� W Z W W J Q O z W Z W W u- W W O Z Y Y 2 JJJZOww> W W w¢�'p—Q�d (n(q W �(7a-w JUUp UJ W'of W' zzzzzzzzz0000000000000000000daQ.a 0-12-mmmm En M LOW O CO O O CO O O CO (O O CO (O O N CO (0 (O O (0 (0 (0 CO (0 M O O (0 (0 CO O (0 LO LO 0 In In In 0 In O 0 0 0 0 In 0 LO 0 Ln LO Ln fl- LO LO LO LO LO Ln Ln Ln LO LO Ln Ln Ln LO Ln O O O O O O O O O O O O M O O O N O 0 0 O O O O O O O O O O O O O O O MM OOOOOOOOOOOOOOOOOOOOOOww0000ww001--www00wwwwwww00000000 0 0 O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Q �-' QQ wQQQQQ�QQQQQQQOQQQ0QQQQQQQ�QQQQQaQ 3:3: w3: 03: 3:3i0�������p������� zz mzzzzzDwzzwzzzozzz�ZZZZZZZzzzzzzzz 00VOOOOO>'oow000?:000m000000000000000 F- F- F- F- F- F- F- J F- F- F- Z F- F- F- Z F- F- F- w N F- F- F- F- F- F- 2 F- F- F- F- F- F- F- z z 3: Z Z Z Z Z J Q z z m z z z Q z z z m z Z Z Z Z Z Z O Z Z Z Z Z Z Z w w w w w w w w w w w w D w w w F- w w w O w w w w w w w w w w w w w w w Cl) N > > m a w � Z z0 = w Z J Z Z> Y Z Z Y W> > Z w Q F- 2 > W W Z W 2 Q Q J Z O�z p wU)(1) >Zapl-Ow>Z -ZF-00 U) Z > F-WJW> QJOwo-jo< (D0 ZU) �_= QO=OWOF-Q�cn>(n=O UF-F-ocn�v>0=3�zU=Q=F-�Oo2F_2�F-2=LLIMZ��=Qp U)=aQQ (nay 0MZcn a'w LL Q JOMf'- W W �>HZm0 x F-=F-� ZcMF-OF-WU)F-F-YF--0)ZaF-0`10 QN� NZLLWZ~WF- W wO -0� W O W W X Z W J N o w M w w J N1'- Mw �000Q0W w w w w M J w w w>- W w m LL = w O LLW U Z Z O� W�} Z U' O Q z z N Z Z O X Q O Z Z Z J Z Z w Z Q Z J Z Y 0 N� f�OOm1���JNOc-p-MONt1�I�mOM�OLn0f�c00=(0000� W Cl) Lf) 0 CD It It M o � 0 0 W � 0 0- f- N O- � O ((00 co N a� LU) � 000 N LO N E ONO OMO N CCOO N N c- o N O N 0 0 0 0 0� f- r 0 0 MI- a N N N M- MM - V N M NLO � N� COO a O J (D w J U U) a = W Z 0 0 w U p _3 coQ J w > w = Z z 0 z U U) Q Z Q _ 0 Q 2~ p O O W w w Q + Z J _< Z J O Q Z()(9 - J �p � U) 0 O 0UZ >a W 06 Win zIxn.2 O Z)pam wF- = z� Z)00 Q0E- =QJz-Jry°OQ� mU�4�� ��ZWJw°�J°_� OY U—W_jF— ON0J�pLaiQ m YNQ-2U)W>wOWa~ W Q J Z J p p 0 D_ W LL w<— W Z+ 0 J W w W Z U p Y J W Q Z O Q J2 2_ Q J U a Q w Z-- O UJOU)ZW-n( �WOZ0Z ZJ(0J2MOF-ZZZZZZZWZViz= JQN-3F-W(D0 YUzwJwr�. WYO QQ zw000000QQD2Q =v�w-i Dw000)cchW>- �Y=NZ> > QcOn���Of�Of0 O0 2 Ix yQ�pJJ( OuwwwQQQZUw a'CKU)wwwwwwwwtw2�m F-pp} QaQpJZZa�������F-F-F-F-F-F-F-F-F-000 aac=i�aaaa<nw.nw.awaaaaaaaawaaaaaaaaaaaaa=.a CO Cfl r CD to CO to CO I� CO CO CO Cfl to CO CO Cfl CO CO Cfl O O N O CO to r � O CO Cfl 00 CO 00 lO Cfl O tOtON 0000LO N0000000 000 MtoOto0LoOMC) 00In000m0OU) O O r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 co to 00 00 00 00 00 00 00 00 00 00 00 CA CA CA CA O C) CA 0 0 0) CA M CA O CA CA CA W CA CA CA CA O O O CO C) CA CA CA CA O) O CA O C;) CA >Q QQQQQ¢QQ3:Q¢¢Q¢QQQQaQ¢3�3:QQnN1 3:¢¢QQ-i¢¢ 3: 3: �: 3: 3� 3: 3: 3:23:3:3:3:�3:3:3:3:_;�: i�- 3:wp3: 3:¢ w3:3:3:w�:Q3:w3: zzWzzzzz¢zzzzzzzzzzzzDZZZXQDZZZDZ>ZDZ 00�-00000::)0000000o000owooOZ�wOoowowow0 F- F- � F- F- if F- F- O F- F- I--F- F- F- F- F- F- if F- F- J 2 F- F- W I- J J F- J H J H Z Z Q Z Z Z Z Z Q Z z z z Z Z Z Z Z Z Z Z J p Z Z O Z J Z Z Z J Z m Z J Z W W W W w W W W(nW w W W w W W W W W W W W W W W m W w W w w W W Q W W W W W W Z Z z p W W Z -i W Co > J co Z w w zWazw Ww°r° Qa �* > z W Z O >> U) W z W z Z U W Z z W W z Q J J> ZJce)5 F- ¢Q�>>F- Z W w > Jw ZOO U)z >pa a¢ >d-Cj U)- pp¢QQcn ZJzF- QawF- >F-F- > WJ¢O F-2p cn Q *U) cnzz>Qz2 > mowpz>cn<oo(y)Q>aw0=cnF-z=p Zp>2'-=QQW20o—MOHQFz-QOQp=ZZo2Q=0�,2�Q�W- O QF-rF-JJpO za'F-a'W'_OF-=F-� rF-N-JItM Mozwz�eyoF-ozz—zz F-WWW��OQQwwzowwwwQ2M,QQx�pwo>-zww!2(nw YzY0�Z �22OOrZ2JNZ m� e Z M r 0 r 0 d' M O 0 qt M� M— 0 CO It O 1l- O m r 0 1l- O 1l- r 0 M M 1` 0 Lf) r O r r O W to W r O O O N r r W O O Orr O M N W O r 0 qtw O M N O O lO N O M M M O O M O r N m to �t N O r CO N O r CD 00 C O N r M M 0 CO W r 0 to CO 00 r N N N N r r 0 r N N N r W N 0)N CO r N C0 r r N a N r N r r r N N r r N U z_ Cn W_ a (j W J a w a a 1 O_cwna p J + W U U+zQ Q V U W Ow _ 0° p Z w w O z>- } Q U O= �Q C� o 0 J p O W<U + ZQ`S a + Z Yn- U OJ Q z Q W Q+ Q w O Q Y Q n+¢ O Q Y(ocn LL u- Q=m �W toJcn JZz =Z WW a W J 2� cn� + ¢� Uwp� <— m¢ ��w �UW of¢ WDw-QW U¢Q(�� W X= JO 2(p>"pwm oQp ��m��¢JHapm2Q0>�wW p�Jwa- � W-J(�-w U�> W F-W W W WpF-pZ<WLLo<otnZ�u-W W�YJ QF- — 0�JW Z¢QQpaQ2 zO ZpmZ�pJOOW QcnZ �azzav=Jpmp- OF--w0 OJ¢ F-Q cn0VOF-ZZ� �fnZa'pW ��a��aawW�~� WZQ(n¢Z0 LLIW�2Cn--1(nO2Q aaW W¢UZW ZF-� W W WQF-ra(n0-1 WU' F-NwW WpJ�2p jaUYp���oaF-���N wwO�0WW _UUMM2WD>>-QQmw 1a=.59aaa0a0000000��an�an�.aaD—99a999�wwww m rm O 0 OLD ON CO CD CO CD 0 O 00 O LO ON r-- CD U-) CD CD CO CD (D w O (Do Coco CD CD O O O In 0 In 0 0 It 0 In 0 m In LO M M 0 0 0 O 0 0 LO In 0 L() V) L♦7 t-- Ln Ln LA LO Ln L♦7 Lii LO Ln Ln 00 00 00 00 00 00 00 00 OD 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 CA O O O O O O CA O O O O (A O CA O O O O O O O O D) O O O (A O O O O O O O O O Q>>Q>a>a>Q>Q>Q>Q>Q>Q>Q>Q>Q>Q>Q>a>a>a>Q>a>a>Q>a>a>Q>a>aa>a>a>a>Q>a>a>Q>a zzzzzazzzzzzzzzzzzzzzzzzzzWzzzzzzzzzz 00000�00000000000W000000OO�-0000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- D F- F- F- F- F- F- F- F- F F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzmzzzzzzzzazzzzzzzzzz WWWWWWWWWWWWWWWWWDWWWwwwwwwwwwwwwwwww 0) 00 O O r- r- ❑ m m w w W W w wWz z WW w w zz z wzz W zZ W w z z F-WW ww Z>>> wQ >> Z Z> o w >zw zvaz Qz �aaa U)z as > > a F-z a z ❑Z> Z> wozzc-QOa.Owcgcgmcq�Ocn aW JJZU> Q00wF-Jo<ww DowoZ 0 W�__ W= m 0>❑ F-❑ m m= z rn=~ m= O z z z Q=_ �__ O��wF-F-W F-W aZ�ZN�F- t-.F-coaF-W000000Ozw❑F-F-W zrna~o �ZWLLI LLrnw� ONO.-W0) -00 g0) r��zt�zt�rnu-0 ❑ZmtLw�wWLLLL C)WC)wILLiwNXwWQWLLa�XQWw�W Ww2W W w�-QWZ �ZWaQ❑ZpZWZNOZZOZW❑a0aJ-iWZZ�pZZ OJco-)t-000O00�w Ln W O-1LnNm0w tw-"j 0m00O0 W OOOwM� t`t-0d Od'OM 000Nti oo O O NOOOCOO� OOOCO�OO�MN 0 F- W W- W 0 Z J J of O w w 0 ww m w af _J O a W W +Y a Q Iwip �z F- 3:2 w U + Z Z J U m w❑ U_ of Z w Z J w m w ?F- J Q-3 0 <Z zwm pYaf2QJ ZQzzLLZLLI + J J❑a0 a U>-zF-�aJ JJz2�0(D Lu Or Z Z o i Q U v p 0 a Z w Z w z U w J D cD ' z 0� N Q Q Q »pp— W ❑�p0 > QViNa�<Qm�ViVi���JJ❑J❑ wQQ�>�=�wQZJ❑~JWH❑❑0��� JZJF-F-F-�� QwC/) Y❑ Q O w F- �� W J a w w wwoo_U' W Ww(D6mmV0wzzz>-mUW WwmmmMW0. W<MMMODOW000o W W w W W W W W W W W W m U U U U U U U U❑ w U' O O o 0 0 0 0 O 0 0 O 0 0 I�OOM000OMc0O�Oc0OOti tiOOOOOOOOCOCO cOCO CA CO COCOOOcOO N In In 00 O CIS tfi tt� 11i lfi Ln L(') LC') � to to � CI') Ln � lC') � Ili lf) Cn In Lf) ll) U) lt) lly In LCj Ln In to to 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0. O�O O P OLC) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 CO o0 00 00 CD C0 00 00 00 00 00 00 00 00 00 00 00 00 00 00 � 00 00 00 00 00 00 00 00 00 00 00 00 00 00 C0 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O) Q U Y 3:Q¢3:3:¢Q¢QQQQQQ¢QQ¢QQQDQQaQQ¢¢QQQ¢QQQQ 2 3: 3: p w 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3� 3: _zt 3 3: U 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: Q Z Z Z p Z Z Z Z Z Z Z Z Z Z Z J Z Z J Z� z z z Z Z Z Z z Z Z z z Z z z DOOQwOOOOOOOOOOO�OO�-ODOOOOOOOOOOOOOoo 0 H F- J J F-- F- F- F- F- F- F- F- F- F- F- F- F- F- � F- Z F- F- F- F- F- F- F- F- F- F- F- F- F - Q Z z Y J z Z Z Z Z Z Z Z Z Z Z Q Z z Q z J z z z Z Z Z Z Z z z Z z Z Z z o W Wg� W W W W W W W W W W W W W W W W W Q W W W W W W W W W W W W W W W W o w W z N W W w Z W Z > W W W Z z W z W>z > Q WF- ZZ > wFY z pJ �Q> ¢ zwF-zU)w >> ¢ >UU) z¢awc)�ooU) -O Z�wzQ°�wc~i�Jzc¢i�zOF-F-cic~i� QJ2 Q W2ZOW� -Oww >0>000Qpa-�ww—ooF oww22 a: OF-OZ20Zz=wcoQZ >z¢ FY2�22F-�zU�22F-F- F-000Op�OMOF- OF-wM Q'2>¢ JXMF-COF-F-O O F-F-OO wZN0Zz R'2�LLMF-F-¢-J� ewN00Nf-r-Nwm WZOCOc 04 NIYWXtiOWU)0WQw0WFjX— C14 ZW WXW WWLL pp>-WW WW W Z O 2 Z W z o Q W z M O M 2 � U) — O— Z Z O Z Z Z W W J Z Z z Z O m c- c- CO M O O N 2 00 f� m M N O Y - f� N m N w c- M O Z— W Lo N q ,! '.t O o O �19T 0� M� O O r 'qT d O N O ti N o M O— U) 0 O N � N MN �(0N-000)M0)NN� d� � N � � M- w 00 � � � d N N CO OMO N W� N N M N } W J 2 Cn 06 W 2 ¢ U w z J z J Z ~ C) N J Q H W RQwo-p0 2 W W w J 2cnZ�- W W z U � H a W - �Qw -)WDWOOO p W 2 tY 2 W — ¢�QJ�pV�0OWp2JUW0 UW 00 OZ_m ww w- , WZWWF-2}Q->JWU' > JWp2 0 > Q 2� w U O w 2 2 w D a j Q Qgw2OzwozO=UOJaOOQ CD m m��o U Q� Z U� CO -J o m w� WWWWMCn>-LL 22Y(nc/)z WO U) U) U)D X>- m LL N N UT-) U) cq V) U) Q z p O O O O O O > > > > > > > > > >- >-Q F- a- 0 W' d W > (n z Q W 2 W Z Q w d Ww3 Q O U Of 2 W- Q W O mwQ w O U w�� z (.0W UI W 2Z J Ft i° 0 0 W Z O �Y¢p� O Q= C� 2 >F- tY ��OMwp0 J Z 1: ww LL -,m � zOwQJw�Jp ¢wo� L+ C+ >zzzOY<_ QWO0W2p) w WMMZW MW 2= z W Q 2 Q p W U U— Q 2 Q 2 Q� Q O O o 2 Q FY w 2-- O z 2¢ F- QozQ2v=Q)O)JF-F-OQzO°Lu of a OUPwM.�QQ0z000- wmw 0 W WLL.C92CJJJZZ W WWWF-F-D Q Q Q¢ Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q m m co � co m o 0 o Ln co o co co co co co rn m co o co co o co cfl Ln o 0 o LO co o m Ln co cD co co LO N LO 0 to LO LO LO LO LO LO LO LO LO LO 00 LO LO LO LO LO LO LO Lfi LO LO LO LO I- ,t LO LO LO LO LO LO L!O O O O O O O O O O O O O O O O ti 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ao M ao O M M a0 a0 ap a0 M ap a0 M M N M M M 00 00 00 00 00 00 00 00 00 00 M 00 00 00 00 OD 00 00 CA 0)0)O CA O O 0) 0)0) 0)0) 0)0)0) � 0) 0)0) O) O) 0) 0) O) 0)0) 0) O) 0)� 0) O) 0 O O O O) LO LO CDO CD 00 O CA Q Q Q3:QQQQQQQQQQQQQQQQQQQQQQQQQQ=QQQQQQQQ 3:_3: 3: �: �: �: �: 3: 3: 3: i;� 3: 3: 3: 3: �: 3: 3: �: 3: �: 3: 3: 3: 3: 3: 3:D3: 3: 3: 3: 3: 3: 3: 3: zQzzzzzzzzzzzzzzzzzzzzzzzzzzmzzzzzzzz 0::)00000000000000000000000000Q00000000 F- O F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- 2 F- F- F- fl F- F- F- F- zQzzzzzzzzzzzzzzzzzzzzzzzzzzmzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwQwwwwwwww 0o 0 N Z Z 0 U J J m m W W W Z Z Z Z W Z 00 W Z z Q� ZQZ > QwQw zz Q Z omu) aQOQU)z-JU)O>O> C/)U)U) U)F-m =Z�WWZ:0M 0<W<04 =QQ wcoN�oQWOfC14W rn�OwQ�`L°no~o�� LLW �NNY�Z—w00—LL Z LL�NN�YY ) Z0Z2-w)Z>ZWZZJQ-5UO0Z OZ�� ONOmMY0'tti )OtiCO0ONmmLOCDCD �M0 ltOONOw-.-o,oOO NOO LO CM 't O W N M M N U) N CD O LO CO 'IT O LO �— N N d CO CD N r N CO N N E 00 N— a N M M W W W z w z z > z Z J p W Q z pZ Q11 m-QpdpJ()-U) Q2Q2Z2F-om 3:ZmzZ:a:w Zco F-~OF-o�Z JL2Z _Ln00Q>- J� W W w WWWOWWpWW W Z W Z Q Z Z 0)W J— z W Z Z m W CM W� p't (3) M U LO Y CD 00 O M N. LO 0) N O O LO M I- cM N O O M 0 � N CO N N CO N c O• 0) t- 0) O LO CD N O N 00 M N N LO - 00 N O N M c Z W J 0 >Z O m Y Q Z W � J + LLJJ w J W W Z J ~ 0 w U Q Q p W 0 06 < Z p � Z Z Z� Q d w m Q U U) V W p Z p Q a Q JLLJ +) p U w O Q� Z Z Y== O U F~ W J= O W Q J W Q� W— Z Y Q U m p U Of Z)} w Q w U W Q m0 �> W W W W N N H N p Q� m OW Z0(jF- >wF-F-NQQ WmmJ WU)U) YpdZw-�W -IJJJ F- F- -jcnW WZ JZaW_5ZOwpDpp �WF-F-F-W Q �DQ=====_=====OOOQmUVp QQUUUUUUUUUUUUUUUwwwww tq N cA lq N N N� N N N N N N N� cq fA N N fn N ?� N LU 2 d O O (Y W p W W W W }W' Q ZD J 2 J J Of w + + w p w p Z w Q uQQ W wO BULL ��Cn Y Z w o< W� z Y w o w F- F- Z JQOZw2w�w tA�p �Q--WQWUwpY�W92 wLLHF_F_CL -WQUW WF- �-W W WZJ COU)} pU' W J J��� i > w Z w W Q p~ W W J J J W> Q Q W o O O Q O w w w w w w w=_= 2 2 m U W toCOCOCOOOOa0M�t0000u�OCOOOCflOOCpCOOOCDt` In CO CO CO COLf>COaOCfl(�Cfl Oo co ao ao ao ao a0 co cC) oo ao 0 0� 0 0 0 0 0 0 0� o o� o o� o� o o� o o� o rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn Q Q Q QQQQQQQQ3:3�3:QQQQQQQQQQQQQQQQQQQQQQQQQQ zzzzzzzwzDDZZZZZZZZZZZZZZZZZZZZzzwzzz OOOOOOOJO»OOOOOOOOOOOOOOOOOOOOOOJO00 F- F- F- HHF-f-Pm J JF-F- h- F- F- H-F-H-if -F-F-I-F-HF-F-HF-I-F-F-F~--F--F-F- Z Z Z Z Z Z Z Q O J J Z z Z Z z Z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z w w w w w w w w w w W W w w w w w w w w w w w w w w w w w w w w w w W w w p w w Z Z w w U) > > Z z w Q w p Z Q Q pU zp0>xzz} Qw0QF-OOz Y Cl) Z a 04 � �::) afW Z Q w Q Q U) Y z�- a Z o o w r- J t!) O Cfl N O - � N 0 N N � � � w IN >- 't F- U-) Um Q n Z Z W W > W F- Z Z Z W (o W z Z Q J w U > w z w Z 0}F-Z z Qcnp F-Q(1) Qa > > > ow=iZF--x}Q¢xO�x2=F-pazQQzaxxZF-QJQ ui1: CL aa >pF- Q. cn ZQx)x: ��jNW �cflc~o2�Za~ornN0a~oQ� NYY�rnJ���co0 ZJcr)�wn-ww °wwwwp mwxw��wwyw0WW2 w QZwZ�JzzzW"tQZOZYYZZZZZp CO x U Y-Mm WO M� Cfl00AfI-N orWNo� O � CD M � f- 0 O � � 0 N O O r O O M tt O O N � 0 0 t` O CA O O fl- M co to r` M 00 r` CO N It N N Cfl O It O M O CO Nt O In It O w O w t` 0 Z Q J J Q x F- w w F- m W w_ N w Z w w O JJQ 2� (�w U) QQ N� ZaY, Z + ��J �F- QQ O(xn O _w W 2 J Z Q F- (D w _j2 MW0E- c(1) w w LLI +� mz Z(D xww � 0 UO W w z O w U � Q } Z w } g p Q Q>0w QF-�w U + W < ���QJOtS�azZx-i JQpw�U�}�W� px OZJJZw0pZF-QppO YQ�wQw11- Jp w�"�zF-Y�pJOw�-pYUwOxZO + WO U xJp afo00<0 w Q Uy > O F-� U) + W — zwmw Z QJwUJw—m Ng-)y�QWaO(LR53:wWLLZ Z�U' QQzWJ Z oO O U W Q Y z a z Z O a= Q �� M w x w w Q w C) U) M< W U w >O (wn z p O O O qf U W_F—ZOm�; QpwUpwU'-Wi�YYo-MWw7 mw< OO(nwwwww Y Fj O m J Q Fn U x x x x x x x x x x x x x x W 3 w Q� (n O w W W W O O ZYma<(.)D F_F_HF=F_HF=F_F_-HF_-F-F_F_p_OQxYJJ2QfWafF-F- wJmmzzzRYY��������������zz00000000000 cm cm 0 o O o 0 0 0 O O Oqqr o 00 to 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o N co o 0 0 0 0 0 0 00 00 00 co 00 00 00 O 00 00 O 00 00 co co 00 00 00 00 00 00 00 co 00 00 00 00 N 00 00 00 00 O 00 O 00 00 O O O O O O O O O O O O O O O O O 0) O O O O O O O O O O O O O O O O O O O Q aaaaaaaa ZZZZZZDZZQ Oo0o0WW00� J F- F- F- Z Z Z Z Z M J Z Z z W W W W W D W W W W WWWWW<MWWY a aaaaa3:aaaaaaaa 3:3:3: ?. 3:w3: �: 3: �: �: 3:3:3: ZZZZZDZZZZZZZZ o0000W00000000 F- F- F- F- F- J F- F- F- F- F- F- F- F- Z Z Z Z Z J Z Z Z Z Z Z Z Z W W W W W W W W W W W W W W W O z N � o W W (`) z a W F- W w Z Z U) Q Z 0 a W Z > W Z Q Z OoQZ_J}Q=w<>o>= o za WNZWz=F- �zcooQOZN LLW -jQWW0 ow W Za02W M.-Z2LOQW }z il- O COLL 00 O LO It O V 0 J 0M M�of'- qt O M O S "t N O o Qa U� Z LU aaaLU >waQaaaaaa 3:3:3:<Z�w�37���� oOowQoFo00000 F- F- F- �- F- F- f- F- F- F-- F- F- F- Z Z Z Z� Z Q Z Z Z Z Z Z W W W— o W W w w W W w w W W W� W w w w w w W W W W w Z N z W w W w> W > Z Z Z Z ZJ wF- ZZ J Q a �W WQpQJ wWF-ZUJoJW W-jz <WzzzOzaF- Qv�a�mZOmv)�w� F-ZxW=NZYx XHUGHZLfWWwwDr0E-W ) ZCW �c�WcA�NgooWLL ~ao -J U-W W O N— Z 00 Z 2 0 0 m O N CD O w 0 f-- O Z w 0 It O O f- CO - O O M M In N h lf) � �- �- - N 00 N 0 O N W I N O W � �- 000 -� N N W U) _ _U QQ UW, Z Z D aZ W W 2 Y w( Z of a w Of �Q0 —' w< Q g J = J W W W O+w �w0 af PWZU 0 a W 2 Z 2 J a J W-1 Q 22WW0aW> m>�aYW wOfzQ-'ZWQ�YZw2<w OZ2c�oafW�D1UHWOU Q Z W W W LU ZzyywW Z W Z W J Q W O= aanQaaaaaaa F-�F 0 Qa QZw 0 (� C�(}jU �0 0 a W Z Oa Z 2 Q w> o+ aU W z� QUOF-�Nm -WUm UW2pwp�Z�YY QZ�W Wm~OW<zOo ZU<> gp0WO>WF-F-00 �}F-wwOzoowcnF-F-F- ZZ— U W J `1 W Q 2 J Z W w Q Q Q ZZWF-QLL.W W W»33: �: aaaawWWWWWWWwW F- F- F- F- F- F- F- F- F- F- F- F- F- F- W F- w a 0 Q U z O U) w J F= U) J F- w z a U Q U) Z a U) D U) F- w z z w Y w z 0 F- U) a W + >Jaf }Ja F- > IEaQ F-�Q}> D 0 1 _3 O�»Z) U)U)U)U)U) cD cD � ao Ln cD cD m cD cD cD r` cD cD cD cD cD cD m cD m cD cD cD cD ao m cD cD � cD � cD cD cD cD cD LO Lf) U) In O In In Lf) U) In Lf) ti M U) Ln In 0 Lf) LO M Lf) Lf) 0 LO Lf) N LO Lf) Lf) O Lf) Lf) Lf) Lf) LO Lf) Lf) 00 Op co co 00 Co 00 00 00 co 00 00 co 00 00 00 00 00 00 00 00 00 00 00 00 Lf) 00 CO 00 00 00 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O >a a aaaa�aQaQaaoaaaaaaaaWaaaaaaa� w � m F-3:3:3:3w3:3:3:w Z Z Z Z p Z Z z z Z Z W Z z Z Z Z Z z z W z z z z w z z z p OOOOW000000=00000000<00000000w HF-F-F- JHHHHHF- H-HHHHHHH> HHHF- HHH J Z Z Z Z J z Z Z Z Z Z Y Z Z Z Z Z Z Z Z> Z Z Z Z Z Z Z Z J w W w W w W W W W W W Q W W W W W W W W W w W W W Q W W W W 0 p p z O 2 w p z Z Z Z� of Z W J F- U F- cnUUQ�mc�Jw(gJ > QZZw>F-2n'J2a a w000wwJ-2aF-Mo W N z W Z� M Z LO 0) 00 Z W a a Z m p W W : W W X Cl J zpp2�cnzzwZz0Mm C'M CD CD C") r- Lf) N LL Lf) N m m M O O � w d N O M M O CD Lo Lo LO N N N N Lf) � CD O O P N��00�MNNONNdn.� aaQaaQa 3:33: 3: 3; 3: zzzzzzz 0000000 F- F- F- F- F- F- F- Z Z z Z Z z Z W W W W W W W w w w w w w w 00 pLO w *$ z w w w 0w W Z w W J w z z U w d z > d z> Z U) Q Q W a> Z > z vOzQ��JOzaF- zwo J a m w�>UpcnaFwYe 0>O OCo W HoQZcnmF-F--O F-�WQZcoW W02Q W't0ofwZ0)0)0d'� NttW=W r W U)—F-p (nNZWzOw wQ MF- NLL ZWd')Z ZXcr-aO�(f) W W am�wXwLL OQXLL 5 w w p O w m-)p 0)Z Z 2 Q a Z O�—= O W (n a Z W m LL 00 L, W N� NT M CD F-N m 0 1-- O m C) 2 0 LL 0 0 � O I,- N C)M C)M O N M Lf) M O U')� 0 o m m o. o N O O O l O CO O � O CD — ti CO N L� LL O �— O— N N N— O N M N � N M LO � Lf) N CD U _Z O U w z } J W W p a J a (� _ W C) J a U z } m Z = Q FQ- Z O = J d J W J J J O+ Co Z Z Q LX W O w Q w O} tea} J = QQQQQ ��w>-J w p= m�� 2F-U gpp }� CAZ06 U + �- + 06 J J (nd' wzm z W cncnZZ Q + 2 W a WF-Z Z>-}O W W ow F-m �� W W YYU ZZF-p0Z w } wfr>- = Q Q m a w Z Q LLZ) Q Q Q m m__ Z p _+ U} W W J 001,10 W p> = U U Y Y m— Q W} J O m2 '000JWOO-00 cr)�-iOm}Q}a}(nu)=O�Ua�QOQ� wam�ND Zww�aa��OOWWLLLLO�ZLLJ zm:� :s9zoocw—wYZwmwQ >F- F- =wwJO<wwZWZOF-F-F-ZWDDyo eQ�z P0a}z00000gm J�2ZZZHHpaaQQW W W W W WDDU=�ZZZMWFQ-Fw-�>->-�W0 » » » »>33:33:3:3:}>-NNaaaaaaaaaaaaaQWW cn 0 0 0 0 W 0 W W 0 cn 0W cnW W 0 W W WW F- F-F-F- F- F- F- F- F- F- F- F- F- F- F- F- cm M 0o c0 c0 m m co co � N co � r` � co m cfl c0 m c0 ao co co co co c0 co co co c0 c0 cfl co co co rn co co CC) 0 U-) O to w 0 U) r - to O O M Cn 0 LO to Cn LO N 0 0 0 LO to In LO LO LO Ln In LO LO Lo Lo LO LO 0 0 0 0 0 0 0 0 0 0 � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O ti O O O O O O O O O O O O O O O O O O O O O O O O O O <<<<<<aQza0� <<<<<<�aa 3:3:3:3:3:3:3:3:O3:mj������w3: z Z z Z z z z z Z QZ Z Z Z Z Zo� Z Z 00000000zoDw�000000000 F- F- F- F- F- F- F- F- — F- W J F- F- F- F- F- F- F- 2 F- F- zzzzzzzzzwzzzzzzzzzz w W W w W W W W O W Q W w W W w W w w W w w W z F- Q � J p F- O U a O W z 00 M rn )- z z J LN O O Cn cM M cM r- C) N N z U p a ++ W F- p Qa-1= Z 2 Q U > 0 Q Q z-22 Q00 w w w w z z z wZ�Q z ��Z UZwO LLI =Z UU)> WF-JwU> F- F- O Q U a = O a O Z O W O Q� W o Q== Q o w U(n wwWL�C)itcczU')LOz'z QWW xp o w m o w z z w z� LZO=OMmw 0�LL-tiO OItfl- 0 o OOO o LO N_0O (O � tf � COLO O d 0)- IL 0) N N CA CO � Q D Q U M Q J O LLI LO w J QO 2:w w U 00w— F_ z + Of Z W z 2 z � _ < w � + 0 z w ZLIJQQ<0w>ow 0Y23:Qw�>-of Z w z z z z Q Q W W D JOo0wz0-w0 wwwwUw>-*Zwm Qa.daw0n -Of 2222wwu:MW5 000000W» 2 2 2= 2 2 2 2 2—M F- F- F- F- F- F- F- F- F- F- as<<<<<Q<<<<<<< zzzzzzzzzzzzzzz 000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z Z z z z z z z z w w w w w w W w w W w w w w w w w w z z z w d w W W W d J Z zzz Lu �a--i<<QQ>c~i��>�too zm ozmoow<—OQa=F- p' rn F- z 0 a~o Q Q z z N EE z F- M W W �woO ,JJO— —w——g ww mzzoozofwomz200NZw COONW��YYW00NMLO LO O d � � N M M N M O N CO N M CO � c f-- O� CO O) N CO CO M O N CO d CV M (14 00 — N CO Lf) CO � N N r r N - } w w O LL z U- 0 M ) D Y >- U = F- W U U� �F-Z2 00Y Z W + 00 OYp= WW F-+Q W W0W �� �F- Z W j Q W -' W Q Z V a Y_ C9OOOOQ J W >Q J_2Wgz_O + Z + 2F- J O Q Q p Y Y Q p z W LL Q 2 p 0 Z QZ22U U z -)a --1WUZQ O O N 2 W W O Q o m V m J z m W Z Z Z Z Z Z w J U 0000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z U` qZ LL c� z 2 U w_ J z c0 0 0 0 0 0 0 0 0 o m m o c0 � o 0 0 0 0 o c0 (n c0 c0 c0 c0 ti o m c0 ao m co o m� 0 0 0 Nr 0 0 0 w 0 (n (n In In U) 0 0 0 O In 0 (n (n 0 In In LO 0 N 0 0 In In (n LO 0 In 0 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 0)0)0)0)O0)0)O 0)O0)00000 m(OmOOOOOOOOOOmOOOOOmO >a > >a Q > aasaaaazaaaaaaaaaDaaaaaaaaa<aaaaaaaaa 3:<3: 3: 3: 3: 3: 3: 3: 3: 3:03: 3: 3: 3� 3: 3: �: 3:323: 3: 3: 3: -3: 3: 3: 3: 3: z z z w z Z z w Z z z z z z z z Z a z z z z z z z z z Q z z z z z z z z Z OOOWO00-OOOOOOOOOw000000000:)000000000 F- F- F- U F- F- F- 3: F- F- F- F- F- F- F- F- F- Z F- F- F- F- F- F- F- F- F- U' F- F- F- F- F- F- F- F- F- zzzwzzzazzzzzzzzzzzzzzzzzzzazzzzzzzzz wwwwwwwmwwwwwwwww-wwwwwwwwwwwwwwwwwww 0 N a W N W W z O z z W W } Z j Y Q Z U Z Z W W J a a W p W J W W w z a >�� Q z z JQ-Z J Jz 0 zazJ Z(/)0 2=UwaQWW Wm aa(Dc< OU(A(AadqaJamda(�=�2F-FU- zY-Y - 2a2CO og2d h �O �t F-(Z0 �O WO F.- M (n M 2(n Z= W =Z=p2�F-F- F-aMQFaFFZMOWF-YoZtZF-F-OQOvN�UF-WF-WWO WOf 00W0Z0m200N;:0a�QMW0M WU')W 0! WW LL ZW -zWWWJWJX-JWWW WWWWaWMWQzWzWzOUzzzmMZWzmQUzW~Wzzm�mzazz M V'm 0W00) O (A W 'ct o w ti O N- e- M Nqt e- O .- N o O_ O N E W O O O � ((� CO N O � O r ti C'M 0 0 0 � � O N 0 N 0V N (� N ((0 N d N N N N � N N N N d N N 00 COO 00WMM NCO 0 N N M A N 00 a W Y (q W N Of J a W z (A z Q W U z Z) w ° a + a > Q a + a 0 a Q m J + LLI a z m W O W ZWW�(p O ~Z > J + a W�z<z O+QQ,gw F- aZ) -i F- 2 W OMF- iaaQ~JJa ~gyp}022WF-m 0 Z a a O U W F- z W =_- m a 3rQ W z W p W Y> z af_U U w� a Q J p�(nwaa�M ~F'U W Q m W w-F-a asQ O' wUJ F 0z0zzJzdJ0}W WF-� OZpW� WF-(A(A2Ypza��WmOZ �QOJ�0W >OOg�2aOY�O��Waz_zzYZOwaapQwOp C.9 J O J J Z W W= z z� W W W W--<W-W Wzz0z� a�006 pmW JJJ WaQW W ~aa W QW F- F-OZRQQaQW W <MWm >pJUW 2xW��(n=2zz►_mgwv)QzzpwwmpzmOOzC�OV W W- U z 0 0 » » U Q(r W W J Q Q (n W W J J J z z z Z z z W Q p L �=ZZZaaaaaaaaaaaaawW F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z:) D D Z) Z) > > > > > > > > > > > > > > > m m cD cD co cfl co � co rn m co ao cD cD � cD rn cfl m cD cD m co cD � cD cD ►n r` m cD cD cD co rn co co � 00 0p 00 M M w M M w woo 00 w o o cow M w 00 w w moo 00 moo w w woo 0o 00 00 00 00 00 0) O M W CA O CA CA 0) 0 0) 0 0) co O O) O O CA 0 0) CA CA 0 0 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) O Q Q Q Q Q Q Q Q> Q Q Q Q J Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q �: w3:3:3:3r3:3r 3:3: z z z z z z z z D Z J Z Z w z z z Z Z Z Z Z Z Z Z Z Z z Z z z z z W z w z OOOOOOOOWOF-OOLi0000000000000000000 OF-O F- F- F- F- F- F-F-F-JF-�-F-F-wF-F-F-F-F-F-F-F-F-F-F-F-F'-�i-'f-f-F-� �F-� Z Z Z Z Z Z Z Z J z Q z z w Z Z z Z z z z z z z z z Z Z z Z Z Z Z Q Z Q Z W W W W w w w w w w w w w w w w W w w w w w w w W W W w W w w w w w W w W w W w W Z W Z Z Z W W w ZZ J dF- w wwW W d >F- z W U Z W z z Zz z QU QQ > �ZU)a cnZp >WZ >Z> JJ Q ZZ Wp� F— Q F— > > 0 z F- F— F— m 0 J O F— 0 F- ZpcnZcn>Q>wF-QF-OpQ>QF-cnJF-QUQ Ww O aF-cnZ�wcn 000-rUJ wQjcnzZOwWOQW(n=�-`n0Zp(DZJ o�zZ=Q >I F-WF-0 m a: �F- Z02F-IIZ0 r� Q��00—F- �QF- wZo OZ W QW'z Z0W C~OrnO JNfnZCNOZN WZI LL Li. Z W w w O J w w Q J J O z w w w w Q X W W X X Q Q w w w ti w W>- ZmZ dcna0m 5 0 ZZzzpp—oZ WOJo0IZ�-jMz MJNQNO CO Ln00LO O1-200Iq0)Ow0)Ym(DLLmLOmMO�00�M 0) O It CO � Ln CO It U) 1-- N r- 0 0 � r` O N O O In �� N 00 M N O CON 00 � C`') O CO d' N N O) LO M CD � 00 � N O O LO � CO CO CO N LO LO N O 00 It O O O N i M N N O ti 00 00 N 00 M 00 In N t N CD M 00 N N N N fl 00 d N CD d .- d N N N CD d N J Q Z of Fq- Y Q > z J LLI>- Z W Q U 0 2 Q O Q = F— uJ Qw2 w M �� 2Q+ cn Q� w� 0 m W O a Z Q M .60 z w = � p W J O Z2cn JJ� =J� = p= pa Q + JZ J + �� a� �00E- OU Jw U Q U� JZ + IpQw WQJJ pY2 JY� —L�orS W p=O W W� OIzYe>- U) F-J-JcnJQ�F-WZw YZZ Y-�W + m2� —W,2:;zQY=UOO=�Y0 F-_JpW WIQZQ�� zZI i —LL wI QpQ-�Y0U='�?�ZIXw-�aQ�V�zMLL3: � �Qc�WY°°O UaoYQW>o�>10 Oomz�www==lwYmzLu OacnmwJz�-'Um�-j JLLJ IJ OpJ JJJJQQW=(n_jYOOJ_IJWQF- F- F- F- iQCDJ::1zU) W mOJZWWODppQQQQQQQQQQQQQQQQQWWWWWWIIQ >>>>>�: �: �:3::: 3:3:3:: 3���� cDco00 qt0"t0com 0000000�coti0c0�tc0000coc0c0000m0 cnU)LOcn 000cOcOcO LOLOLOcnLOcnLOLnLOLO� Ln00U')LOcncoLOLOU')LOcnLOcnLO 0000 �00000 0 0 0 0 0 0 0 0 0 0 � 0 0 0 0 0 1t0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,Q 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 CA CA 0) 0) rnrn�rnrnrn rnrnrnrnrnrnrnrnrnrnrnrnvrnrnrnrnrnrnrnrnrnrnrnrn r- 0 rn <<<< QaWaaa ���� ��z3:3:3: <<<<<<<<<<<< <<<<<<<<<<<< 3: �: 3: �: 3: 3: 3: 3: 3: 3: 3: 3: 3:3:3:3:3:3:3:�3: 3: :-�: 3: z Z Z Z J Z J Z Z Z 0000 � Owoo0 Z Z Z Z Z Z Z Z Z Z J Z— Z Z z Q Z Z Z Z Z Z Z Z OOOOOOOOOOF-O� F-000200000000 F- F- F- F- z Z Z z Q Z O z z z Z Z Z Z Z Z z Z z z Q z O z Z Z U Z Z Z Z Z Z Z z W W W W W W 2 W W W WWWW W W W W W W W W W W W W w W W W Q W W W W W W W W F- J Q W 2 U w Z U) z W w W � p w > Q Z W W W a> 0 w z Z Z W J W W �> Z> W > V U)U)U�QQF-JO U)zcndZ m>J�U)U)-�-JU) d>QQ>Q(/�J>U)Z W F- >�:Omz QWZF-ZWQQ22Z F-a- IL QQm==o>ZQaQ2WJ� W W2F-ZF-=2F-�t�W F- F- wzg°�OfZQ2N,�Qm--QOmrn -QOZM0E-WQ2 00,00NW-W QWQWJQmUWWQ �- Q J W W Q W W W W X w J W W m o Q Q W Q W W w W WMZZWZZZZOU)m�zzwwQWzUzmwz ZYWZF-OfOIZZ= —00CDCDF-mW W No— Q Ofl-iNfl-Cn0wm.-000LOCOiO.-.-OtiCOQu-0 �CD 00 0 �� o N � N � O f- � CD w CA 1� = N CA O N CM O � W� O O O O 0 0� O LO I O O O N O o M M N— W M N M M N CD M Ln N M CD d CD CO LO to CO � N N W 0) Co F- N CN N c C N N C N N N N d CD � N N N � M N � N 00 CO N Q F- F- Q z NJ Z Q 2 � O W QQ = H F- U QQQQ W N N Z U) Q W W z W } -w� 0�_ >-ll� W 0 2 _ (� Q J Ja W U Z Q F-af ALL wQ U z � z w3 JW Q QJ Z Of _ 0 J U Z Q Q > z Q w > w U W CO W JW2 ZO}ww0-J W>} JOY °tSUZzJQ-?mZQ WwQd QZ=QF-WQ QQU) U) + J + + �ZZQW=Q}}QZ + JOiS >Q�Q'00 20 JQ2}Q J W �Wm WQQQ -7Q' LL J r >a Q Q W W Q g z o Q Z m W O m afm W Z U z >- m z w Q Q= U Z w J � Q QC9J Jl- W J ~ W O O(' z Z W zUzW W J-- WLLzZ) cncnc�www<Om-00wu)w�zO°6w??JQWDMOmaQX> �u-ZJ 22222m0WYY<-JOWwaUQQY>-(7JQU)c)�F-F-F-±W WOam a_Qaaga¢F-�� =wwwc�c�c�c�c�c�QQQQQJ=== m= J J J J J J Q-- w W J J J Z Z Z Z Z Z O O O O O O w W w w Y J J J J J J J F- --- 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 W� w>> �3�� w3: 3: 3: 3: 3: �: �: �: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: -5; 3: cm cm m o c0 �n c0 rn c0 � o 0 0 0 o m m rn� ti m rn m o m m m c0 m m cfl m o m o m m o m L(i In In In In O l() to In 'cf In In lfi l!i Cn lfj tfi N L(j L(') LC) Ln 11� L!i CIS l!i Ln L!i L(i In lf') lti Ln lfi l(i lfi L(j O O O O O O O�00000000000000000000000000000 OO OO OO OO OO OO OO OO OO CO tl0 00 CC) 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O >Q 0 Z Qaaa¢�<<<i<<QaaQa�<<<<<<<<<<<<<<<<<<a 3: 3: 3: 3: 3:133: 3:D3: �: 3: 3: 3: 3: 3:_3:�3:�3: 3: �: 3: 3: 3: 3:3r3: 3: 3: 3: 3: 3: 3: Z Z Z Z Z D Z J Z W Z Z Z Z Z Z Z Q Z z z Z z z z z Z Z Z Z Z Z Z Z Z Z Z OOOOOWOF--OW0000000::)0000000000000000000 F- F- 1- H H J F- �- F- U F- F- f- F F- F - F- 0E- F- F- f- F- H F-- F- F- F- F- F- F- F- F- F- F- H H Z Z Z Z Z J Z Q Z w Z Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z z Z Z Z z Z Z Z z Z W w w w w W w W w W w W w w w w w w W W w W w w w W W W W W W W W W W W W W W w Z W Z W J Z W Z W z W W W W W W W w Co Z> Z Q w > > � z w Z Z z Z z z z QF-Z W >HQ J<F-F->W F•- F- JJJJJJ-J F- F- F- F-F-F- w>ooz Zw<woF-aoww< F- 00MMa.ddda(ncnfnfn(ncn(l)u) m Q Z Z w� J Z Z= Z m= Z== Z Q ~ m 2 z z z Z Z Z z m m m m m m m m W QmXo� �QWwwwg�wwQco ow'tw WQQQQQQQWwwwww W w Z Q Y o Q O z u, o m Y z z Y z Z o Z W Z Z o 0 0 0 O O o Z Z Z Z Z Z Z Z O0000Om—NtOOMOOct 000WNf--00NWOqt 0M0MN0014- WNO O In N N O O Cn O� N� O M �- O � M � CD M N � � 0 0 r N O r � N N N M M 00 In - tt O O M CO CO O N N't O qt CO N N M Cn l' � N N N N N N N t d d d' qt qt 'ct � N 1- CO 0) N N N 'tt t N t N N N N N N N N N N J z Q w Q Q W m N 0(L Y w J 0 06 }�O OQ z Z w � Q LL 0JZ)-UR Zw�U)J WQwWZQ} ~OOZ�U EF-F-F-F-F-F-F-F-F-F-F-F-F-F-F-F-F- u)J<oo <-j<2<Qw�oz-zn zo zazazazazazaza zazaazzazazaz 06QN00< WoMW<<<<<<<<<<<<<<<<< -1m >U)�W(DozUmwwW �Z=}- F-QJ0z wwJZF-»odaH a M-jZ�UUUUUUUUUUUUUUUUU }}}000}}����rNWinlnNNNN00000000000000000 co cO cO c� cO cO cO co cO co cO cO cfl cO co co cO cO co co cO cO cfl cO cO co cO co m cO cO cO cO cO co cO c0 0 0 0 0 0 0 0 0 0 In 00 0 0 0 0 0 0U-) 0 LO LO 0 m 0 0 U)m U) U) 0 0 ow 0 LOU-) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 co co 00 0o Co 0o Coo 00 0o Co ao C+o ao 0o ao co 0o ao co Coo ao 0o Coo 0o Coo 0o ao ao 0o co 00 0o ao 0o ao 00 00 rn rn rn rn rn rn rn o rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Z z Z Z Z Z Z Z Z z z z Z Z z z z z z Z Z Z z Z z Z Z Z Z Z z z Z Z z Z Z 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z z z z z Z z z Z z Z Z Z z z z Z Z Z Z Z Z Z Z z Z z z Z z Z Z Z z wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww w W W W W W w W W W W W Z w Z Z Z Z Z W Z Z Z Z Z Z Z W W W W W W W Z J z W>> wwwzzzzzz z o-aUdUUUUU>QQUU QaQaaaaaa az000000000z0000 J J J J J J J J J J J J cncncnppppppawaaaaaaaaaap._ Q ZzzQQQQQQF-F-F-F- F-F-F- F-F-F-F-F-g NZZZzz_ZZ_z_ZwZZ_Z_Z_ OOOJJJJJJOOCAOOCAOOOOOO N—Rw--�Q' W�Q Q Q Q Q Q Q Q Q w Q Q Q Q w w w Y Y Y Y Y Y Z Z Z Z Z Z Z Z Z Z Z Z Y a�) 2 2 2 2 2 2= 2=�= 2 2 2 O I- � � LO O M I,- � M LO � O� N� I- M N CO O N u' M CO Il- O O 0 I- LO I- M M 00 O O• O M N —— O O M CM It� CM M M M It It M M� O� � • N O N N M M— O O � I-McMMMM00 CA r— 00000000000000MM -- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z Z Z z Z z z z Z Z Z Z Z z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 'err' ;+ mo co co co co m cfl m cfl co co co cfl ca cfl cfl cfl m co cfl m cfl c� cfl cfl c� m cD cfl cfl cfl m co co cfl cfl co co O O O O O O O O O O O Lo O O O O O O O O O O O O O O O O O O O O O O O O O O O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 w wwwwwaoaoao0oCC) o0aoaoaoaoao0oaoaoaoaoaoao0oaocoaoaococoo0a0a0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn asalasaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwwwww ZZZZZZZZZZZZ w W W W W W W W W W z W W W W w w W W W W W W W W W WWW=->>>>>>>ZZWZZZZ ZZ wzzzzzzzzz ww wwww Ww ZWWWWWWwZw Z Z Z Z Z Z Z Z Z Z Z Z>>a>>>> >> J>>>>>>>J> 000000000000aaZaaaaF-F-F- <<aaaaaaaF- a F- F- F- F- F- F- F- F- F- F- �- F- 0 0 0 0 0 0 0 cn w cn 0 0 0 0 0 0 0 0 0 W 0 O O O O O O O O O O O O z Z W Z z Z Z 2 2 2 2 2 Z Z 2 Z Z Z Z Z Z Z Z w Z ZZZZZZZZZZZZa: ww:< F-F-F-F-F-aa�aaaaaaaa�a REREEEYEERRY-R-i W J J O O O O O J J O J J J J J J J J 0 J a a a a a a a a a a aa,ww W W W W W W W��W W' W' W W W WOf Wi 2 2 2 2 2 2 2 2 2 2 2 2 Y Y —Wi Y Y Y Y Z Z Z Z Z Y Y Z Y Y Y Y Y Y Y Y 2 Y 0 m It 0 w 'd' O Il- O f- O f- w O N O N O N N It N� O O N r O O N N d' O N It M M r r N N O N N N r r O O r N r r r 0 0 0 0 N N r r r O r O O N N r r r tt r O)00)000OOOOOOrrOr rrr rr rrr OOr 0000000000000� ti r r r r N N r r r r r r N N N N N N N M M M M M r r M N r r r r r r r r r F- ♦— F- F- F- F- F- F- F- F- F- H F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaaadaaadn- aaaLaaddaaaa.aLaaaaCLaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 co m co cfl co co co cfl cfl cn co cn ca cfl cfl co cfl co co co co cfl m cn cfl ca co co co cfl ca co cfl co cfl m cfl 0 U) 0 0 U) U) M LO 0 LO LO 0 0 0 0 M 0 0 0 U) U) U) 0 LO LO LO U) LOLf) LO LOLr) Ln to LO Lo Lo O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn O rn rn rn rn rn rn rn rn rn rn rn rn aQQQQaQaQQaQQaQaQaQQaQQQQaQaQQaQQQaaQ zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F-- F- F- F- F- F- F- F- F- F- F- F- F- F- F- E- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww ww w w w w w zz z wwwwww ww z z z z ww www z z z z z z zz » » Q>> z z > Q>>> »wwwwwww<ZZZ ww aQQaQQF-F-F-QaZzzzzzz0000 oo���aaoF-��F.F-F- pppOOOWWWoOwwwwwwwF-F-F-F- 00cncncnpp cgcncgcncncq zzzzzz===zz>>>>>>>0000 3:3:===ZZOmmmmm_ aaQQQQF- F- F- QaQQQQQQazzZZmZZF- F-F-Q:� 9 F- F— F- F-F-F- JJJJJ-J lliJJ X X X X X X X F- ZZOOOJ Ww(flCD'o'o'oCo Y Y Y Y Y Y Y Y ap w w— � � Y Y r- Y Y Y Y Y Y Z Z Z Y Y wwwwww 0 0 Q Q Q Q Q 0 0 0 Q Z O O Z Z Z Y Y 2 Z Z Z Z Z Z Z z z Z z Z Z=___ O w O m O N 1l- O� M O— — — — — —— O M e 1` O LO 1'- N O — N N� r O O P W M M In In 1- � w O� (o In CO O O N N M 0 0 0— � I� ti 0 0 L) O O O M LO M In � . M In In 0 1- 1� 1- m r- .- O O O 0 0 0 1,- M M M M M •- M M M— � 0 0 0 0 0 Lo Lo 0 Lo 0 In N M M m— � C N N N N N N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z Z Z z z z z z Z Z Z Z Z z z z z z z Z Z Z Z Z z z z z z z z z z z z z z QQQQQQQQQQQQQaQQQQQQQQQQaQQQQQQQQQQaQ a.aaaaaaaaaaaaaaaan.a.aaaaaaaaaaaaarZaaaa. U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 m E5 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O co 00 co CO co OD CO co 00 Coo 00 OD 00 co 00 00 00 00 co co 00 co co 00 w 00 00 00 00 co 00 co w 00 w co co rnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- �- F- � F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww ww zz ww as WW WWWWwWWWWWWWWwzZw zzwzzzzzzzzzzzzzzOOz F- F- F- F- F- F" F" F" F- F- F- F- F- F- F- F- ~ w w z w w w w w w w w w w w w w w �- �- w (A (n (A fA (n (n fn fn (A fn (n fn (n f/) (n (n (n > > J > > > > > > > > > > > > > > O U > ____________=====aaMaaaaaaaaaaaaaazZa F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- W O CO Cfl CO N N N N M M M M M M M M X X X X X X X X X X X X X X X X X E E X Z Z Z z Z Z Z z Z Z Z Z Z Z Z Z Z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z== Z e e M 0 � O N O N— M— M � M � M M O O O M O M O N�T O N O 00 W N'IT O N— N 0 0 0 0 0 0 0— � N N M M O �,qt In O O O O N N M� 'It N N N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z z z Z Z Z z Z z z Z z Z Z Z z Z Z z Z z z z Z Z z Z Z z Z Z Z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa aaaaaaaan.aaa.an.aaaaaan.as.aaaaaaaaaawaaa. U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 yr CD Cfl Cfl (� Cfl CD Cfl CO tD CO Cfl CO CO Cfl CO Cfl CO C� CO Cfl (O Cfl Cfl CD Cfl CO Cfl (O Cfl Cp (fl CO CO CO Cfl (D CO O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z 0000000000000000000000000000000000000 F- F- F- F- F- H F- H F- F- F- F- F- F- F- F- 1- F- F- F- H F- F- F- h F- F- F- F- F- H F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww w wwwwwwww ww z zzzzzzzz zz w wwwwwwww ww Q QQQ¢QQ<< QQ wwwwwwwwwwww zwzzzzzzzzwwzZwwwwwww zzzzzzzzzzzz z zz zzzzzzz WWWWWWWWWWWW��F'�Ow00000000wwOOwwwwwww »»»>>>>>> ncnv�o>00000C oo>>00»»»> QQQQaQaQaQQQ====zQzzzzzzzzQQzzQQQQQQQ F-mmm- XX- XXXXXXX XXXXXXXXXXXXMMMMEXa'�'�'�IYQ'�Q' QQ,' w w w w w w w w w w w w ... 0� W W. Q. Q. W. w W. afw w w w w w w w w W W W D D O D O O D D D D D O W W W W Q O Q Q Q Q Q Q Q Q 0 0 Q Q 0 0 0 0 0 0 0 z z z z z z z z z z z z z z z z 2 z=______= z z== z z z z z z z N O O N N E O � M M 0 0 0 N N M M O• M M O O O � N O In 0 0 0 It It 11, 't ct m M w w m w m r• "t "t Lo 0 toU-) O M M O M M r` r` r` — — — — — — — — — — — —c- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F-- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z zz aaanQ.aanQ.aaQ.aaQ.aadaaaaanQ.anQ.nQ.aaaaaaaaaaaaaa 0000000000000000000000000000000000000 PMM E5 cfl m cc cfl cfl cfl c� cfl c� cfl cfl o mco cn cfl cfl co o � cfl o m o m co co co cfl cfl m co m co co m co Lo 0 00 0 0 Ltd to 0 to 0 0 00 0 to 0 0 0 0 0 0 Ln m 0 0 Ln Ln LO LOU) U) 0 0 w O LO 0000000000000000000000000000000000000 ao ao a� co 0o co 00 00 00 00 0o ao 0o co ao co co ao ao 00 0o ao ao 0o ao 0o ao ao ao 00 0o ao ao 00 00 0o ao rnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- E- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww ZZZZZZZZZZZZzzzzzzzzzzzzzzzzzzzZww > > > > > > > > > > > > > > > > > > > > > > > > > — — - - - - - - J _jw asasaaaaaaaaaaaaaaaaaaaa<OOOOOOQaaz wzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzw W0000000000000000000000000000000000QF- > C9 0 0 0 0 C9 0 C9 0 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 p cn Q z Z z z Z Z Z Z Z Z Z Z Z Z Z Z Z z z z z z Z Z Z Z Z Z Z z z z z z Z S O a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a Y w O N O N O N O N M LA - M G M M O- M LO f,- M O f,- � 0 O � ti O M O M Y't •-- O O � � N N M M M M O O � � N M M O � � � � N N M 0 0 0 � � � N O N Lf) N f-_1-f,- fl-1-fl- fl-Il- f-OOti tit*- � �I,- tiwwC0wMMw000OOOOOOOONO F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaQaaaaaaaaaaaaaaaaaaQaaaaaaaaaQQaaas aaaaaaaaaaaa.aaaaan.an.aaaaaaaaaaaa.aaaaa V V V V V V V V V U V V V V V V V V V V V V V V V V V V V V V V V V V V V U U U U U U U U U U U U U U U U U U U U U U U U V U U U U U U U U U U U U 0000000000000000000000000000000000000 c� cfl m cD co co cn c� co cfl cfl cfl co co co co co cfl co co cfl ca o co co co cfl co cfl m m cfl ca co cfl co cfl 0 0 0 0 0 o 0 0 0 0 0 0 0 0 o 0 0 M OLD 0 W M 0 o 0 0 0 0 0 0 0 M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o o o 0 0 0 0 0 0 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn M rn rn rn rn aaaaasaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- ►- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww 0 w w w z z z J W w W I-F-aaa LU 000 m = Z Z Z � ~O J J J (n�YYY w w 2� 2� 2� z z Y Y Y M O CO) e- CO) N M — N Cl) 000000 CV M.- w w wZ00000www w > Z W J J J J J Z Z Z z a w>mmmmm W W W .J >a »> a o(nnu)<wwwwwwaaac~i wo U) wocncnwwwwww w w o W' o D D D D D w w w w N J LL��zgcncncnwwzzz�e W w w O o w W W W w O O O w W LE Z Z 2 W z z z Z Z 2 2 m z z Y 0•-1,-,q 0N000It0cM—N O1-- O 0 LO � • 0 N O M O M w w z ww zw ww> > zz LU Qa aaz ZZ m Qa d 0 0 0 0 0 0� U>> m W d V) 0 Z Z F Z Z Z 0OJNa~oJJ— aaNOF-00 w 0g� W w@� 2 W a a W w w o o z W Y z z Y Y a z U U z z Z w W CO CO to N o 1- O m N �T O � N M O N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z z z z z Z Z z Z Z Z z Z Z Z Z Z Z Z z z Z Z Z Z Z z z z z z Z z Z Z Z a aaaoa.aaaaaaaaaaaaaana.aaana.as.na.aaaaadaaada U U U U U U U U V U U U U V U U U U U U U U U U U U U U U U U U U U U U U U U U U U V U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 ram En m cD cD co cD co co co co co co cD co cD co cD cD co cD co cD cD cD cD m cD cD co co cD cD cD cD co cD cD cD Ln Ln Ln Ln LI) 0 0 0 0 0 LO LO 0 LO to M Ln LO L() Ln Ln Ln Ln LO Ln LO Ln to to to O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O o OD 00 00 00 00 00 co 00 w 00 w 00 cw ao 0o co 0o co ao co ao co 00 co 00 OD co co co 00 00 00 co 0o 00 ao 00 0 0 0 0 0 0 0 0 0 0 0 0 O O 0 0 0 0 0 0 0 0 0 0 0 O O 0 0 0 0 0 0 0 0 0 0 aaaaasaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww Z w W W W W W W W W W Z Z Z Z W Z Z Z z z z z z z z w w w w > W W W W w W W W W J>>>> a�—> >F->F->F-F->>>>aaaaa (f)U) <<(1) acncnaaaacncncncncn z=o0- 0mw =oaoozzzzz 0(N C14zF- 0C,4w F-Z�ZZ00000 gr00}rOrZrr0}OO�gggg Ow M J W M W O W W� J m m 0 o Q o Q W z o o O z o z m z Z 0 0 0 o W W W W W N r w w r O) w I- O ti M w r w w It 0 LO r I- C) N 0 CD r O r f- N N M 0 It 0 0 M M M I- O It i,- fl- r� M M r M M 0 r CD W r r r r r r M O O r M O M r M M O r O O r r r r r wwwwww zzzzzz wwwwww > > > > > > aaaaaa����� WWWWW cncncncnwwooUUUJzzzzz 000000=====dF-~~~~ F- F- F- F- F- =UUUUU 0 0 0 O O O r r r r r F- 222222rrrrr°°wwwww 0 0 0 0 0 o w w w w w w o c c 0 0 W W W W W W Z Z Z Z Z Z Z Z Z Z Z M o o r ti M N O M O Ln N----- h CD CD LD 0 to r 0 0 0 r N r In O M f- r r r r r r,q It It It tt M N N N M M r r r r r r N N N N N N Op 00 00 00 00 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z Z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z Z Z Z Z Z Z Z Z z aaQQaQaQaaaaQaaaaaaaaaaaaaaaaaaaaaaaa a.n.a.n.dn.aaaaan.aaaawaa��a.waaaaawa.aaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 000m00000000000000�000000000000000000 0 0 0 0 0 0 O o 0 0 LO 0 0 0 0 0 00 0 0 0 00 00 0 0 0 0 0 ow 0 0 0 to 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 o o 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 o o 0 0 0 0 0 0 o rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn� rn aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- H H H F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwww wwwww wwwwzzzzzzz zzzzz zzzzwwwwwww wwwww WWWW»»»> »»> »»aaaaaaa wwwwwwww aaaaa Wwww aaaazzzzzzz Z z Z z Z Z Z Z J J J J Z Z Z Z Z J Z Z Z Z J J J J Z Z Z Z O O �— O O O O aaaa00000a F-F-aaaa0000E-f-0�F-F-F- HHF-F-F-F-F-F- c�cnWWW F-F- WWWW0000000 ����zzzzzzz XXXXXXXXco00cocowwwwwcoXXXXcoco0mwwwwRRRRRRR W W W W W W W W W W W W LL LL LL LL LL W W W W W W W W W LL LL LL LL w w w w w af W- 0 0 Z z z z Z Z Z Z z Z Z z W W w w w Z z z z Z Z Z Z Z W W W W a a a a a a a .-- Ln O cfl N CO � O O O � N M CA In � 1� N I� •— N O O O �— •— CA M f� E N O cfl cfl 00 c0 O � ItI;t M M N N N 0 0 0 0 M M'9T In UO 00 0 0 0 0 0 0 0 0 O O O N N O M In In CO 00 o Op 00 00 00 00 N N N N CO 00 00 CO 00 N 00 CO 00 CO N N N N 00 CO OO 00 CO 00 CO 00 00 Op 00 i-- F- F-- F- ♦- H F- F- F- F- F- F- F- F- F- F- 1- ♦- F- F- F- F- F- F- F- ♦- F- F- ♦- F- H F- H F- f- ♦- ♦- z z Z z Z Z Z z z z Z Z Z z Z Z Z Z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z Z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa a aaaaaaaawaaawaaaaa.a�aaawaaaaaaaaadwa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 co cD co cD m m m m m cD cD cD co co cD co co co cD cD co cD m co cD cD cD cD cD cD cD cD cD cD cD cD cD 000.00)0000000)0)0)0)0)0)0)0000)0)0000)0)0)0)0)0)0) W 0)00 aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww ww zz ww Z wwwwww wwwwwwwwwwwwwwww >> w zzzzzz zzzzzzzzzzzzzzzz > wwwwwwzz �_�_�_�_�__�_�_�_�_�_�_�_�_�_ OOJJa <<<<<< UUUUUUUUUUUUUUUU pF- F-F- F-F-F- F-F-�-wwwwwwwwwwwwwwww~ ZZ MMMMMM .JF-F-F-i-F-F-ZZZZZZF-F-F-pp00ppppppapppppF- .-,-YewooaoaommooOOOOrnrnozzzzzZZZZZZZZZZZM w w w wg� w w w w w w M M 2 2 2 2 w w w w w w w w w w w w w w w w w w w w a a Z z `1 Z Z z z Z z p p p p p p Z Z Z w w w w w w w w w w w w w w w w Z 2 2 O � It 0 O N O 0 w w w w w w O CD N LL LL LL. w LL LL LL LL LL LL LL LL LL LL LL. LL M c- M� 0000MM� NN NN NNOOD)OQ)ONNN OOOOOOOOOOOOOOOQ)N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F F- F-- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z Z z z Z z z z z Z Z z z z z z z z Z Z z Z z z z z Z aaaana.na.aaaaaaaaaaana.aaaaaaaa.na.aaaaaaaaana.aa. U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U UUUUUUUUUUUUUUVVUUUUUUUUUUUUUUUUUUUUU 0000000000000000000000000000000000000 c0 c0 c0 c0 0 0 c0 0 0 0 c0 c0 m c0 c00 00 0 0 c0 c0 00 c0 m 0 c0 0 c0 c0 0 0 0 0 c0 c0 o 0 0 0 0 to 0 to 0 o 0 0 ow 0 0 to 0 to to ow to o LOU-) 0 to to 0 to o to 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0000co 0 o 0 0 0 0 o 0 o 0 o o 0 0 0 0 0 o 0 0 0 0 0 o o 0 0 0 0 0 0 0 o 0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn o rn rn rn rn rn rn rn rn rn rn rn rn aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- �- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww w w w w w z z z z z 0 w w w w w wwwww w maaaaa zzzzz Z �00000 J.�-.L.. " "F-F-F-.�Jw00000�F- a V V V V Ucg0MOM00000000 2 a) a) a) a) m=== m2z3: 3: 3: 3: 3:22 F- F- F- ipF- ZZZZZF- F- O C7 C7 C7 C7 C700 C70ZZZZZ 00 wEEE"wwwLwwwwwwwww Z 0 0 0 0 w z z z w z z J J J J J Z Z LL tL LL w IL N CO o w It 0 0 (9 0 C9 00 0 c- o N 0 O � � 0 0 tt N •-- N 00 N CO O O P tt) O • N N CO CO O O Cfl CO N r- - O O I- I- N CA CA CA CA CA N N N CA N N 0 0 0 0 O N N ww zz as F- 0 0 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- rnrnrnrnrn tirn rn rn rn rn rn ff wWWwwwwwwwwwwwwwww Z a a Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z N22,ttiOLOO-to000N 0NMO � M I,- 0 0 0 � � 0 0 0 � � 0 0 � r N I'- � N O M O In to CO CO CO CO CO to tf) to UO LO N CA O N N N N N N N N N N N N N N N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- ♦- F- F- F- F- F- F- F- F- F- F- ♦- F- ♦- F- F- F- z z z z z z z z z Z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaaaaaaaaaaaaaaaaana.as.na.na.aaa.aaa.na.na..aaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 rm rn co cfl co co c0 cfl co cfl cfl co cfl cfl cfl co co co co cfl co co co cfl m co co co cfl co co co co cfl m cfl cfl cfl cfl 0) 0) 0) a) 0) 0) 0) 0) 0) 0) CY) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- �- �- F- � zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww ww wwww wwww wwww zz zzzz zzzz zzzz ww wwww wwww wwww » » » » » » » aaaaaaaaaaaaaawwww p o w a. 00 00 a. a. 0 0 0 p p p p w w p p p p w F- F- F- zzzz w w w w w w Z Z== Z Z Z Z=___= Z Z Z Z== Z Z Z Z= W w w J J J J 222222aaF-�-gaaaF-F-F-ititaaa�Ftitaaaait===a.a.a.a. J J � �- LO J J J LO 0�� qt J J .J � M J J J J M F- f- �- r�t�r�r�titiYY��YYYY�����YYYY��YYYY cflcocoXXXX w w w W w w w W w w W W W!2� 2� 2�2� W W!2� 2� w w w w W W W W z Z Z z Z Z Y Y Z z Y Y Y Y Z Z Z z Z Y Y Y Y Z Z Y Y Y Y Z Z z Z z z z z zzzz O� oO N 0 N� CD LO N 0 N M 0� M 0 N� 00 014- 00 0 0 M C> N t 0 W — — —— O N N N N N N M M r r M M M M M e- ('M M M N N N U) Uo Lo Uo z z z z z z z z z z z z z z z Z z z Z Z z z z z z z z z z z z z z z Z z z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa a a a a a a a a a a a a CL a a m a m a a a a a a a a a. a a a m a m m a a U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 L�A Ln 0 m Ln m U') M LO Ltd 0 Ln 0 0 w 0 Ln LO LO LO 0 0 LO 0 LO LO LO LO LO LO LA LO LO LO LO LO Lo Lo 0000000000000000000000000000000000000 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- E- F-E- F- �- �-�-F-F-F-F-f-����E-E-f-E-F-E-�-F-F-F-F-f-E-F-�- �-F- �-F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww w w w w w z z z z z w w w w w aaaaa wwwwwwzzzzzww w W J J Z Z Z Z Z Z O O O O O Z Z W W zzaawwWWWWF--- F- F-WwZZ JJ »»>>000 00>>JJ aa==aaaaaazzZZzaaaa xxF-F-xxxxxxRRREExxxx ww wwwwww wwww o o Z Z o 0 o o o 0 Q Q Q Q Q 0 0 0 0 zz zzzzzz=====zzzz 0- O O- M LO 1'- M- CD M d' N E O N- M �t 0 M M M M N N � N N N M qt �t qt M LU Ln Ln LO N N CD CD CD CD CD CD CD CD CD CD CD CD CD CD CD wwwwww w w w w z Z Z z z z w w w Z Z Z Z� W W W W W w F- F-� Z Z Z J J J J J >>>>>> J J J a aaaa=aaaaaa===aaa xxxx(oxxxxxx��tixxx� wwww wwwwww WWWCD 0 0 0 o W 0 0 0 0 0 o W W W 0 0 o w zzzzzzzzzzzzzzzzzz 'IT - - -- to Il- M - -- LO f- O- � M d' W O N W 0 0 � O O N It m O � • N N N O O O w O CD O CD CD CD CD N CD CD CD O CD CD N N N CD CD CD CD Z z z Z z z Z Z Z z z z Z z z z Z z Z z z z z z Z Z z z Z z Z z Z z Z Z z �aaaaaaa-a_MEL0-ma-aaaammmmmCLCLCa.aMmmCa.aaaaaamm U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 Van m co cD cfl m cfl co cD cfl co cfl cfl cfl cfl m co co cfl m cfl co co co co co co m co m co cfl cfl cfl c� cn m c� co Ln 0 Ln 0 0 Ln Ln Ln Ln Ln Ln Ln Ln U') Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln 00000000000000000000000ooCDo000o000000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww Z Z Z Z F- F- F- Z Z F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- aJJJJ(n(n(nJJcncncncncncncncncncncncnaaaaaaa�n cncncncncnc� aaa12- Q-n.x=====_____________________ = X X X x F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F—coc0coxx0000r`tir-rl-rl-�r`ti000w000000000P-r-- W0 0 0 0 w w w 0 0 w w w W w W w w w w w w w w w w w w w w w w w w w w w Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z co W Ln -- to r` M o (o 0 O Ln Ln � MOON OM ON ItO N M r` � M O N 000t0MMNo ctOOOOOO�NNNOOO —N OOOONNNN tl') to M N N O O O c0 Ln O O O O O O O 00 CO 00 CO 00 O O O 0 0 0 0 0 0 0 0 0 0 0 0 Co Co Co Co c0 N N N Ln Ln N N N N N N M N N N N N N N N N N N N N N N N N N N N F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z Z Z Z Z Z Q Q Q Q Q Q Q Q Q Q Q aaaaaaaaaaa UUUUUUUUUUU 00000000000 00000000000 F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z Z Z Z Q Q Q Q Q Q Q Q Q aawaawwa.a UUUUUUUUU 000000000 000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q a aaaaaaaaaawaaaaa UUUUUUUUUUUUUUUUU U U U U U U U U U U U U U U U U U 00000000000000000 VAMP m co co co co cfl co co co co cfl ca co co co co co m cfl cn co m co co m cn cfl co co co co cfl cfl cn co cfl co 00 000 WOLOOOLOOO 000 Lf7 Ln Ln LO Ltd O O Ln Ln U-) LO Ln O O o u-) Lo O O Ln Ln 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 MG) OOOOOOC)OCDCAOOOOOtAOCA0000000 mom mo00000 aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwwwwwww wwwzzzzzzzzzzzzzz zzzwwwwwwwwwwwwww >aaQaaQaQaQaaaa wwwwwwwwwwww wwaaa zzzzzzzzzzzz zz oozzzzzzzzzzzz F- z z z z z Z Z z Z Z Z Z F- Z Z 0 0 0 00000000000000 F- F-F- F- f/iJJJJJJJJJJJ J0J J 00E-F-F-F-F-F-F-F-F-F-F-F- ���U F-F-F- 00000000(9(9(9(9 2F-F-F-F-F-F-F-F-F-F-F-F-=F-F-(9(9(9 ZZZZZZZZZZzZ ====F-wwwwwwwwwwwwF-W WZZZZZ-------- f`ti',-ti-zzzzzzzzzzzz-zZEEE�ww������������ W W W W W D D D D D D D D D D D D W D D itR 0' J J a a a a a a a a a a a a CO N ct In N O M O O LO . It ti r-1'- O=__ M 0 0 f- M � C'M M to LO r-- O N O O O N N N M M'IT It O � N LO CO O- ol�t V M M m M O� I- w o o M M w O O woo 0 0 0 0 0 CO CO W or- � ti O O O O O O O O N N N N N N N N N N N N N N N N N N N N O CA 0) - - c- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z Z z z Z z Z z z z z z z z z z z Z z Z z z Z z z na.aaaaaaaaaaaaaaaaana.aaa�aaaaaana.aaa.aaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 U) 0Ul) 0U') to LOU') 0 0 0 0 0 LO 0 0 0 m 0 0 0 0 0 0 0 0 0 0 u) U-) LO LO U-) LO LO Ln Lo 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 co co 0 00 co co co 00 00 00 co 00 00 00 00 00 00 00 00 00 co 00 co co 00 00 co co 00 co co 00 0 w 00 00 rnrnrnrnrnrnrnrnrnrnrn0rnrnrnrnrnwrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn aaaaQaaaaaaaaaQaQaQaaaaaaaaaaaaaQaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwwww wwwwwwwwwwwwwwwww zzzzzzzzzzz zzzzzzzzzzzzzzzzz wz wwwwwwwwwww wwwwwwwwwwwwwwwww »»»»»> »»»»»»»»> w aaaaa<Qaaaa <Qaaaaaaaaaaaaaaaww> 00000000000 Z Z 0 0 0 O O 0 O O O O O O O 0 O Z Z Z OOOO0000000E-�-��-�-�OOOOOOOOOOOOOOOOOzz 00000000000(�cq(Af wwq-F-OOOOOOOOOOOOOOOJJ� ==� H H HZZZZZZZZZZZI-F- Z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z W W Z Z Z Z Z Z Z Z Z Z Z Z N N N N N NO� Wz z z z z z z z z z z z z z z V% u— W W W W W W W W W W W� c � � — WW' W W W W W W W W W W W W W W W Z Z J J J J J J J J J J J w W w W w w Q Q J J J J J J J J J J J J J J J C7c�c7c�C�C�C�c�C�c�C�zzzzzz==C�C�C�C�C�C�C�C�C�c�C�C�C�C�C�cncnQ 0U*) 0 0 W W M M It 'IT 'IT O O O 0 ti (D 0 In tt t M "t M M N N W W 0 0 0 0 U) ������������������F-F-�f-i-�-E-�-��������- �-{'-i"' Z Z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z z z z z Z Z Z Z Z Z Z z z z Z Z Z Z Z aaaQaaaQaaaQaaaaaQaaQQaaaaaaaaQaaQaaa W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 '"WI co cfl co cn c� cfl cfl ca co cfl cfl cfl co m m co cfl cfl m cfl cfl cfl co cfl co cfl co cfl co ca co cfl m cfl cfl cfl co O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O co co 00 co co w 00 w co OD 00 co co co 00 co co 00 co co 00 co 00 w 00 00 coCC) 00 co 00 00 00 00 00 00 00 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn m m m m o m m m o m m m o m m o m m m o m aaaa¢asa¢aaaaaaaaaaaaa¢aaa¢aaaaa¢aaa¢ zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- f- E- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww www wwwwwwwwwwww zzzwwwwwwwwwwwwwwwzzzzzzzzzzzz wwwzzzzzzzzzzzzzzzwwwwwwwwwwww >>>wwwwwwwwwwwwwww>>>>>>>>>>>> » >>>>>>>>>>>>> zzzaaaaaaaaaaaaaaazzzzzzzzzzzz 000000000000000000000000000000 �wwzzzzzzzzzzzzzzzWWWWWWWWWWWW W W W Q J J J J J J J J J J J J J J w w w w w W W w W W W W LL LL LL Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL it af WE w af it(R w w it LL LL LL LL LL LL LL LL LL LL LL LL Ywwwwwwwww —Wi ww 'tO w M to M to ti O � M O, O � O — N qtO N O N O N O N O �- NNNNN0Lototo0LoIt -It �-It ql.MMMM����,t u Lo0 wwwwwww zzzzzzz wwwwwww a¢aa¢¢a zzzzzzz 0000000 w�wwwww wwwwwww LL LL LL LL LL LL LL LL LL LL LL LL LL LL w w W W W w W Lo Lo 0 to to to to F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaaaaaaaaaaaaa<aaa¢.ana.aaaaaaaaaaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 co co cfl m cfl co cfl co co co co cfl ca c� cfl co m m cfl cfl cfl co co co co cfl co co co co co co m co co co co to M LOU) to m m m m 0 0 0 Om LO M to LO LO 0 to to 00 0 0 0 0 0 0 0 Ul) 0 0 0 to 0 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 00 00 0o 0o co 0o 0o 00 0o co 00 0o 00 0o co co 0o 00 M 00 00 co 00 00 00 00 M 00 00 0o 0o 0o co 0o 00 0o 0o 0) 0) 0) 0) 0 CY) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) (3) 0) 0) 0) (3) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0') 0) 0) 0) Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q z z z z z Z z z Z z z Z z z z z z Z Z z Z Z z Z z z z z z z z z z z Z Z z 0000000000000000000000000000000000000 zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwww wwwwwwwwwwwwwwwwwwzzzZZZZ zzzzzzzzzzzzzzzzzzwwwwwww wwwwwwwwwwwwwwwwww» >>>>> wwwww w »QQQQQQQ zzzzz z QQQQQQQQQQQQQQQQQQzz0000z wwwww w zzzzzzzzzzzzzzzzzz0000000�-�-���.» >>>�> OOOOOOOOOOOOOOOOOOF-F-OOOOF-OW ,WW<<QQQ(nQ c�cncncncncncncncncncncncncncncgcncnc�c� C� wwwww w =- mm m mO O O O O m O W W W W W W W W W W W W W W W W W W W ofz z Z Z ZFz z z z W N N N O O N WLLLLLLLLLLL_LLLLLLLLLLLLLLLLWQ' W W W W������ZZZZZ�Z LLLLLLLLL w w w w w w w w w w w w w w w w w w Q Q J J J J Q W w w W W O O O O O w O - - -» --�-3-)-3-)-)-)-3--j-)-)MM0 00 U' 2ZZZZZ22222Z2 O M O a) O M In � 1- 0 M �� 0 0 M N It O. M LO O M M O LO � U) O O F-- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- E- - f- f- E- F- F- F- --' - - E- F- F- F- f- Z Z z z z z Z Z Z z z z z z Z z z z z z z Z Z z z z z z Z Z Z Z z Z z z z a aaanQ.aaQ.aaaaaaaa<aQ.aaaaQ.aQ.aaQ.aaaaaaaaaaaa< U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 Wrw '✓ c0 c0 c0 m c0 c0 c0 c� c0 c0 c000 0 c0 c0 c0 m c0 c0 c0 c0 c0 0 c0 c0 c0 c0 c0 c0 c0 c0 c0 c0 c0 c0 c0 0 LO 0 to 0 U) 0 0 0 0 0 0 0 0 0 LO to u') 0 0 0 0 0 LO Lo LO LO 0 0 0 0 LO LO In 0 w Ln O O O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 OD0000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwwww zzzzzzzzzzz wwwwwwwwwww »»»»»> aaaaaaaaaaa wwwwwwwwwww 00000000000 z z z z z z z z z z z 00000000000 ocO0o�t0cOocOov o�-ooNo�or-moo LO't d' q�t M M M M N N N w w w w z z z z wwwwwwwwwww w wwww w z Z Z z Z Z Z>>>> w w zzzzzz WWWwwwwaaaa zz wwwwww >>>>>>>zzzz ww >>>>>> aaaaaaa0000 >> �aaaaaa�-ZZZZZZz�-�,-F-����aa� 000000000000000000owtowwppw = Z Z Z Z Z Z= W U O U W W W Z Z Z Z=__= z z= F-aaaaaaF- F-F-F-F-aaF- p� J J J J J J pp W W W W W W W W W W W W W pp pp pp pp J J ti YYYYYY LLU-LL LLlLILIL���� wwww wW W W W W W Wu.aaaa W W W w�� W Z- z W W W W W W W= 2 2 2 z Z z z-- z Y Y Y Y Y Y 0 M ti rn 0 m M Y Y N O M m � � 0 0 0 0 � N M Mqqt���c- 000 O LO CO O M 00 00 00 00 0p 00 M Op Op Op CO 0p 00 00 � � � � M M M M 1� f� M F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z Z z z Z z z z z z z z z z z z z Z Z Z z Z z Z z z z z z z z z z z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa aa.aaa.aan.aaaaaaaaaaaaaaaaaa.n.aaa.n.aawaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 co cfl m o 0 0 o cO cO m cO m cO m o co cfl m co 0 o cO co cfl o 0 0 0 0 0 o cO cfl cO cO cO cO 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ao ao 00 00 00 00 00 0o co 00 0o ao ao 0o ao ao 0o ao 00 0o ao 00 ao co ao 00 00 00 00 0o ao 0o aD ao ao 00 00 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn o rn rn rn rn rn rn rn rn rn rn asaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 �- F— F- F- F- F- �- h F— F— f- F- F- I— F— F— f- F— F— F- F— H F— I— �- F— f- f- F— F— F— F— H F— F— F— H zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww w r I,- 00 M 0 M o r It 0 0 M O 0 I- O N O M 0 I- I r Z d W W W W 0*k*k*k*k*k�#*k�#k*k�kkkk*k*kkkkkkk Z Z Z Z W W W W J W W W W W W W W W W W W W W W W W W W W W W W Z >>>> m Z z Z Z z Z Z z Z Z Z Z Z Z Z Z Z z Z Z Z Z Z 0 aaaaF- F-F-F-���aan a�a n a aaaaaaaaaaaaa H H~ F-0 0 0 0 O H w W w W c c c c c c c c c c c c c c c c c c c c c c c Z Z Z Z Z== Z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 22 2QaaaF-2F-F-F- rnrnrnrn00)am �rnrnrnrn0)0)ma rnrnrnrn F-F-W F-J J J J N H O O CO �=) C C C C C C C C C C C C C C C C C C c C C C C 00 Y Y Y Y r r r r v/ L L L L L L L L L L L" L. mil. .` �L �. �L L. �L. �. �L L L L L L L L L V L V L L. L L ......... W W Q W 1—L 1-L 1-L 1-L W W W W W W N N N N N ca co cv N co c0 co cB c0 cC co c9 cE c0 N cv c0 co w 0 LO v M 0U') ti U)U') O 0 lO co U) LO LO 0 M LO lO LO 0 LO 0 0 0 0 0 0 0 0 0 0 W LO LO N N I,- r O r r r M r r O r r I,- I- I- I- I- I- r- I- ti I,- I- I- ti I` I` ti ti I- I` h ti ti ti O O r 00 N N N N M 00 O r r r r r r r r r r r r r r r r r r r r r r r r r r CO CO r N r r r r N N M M M M r r r r r r r r r r r r r r r r r r r r r r r F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz a aaaaaaaanQ.aanQ.aaa.aa�aaaaaaaaaaaaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 err VIM o m co 0 0 0 o cfl cfl ca o cfl ca ca 0 0 00 o m m 0 0 0 co m cfl ca o o cfl co co 0 0 o cfl to to 0 0 0 0 to Lo U) 0 to Lo to Ln 0 0 to 0 U) M LO LO LO LO U') LO LOU') u') to LO LO Ln LO to LO Lo 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0000000000000o0000cococo0CC) coco 00co00000co00coc00o00CC) 00a00o0000c0a0co00 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn o rn rn rn rn rn rn aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- f- �- ►- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww N M M cr �f r N r N r M M r- CD r Or - N M I N M"T MN N Mqqqt M M M M M N N M M r r r O Y a U O W LL LL O O U a a a a LL LL a wwwwwwwwwwww wwwwwwwwwwwwwwwwwww zzzzzzzzzzzz zzzzzzzzzzzzzzzzzzz aaaaaaaaaaaaa******aQQQQ<<<<<<QQQQQQ<< C C C C C C C C C C C C---- y, 0 0 0 0 0 0 0 0 0 0 0 0 w U) w w c c c c c c c c c c c c c c c c c c c o o 0 0 0 0 0 0 0 0 0 0 o o o o o o o o o o o o o o o o o o o C C C C C C C'C C C C C to --. --. +- --. �� C 'C 'C 'C 'C '. 'C . 'C 'C 'C 'C 00 CO 00 00 CO 00 N N N N 4) N 0) N N N N N N m m N m m w N m m m m N W W W W W W 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12 12 2 2 2 2 2 2 = = Z Z z Z Z Z � � � � -) -.) --j � � � � � � -) -) --) -5 � 00U-)00Ln00 00LOUnwww0000000000000000000 f� ti ti ti ti ti r r r r r r 0 0 0 0 0 0 0 0 0 0 0 0 000 0 0 0 0 r r r r r r r r r r r 00 M 00 00 00 00 Cl) M CM M CM M CO Cl) M M Cl) Cl) M Cl) M CO M CM C0 r r r r r r r r r r r r N N N N N N N N N N N N N N N N N N N N N N N N N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z Z z z z z z z z z z z z z z Z Z z z z z Z Z Z z z z z z z z z z z z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa aaan.aaaaaaaaaaaaaaaaaaaaaaaaaaaaaa.aan. U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 � 0 co 0 � cfl co 0 0 m co cD cflco 00 cfl co co co cfl cfl co cfl cfl co m co co co c0 co cfl co cfl co cfl LIj to U) 0 0 0 0 L0 LO M L0 0 0 0 0 0 L0 LO 0 LO L0 L0 LO LO L0 Ln L0 LO L0 LO U') LO LO LO L0 LO 0000000000000000000000000000000000000 co co 00 00 00 co 00 00 00 co 00 00 00 00 co co 00 co CC) co 00 00 00 00 00 00 co co co 00 Oo w 00 00 00 00 00 O O O O O 0) 0) O O O O O O 0 0 0 m O m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a aaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000 H F— F— F— F— F— H F— H H F— F— F— F— F— F— F— F— F— F— F— F— F— F— H zzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwww aaaaaaaaaaaa zzzzzzzzzzzz 000000000000 F—F—HF—F—F—F—F—F- F-F-F- zzzzzzzzzzzz wwwwwwwwwwww 0 0 I- 00 O 0 0 M"t 0 � N M O 0 N O ti M O O � 0 — LO 0) � N co ti 0 e- LO � 0 0 0 0 0 N N N N N N— N N N N N cD M N 04 M N wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N 0 w to 0 to 0 to 0 0 w 0 0 0 0 0 w 0 0 0 N 0 O N N 0 N N N N 0 0 N 0 N N L L L L L L L L L L L L L L L L yy.L {y�L L L L L L L L L L L L L L L ..,, L L L 71 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O M M M M M CM M M Co M Co Co M CM M Co M Co Co Cr) M M Co M Co M M CO M M M M M M M Cr) Cr) N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— F— z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa a a a a a a a a a a a a a a a a a amaaaaaaaaaaaaaaaa.as U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 co co m co co co co m co co co co co co m co co co m co co co co co co co co co m co co co co co co co co Ln 0 LO 0 0 0 l0 LO LO LO 0 l0 LO LO to L0 0 to LO L0 LO LO 0 LO LO LO LO LO LO LO LO LO LO LO LO LO LO 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o o o o o OD co OD 00 w o w w o w w m o w m w 0 0 0 0 0 0 o 0 0 0 o 0 0 o 0 0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn 0 0 m m 0 0 m m 0 0 0 0 m 0 m 0 aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 f- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww N McM7MN t"t� �oNM 00 � N � l!i � N M lO N M c0 c0 w w w w w w w w w w w w w w w w*** W* W W z z z z Z Z Z z z z z Z Z z z Z w w w w w w w w w w w w w w > > > > > > > > > > > > > > > > Z Z Z Z Z Z Z Z Z Z Z Z Z Z a a a a a a a a a a a a a a a a>>>>>>>>>>>>>> c c c c c c c c c c c c c c c c a a a a a a a a a a a a a a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 i... i.. i....` 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O O C C C C C C C C C C C C C C O O O O O O O O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o O 0 0 0 0 0 0 0 0 0 0 0 co co co co co c0 co co co co co co cO co M M m M co co M co M co n M co M co Mc- N N N N N N N N N N N N N N N Nc- N N c- Z z Z w w w w > > > Z Z Z Z a a a Q Q Q Q o o o O O O O L L L L C C C C C c C L" Wm 2222mm2 0 0 0 0 0 0 0 co cow c0000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F-F- Z Z Z Z Z z Z Z z Z z z z Z Z Z Z Z z z z z z z Z z z z Z Z Z z Z Z Z Z Z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa aaaaaaaaaaaaaa- mmmmaaaaadaaaaaaaaaaaan. U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 cfl c� co 00 co co co m cn co co 00 cfl cfl cfl co co cD cfl co m co cfl co cfl cfl cfl co co cfl m co cfl cfl co t0 0 0 0 0 0 0 0 0 m 0 0 0 0 m t0 t0 to 0 0 l0 l0 0 U) U') 0 U) l0 l0 w U') U') 0 0 0 t0 U) 0000000000000000000000000000000000000 00 00 0o 00 00 00 00 00 00 00 00 00 00 00 0o co ao 00 00 00 0o 00 00 0o 0o 00 00 00 00 0o 0o w 00 00 00 00 00 rnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn QQQaaQQQQaQaQQaQaQQaaQQQaaQaQQQaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww w w w w w w w w w w w w w w w w w w w w w w w w w w w 0 M t fl f M t 0 M z z z z z z z z z z z z z z z z z z z z z z z z z z z, O O, 0 0 0... > > > > > > > > > > > > > > > > > > > > > > > > > > > *k N N 04 N *k N N �k QaQQQaaQQQaQQQaQQQQQQQQQQQQ C C C C C C C C C C C C C C C C C C C C C C C C C C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O) O) O O O O O O) O) O) O) D) Q) O O) O) O O O O) O Q) 01 Q) w 04 N .-. C C C C C C C C C C C C C C C C C C C C C C C C C C C N N N N 04 N 04 N N N N N N •` •` '` '` '` 'L 'L 'L "L 'L "` '` '` "L "L '` '- "` "` "` "L 'L 'L 'L 'L 'L 'L r L L L L L L L L L . L L L L L L 6.. L V L L L L L L L L m m m m m m m m m m m m m m m m m m m m m m m m m m m w w w w w w w w w w 2 2== 2 2 2= 2 2 2 2 2== 2 2 2 2 2 2 2=__= 2 z z z z z z z z zz O O O O O O O O O O O O O O O O O O O O O O O O O O O M M M M M M M M M M O O O O O O O O O O O O O O O O O O O O O O O O O O O M m M M M M m M M M F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaaaaaaaaaaaaQ.aQ.aaaaaaaaaaaaaaaaaadaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 yr cfl co co ca ca co co m cfl cfl cfl cfl cD c� c� cfl m cfl cfl co cfl co cfl co cfl co co co co cfl co co cfl m cfl co co to to to to In 0 U)o LO 0 0U') 0 to 0 U) uO 0 0 0 0 0 0 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn aasaQaQQaQQQaQaQaQQaQQQaaQQQaQaQQQaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- H F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- E- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww •— N N M O e— N M In � I— M M O N M O O'qt 0 O — 0 I- 0 N M N M 0 N't 0 W W 0_O_000000-0_ _O000000000 OOzz U) U) U) U) U) U) U) U) (n U) U) U) U) U) U) U) U) (n U) (1) U) U) U) U) U) U) U) (n U) O O .L.+ .L.+ L L — — - rL-J — r=.+ � '= --+ +L+ .L�+ � +L+ +L+ --+ w � .a= = m O N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N C C W W W w W W W w w W w w W W W W W w W w w W W W W W W W W W W W W W W c`a (u z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z 2 2 M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M tf) M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M In l[> �— M F- F- F- F— F- F- F- F- F- F- F- F- F- F- F- F- F- F- F— F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z a aaaaaaaaaaaa<aaaaaaaaaaa.aa.aaanQ.aaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 On m O OO O m O C0O m OO c0 C0O O OO C0 c0 O O c0 C0 c0O O O O c0 c0 m O O O O c0 c0 to 0 0 to 0 0 0 U) 00 0 0 O Ln 0 to 0 to U) 0 0 0 U) U) Ln to to 0 0 LO to 0 to 0 to 0 0 O O O O O O O O O O O O O O O O O O C) O O O O o 0 0 0 C) C) 0 0 0 0 0 0 0 0 00 co CC) co 00 00 00 00 OD co co co 00 00 00 00 CC) co 00 00 00 co co 00 00 00 00 co 00 co 00 00 00 00 00 co co aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F-- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww � N M N M LO CO r- M C C C C C C .-. .-. — *k*k*k41*k* U*k*k*k*k*k :)Z)Z)Z)DD'C C c C C C C C C C C C C C C O �- N co I W W W W W W * :m :m it*zzzzzzwww WWWWWWWWWWWWWW-----=-.--= --»--------.=WwWWWWzzz Z Z Z Z Z Z Z Z Z Z Z Z Z Z C C C C c C C c c c c C c c Q Q Q Q Q Q W W W >> N CU as > > > > > > > > > > >>F-F- F- F- F- F- F-F—HF- F- F- F- F- ZZZZZZaaa aaaaaaaaaaaacncncncncncnWcncncgcgWWW0000000ow cc wwwwww000 —"0 -0 -0 -0 -0 -0'0 -0'0 -00 2 2 2 2 2 2 2 2 2 2 2 2 2 2 rn v� c c c C c c c c c c c c F- F- F- F- F- F- F- F- F- F- F- F- F- F- W W W W W W C C O O O O O O O O O O O O N N N N N N N N N N N N N N 000 LL LL LL LL LL LL L E E E E E E E E E E E E LL LL LL LL LL LL M M-p-0-p-0-0-0-0-0-0-0-o-o W W W W W W W W W W W W W W w W w w w W 2 2 W W W W W w W W W W W w Z Z Z Z z Z Z Z Z Z Z Z Z Z������ W w w L` Ot-- L` L` �rl- t` ti ti ti h ti O w w w w O 00 O w 00 m m 00 m't It 0 c0 0 w O O O u-) 0 M M M M M M M M M M M MC�o 0 0 CD CD a 0 00 0 0 00 N N N N N N qt �- � e- F- F- F- F- f- F- F- F- f- F- F- F- f- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z Z Z Z z z z z z z z z z z z z z z z z z z Z Z z z z z z z z z Z z z z z aaaoa.aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 co m cD cD cD cD cD cD co cD cD co co cD cD co m cD cD co m cD co co cD cD cD co cD cD cD cD cD cD m cD cD 0 0 o 0 0 0 0 0 0 0 o 0 0 0 In 0 0 0 0 0 0 Ln 0 0 Un 0 0 m 0 0 0 0 LO 0 oU') o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 o 0 0 0 0 0 0 0 o 00 0o 0o co 00 0o 00 00 00 0o 00 0o o 0 0 0 0 0 0 0 0 0 rn rn rn rn rn rn rn rn rn rn rn rn m m 0 0 0 0 m 0 0 m 0 0 0 m m 0 m 0 0 0 m m 0 m 0 aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 f-F-f-f-F-F-F-F-F-�-F-F-F-E-F-F-F-�F-�F-F-F-F-F-F-f-F-F-F-F-F-- F-F-F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww O T _N M �t Ln 0 1- 00 O O T N M T 0 0 f— w O O N M't In cD f- w 0 O C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w >>>i»»»»»»»»»>i»»»»»»> aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa 0000000000000000000000000000000000000 zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 0000000000000000000000000000000000000 wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ItItvItItvq Itqtvvqctgtvv It q;TvvItvIrqctItv vvqtvqtvIr-It qtNt T T T T T T T T T T T T T r T T T T T T T T T T r T T r T T T T T T T T T z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa a aaaaaaa.aaaaaaaaaaaa.as.aaaaaaaaaaaaaaa 0000000000000000000000000000000000000 cfl c� co ca co co cD cfl co co cfl cn cfl co cD m co cfl co c� cfl cfl co cp cfl co c� co co cfl co cfl co cfl cfl cfl cfl 0 U) 0 0 0 U) 0 0 0 Lo 0 0 Lo Lo 0 0 0 0 0 U) 0 0 0 Lo Lo to 0 0U-) U) 0 0 0 0 0 o 0 o o o o o o o o 0 o o o o o o o 0 0 0 o o o o o o o o o 0 o o rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn o rn rn rn rn rn rn rn rn rn rn rn rn rn rn aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- �- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- f- �- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww r N M to 0 I-- M o o r N M� Lo 0 1- M 0 o In In to 0 Ln 0 0 to 0 In CO o r N M It In 0 �f- ��������*k*k*k�k�#i��k*k*k*k*krNM �cQf� ogQ�rr rrr rr r c c c c c c c c c c c c c c c c c c c c----- .-. --. — r-. + .-� +-� - DDDDD»D»DD»»D�DD c c c c c c'c c c c c c-c'c'c c c W W W W W W W W w W W W W W W W W W W W »» D D D D» D» D D D D Z Z z z Z Z Z z z Z Z Z Z z z z Z Z Z Z W w w w w w W W W w w w w w W W W W W w w W W W w w w W W W w w w w W W W Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z aaaaaaaaaaaaaaaaaaaaQa'Q¢a'a'Qaa'a'a'aa'a'a'Qa' 0000000000000000000000000000000000000 zzzzzzzzzzzzzzzzzzzz -,o,-,-,o,o,-,-,-,Q,o,-,-,o,o,-,a, SO 50 50 OS SO SO 50 SO SO SO SO SO SO 50 SO SO 50 SO SO 50 c c c c c c c c c c c c c c c c c wwwy,wywwwwwwwwwwwwwwwwµww22222222=22222222 r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z aaaaaaaaaaa<aaaaaaaaaaaaaaaaaaaanaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 Lo Lfl cn co cfl ca co Lo m ca ca Lfl Ln c� co Lfl cn Lo L� cfl cfl Lfl Lo Lfl La co Lfl co Lo L� co Lo Lfl co Lo co co �n Ln Ln 0 Ln Ln 0 0 o Ln Ln o 0 0 0 o Ln Ln o Ln Ln 0 Ln o Ln Ln o � Ln 0 Ln Ln o 0 Ln o Ln 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 M O O O O O o 0 0 0 D0 0 0 0 0 0 0 00 00 00 Qo co ao co Co ao 0 0 0 o 0 0 0 0 0 o 0 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn asaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- H F- F- F- F- F- f- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww O O N M I LO W C14 CO C C C C C C C C C C C C C C C C C D a m O O W LL O N M w* �4t�wwwwwwwwwwwwwwww Z 'C 'C 'c 'c 'c 'c !_' +-- •= +r +- += z z z z z z z z z z z z z z z z ND»DDD c c c'c'c'c c c c'c'c'c c C W W WW W W W W WW W WW WW W a H F- F- F- F- H U)`l) U'U"/)`��������������F-QaaaaQQaaaaaaaaQ N W W W W W W W W W W W W W W W w w W W W J J J J J J .J J J J J J J J J J =zzzzzzzzzzzzzzzzzzzz0000000000000000 1-- O O O O O O N N N N N N N N N N N N N N Ln In Ln 0 Ln Ln U') LO LO In Ln 0 0 Ln LO In •- 0 0 0 0 M M M M M cM M Cl) CM M M M M M M Mr- •- LV N N N N N Cr) M CO) CO) M Cl) Cr) Cr) CM M M M L'M Mc- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa aa.aaaaaan.aaaaaaaaaaaaaaaaaaaaaaan.aaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 m cfl cD co cD cc cfl co ca cfl co co cfl ca co cfl ca cfl cfl co co cc co co co cfl cfl cfl co co co co cfl cfl cfl co cfl 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 0 00 co 00 w co 00 0 00 co co 00 00 w co 00 00 00 00 00 00 co co 00 00 OD 00 00 00 00 00 00 00 00 00 00 00 00 w rn rn rn rn rn rn rn rn rn rn rn 0 m 0 m 0 0 0 0 m moo m m m 0 0 0 m m 0 0 0 m m Z Z Z z Z Z Z Z Z Z z Z Z z Z z Z Z Z Z z Z Z Z Z Z z Z z Z Z Z Z z z Z Z 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- H F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww f� 00 O O r N M In CO ti M O r N M lf) CD I� pp O r r r r r r r r r r N N N N N :' w 'C C c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c'c c'c z):D Z) Z) Z) Z):) :) D Z) Z) Z) Z) Z):D :) Z) Z):) z):D Z) Z):) D_ D_ D______ O W W W W W W W W W W W W W W W W W W W W W W w w W W W W W W W W W W W W W Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z Z Z Z Z Z Z Z Z Z Z Z W w W W W W W W W w W W W W W w W w w W W w W W W W W W W W W W W W w W W > > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>><<<<<<<<<<<Qaaaaa<<<<<<Q 000000000000000000000000 aaggaagggggg<ZZZZZZZZZZZZZZZZZZZZZZZZ a a a a a a a a a a a a a J J J J J J J J J J J J J J J J J� J J J J aJ J J J J J J J J J J J J J J _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ O O O O O O O O O O O O O Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y t,f) In In Ln lly In In In t(y In L!') to Lf) O O CD Cfl (O CO Cfl CO Cp Cfl Cfl CO CO Cfl (fl CO CO CO CO (O CO CO Cfl Cfl r r r r r r r r r r r r r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 F- F- F- F- F- F- F- F- F- F- F- F- F- f- F- F- F- F- f- f- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- f- f- Z Z Z z Z Z z z Z Z z Z Z Z Z Z Z Z z Z Z Z Z Z Z Z Z z z Z Z Z Z Z Z Z Z a aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 'low m Lo cfl co ca co cfl cfl cfl co co m m m c� co co c� cfl co co m co co co cfl Lo co cfl Lo co c� co cfl ca co Lfl LO 0 0 LO LO M Ln to 0 to 0 0 LO 0 In 0 0 0 LO 0 M LO LO U*) LO LO Ul) LO LO LO U') Lo LO tf) LO Ln Lo O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 0 0 co co co CC) w 0 0 co coCC) co 0 0 00 00 00 OD 0 w co 0 00 00 00 0 00 00 00 0 w 0 00CC) 00 0 rn rn rn rn rn rn rn rn rn rn rn rn 0 0 m 0 m 0 m 0 0 m m m 0 0 0 rn rn rn rn rn rn rn rn rn rn aaaaaaaaaa¢aaaaaaaaaa¢¢aaaaaaaaa¢aa¢a zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww D D D D:) D W W W W w W oopp O N M L(i CO h 00 W O N M In O ti O 0 0 Z z Z Z Z Zk W W W W W W - w — — — .-. — >>>>>> c c c c c c 'cw c 'c 'c 'c 'c 'c w c c c cw c 'c 'c c c 'c 'c 'c 'c c c c 'c c a a a a a a D Z) Z) D Z)>> Z) D Z)-1 D=)>>>> D Z) D>>> Z):D>>>> Z) D z z z z z z a a a a a a L L L L L L L +L+ .L-. .L. w .L... L-+ rL... .L-� +L+ J J J J J J 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Y Y Y Y Y Y Of Of Of af w Of W W W W W w W w W W W W w W W W W w W W w W w w W W w W w W W Y Y Y Y Y Y z z z z z Z z z z z z z z z z z z z z z z z z Z z z z z z z z v It�'IT 't �t o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 CO LO Cfl CO Cfl CD M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � � M M CM CM CO M M M M M CO M M Cl) CO CM CO M M CO CM M CM M CO M CO M M M M F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z Z z aa¢aaaaaaaaaaaaaaaaaaaaa¢aaaa¢aaaaa¢a aaaaaaaaaaaaaaaaaaaaaaaa.aaaaaaaaaa.a.aa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 *4W `40 cfl cfl m co co co co co co cfl co co c� m cfl co cfl co cfl cfl cfl cfl co co cfl cfl co co co cfl cfl co co cfl cfl cfl co 0 Ln 0 0 Ln 0 0 LO 0 Ln to LO LO Z LU to 0 0 0 LO Ln 0 0 0 Ln 0 0 LO LO M Ln t0 LO Ln LA 0 LLB 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 00 co co 00 00 00 00 00 00 00 00 00 00 00 00 Leo 00 co co 00 00 O 00 co 00 00 O 00 00 00 00 O 00 co 00 00 rn rn rn rn rn rn rn rn rn rn rn rn� rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn a QQaQQQaQaQQaaaQaQQQaQQaQaQa zzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwww a a Q Q Q a a Q Q zzzzzzzzz 000000000 hF- F- F- F- F-F-�- - zzzzzzzzz wwwwwwwww wwwwwwwww _O�-_N_Md'LnOti OOO�- M C C C 'C C 'C 'C C C C 'C 'C C 'C C C C C C C 'C LO Coop C) N W W W W W W W W W W W W W W W W W W W w W— --- .-. w r-+ —.-. — .-. — Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 'E 'c 'E *c 'E 'E 'E 'c 'c 'c 'c 'E *E 'E 'E > > > > > > > > > > > > > > > > > > > > > U)Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q J J J J J J J J J J J J J J J C C C C C C C C C C C C C C C C C C C C C O O O O O O O O O O O O O -00000000000000000000oO O w E E E E E E E E E E E E E E E E E E E E E w w w w w w w w w w w w w w w Z 'C 'C 'a -0-0-0 'a 'C -0 'a v-0-0-0-0 v 'o v 'o -0 -0 z z Z Z Z Z z z z z z Z Z Z z O W W W W W W W W W W W W W W W W W W W W W O O O O O O O O O O O O,tl�t d M O O O O O O O O O O O O O O O O O O O O O N N N N N N N N N N N N N N N M Q> O O O O) O O O O O O O O O O O O O O O O N N N N N N N N N N N N N N N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z Z Z Z Z Z z z z z z z z z z z z z z z z z z z z z z z z z aaaaaaaaaaQ.aaaaaaaaaaaaaaaaaaQ.aaaaaaaaa 0000000000000000000000000000000000000 m (D (D cfl (D co cfl (o co (D (D co cfl (D � m (D co (D co (D co co (D m (D cfl m (D (O cfl (D (D (D cfl cD co In tt� to lfi t1� 11i to to to O to t0 (n Ln C1� 0 0 LO In 0 Cn In In 0 In Ln CA In In 0 to (A m O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 00 00 00 co 00 00 co 00 00 00 00 00 00 00 co 00 00 co 00 00 co 00 co 00 00 co 00 co co 00 00 co 00 co 00 00 00 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn ¢aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww O it � O 'c c c 'C 'c c c 'c c c c 'C 'c C c 'C 'c c c 'c c 'c c c 'c c c 'C 'c c **� **--*kwwwwwwwwwwwwwwwwwwwwwwwwwwwwww c'c'c'c'c c'cZZZZZZZZZZZZZZZZZZZZZZZZZZZZZZ D D D D D D D > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > J J J J J J J a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a-a-o-a-0-0-a-0 av-a-a-0-v-v-0-0-a-v-0-o-o-0-0-o-a-ov-a-o-a c w O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O W W W W W W W C C C C C C c C C C C C C C C C C C C C C C C C C C C C C C Z Z Z Z Z Z Z N N w N N NA? N T? 0 N N N? 2 N N A2 t1't�vv 'T'IT (9 00 (9000' 00070 0 0000CD(D00CD0 0(90 CD0(D0( N N N N N N N N N N N N N N N N N N 00 00 CO O 00 00 N N N N N (D CD O CD (D (D W (D (D CO W CO (D (D O N N N N N N N N N N N - e- - s- 0 0 0 0 0 0 0 0 N N N N N N N O O O O O) 0) CA O O O O O O O O O O M O O O m 0 O 0 M O 0 O M F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z Z Z z z z Z Z z Z Z z Z Z Z Z Z z z z Z z Z z Z Z z Z Z Z z z Z Z z z Z Q Q Q Q Q a Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q a Q Q Q Q a Q a aaaaaaaaaaaaaaaaaaaaaaaaaawaaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 m 0 co co cfl co c0 c0 cfl cfl cfl m c0 0 0 cfl co co 0 m 0 o cflo m m o co m cD o 0 0 cfl cfl c0 co Un 0 o 0 to to 0 to 0 to 0 0 o to 0 0 0 to 0 o 0 0 0 o 0 o 0 o to o to o 0 to o 0 o 0000000000000000000000000000000000000 o o 0 o 0 0 0 0 0 o 00 o 00 00 00 00 00 00 0o 00 00 00 00 00 0o 0 0 0 0 0 00 0 00 0 0 o 0 O O O O O O O O O O O O O 0) O 0> O O O O O O O 0) O O O 0) O O O 0) O O O O O r aQaaaQaaaaaaaaaaaaaQQaaaQaaQaQaaQaaaQ zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz 0000000000000000000000000000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- r zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww *k k k*k k k k k k *k* **k*k*k**k W W W W W W *k* *A* **k*k�t �'F c c c c c c c c c c c c c c c c c W W W W W W c c c c c c c c c W W W W W W W W W W W W W W W W W W W W W Q Q Q Q Q Q W w W W W W W W W 4t Z Z z z z Z z Z z z Z z Z z Z z Z z Z z Z z Z z z z z z z z Z Z z z z z— aaaQaaaaaaa¢aQaaaQaQa0000-F- aaa¢aa� -0 -0 -0 -0 c c c c c c c c c c c c c c c c c U c c c c c c c c c U) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o zzzzzz_--- -•-- -- •- 0 0 0 0 rn rn rn rn rn rn rn rn rn rn rn rn rn M M U M— m o m m m m u m m w c c c c c c c c c c c c c c c c c c c c c c c c c crl- c c c c ` '` '` '` '` ` '` . . W 0 m m m m m m m m m m m m m m m m m Q a a 0 0 0 m m m m m m m m m Z Cp (p CU CO f� I� ti ►� � ti ti��� ti ti ti ti ti ti ti M M M M M M N N N N N N N N N O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0— O O O O O O O O O O O O O O O O O O O O O O O O O 0 O O O O O O O O O O O w 0 00 00 00 co 00 co 00 cM F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z z z z z z z z Z Z Z z Z Z Z Z Z z Z Z Z Z Z Z Z Z Z Z z Z z z Z Z Z z z aQaQaaQaQaaaQQaaaQQaaaaaaQaQaQaaaQaQa aaa.�aaaaaa.aaaaaaaaaaaa.waaaaaaaaaaaaaa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 0000000000000000000000000000000000000 co co co co co cn co LO LO LO 00000 00000 rnrnrnrnrn v Q Q Q Q Q Z Z Z Z Z 00000 F- F- F- F- F- Z Z Z Z Z W W W W W w I)f it w af 04 CO ;[ LO CD :D D Z) Z) w U) U) W W W W W Z Z Z Z Z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 M C) cM M M F- F- F- F- F- Z Z Z Z Z aaa.aaa »»> U U U U U 00000 00000 CITX,,.OIF RENTON Kathy Keolker, Mayor Renton City Council D)uml Mailing 05.02.06: Mailed to Owners & Parties of Record, per attached list (Attachment 1) 05.04.06: Mailed to Occupants, per attached list (Attachment 2) cc: Bonnie Walton, City Clerk The following letter was written by City Councilmember Dan Clawson, originally for distribution at the Renton Planning Commission meeting on April 19, 2006. It is being sent to you as a resident and/or property owner in the Renton Highlands to provide you with more information about the planning effort currently underway for your neighborhood. HIGHLANDS RENEWAL PLAN WILL NOT DISPLACE RESIDENTS Renton Highlands citizens are being told that the City of Renton plans to tear down their homes for redevelopment, and that the City plans to "blight" their neighborhoods The City has received numerous calls, letters, and emails from residents and property owners frightened that they are about to lose their homes. Their fears are unfounded. In reality, parts of the Renton Highlands are already blighted by slumlords who make good money by renting their dilapidated duplexes while putting little or no rent money back into maintenance. With the dilapidated housing comes crime, and the value of nearby well -maintained properties declines. Starting in 2004, the City has multiplied its code enforcement activities with good results, but the process is slow and expensive and inspectors are prevented by state law from inspecting inside the duplexes. At the same time, young families taking advantage of the low property values have bought some of these duplexes, cleaned them up and made them into attractive homes. Some areas of the Highlands are improving, but others continue to deteriorate. And every time a rented duplex is bought by new owner -occupants, two units of affordable rental housing disappear forever. Unless something is done, much of the rental housing that is affordable to working families and disabled persons will disappear from the Highlands. This March at the annual Council off -site workshop, the Council heard a presentation from the Mayor's staff on possible strategies to clean up the most blighted area of the Highlands and ensure affordable housing for current residents. A "Study Area" was identified for an intensive effort to renew the neighborhood and start a trend that would spread throughout the Highlands. It was not suggested that every home in the Study Area would be demolished and rebuilt. Each block and lot 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6501 _____ ENT N M M would be considered separately so that the City's resources would be targeted to fix the worst problems. The Council did not put any of the proposals into law, but rather asked the Administration to proceed with gathering community input and developing details of possible City action. One of the proposals is to use the state Community Renewal Law. The law would enable the City, after declaring the Study Area to be blighted, to compel owners to fix up run-down properties or to purchase these properties from the owner at fair market value through the eminent domain process. The properties could be sold to new owners who would be required to build attractive and affordable homes as a term of the sale. Through incentives, private investment would be brought to the Study Area for the public benefit. The City would partner with the Renton Housing Authority and other nonprofit organizations to build new homes for low-income families and individuals and to insure that no resident is displace from the Study Area by redevelopment. The proposal also includes re -zoning of the property to bring new residents into the Highlands by encouraging townhomes, cottages, and other kinds of housing that are successful in today's real estate market and make the most efficient use of land, streets, and storm sewers. Residents want and need new shops and services in the commercial area along Sunset. A&H Drugs recently left, as have other businesses. The commercial area will only be redeveloped when there are enough residents in the immediate area to support business that would locate there. At the March off -site workshop, City Council members expressed clearly to the Administration that current residents, especially the disabled and elderly, must not be displaced by redevelopment. As a Council Member, I cannot conceive of any situation in which I would vote to take property from an elderly or disabled resident against his or her wishes. But I would not hesitate to take the property of a slumlord at fair market value to be replaced by safe and affordable new housing. The City Council, not Mayor Keolker and her Administration, will decide on any redevelopment plan. The Administration's proposals are certain to be modified by the Council before any action is taken. Over the next weeks and months there will be many opportunities for Highlands residents and property owners to become informed and to convey their concerns and suggestions for the Renton Highlands Study Area to City staff and Council Members. Some Council Members such as myself will be going door-to-door to speak directly with residents, and are available to speak individually with those who may be affected. City staff is available, and information is on the City website at www.ci.renton.wa.us. The Renton Highlands is a very special place. The City of Renton is committed to working with residents and owners to establish a vision of a better Highlands and making that vision a reality. I am confident that Highlands residents will support strong and effective measures to protect and improve their neighborhoods as they are given accurate information and the opportunity to be a part of the process. Dan Clawson Renton City Council (425) 430-6501 dclawson@ci.renton.wa.us cm ►"W O N_ CO CO LO O In N N CO CO CO 0) CO CO CO CO 00 CO CO CO c0 M M Cp CO LO CO LC) CO V CO CO W) CA CO CO CO CO O c0 OO CO N CO C) M) M) Cn C) Cn In O N Cn C) C) Cn M Cn In LO 0- 0 In In V In In M 0 M LO ) 00 C) O Lf)0 0 a a 0 Cn M M � In O 0 M LO 0 O O O O O O O O h O O O O O O O O O�- 0 0 0 t f) O O O O O O 0 0 O O O O O O O O O O <- O O O M O 00 00 (q 00 00 00 00 (0 � M M 00 O 00 00 O a0 00 00 00 00 00 00 O 00 00 OD 00 00 O O 00 00 00 (q M 00 00 00 O 00 O 00 OD 00 00 CA (A (A m O CA 0 0) O) O fA 0 0) 0 0) O) O) O) O) O) O) O) O) CA CA CA (A CA CA CA O O O O CA O Q) (A O) (A 0 0) O) O) O) O) LL N ¢ Q Q ¢ ¢ ¢¢¢¢¢w¢¢U�¢¢¢¢3¢¢¢¢¢¢¢3¢¢¢¢¢¢�¢�¢¢¢W¢¢¢¢Q¢¢¢o¢ ������o3�wx������3��3��w3�33��W�w33��33���3�3: Z J Z Z Z W Z Z J n Z Z Z Z Z Z Z Z J Z Z Z> Z Z Z Z Z Z Y Z j Z Z Z Q Z Z Z Z J Z Z Z O Z UOw000ZOOW 00000000 000w000000wowo00 0000 000�o F-2hF-H W F-f-YOI-HHHHHHH�F-F-F-dF-F-F-HF-F-¢H JHFF-UHHF-F-�F-F-F-W F- } Z F- Z Z Z> Z Z W Q Z Z z Z Z Z Z z¢ z z z¢ Z z z Z z Z Z z J Z Z Z� Z Z Z Z Q Z Z Z U Z F-WOwWw wwWU)wwwwwwwwwwwwwwwwwwwowwwwwwwwwwwwwwow v Cl) m LO LO W d W W z U) W z W w w W W w w F-}Z0Z w U) w Q Z W ZZw aJ W W W W Q J> Zw>cl Zwu) ZF-V)OF-F- U) UZ w3Q> W d ZZ �� JofZ ZJ(nm W a_zQ W F- ZTLnd>WWOWW Q N Worn Z W ZQ WW J J>ww>LL JJ O LO J w Q'Odm¢J Q wm o�Z(nw_OQa W (nF-(nw—mQ�F-F-0 mZ_��000E-�O�F.- V W OOOJOF-WOWo_~oF-M_o W wuWjm2�OX<Qow�WMO ww}w;°>-WWXwwW�zwXp-j xoowZ}�w�wQZ 0M� W 00)mNZh OUZN 00 V 0N�NZ _Om In 0mLLJ V CT1 Z m¢�_ m I-- CO CO U) 0 O CO N M N_U) V Om C) NO M 00 NN NC_0. O OO LO CO h1-0 V 00 N OO V M ON N �f-00NU V CO V LO COOMV Nh—OMa0�r- U7N W NNOON U') 0)—M V � MMNO Q —N 00 a- COO)Na.ON0000a.CO—NWWLON—N V M iI 2c } 0 O J O a W U > M 2 O _ 0� ¢ ¢ � 0 m m o Z U } 0' LL w O J g - 0 O V d O Y z F- W U + ¢ + J+ CoW J¢ 'd w ~-i w > U a w �cnJ �m 20Q m QZUQ = �Zmmzou) 3 + + W0 LQLF-w O Z wQ W� W�¢ W F-= ~�Z_J_wo}O W}Z}¢ Wes¢ d� J W JZ 0WJ �wQQzz UmwzfrL)WT D� ¢OwQ�O��z0�0m¢zwco w¢w J> W W Q—Z W::i 2LL 0wU)<ow g ¢ �¢ (¢j ¢ J¢ LL + U` �J��Q'F }Q2 2� LL p z >=c—a tr�>-Z w_ �� oF- J-,of> LL Z W O Q z W } W Z m w Z m Z Z Z Z Z Z Z Z D } Z a}o�J.6 UYz og�owu)=QfZRowPD wwwwwwwwz?> z ooU)<. 2Lo=w2oYYQ¢OLJi¢ ZZ)�� W QzQOQpjlj���>Q� Wp Wp Wppw000�OQUUZ��SFw-QY0C� ¢ CA F-m 0 0 0 0 LL U U U 2= Y J J J J J J J J J 2 2 Z Z Z Z Z z z Z Z w w w w w w w Cn F-F- D D Z f--Q Q¢ Q¢ Q¢ Q¢ Q Q¢ Q¢¢¢ Q Q Q Q¢¢ Q Q Q Q Q Q Q¢¢¢¢¢ Q¢ Q Q¢ Q Q Q¢¢ AW 1480 OtO(0 �t0 O(O 0(O �(O O COS CO(O O(O 000 0 N Oo 0 u)(O O(O(O 0 CO MMM O0000MLO 0OMMMO000In�_0�_n_C)OC)0O0�_O00O000n0n000LO M�OLO O O O O O O O O O O O O O O O O O O O 0 0 0 0 0 0 O O O O O O O O O O O O O O O 00 00 00 00 OD 00 CO W 00 M 00 00 00 00 00 CO CO M OD 00 00 00 00 00 00 00 00 CO 00 00 00 00 00 00 00 CO 00 00 00 00 00 OD 00 CO 00 00 00 O O O O D1 0 0 0) O) (0 0 0) O) 0 0 0) 0 0) 0 0) W O) O) O) O) O) O) O) O) 0 0 0) O) 0 0 0 0) O) O W O) O) 0 0) D) 0 0) a a aaa�aaaaa0a3aaaaaaa¢¢aa¢¢aaaaQaaaaaa�Q¢=aa¢¢¢a 33: �:zi� 3� 3: 3: 3:2:13 3: 3: i�3333: 3:33r3: 3: 3: 3: 3:33:3r3: i� 3: 3:3❑3:3'L)3: 3: 3: 3:33: z z z J z z z z z oz= za 000w00000>zzzzzzWzWW z z z z z z W z z z z z z Z W z z z z z z z oouoo000000�00000000<000000 Q-j zzzozzzzz-jzJzzzzzzzzzQzzzzzzQzzzzzz❑Qz2zzzzzz wwwmwwwwwF-wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwawwwwww W W m U m m m m m to m m It Y m m it m m m to m 0 0 m m m m m LY 0 of m it W m m m W m to m m m m m m 00 M W Z X W W Z Z W W W W Z Z Z > m Z Z W H W H W W Z Z z Z W Z Z W > a W❑ > Z H W W U Z U Z Z> >❑ > W W Z F J W QH ZH>HQ > Wz (1) -1 > W>Q ¢JF F-Q lnH> W>U)Z W> U LL Z ❑ 0 J O U) J� Z J a ~ Q J Q ❑ Z U) ¢ J> J a Q W W~a. W m LIJd �❑> >U) U) <WWn Z ❑ m(n(n (nQ Z i-1 00 �oScrUwKWmC,m zzmzQz❑OSSUQz >O N>O� SSWm�❑wnJWa¢a¢Qz ZZ~ nZ�H W aZ W w�Z �oNHmZm(.�ZvO)X _I>�>(JiNN W (ON�H❑mOF-O _7 O)NN OW �_�mN� W w}w�>m>�o W W w`1Z ZZ` ILLzZ�ZNmM mOy m m W X Z W W L.L U- WWZL,oJZZON000000 W O)000 LL ZOMtn OOZYJ CO JO M W wOOM�Ma00❑O�Y (O NOO 't ON00�w MOM nN_NN OMMO(O O� MOOMN0NMM;: W e-O M lI7NnON0) V'In��MMnO�to Ono) rnnMn'tOU)Oo��-NN �ON(On �C, N W W N r- d 00 N N •- rn n N ao N 00 CO ao 0 e- ,T N M W - d W N N ao N - 00 00 M n 00 N 0) H Z W 2 (n W Q O � a W Z ❑ Z> _O w LL a Z W W W U Z Q U U (Zj Z WO J QOU m WW❑ a > w ❑ }J J Z ❑ ❑ mQm a m- m0 U ¢ � g`sa2 U) OW JJ ¢ > U` ag a �U m VF- WW W (/) JOZY� W S U + Q ¢ O Z Z J N Z a ? m= W S S W m + W SLL, 06 z U�❑ZN W mQ0 W oc�Qmm-J00�mo: �❑ �a WOa. �❑ W �D�LLUm❑LLW U�OQ>- Z- a8 J m W Q S m>-� U- a 2 Q m❑ O m O Z m a W W S z~ W m o a m w J w Q❑~❑ Z o- S _� �QC7gF-WW ❑�-�a2mZ U` 2m¢Z> aOJOLL-,UVQO}F-Moo 2' O O 2m2D0009C� z� �QQQ�OW hUr ZZU oo Ww Wes_ Z W =izU W JzoozoQm WOOmr-go-Jow(n(n(nmm(nO W ow W OaQmL)0-< OIiLLYm WoW~Ugg❑���OJMO ❑JJJZZ�wwF-»»W¢UUU❑ZZZZWWWW �O`LaZZOgrr-> �>> LL**¢ a Q Q a a Q¢ a a a a a a a a a W W W W W W W W W W W W W W ,�< g° o O o o a aammmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm co 00 co CD CD a) I,. w0 DCO OOnCO V wwcocow(D�CD(D CD w mw CO O w w(O to M W w U') w to to LO w ww to In CO In to to to to In to to to to O O to to to u) (f) to O to to to Cn O (n LO LO to to to to to to to to to N M to to to M) O O O O O O O O O O O O O O O O O O O O O O O O O N O 0 0 0 0 0 0 0 0 0 0 0 — O O O O O 00 00 O 00 00 00 00 00 O 00 00 co co 00 00 00 W co W 00 W 00 OD 00 00 00 00 00 00 OD 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O m m m Q) m m m m m m O O m m O O) m m m m m m m m m m O O O m m m m m m m m m O m m O m m m >Q Y Q << < < < aQaQQQaQ��aQaaQa�Q<<3:<<aQQaa000aaaQaQQQ 330��� ��3�����ww������w��33w3:3:3:33:3:: Z Z z Z Z Z J z Z z Z Z Z Z�� Z Z Z Z Z Z� Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z w Z z Z Z z 00Q000 OOOOOOOijij000000ij0000QOo0000000000'00000 F- h 2 F- F- F- r F- F- F- F- F- F- F- J J F- F- F- F- H F- J F- F- F- F- Y H H H H H F- F- F-- F- ►-- F- F- r H H H H !- Z Z lxZ Z Z Q Z Z Z Z Z Z Z J J Z Z Z Z Z Z J Z Z Z Z O Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z Z Z w W O W w W W W W W W W W W W W W W W W W W W W W W W d W W W W W W W W W W W W W W W W W W Cl) O w w O W w (n Z W z Cf) Z z W > Q >ZZQ W F- (n > > Z > � Zz W O J(n(/I(n(n wOQQOQJ ��JQ JO ZZJJ W J>>>Jp>F-00 -=F- F->U)pQ U` d 0(nU) d J d dfn W dd W M<<<(.ZQ(n omwo mw<aOp > 2 2 2 > z ppC�W d2 W NO > = n 2aF-F-F- Q3zZZo2� F-2O2wN�Q22w2p(n(n= (nSF-3x2Z2n2Zzo5 �F-pm�� =ZOO��rn��co��� W cD F-F-F-F- Q�F-�Q0) co - D�nF-OO�g Ix co z W NZ=co00Z00M��CDY�m�zOoaoJ N00 2Z QWNwww tj}���ZWX��wzWFjXOtjWNOWMQQW-QWW}WWOWXW�pZY m Z Z Z Z � J o o Q O Z O � z o Z w) o M m z z m Z O O Z Y O Z Z J Z Z w Z o Z Q W}� LO OL LO r- 0) W W 2� m�to t U)c)Mmn c)c)m(O�_Mm(Onto00-00m000m p�JY MO M to Nlo MnNoCO tom0WO ON OM OONNO OONO NOOwN •-mn to M to n0 nn M to MOMV toOV N���"tmvMNOmOCDtoO N(DOv —N—NNN 00 n tonNdto�N co N(V d�IT N--Nm't7!-e-NN—N M—NIl NnN 000o U W J � J N F- J w Z F- w O n. U 0 ? z = > U) 0 � w J p O= 2 OF- W Z W w 0 F- U < } Q X W Owm a0. ��F-� z p z o m } J O U _� �JOLu O � 0LL<Q w � Oz U` LLZQ JQ J W_ W (Q'� Y p p T 2, W WQU �-Lu U) J YwE U U °aU) O� QQ W z JccooF-w W p2Q>-F-}-, �u.F� = w W Q wp (nJpJQ0(n w0 -1Q Q >= M QJww0 + JOF'F-}R' + J F-W Z W F-Q-3—Q w 0022 �Jw -i U)a'J z °�� lY� O w > z= a2 ZZQ�wow<l(zo m Q(nw0wa2W�ww(ra_Z�<zozmoo >-Q)-OwooO IrF <0JZ— Z~,UOF-DU' OW OLL W QaJQ2 W YQF-�O=F-OOp�F- JozirzQ-J�JO 0-� JUC9C9ia� cOFYFYw 2 < W W ni�F-� (ncr co< �of Q=W -j Jw w W ZC7 w Q27-i0W<Zp M J W oo M}p=ZZuUi W zYY w OYY2=ZZ UpUC9Y =W W W af� Woo QUZ(n _ m m m m m m m J m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m U U O OOOOOOOOOMOOM V OOOOOOOOmv Or- OOOOOMOOWM_rl Or.-0000to Lo- O O O O O O O O O O O O O 00 O O O O O O O O O M 0 0 0 0 0 0 0 0 0 0 — 0 O O O O O O M w w w w w w 00 00 00 00 00 00 00 00 00 00 00 M 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O W 000)OnOO<n07 MMM M M M M M M M M M M M M O M M M M MM M M M M M M M M M M M M M 0) 0) a ¢ a <<<3<3<<<< <3�w����������3j3����3w3�o�<33<3<<<� z z z z z z z z z z¢ z z Z m Z Z z z Z Z Z z afW z Z z Z Z z z Z� Z O Z z Z z z z J 0000000000w000=00000000Z000000w>oJ:Jb"00000,o zzzzzzzzzzz'z¢¢zOzzzzzQ wwwwwwwwwwwwwQowwwwwwwwDwwwwwwwDwww}wwwwwwwwww� of U } w o M Z w wp w V z co w Z (� Z Z Z Z Z J U W Z W V W W Z Z > Q z w Z z H0XF-- aaZ�Q itm� O Q¢QoOuw Z=>Wzz0EL XwO(noU)�U)ZQa JZ moa��oTwwwQoI00am0mwzwowl-(AOF-QzwzE-H>Ox�>mJ>pz m>M H3-H-x--zlx W W Wp Hz2 WwHZxOwazQm>�� WoUOwZM¢z C:) W a¢Z W Q W a V W w N w w o w W W m N� W Y w w a w o w w w co�Ir LL Z � � m W m U) c) m ccoo D Lf) W 0 Z) X z�xszzwzQaa�Yzg00zxz�aLWLxLWL04 to aQ=��C`�cn0)W L0Lr) az�Vo 00MMN� 00V (DM mmWo � O Cl) O .1YOO_N N O N V O m N V OOO CM f�tn O f: O_O O O_O I� V M N O 0 O �_ N O CM O� ALL) O V't!7 V 0 tA(n(nn OMm OO1-OM(D O'-00 O N OM�0 Lf) OInN MN L0 In M r,. O��NW N OD N W04Cl) M—(M 00 Ih� N(O C) NON NNE OcON O�� 0 Nf� 00 N 0000— V e: NN��— —O 00W �00d O O d' 000 O O o a z W a Z O w o w Q wJ Q Q m Z Z) U Ix cr co J x O co w J J > z U) 2 Q }? J w 0 m } Z x O w+ate a w>=_ C7 0 + zn IL ¢ �� ly w � Q U g +� o W J of � W < O m� U) } w U)} O N � U Z Z ¢p U}xs PNZZwjmUQWpwwC�Qr �w-Z OJw + Oo� � -1it� �w 22 W w�QOO�F-0>Q�Q=ZQ W W (nU)3EMZ(jif wo}� JUr wz W W Y aW W W ��H J J Z O Q} Z w q= C7 z z O wwz-jQy�QQ O O V O O w o g w O Q Z Q? z M O W 3 o o z Z Z CD w W=Ox�Q W _i W W F-w3}F=F-OfOf W a-Q W ZMZZ(Wn(W 0 (Lz_zxw wz3:U)U)U)CL � ��0w Q oox�g> J JJJJJ��Z d d R' w 0' w w W'(n (n (n (n (n F->ww<<<QQa W W W xzZtooFERE»> aaaaaaaaaaaaaaaaaaaaaaaa�wxxxxxxxxxxxxxxxxxxxxx W O M O CD O w CD CD co CD CD It Cn CD Lo O O w CD w CD 0 CD w CD O Cn O O O CD m w w w O It w CD n w CD w CD OICT In Cf) N 0 0 0 W 0 Cn CC) CD to Nt U) U) In Cf) Cf> O fn U) CP) U) to In lf) U) CA N Ict LQ M O lf) Cf) n Cl) CC) CC7 N Cf) Cf) Cf) Cf) Cn M O O O O O O O O O O O O O O O O O O O O O O O O O O N O O O O O O O O O O O O O O O W 00 D1 O (A O tl0 CD (D O CJO 00 00 O M CA OD CA (A (D 00 CJO 00 M 00 W tl0 00 (A � C10 CD 00 O O 00 O O M O CD 00 O O tl0 (A 00 rnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn(n(n(nrn(nCnaornrnrnrnrnrn(nnrnrnrnrnrnrnrnrnCn Q ¢ Q On x F- aaF-¢¢asa¢aaaaa¢aa¢¢Wa¢¢aaaa�azg¢waQQ¢F-aa�aQaaQ� �F�������w3: i' 3'��3w�32333�3p Z Z EEz Z Z J Z Z Z Z Z J z Z Z Z Z Z Q z z Z Z Z Z Z p Z W W Z> Z Z Z w O Z Z Q Z Z Z Z z Z OOUOOOF-00000F1000000UOOOOOOOJOmwOWO00 �OO�OOOOOQ F- F- F-F-F- Fo-F-F-PF_F- F- F- F-F-F-F F- F'-F-F-HF-Hw � OF-F-Hh F-J Z Z W Z Z Z Q Z z Z Z Z Q Z Z Z Z Z Z� z Z Z Z z Z Z J Z Q w Z d Z Z z Q w Z Z Q Z Z z Z Z Y wwJwwwwwwwwwwwwwwwwwwwwwwwwwwLLwwawwwwowwowwwwwg� of2wofofof ofOfirwu- Yw-wwwafw2Y p co z M a J W sk 2 Cn p O W W Z Z z 2 3: Z Z W W Z Z C� W W w Z z w > J Z Y F- J Z z W W W d O Z Z Z W w J Q U a Z w z W W O Y w U Z>> Q w W Z Z Z Z Q> W Z Q Q z >a Z00F O>OZJ(n W W w WO z Z a Q F- zz W Q a2 WOcninF->F->m0 >�fnw¢WC90owa.>fnM>Z� QO��W> >O O 2 ��(jpOwHZwZfnF-YSQM2U W W ZN2'O W F-�F-pN2QZLf) W C �OwMcn�MW p� Mwo W ZLl'Cf)Q'ZQZN� 0) W NOQZZ W W ZZ�(n i--�'a U)20 � zF WMZ a'Zv W ZNLLOw CD J LL¢ ' p LL�a-� >- w—�-ZZxLL� W (DZ mww�QJaOw w xwOgo<LLzOwzwxa � XOaa�Omsxo> w z 00 7 O�O�OOM�(A CAnN(pnmQ)�(p OC_OMJ O V co m CON—wmfMr-ONCDefmmr-,; OwN V O V CD N O'71 C0 OO_M MONOO_N O OCn aOMO 0 It 0 OOOONO ( 0000N M Co Cf)NMNONNn nvv Otn Cf)N CDO� Cf)N M000 ONNIf)CON��00 N CON �vfM�ONIt--NMMN04— 0) Cl) om;-M(ANLL��N00d��Nao LL��d� D1� Cn a p 0it = U U U w Q -) w a S W Q + J U C/) O w of a of z O C w w O2U z U -j a Z U O 2 a } QQ 2 O V�Q J w w+ +0 m w w 2 U U F- W ofQ_ U` U) J� J } �UU > W N MQ 06 d' W W Q F- i� z W a W J W F- — > Z J + W J F- } Q 2 ¢ W } + W U 2 N W > z W � J aa g a aQa z0 3+Z m w LLDp m Q+ U �- w Y z� OaO�F+ ZV pp� . U Olrw mO rWN 3 J �Z w U Z W OW �n W w Qfa O 2 m > Q Q 2 H U Y H w 9 w JLL Of a0 p Q� W 2 W U w J Y p OW�QfJnYmrZJLL�Q YQ<U0aU-J<9900jr Uawe-,tW-i_Zf�/�2°<Q<�QJadazO U0YYaQ J2wQF—w mai W OQwaYU, ww WU` EmwmO( U zw Q0 ~Q�LL W �O�IX2Op W W JJp-jz F-pYY02 W zzQ fnlnF-� W F-N ZJ�F-Sm2LLMU` — » WzpJJJJzzZZZZOOmWW�QQQwU)0000»>NZWWm o3JJzz SSg5JJ00000000000000000wwafafwwwwwwww» »>�} a¢aa U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U p p p p p in M cD to cO to O tD O c0 O O 00 CO O O c0 O CO CO O) M N (O CO O 0 O to to O O CO O O (O c0 cO CO (O O (O tD CO (O U.) N O M In In In to O N to 2 O O to to to to to to to O N to to to to to to to � O to to to to to to 0 to CO 0 0 0 to In (O O O O M O O N O 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O M O O O O O O O O O O O V wwwwowwww O OOOOOOOOO��O W��m W ��mm ��O���O�Q)O�O)O)�O)000�0)OOO W � > V m w w D ¢¢¢�o¢¢3¢Z¢¢¢¢¢¢¢¢¢¢¢ 3:3:3:w3:33:03¢!-� 3:3:3:3� 3:3:3:3:3:3: zzz=)zzzzz>zzzzzzzzzzz 000,>�,000go200000000000 F- F- F- J F- F- F- F- F- F- F- F- F- F- F- F- F- F- F-- z Z Z_ Z Z Y Z w Z Z Z Z z Z Z Z Z Z Z wwwwowwg�wowwwwwwwwwww U 3: w ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ ¢ Y ¢ ¢ ¢ ¢ ¢ ¢ O ¢ ¢ ¢ ¢ — ���3����0����§E zQQwzzzzzzzzw>-Zwzzzzozzzzw ow,00000000,Zo,0000EOOOOW Z O¢ Z Z Z Z Z Z Z Z¢ Z Z¢ Z Z Z Z U Z Z Z Z Q W w w W w w w W w w w w o W w w w W w¢ W W W W J o O w w w z z o F- w j > W4tw w m w J W W Z o 0 �> z_j W Z >z¢ Z ZZ > J > N UU i ikZF-(no(DF_F_UZ W o>U W ¢�F- v¢ZO¢UJOO wZF-ZELWO In ~F-W F-F-m"T W=LOZo=MF.— <K¢nocoozommmww¢ngZ�=°g 'aw=�F2-F--ga�-(LLL wwwX�LLww¢NwwwO�Q¢QXm��wXXQ���wwz�Xowwpww�_mwp000 ) z Z Z Q U w Z Z 2 Z Z Z Z LL 2 0 0 0¢ w Z Z O O 2 V Y LO Y z z J Y p N Q Z Z Z Z Y O Z z N M m O (O to m O� to O O� � O) n M� M_ M O m� to S M m m O� N� 0 0 N M m 0 DO N O co M O '7 O to M 00 N NNn- ��NDO��MNN� L, � C2 � d� m, V da. ,m, N0�0� d�0�ON 0�0 McN��toM N 04 i ¢ W L)w LL2 w Ew w QO U Q Q 2 Y 0 O¢ O + ly F- - F 0 In 05 (n w 0 w¢ oU D�jZUw ? F- w D w U w> Q -' z< a -'LLW V) < Zm<�¢LL0zwzw� pZ��Q¢-)U)W<WowOQwo�m}mo22 w WY(nwOQ�Oz�¢owC�SazOvYi�2 Z Z Z O i' pow ¢¢ m J J J J 2 Z z O d U ¢¢¢¢¢ W w W w W w W W W W w W w w w w 000000000000000000000 O U w C7 ¢ F- F- Of O IX w_ z O� 0 2 � O Z w 0 m 0 ¢ J Y Z ¢ O ¢ m W U W co �_ o 2 0 2 2 W� } Z U J U Y w g� 0�)-- v U Z U F- ¢ J¢ w Of ¢ � Z Z O O W Z J O 2 a. O (L W o p Y w Y Z p� Z Z w w¢ozm¢¢J(D ` zoo W zoz00¢¢ ��z�0ZWW0¢ZUJ�ly¢OU¢UO¢WUS aYC)ogz�¢?¢z�Z�zZpUZF-W�WW wWUwXOOOO000WWWW»»>>-<= (D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O w W w W CD W to Ln IT M lOn l�lWn tin U)U)OOiD lD OtCOn tLOn IT O O iD O i� O ip t(On U') ')tCOn to ��OOO iO LO iO Nt(On iD tLO t(On O O to O N OO 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0- 0 0 0 0 0 0 0- 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 W W W W W W W W W W W O W O O O O W O O W W W W O O O W W W W W W W W W W W W W W W W W W W W (A0000 WOOCAOOmCAt'�CAOOIA OCACACACAO m(A (A CA m(A (A OCA CA00(A to CA (Am0 W (AOCA CA a aQaQQaaaaa3aaaaQaaQaQaQQaQaQQaaaa�aa�aQQQQ�wQ Q Z Z z z Z Z z z z Z� Z z Q Z Z z z z J Z Z Z Z Z Z Z w Z Z Z Z Z Z L Z Z z z Z Z Z Z Q w Z �0000000000Woo3W0000 0000000-ooOOOOUO0000000�ao F-F F- F- F- F-HHHHH JF- F-HDHF--F-F- r- HHI-- F- F-F-F-' F-HHHHH JHF-2HHHHF-(3()� Z Z Z Z Z Z Z Z Z Z Z J Z z Z m Z z Z Z Q Z Z Z Z Z Z Z Q Z Z Z Z Z Z J Z Z O Z Z Z Z Z Q3: Z W w w W W W W w W W w W w W W D w W W W w w w w w w w W w W w w w w w a w w w w w w w w m W w M O Cl) w Z S W W Z w W 0 W Z Z a> W Z UJ Z W > w 5>> Q Q Z Q w o z Z W m> Q�0 U) (A �fndfn0(nF JF-QZ >F-F- mF->J>mmF-OO�Q O(nZ(nF-F- QO>(L w(n00 J� QSSSOS(nF-(nZw Q(n(nW00(naaa0000(nOOcnoo'�Sa=(ncn (nC9Q= cnoOMmw cli C�A ~Z���ZZ �gr-LLW QN���Q�OV ZO�QZ�oZrnW�XWF- ��g XJowoJWZLL WWWZWWDWYwWU)ZwWDZZ_Q W W WX2NWXWm}pY3-- . NZzZJZznZQOmZrCDJZmzoJJzJJ�YQ-�zozzzoomnZQZwJ—Jm N NNOr- co 0) Ymp� P OOVLL W OO mO CA COMO to N- m -M I - Or- O ON U. P-Wom OO NMOOLDO_OOOMOW00 WVNCONOC,4 ( O O d�N��WLLM OW OOM NOA W AM- -M CONNMNNW cli It 0 W Lo W N_ m 0 C`M') m 0 LO V D LO LO M Lff) f) LC) LO Lo U) LO LO LO L() O U) � LO U) Lf) Lf) LC) Ln LD L ) LO to co Lf) � N LO Lf) LO Lf) LO � O O O M M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O 00 Ln 00 00 00 CD 00 00 00 co 00 co co 00 co 00 00 co 00 00 00 00 00 00 Lb 00 00 00 00 00 00 00 M 00 00 00 00 Lb 00 00 00 00 OD 00 00 00 OD CA f-000 W W 0)a)0)0) LT 0) 0) 0) 0) CA 0)CA0)CY)0)0)0)0)0)0)0)fA 00 CA CA O LA CA CA O) CA LT m O CA m a)(3) CA ¢a 3 ZZ w z►-wZZmgZZWWZZ>zzzzzzZZZZWZzzzzzzzzzzzazzZzzZzzz OCR OOQa)OOwwO0w0000000000 000000000000�000000000 F- Z F- F- S — F- F- U U F- F- J F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- z-azzggxzzwwzzazZzZzzzzZzQzzzzzzzZzzzzzzzzzzzzzz w>wwW OWWWWWWQWWWWWWWWWWWWWwwwwwwwwwwwwwwwwwwww it0�ofaf2W- w w LL Z w w > Z W LU Z W w W W z W > w Z U Z W W Z Z Z W Q W W W> J Z— Of > Q Z wzcouu)iQ> OzcntnC�wQamapaa❑ZC�Q�aZ00a� ❑OXU wwW UDzwoon-owi Q❑,0N O=�gUQQ�❑F-F-W ZF-ZUKOZF-Zc)OZc~_O���N_ ❑❑F-O�_�Urn_wLL _Mc~o>M mOxw�04 �x�poaQ�NwZ�w�pQ_Owwm�pww�zmWCI) wxwuLLpwwww14 ww N Om'7��mYZo� V LLoln U)YZD aY� �NZ_C70��ZLY JNOx LL LWL co m C,) W ZM�� O O O M O f 2 O N O H O W Lf) O Ln N N M O N O m O --_ O O O O N O O N Lo M OO Co O LO OLO O Ma cow N O f� O f- N f.M N� OCD 04 Cl) NCO Cl) O W) O v CD N CO In CO CD V n V (LNONdM 00N V NCD N N CD 00 M'IT 00 —00 NNN00 NNM— N m O O N(L N CD 00 NN N (DN } F- J W F- (if U) F- U) W J w Q w W U) QYw w Q 3 Z of Z J + � + Z O U W 0X F-Q Z F1 J}U oQa ZF-Q g `_`Z J~ Y+ Q w W U' W Q' Q a0, ❑ J Z W wU ❑J co Dz �J =0� OU O=maw U w�p af —O-j W0❑c+=0J ❑wQQ W ❑ V cn}Za(XZ ❑ W Q2} +)+ALL S d' + U ZSS LLQ_>1nF- w ❑❑ m CLMM2 W —QQ Z ❑ W QJO JmJ ❑ ❑ W Z WUJ3 2=02zF-w aw W W SFnQZ❑FLJ W d� a ��J��w W SOOW W W aJ ��zz�❑U❑OO���z��ofQ wQ��Ww>>OZZ��a=0WZwzw>W�zmOv� W } W>ZOF-���Q>�❑� J W U)JOU� )LL W jOz>-irQ—aV,U<n2 <UO❑Z=�Om W = ❑ O w w m❑ J Z S S S N Y cn Z❑❑wo � m Q Q J w J S F- w❑ 0} w Q� 0 0 m U UF-W W W❑ W F--UUU W S W �YYN W W O2ZF-W W wQUUm�UmOUW wZUZ0Zm J♦-w�F-F-♦-Ir F- CO ZZZ❑❑w W Z❑�ZJF-❑ Z U) T T-T WQ W W W W W OOIra IrIr >— ww W W w W Zm0 J22 of Q'Q'F-P -5; Q-n.S '7 J J J J J J J J O O O O¢¢¢ w w w o: Q' D D Q a Q Q Q a a a Q Q Q a a a w W W W W LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL (9 C7 C7 0 (D 0 C7 0 0 CD C7 C9 CD C7 o C7 C7 C7 C7 W(00 woo CD OW CO(DW OO COCO(DWOO (D M W WMW tOCDWMNW COLO W M 0 O Om W(DWW U') to LO to to to to M 0-0 LO to to to ton LO to M U) t() to LO n to to to to to M W M n to to tn(M to to LO to to LO to to O O O O O O O M O O O O O O O M O 0 0 0 0 0 0 O O O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 00000000000 0000 co OD 0000 WCC) M )00 l0 00 M co M M 00 00 OD f) A T T 0) a) m 0) A m a) A 7) 0) 0) 0) a0)0)mmmmmmmm7m W m A m m m m m m O O W O m m m 00 >Q <<<<<,3<g<33<<<<<a3<3<<3<<<<3�w�3 33:3:3: <<<<<3 ZZZZZZZ}Z,Zzzzzz�Zzzzzzzwzzzz�ZZ¢¢JZZZzzzzzzzzz OOOOOOOWo OOOOOOJOOOOOOO 0000WOo�� OOog00000000 F- F- F- F- F- F- F- Z F- F F F F- F- F- Q F- F- F- F- F- F- F- F F- F- F- J F- F- F F- F- F- F- Y F- F F- F-F- Z Z Z Z z z Z z z Q z z z Z Z Z} Z Z Z Z Z Z Z Q Z Z Z Z J Z Z z z Q Z Z Z Z Z Z Z Z Z Z Z W W W W W W W O W W W W W W W W D W W W W W W W w W W W W W W w W W W W W WIX _ W W W w w W W W v 0 Q w U it W W W W N J Z F Z Z M W a W W Z Z� Y Z W Z w W Z Z a Z W Q W Z> H z Z W z Z Z >¢2 W >z Z Z> (1) LO W Z> z > > Z J Z 0 M w Z J a > > > > QaZgZ a> Q i >a QOaF- J0UZ J >ap►- ¢�¢ >¢a maw pzO3: U)U) ~Z W W Q W W ~UUUaOF--) aZ a00<vWO WO azU wzPccoog�10IxQ12-�Z2 W QQZwodQ?ZoQ�Zm:u)NodocDwz>= HQ0QO�pQZZ Z YNNYIwL LLLL W LwL�r'�OK�Zw0W NZa��OW F-�Mj-- W ONZ�ZF- OJM JNZLL� wv m Ma—Y �(q�YNYM tea. W XLLLLJMLLO WLL� W W a'��mwaama(D W a W aXQ0XX�a}Om W—W �XaLL0 U Y Z O Y'� oow cD z w o Z Q LL rn W Q Z wz: W m� Z 0 Z U O m Z O O" Y J z N Z Y Z Y O w w w It vmv oo nv 00 (D NO (n V NOO V L000mco—mm f 0 w w wMLoMm LL M O N ON tT OaN M N n 7) O� A O00 M N to CD U�) O� (�D N O (M OONOOO�V OOO OO N N OONn N M OtCMto(OACOCO toNOt[OM MOM(PM��COMan�O CD N�t0V N(D A(D-0NA Na CN- Nto LO a O C9 F- Q 2 a U) Ir w O a � ¢ W 0 LL w U -i U) Z Q 2 a. U 2 N > 2 J W C9 �OfZ 2 = Fw-tZ _ZU F- J = 0 g z a xs ~ S W w g 2 w w J w a i0 O¢+Wof Q� a 0< Otn J �UU2a(1) ww} a w LWL MJ Ww2U JWU t t QJaaJ} 0Q}W Ww+ _0z � CL + ZO m¢WaQ}Qz �1r �:5w zQ W22mza Uwo��}�Jp w _ J Zm zWZrn ¢O�OQOm2W}VUSWJLLSQ 0Z��QamLL2WF-ZOaJ}J QpO�ZY W-Doom W of(.)— LL�O~ W=OU~ W OZ2F- F-ZZJC9afOw0<OowC9�Q C900(n(nww_>-ZZO o-jwwwaWzwmmaz0(n-)-JWaaU)»WC9J�CoFj)0 =F.ma Z w z z r a W 0 0 0 �_ O N qQJ QQJ QQJ 2 J O J Q� d 2 Q Q W W m P z 2 2 z U` Z W Z Z W Z a' a' W g W W a' W OO W�pQQZ Y JwNNND QO�JJN0LLM>> W W wwi FnW [-L ma Wa'JJF-F- m>mmJJgJJJO0o000o000000mmzzzo ������o:���WQ �0W WDDDD»> ww____ C7 (� C7 C7 C7 (9 C7 C7 C7 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C9 C7 C9 C9 C7 C7 C9 C9 C9 C9 C9 C7 C9 C9 (� C7 C9 C9 C9 C9 (9 C9 C7 C9 C9 C7 C9 C7 O CD w w(D w w w w(D m m O w w w O O 0 nCD CA w LOwO V wCDw(DCDCC')wmwmOCDWMWU)CDW— M Cn to In In Cf) 0 M M M Cn to In to CD co ID In In N M M M O M LO O O V) Cn Cn Cn Cn Cf) Cn In In O In LO N IA LO In In CM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 — 0 0 0 0 CD 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 — 0 0 0 0 0 0 0 0 CA tlD 00 O W 00 00 00 00 00 00 00 00 00 00 M 00 00 00 O M OD W 00 00 00 OD O 00 W W tl0 (A 00 M tl0 00 O M 00 00 00 O M 00 00 O W W[n 0)Ommmm(A (A mCA000000CA00 mmmmOmCA W D)m (A m(A (AOm(AmOOm(A CA Q �3:: 3�33��3����=33� QzzzzzzzzzzzzzzWzzz<zzz �O0000000000000 OOo OOO F-F-F-F-F-F-F-�if��ot-if�- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z Q Z Z Z W W W W W w w w w W w W W W W w w w w m w W W W W � Z Z w Z > Z W Z Z w Z❑> w J >U) IL-1(1) F-JQQ>F-QZZ(n❑ (n (nd 2 Z Z Q H 2 Z❑ 2 F- ❑❑ (n 2 Z Q O F- 0� Z F- F- F-NgXoF-OZ W ZZQF -g=W O��0Oo ON W NO)oO�0002 o ULLe-Z�2IN W of Z w W❑ 2 w Z m m Q w LL W Z x❑ W W Cl) Z-- Z Z W❑ Z D❑❑ O Z- 3 W Z� O W Z Z N Y(n OMN W O(n W W MOYmM�Jm 00 CnN MOCA MN MO M M M O_Cn O _O MQf� N N V e- M N N MN W M CD � N M M M N M(L N M Q Q QQ 3:QQ3:3:QQQQQQQQQWQQQQQQQ w3:3:ww3:33:3:3:3� 3:3:3:Z3�: 3:3:3:3:3: � Z Z> j Z Z Z Z Z Z Z Z Z p Z Z Z Z Z Z WOOWW000000000200*0000 J F- F- J J F- F- F- F- W F- F- F- F- F- J Z Z J J Z Z Z Z Z Z Z Z Z Cn z z❑ Z Z Z Z Z wwwwwwwwwwwwwwwwwwwwWW omWWm0mWWofafW WG�W W0WOftwiWC� 20� Y M it Z J m W Z W LO r0 Z Z Z w W> O > W* w o >CV J Z ZQ(7 Q IrZ Z W Q�F-w ZQ> >Zz Z ❑>U) > W ~O�W QQO¢QU)w❑a❑Q O=pQZ❑EL wZm �f-wZW0z=Z w0E-Om Wv-mMV � o0P }OQMZ Y W2 CD Z}WgOm❑ w❑ Q gNQw�ZQ❑� QJ�mQwzw=n=Zn�2zwa)❑)O aCCR CC')NM O 00 D7 -JOO 00 O OWN V Me-Cn NN NOONOO NNOOIt N Lr)OOCDM- -M V NLOMONNNOLO tNMN Z O H O IL 0 0 O� U U w O U) Q w 0 W U Q 2 O z U Q < Q ¢ w 0} O Z �Q 0 w F j U J Q(!) w (n w U Z< Q Z Q= 2' W Z Q Q Z J Z - Q❑ U F- Q U Q q Q Z S M w w1'Q�Z J (n ++ + LL Q❑ ❑ U)� ix W Z + J w— a U J U W w20�00Q wLLZ❑ 0~ ❑m JF-= W Q +LLJ ❑ + J w2l! W -)-)Z❑ WW IQX0 + W JowwwU Q2O-1 J0(n>-w ++ ww >=�Ow� 2�F-JS�Uozs OQY❑2w2❑� O (9Qw 0zz O>-Q❑T_'SQLwNZONwTawzNoz0=w=Uw _ WUzQQm wmo ZOOZ W W W W W }OOz W❑=O' J� W YOLLLLJHOOW QOW QozmmoowwuOOSUw 3NN ������ ❑ rNZ;e ❑ C��C70��J�WOOZOF-YW �of U�� 0F�Fwwwww�-jwY�oJom��QO<m�❑o�����FRcrR3ZTDDD °O=E4wwww>-< �Cn Cn 0n-F-F-F-F-F--mUJJJJ���ZZZW'd'>�❑❑WJZZZZ� ❑❑❑ D❑ » »>3: Q Q Q Q Q Q Q Q Q Q Q Q Q W Q Q Q Q Q Q Q Q Q Q Q Q Q W W W w W W w W W C7C�C�C�C�U' U(.�(.�(.7U222222222222222222222222222222=222== 0 0 0 0 (n 0 LO LO co (o cO 0 co (O (o LO (O N co (o (O cO m 0 co 0 LO m LO 0 t0 0 co o cO (O cO cO (n Cl co co LO LO LO m CC) (O CC) (C) CO (O CC) CO CO CO CC) l0 CC) CC) C) CO Cn N CO CO CC) 10 (O (O CO O CC) Cn CO CC) 0 (O t0 0 0 0 l0 CO In Cl (O CC) In CO CC) CD O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O Oco co 00 co co 00 00 co _ O O O O O O O 00) 00) 0) 0000 ) 0) 00) 0) rn 0)) 0) 0) 0) 0) 00) 0) 0) 0) 0) 0)) 0) 0)) 0) 00) 00) 00) 00) m m rn m 0) 0) 0) 0) 0) 0) 0) 0) 2 0)0)0) 0) 0) 00) 00) rn m N Q U p m Z QQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQgQQQQ>QQQQQQQQ 3: 3: 3:333: 3: 3: 3: 3: 3:3�: 3: 3: 3: 3:3�: 3: �: �: 3: 3: 3: 3: 3: 3: 3: 3:33:3..D3� 3: 3: 3:033:33: 3: 3: 3: -!� ZZZZZZZZZZZZZZZZZmZZZZZZZZZZZZZZZitZZZZoZwZZZZZz OOOOOOOOOOOOOOOOO OOOOOOOOOOOOOOOWOOOOUO OOOOOO F-F-F- F- F- F- F-F-F-H F-F--h-HF-F-H �HHF-HHH HHF- F-F-F-H F- F-UHHHH ZH�F-F-F-F-F-F- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z S Z Z Z Z >Q Z Q Z Z Z Z Z Z w w w W W w w w w w W w w w w w w W w w W w w w w w w W w w w w w W W w W WW w W W W W W W Z o_ W W w Z w w w wZ Ix w U > J > w Z W w Z Z > W Z Z w (n > U Z Q m w Q Z m Z Z J W> Q w Z w > Z> Q Z p >O F-W ZOQ (nUaQ(n(n a>Z a-0 Z J F-> JF-dQQd d F-Z�-<WOF—F-Woo F-m o ZF-D W ZZOOQQ QMOOO W 'TO>QF-F-QF-F-OZZO?. F f-F- SOZOzOQ'OOO W Z0)Enu)of0cli ZYN��z W lz0)�2-00hg LOaowYY�N��`O`-- U) 'OQ'��NkZ JZZ�QppZww�ZWZOWzOZJZZZUZZ���ZOZZOZwZ�OJa�2ZZZZ(n N 0N(n2 W m LL LL Y u) V rM a) co COS-f�N 00It YY m 1- O m NNYv 2 Z� Oco CMO OCNC,ONMOMNM�OMOM MOSO ONOOOO�MN N 0)�M ONNlO Q)� D) CO CO 04 OM(LN�Lo NNE NNNOw a. N N FL M 0 N 0�(O NN CO N N� O 0 Q Z 2 w Q O:D- O J w 0 S w Q J > Q Z QU2(n Q �Q (n J W W N H H U Q Q } U Of 2 w d �U »+Z p J mO ~ (n�FW- + wm -) F- —) 0 w F- + U S (� O F-+ ��-1022 °tS �O Z� °��j w w m0 Zpw0��F_W atSO p W>- W 9"foomoom Yg� ZQ w}QD w��J2 =Z}U)0205 W W Q W LLg pQQp<oM5fn(n�wQQ fn V W QQOYU` m wOOaQQY 'F-YLL W Y OJY O W C9U' QaZZZwO�OW Jm W }w2ZOm }OPwwJCgpp�QF-(nU� W F-w2 W ZmY Om J-��}i��WJw�Qp<w00_wZ22YVr WZW Z2WO�JQJ W U' Z_Z_ 2 QOF-2tn m(nF-F-mN J-'0E-WN0W-iZ<M LLmU�J� SSF-(n>Q>Q W ZJO2 W dpF-F-p202 a'�m�YQ2SJJJpF-W W W O�m 0LLJJJ JJ�(n(n F-2»::)QmpC922ZZZ d' (nU W ww wUCDC�CDJJ JZZ W W>X 0000000000000000(n»»»»»� W F- S J CO CO ao O0v0000c0 CO00000 LoCOm OOCO CO c0 CO 00 CO ON O O O CO 00 OD M m CA CO U) CO r co co Lr)n 0 Lr)0 M O n� 0 M 0 0 0 O 0 0 a 0 0 0 M to M In In l() In to O O to C) M C, C) In � � C) � M 0 0 Lo 0� M O O O O O (0 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O � O O O O V O V O m m m � m m m O O m m m m m W m m m m 00 00 00 0) 00 00 00 00 00 00 00 00 00 00 CA 00 C0) 00 m O 00 0 m m M 0 m m W O)ON6)O)O)m 0) W 0) W W OO)Q)6)CAO(7)O)O)0)CACACACA(A(AmOtA to a) a) O)O)6)000mO)O)O)O)O)O N V 00 0) > ¢ >Q> w >¢> cn Q ¢ Q Q Q Q ¢ Q Q ¢ ¢ ¢ > ¢ ¢ Q ¢ ¢ ¢ J ¢ ¢ ¢ Q Q ¢ ¢ > ¢ Q Q Q ¢ ¢ Q ¢ Q Z ¢ ¢ ¢ Q J ¢ Q ¢ �3�3�����33�w����3:3:<' ��33w�� �33���3�n����m�3� Z z Z Q z Z J Z Z Z Z Z o Z z z Z Z z> z z z Z z z z� Z Z Q Z Z Z W W W Q z Z z z O Z¢ z 000200 00000>000000w0000000WOO�000JJJ900000WOM0 F- F- F- O F- F- r F- F- F- F- F- J f- F- F- F- F- F- J F- F- F- F- ►- F- H J H H E- H H F- r r r W W F- E- H E- O t- O H Z Z Z O z Z Q Z Z Z Z Z J Z Z z Z Z Z d z z z Z z z z J z z z z z z Q Q Q Q> z z z z w z o z YYWFQ-WWOWWW W WMW W WOfOfW2W W W W W WY0w0YWYW W W0uwiu0LL:5WYW WdWF-W w z W Z w Z W O z Z w J> Z Z> z z W W O W W a > ¢ z O> W ��JU)¢¢>F-d wZ J Cn 0¢w Cn�O¢ ¢N�>J>JzU)w~W Q>F-dJ > J Z¢Z_jQn >ZOQvi=tn�a=DOo =QJ W M0M-i< <dQS-i=mNUQ(n=a0) W �a �<--) F-¢ Z¢F-OW �HNO�F-Li C,) porng02ZF-F-F-U) XLL)OF-W MF-�O�F- mmwyzo) 0�����ao-2YZ�.-ZZzNY�o-rn0M<Fx ONzcoM�co���� mo F-WzN�oozzwwzzw 20Z WMORZVMZ �Z¢ZO(nlnOmNZZZO00Z M M N 00O V NY W O�0MMOV Y Om C14 OmY(0aO V N V V ZNCOmOOM �r,m2mN M O N O 00 N CC) (0 O CO O t- Lo N O O M M a0 _N O CO O O O O I- 00 V CC) O O O CO 117 lt)f` O�M�00�NMln V NMN W �O�Otf)NO M Om I[)M V NO; 00 m 0 Orz 0C4 ;: M" NNN to NdN(o0, d O N Lo tN N N00NIn� CO a. P. NNd w m N F- > U D W z H _ (9 Z 00 w ,, Q U (D 2 0 + J JQ z Q 0 U) m 0' Q pr J Z } z O w Q Q + w+_ O J W W z w JO�CnCn YJo� ¢ W W � W)}o W JJ W m_ W } W + O Jfn W _ Y(}jZ WW J �Z� ~mO QZZUo_OOm 'Q __+0w zQ� 0U)0DF"000C70m W gJFxii=�Zg2¢OJQ�ZO-F-Z �: > a.+ =0(Yj>ZF-� W 0 �Z-�pw2zWDo,o>O>JUZ'mUoo( , U)izYQIW 0wN U=>oY¢Q�o U)� pQ000mm�w��WzzQuwi000000000����vMj��Qawwm<wwo�ww =zW0`1YYOOOoLLiQCn`1Z zZZZZZZZZZzW W W W W WOW=_MWD?OWZW ¢~3wo<<<<aQ¢aQawww0000000000000000000QUQUQJQaQaQRQ Uw VAW ,ow w w O (Do to LOCO (D O 0 w O U) O WI-T O O W W (O COO W M M CD CD 0 W U) to N W W CD o to O O O O O O CD tt)UI)w to Uo Uo to to C to to to In n to to O(MUt>UoLO to UoUf)Uo Uo h Uo Uo Uo O to to tf) N to Ih to if) to to V Oto to to to O O O O O O O CO O 0 0 0 0 0 0 0 V O(D 0 0 0 0 0 0 Co O O U f) O O O V O O O O O O tt O O O O 00 00 00 00 CO 00 M 00 O M OD O OD tb 00 00 00 CM 00 00 00 00 O M 00 OD co 00 M co M 00 00 00 co co co 00 00 00 O OD 00 M 00 00 00 O O O tT O O O O co O O O O O m m (n M m (A tT to 0) (A 0) tT m O tT O O O O O m 0 0 0 to to O O O O O O) O >Q >Q> L` � QzQ � ¢ Q¢ Q Q¢ Q¢ J¢¢¢¢ 2 Q Q> z Q Q Q Q Q Q Q Q¢ Q Q Q F- Q¢¢¢¢ Q Q Q Q Q J Q Q Q J Q Ln3: 3:wF���33�������m��������N�3:3-- zz�zzzzz�O-zzzzzz�zzzzzzzzwzzZZZZ¢zwzzzzof¢zzmz 00 00000Q0000<oo>00000000,000000moQooQowm000Q „�wo< U UZZZUzzzzzzz�zzZZZZZZ ZZ ZZZZZZZZQZZZwWWwwwwwwMWWWWQWWwOwwwwwwwwwwwwwwQwwwwwwwQwwww LLj 0 0 *k ❑ co J rl-W m z(�nW Y w zw w z W Z Z J z m > W> > Z w > W W Z J w Z❑> W 2ZQZQ Z>oo- Zwzz> Q w Z z ¢wz ZQFLZ> W > z > U) Z(M•12F- OzQ¢zzfn ❑F-� �F- OAF-f- QMQCnH »Uw¢>mz❑�2 »O=z2(nc9¢UnZO»� a (nQUUUcn❑C9>U�❑aw-j U�co QwF-wwo co v JgQ��2wwww�~�Z0 w(n2L.OD00 kZ�F-rn�NIXZpLoo2 V ZtN Q �— NF- rn OY QF-tnoo� *QW m> ¢Y�Z W xpD<LLZ W W ¢���LL2(Dx WwX W } W �w� W Q�¢ W ��QN W Q2� QQ �❑Z-QZQ.-2 W �ZZ2m❑Y W Q OZzQZJZNZWZ2 ❑ww 2-Z 0 T NT OD It Ohm tf)«)_OzO�M_M_w NFU- m to O m_O OD I- N N w N CD O O M O-001P O N_t`CO V NOOM 00 O Oto O M NOO c- 7O �00 _O OCM OO to NO to M �ONMMMN 000O00 MloO W V NMMNOMO�O MONOM V'to 00 OO to OW r.- W c�N� W(D M-to (D-NdN-w MN��O� 0 W �dNNdN�Ntn N n N N 00.-00 Co-�00N w W w z J W 0 Y 0 Z of z W J Z ❑ Y ? O ti w Ug QwW Z Y ¢ W� F¢- J Q❑ N I Z LL Z U) F- 0 Of 2� N ~ W W ¢ wO �ZQfn¢ Zg W0 (� m O J mQZ (7 wm�O ��O j�Q QJ p¢ Q+ mzJ❑¢Z Y >Q� RSQwQ z QZ m 2++ Z JJQ Z J O—w�—¢ ❑ JS¢ Yvzz2 ¢❑_+SzO UaJOmO Q JJw�z W ❑Yw�2OJ2❑ W-i _j co a. �02 + O:9 J>C9 fnZ~m �azoZ x wo2�0 2>-i =;Qm} + Y—¢❑—ZJm�Y-)}YZ��J (�¢SQ UYgQ JW Q F- ❑ Z F- 2 U¢ J J>¢ O¢¢ O� N W Q Q Q Z❑ d 2 > +— LZ m< �cn¢z m-,ozw< ¢ �� -Owz ww<wQ2a Q m _¢ JO_ ± Q 2 ❑ Q> > W ; Q O W Z Z w S� J❑ ❑YD�Q(70Y Zw���¢Z� dw ❑ W YJ zmwwm(nQlnZ��Z(n❑w2U❑ Zzfn� U O Wwwm❑ W U W of mO Q m m— Z J Q w w - O o 0 J Z f n❑ 2 Z Y C 9 Q �O f n of Z 0 o of z ww-jZZWOf � 0r->-ix ¢¢Q�"'ma�Owa-(5 �w�g-*—i N< =2LLU-m �g�2 WwWWWwWWWWW2222��ZZZ'zzzz00000gftE�» »� Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y I1 w+' %W In 0 LO 0 LO to LO 0 0 0 0 LO 0 0 0 to N to LO 0 0 0 to LO LO 0 0 IT 0 LO LO 0 0 o 0� LO LO LO v LO LO o o LO LO 0oo0oo0C)oC,C,C)0000 OOC)OCDO0000 OOOOO Oo0oo0 oov Oo rnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn rnrnrnrnrnrnrnrnrnrnrnrnrn ¢ 3 ¢ ¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢ 3:¢¢J¢�¢¢¢¢¢¢¢ ��������3��3�3���3��3�3�3�333���3 w�3F-3:o�: 3:33:3:3:3 z z z z z Z Z Z Z Z Z Z z Z Z Z J Z Z Z Z Z Z Z Z Z Z J Z Z Z Z z j Z Z Q Z z J Z z¢ J Z z OOOOOOOOOOOOOOOO OOOOOOOOOOF- OOOOO >00U00 002 OO F- F-- F F F F F-F- F- F-F- HF-�F-F- F-F-F-F F-F if if F- F-HF-H JHF F--m o�HH zzzzzzzzzzzzzzzz¢zzzzzzzzzz¢zzzzz JZZ3:zo¢zzU¢zz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwww¢www F- w w * 3 w w z w F- ww z co wZ > Z w ozz U) Z J >> W U �� Q H >Z Z ZZ Q F-�>F- Zn JaJ W W ¢¢ ZZ J >F- F-¢O OF-OJJ J w�(np¢U a2a-ZZZZF >F O<na ¢U) wF =JCn0F �F U) as aW U) zo Qa Zp~i=F F oOWQ¢Inowm w=Q w ka=OZQZ=z_Z=W F-mwd~ w°o�UZw 5�rnUUmmF-00 Z¢UicD`r�DZNF- � cD2k����r~i�0��No0mVn Wm�v¢gF- ww� W W LwL lwl m¢ PZ=NNN �2z W W k�Z�(n��m}mow W W F-N W0wLZ�=Yof U(nZ00 LL W LL W� W XXagzg co W Z¢^¢ W ¢¢ W wz W mN W ZU)L- O v ZZ" U p=ZQQ�ZU, Z¢zNZZ J2 2Z2oZ0aZ¢ Zo 'OQLYZ 00 Cl) _— — Cl) N m m It CO O (D 0) — Cn CD N O_ O 00 LC) N N O h 00 Cl) Cl) N O m 0 �? Co In M N N Co Cn N N V) V) Cl) OMD O O O N N CN O lt7 (O �' N O O n N O Z M N C`N7 N 00 CmD N M M O m 0 M0000 LO co N00 f- N co Cl) Cl)S 04 V mCN NN-0004 WCDaWLOM H U O O = z W mQ J Y F? J¢ QQNN + _ } Z 0 w J w Q¢ U W � z Q Q J ¢ + o W S To Z J Q 7 U ¢ J J Y+ U U? Z W ¢= U+ F- z z-)>-¢U¢w aJ �pz 2U wo w ¢ O= Q�Q W W Z a' Z W J Q U + _¢ J m Z U z J Z w 9 QQ Q w¢' O w O F-- W 2 W z a o Q o p J § w� W o w w >JU' UYtn��¢ + ��D2 W H� Y+0¢W¢¢OF Zz(n JUW OQZF-F-(nW 22}lnwWcnl-Z za' zazaa W w�Ow o �witz5U¢p�zZFW C9¢ W(9wgO�}z�tnm0-�OJ ¢� www0w}-'J?OOJOz�F-z N�zwwwpcnc wwo =W Fmm000 W CCU` oww<UQ2 W Z)} W= Jz�z----Z 22222zzzzzZa W w>YJzaF-V OC9g-J0<nz �ggg��ggggg�ggg2JJWWWWJJJJJJJJWW� F- z w N Cn d w Oo U F=- z Q U d ¢ _ ,S¢LLa Q a p U Z� w w w WJ z �=go-m w mWZ} mQ2W���-i W-'¢¢}wC�C�C�ZwowF- SON='�zzzzOaaF- ZZF-»OOQOooQo J J J J J J J J J J J J J CD CD (D 0 0 (U (D CD CO 0 CO (O CO Cfl (O O CO CO Cn M CD CO O N CO O w 0 0 CC) CO CO O M (O (O O CO CO Cn 00 (O (O O O O � t l[) o t[) C!') 11i 0 0� 0 0 In lli � O 0 in l() In M 0 N M � 0 CD l() l() l[) lD tf) to N t() O Ul) 0 U) LO to lC) to In ll) M W ��� W W ����0000000000000O OOOCO OO OO OD 000000000000 OOD OOD OD 0000000 OD tl0000N00000000000000D 00O 00000000000000 O O O O O O O O O O O M M O M O O O O O O O O O O O O O O O O O m m O O O O O O O O O O O m O a 3 z ¢ ¢ ¢ a a a J¢¢¢¢¢¢¢aa¢¢¢g¢¢¢3¢¢¢3 a a¢a¢¢¢¢¢Z¢3¢¢a¢¢aaaa¢ 330333333333333�'33303333 333333333p3w3333333333 zzwzzzzzzzzzzzzwzzzzzZzgazzJzzZZZZF-ZOZzzzzzzzzz O O z O O O O O O O O O O O O W O O 0 0 0 O O U� o 0 O O O O O O O O w o o o o o o o o o o F- F- W F- F- F- F- F- F- F- F- F- F- F- F- U F- F- F- 2 F- F- F- 2 F- F- F- � F- F- F- F- F- F- Z F- J F- F- F- H H H r F- H ►- Z Z> Z Z Z z Z Z Z Z Z Z z Z w Z Z Z O Z Z Z D Z Z Z¢ Z z Z Z Z Z J Z J Z Z Z Z Z Z Z Z Z Z W W¢ W W W W W W W W W W W W W W W W W W W W Z w W W W w w w w w w w W W w w w W W W W W W w Lll Z O 0 0 Ix ** O w z z Q w z w w 0 » z z w w w Z W w Z Z 0 ¢ zH->cj¢ >amW��ZUJ wfnd Z Z jZ Z F-� �Z ¢ 00 a-00>ZJ�npJOv)z¢zZWga¢>>O�Q�UaUOacnacn�-j Wna..3n co >(n aOcn¢ WF-Oa.w0w>U` U' ¢ W> ¢n' > F- w w_ >_00 �_ =(npaM = a a0N2 NO W �OmmF-omF--M¢ 230 r-=No=v Z OOOZ"2 zwZm OLL(n F-� W � W z¢Z NN�O CCD CO NZa Q'�f�Mi� W ZQ~jZ a'CC7�N�C~DN } W X W Z W a¢ W m Z W 2 LL W p a a Z � M� N Z X W J J (rW W �2 W z d' W)-m X W X W W X J Z p Z} Z O 0 W OM��}NZ O wz- m m o¢ W a Z ZDQw>¢Zz Z w Z J a Q Z Q M Z p J W 2LLV=LLM OmM00 Kzr 00N CONOOmO CO 0) 0) m n r- eMNNN-NM(O mNmM W m N MO00O r- O N00(3) C M CD M(M CO O CC) M r0) OCO O �O OCC) O OO _ _�N([0l�N_O�_OM Nd(OONOpN �A 0aO�NNNNdNdMNd "0 U CO CO CO O CO CO CO O N CO CO CO CO CO In 00 O CM O O O CO CO CO CO (O CO CO CO (O CD CO CO (O CO CO CO CO O CO In to V 0 In M C7 In l) V In n n M U.)00 7 o 0 7 fO 0 0 0 M 0 n n n 7 M n ) M M n No lt) In lt) lC) Cn Ln w w m w 00 co 00 00 00 co co co co 00 00 GO 00 00 co co 00 co OD 00 00 OD 00 00 00 00 00 00 00 00 00 co 00 00 00 00 00 co 00 00 OD 00 OD 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 >Q } Q QQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQ�QQQQQQQ Q�����������3����3�����3�3�3:3:m ZZJZZZZZZZ�ZZZZZZZZZZZZ ZZZZZZZZZZZZZZZQZZZZZZZ oo-000000x000000000000g00000000000000�O000000 F- F- ! F- F- F- F- F- F- P F- F- F- F- F- F- F- F- F- F- F- F- w F- F- F- F- P F- F- F- F- F- F- F- F- F- F- U F- F- F- F- F- F- F- Z Z Y Z Z Z Z Z Z Z J Z Z Z Z Z Z Z Z Z Z Z Z o Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z Z Z Z Z W W Z)W w W W W w W W W W W W W W W W W W W W W W W W W w w w w w w w w w w w w w w w w w w w d'd'F-QQd'R'd'x2d'ln�R'Q'Q'Q'R'R'R'Q'2'2'2'LL2'd'd'Q'Q'Q'R'2'Q'd'Q'Q'd'�d'�d'Q'd'�Q'2'� w O U o Nw > z w W Z Z Z W Z Z Z� Q N Z Q Z J OS W >> Z U)U UJ 00J)-F-Zto F-i Cn CnQU d~O<ZOJwwwwwoLLF-Q2Q> JJZZa IS-Hr.- C\lj>O>ox3xaH2wF2-HHZo�H2CD Z za��2HQQZZw12-2p�C=1W �22U)W Q (2(2000~OF-Lo N> PwF- FAN"TNJ(Om (L W ZPNooN0wC) QZOF-F-w W d Z� W Z Y}ww Zw�LL W —ZZ MLL m LL W (n—MO)COLLLL XWWLLLLW Z Z O W Z Z O} O Z Q Z Z Z Z 0 Z Z Z- O O Z n x J W O Z Z w w Z w Z Z m n r m 0 Z Z w w W w Nm LL vm JNO�v-00'v� 0) IT m0..Owo gMLLLL CO In Ov NLO Ce)CO mONMMLL NM OO O OCO O(,- O N�NQ MO LoM r mr-Lo NOOO NCO OO N_O CC) UO 00 CO O 04 CM NMMOr V N0It M1�nf`O•-NN� CO 00 C)st LO 00 CO VU to MM N NLLONIqLL(3) N—N CO N N 00 NNN O1—dNr V V �NMOCO N�-NNN����dN 04 CO CO F- Z) F- } J Q LL LU Q U a J J J w Q H r 0 F- W Q W } Z J Z ~ Q w Z Z W cQ) J wv U) UO� zw +Ww Z J ZQQ W -) W w } w} Q0J 0 QQZ �Um m J J Q Y Z w N Q Z Y W Q 2 p 2 w m > Q Z 0 m=Z�} W Z W+ w� C3wOJ 2 W Y O2F- Q�0 2' wm QLL Q wLLJW_�0Q+��w000�OQ wOCL U} �Jw 0 Oft �°+° oix 2TZ Z Z W Q Z O Q m O Q W Q q 2 2 Q Z w 2a. Q W 0 < QP F- Z+ QO } Z Q J > O S 0 2 0} Q Y w Y 2 it S} U w Z W= w O N Z Z U a 2 0w 12 w N m W Z w J w Q g j 2 S m O 0� } W U U_ U 0 0 2 m W= Q d' O m R m N Q J Y O W w 2 2 U_ >W 2 H Q W Z Cn W_ZJ WUafQO2n000QUUUm U` F40ZQM W YC'O�ZQN(/) J~ w UO R� 3: F- JK� O O j Z Z D Z W T afw w w w Z w O ¢} QQ Z o Q _J =� m Q w m Q Z 0 w W Q WF- 2 w w w Q Q W W J }�UUUUo000UUUUow?QYYJJ�zOaaQU0JZZRlFF-}JJUWUUNQ Q Q U U U U U U U U WOwW cnWWWOIn nWWwoo W WOO W W W In OO InWM h(DOW O W ONO N CO MWWOOO IO (n In In to In In In In 0 N 0 In (n In In (n In In IO U') In O O O O In O In N O In 0 In In O V' O O In O r- Ul) O to In O C:)CD,C:) 0 0 0 0 0 0 C 0 C 0 0 C 0 0 C C 0 0 0 C 00 C 0 0 0 0 0 0 C 0 C 0 — 0 O O O O O tbWWWWOOIY7OOIb/b Ib Ib Ib Ib Ib Ib Ib O 0000 Ib Ib Ib co co W Ib Ib 00 O O O co O Ib Ib co co co OOOOO Ib O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O QQQQQQQQQQQQ3:QQQQQQQQQQQQQ4:QQ3:QQQQQQ QQQQQQQQQQ 3: 3:33: 3:33.-3.3:33: 3:03: 3: 3: 3:333333: 3: 3:3333�-=3:33: 3: 3: 3: 33: 3: 3: 3:33: 3:3:-� Z J Z Z Z z z z z z z z Z z z z z z z z z z z z z z z z Z Q Z Z Z Z Z J Q z J z J J Z Z Z Z Z O 0000000000<0000000000000000�00000,�0 O OOOOO I-- Q Z Z Z Z Z Z Z Z Z Z Y Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z Z Z Q Z Z Q Z Q Q Z Z Z Z Z W w W W W W W W W w w w l w w w W w W W W W W W w w W w W O W W W w W w w W w W W W W W W W W aka a��aaaa22YQ'21r�222�a�a'a'��a'���aaaalnYaln2(ntnR��aa W w w z p w Z J Z W Z W Z Z W W Z O z Zww F- O UzF-HZF-W F-d F-OUZ Z a ZF-QQZ J> Q>w >wo W W>ZQF- fn(nOfnZ(np(nF F-OJ0E-Z(n p>n- zQ�Upd>Q>� F- F- ~zQOZU wQ=p(9pF-=ZSZJY2lnF-n pcn0�=OZQ=o cnZQSN=QZQ W O W ��2>��wZ Q F-ZZZUF-QF--QaF-2W2z=�F-�Q�F- = F-IoF-Z YIO —=Q Q p20N—N COJN�Z—vF-wF-0kw N_ W Y<OO�wg�O�_OO Ja'�M> -)W NXOLL wO ZF-N W 04LU � YNcogcD lrwwwwpw�wQwwwwwwpwLLw=�Qw�wLLitNW0w}Y-iwXQwz�p�wLL}Q W Zz=ZZZYZmLLZZZmZ W Z W Zn`LUZwzwYNZ WZ<YLL,n0LLZ W 0NZ w-3 w p LL (D 0) —IO In O In 0) O N n M V N n 0) 0) 0) M O h n CO In � —N N COOOOCl) OO N_N ONONOV ONM InN MO NO�O OMOOW NO(n N O f-N 00N CD ON N CO NON NN O CO O N N Crr N —M W N O M� CMM N W O In N N N W CO CO M a N N(M COD C(O(OM'(OD' O w } Q Q = Z Q Q Z = Z Q w Q a a Q} U) Q Y O aZOf W O Z = + W= J Z H Q w Z Z LU O' U J ¢� p Z V X p >V O}O W Y 0W-7 JQ Q U Q�UX =C�= >LL LL oZ�� U 0Jp °�pQa ��� + Q� Z ,m <Xa- Qz � C Z O p a Q O w p�= Z W Q w J M Q O a+ cn W} 0 2 a z U W~ a Q a Z Z Q F- O" Q Q O p Q w U Q W D w m w z z O O 0 W Q O F- O pz�UUF-�1n�0 + F=- }aOz�a oppZO� Q°�Iai W �OQQwQQZZ�=LLDO> —ZZ OQw�QzwwW>�~F-�Wp QZO�QQwO=JI'-ZOg. <<0O0 zQ Qw0 O U O < Q= 2< Y< d U` F- W p Q� LL Q O w Q w U` o a F- F O� p=_ Z � Z U J a a Q w J J O Q (� Q W (� W W W W N f n Q j Q S f n f n Y zzz w LL O Z Z Z Z Z Z Q J O O w Q W W W 0 JzO?Q F-F-F-it Of W F-OQ=w n_ �(n (nwcn 00000gm(n F- F-=Q J F-}}} WCn W JJZZzzOOOOafwixw i�Jwaf W W p(nu)>JJJJJJJOO(n>�}�OO»> -)-,OOOOOOOOOOOOOOOOO»>>-} QQQQ W W W W W W W W W W W W W OOOOOO 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2� 2 2 2 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z Z Z Z Z iDLOLOU)0U)U)0000000000In0000000U)0M0NLO00000to0�Ul)LO0LOV wM 0 co ODD co co 000000000000000000000000000000 co OD OD 00 00 00 00 OD OD 00000000000000000 co 000 co GOD co co 000000 a00000 N 000 000 M M M W 0 0 0 0 0) 0 0 M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M >Q Q > Q 3 Q o 3 } 3 z Q Q Q Q Q Q Q Q Q W Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q w Q Q Q Q Q Q Q Q Q Q Q Q Q Q 5 Q Q 333333333�33333333333333�333�33333333333333�'Q33 Z Z Z z z z z Z z w Z z z Z Z Z z Z Z Z z Z Z Z g Z Z Z N J Z Z Z z z Z Z Z Z z Z Z Z w U z z 000000000<00000000000000<-i000000000000OWZOO zzzzzzzzz3zZZZZZZZZZZZZZOZZz3QZzzzzzzzzzzzzwUZZ WWWwWWWWWWWWWWWWWwwwwwwwwwwwWWwWwwwwwwWWWWWWDWW C� w w w0� w af w of z Of Ir of ly ft ly m m W(t W W W W LL W W W z U of w w of w w w w of w0� ly w 2 F- w of w z } w w z w w 3 wU D z W z W jaZ w w U z Z it za Www w Za p CD Q Z W > Z Z > w Z > Z Z W W z > Z 3k (npC9_jUm�0=JU0U(9MZQ=Ua>wC9a>cn=z2Wa IL << p=0(9U>Ucn 23zQ=�aOf-a=Zf-Z=gUf-Z=QQz2QF2F-OG~DQMWM<OOZZZZNZZQPO F- kZa'�� W w3N�f-Y���YQN0I~ W zw0 Of Lo � W W Swc,0) JppNY��ly 2��N afZ (n z��-W Z J 2 w z� Z>- Z� Z Z 2 Z Y U Z o Z Z W 2 Z Z Z "- Z Q Z 3 o o Q Q Z y Z w 2 DGD ~ Z Z CO N COaM�ZJ�COMYMM CO CO OD OD a M N O N n O N to O m O �t M sf 00OY CO MNOM00 M OW M Nt-Cn OO hON O_O Mh0N LOW O NO Of-� O O_M r- IhN M N O O N CO Co)) CO M O CO M I� O N lfi In O M CO In M O CO O V f� M O C j CO M N 40 Lt It N Ne-N M N M(WOaONCO M LO N-MNc-�- N M N L LN N N N M N�� N a N N�� M CON IoM NN Cl) Cl) m U w O =U w O Q C9 7: Q w IL Cl)N Q z i itw Z = N w_ QZ W W W O> _ C) Q N Z W J Q 2 2 a+ U}> �} w w Q F-< + = QQ U Z z Z m + W p + (9 Z) U Y Q Z _= QQa U� Z-j -)Z }Q w LL .6 m Q°6+ QZ Q°� Y�QU OZ LLJ JQ�00 U QO 0�� Q W W Q ��Q J(n fn 0a 2 O >+ J= = O} p D U + U z a w W= = U Q p+ z+- Q Z g ~_=ZYQU�Oz ?(9D.1a' W>2Y >>Q Q=W _j +nQEE �U z Q�UWOZ2 Wp W woo 2 w} Q U Z� O Z w U O m Q Y 0 J —aU, of Z w� m J w W W a w Q Q O Z Z J W 2 Y J J H> O p � m Q L) < U U Q 0 H J < w O Y Z Q Q w Q U Oa. Q Q z (n U w w w w w w w w w w w O J w Q Z Z W> d CQ9 Q !Y g m m Z U Z Z w( af w Z Z g z o Q Z WU` w V V w� }}} >- }}}}}}} m O J QW f'- O z W 2 Z p� w W} W W>� W z_ w w J Q O Z W z W W- W W »»»»»>Q2�>�JJZOwIx>>-wwFQaod >aUUW2U` aU JUUOC7 ZZZZZZZZZZZZZZZZZZZZZZZZOOOOOOOOOOOO0000000adas O OW LOW to CO CACDCOCOCOtnCDCACOCOOCOCOCONCO tD CO OCDtoCp Cp 00 NCO MCO tf)COOCO CO COOCO�cO to U) In M to 0 M to to to tt') M 0 U') O to In t() Ui In to to in t[) to tf) I- to to U) to to to to to to to u) LO LO to to to to N to LO 0000000 O O O O 00 co 00 0000 co m 00 00 OD co 00 00 ao 00 ao ao ao co 00 00 00 00 00 n 00 00 00 00 co co 00 00 00 co ao co 00 00 co 00 co ao 0o co CA CA O O O CA CA to CA O 0) CA 0) m a) CA O O O O O O CA O 0 to O m O O O O O O O O m to m m O O O m O O Q 3 Q Q <<33<<< �3��3�w�3�����0��3:iox <330<3<<3<<<3�<< 0000000VOOOOOtj"oow000�000m0000000o000000000J00 F-F-F-F-F-F-F- F-F-F-F-F-W rF-F-ZF-HHZF-F-H WHHHFFHH2F-F-h F-HF-F- HF-rHH Z Z Z Z Z Z Z 3: Z Z Z Z Z J Q Z Z 2 Z Z Z Q Z Z Z w z Z Z Z Z Z Z o z Z Z z Z Z z Z Z Q Z Z w w w w w w w W W W W w w W W W w D w W W F- W W WOW W W W W W W W W W W W w w W W W W W W ofitOfitOfOf z mcn rr to M 00 N > N J Y m a w w 0 = w W w W d Z d Z Z w > C Q > > z w w ZWZ WUnz> w> > Z W Q Z W Q Q JZwZO Q>m>Q0z W Unto >Za-0E-O W>ZF-ZF-00 F-WJW> QJO00 o<>dN�<j U)< 000�0 OSOtn F-Q U)>Un m aQQ tntL� a. w< *w p Z to S2NQCnF-O OUn 0 Q SO 2 OSO Zp Z F- zzOzZZ W, OF-F-ou) S ZUS SF-�coSF-S�F-SSwSZF-�S�ZZ0>S0 OF�FYIrLL. QNINZW-ZWW �xc~oF-rn�WcM.)��c~oY�)0)(D °)Zc~oY00�QrnN }Q> QLL. OwwxOLL.tnZwJCJ p W 00wwJXwww W M w w}w �Q�ww O<o<—SW Uzzo�w }ZC� Q z ZZOOZZZ� ZzwzQZJzY0Qpcozcn Wp0) f-OCOmI-M�JNCO�pZMONtOhmCOM�tO�[nh000=COOOo�w0Cl) —CO.- 000 V MMtt) ��M M 0 M OO r- NO to NONOMOOO � 0 M M TO O CO N CO Cl) O tf) O CD'ctOO to a OIO O �N M w N� ��O MMWMCOOOCO� C) O fA W toNOMM a)00�nON CO CO N N(L LO MN co 00N NN U Z_ U) w F- W a O w 2 0 m a 0 p w U p 7) w ca Q JO w of > Q U) w S z U Z ' O z - O C� L) U) of Q Z O Q w Q U) W } Z 0 Q w Z W 0 < } + m 0 0 Q w M� w > W W W � w J Q + m W C� O ����a. =Q Z -�� Q zUO �p J U) p 0 pU0 U OJ W'6cn W O>F-> JawM W }) Z p W O[L� 0 ��XM W=U)� ZM QOp �wLL J2'QUF-Q—� QO�pSQJ J�-)O J=Q QU�Yp} �U` Z W J W �J + S�wQNmm JJZU) EE —� UZ F- Q 520W= O w= J Z> p Q2 J p Oin V W Q J w Z+ O-i w W Z U p Y J w OQ z O Q R pJ p E �U�UU` ~UJSfnZ��JQ' W (� az�zJ W Z�� W �— JzU)zO��—Op gQZ F-w�QN�F- (7o0YUzw- ww WYOJQQOzw000000QQ�SQ�dZz� WC7�gF-JwUQzowmmzYUwOcnpmoY}�zLL�zQOtntntntnwou)g>0umo zwo 0 Z Y Y ofU U FtY W p J � uWi 0 0U W W W<<<— O W W W W W WWW W w w w w� w= g 2 a a W w Q J�ly12 W U)F-F-Q�F-»> r.� QQ QpJZZM W W WWW W WF-F-F-F-F-F-F-F-F-000 W aUYp dMmmdmmmUdddddddd dmmdmmd (Law-mdmmdmM(L(LddddMdCLdddCL0- w LOW U) LOW to N o 0 0 0 LO 0 lO 0 lO 0 0 � O LO 0 0 O M o 0 0 0 O 0 M 0 O O 0 0 0 0 0 a 0 0 0 0 0 0 o M 0 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 00 00 00 M 00 00 00 M 00 00 M 00 00 00 00 00 00 00 00 00 OD OD OD M M M M M M M M M M M LMO 00 00 OD 00 00 00 00 M M M M M 03 00 OD OD 00 00 00 OD 00 M M M M M M M 00 00 00 00 00 00 00 OD 00 00 >a } aaa3aaaaaaaaaaaa3�3:aa �aaa�aWa3aaaaaa aaaaaaaaa ���_��3t����3����w❑��� www������ zzz<zzzzzzzzzzzz�zZZxa�zzz�z>z�zzzzzzazzzzzzzzz OOO❑Oo000000000OW2O-OZ�>000>Owo>0000003000000000 F- F-HQHHHHFHHHF-F HF- J�F-l-LL1H JF-1-F-JHJF- JF-I-I-I-F F-H F-F-F-F l- F- i-F-F- Z Z Z a Z Z Z Z Z Z Z Z Z Z Z Z J❑ Z Z O Z J Z Z Z J Z d Z J Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z W W W o W W W W W W W W W W W w W w W W m W W W w w w w a w W W w w w W w w w w w w w w w w w ❑ W Z Z Z No W W Z Z W IL Z W WW coa 0-> Z Z- Z w > z z W W >>U)wz ZZ*k W ZZ W w Za J> J>>> wa >> Z Z > H Z w w > J w z 0 0 v) z >❑ J a a H a a a a cn z a s > > cU)zz <a0 Q�aZccnozj~QZZmQ>O-wo�W~ Zzm000wOaiQ�aOwcnoHp2 z z a Z 2 egg❑o°_=x°�gkg°z°WkWW8)�=F-WZ:F-Ng"rMO�WwkF-W�W�az�'zN w��OQQwwZW❑wYwYQ�MCDQ¢x�_owO>-Zw��U)WOZMLLW�WWLLM 2w2w Z Y Y U H❑ Z Z_ Z- Z-❑ Z 3 LO M M Q Z m J Z Y Z W} a W z � Z W a ❑ Z❑ z OCOOMa'M V MZMYW 'IT ZOf�Om�OhOC��COMO�MOJCD�C�000O_MM� W LO W W OCn WU CO O_OON w_O OO -MMN COO O a W O M_ N O O C- C- LO IT OAT O W OCC)LO N 1- CI O O M O N O lt1 V N O M N O O a0 O o N- M M Co W CO O In O N N C- CO M f\ 0 CO N W O M N ��M-NNNCONMNCO-NCO�� N d NNM CIO NNNNO -V MN CON F- J W_ d Z 0 g o ) (L a } rJ J W U O Z Q a V g V w W Y r Z O W ❑ w 0 U) a Of J W J m O ❑ LL �W ❑ Yw Y W i O Q O a Z a d a+ Z �-�zz a da+w t 0a U)n E0 V�_dWm =W m>: W Q} UW ❑ aUof=DWa�w w -U�H =aWm wQa6�W� xmgowo, m°<0m❑ Um2amga0>EwWJW(10 QoZ Z 2 }J � wW❑nlLUQ❑ > aLwwYJ ly W goa�WZ��QwZQwa O a�mo�w°maF»o°�2o-)(w<zoN000W} W<Z ww�W—w=�O��wJwQOWQUJZ WW ww W ❑5Fww��= Zww�U0r-:g F-Q❑20-Ou>J �JO�wZ�»Qamwwwc9c9=v��zzz}mUw�UnWJOOOOOOOO �g w w' w w D D D - a Q Q Q q9 q9 Q w W W W W W W W W w w w W w w w m U U mmmmmmaaaaaaaaaaaaaOafo ¢wwwwwir0�mof0� 0� 0�aOfwawww OWN nOtow OOc0Oocp cD COOOOOoCDOntDCDMOOOoCO coo CO f�f�OOa0 cD tD c000 0 to O to to 0 0 m to 0 0 n u) to 0 to to M M 0 to O N 0 M m O 0 M to 0 to to to to 0 to u) � to M � to 0)Lr) to to O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O to O O O �m m 0) a) m m 0 A n 0) 0) o 0) OD 00 00 co 00 00 00 0) m m0) 0) T O 0) 0) T 00 00 co co co 00 co 0) a) m A A T 0) 00 00 00 00 0) a) m T T A 00 co 00 m a) m a) O o 00 Go 00 0) 0) m a) Q U Y QQQQQQQQQQQQQQQQQQQQQQ�QQ3�QQQQQQQQQQQQQQQQWwQQQ �: 3:3::: =3: i:OW3:-;t3 ZZZZZZZZZZZJzzzzzzzzzZQZzZ:)ZZZZZZzzzzZwZzwzF-zzz 0000000000:)00 g 00000000000'00J0D000 F0-F0-WD0F0-F0-00F0-0F0 rr-F-F-F-F-F-F-���O�-erj ZZmZZZZZZZzQZzZZZzZZZZQzz Y Jf--���f-►-�E- Fr FzFf- WWOWWWWWWWWWWWWWWWWWWW WWm ZZZZZzzZZZZQZzQZJZZZ� W W W W W W W W W W W W W W W W W Q W W W 0) 00 0 0 m m it o W W W 0 W Z Z W W z N W W Z W W W W Z W z > W > o W > Z W Z U Q Z Q z W m Z O Z m Q> Q Z w F- Z(n W Q F z Q� Z >OZQ Z>F-F-v)— z>Ja IrzQ Z Omm>mZF- ZF-A JUJJZU> QOO F-JOQ(n(n> (n Qa wwn-oOwF-O ZF-W ZQ W (AJ O(nw a=aaOz<00z0W_jWm0(n==Q_= Qw2Z0(nz('p(nln C9>Op0> oa LL �Z�00 co 0)LLOOn�zLLzk0)LL0 0 Z N W zz��g�O Q'�k LLM�� H Q J Y W Na~o LL W N X W w Q W LL Q X Q W w 2' W W w W W N 2 W X (- O W U p W Q w O W w X Q N O Y Q O W W W ZNOzZUZ W OQpO-)M W Z z ,30zz W Z O— 2 Z O W ZOQ W z-QM2�(n�OzZZ M 0NmOovOM Om 00 CD C) Ow co v vLLOm �_ 0MO tT N =_ w(-m MNOY e-(-N 00 NOO_m 00 0W 00 lb O�cM NET V O O ,TM M 00 'T�oNCO(- N CD'IT m0 to OtoOON V MM MCO mto to OCOOOCMto .-OOto aC In ;: MNNMh COW WN—dNN—N 00 tbd co N(DMNNONN�-ONd N M CD �--N d00 0)M O.-e-NN F- } 0 W Q' J d W 2 > Cn U) 06 Z O U) W f- w it W a w 0 w zJ ¢ z Z 0 O J zOf H� QN J W O m 2 0 W —ZwOwpO w W U F- Q W W W W 2(nZ�w zJ Q Z Q } Z V Q Q J V a8 F- J d Y LL' Q OM p g W U + F- Q W_ � W— W O p U o = 2 W U W w W J Z ca w W W Q J= Q W 2 + W> Q ~ Z + 0 �Zw J} Jof 2<U Jd�F- U0 Woo='7� + + -,W M LL 0 W + + zU` U OY�QJ J }gZ=LL ZmO W RZo(sQU W p0,�0UOz�pJ W wQ�p ZQ0<nQ-t W Z W �z W zY�J9JQZQO�O�>Q� W Z W <F-=}Q�>J W05J W 0� ==Zte Q� U �(7� O-4N—W-JQ Qp >Q=F-w UO�=WDa jQ U =000�}Qmz<wwu) U) JW���a�W�C7zw z0<00w e<0<0E-OZ}2U= W F-Qf w M W W J Q Q 2 2 m W W J R W W> O (n In 0 U J Q U U` J a g LL Q� Q p g 0 W W QQ WF-Z W —DUW W W (9(DFr2 W 2U) -W fnfn(nmfn}LLLL>==YCOOZ WOOUF-W 2J� W W 2222 W OJ0Qmmm000 W (7000(n(n(n�x}mLLNN(n(n(n(n(nQ Z00 W WLLU` 20 UUUUUUOwC�0000000000000000000» » » »>}}QQQQQQQQ LO m to 0 LO LO to to LO LO LO U) 0 N 0 0 0 to LO to CO LO LO LO LO 0 LO w LO�� LO LO LO to LO LO LO i0� n LO LO LO LO LO 00000a000000000000000000000r.-0000000000000000000 00 O O tl0 00 O O W 00 00 00 ('O (D O 00 O 00 O O O 00 O M M tl0 tl0 M N (A OO W p0 W O CO 00 tl0 00 00 O (A M 00 M M M 00 Lr) CC) O O 00 00 O CA a a � aaaaaaaaaaaaa3:aaaaaaaaaaaaaaaaaaaaaaaaaaSaaaaaa zzzzzzzzzzzzzazzzzzzzzzzzzzzzzzzzzzzzzzz2zzzzzz 0000000000000000000000000000000000000000<000000 F- F- F- F- F- F- F- F- F- �- F- F- F- O F- F- F- F- F- F- if F- F- if if if F- if if if P P P f P P P P P P 2 P P P P P P zzzzzzzzzzzzzazzzzzzzzzzzzzzzzzzzzzzzzzz�zzzzzz wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwawwwwww 0 0 N Z Z ❑ U J J ik m m W Z Z w z o 0 w ZW W z w wW Z Z W F-F-W Z z w z > > > > > c� c� Z > z >> Q Q Z Q Z > Q W a W Z Z IX W a > J Qaw❑ 1>Z >-Q Z ZZ Z ❑0 W_QZ❑SSQ O z0nO�n ooOm�� (f)U) 00X0U)(n WUOaoQaaaWWW(L<w 2>o❑d❑ wQW�W==SoZ�=~ Nrn�n~o=�=��Z�OO� N wZO(D NNoZWOWpWQYYo0ovZ � LLwLLw NNYLLOLLZ~LL 2NN1Z00ZwwWaYLng00NWLL❑❑WWWWWWXWwWLLW}}LLQXXzggwwwWQZZw❑}Ww❑wXWW � ZWZ U WZWZoZZZWwZJzZZZ� ZOZ--)m W0 wJ—ZwZ CO NOD CO— O❑ m LL ❑ U 00 CN V ONY7 C) O NU) 0 w MIV OMLn CO OD O;w LO0 ON:N O O O7O O N 0w w C)O O o o NON N O N MnM N OaCMO�ONO COnMIt N CMMN CANNLLNOWNNMNALLNNmWNW-NNMNNNdCMCON�NONNO0M�Y M000MNNN —N H Z Cr W 2 U Z i m i a Y j O it Q a Zw� U + Or F a Z J Q'J�w J W O W❑ F-D W S� a Or } F- Q ❑ Ua Z❑2'Z O a= O 0U W� ❑ ❑tea 0 W O2 W tin Q Q~Q O 06 a Z + Z z z LL ++ ❑ w O J Z SY wa}�)Q(n �w< C��H O a O w ❑Z 0 } m� } M Q � a QQ U+` U' W Z❑ Q Z Q J+ ❑ U 2 W W F- Q z + a } O U U j�j cr >zzzOYQ=YSaoOrwJwOm+a�C7J >�WZZ �zaZ J J LL JOUi (rmm L/)CrMW n=LYJ W —S w� <or wJm0W Y—W ❑a�._.w3— H a❑w aoo❑SacrwYaQm-0❑ V ?}LL2<wOWQO > zJQOZ SW W m 2a-� SMMUz2aF-00ll'JJ0 z m�ONN W W �» gQ�d'a WUw❑Yly �OaZmaoW N-Jmawo9JZ�N(rCmWw~wLLHF-~°'mWQOW mYwaaW--J NQnF-ovi❑ zaWw❑WWW❑dZW ❑WJJJJ-WaO❑OOZOWMWJzaWJ�Olx»»��LLF-FrWYYaJJFFF>W 0'� JZZ W LYfnfnF DD>aSSSSSSSSSMm000<m000w W JJJwr :<<w(OO a a a a a a a Q a a a a a a O O O O O O O O O O O O O O O W W W W W W w w W W W W m S S S S S fn fn (n (n N U fn (n In fn fn fn fn (n (n fn fn fn U fn fn fn (n In fn fn fn fn In fn (n U fn In fn (n fn (n (n fn In fn U fn fn U (n m 0 0 0 m o w o m W M v O O LOW 00 m m cc m w 0 m m W n tow Woo 0 m W m W W W w W m W" v W Lo U') Lo in 0 o to o m r- m o o Lo m Lo m M m m m 0 m 0 U) 0 Lo U) Lo Lo ire Lr) to in to rn Lo a m m Lo Lo Lo to o o m 000000000�0000000000000000000000000�00000000000 o au o ao 0 0 0 0 0 o ao o ao 0 o ao ao ao w ao o ao ao ao ao ao w ao ao m ao aD au ao ao 0 o ao 0 0 o ao 0o ao ao o ao rnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn ¢¢¢¢¢¢¢¢¢¢3:3:3¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢¢3¢ 3: 3: 3: 3: 3: 3: R� 3: 3: 3:❑WW33: �: 3: 3:3�:3333: 3:333: 3:33:3.3: 3: 3: 3: 3: 3: 3:333: i� 3: 3:13: Z Z Z Z Z Z Z Z Z J z> j Z Z z z z z z Z z Z Z Z Z Z Z Z Z Z Z Z Z Z J Z Z Z Z Z Z Z Z Z D Z OOOOOOOOO,0J�0000000000000000000000'00000000?JO Z Z Z Z Z Z Z Z Z¢❑ J J z z z Z z z Z Z Z Z Z Z Z Z I-- Z Z Z Z Z Z Z¢ Z Z Z Z Z Z Z Z m J Z W w w W W W W w w w w W W W w w W w W W W W W W W W W W W W W W W W W W W W W W W W W W D W W ❑ Q' } V W CD ❑ J d W ft W W it W S¢ Z Z W z Z zzm❑Z > Jw~ Z ZZ W to W Z w¢z (n Z¢ F-¢ F-»�O�ciz z Qcn❑ F-¢�ZJ ¢a > > >¢F-�0d W wF- v~i¢Z�O jcn¢¢}QwSO �d�QOda�pa>a ❑❑aa❑ F- (L<AO�QC�Wcn>= S W¢ it O¢ H 0 0 Z W> F Z�} S¢ S� S S ►S- Z S¢ ►S- v W g g S S Z H w F S Z W Z w Z Q ¢ 14 r— CC � W W NQ'WJf~D�CZa~O�N�a~o¢�*Ny`eC~Orn�MmNG~OOwNR! W oml-� wg�wZQwQ¢�ZJailwawcwn ewwww❑�2wxw�-Wwaf LL LLwg¢���w z m Y z >- d Z❑❑ N W ¢ Z 2 Z � J z Z Z W i¢ Z O z `1 Y Z Z— Z Z Z❑ W z m S W M e- Z Cl) .-J to O w N__O �m�= 0) Me-��CO 00 On N0CE7m�WN Lo V Y�MO� W MnOMLL 00 O to M 0000 M M I-to0 CL7 NOO OOM V'O ON OOmW 0m OWO OM'7 00 O to�hNN1NNN C4 N Vo I'- M 00 NON W N N COOct O NOCO V. Otn V Oao OaO� COOK V OM—m Cl) CV W NN��nNN�CONON ��-CONNN� �00N a.N—N NNON�NNf�Cfl N�--�OJ��N Z J J ¢ S W W ~ m O W a w W W U) W F.¢ Sla U` W U) ¢¢ NU), z W W Y ~+ U B U J = F- J� Z❑ 0 co4 Z W W Z? Q 0 W� Jjr W- Z m¢ W w H= (9 W+ W U` W W� W� U jW_W �ZW� Slj� Z� ZZ (n =¢wp�/jQ� U W ¢❑ ZZOW O W �¢ (+ W J� U� W <FDW>Q-Z2}J W W + Cn J¢¢>ow W Q'UQ' -U)W W In fn¢¢a3 �❑� J_o8Q � ZZSa'¢z¢(n0 + W � W Z ❑ w� ❑ OZg w 0 Op tY OF - of W Y¢ FR F-¢ W LL 0 J❑ LL} W Z F- Y 2❑ J O W� Z❑ _y U W O S z O+� U¢❑ w Sz❑ Q❑Nwoi <WaOWU)❑<(q Of+ z�C�¢¢Z�w-jzZ¢C�QU�W2cnZmW O¢W> S U w m Y Z 0- z U` d d > W 2 LL M W Z U m W m¢ U > m Z❑ Z Z Z W OU w �O Z Z ZO O¢ C9ww~ Zpmz�¢❑it0OWC����YYa0-CCW W(-000 00WW0Z2W0irW} < o z w 2 a< o¢ U S S S S 2 S S S 2 S S S S 2 W ¢ Q W Ir W W W O O U` Z W IY W W Z W uWW Y ¢U❑-0}HHHf=HHF_F_F_1_h F_ F_F_❑O¢=Y JJ2 W W KF-F-¢¢¢¢¢ W W W UwwJ22zzz�222z00000000000aaaaaaaa m N toO m OIO w O CO CO LOW O to O 0 w In M N w -It CO CO w w cow O O m M to w w O w O w r-W w w m mw to 'IT to tO to m to O to tO to tO to 0 to Cn CO to to w O to �T to tO to to to tO to to to In O 0 In to tO to to r- to m to Cf) to to O O O O O O O O O O O O O O O O O O O N M O — O O O O O O O O O O O O O O O O O N O 0 0 0 0 0 C70 (70 a000 W OOC100000O OC1D 00 (10 (10 aDONOOO W O(7DO W C70 aDO W tb tb tlO CID Cb O(70 CO CO (10 C>D 00OO W O) O) O (A (A O) lA O) O O) O) O CA (A (A CA CA fA lA lT O O) O) O) fA O) lA O) O) O O O W (A (A O (A (A (A (A O (A O) lA O) lA lA Q U < a¢¢Qaa�aaaaaaaQQaa>waaaaaa<<<<<<3aaaaaao<<<<<< Z Q Z z Z Z Z p Z Z Z Z z Z Z Z Z z Z x z z J Z Z Z Z z Z Z Z Z Z p Z Z Z Z Z Z w Z Z Z Z z Z 0 OOOOOJ000000000000<0k0000000000J000000=000000 z Z z z z F-- F-- J z z z z z z z z z z z z W z¢ F.- F.- F.- z F.- F.- I-- z z F.- J z z z z z z Y F-- z z z z z wwwwwwwwwwwwwwwwwww—Owwwwwwwwwwwwwwwwwww<wwwwww Of Y of w w w w m w of of of w w w w w w w�: w w N w w w w w w w w w w m w w w W of w O w w w w it W C) v p w w p CO z O z k W N z w w W W> W 2 W w Z W z w W Q z > ZF-�a> W W W W Z Z U >N W QZ ZJ Z Zz Q Q U)Q-W<O< ZZZw w ZZ wZ Qwz F-W w W F- J Z W ZOZJ F-HF-> W JH UH UO wQ>p>�>F-(ZUwOmw Npw0 Fo0 0 W w�awUUQSmv�awcna ¢m W CD Z F-0000 W v UOF-Z W c) 0E-w tOpO0 Zwcc,)F-F-MO00�WOF-ON_ F- t Z_ W wpm 0 00 m 0 O W Z W W w Q W w z W X p W LL X O p m LL J m W W W W Q Q m D W W m W W x g Z X of Q g` Q W} z—_ Z p Z Q p Z O W Z W O U W Cn W O Q Z Z Z Z O p In Z Z W Z Z O Ch m p O W= V OUOJ MNe-Z W a--=CnU)m0N�mcrCAOh_Or-U.)0m0(O�_M U)Nu'MNmm �mLLO toMOn V CD "t OOhCO OO M_ cMMNhto OMOO w NO tO _M O� O)O V (A I�OCO�NI�N V On NOtn (A ON�CA Or-ONt70 O CO tO to In N N N Ntn COOOv OO(A Nw otN— N— NCID r-N CO CA N w � NCO w l OD NNMN--00—CM NN O)NN ww f�wO,— U Z_ 0 U w w Z J w w 0 Q J Q Cn m m 0 p W 2 Q Q ( U J Q Z J F Q w w Wof } p QQ W Ow C� w m z = Q U W}2 YW z w z w (9 U Q > Z W W Z Z Q W> 0 � Q w J w J N U W = z w o+ m wn : M W w W w + � w W O} _w Q} J 2 Q } w z U+ W~ F- N J W U 2 Q J 3 W 0 _ 200 } w U z J Q J p Y W J W j w Z Z Y Y Q p} z+ F- H Q+ Z}} W U 2 p W Z 2 a z W< W �m�JQY�0m�mJw,cnZZZ �QQ W UZZLUw}wz=QQm wwZ�LLw0Qa=2 w w� Q _ O OOzz Z >JwJaO OC92>p www>��Q JYZWNY200MO>OCR(GOOF-�F-O�W�aQ�p�C�C�ZEL 00ww00}OZ p0� wOw�w W DZzwZZZZwww�UY(n-2dzzww=F-F-wZZU` mU` <ou)Zw� QJ:5<w JJYwQSJJ W W aaQUa W F-0Q}»aa0 W W JOw�zzw W wzZ= Zw U=zzwF-QLLwww»��� W Z�OtiYJJ �UF- m p p U 2 w Q Q Q Q Q Q W w w w w w W W W w-j 2 0 O w LLJ J J 2 2 Z Z Z F- 0 0 0 Q Q W W W W W w w F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- p p p p p p p p p p > > �: 3: 3: �: 3: 3: 3 �: } U)(1)m(j) (1)U)mmmmU)m(1)U)mmmU)U)U)(nU)mmU)U)(1)U)WU)U)U)U)U)U)U)mU)U)(1)U)U)U)U)U)U)U) CO O O CO CO O CO O lfl In O N m lCO CO a CO 0 CO CO CD (O CO LO In lCO CO CO CO CO O � N m CA t� O CO CO CO (O CO O (O CO CO CO CO CO CO CO 0 to to tt7 � � tf> I7 0M M � � � t!) 17 I() 0 0 O 'IT to O O M M M LO LO to t() N C17 M LO LO LO to In In O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O O O W O W O W CD W �MOMW MOOOO W M0000MMMOO W O W f�MMM WG0000Oa0OOOOOOMM a QQWQQQQOQQQ3QQQQQQQQQQQQQQQzQw3: QQQQQQ3QQQQQQQQ 3:3:03t3:3:3W3:3:3:w 3Dw 3:3:333:3:w���3��3� zzwzzzzwzzz::)zzzzzzzzzzzzzzz~-m::)QZzzzzzazzzzzzzz oo<00000000W000000000000000zo'�W30000Oo000000000 F- F- F- F-F-F- F-F-F- JF-F-F-F--F-HF-F-HF-HH HHH-F--R J F-H HHHHI- mF- f- F- HHF-F-H Z Z> Z Z Z z Z z z Z J Z Z z z Z Z Z Z z Z Z Z Z Z Z> Z w J Z z Z z Z z z Z Z Z z Z Z Z z Z W W W W W W W Q W W W W W W W W W W W W W w w w w W W O W Q W W W W W W W W W W W W W W W W W O2 Lo W W W N W z Z Z * w z W w W Z W W z U a> Q a > p Q z > O Z Z Z W a Z of Z Z> F- z Q> W Z Q> z > U) Q � Z Q Z Z Z >> > Q(nF- JOZQF- Z(q0 J Q JF- W� W F- U UU WOJ QF- Qp0SSZwUS�U)>(9 0E-C9� �rnQ�SZ JZOF-O ��Q JUa JSQC7aa(/) 0 U)ZMF-F- O�Fly Of_-� W a_oa W X<F,-OSF-OaOZiC w)wwQF-woQSSQ LOUZF-SZOF-QZ w 0)Zp W W Or a'w Q�M LL LL�SNLL,Z�oZ W Z00%W W W L04 WL MS,�OD ZMZ�tFAZ WZ��c~OO��-+ p � W W Q m 2 W X W O Q X LL Z) of W to z W W Q p N N LL X N X a W W S W p Q W W Q W ly �w0,ZZ2Q�ZQ-��SQwIn=Z��, JZZOZM=LOWOunu�mO�ZZ�Z�SZZwoZY r N'IT et M CO N_m01:O m O O O (qL—O O m� MCT] O V f-OMON_ V M O t` N O M O (O O N_ M M M O In In N O O O f� 00 OD O O Cn N_ CO O O_ rY N M m0r-CONOOO�pMO�Q COS h(O N � CMMM V (O CO f�I�OQMCO�QOCO IA (A 1�O V CO (A �CANNN—CA Na N �R NaM�(n N CO — CANNO— M—COav Qi - a CA NNO COr NCM N 00N CO Z Q J Q Q D J J W M > c S F- Q m (n N Q > m Q W W ly Q � A 2 Z �S�U) p Z W F-0� �Zw LLJ c U + m Q Z S a, w Z W Q > m W- N U Q Z J 00 gU' C�00 O�FW-- + 0 J mJ= � a0 ��?�zS wo(D J W ow 3 U)zz QUr + S w Q W of ~Z0 �F- SZ<0w � W ww } W Y.s(7 ZZF-OOZ S�� In W J+ w~OZwQQQ W w>0 W Irw W of �QU)S� w OYYDZQWm<o(tm Zzm< Wz�QQpY�3Qa5-j z-w mU` U` � W}WZ -ALL a S Q Q - Q W z Z Q- i Q JLL — QCnCnp UQF-3Z W W YZ W �Z2QUJ000 W ZawU' M S w Q a O O Y 50< 5Z W w OO>-Rz=_�wQzzOaaaFYo >ZQQQa damn -F- m 220 =�=w0Q~� W Q 0 Zm �Q (n<<CLCLQ-w W i- Z QZ J- wwww W tnU 0_a'ZJ ooJJgwOUF-C7Q �Q W OOOOw0Z���� ���aa�± oo W=�Ng���=U2UaamJZ W»USZZzaWF-F-}}}}WNQ-OOOOOOOOa>>mF-J 2owwwD�� > N N Q Q Q Q Q Q Q Q Q Q Q Q Q Q w w S S S S S S S S S S S S S M w - -2-2-2-0 0 0 0 0 0 0 0 0 (n W N F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- (o co co (D CD (D rn (D O O O 0 o CD 0 CO m m co co co CO ro (O t0 O m (D co CO O 0 O 0 ro (D N 0 0 0 O 0 0 0 (o 0 0 N M a 0 0 LOU)0 0 0 (n 0 M a C, C) C) N Cn a too (C) 0 0 0 M Cl M In to C) C) C) C) C) Cn N C) C) 0 0 a 0 M 0 0 0 O O O O O O O O O O O O O O O O N O O O O O O O O O V O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 >Q > >Q Z a QaQaaaaaaaQagQaQ°ZZQQaQaaaaaaaaaQaQa3QQaQaQQaQQ 3:33�33; 3:33:33: 3: 3:-3: 3: 3:g3: 3: 3: 3: 3: i�33: 3:033: 3: 3: 3: 3: 3: 3:3=3: 3: 3:33: 3: 3: 3: 3:3 zzzzzzzzzzzzwzzzwzzzzzzzzzQzzzzzzzzz<zzzzzzzzzz OOOOOOOOOOOOWOOO-O00000000w000000000 0000000000 �- �-f-F-F-FF-F-F-F-F-F-0E-F-F-3:f-F-F-F-F-f-f-f-HZF-F-F-F-F-F-F-F-F-OF-F-F-F-F-F-F-F-F-F- zzzzzzzzzzzzwzzzQzzzzzzzzzzzzzzzzzzzQzzzzzzzzzz 0 N Q w W N W Z Z w Z O Z W W J Z > w W W W > W Z Z >>Z Zww 0-Z(U) Z > > > Z Z dQ Z 0 Z-JZJ Z(n0 Q Q 0 (nQ=(9Qa=F-dO= W WWQ- QdC00Q=0U)(nM=QMOd�QJQ�==aQC9 W =F- O ZO W F-Z W2F-W SZ�-V 2Q2MU)MM W JF-Z W M W F-W (DZ=SZQZloF-F-W MZ=pF-OW g OZNd'Z�m W 0~O�M wF-0(~Ow a(~rnNZ�OLL�4Y O_Z_ M Z C~D F-ODOvN�C)F Q'F- Q'OLLI _X W LL y� W QgN W W wjr. wwwXQwwwJ W O W W J W g X J w w} o� W wwFL�Qwm W O(L OmZ=mr-zwz Z W Z W ZOOZZZMZ W MZ W ZmO( ZZQ W QOZZdM=ZQZZw Y W 00 N C!(n-U) Cl) 'T V'M LL w m0�r.-0 V �- w O I- O �_ M mM M o 0LL0 O M w V OOr ON-M_ M NM0NONM CD MN V O NOO_ON (�OOO M CD NO:O F-MOO(n ONW Nm VQON(O V;: w'q'N'COO�w `"I MMw NO�(AN (O(D 00 cMM N(OW MV NMO (n(O NN N N�NU)NONde-NNN'-Ne-NNNN-de- N N 00 (D 00 c'- N N - r-e'-(o c-N 0000 Q W U N w J �_ it (9 Z Z m z W_ LL ZO Z W D W O + Z Z 3 D (� w z (L Q H =U` F- < + N or Q V w F- m m¢ Q Z> J g ¢ m w o w p w c~n o OYO= Dr wa + Q <06 F' z0+ mZZ >0+00O)W F-D+ F- ===M-=ZJ W V �Q >--Z wQaZ_ >YZQ'Q'C�JJ + J+ a=� Z+F-a�(��O J �a>QF-J�3: 0 aaw m D O= a pz F- Uk =WJ O Q—Z a.��-rQ01mwF-WOOWWQpa gzo + ZY=H�-Ozoz -W Q�m} W W F-(U OZO W wU)U) OZQ(tW W mOQ(n QR=OO2OZ_W FjO W J W W>-0 W QO�DYQ��OV }Olwi W J WO W 0af + z22WJ>ZQ' mQ=i� Z�Q JJ}O J�0 W-'>OOw(na �dOYJO W LLw�'ZZZYZO wQQOQ W p� Of QafQmwdz<-5u)F-F-DQ�00dOOm W -jJJ W Qz)wwF-'ZQIXO W F'F->F_aDDaZ)ZZOZ� U m W ZZZZZZZ>OJ(�w—mx W=;=;W m ZZtm2 W OOZZO W W mOZMOOZOOQ W ONQ Q �a�O���O OO =ZZZQQQQQQQQaaQQQW W m F- H F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- O O O O D >> >> >> >> >> >> >> >> cD cD cD co O Co rn cD co 0D co Co 0 cD 0 m m cD cD m O cD O m rn co O cD cD cO c0 It CD v co cD cD O O O O O O O O O O O O O O O O O V) O O O O O O O O O O O O O O O N O O O O O O O O O O O O O O O O O Cl O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O 00 0 OD 00 00 CO OD 0 OD 00 CO O OD 00 00 00 00 00 0 00 00 CO Op 0000 00 00 00 00 OO O 0 O OO co 00 OD O 00 00 00 O 00 00 00 0 0 0 0 0 0 0 0 0 0 0 0 CD 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0) 0) 0) 0 0 0 m 0 0 0 0 0 0 0 00 0 Q Q Q Q Q Q Q Q> Q¢ Q Q J Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q a Q W Q Q Q �3:3:3: w����-3�33����3�����3���3� �33��3 �3z3:3: �: z ZZZZZZ;ZwZZ_WZZZZZZZZZZZZZZZZZZZWZWZZZZZ wZJZZZ O O O O O O O w 0 O O LLO O O O O O O O O O O O O O O O O O O O O O O O O O W O O O Z Z Z Z Z Z Z J Z Q Z Z W Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Q Z Z Z Z Z Q Z O Z Z Z W W w w w w W W W W w w w W w W w W w w W W W w w w w W w w w W w w W W W W w w w w m W W w F- J Q w U_ w Z w w Z W W J W W Z Z Z m 0 > > wZIL F- �ZU ZW Z ZZZ ZZ Q ZZ QU Q> LLNZ Z Q Q cn cna 0 > > > -' w0� YQ 0w> minZ In>>> W F-Q �Oo ><F-fnJF-aUa wa O Q-i- z0wU) U(n(n0�Q0E-JO 3ooNzwFz-Q�°�zo°¢W=F-==0ZzCOza�ZooZ�Q�Q�aZo�_Y>z 7mM: O W OF-00E-H <z :5ON f- Q'_NZZ CD zwWw�0-www¢w-,02�WWWw2Q�XWWX>-XQcli QwWwkwpwOwwOmoww< }zmz� _av)m= >>�0 ZZZZ00—OZWOJ002Z�JMZzYwz wolzzm J NQNO2CO 000 LO 0 rm 00 'IT 00w 0YmCpLLmOm MO 00 M-00 CD(c)I W NOS 00 a cM Iq O CO I7 LO fl- N_ f- 00 h0NOO LO "T N00 M NO_MN 00 lzf Cl) 00 O �_ a0N W N M 7NN00 CM O 1-00 NOOO Cl) CO(D N OO N O 00 �fOOON MNNO f-Oh Ow0�2N00 00 N 00 M-00— O NON CO Mr-�00 N N N N fi e- 00LL N CO a. �fl �NNN CO V NO—NN(n O CO F-NNN J Q Z_ F¢- + O Q 3 ZJ W z Y H Y V ZO ir O Q Qw�F- Cl) O� gN Q� W �LLc_n 3 Z of Z O Q M �s 0 Q+ D W = of Q 2 J U W Q CO w°QZ aU` Xk J F-W Zm } Q QJ Z m W J W O mw J + W mm2 �U J0� =Ucng} W_—J } 09 JZ+=Dzw w<-iJ Y=� ~ _° 20 U�JW 0 J U J Q 2 0 Y� LLotS W 0 m ZJ} W W W— O= Z Y } U O— a J U J� of F-W Z W Y Z Z Y W+ m= + w Z of 2 Q 2�2 YZU021: POUF-_JDW W=QwQOm ZZ2 Jpmtnp W z<<'< Q W wQ UC7 Q�w00 YOU=Om�?www�aQ-:)EN W2wz<,uw O` OZDUZO� W LLZZ W cnOWWW LL O Y Q O > U C9 m Z m W w w m 2 m W Y 2 z 0 w Q w J Z J U W Q J irw z J 222222 W W =U>=YOZZ-i -iJ J J JrF CO Q -2°QJ YO=J J J W W F- F-}U1-1z0wm22m JJ JJ JJ JJ JJ J 0 J Z wn>QQQQQQQQQQQQQQQQQWWWWWW22 WWWY >> J *ftw `40 cow Wco W mWLOW nww'It mWWW W cow WLOW WWWwmcOW0 (Dow OmWWWWm0r-_00 o 0 0 tO tO to to to to 0 0 W 0 to M O 0 to to M to cO tO tO to to LO LO LO O to to to %� to m m tO to LO to N LO to 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 V* 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 — 0 0 0 0 0 0 0 0 0 0 0 0 m 0) 0) 0) 0) to DA O O O O co co co co co co 0) '7 OD 0) 0) to O 0A O O O O O O O co 00 co co co co co co 00 OD 0) 0) a) 0) 0) 0) O O D) 0A O O to O co co 00 co co co 00 co 0) 0) 0) 0) 0) 0) >Q 0 a z a <<Qaaaaaaaaaaaaaaaaaaaaaaaaaa3aQa5aaaaaaa3aa 333333333333 33333333333333333w333D3333333=33 Z Z Z Z Z Z Z Z Z Z J Z— Z Z Z Q Z Z z Z Z Z Z Z Z Z Z Z Z D Z J Z W z Z Z Z Z Z Z Q Z Z 0000000000rO�000200000000oo000wo,Ow0000000�oo F- F- F- F- F- F- F- F- f- H E >- F- F-F- O H F- F-H H H H F- I- F- F- F- t- J F F- U ►- F- H H H H H t- F- zZZzZZZzzzazozzzUZZZzzzzzzzzzzJzQzlzZzzzzZZQzz U) w Z Y ( Z w Z Z Z J Z W Z Z W Z w Z z a. Q Z W Z Q Z m Z Z Q w > > Z W J F- F- H a. �F-F-Q i F-aU F- aF-Z W %F-a JQF-F- >U) CO i J(n Ui(n J J(na. ><U)fn 3:<wJ>wzwF-W >OUw z W <wOF-a.pfnfna F- wwSF-Zpxxp,q�wmF=-►=-F-aOZMOF-W a2ZZZOoMLL>OF-Z=F-ZF-F-OQ=cn Z Z 00 N rn rn N z m W S co Z k 0 Y w x a v Y ~m Y � �� H rn =gwwowwwwxwg ww=FQowQwwzwww��amxo�aw�ww�wwaO'WIT omzz W zzZzou)m3zzowowzozm W ZZaYoQortoowYZzyzzo -zw O�I.-coNr:0a) Dm.-00WLO0LnaontnaLLrnO0aoOOm— 'IT coOMOO'IT 00 oN1� NMO do O000 0a Otna GOON OOm N_NO OtoO N OM O M O O M N N 7 N N N N a. W N N N N— MNMN-NMON N �� V O a. OO O O N N N O NvN v Nv z NJ z a 2 � o w Z) 2 U QQ w z a� z z} c� w= ' w WQ J Z _� U W 2 U Z O Z + } Z Q Q N a¢ Q = z o �cn� w= a-< m �w o LL n� O�2 + W �UOZ) 06 W QZ J W Z3 W OQUJ + In 0 Y(n Q F-W a QoU) U):> + J + Y 2UZa W a2 mZ2J002 W �Z �� 020 Jo=}a W!-fn� wZ Q=a}}a_J� } } JaLL()Q�_..�0 OQw2wOWO�WZUZ}=ZoOVUz(r-jo '_JwwOQw a �o�zwzcawp QOmMmwo2mzooaILZZJ30Z�Oma.a +>U` Z W �J�Nmm YpQQ-22:5< QF-V UO2OLLLLU' U` C�C9U` C�00000U)2MM- wLU nNW U` U` zJ�J�QmQww JQ)ZF- 2H��U WJJJZZZZZZOUOOOOo0o�i(nooZZH»}ww0(La0Z�=_]Z ___0000000000000000RWRO}QQQOOO»>����ww-»>O 3W333333333333333333333333}}}>->-}>-}} N N N N N N N : T A HMENT Address City State Zip OCCUPANT 2430 NE 12TH ST Renton WA 98056 OCCUPANT 2435 NE 13TH ST Renton WA 98056 OCCUPANT 1222 DAYTON PL NE Renton WA 98056 OCCUPANT 1218 DAYTON PL NE Renton WA 98056 OCCUPANT 1210 DAYTON PL NE Renton WA 98056 OCCUPANT 1204 DAYTON PL NE Renton WA 98056 OCCUPANT 1209 DAYTON PL NE Renton WA 98056 OCCUPANT 1213 DAYTON PL NE Renton WA 98056 OCCUPANT 1223 DAYTON PL NE Renton WA 98056 OCCUPANT 2408 NE 13TH ST Renton WA 98056 OCCUPANT 2412 NE 13TH ST Renton WA 98056 OCCUPANT 2416 NE 13TH ST Renton WA 98056 OCCUPANT 2420 NE 13TH ST Renton WA 98056 OCCUPANT 2424 NE 13TH ST Renton WA 98056 OCCUPANT 2428 NE 13TH ST Renton WA 98056 OCCUPANT 2432 NE 13TH ST Renton WA 98056 OCCUPANT 2436 NE 13TH ST Renton WA 98056 OCCUPANT 1700 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1317 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1301 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1931 KIRKLAND PL NE Renton WA 98056 OCCUPANT 1925 KIRKLAND PL NE Renton WA 98056 OCCUPANT 1919 KIRKLAND PL NE Renton WA 98056 OCCUPANT 1913 KIRKLAND PL NE Renton WA 98056 OCCUPANT 1907 KIRKLAND PL NE Renton WA 98056 OCCUPANT 1901 KIRKLAND PL NE Renton WA 98056 OCCUPANT 3133 NE 19TH PL Renton WA 98056 OCCUPANT 3135 NE 19TH PL Renton WA 98056 OCCUPANT 3141 NE 19TH PL Renton WA 98056 OCCUPANT 3140 NE 19TH PL Renton WA 98056 OCCUPANT 3134 NE 19TH PL Renton WA 98056 OCCUPANT 3132 NE 19TH PL Renton WA 98056 OCCUPANT 3131 NE 20TH PL Renton WA 98056 OCCUPANT 3137 NE 20TH PL Renton WA 98056 OCCUPANT 3143 NE 20TH PL Renton WA 98056 OCCUPANT 3142 NE 20TH PL Renton WA 98056 OCCUPANT 3136 NE 20TH PL Renton WA 98056 OCCUPANT 3130 NE 20TH PL Renton WA 98056 OCCUPANT 2012 KIRKLAND PL NE Renton WA 98056 OCCUPANT 900 Ferndale Cir NE Renton WA 98056 OCCUPANT 2018 HARRINGTON PL NE Renton WA 98056 OCCUPANT 2016 HARRINGTON PL NE Renton WA 98056 OCCUPANT 2017 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2020 HARRINGTON PL NE Renton WA 98056 OCCUPANT 2009 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2025 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2027 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2035 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2037 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2013 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 2009 HARRINGTON AVE NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 1 En Im OCCUPANT 2011 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1908 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1910 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1916 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1918 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1924 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1926 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2008 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2024 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1925 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1927 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1915 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1917 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1905 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1907 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 2118 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2120 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2012 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 2110 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2112 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2100 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2102 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3102 NE 20TH ST Renton WA 98056 OCCUPANT 3104 NE 20TH ST Renton WA 98056 OCCUPANT 3122 NE 20TH ST Renton WA 98056 OCCUPANT 3124 NE 20TH ST Renton WA 98056 OCCUPANT 3110 NE 20TH ST Renton WA 98056 OCCUPANT 1910 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1912 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3101 NE 20TH ST Renton WA 98056 OCCUPANT 2010 KIRKLAND PL NE Renton WA 98056 OCCUPANT 1900 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1902 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1822 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1824 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1810 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1812 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1814 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1443 HILLCREST LN NE Renton WA 98056 OCCUPANT 1718 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1720 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1708 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1710 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1518 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1520 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1522 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3017 NE 16TH ST Renton WA 98056 OCCUPANT 3019 NE 16TH ST Renton WA 98056 OCCUPANT 3004 NE 15TH ST Renton WA 98056 OCCUPANT 1508 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1510 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 556 INDEX AVE NE Renton WA 98056 WEDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Nurnbers_x€s Page 2 OCCUPANT 558 INDEX AVE NE Renton WA 98056 OCCUPANT 613 INDEX AVE NE Renton WA 98056 OCCUPANT 615 INDEX AVE NE Renton WA 98056 OCCUPANT 555 INDEX AVE NE Renton WA 98056 OCCUPANT 557 INDEX AVE NE Renton WA 98056 OCCUPANT 551 INDEX AVE NE Renton WA 98056 OCCUPANT 568 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 570 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 574 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 576 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 2813 NE 8TH ST Renton WA 98056 OCCUPANT 1159 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1161 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 3001 NE 16TH ST Renton WA 98056 OCCUPANT 3009 NE 16TH ST Renton WA 98056 OCCUPANT 3011 NE 16TH ST Renton WA 98056 OCCUPANT 1519 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1521 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1526 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 2733 NE 16TH ST Renton WA 98056 OCCUPANT 2801 NE 16TH ST Renton WA 98056 OCCUPANT 2807 NE 16TH ST Renton WA 98056 OCCUPANT 2809 NE 16TH ST Renton WA 98056 OCCUPANT 2815 NE 16TH ST Renton WA 98056 OCCUPANT 2817 NE 16TH ST Renton WA 98056 OCCUPANT 2821 NE 16TH ST Renton WA 98056 OCCUPANT 2901 NE 16TH ST Renton WA 98056 OCCUPANT 2903 NE 16TH ST Renton WA 98056 OCCUPANT 2909 NE 16TH ST Renton WA 98056 OCCUPANT 2911 NE 16TH ST Renton WA 98056 OCCUPANT 2810 NE 12TH ST Renton WA 98056 OCCUPANT 2812 NE 12TH ST Renton WA 98056 OCCUPANT 2800 NE 12TH ST Renton WA 98056 OCCUPANT 2802 NE 12TH ST Renton WA 98056 OCCUPANT 2801 NE 13TH ST Renton WA 98056 OCCUPANT 2803 NE 13TH ST Renton WA 98056 OCCUPANT 2811 NE 13TH ST Renton WA 98056 OCCUPANT 2813 NE 13TH ST Renton WA 98056 OCCUPANT 2821 NE 13TH ST Renton WA 98056 OCCUPANT 2823 NE 13TH ST Renton WA 98056 OCCUPANT 2831 NE 13TH ST Renton WA 98056 OCCUPANT 2833 NE 13TH ST Renton WA 98056 OCCUPANT 1308 INDEX AVE NE Renton WA 98056 OCCUPANT 1310 INDEX AVE NE Renton WA 98056 OCCUPANT 1340 INDEX PL NE Renton WA 98056 OCCUPANT 1350 INDEX AVE NE Renton WA 98056 OCCUPANT 1408 INDEX AVE NE Renton WA 98056 OCCUPANT 1410 INDEX AVE NE Renton WA 98056 OCCUPANT 1418 INDEX AVE NE Renton WA 98056 OCCUPANT 1500 INDEX AVE NE Renton WA 98056 OCCUPANT 1502 INDEX AVE NE Renton WA 98056 OCCUPANT 1504 INDEX AVE NE Renton WA 98056 HAEDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 3 Km m OCCUPANT 1510 INDEX AVE NE Renton WA 98056 OCCUPANT 1512 INDEX AVE NE Renton WA 98056 OCCUPANT 1520 INDEX AVE NE Renton WA 98056 OCCUPANT 1528 INDEX AVE NE Renton WA 98056 OCCUPANT 1536 INDEX AVE NE Renton WA 98056 OCCUPANT 1542 INDEX AVE NE Renton WA 98056 OCCUPANT 1544 INDEX AVE NE Renton WA 98056 OCCUPANT 1520 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1522 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1521 INDEX AVE NE Renton WA 98056 OCCUPANT 1523 INDEX AVE NE Renton WA 98056 OCCUPANT 1511 INDEX AVE NE Renton WA 98056 OCCUPANT 1513 INDEX AVE NE Renton WA 98056 OCCUPANT 1501 INDEX AVE NE Renton WA 98056 OCCUPANT 1503 INDEX AVE NE Renton WA 98056 OCCUPANT 1427 INDEX AVE NE Renton WA 98056 OCCUPANT 1429 INDEX AVE NE Renton WA 98056 OCCUPANT 1419 INDEX AVE NE Renton WA 98056 OCCUPANT 1409 INDEX AVE NE Renton WA 98056 OCCUPANT 1411 INDEX AVE NE Renton WA 98056 OCCUPANT 1333 INDEX AVE NE Renton WA 98056 OCCUPANT 1335 INDEX AVE NE Renton WA 98056 OCCUPANT 2810 NE 13TH ST Renton WA 98056 OCCUPANT 2812 NE 13TH ST Renton WA 98056 OCCUPANT 2800 NE 13TH ST Renton WA 98056 OCCUPANT 2802 NE 13TH ST Renton WA 98056 OCCUPANT 1308 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1711 INDEX AVE NE Renton WA 98056 OCCUPANT 1416 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1418 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1420 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1428 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1430 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1432 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1508 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1510 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1531 INDEX AVE NE Renton WA 98056 OCCUPANT 1533 INDEX AVE NE Renton WA 98056 OCCUPANT 1808 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1810 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1811 INDEX AVE NE Renton WA 98056 OCCUPANT 1813 INDEX AVE NE Renton WA 98056 OCCUPANT 1801 INDEX AVE NE Renton WA 98056 OCCUPANT 1803 INDEX AVE NE Renton WA 98056 OCCUPANT 1719 INDEX AVE NE Renton WA 98056 OCCUPANT 1721 INDEX AVE NE Renton WA 98056 OCCUPANT 1709 INDEX AVE NE Renton WA 98056 OCCUPANT 1711 INDEX AVE NE Renton WA 98056 OCCUPANT 1700 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1702 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1710 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1712 HARRINGTON AVE NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 4 OCCUPANT 1720 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1722 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1730 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1732 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1633 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1635 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1701 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1703 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1711 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1713 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1721 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1731 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1733 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1809 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1811 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1813 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1815 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1817 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1823 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1829 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1837 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1901 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1906 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1909 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1911 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1917 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1919 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 1923 HARRINGTON CIR NE Renton WA 98056 OCCUPANT 2019 HARRINGTON PL NE Renton WA 98056 OCCUPANT 2023 HARRINGTON PL NE Renton WA 98056 OCCUPANT 825 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3024 NE 7TH ST Renton WA 98056 OCCUPANT 2823 NE SUNSET BLVD Renton WA 98056 OCCUPANT 3030 NE 10TH ST Renton WA 98056 OCCUPANT 1013 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1021 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1033 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2300 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 3151 NE 16TH ST Renton WA 98056 OCCUPANT 3157 NE 16TH ST Renton WA 98056 OCCUPANT 1414 MONROE AVE NE Renton WA 98056 OCCUPANT 1710 EDMONDS AVE NE Renton WA 98056 OCCUPANT 3152 NE SUNSET BLVD Renton WA 98056 OCCUPANT 3116 NE SUNSET BLVD Renton WA 98056 OCCUPANT 3116 NE SUNSET BLVD Renton WA 98056 OCCUPANT 3116 NE SUNSET BLVD Renton WA 98056 OCCUPANT 3224 NE SUNSET BLVD Renton WA 98056 OCCUPANT 1409 MONROE AVE NE Renton WA 98056 OCCUPANT 1333 MONROE AVE NE Renton WA 98056 OCCUPANT 1401 MONROE AVE NE Renton WA 98056 OCCUPANT 3112 NE 18TH ST Renton WA 98056 OCCUPANT 3410 NE 12TH ST Renton WA 98056 H:IEDNSPIComp Plan\Sub Area PlanslHighlandslProperty Data\Highlands Map Parcel Numbers.xis Page 5 m OCCUPANT 2017 KIRKLAND PL NE Renton WA 98056 OCCUPANT 3016 NE 15TH PL Renton WA 98056 OCCUPANT 1708 EDMONDS AVE NE Renton WA 98056 OCCUPANT 2025 KIRKLAND PL NE Renton WA 98056 OCCUPANT 3232 NE 12TH ST Renton WA 98056 OCCUPANT 3118 NE 18TH ST Renton WA 98056 OCCUPANT 2007 KIRKLAND PL NE Renton WA 98056 OCCUPANT 2009 KIRKLAND PL NE Renton WA 98056 OCCUPANT 907 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 2302 NE 11TH CT Renton WA 98056 OCCUPANT 1164 CAMAS AVE NE Renton WA 98056 OCCUPANT 1170 CAMAS AVE NE Renton WA 98056 OCCUPANT 2331 NE 12TH ST Renton WA 98056 OCCUPANT 2502 NE SUNSET BLVD Renton WA 98056 OCCUPANT 2508 NE 9TH PL Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1132 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1012 EDMONDS AVE NE Renton WA 98056 OCCUPANT 3401 NE 12TH ST Renton WA 98056 OCCUPANT 972 EDMONDS AVE NE Renton WA 98056 OCCUPANT 978 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1161 OLYMPIA AVE NE Renton WA 98056 OCCUPANT 3419 NE 12TH ST Renton WA 98056 OCCUPANT 980 EDMONDS AVE NE Renton WA 98056 OCCUPANT 3317 NE 12TH ST Renton WA 98056 OCCUPANT 1170 MONROE AVE NE Renton WA 98056 OCCUPANT 3327 NE 12TH ST Renton WA 98056 OCCUPANT 3323 NE 12TH ST Renton WA 98056 OCCUPANT 968 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Renton WA 98056 OCCUPANT 964 EDMONDS AVE NE Renton WA 98056 OCCUPANT 960 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1194 EDMONDS PL NE Renton WA 98056 OCCUPANT 1189 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1185 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1181 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1177 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1173 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1169 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1165 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1161 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1157 EDMONDS AVE NE Renton WA 98056 OCCUPANT 1153 EDMONDS AVE NE Renton WA 98056 OCCUPANT 2412 NE 11TH CT Renton WA 98056 OCCUPANT 2406 NE 11TH CT Renton WA 98056 OCCUPANT 2403 NE 11TH CT Renton WA 98056 OCCUPANT 2409 NE 11TH CT Renton WA 98056 OCCUPANT 2415 NE 11TH CT Renton WA 98056 OCCUPANT 2822 NE 8TH PL Renton WA 98056 OCCUPANT 821 INDEX CT NE Renton WA 98056 OCCUPANT 825 INDEX CT NE Renton WA 98056 OCCUPANT 829 INDEX CT NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 6 OCCUPANT 833 INDEX CT NE Renton WA 98056 OCCUPANT 837 INDEX CT NE Renton WA 98056 OCCUPANT 841 INDEX CT NE Renton WA 98056 OCCUPANT 845 INDEX CT NE Renton WA 98056 OCCUPANT 840 INDEX CT NE Renton WA 98056 OCCUPANT 836 INDEX CT NE Renton WA 98056 OCCUPANT 832 INDEX CT NE Renton WA 98056 OCCUPANT 828 INDEX CT NE Renton WA 98056 OCCUPANT 824 INDEX CT NE Renton WA 98056 OCCUPANT 820 INDEX CT NE Renton WA 98056 OCCUPANT 2902 NE 8TH PL Renton WA 98056 OCCUPANT 2908 NE 8TH PL Renton WA 98056 OCCUPANT 2914 NE 8TH PL Renton WA 98056 OCCUPANT 2920 NE 8TH PL Renton WA 98056 OCCUPANT 833 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 839 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 845 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 851 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 857 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 2821 NE 8TH PL Renton WA 98056 OCCUPANT 807 INDEX CT NE Renton WA 98056 OCCUPANT 801 INDEX CT NE Renton WA 98056 OCCUPANT 802 INDEX CT NE Renton WA 98056 OCCUPANT 806 INDEX CT NE Renton WA 98056 OCCUPANT 2901 NE 8TH PL Renton WA 98056 OCCUPANT 2907 NE 8TH PL Renton WA 98056 OCCUPANT 2913 NE 8TH PL Renton WA 98056 OCCUPANT 2919 NE 8TH PL Renton WA 98056 OCCUPANT 819 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 813 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 807 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 801 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 802 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 820 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 826 HARRINGOTN AVE NE Renton WA 98056 OCCUPANT 806 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 838 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 856 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 850 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 832 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 844 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 3109 NE 11TH PL Renton WA 98056 OCCUPANT 3101 NE 11TH PL Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2924 NE 8TH ST Renton WA 98056 OCCUPANT 2826 NE 8TH ST Renton WA 98056 OCCUPANT 2900 NE 8TH ST Renton WA 98056 OCCUPANT 2912 NE 8TH ST Renton WA 98056 OCCUPANT 2920 NE 8TH ST Renton WA 98056 OCCUPANT 2916 NE 8TH ST Renton WA 98056 OCCUPANT 950 EDMONDS AVE NE Renton WA 98056 OCCUPANT 930 EDMONDS AVE NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 7 cm m OCCUPANT 926 EDMONDS AVE NE Renton WA 98056 OCCUPANT 920 EDMONDS AVE NE Renton WA 98056 OCCUPANT 916 EDMONDS AVE NE Renton WA 98056 OCCUPANT 910 EDMONDS AVE NE Renton WA 98056 OCCUPANT 2500 NE 9TH ST Renton WA 98056 OCCUPANT 2506 NE 9TH ST Renton WA 98056 OCCUPANT 2512 NE 9TH ST Renton WA 98056 OCCUPANT 901 FERNDALE CIR NE Renton WA 98056 OCCUPANT 905 FERNDALE CIR NE Renton WA 98056 OCCUPANT 909 FERNDALE CIR NE Renton WA 98056 OCCUPANT 913 FERNDALE CIR NE Renton WA 98056 OCCUPANT 915 FERNDALE CIR NE Renton WA 98056 OCCUPANT 919 FERNDALE CIR NE Renton WA 98056 OCCUPANT 921 FERNDALE CIR NE Renton WA 98056 OCCUPANT 923 FERNDALE CIR NE Renton WA 98056 OCCUPANT 927 FERNDALE CIR NE Renton WA 98056 OCCUPANT 931 FERNDALE CIR NE Renton WA 98056 OCCUPANT 935 FERNAALE CIR NE Renton WA 98056 OCCUPANT 939 FERNDALE CIR NE Renton WA 98056 OCCUPANT 943 FERNDALE CIR NE Renton WA 98056 OCCUPANT 947 FERNDALE CIR NE Renton WA 98056 OCCUPANT 951 FERNDALE CIR NE Renton WA 98056 OCCUPANT 955 FERNDLAE CIR NE Renton WA 98056 OCCUPANT 2618 NE 9TH ST Renton WA 98056 OCCUPANT 2511 NE 9TH PL Renton WA 98056 OCCUPANT 908 Ferndale Cir NE Renton WA 98056 OCCUPANT 912 Ferndale Cir NE Renton WA 98056 OCCUPANT 916 Ferndale Cir NE Renton WA 98056 OCCUPANT 920 Ferndale Cir NE Renton WA 98056 OCCUPANT 924 Ferndale Cir NE Renton WA 98056 OCCUPANT 2612 NE 9TH ST Renton WA 98056 OCCUPANT 2606 NE 9TH ST Renton WA 98056 OCCUPANT 2600 NE 9TH ST Renton WA 98056 OCCUPANT 904 Ferndale Cir NE Renton WA 98056 OCCUPANT 2624 NE 9TH PL Renton WA 98056 OCCUPANT 2611 NE SUNSET BLVD Renton WA 98056 OCCUPANT 922 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 918 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 912 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 906 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 900 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 2708 NE 9TH ST Renton WA 98056 OCCUPANT 2710 NE 9TH ST Renton WA 98056 OCCUPANT 2712 NE 9TH ST Renton WA 98056 OCCUPANT 913 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 927 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 2501 NE 9TH ST Renton WA 98056 OCCUPANT 2505 NE 9TH ST Renton WA 98056 OCCUPANT 2509 NE 9TH ST Renton WA 98056 OCCUPANT 2515 NE 9TH ST Renton WA 98056 OCCUPANT 2519 NE 9TH ST Renton WA 98056 OCCUPANT 2601 NE 9TH ST Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 8 Cm OCCUPANT 2605 NE 9TH ST Renton WA 98056 OCCUPANT 2609 NE 9TH ST Renton WA 98056 OCCUPANT 2615 NE 9TH ST Renton WA 98056 OCCUPANT 2619 NE 9TH ST Renton WA 98056 OCCUPANT 2502 NE 7TH ST Renton WA 98056 OCCUPANT 2508 NE 7TH ST Renton WA 98056 OCCUPANT 2512 NE 7TH ST Renton WA 98056 OCCUPANT 2518 NE 7TH ST Renton WA 98056 OCCUPANT 2520 NE 7TH ST Renton WA 98056 OCCUPANT 2600 NE 7TH ST Renton WA 98056 OCCUPANT 2604 NE 7TH ST Renton WA 98056 OCCUPANT 2608 NE 7TH ST Renton WA 98056 OCCUPANT 2612 NE 7TH ST Renton WA 98056 OCCUPANT 2618 NE 7TH ST Renton WA 98056 OCCUPANT 2622 NE 7TH ST Renton WA 98056 OCCUPANT 1504 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1506 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3105 NE 15TH ST Renton WA 98056 OCCUPANT 3102 NE 15TH PL Renton WA 98056 OCCUPANT 1500 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1502 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1428 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1430 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3101 NE 15TH PL Renton WA 98056 OCCUPANT 3103 NE 15TH PL Renton WA 98056 OCCUPANT 3110 NE 14TH ST Renton WA 98056 OCCUPANT 3112 NE 14TH ST Renton WA 98056 OCCUPANT 3114 NE 14TH ST Renton WA 98056 OCCUPANT 1418 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1420 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1324 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1326 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3109 NE 14TH ST Renton WA 98056 OCCUPANT 3100 NE 13TH ST Renton WA 98056 OCCUPANT 1318 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1320 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1222 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1224 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3101 NE 13TH ST Renton WA 98056 OCCUPANT 2907 NE 6TH ST Renton WA 98056 OCCUPANT 2909 NE 6TH ST Renton WA 98056 OCCUPANT 2915 NE 6TH ST Renton WA 98056 OCCUPANT 553 INDEX PL NE Renton WA 98056 OCCUPANT 555 INDEX PL NE Renton WA 98056 OCCUPANT 557 INDEX PL NE Renton WA 98056 OCCUPANT 547 INDEX PL NE Renton WA 98056 OCCUPANT 549 INDEX PL NE Renton WA 98056 OCCUPANT 551 INDEX PL NE Renton WA 98056 OCCUPANT 2801 NE 6TH PL Renton WA 98056 OCCUPANT 2803 NE 6TH PL Renton WA 98056 OCCUPANT 631 INDEX AVE NE Renton WA 98056 OCCUPANT 633 INDEX AVE NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 9 m Cm OCCUPANT 625 INDEX AVE NE Renton WA 98056 OCCUPANT 627 INDEX AVE NE Renton WA 98056 OCCUPANT 619 INDEX AVE NE Renton WA 98056 OCCUPANT 621 INDEX AVE NE Renton WA 98056 OCCUPANT 626 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 628 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 634 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 642 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 644 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 640 INDEX AVE NE Renton WA 98056 OCCUPANT 632 INDEX AVE NE Renton WA 98056 OCCUPANT 651 INDEX PL NE Renton WA 98056 OCCUPANT 653 INDEX PL NE Renton WA 98056 OCCUPANT 645 INDEX PL NE Renton WA 98056 OCCUPANT 647 INDEX PL NE Renton WA 98056 OCCUPANT 639 INDEX PL NE Renton WA 98056 OCCUPANT 641 INDEX PL NE Renton WA 98056 OCCUPANT 2914 NE 6TH ST Renton WA 98056 OCCUPANT 608 INDEX AVE NE Renton WA 98056 OCCUPANT 614 INDEX AVE NE Renton WA 98056 OCCUPANT 616 INDEX AVE NE Renton WA 98056 OCCUPANT 620 INDEX AVE NE Renton WA 98056 OCCUPANT 622 INDEX AVE NE Renton WA 98056 OCCUPANT 626 INDEX AVE NE Renton WA 98056 OCCUPANT 2905 NE 7TH ST Renton WA 98056 OCCUPANT 2907 NE 7TH ST Renton WA 98056 OCCUPANT 2913 NE 7TH ST Renton WA 98056 OCCUPANT 666 INDEX PL NE Renton WA 98056 OCCUPANT 660 INDEX PL NE Renton WA 98056 OCCUPANT 662 INDEX PL NE Renton WA 98056 OCCUPANT 654 NE 6TH PL Renton WA 98056 OCCUPANT 656 NE 6TH PL Renton WA 98056 OCCUPANT 650 INDEX PL NE Renton WA 98056 OCCUPANT 630 INDEX PL NE Renton WA 98056 OCCUPANT 624 INDEX PL NE Renton WA 98056 OCCUPANT 626 INDEX PL NE Renton WA 98056 OCCUPANT 2936 NE 6TH ST Renton WA 98056 OCCUPANT 2938 NE 6TH ST Renton WA 98056 OCCUPANT 2925 NE 6TH ST Renton WA 98056 OCCUPANT 560 INDEX PL NE Renton WA 98056 OCCUPANT 554 INDEX PL NE Renton WA 98056 OCCUPANT 2905 NE 8TH ST Renton WA 98056 OCCUPANT 2907 NE 8TH ST Renton WA 98056 OCCUPANT 2913 NE 8TH ST Renton WA 98056 OCCUPANT 2915 NE 8TH ST Renton WA 98056 OCCUPANT 2906 NE 7TH ST Renton WA 98056 OCCUPANT 2908 NE 7TH ST Renton WA 98056 OCCUPANT 3000 NE 7TH ST Renton WA 98056 OCCUPANT 2805 NE 7TH ST Renton WA 98056 OCCUPANT 2815 NE 7TH ST Renton WA 98056 OCCUPANT 2821 NE 7TH ST Renton WA 98056 OCCUPANT 2823 NE 7TH ST Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 10 0 OCCUPANT 2829 NE 7TH ST Renton WA 98056 OCCUPANT 2900 NE 6TH PL Renton WA 98056 OCCUPANT 2902 NE 6TH PL Renton WA 98056 OCCUPANT 2906 NE 6TH PL Renton WA 98056 OCCUPANT 2818 NE 6TH PL Renton WA 98056 OCCUPANT 2820 NE 6TH PL Renton WA 98056 OCCUPANT 2812 NE 6TH PL Renton WA 98056 OCCUPANT 2814 NE 6TH PL Renton WA 98056 OCCUPANT 2800 NE 6TH PL Renton WA 98056 OCCUPANT 2802 NE 6TH PL Renton WA 98056 OCCUPANT 2805 NE 8TH ST Renton WA 98056 OCCUPANT 2807 NE 8TH ST Renton WA 98056 OCCUPANT 2821 NE 8TH ST Renton WA 98056 OCCUPANT 2823 NE 8TH ST Renton WA 98056 OCCUPANT 2820 NE 7TH ST Renton WA 98056 OCCUPANT 2822 NE 7TH ST Renton WA 98056 OCCUPANT 2826 NE 7TH ST Renton WA 98056 OCCUPANT 2812 NE 7TH ST Renton WA 98056 OCCUPANT 2814 NE 7TH ST Renton WA 98056 OCCUPANT 2804 NE 7TH ST Renton WA 98056 OCCUPANT 2901 NE 10TH ST Renton WA 98056 OCCUPANT 2605 SUNSET LN NE Renton WA 98056 OCCUPANT 2611 SUNSET LN NE Renton WA 98056 OCCUPANT 2612 SUNSET LN NE Renton WA 98056 OCCUPANT 2617 SUNSET LN NE Renton WA 98056 OCCUPANT 2620 SUNSET LN NE Renton WA 98056 OCCUPANT 2623 SUNSET LN NE Renton WA 98056 OCCUPANT 2629 SUNSET LN NE Renton WA 98056 OCCUPANT 2630 SUNSET LN NE Renton WA 98056 OCCUPANT 2635 SUNSET LN NE Renton WA 98056 OCCUPANT 2641 SUNSET LN NE Renton WA 98056 OCCUPANT 2644 SUNSET LN NE Renton WA 98056 OCCUPANT 2647 SUNSET LN NE Renton WA 98056 OCCUPANT 2707 NE 10TH ST Renton WA 98056 OCCUPANT 2717 SUNSET LN NE Renton WA 98056 OCCUPANT 2720 SUNSET LN NE Renton WA 98056 OCCUPANT 965 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 966 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 970 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1011 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1154 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1143 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1145 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1135 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1137 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1083 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1081 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1083 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1073 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1075 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1065 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1067 HARRINGTON AVE NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 11 Cm M OCCUPANT 1069 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1050 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1052 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1058 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1060 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1062 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1064 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1130 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1132 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1140 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1146 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1148 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 2601 NE 12TH ST Renton WA 98056 OCCUPANT 2603 NE 12TH ST Renton WA 98056 OCCUPANT 2607 NE 12TH ST Renton WA 98056 OCCUPANT 2609 NE 12TH ST Renton WA 98056 OCCUPANT 2613 NE 12TH ST Renton WA 98056 OCCUPANT 2615 NE 12TH ST Renton WA 98056 OCCUPANT 1170 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1173 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1165 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1167 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1155 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1147 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1149 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1139 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1141 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1131 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1133 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1123 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1125 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1063 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1065 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1001 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1007 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 2601 SUNSET LN NE Renton WA 98056 OCCUPANT 2606 SUNSET LN NE Renton WA 98056 OCCUPANT 975 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1224 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1226 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1228 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1223 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1225 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1513 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1515 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1507 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1509 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1501 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1503 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1429 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1431 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1419 KIRKLAND AVE NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 12 OCCUPANT 1421 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1409 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1401 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1321 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1332 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1334 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1324 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1400 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1402 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1410 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1412 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1420 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1422 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1500 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1502 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1510 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1518 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1524 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1526 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1531 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1533 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1527 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1529 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1517 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1519 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1501 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1503 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1429 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1431 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1419 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1421 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1409 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1411 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1401 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1333 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1335 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1311 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1217 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1219 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1209 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1211 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1144 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1146 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1156 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1158 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1162 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1164 GLENNWOOD AVE NE Renton WA 98056 OCCUPANT 1200 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 2801 NE 12TH ST Renton WA 98056 OCCUPANT 2908 NE 12TH ST Renton WA 98056 OCCUPANT 2825 NE 12TH ST Renton WA 98056 OCCUPANT 2806 NE 10TH ST Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xis Page 13 Cm m OCCUPANT 2808 NE 10TH ST Renton WA 98056 OCCUPANT 1313 MONROE AVE NE Renton WA 98056 OCCUPANT 1309 MONROE AVE NE Renton WA 98056 OCCUPANT 1215 MONROE AVE NE Renton WA 98056 OCCUPANT 1301 MONROE AVE NE Renton WA 98056 OCCUPANT 1305 MONROE AVE NE Renton WA 98056 OCCUPANT 3316 NE 12TH ST Renton WA 98056 OCCUPANT 1209 MONROE AVE NE Renton WA 98056 OCCUPANT 1500 MONROE AVE NE Renton WA 98056 OCCUPANT 1416 MONROE AVE NE Renton WA 98056 OCCUPANT 1408 MONROE AVE NE Renton WA 98056 OCCUPANT 1400 MONROE AVE NE Renton WA 98056 OCCUPANT 1324 MONROE AVE NE Renton WA 98056 OCCUPANT 1308 MONROE AVE NE Renton WA 98056 OCCUPANT 1316 MONROE AVE NE Renton WA 98056 OCCUPANT 1300 MONROE AVE NE Renton WA 98056 OCCUPANT 1216 MONROE AVE NE Renton WA 98056 OCCUPANT 1210 MONROE AVE NE Renton WA 98056 OCCUPANT 1204 MONROE AVE NE Renton WA 98056 OCCUPANT 3011 NE 9TH ST Renton WA 98056 OCCUPANT 839 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 833 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 819 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 813 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 805 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 801 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3006 NE 8TH ST Renton WA 98056 OCCUPANT 806 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 812 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 818 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 824 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 830 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 836 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 842 JEFFERSON AVE NE Renton WA 98056 OCCUPANT 1151 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1153 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1157 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 1159 HARRINGTON AVE NE Renton WA 98056 OCCUPANT 3001 NE 8TH ST Renton WA 98056 OCCUPANT 3005 NE 8TH ST Renton WA 98056 OCCUPANT 3009 NE 8TH ST Renton WA 98056 OCCUPANT 3013 NE 8TH ST Renton WA 98056 OCCUPANT 759 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 765 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 3032 NE 7TH ST Renton WA 98056 OCCUPANT 3028 NE 7TH ST Renton WA 98056 OCCUPANT 3020 NE 7TH ST Renton WA 98056 OCCUPANT 1175 HARRINGTON PL NE Renton WA 98056 OCCUPANT 2814 NE 8TH ST Renton WA 98056 OCCUPANT 1208 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1210 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 1215 KIRKLAND AVE NE Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 14 OCCUPANT 1217 KIRKLAND AVE NE Renton WA 98056 OCCUPANT 2335 NE 12TH ST Renton WA 98056 OCCUPANT 2815 NE 8TH ST Renton WA 98056 OCCUPANT 3019 NE 10TH ST Renton WA 98056 OCCUPANT 3100 NE 16TH ST Renton WA 98056 OCCUPANT 3115 NE 16TH ST Renton WA 98056 OCCUPANT 3116 NE SUNSET BLVD Renton WA 98056 OCCUPANT 1175 Harrington PI NE #101 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #207 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #208 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #209 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #305 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #308 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #309 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #211 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #204 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #205 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #206 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #203 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #310 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #105 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #107 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #109 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #212 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #210 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #213 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #306 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #307 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #214 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #301 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #302 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #303 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #313 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #304 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #314 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #201 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #202 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #311 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #312 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #111 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #103 Renton WA 98056 OCCUPANT 1175 Harrington PI NE #113 Renton WA 98056 OCCUPANT 2814 NE 8th St #A Renton WA 98056 OCCUPANT 2814 NE 8th St #B Renton WA 98056 OCCUPANT 2814 NE 8th St #C Renton WA 98056 OCCUPANT 2818 NE 8th St #A Renton WA 98056 OCCUPANT 2818 NE 8th St #B Renton WA 98056 OCCUPANT 2818 NE 8th St #C Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D217 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #K146 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A101 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #C110 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 15 M OCCUPANT 2300 Jefferson Av NE #C111 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E222 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F123 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F124 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #C112 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #C113 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #C114 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A103 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A104 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A201 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A202 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J142 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F223 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F224 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A204 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #B105 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #B106 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #B107 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #B108 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #B109 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F125 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F126 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H133 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H134 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J240 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J241 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J242 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J243 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #G128 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D218 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H132 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D116 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D117 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #K148 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E219 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E220 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E221 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F225 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #G131 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H235 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #1136 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #1137 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E119 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E121 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A102 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #F226 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #G127 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #1139 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J140 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J141 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H135 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H234 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 16 OCCUPANT 2300 Jefferson Av NE #G129 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D118 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H232 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #H233 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #G130 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E120 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D215 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #K144 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #K145 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #K147 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D216 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #A203 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #E122 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #J143 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #D115 Renton WA 98056 OCCUPANT 2300 Jefferson Av NE #1138 Renton WA 98056 OCCUPANT 1160 Monroe Av NE #1C Renton WA 98056 OCCUPANT 1160 Monroe Av NE #2C Renton WA 98056 OCCUPANT 1160 Monroe Av NE #1 D Renton WA 98056 OCCUPANT 1160 Monroe Av NE #51D Renton WA 98056 OCCUPANT 1160 Monroe Av NE #1A Renton WA 98056 OCCUPANT 1160 Monroe Av NE #21D Renton WA 98056 OCCUPANT 1160 Monroe Av NE #31D Renton WA 98056 OCCUPANT 1160 Monroe Av NE #4A Renton WA 98056 OCCUPANT 1160 Monroe Av NE #5A Renton WA 98056 OCCUPANT 1160 Monroe Av NE #2A Renton WA 98056 OCCUPANT 1160 Monroe Av NE #3A Renton WA 98056 OCCUPANT 1160 Monroe Av NE #41D Renton WA 98056 OCCUPANT 1160 Monroe Av NE #61D Renton WA 98056 OCCUPANT 1160 Monroe Av NE #6A Renton WA 98056 OCCUPANT 1160 Monroe Av NE #16 Renton WA 98056 OCCUPANT 1160 Monroe Av NE #26 Renton WA 98056 OCCUPANT 1160 Monroe Av NE #313 Renton WA 98056 OCCUPANT 1160 Monroe Av NE #413 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #312 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #212 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #301 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #302 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #303 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #106 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #201 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #202 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #203 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #204 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #205 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #210 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #304 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #305 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #306 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #307 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #308 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #309 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 17 En m OCCUPANT 1100 Harrington Av NE #310 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #311 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #101 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #102 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #103 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #104 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #206 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #207 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #105 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #211 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #208 Renton WA 98056 OCCUPANT 1100 Harrington Av NE #209 Renton WA 98056 OCCUPANT 3233 NE 12th St #114 Renton WA 98056 OCCUPANT 3233 NE 12th St #204 Renton WA 98056 OCCUPANT 3233 NE 12th St #205 Renton WA 98056 OCCUPANT 3233 NE 12th St #213 Renton WA 98056 OCCUPANT 3233 NE 12th St #206 Renton WA 98056 OCCUPANT 3233 NE 12th St #207 Renton WA 98056 OCCUPANT 3233 NE 12th St #303 Renton WA 98056 OCCUPANT 3233 NE 12th St #214 Renton WA 98056 OCCUPANT 3233 NE 12th St #215 Renton WA 98056 OCCUPANT 3233 NE 12th St #313 Renton WA 98056 OCCUPANT 3233 NE 12th St #314 Renton WA 98056 OCCUPANT 3233 NE 12th St #311 Renton WA 98056 OCCUPANT 3233 NE 12th St #312 Renton WA 98056 OCCUPANT 3233 NE 12th St #109 Renton WA 98056 OCCUPANT 3233 NE 12th St #110 Renton WA 98056 OCCUPANT 3233 NE 12th St #111 Renton WA 98056 OCCUPANT 3233 NE 12th St #112 Renton WA 98056 OCCUPANT 3233 NE 12th St #113 Renton WA 98056 OCCUPANT 3233 NE 12th St #115 Renton WA 98056 OCCUPANT 3233 NE 12th St #201 Renton WA 98056 OCCUPANT 3233 NE 12th St #107 Renton WA 98056 OCCUPANT 3233 NE 12th St #108 Renton WA 98056 OCCUPANT 3233 NE 12th St #208 Renton WA 98056 OCCUPANT 3233 NE 12th St #209 Renton WA 98056 OCCUPANT 3233 NE 12th St #202 Renton WA 98056 OCCUPANT 3233 NE 12th St #308 Renton WA 98056 OCCUPANT 3233 NE 12th St #309 Renton WA 98056 OCCUPANT 3233 NE 12th St #310 Renton WA 98056 OCCUPANT 3233 NE 12th St #104 Renton WA 98056 OCCUPANT 3233 NE 12th St #105 Renton WA 98056 OCCUPANT 3233 NE 12th St #210 Renton WA 98056 OCCUPANT 3233 NE 12th St #211 Renton WA 98056 OCCUPANT 3233 NE 12th St #306 Renton WA 98056 OCCUPANT 3233 NE 12th St #307 Renton WA 98056 OCCUPANT 3233 NE 12th St #315 Renton WA 98056 OCCUPANT 3233 NE 12th St #301 Renton WA 98056 OCCUPANT 3233 NE 12th St #302 Renton WA 98056 OCCUPANT 3233 NE 12th St #203 Renton WA 98056 OCCUPANT 3233 NE 12th St #101 Renton WA 98056 OCCUPANT 3233 NE 12th St #102 Renton WA 98056 WEDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xis Page 18 I%W OCCUPANT 3233 NE 12th St #103 Renton WA 98056 OCCUPANT 3233 NE 12th St #106 Renton WA 98056 OCCUPANT 3233 NE 12th St #212 Renton WA 98056 OCCUPANT 3233 NE 12th St #304 Renton WA 98056 OCCUPANT 3233 NE 12th St #305 Renton WA 98056 OCCUPANT 1153 Harrington Av NE #1 Renton WA 98056 OCCUPANT 1155 Harrington Av NE #2 Renton WA 98056 OCCUPANT 1157 Harrington Av NE #3 Renton WA 98056 OCCUPANT 1159 Harrington Av NE #4 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #1 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #2 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #3 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #4 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #5 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #6 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #7 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #8 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #9 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #10 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #11 Renton WA 98056 OCCUPANT 1317 Edmonds Ave NE Unit #12 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #1 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #2 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #3 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #4 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #5 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #6 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #7 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #8 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #9 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #10 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #11 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #12 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #13 Renton WA 98056 OCCUPANT 2908 NE 12TH ST Unit #14 Renton WA 98056 OCCUPANT 1224 JEFFERSON AVE NE Unit #A Renton WA 98056 OCCUPANT 1224 JEFFERSON AVE NE Unit #B Renton WA 98056 OCCUPANT 1226 JEFFERSON AVE NE Unit #A Renton WA 98056 OCCUPANT 1226 JEFFERSON AVE NE Unit #B Renton WA 98056 OCCUPANT 1228 JEFFERSON AVE NE Unit #A Renton WA 98056 OCCUPANT 1228 JEFFERSON AVE NE Unit #B Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #1 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #2 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #3 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #4 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #5 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #6 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #7 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #8 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #9 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #10 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #11 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 19 m OCCUPANT 1140 EDMONDS AVE NE Unit #12 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #13 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #14 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #15 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #16 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #17 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #18 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #19 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #20 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #21 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #22 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #23 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #24 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #25 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #26 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #27 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #28 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #29 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #30 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #31 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #32 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #33 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #34 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #35 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #36 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #37 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #38 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #39 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #40 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #41 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #42 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #43 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #44 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #45 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #46 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #47 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #48 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #49 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #50 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #51 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #52 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #53 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #54 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #55 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #56 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #57 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #58 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #59 Renton WA 98056 OCCUPANT 1140 EDMONDS AVE NE Unit #60 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #1 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #2 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #3 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 20 ' OCCUPANT 1177 Harrington Ave NE Unit #4 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #5 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #6 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #7 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #8 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #9 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #10 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #11 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #12 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #13 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #14 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #15 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #16 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #17 Renton WA 98056 OCCUPANT 1177 Harrington Ave NE Unit #18 Renton WA 98056 OCCUPANT 2801 NE 12TH ST Unit #A Renton WA 98056 OCCUPANT 2801 NE 12TH ST Unit #B Renton WA 98056 OCCUPANT 2801 NE 12TH ST Unit #C Renton WA 98056 OCCUPANT 2801 NE 12TH ST Unit #D Renton WA 98056 OCCUPANT 2801 NE 12TH ST Unit #E Renton WA 98056 OCCUPANT 2801 NE 12TH ST Unit #F Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #1 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #2 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #3 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #4 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #5 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #6 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #7 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #8 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #9 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #10 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #11 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #12 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #13 Renton WA 98056 OCCUPANT 3323 NE 12th ST Unit #14 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #1 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #2 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #3 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #4 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #5 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #6 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #7 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #8 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #9 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #10 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #11 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #12 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #13 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #14 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #15 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #16 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #17 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 21 m M OCCUPANT 1151 OLYMPIA AVE NE Unit #18 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #19 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #20 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #21 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #22 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #23 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #24 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #25 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #26 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #27 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #28 Renton WA 98056 OCCUPANT 1151 OLYMPIA AVE NE Unit #29 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #1 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #2 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #3 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #4 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #5 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #6 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #7 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #8 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #9 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #10 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #11 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #12 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #13 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #14 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #15 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #16 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #17 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #18 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #19 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #20 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #21 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #22 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #23 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #24 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #25 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #26 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #27 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #28 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #29 Renton WA 98056 OCCUPANT 1064 KIRKLAND AVE NE Unit #30 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #1 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #2 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #3 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #4 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #5 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #6 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #7 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #8 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #9 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #10 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 22 ' OCCUPANT 3030 NE 10th St Unit #11 Renton WA 98056 + OCCUPANT 3030 NE 10th St Unit #12 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #13 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #14 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #15 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #16 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #17 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #18 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #19 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #20 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #21 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #22 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #23 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #24 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #25 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #26 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #27 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #28 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #29 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #30 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #31 Renton WA 98056 OCCUPANT 3030 NE 10th St Unit #32 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #1 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #2 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #3 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #4 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #5 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #6 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #7 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #8 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #9 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #10 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #11 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #12 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #13 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #14 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #15 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #16 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #17 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #18 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #19 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #20 Renton WA 98056 OCCUPANT 980 Edmonds AV NE Unit #21 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #1 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #2 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #3 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #4 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #5 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #6 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #7 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #8 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #9 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 23 Cm m OCCUPANT 2520 NE 9th PL Unit #10 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #11 Renton WA 98056 OCCUPANT 2520 NE 9th PL Unit #12 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #1 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #2 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #3 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #4 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #5 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #6 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #7 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #8 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #9 Renton WA 98056 OCCUPANT 2624 NE 9th PL Unit #10 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #1 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #2 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #3 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #4 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #5 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #6 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #7 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #8 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #9 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #10 Renton WA 98056 OCCUPANT 922 Glenwood AV NE Unit #11 Renton WA 98056 OCCUPANT 918 Glenwood AV NE Unit #1 Renton WA 98056 OCCUPANT 918 Glenwood AV NE Unit #2 Renton WA 98056 OCCUPANT 918 Glenwood AV NE Unit #3 Renton WA 98056 OCCUPANT 918 Glenwood AV NE Unit #4 Renton WA 98056 OCCUPANT 918 Glenwood AV NE Unit #5 Renton WA 98056 OCCUPANT 918 Glenwood AV NE Unit #6 Renton WA 98056 OCCUPANT 912 Glenwood AV NE Unit #1 Renton WA 98056 OCCUPANT 912 Glenwood AV NE Unit #2 Renton WA 98056 OCCUPANT 912 Glenwood AV NE Unit #3 Renton WA 98056 OCCUPANT 912 Glenwood AV NE Unit #4 Renton WA 98056 OCCUPANT 912 Glenwood AV NE Unit #5 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #1 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #2 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #3 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #4 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #5 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #6 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #7 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #8 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #9 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #10 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #11 Renton WA 98056 OCCUPANT 906 Glenwood AV NE Unit #12 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #1 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #2 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #3 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #4 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #5 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 24 cm .w OCCUPANT 907 Harrington AV NE Unit #6 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #7 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #8 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #9 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #10 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #11 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #12 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #13 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #14 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #15 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #16 Renton WA 98056 OCCUPANT 907 Harrington AV NE Unit #17 Renton WA 98056 OCCUPANT 913 HARRINGTON AVE NE Unit #1 Renton WA 98056 OCCUPANT 913 HARRINGTON AVE NE Unit #2 Renton WA 98056 OCCUPANT 913 HARRINGTON AVE NE Unit #3 Renton WA 98056 OCCUPANT 913 HARRINGTON AVE NE Unit #4 Renton WA 98056 OCCUPANT 913 HARRINGTON AVE NE Unit #5 Renton WA 98056 OCCUPANT 913 HARRINGTON AVE NE Unit #6 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #1 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #2 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #3 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #4 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #5 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #6 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #7 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #8 Renton WA 98056 OCCUPANT 802 Harrington AV NE Unit #9 Renton WA 98056 OCCUPANT 3000 NE 7th St Unit #1 Renton WA 98056 OCCUPANT 3000 NE 7th St Unit #2 Renton WA 98056 OCCUPANT 3000 NE 7th St Unit #3 Renton WA 98056 OCCUPANT 3000 NE 7th St Unit #4 Renton WA 98056 OCCUPANT 3000 NE 7th St Unit #5 Renton WA 98056 OCCUPANT 3000 NE 7th St Unit #6 Renton WA 98056 H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Property Data\Highlands Map Parcel Numbers.xls Page 25 'WAW " 0 C� > > z 00 C) a 0 0 z 0 _ H r O W r C-4:U znm tD mb .� o rimz v -4 o1o a oom -4v � o 00 Z- G IE ° z x+ N r 10 ` th Im 0 n � (D O �oC) do . orb rod53 zo a rah U)p� �a Sc Co :� C)z CN b CD P . O N A � c n Qm z n m m ov rn z m W" o .. 0 n " � a ° N CO m o x C7 ao ode `-_' C ro� P �CD zy rx� � � o CD 0 � oA C 00 � U A °z m z x z r. _ 0 Q = crzu _. z"M o D <-q 0 - omc o -- #n r 7J ;u mltz - OMO Own DUN -- om� o° + o � t � F � It 0 m c M*: ' 10 0 iTj Q O p y zQ� n �� (D �CDo O�d �- rn C00 o y 41 C C to s> ZA z 4 m _ y � u o _~ Crr7a VIVIC 0 rxs� mbz to Ono n © �s;az -9:DM oom Om D _� fA; _. oa i7rt7 bCom rnm m ao0 O -n O 0A� p 0< dD 70 _ 4 m p Op 1v 10 y ¢ -n � 2 m iit A v1 � !�t a fk Vow VOW .✓; zwM z°a >z 00 o t^ z W' :y GO i_i tv z n a� H =y 61 G--Im w. �u Zmm v "� Rl A O = �► r-i;o in MRZ -4 a-4 010 t- io oom vzz V °E ° o o 0 t+ _A D � OM mmo O m m Oov o m tj Fol A H w � � w .. U �! �1c o "" to mmz 0 ! 0 ►4, -Qz" +� oom a-tz _ � v v so 0 b F. O i 1i 0 v Ok x� d� C � F b (D O OM �CC77 m O 0m mix OO N Z O s o Q., Z , w� a _> a? _�m r m p z�ct °zap G E ~� NCO �Mcn 4 OU) -r, to z zz tt H x - � m w ... O _ O - tJ C-9;a 0 zmm OM1 ht ovc O U F-1v to mmz C3 -i A 010 a+ -tzti ►� oom ;U-qz � z� A oc o to z O E � m N. >s al n D 0 Mmm ~ Om t0)< m Ov ^' 6 � z m Ull N � -i n C O °z> doCD �zH ��� 00b� r.� n (� �rlx z 0 CD (� tTj Es O z n H ni m C-�co o zmm 0 m'Uc a is i"-ia1 -- W mmz rn �, 010 µ 11ZO oo m " ;i-iz it v DX'm zzm 0 QO O a z 0 0 t N. 0 w n � i i a Ut nr :+ O 1A to n_ AA iz m Mm F-+ OT �< m m ov � z m 9 �d, v C> Lmn m tv � r�C> z°,�* zod�'' 00 C M z x to o n '- 0 -! O ' U3 in crza .� lid zH(ij ip 'r Eun o rg _ -9DZ ono 3� ;�z cDO -- DOm zOza O O X ;} O in 1- W O —' H. in O ^w 00'3 U S, � G iJS � ►-� �F O �/i � O r. ^ Cnnx� a ~ 1 �.(D� C C151 Co z �CD n 00 � v, A °z C _n 0 n Q '-M Mo ►-.a 'fin OM iv o 0 c C 2 Cam'' U _r O ��.z �3cn CD CD z �C4 �CD o ° Z O � ° N A O n M F•°d �< m oa p �' z 0 m cm m z 0 H x z H to o rn (D t5 � o iA m i cra �3 zHm u� tsi D<A 0 N omc o — m rAm — u mDz _ m omo µ `IDW °x"z (D REDO -- +� DOm °mA O 14 o m in i p ti E w. ok W (� gn O N W c.n _r 1- V1 O G ~ ° 00 CD a y z N 0 x� d O n G� C 0 zPda �2. �3" yy 1J r, as r Q. 0 Z 00 CD O G Sv eb e f oa �(-D. o 00 � C A °z OO LA Ol �' X z H o m O ` m crzs _-- zHm 0 -- mmc o - a ORO r x -IDO in ° z 0 E3>0 0 Dm v°u = o v;o a _- m a (A 0 m a: i U 1 a 0 D � OM T,, O m 5�10 Cn m oCIE v o � �' z n m U7 z c9 � z H 0 © (r9 0 IA Z7 0 cry td b<A o -_ ►� wmc o �-�mmi Omo Y ;�z €DO to DDm 0 04 G -b m G _-- tin W w tJ t� !� 01 O OM mo Icr, m � -mn o -O 5 oZ Z m 7V 1:- 0 N a 15 � f CD 0 f ° °z O y � 00 ° C 0 o�zt U A 'V=C zo ode m�x� z > a zz ro � Y 00d Cy CD Co m b � nol C) D rrn, O �m N n c::) 0n_ c M � N p zoo -� z°,oa aby "�� �r tnnx� t z � CD E� �CD O 9m .� � v fV C=� O z m O to •e y _. 0 zd z� (D O d0 a°z � z� 00 C ro� a n o Go O z �CDo n Z pcn 0,0 0 7y . b 00 g to C. f } a; n rrnm O �� sn n a Z 0 � tic'". a � O rr� 1 O N0 `< lop-, Zz CD z,�a tj oCtA 7d� CD o 00 O tl! `b C N O OM mom T.� CA OM m zaa y 00o °CDo bCD ztTj is Fp ' z O H t+'B = O v = ur m v cry mmc o —'+ r zt au =' MDz `- omo 014M 0 EDO 0 Dun 0 0z� b a+ L4 U+ o v m D cnm o m O GTy a *480 zy >v z > z � CD � 00 z 55 zs bD 00 0 { t� i) l it C) *r+' O O O n � - 0 Z o a H y Z n 0, z>z �o 0 zaa a' dog 00 o~� �� 0� C)z r� a\z W "' a C rn CD o00 rn ! O O � 2 :') f to viz; c tuai 4�d i•i tot U O � n y �a C4 o ro�C z (D s C) � Ln CD 00 ° C 0 O cn n H z _. x i'1 Z H �, •• H 0 n _ s -4 to 0 M O I to 0 iA �fj w z"m `- in a � mm ,a ® - 10 wmc a 0 in t9 D z 5 tr C� i Ian !�►. 2 D n - Omo r. Ov C -Z� -�fa mn k : �C39Ji T n p pa O �,' Z = Ono t+ Mm 7S- .n = Own _ J ©Nfii �C Oo r4s i0 EDa 'Jam _ n E�91�3 _ #� O a;u a It, rl O - O;u 0 x+ W a 13 — m m 01 ty rk to 10 a 0 0 0 zoo z a 0 z �od 00En � C M R. tTj p x (� N ., x it - 4 s� z r. cm � --- D�1-i av f)fic Q .-. a rK;u moz -;am-4 ` OZOlima ►� 14 DIM w_ o.,.: -: v f O .ti 10 Q Ok A 0 01 mm 0 n � < cn m oa N o n CF) m s i� Pat Nw O CL g fD o 0 ° � U A 0 Z C Ii N z F4 - o ra 0 � m o cra 0 Z"M p .. 0 D<l 0 0 wmc G is r;tu +n MDz =� Q R O F+ �- x ��tj in ° z cDa w DOM ;0pb .�°m G 0 Q i p � i \ Fs? Q cm 0 04m n a c Cl) CD sCD 0 mm 33 cn� C) csa z m 6! Z i? H _ X 1U Z 0 H m - (A = v � m - crxu _. Z H m 0 _ fJ D<-4 0 = wmc o -- r;u;u mDZ 0 ono µ IDN IA XwZ Box t — o v;u o — o m m - v O r 1+ O-ak 0 � \ L CL y C D 0 rq� 0 b � C c D A o = ,r �Q o�y `0 ° C A 0 O m :m (6-n � m OOM nd n m ,cx�r1.. 5F tab m Z .. x - Z H i43 0 m = � m cry -. ►) Zkm 0 _. t3 D<-1 0 vrric v `- MDZ ono Y _toofAm — 'EDO 0 Cl Dvm Avzi Zs $ at i� ;,, 0 '""'M l n C C CL y �CDo m o x z °Q 'CD 1 5 ►'i� 0 n � o CD C) �o 00 °0 o �zU 0 OM mom-, n ma n t7 V?ry_ ors n omCD Ci ITT a7.i m I Dui x=o zoo ot'-0 z a a z a00 M m W N m z n i4 x H n 0 W H {A z O C N;u M zcm 0 O DIA 0 m-qc O — i11 r"v - mnz H _ _ ozo 7-4&I ODm =�+uoz m coo +� DXm ci a o' 0 o ` a � io O -4 Qi z rm mp � < crr m m OQ o O � z m o .. N 0 ° >v y 1 0 s V] ° z ° y O0 ` ° C 0 to t!i A E5 z00o d(::� 1-0 z0Z a0 oC �ril M t "s i Y1'"• cut a. 4) 0 KU) ® z n x -._ +0 _ 4 ++(AAM 14 r �• W i Coal zcm 0 f DI -I o O M"qc O mnz H AMA ozo r Al 03>m = uOz coo �a Dum 0 MM ©N O N o o i f � iJ Q J p! O4;M n a y C) PCIo d� z°pw CD bn� ° ° f ; Q g � c�v o ° � ►-y CD W El C> O (-A A �i 0 M, 0 �� m O n � rN � 31 z m 0 zoo 0 z a a°z�' � C7 0� C)a �C C17 M N N z � w x r� � m z ►� zcm 0 in iHz1 to !moz H ozo PJ 0 b.'rn' a zuoz 0 coo 10 >Dxrm °;u o 4 w -- 10 I � is i3 v Op n _0 M(') -n 7M, z' m 00 0 n Q�ra z m ..+ vi at a •• x CD U � to z t zcm 0 J ariC a ta rH;u iA r,0z rra OZO r X- *q 65 Al o b m w ;Buz cav DzDm Do o m p to µ !'. _ to 0 A A m C,5< c m ntj o m o� 0 IC, C') CDo 00 C> cn- D 0 N ;D z n � - #0 iq � H — Z zcmw N tD'RC o UI iHaj — to annz H -rm-a - ozo ay - onm 4a 4oZ - 0 Coo 40 Dim - t>J to t � y � O a✓ n a 0 s A z 00 � A °z U 0 ox, XC� © ' � �< era 00 0 0 aT z m M PC' =o zoo o�'b Zoz az`� o� to iv Vi 00 �� 00 04 04 AM 'A m z n — •• - x - m H m — m ;.. o -� iA H ` CZ wo W zm Dlq m = MIC o VMOZ - ozo ` � 0 :.. ADZ rJt m m o0 0 o z m w.. o r.. (X # 4 01 M .is ec• � � c oob oZ ZCD0 zra z� F � a 00 D V kT n r i' OM D m� o ;,- cnr m m ou � ,v z o rn P_ m 00 C� x zxz 00d CD a N p z �- x z 14 0 m � a 0 � v in m o crxr 0 z"M 0 0 D<-i o 0 omc 0 iR rX3A in MDZ - omo +� -IDW 49 A z Q C-D€i to DOM i zom 0 Mu 0 A m 0 0 m to - O F � 10 la 0 a m O n � n 1 �o C 00 O tl� 0 A O mm �< n c� D C;' 0 rn O m 0 m �91 F � � C Li >zz d a 00cn O 9 C, 9iy N ppi L..i �13 n D � OM r o m� m�:, -n xK CJl m r- oc; N Z n o -� -n cn z n m .-.� O Cn to rA O C s r� O 00 O to VI I t) c Vu mw Of fir= ou z . zzm POA 40 m � 0 o a mcz C) -. -4x-i o O r �m , io t3xm O o ;gwz -na, g . vmm m �vu'0o 4% a m y o O ils r, o O � u, +i a. N Z 00 Z z N a� 0 00 ON C's i n n o n d0 C ft CD ara n ... Z c b 00 0 LIB m z n x o 4 i� 10 m c o < w X A 14 p o a: FT: x - z cn m v. ICH 00 toNZ c -n o I- U ._ O d Q 'J of on E5 0 z 00> a, CD !B � i� t3 H 4i zzm F 0 ._ 0 DO-4 0 w rro; ° -- (a mcz n A y A O O z t+l O 3 m :Dwz as cmo i Daom c� 0 v 44 O - 0 0 O it f C). m rr'f Ln 6 < O q .�► C m --I0 g m to 1p 0 J4 P lip t4i t� Q) Z n H ... ., x ID m zzn yM m°r�� co r wo to mcz n O O z qcm �mz ID cmo m Dim -- O Q O 0 0 o µ W � o v � ti ° m zW� 0 d za �z°O~ 00 C�1 M 0 J� �z m R' rL7 c ?�—M C/5< Om „o m n m ..a 0 a z0 z max" cn o� 0 n C y O � s ° Z 0 ` ° 0 � O � C A 0 U � Q H IF4 fir t0 m U1 zzm 0 DO-4 a to m�z is w c v to n rmcz 0ZO µ a -gcr4 m 6 < - Q�Q x w 00 z °M m eke mv ° 'Tt z _ EMO 0 _. iU D70M ° m ; - Q _" 0 © d - 4b a m o 40 ok to Ok 0 U O PJ 4 Ok PJ p y Ok m m � T7 mC-) X m 00 n 0 m cm 0 � 0 s ° Z 0 n 00 o Uh A U z ti x w. � E O X ZL- ti �v y0 c r U! x! o iA M C Z = Z Z t��9 of t' DO-4 0 o 1n MCz r R, a Oz0 Dmu 0 p Q Cl)m cn C Q pcm O M 07 CM0 n m - v aLa O O ow V ow oil-. AlFt n F-! X i-i ip P7 m a is z 0 COM zcm w �i DTJ-i o� tJ W'RC O — 4x M -- cq moz AMA ozo iF �l�di 0 aDm to ;Uoz m coo . � Ma _0ON 0 (o W 0 0 O O m w 1+ N _ a 0 1 \. � Q 4 01 c� n c) �m m Z n o 0 -n cn z n m i� �j O T f rl to Z Ci ei •• X t+ u� m 0 `- $A 14 0 com zcm a 0 mic (R r�nz _ OZa F' W " oDn to :00Z " 0 £ou _ . 40 Hfq 1 mmm IIN 0 0 O 0 0 ip I 0 '4 Ok C) 5� < m m ou -•� Z -n cr C) m m m PO N 00 on til :: � ax 00 00 0 R. i CJ i ID Z CJ tt Si H m ,Va1 j0r Y. r c W W C XI 0 DO-4 o - =� 0 DO-�1o up c O O --- ot mcz -< w mz `.. 1' m 0Zo lO0 _ m n m µ =' m C6 c .� m =cmo q Ai (n Iomz O q CD �� mvD° _D;um _ 0 ° °a m.:- ° o $ 4, -- _ O O O o -a 01 n r Fri M m c --" 73 m -n -n CIO 0 m p O 0 1 o a� n 0 �y °0 0o C O C Un A tA I 4�a G1 z H •• X z H o m 0 t7 _ W D<a 0 O to MIZ _ OmO 14 _ qD" N _ Gf EDo Do I om ° �0°m o � a � °0 0 ! *k Ok m c Z m �c Op m 0 m a y z � CD 0 � r1 o 00 O Uh O u U AL71 FM to Z i3 H _ o (11 H .� in z O cica z- 9 zcm 0 +� € lic o — v+ rHm — to moz H V` vzo to ODM Y to ;Ovz m coo � m� ° =t°a14 a c - to t� a _ to r H O O to a n �7 r n. C. �r cn< o'er n T n m c» M �o = o zoo 0 Fl z z 0 00d �C M M I O U tocoo _r O � H y C 0 Z � n r O O 00 C O � A N N i~+ t] X _ H 14 O _ 0 !H H (A (0 z - +n �0cln;o z ui CvlM _, zcmo 0 � n �VicO 0 _- (n rH� � C) in moz < L" moz - H O z O t+ n _ -C AMA r fir: M ITi j .! y 4 ODI1 nr _ _ 10 Ur �Oz ( m Paz o -ZI = 0 COO p o bum rn 0 Dmzmu -n _ i MMZ n 0 DO v m � O DO O � � 0! tJ 0 O 01 IP _ t 14 µ O O O 0S. `j �z a�� '0o 00 z M z M a rl ap, Q d371 , Ul m z n � to m — a 0 C z a =— 10 © C ifi M<Z _ — ix b O Ii 0 t` z z _ x t0U D M = 0 a 0 O W�/{{ 0 t�l t ` P3 0 cr) # 3 Z7 H k H � m 0 n-40 �caca = tta m<z Oz0 ►' $i O 4 0 40 I fq V M o o 0 a► O 0 ra � �Moj MMa W W yt �+1-! 0TT W tl' < X =� mn � m m --� p 0 -4 m M n m cm on i"ii z n � x H 0 ._ U3 W C x iJ z m v Ot b -i !_ iJ CS C fs �7- � MCZ b O ID O z MAW �jom L+ 'gyp z�+p B mi o »�!! o Ai L3 �s 1 O ��o CL y z�� g C 0 00 C>°Rl �o d... z o a ���� rn 0= o c y O W_vyi Co t n O ® z CD W t3 C ;! z m w C O {T; fn 0 m T1 -i 0-i O b O r � r: 75 m fl� c Am Q -`_— UMyI � U' m fl-a z ,1 �!J W AAz V b m O Q Q 5 m m cr) 0 a� O 0 g m Qi g iR O Ci to �o 0 zoo 0�'� z a >o zzz 00W Qa �C to it ul fj utj} PJ t, z fy H 10 m Cl v+n z co COX zcm0 = su DI -A o 10 ta•nc o w r"xt in moz H ozo tJ Obm to mvz 0 coo 0 balm + xmmm O 00 O t� 0 O w O x+ iA 0 0 0 d�cro r CL cn O A� cn 'T7 CD O ra [D z (7 Fi — x to N O "' W i 41 C-fxl ts} zmm m Banco — to r-4xt -- in mmz v A A O'0 mz€2 io oom _ 0 °c o la z '— O v to O o Y as 0 `1 Ui _ c> . mm ch G OOu 5 m c rnnx� b b 0 0 cm on F a - w n zz;u �. � v IAA c (a mcz _ azo =! O OXM ;Umz io CMU - (ft D;om t ;u m _ O 0 0 O O 0 Cr O U� t ti O � t � U Obi 8 `2. O N V, -r O 00CD ° 0 0 L 1� W °w 0 n' w n 3 c m Zzm , tJ DO-4 0 {9 C O in M �m -- w rtnxt to mCz U? m 00700 µ z n -n "qc o n Ci ozrl m _ 0 cmo .. Ok m;nm t zt M d ,._ O i0 O O � w 0 m V1 il c r_ C) I� a. y o 0 En z >v o �- �C 00 O tA 0 CD UPI c ° Em V a) 7- 0 a� x 0 ;n x 0 cwu m zcm 0 t�s p l-i a tJ OP -I C 0 in r";u -- is MOZ AM-4 vzo w 10 Obm to ;Duz 0 coo -. 0 MMM Ow , 0 0 0 Ri 0 x rn n n n m M =0 zoo z z >z 00Cl) oy �C rn m It O ID z 0 H x if! f IA 14 z cv�x� ►3 ID�1C O _ — in moz Ozo muz ro coo I mmx Dy fJI 0 41 ti Z- O 0 IN. 01 C} err 46c ()G n F) m on EM a z X 3L! {r7 d (A H U com � 0 zcm w 0 D14 0 M W-1C 0 N rHM in MOZ H AM-4 oZo Fo vDm (M ZUZ 0 Coo _ >ir Dim Comm 0 °W o 0 � o �+ 1R I � t•+ Fy O C? o C) C C7) W, m z C`r H X i-i 4 US H t z Q Cox iTJ zcm 0 w DI-4 o N mi C o in MOZ H vzo -S k "�1 0 h? ODm !n ;Doz 0 coo i� D;1m _ I mmm m vN Q U 0 v _ 0 0 o ." 0 � Cd }+ a o :a 0 X sn- m o -n chc n Q TI M n m 0 0 0 y C 0 0 o � eD o 5 n as .. °0 00 � to � A U f) ii m 0 Cox 0 zcm 0 10 M-qc a moz ozo µ m moz cvv vvm om;um� o to �a o O tsi p V tR o .• 0 ° H y 0 z s yC A 0 ` � ° C 0 f.h A U i1 1 ID C3� F -F acr! Fill 01 a) Oct U1 0 zoo zz > �oZ � d 00 v) oy it o moSIDx �. cn � O cn '17 c� O t� w 1 m O Ut w - n w z =� AM m Ti, m OD MOZm i `< cn < a AMA--� po -n a --� _ _ Oza �m � ` n ' FJ Om 0d 'r xt)z + Dam m vm� ° o o a iFi Ua ._ 0 o Ok cm cm Qj t5 H •• x d H z z O Cox DIA 0 M mic o in rwo mnz H oza ODM +n xooz 0 coo m Dxtm -` 0 om� o =— ba o m � O a 0 < mm -� m n cn 00 c 25 -n as 0 m •• x � m 0 0 cox N Vic o in rHxi w mnz H AMA OZO e' A r ` w oam m moz m coo om� 0 W r c� a o m � 00 r ZM 00 0 0 ['1 H _ z H 10 O m 0 N mmc O - (m Nov 0 mDz Ono � ID" 0 RIP +n :0z 0 EDO DOM v 04 O M $ 0 O m tA _ v a 0 O � w I W L tf H .._ .. x ro O Ul H C) = z com u zcm 0 rZ7 ^-�mic m Hc0 m Tj C - H Om - az0 r -n n c" -_ �a vDm m BOO i0 D70m - 3mm - o 00 O - W a o 4 a o by O 4 ON n r �= �C x< �' m ou Ti 5 m C 0 i� 0 C a y g C s s °z C) ° o U'k A cm cm I m � f� N H W rl O W H 0 COX xcm 0 is DIA 0 to LT) 'nc a In rH;u in maz H ozo >y -i 10 ODn N ;uuz 0 too 10 PAR i aom;u 4 a o N O t�3 0 O 0 r 14 0 O i 11 tJ 0 n n < x Imo C; X A < .� n o -n M n m I u m z H i0 M Ili H W. cNo to zcm 0 mic w moz Ozo -4 0 ©Dm (n Aoz 0 cvd tD Dim .� tt OW f°'i LS fir r � s+ N 0 0 i I- io 0 4 M C O c-> mnx� C7�cro an O � �O O zy � 0 G � 00 -n F) m 0 U U r O G CL 0 o ao �? o 00 C o U A U �; ;0=o zoo 0 z a >zz 00 � ( o tA �0 o d r uq z=$ N O 0 X r� m m 0 H zCmm mnz N -4m-f OYO r -t (a z m jmm ti °m o u v O 6 0 �3 O N � < Mm �m (n< m mf z nC -n rn a m 0 ILA 0 a 0 S5 UO 0 00 0 CA r°S -.. N n no-4 m O '. Fox In mcz ozo Y _ �- -4 c o - Emu a D;um � 0d O _V. O O '— O 4 r' b; O a+ to O O Ok X mm mm nnc _ m Op m c cn 0 m cm E5 •• x _ � H m Ut �- zzm im (n mcz A - ° 0 r �- "r, C UI �J 03m in xIwz emu m Daum A q _ m v% N q < X n M m 37 < m 11 m 0 0 35 0 0 0 00 0 to z A � x q ° IA zzm u _tou°c0 is r(A;u 1r. mcz 0 11-4 0 0 µ z 'ICU1 to 0:1m 0 zwz m Cmv q »gym ° 0 tb 0 � q 0 0 CD 0 00 0 T 73� � m cn 00 0 z Merg n m *4.r rW r 5O 0 zoo 0 '-d z z v°z� 00d oe Zk W W m x tI H _ .. X H 0 u z zcm0 0 VIA 01 10 WIC o rwm -um�z _ H AMA Ozo F+ -4 �vz m co xm tea ON o O O i io O 4 m C) X r- m mn rn -n n m 0 rn 0 s= � H C 0 0 ° s 5 a 0�y 00 C O O ILA ILA A rLJ� AI to z •, H 0 V in F4 0 COM M ZCM 0 VIA 0 — u mnz = H AMA OYO t. ii ODm u mar - u coo _ Yf D;um xmm °wom 0 - m tt (� 'V (A � o CIO w �• lot A) CD C CD C) w b4 sv CD O Cm C)�m m ch< 00 £' C� m cm cm I 7�0 z�MC:C z�z 9°z� 00 �C N a x Il! H in z COO 0 zcm 0 0 DIA o7 _ 10 W-IC c 0 r Wu to mnz H ozo -i ► ODm to ;Uuz 0 EQo _. uu D x m mmm 00 0 — m 0 o _ � µ i \ � to < -C �m 73 z --A m m 00 r -; n n m 7o 0 zoo 0 z�v 00cn �c C Z. 00 0— Ul Z Ci iyt •• x H _L d 0 fvOM a zcm 0 D-qA 03 0 Vic 0 moz H -�m-� OZO -i M ODM ix ;Uoz 0 coo Dxtm t05 N� 6 -- 0 0 O I � 'U U► n.: 0 --& �m 0 0J �n cm n m 9.r w ar z n H H 18 � d W com .i zcm m W DI-4 m 0 mic o H ozo �= 03)m m Coo m D;im ON 0 v ton � H _ d o 1 %6 tJ C) mm < m p p c� ? 6 m 0 0 C 0 t 0 s Z �y 00 r O t!i A � G O zoo Orlb rl z z 00 oy ac M W O� Me- th � z X 64 �► m Qi d U H y - W COX T' 0ic o U rH:u U moz H ozo i ODM to ;Buz coo ._ to 1I70 m v o�o 0 o 1 ^� to O 4 w m m G' Mm m 0,0 0 m E5 0 z Q H 14 Q fA H cNz — zcm w ti D`A o 10 tc'qc O (n r H u U► moz H ozo r -t-1tI to ODm ;ooz 0 coo m D;lm i mm;u _ p 01 \ 1 0 G i \ M p do C C rn 'z7 � ro O l% rm m J3 M --' m Oa -n n m �t 0 zoo Cl 0 IV z a az� 00d �c QI w iBi-t A &1 h7 (fit t<J z t� H Q 'A z coo t�zcm0 0 mIc p UI rHx1 IA moz `_ H ozo N ODH kw ;uoz 0 coo 0 DDm mmm G am O fsl H O 61 i O 0 n �:u m n � m ..�. 00 -n � c' m C) m �o 0 z Zo zda a oM a.,M a z Q H .. x m n 0 c x 0 c w m<z 3) ODO F' � € v i m m 0 O 0 1j 0 0 Ot ix I dh. �a 0 j �rn mn 00 n c� -n cm n m O Uh (A O G� H Q.. y 0 CD s o � � o o �? ua ` ° 0 � O Un c o 0 A c zzaa a `O C o t� CNm v 01.-! CDM o: z fi H •• x - m � 0 to u -- to v c O to m<z ODO "1-40 z IA 7� Iq M M =0a c� i% 0 0 b to 1 \ O 0 iJ 0 O t!i cn O C) a 0 0 o: 5 ao 0 �o 00 O Un c� < x n C) m { m � cnm n Q tS3 5 m On cm fl X 10 U cx m m A3 m c O r A -- to m<z D A o-i ODO F' .� in 0 in _. o a o E+ O 1� O F+ N. O G m I r,. iJ O U 0+ 7o 0 zoo 0 z v a zz 'od �c r� m w Oa ti3 m z r, H x � m l'J O Uf H U z $3 COX 0 zcm 0 0 DIA 0 0 mic 0 U r wo -- in mmz IRA ozo r I W i'J ODM o :00Z m coo 0 DAils o vlrlm u0 o 0 0 O CO m � 1 � O 0 1 � 0 O 4 in C-DC) 0o� CD C b CD 0 mm i n mm 7C C --h m cn 00 'Tl_ m z t� w w - � m _o _ u c u _iozzm10 tj DO-1 0 to ® C 0 - to rex mcz -sz-4 0 0 O:%m ;Dwz a EMU m Dum = 0 a 0 0 v to W 0 4 Qt 0 m W, � z r, H x — w m O u a - 0 C u 0 c o AO-4 0D0 � -9-m z u 0 D u 0 v o O 0 _ I 0 N1 Q < 5 x m x< QQ CN � rn m m m x all 0 a A 0 €a r zs — ;n m�z - 0-4 ODD z I a; A) O Ii X z I � � W Ut G O G b W 'k.. "I m n c-; m m M m -� — < ccl) 09 n C) cn M n m 7t0j,0 ozb r� �c 0� 0 m z n H ., x o c X M z m a c w M<z b ODO µ z ko Y Ue ;i z 0 D n I M m G v o F+ O U its G I � O 0 tJ 0 t►f (� E� n Q m M n 6� --& — Op � nT! cm g n m :d 0 zoom O�C�d z v azo� 00d � C rri M w lA X •• X r 0 IR H to z 0 COO N zcm 0 0 Dq4 0 0 W-qc 0 to rH;u -� to mnz ARA OZO r `q�fA Ovm w zaz D0um vmm 0 ©O 0 0 O tra io _ 0 0 I � Al 0 4 ol m TI n rT � � o z° r CD. C Z CD O O ID z k• H 0 M zzm 0 0 DOA 0 to w An Fox O to mcz n -4T-4 O O z 1-co 0 03m S;3ID z 0 Emu _ � 3iXlRt 0 4 0 O 0 to N 0 0 r a% O i \ 0 0 Q < C z c m M en U) kv 0 N 4 0 v1 D of GI v z _ „ x H 1(1 m e� �A — C u c o '. r wo — 40 mcz 0 0 rl- z X. - 0 ozm = -b umz o €ma Dmm u u fi 0 0 t7 0 t; � 1 o < X m n �< 0 Q c � m C7) 5 m m z H •• x H IfF Ri Ci W C A M zzm 0 h m0C 00 w rrAu to ni c z n 0 0 µ "ICO 0 03m x+ umz �3 em0 mum u u o v o ;-L 0 0 0 0 0 IeG = a ..... to v G mm � m C6 —" oc a m ,%OW W. r-� ODE] tn--� L Qj , n H cmi w .. X 40 fri m -4 _ O UI 14 1!1 }{ r Cft1M COM 10®-qcom �cc — rnz Un v resat �y� H Ozo m n i _ OZO y J ODM (n m !J 031i�1 = �a atoz � 0 CUD 0 DOm n _ 40 Datm 0 0(A m Oval - Q G ui - _ - O - O O v 0 A 4 mm �n �< om 5 m m M zoo zoo 0 z�a a°z.4 O0o Cl o C tTj J CT H 14 O ifl 4i zcm0 WIC o in rs Fri — in moz ri AF;A OZZO �+ 1N Obm mu z m cvv 40 D;Im b vv0 0 w w 0 ff io F+ O hl O < m 0p 4 Z 0 m zoo 0 Fl z a z a z '� 00c o C M m w (� H •• X H FD fl7 O Uf H ill Z tJ COM t+5 zcm 0 0 VIA 0 0 wic 0 w rHai -- .n moz OZO r — oDm to ;Ouz m cuu to DAM 0 Owl O o �I to F•i µ O O �m c> mm M c� rr z n m 0 c �v ov rn � 00 �t A� .f+ W 'Y t �r m z n +� x ra m � �. (D O � D in -i C-im 0 zmm is 0 D3A 07 0 MVC O — in r-iau +n mmz 0 A -4 O l o ey � mzm W OOm (N :o-{z _ I MZA b vC o � x 0 0 = O a E+ F� t) O O IA oA i MO oull W-" , j W MU) h3TJ � rt u: Z n H Fri 0 0 U C-1tl hl zmm 0 t+1 D I A o mvc o in r-iz+ -- (n nmz -OA - O!Q -rz(4 i<0 oom 0 ;9- Z m Zzm 4 °� O +o z v o C% 0 O iA m �C) rnnwchi dC� z�� r�? � O � �77 c� O � < —" m mn 5 m m cm v z � H x _ H CrJ _ � H +n z 3 iCm to w rH;u - kn moz H ozo oDn = w ;Doz a3 coo {D D;u m 0w� o J La - E 0 l � V ON n r m MM n m ...� m o0 � s r, 0 m o zoo omb rl z aoz� 00d D\ C m O �d; X 0 z c3 H x i9 UI H — U, z t5 cNo — � D•Y1-i � _ W-nc o rWu - H — AMA vzo _ a ODm C°va tp DWI i :1M;u o v W to 0 0 _ � Q 'r jp5 _ Q 0 I � h) Q V 01 rs m _ � t � m 00 n m ter• tD z 0 H 14 _ It► m a z COZ t,3 zcm v c� vlq 0 b) MI C o in rwu -- (n mnz w AM-4 OZO r Y. I� 0 ODm m zu z 0 Ct70 zmz © Do 0 F � O n m i1 cli m 23 ? as o g n rn 0 m :n O zoo z°da z ao� 00d � C M 00 m z CI H H - m m 0 IA w z W CND ifI zcm 0 ui D'7-1 4� W-4c O in maz OZO Y iv ODM !n 4[7z m COO m Dim O14 0 O 0 m � O 0 � p M E5 z n � - � m O !n z Gi C O Al zCM 0 _ W DI-i 0 - a.} W-nC O _ w rHm to nnz �- -in-4 OZO Y -1 ODM +n :uoz +� Cou mmM °0 v u O f � _ O O t s 4 M ni i1 f' --s nn Op o rl - rn n M �v z n w •' X _ w ro O C 4 0 zzM 0 _ O 90A 0 O ='1dc rA Mcz n o o 'I c" oxm in ;uwz - EMU : 9 M c� o O O m O m ifi u u O O io O 4 M 0 ILA LA rA O C O✓ C) a 15 CD cro O 00 O to cm `AW ENO zc� ortl> �� a00 0o C) z rn (A 0 w s a z n x - � m iA 0 zzm w J to�c o in r wo (a mcz n O p r z -qco k) 03m (q Paz 0 EMU ;amm o v 0 h O m 0 c� a o ak v z n •• x — H Q 0 #A zzm 0 DOA 0 w c O LR ryal — (a mcz n A X-i g O µ z xmz +o bzm m 0 to o 0 0 to v 4 Q 0 m xm < m 0 m E5 N .- cD ED 0{;? 07%, * m z it H •• x �2 m _ 0 a c X _ 0 zzm 0 ti) DOA 0 rwo 4A mCz A oz0 `I C (A - R) aim = Paz - Gmo 0 Aim a v o �+ v CO a FY -_ C! CD ap miry N 1'0 n m �m cn < m Op T cm n m t� m v iR H Cox 0 zcm 0 0 DI-! 0 wj v nc o UI r m;o in moz H ozo w -:r 6 Brim (a :0oz n coo m n;om a m+i;u a 0 o N, µ µ o YI; � W 'y QB O ® o -n cm 0 m 0 0 a CD zt 0 O 00 0 mom' (- X < --.. .j cl)� Op cn n m m z n H x H w ti C xa _. zzm 0 0 DO-4 w z to to c O w Fox w r�cz O O O z "n C rA O3ti! w x (oz n cm® vmm r D O O 0 O a � w ra o w 05 EJ I v � ti ra •• x i-d 0 zzm 0 DOA 0 w c m r w;u w mcz 0 `.I.1. " I 0 0 Fi z aim in ;I w z cmv io DVP' + xt X 0 0 0 in o 0 P 0 0 to W F+ O 0 Ai 0 0 ...q U U r 0 n �I a s a �n o 0 bo x� v b � rQ CD cD b� 0 0 z 0 a, x H - ►v if3 0 Ui ni _ in z 0 C WU xcm a� 41 VIA o M m is O in rmA in moz ozo )t -1 0 to ODM (a :i0z 0 cQ® i0 D;Q m i ;o m;o .� 0p0 0 0 0 m � _ O 0 I � Ti� Q 1 QI < x mm ch z ,fin cis -n c n m m z n14 H m b CAM zmm 0 Gi b�-�t e7 �+ mmz 0 010 r+ -Izo 0 OOm -b ;a-iz 10 ow nxm Q 0� Q p C 0 © z :0 o 1 ii ok O LA r cn O C >v N L i m« v-Isi� r m z Op m Q: n m V n � n m �` c; � Xcn C -a Op � 0 m m EM m z [i H H _ 0 to D w C-I�G t� 0-a C o w mmz v 0 ' O oom CMAX O Dxm 0 00 0 0 z 0 0 0 0 iy µ t IN 0 J aR w tp a) z i5 H •• X H i(1 n O #i: D -i C;0 0 zmm !0 0 DI-4 0 io D•IIC O in r -i xt to mmz 0 O ' o t- >F 'IzO ko oom in ;D-iz i ZZZ 0 00 0 w c 0 - y z 0 O O in V 0 O I � O C7 in rh �C) �< �� Op -n 5 m w z o w N to m 0 lA H $0 z ui Cox � t zcm 0 U VIq 0 t3 Q1'eC O moz ozo w�a14 0avz g coo ati DXim 1 ZRXi o oN 0 A O i+ F+ 0 t3 1 \. t� 0 �1 OW 0 n 1 CD ° s r o 00 C ° O tom. �Ct 0 0 z o H •• x H 0 UI H z '�► C iA Xi _ zcm 40 0 Vic 0 to iHXi -- in noz vzv +� -a N ODN Ix Xioz 0 coo 0 o0 0 sF► y 0 a w 0 0 0 m r cn (D � o m Fn 0 m Lan Bois, CU i iI p-i � m Uoii w fn z o coz zcm w WIC 0 " In r";u -- fn mnz H am-r OZO r O»m xu z O coo u� zmz Qumi u° fin oin 1 � � Q Ok rnEn < ch 00 '+ -n o 0 m w z [i H h H � In d Q D a A fit CAM DZA fYl 0 wvc O -- in r-co +� mmz = Q 010 t' >@ qzo io from " m o mzM 0c 0 � z � fJ f) � I '0. � d Ui Ui 7n::0 zoo zz azz 00cn oy �C M to z n -• x 14 _ o Z- is 1-4 c0:0 zcm DIA 0 Al Vic 0 fp PH;j to lgnz _ H a.Z O Y O D tq moz n coo t0 r;O m 00! a 0 W µ V 0k n m o •- 0 a y CD 0 o �Zr 00 c 00 O � A P Wi# R)C, 0 z n x H n 0 t11 Fi z Q COM 0 zcm 0 0 DIA n _ F3 YIzlc 0 UI rwa in mnz - H OZO N ©bm {s II(32 dU COO 0 D;um i ;u m; i 0 O Fp n 0 i 4 µ µ :_ Ct 0 t� Q 0 Uh CL CD 0 0 00 0 cm cm 7d ~ O zao Omb z a z 0 ,.� 00d oa �C m M N O ta n w — •• x - H to n 0 U H iA z 0, Cox Al zcm 0 0 bq4 o io IV-qc o .- tor w;u Its moz ozo µ 0 vam to ;aoz a cut) w D;om o 0 o0o IU o O 0 C o C) C r� � CA O 0 �cn b� c� S 0 C`; m Cl)m ov r� o n m [y H . x 0 iA H fb COX _.zcm0 t5 rim-4 0 N mi c o ozo µ aIDM uA auvz 0 COO 0 DzUm 0 o0xU C U. O 0 � c mm 1 m m cn m r.� z -n n -n n m to Z n H H a -� to z W CYI;i 4i DIA O io WIC O -- o rHx( i» MOZ H AM-1 ozo t+ 'I to io ODm is :00Z 0 coo 0 DAM I toil O Ut b Q w I � O O 0 0 < m rn ,1 M� ,rn cn m d O TI C7) 0 m 0 IIA cn CL ar'o 0 00 0 Uh LA H 14 m n WH CHI m zCm 0 wilc O �A r wo m mnz H AM-4 OZOr m �-4th FJ ODM in ;DIDZ m coo ut Daum I xmv 0 f,°o O O o t � �.� O +1 aC n m m EM It, w x 0 W fl IA W lit z cWo r. M zcm w m-,c c IA moz Am-e ozo tJ ODD6 In aoz ca cvo m Dim ... 0 014 0 0 W 0 ub o ss � io o y al <) < n m m...a, m Op CN 0 m 0 zoo 0 -0 z a 00cn o <o\ rrl m (7; N O� ij) fro 0 4A H - �+ z 0 cHm 0 zcm 0 0 DI-f m - w mic O tit r- H — In MOO W _ ozo t� r� I FA to oDM ut ;Uoz W DAm — t mmb o am 0 0 0 0 — 0 0 o 0 1 1.. n m 0 .r W, it w .. x m 0 .r {A H to z (a crnlu io zcm 0 0 DIA 0 W-ic 0 Ut moz _ H ozO ►� 't1 ki to 0nm (" moz 0 coo m Dzrm D0mm 0 O 0 N 0 — 0 1 i~ µ 0 0 t � tsT 0 d W n < X m vi < m n 0 m 0 cn .r 0 0 C) M� g 0 0 o n Z� � O o N G D A 000 N ;,o~O zoo 0tTj " z z 0 >d 00C/) z� oy �o Oq z >✓ o o i19'�"Ts SJ w{it 0 z - _ %D w 1�1 OS 0 1p _. zcm 0 � r UI U H:b rs1 m Z�< m Fri On 0 cov x�tm� � m °0 .� w 00 1+ 0 0 iR _.. 0 0 1 N. 6 -J to 0 0 CD 0 aroma 00 0 Uh cm M O zoo oMb z v oz a 'o d 00 n "* n N 1� G O v z 0 H •• x H fll H Z O CE44 y 0 zcm m 0 Vic o Ut r H;j to moz - H 0ZO P ODm to Moz 0 £00 40 ZMM w °W 0 to O F+ 4t ra 0 v oft 0 to �. 0 C) H C O G A W o � 7 0y °0 00 C O C � A U( ii1 Z L'y H Fi rrl �i O 1A H iA z z0CIAm 0 zcm 0 0 DIA 0 w WIC 0 w rHx in mnz H OZO Y to opm U+ XIuZ 0 £oo D;1m AMU 0 °0 0 0 -- ra v ! t _ 0 O ra o xm oQ o z 0 m I 0 NCf m z C5 H `� t0 iil OF H to z Q CNo tJ zcm 0 tD DI-4 0 �J W-tc o in r H;u (n mnz M ozo FJ ODM iA ;Doz ;Euu 10 D;u m a ow o � O n o to i .. _ JA F r 0 O I � 0 bhp 0 o ::� Z b CD O < C7 r-m m m O c c T Cis f-1.Z-I 0 m zoo z�v 0d a, N ota� IV) 3 LrF td �i : rq tt ; U) z R�F Fi x M. €i lfl H = +n - z (o CW0 !y zcm 0 0 WIC O -- (a rHm -- 0 moz si - ozo Y -1. o to ODM (A :B®z _ o coo ZMZ © ow 0 - F 0 O iJ 0 4 a: c) cj < --t r-- m c) n ��.m m U) m ' 00 -n' 5 m w 2 LO U O LL O LL Z N WO w >C0 C C lay 0 �+ `;w TO � U U � U to O C� � 4 r14 01 0 �A 0 -t 0 O O W Q m 0 3 W 0 � of 1--L — -4 OQO S3t- z>u to -Z z _ h ' m O 0 y � - H X H (j z al 0 U � N � � E7: x U Q o ai N O �00 Uow ONc4 0 rA tn kn Ub x to O O O O 0 a O -' w 0 c� _ z ,+ 040 �- U t- Q z>m O j ci O ' H _ x H u z m W "o zo w� �¢3 w aQo U ° W t trim �A m cm To ut O C9 to m O 0 O OR A - O H O a O — a a w Q 0! 00 Co W � W o Jo 4 z oomo W LL Q a JW a>W � cr O -� kF n O m w to z m F b H U 5 0 E tn 2 0 0 �w � o U.d�a cl U C/) Ez U Q r U 0 ¢Wz U 00 v m r O €ri 9 �1w N b 0 U41. w L v o u- 0 c� z ?Li- � jY ® s J 0 Fr- U �a r. o N U b .a •U 0. c r-z to UAW o � U 04 v 00 �z�3 e to 0 4 LI W 0 a a Et a w 1 ui z Q _ (+I z HCZ) �.: U- )o -� Q ct Q - _ cr Y t-UF ([ ' - ® W Z>W to - U �- 0 w 2 4 x .. H (j Z M CF O �a -� N a o u 0-� U Vi kf) Ez� x U Q 00 aWp Uz oz O0 �04 w Z C.0 U 0 o LL i— oN ®0 tij c ® TjY LL cYr 0 LULU CU U � U to 0 {� 0 Q G Q! _ m O 0 Q Q — fY E� t W O 040 Z>W ut _ 0 3 0 t <[ t9 0 Q w - re x --_ H tJ z t� A cm cm UJ LO U o U- Z N LU 00 a: j O XU U � c� 0 o a3, o 3 c o a� N U ct C13 U V] :E r-z �xUAW O N U 04 4 YO 0 0 0 0 _.... Q 0 0 0 a a w Q QI 93 a m - W 0 ,. ,+ 040 h(Jh t'1 - 0 a T z � 0 w a x_ M {) W W Q z kn 0 O00 aQ0 ux� �z 0 Lo 0 to 0 q 0 c� _ o w U U. 0 0 a �► .i 0 _ Z � LL DOLi w W aC O Q >aj-Y ❑ ,mi c3W TO W 0 (Y v ' 0ao ac�0 ci 0 arf - H x M u z al O CIA a.-P 10 ai 0 o 3 U n Q 00 U W 0 H 3 Ux zW a z U�z o� cm Lij 0 W LL C O � U LL 0O LI jW M}V " ¢^ U b O Oi O in O O H A A rAxa 410 N O H to F4 Fq Ix la a W H X H O E N � �a o c o 3 cn U oo � � o o ai 0 01, UAW,.,// O N 9)4 _B LA "i (D Ql 0 I Z w cr LL C to u. 0 � - 0 0 .i = 0 ❑ 0 w w a o 2 la3ti- 93 ' O Li. z � w i C# N j0 fA F-L * - -_ , �cn "'oYc -4 040 - �► j UJ F i71^ < J �� > Z W U 0 0 0 w - H X -- F9 J Z ia m F b U is tl� (u 0 0 � I 0 0 0 11 °�a°c°— OU � w � z W 0 C4 ' z N ®O > a 0Q0 � UY FUF LL ® UW Z> W u! .._ _z < U 0 ' m tV W Ok _ z U m a r. O 0° W z U b a c R U Vi AW) O 0 3° UP4 z 3 a �D 0 w •y .a• t z LO U 0 0 LLL LU ® >fn lit' g ® VW W}��l' - Z5 < �f"' U R., x �~ r O rA to t- o 0 0 0 Oi ow 0 00 is — 0 W ma * d0' 3 rt1 # " W id! Ok OL 0 — Do n o 9) f - ow ma 0 A w 3 I >W z as .. LZ 0 to OQ W 0 Zn a 0 r; •.r w z C-0 C) o L.. ~ �� .nO w >cn Cc Gjy LL Ww Q CCy().. Mi F- O � QJ O00 O VJ C� Ucz cn M u C4 + i E .. O I .+7=bf1 c c x U W o � O U C4 v 3 ^L� b {� Cd U 0 w Z U o i` z op w LLJ LL iL ® UiY w ® ww C3 �i W z �o d00 � O a �O U ox F� O-� En k z O 4 0 O � ... t4 a a -- W QA to flW3 N _ zt3a 0 w WE O of - (4zti ( - O © Fil- z3W u! s O 3 a CI a wzz N a 3 0 - Lu _ c CL W a .. L ;o LL, >Y •. f LL w= 11 U [U c W � +100, � U ; Z u `n o�00 �C> o 00 o rn � WO a> a 0 U O P. x to 3 o aj cl � U 0 W W t� Q ; O W � H 00 --�00z o W pew 0 CD w Z c.o U 0 ® LL LL z o 00 w ccLL WY 0 wow CCU 0, � 0 p" r, 0 o Z cl M U Cn z N ¢00 CN w 2 toU ® C=) Li Z c 0 o o 00 di =`1 w WLL U U ea. i a O kn 00 ON i•_E o o 3 ��C x00 xuww ¢�z 0 a W 0 Uri ADZ 0 F cc T O rA ,�. j kn Ov 1 ;i O .� cn tn _ w 20 o u- w z O 00 LU w 2 O L-Y LL W Q .�° w W C} � F- U A cm cm w 0 Z � ® o � ® �+ U- 0LL W >LL Ww �U U C 0 2 10 9) 0 V. 0 0 O 16 rn 0 ,a 0 0 0 —' - a a f z ct w 0 eq 040 FUF Q a J in -z- q 0 to R O :3 _ fi? Kt 0 W m — Ft � u 2 in 110 t. w 2 ®o c LL LO C-J U ALL o LLI -se W W �J U ME' 0 cn W, o 1 O fid 0 0 = N1 0 O h 0 � O o 0 - w w O cm. fAFL 2 .+ 0U4 z>w V) 0 ? a 0 0 w z 0 M� 0 ID W Ch H H U z 0 A w U U o LL LL- z N oo LU w GC Co >Y LL w CE ® 7-4 �Jw CME Lek 0 N al 0 0 r t 0 q 0 0 ❑ 0 _ ir a 3 WF© Z ,t odo FCiF Z 3 w tt� fz s to - fr I Sa tR m t;J tit � 0 z m CO (ro c� X. w U O U- zt-10 LL LLI WO x O >Y LL w 0 LOW Q �v U 0 N � � o 3 � U73 a C ��a � =z E)b� UAW U 04 cl rx 3 .. 0 to L9 0 N � 0 � m 0 j) 0 W Q A la z m 0 w 0 (4 2 �e o4:0 _ Z>w to C 3 tL (V - w IX �l tit 0 0 w H X t•i (� Z in 110 0 H00 c� z�3 � z0 U00z U o W O rt 04 %W *410 O � t O O U) 0) ' O �r - O O ❑ O w It tt t ZO _ CD0 v 41 O _ cc� w U w w� w 0 � ^- ® CD LL cep ccz C� WY OHL it W �° jch cc mac? 0 Q Z>W u} 0 w n n O w Ok M M � z-,amkn F-1 C �n O 00 rn U Cd 3 a ws~ 3 O cn VI O N � �a o � � 3 � o CCd c� U E z az x U W O u U C4 n un O cl N, ; _ O (A in O 4t1 ' O Tr © O O It M O 3 w a OFF JA ,4 OQO i-0t- azsi 4 14 X ^� H c? Z a1 z00 a¢ aA00 UAW Ora! 1. 4 Co W LLL o CIO «= W W� - " - EL ® wLLJ �v ` Q - - U 4 T �n 0 O o 00� c a o t; 3 v .tn $ 3 as cl �ba x ctmu� war-z i o � 3 � U U Ux U V� 0 quo 1' w � ppW C-q Qrv�o°O, d �3A jQ0 ¢UW Q N 'U QUA qj t; ., w Z CO U O O LL O 00 N tU Wse LL o ® w !r o o(�� (0 0 W 0 0 Q Q'Q it! A Q G[ z it m wUo N ME L -X -± owo F.J�- iD ,n Z<Ew � tt..i u► --� O :)Wio cl 0 WHz (4 0: X) 0 - u 10 Q 4 0 w H Z x H v z (Do Fm w tO O 1 1 till -- O 0 _ 0 W - 0 N w O W O O Ito 0 trait z it U7 _ WOO WAIL OWO m ZCW tq Ir It I 0 h>Q t!i W WHZ v '^ dt W �! —►' 0 0 0— M W O m y Z - X _ M U Z m �� � CITY�F RENTON Kathy Keolker, Mayor N CHURCH LATTER DAY SAINTS RENTON 02080-010 PO BOX 18469 SEATTLE WA 98118 Renton City Council The foiiowing letter was written by City Counciimember Cyan Ciawson, originally for distribution at the Renton Planning Commission meeting on April 19, 2006. It is being sent to you as a resident and/or property owner in the Renton Highlands to provide you with more information about the planning effort currently underway for your neighborhood. HIGHLANDS RENEWAL PLAN WILL NOT DISPLACE RESIDENTS Renton Highlands citizens are being told that the City of Renton plans to tear down their homes for redevelopment, and that the City plans to "blight" their neighborhoods The City has received numerous calls, letters, and emails from residents and property owners frightened that they are about to lose their homes. Their fears are unfounded. In reality, parts of the Renton Highlands are already blighted by slumlords who make good money by renting their dilapidated duplexes while putting little or no rent money back into maintenance. With the dilapidated housing comes crime, and the value of nearby well -maintained properties declines. Starting in 2004, the City has multiplied its.code enforcement activities with good results, but the process is slow and expensive and inspectors are prevented by state law from inspecting inside the duplexes. At the same time, young families taking advantage of the low property values have bought some of these duplexes, cleaned them up and made them into attractive homes. Some areas of the Highlands are improving, but others continue to deteriorate. And every time a rented duplex is bought by new owner -occupants, two units of affordable rental housing disappear forever. Unless something is done, much of the rental housing that is affordable to working families and disabled persons will disappear from the Highlands. This March at the annual Council off -site workshop, the Council heard a presentation from the Mayor's staff on possible strategies to clean up the most blighted area of the Highlands and ensure affordable housing for current residents. A "Study Area" was identified for an intensive effort to renew the neighborhood and start a trend that would spread throughout the Highlands. It was not suggested that every home in the Study Area would be demolished and rebuilt. Each block and lot 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6501 6) This paper contains 50% recycled material, 30% post consumer RENTON AHEAD OF THE CURVE. Aft would be considered separately so that the City's resources would be targeted to fix the worst problems. The Council did not put any of the proposals into law, but rather asked the Administration to proceed with gathering community input and developing details of possible City action. One of the proposals is to use the state Community Renewal Law. The law would enable the City, after declaring the Study Area to be blighted, to compel owners to fix up run-down properties or to purchase these properties from the owner at fair market value through the eminent domain process. The properties could be sold to new owners who would be required to build attractive and affordable homes as a term of the sale. Through incentives, private investment would be brought to the Study Area for the public benefit. The City would partner with the Renton Housing Authority and other nonprofit organizations to build new homes for low-income families and individuals and to insure that no resident is displace from the Study Area by redevelopment. The proposal also includes re -zoning of the property to bring new residents into the Highlands by encouraging townhomes, cottages, and other kinds of housing that are successful in today's real estate market and make the most efficient use of land, streets, and storm sewers. Residents want and need new shops and services in the commercial area along Sunset. A&H Drugs recently left, as have other businesses. The commercial area will only be redeveloped when there are enough residents in the immediate area to support business that would locate there. At the March off -site workshop, City Council members expressed clearly to the Administration that current residents, especially the disabled and elderly, must not be displaced by redevelopment. As a Council Member, I cannot conceive of any situation in which I would vote to take property from an elderly or disabled resident against his or her wishes. But I would not hesitate to take the property of a slumlord at fair market value to be replaced by safe and affordable new housing. The City Council, not Mayor Keolker and her Administration, will decide on any redevelopment plan. The Administration's proposals are certain to be modified by the Council before any action is taken. Over the next weeks and months there will be many opportunities for Highlands residents and property owners to become informed and to convey their concerns and suggestions for the Renton Highlands Study Area to City staff and Council Members. Some Council Members such as myself will be going door-to-door to speak directly with residents, and are available to speak individually with those who may be affected. City staff is available, and information is on the City website at www.ci.renton.wa.us. The Renton Highlands is a very special place. The City of Renton is committed to working with residents and owners to establish a vision of a better Highlands and making that vision a reality. I am confident that Highlands residents will support strong and effective measures to protect and improve their neighborhoods as they are given accurate information and the opportunity to be a part of the process. 4`1� C� 4:�� ojll� Dan Clawson Renton City Council (425) 430-6501 dclawson@ci.renton.wa.us -} CITY OF RENTON 'Y Renton City Council 1055 South Grady Way - Renton Washington 98055 rr ; N fx C D% 7 f'✓�� ( CRY OF RENTON MAYp�00 8 2006 CjjY WS OFFICE OCCUPANT 1518 KIRKLAND AVE NE RENTON WA 98056 1 OO OS/07/06 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD C- I t78tiP o�+_ BC: 9e0553.23255 *2509-05275-07-27 fl6O8593232 11r�n�n+r�rurr1r1n 1r �rrriin r1r1n 1�m �r ir�r lrririnriiri OM CITY OF RENTON - "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 oe, CRYOFRENTON MAY 00E8 2006 OCCUPANT CRY GLEAMS OFFCE 1500INDEX AVE:NE - - RENTON WA 98036 NIXIE 9b0 i Do 05/o`7/O8 O -OR g. � TD rJARD :sc. 9etraaa���ss *Y�a.-a�,aaa-oz-s7 FF�� ((..�6ST 9 _ C $e L3232 b"1Irin �rs ���riar�rt)} +}u3 �Yir{Jstt trt x r iirr�.im1� a .a CITY OF RENTON Renton City Council 1 1055 South Grady Way- Renton Washington 98055 r ""• - ' -d CITYOFREwm Y MAY 00EE�SEt�FFI8yy 2Dp006 OITYCIERICCE OCCUPANT __-- 1502 INDEX AVE NE RENTON WA 980,56 NYXxE 990 1 DD 03/07/06 RE N, TO C"ON�. , �,.,. OF ABkL 130r1 96k '.j.8,$.S}4,j'R'.f3 *%SOO-Cz274-07-27 V—D8Q35!,3'l32 `� J ��r}/11i-1�4:iJJ/'�!%r/l�l)r�J�t1�'IJi/17r111rJ11�r111�11 Ei .3 CITY OF RENTON d► Renton City Council 1055 South Grady Way - Renton Washington 98055 t L v%rJ �G w7✓ c ` CITYOFREMON MAY 0 8 2006 MY�I'��"sSFFICE OCCUPANT 1504 INDEX AVE:NE RENTON WA 98056 NxxxE Soo s of osi07i06 - RNOUSUCHON �S}E�gNOEER UNABLE TO FER OF} ARD BC: DeW'1ias�t35i']3 a'1�iB4{'-OS373:-07.-27 ��I� 003i3 g3232+ . p to ��r irr�M �Ilr3u1r�7MIJ io7�Inrillrr ��rnlr �rirlH�rlar r��r� am CITY OF RENTON g _a= `f+ Renton City Council 4 1 m 1055 South Grady Way - Renton Washington 98055 l h CITY OF RENTON MAY ppEE00���8yy��2006 OCCUPANT Cfiv CLERMS OFFlCE 1906 HARRINGTON CIR NE RENTON WA 98056 NIXIE 990 s Do 05f07/c RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD BC: 90055323255 *2589-05232-07- a2 ILLJ„[ ll,,,,1,1„Ll,„II,,,LL,11 „I,LI,L,LI>„IL "s CITY OF RENTON "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 t' ,7 f - ? CITY OFRenM MAY 8 2006 CITY &Vc's 8FFI a, OCCUPANT 1155 Harrington A'v NE #2 RENTON WA 98056 NzxxE goo 1 Do Os) �. _ IET4RN TO t3FEN,0£R U!'i t#LEC7ONFOFtWA'RD if-7C�1p qqqq Bc: tisovss&*" s t *2sea-o5�se- i:-98f155,'C323Z'., �If�riia7 bLt�n�l�v�ff��lwflt»�e�ifllwfltlflilwlvhv CITY OF RENTON "a Renton City Council 1055 South Grady Way - Renton Washington 98055 CITY OF RENTON Z" zl�r�S% tU ccx MAY 0 8 2006 cm CLERKS OFFlce OCCUPANT 2809 NE 16TH ST -- RENTON WA 98056 Nxxstr as cs� ..� TO- SENDER Bc, f!$E} �5�7-.Q'1�r3"s,$' s'��0t'�53Sz343� �,.- �q❑[� ri{pp 9c�E�y ,,ee�� 11,}vr)n�fv#aif}Yi� f�.�si#�i�i�'i�wl�,)ilflfflr�sf a .s CITY OF RENTON `% 6,41 _ "a Renton City Council 1055 South Grady Way - Renton Washington 98055 fs .� CITY OF RENTON "t Renton City Council 1055 South Grady Way - Renton Washington 98055 L� L-�i%>P� ( y CrryOFRENTTON MAYYE0 8 22006 CITY CLERKS oFF7CE OCCUPANT 1177 Harrington Ave NE Unit #8 RENTON WA 98056 NIXIE 2a0 1 00 03/07/08 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD BC: 990553232SS ry.2599—OS000-07-27 OM CITY OF RENTON `LL Renton City Council 1055 South Grady Way - Renton Washington 98055 arVOFRENTON MAY 8 2006 ' 1 crry&p��E E4y �/ __ E OCCUPANT 1149 GLENNWOOD AVE NE RENTON WA 98056 NIXIE n�c � � 1ti�viaa U '�—It3ShiP 5 � r 27�, 9B033X9232 irura,i,1}aii,a�3]r�„rsinr�;r�` _.. _ _�' / + CITY OF RENTON Renton City Council �s 1055 South Grady Way _ Renton Washington 98055 �� } Iu, CITYOFRENTON f OCCUPANT MAY 0 8 2006 1001 GLENNWOOD AVE NE CITY CI -ER - - p�� EIVED NS OFFICE RENTON-WA 98056 + Nih=E _ sus_ pis- 98�03 r,rctt21t �7 r R CITY OF RENTON Renton City Council 1055 South Grady Way- Renton Washington 98055 C� OCCUPANT 3323 NE 12th ST Unit #7 RENTON WA 98056 Ory0FRENTON MAY 8 2006 CITY CLEgE1C1 S OFFICE NIXIE 1 00 03/0770B RETURN TO, ftNDER UNABLE7,44, FORWARD —98033'3i3"�—`�`� BC: D8O13E929^#33 *2"o—O440:1-07-27 ►►,r„r„�,rr,,,,r,r„r,r,,,n„�r,r,.»„�ra,►,r;�,r,,, i,l CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 r :: CRYOF RENTON MAY 08 2006 gECEIVED CITY CLERK'S OFFICE OCCUPANT 3233 NE 12th St #212 RENTON WA 98056 NIXIE eeo 1 00 os/07/0e RETURN TO SENDER VACANT UNABLE TO FORWARD BC: 980.5532325E *2S89-04402-07-27 t"-'9B53 Y•3$35 llr{r,l„1,{{urr{,{n{r{,n{{,,,{r{ul{rn{r{r{,{r,{r{nr{{r{ CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 CITY OF RENTON od MAY 0 8 2006 C IVED CITY S OFFICE OCCUPANT 1409 JEFFERSON AVE NE RENTON WA 98056 NIXIE 9eo 1 00 OS107/06 17U ru"NA®T NSENDER UNA61.E TO FORWARD BC: 98O3S9232E3 *2500-04*96-07-27 —3&fJ 5:3T3I Hill, I,a,1I,,,,hIli 1,1„,I)IMIa„11„11,1,1,1„ l,lr„ u,{ Fs MT CITY OF RENTON - Renton City Council 1055 South Grady Way - Renton Washington 98055 CRY OF RENTON MAY 0 8 2006 CITYCLE Ep D RCE OCCUPANT 1510 KIRKLAND AVE NE RENTON WA 98056 Nix£ 9Bo 1 DO oS>07/06' RETURN, TOO SENDER #M14%,E TO° FORWARD 9g8� BC 914A',1''$3{5 Y*259fl-,043;i?-07-27 9H6ES7,323'2Lr. s=. 11,1A'd1e3Ti4i+t1,YU�1,,a�itia l�nrlr},l,lnlihull,l 1 w 0 CITY OF RENTON - Renton City Council 1055 South Grady Way - Renton Washington 98055 CRYOFRENTON 0� MAYY��0 8 2006 CRY OtERkS OFFICE OCCUPANT -----_ 1508 KIRKLLAND AVE NE RENTONWA98056 Nzxxt 906 1 00 05/07/06 't- RETURN T2 SENDER UNABLEATONFORWARD - -'- BC, 900550202$5 *'2589-04394-07-27 I -;'- CITY OF RENTON RIN Renton City Council 1055 South Grady Way - Renton Washington 98055 ;14mw tUPANT 28 ONE 6TH PL RENTON WA 98056 - �8$SSR3231'S Es ., CITY OF RENTON 'u Renton City Council 1055 South Grady Way - Renton Washington 98055 OCCUPANT 3000 NE 7th St Unit #3 RENTON WA 98056 4 .} CITY OF RENTON "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 NEWTON RiCHARD W 292-5 FAIRVIEW E #9 SEATTLE WA 981,02 R4 a CITY OF RENTON E Renton City Council 1055 South Grady Way - Renton Washington 98055 \� OCCUPANT 2826 NE 7TH ST RENTON WA 98056 CITY OF RD" MAY 0 8 2006 _ RECEIVED CITY CLERK S OFFICE NIXIE 900 1 00 OS/07/06 RETURN TO SENDER VACANT UNABLE TO FORWARD BC: 980SE323255 '2SS9-04380-O7-27 nb)1n))„666)„),),,pill ) �rJSPu7✓ CITYOFRENTON MAY 0CC 8 2006 CITY CLERK S OFFICE .NIXIE Sao 1 00 08/07/06-- RETURN TO SENDER UNABLEA CANT BC: 910035323.2.SS *2S69-.04393-07-27 3 x CITY OF RENTON MAY 0 8 2006 ����CCEIIVEKSD t CITY CLEROFFICE NIXIE sea 1 :Do 05/07/06 NOT O r� . ettcER ©, sseD INl�b -RW MC: 98 77A6,}',391qq.3''��a?.S.S .fr.2.S89))-D77 (39--06-23 )1.lNl2.ItI)!(lT1htC11�i�1t,)11?)11i�,,11,)!),I)iJ,),,,))�) am CITY OF RENTON "LL Renton City Council Y 1055 South Grady Way -Renton Washington 98055 CITY OF RENTON M.�Y 0 8 2006 -- _ "-- OCCUPANT RECEIVED CITY CLERK'S OFFIt'.� 1305 MONROE AVE NE RENTON WA 98056 NIXIE 990 1 OO 05/07/06 NOT DELIVERABLE ASNDER ADDRESSED UNABLE TO FORWARD �- 9eoi�Fr3aa2' BC: DDO55323255 '2509-04027-07-27 11,1„1„1,11,,,,1,1„1,1,,,Il,,,Ll„16„LI,L1„LL„IL► e$ ,a- CITY OF RENTON 'a Renton City Council 1055 South Grady Way - Renton Washington 98055 a CITY OF RENTON MAY 0 8 2006 Crry WS 8FME OCCUPANT 3019 NEibTH ST RENTON WA 98056 NIXIE Sao OO Os10-7.106 Ey NOT DELI~Q ggSNAbgRESSED9A L0 r0^wAAO _ bl r_ geos BC- 9OOSS22"E8 *2509-.04026-07-.27 X3232 ll,lul„LII,,,,1�J„1,1„,11,,,Lb,11„�I,1,LI„L1,,,11,1 fs .� CITY OF RENTON "a Renton City Council 1055 South Grady Way - Renton Washington 98055 h `L �Z �%i 7h ��j �•�.1,'P�.c�.i�� CITY OF RENTON - MAY 2006 pp��0��8�� CITY Ct�1tKS OD + OCCUPANT 765 KIRKLAND AVE NE - RENTON WA 98056 I NIXIE goo i OO Osia>ioe i NOT p IIII 'Fie ps, RanrasSED ?"451661-04025-07-27 c-363 114a4tl�i>iil3;t,li�rflln,f,lsf,1„Ll„flGl a a CITY OF RENTON : Renton City Council z i 1055 South Grady Way - Renton Washington 98055 � a CA CITY OF RENTON MAY 0 8 2006 crosgFFICE � OCCUPANT 1147 GLENNWOOD AVE NE RENTON WA 98056 Nxx: h .❑❑s�chf��p BG:, 913r3$ �y. Il,xffl,�Jf i{Tp A �� ti 4 CITY OF RENTON !t Renton City Council .; 1055 South Grady Way - Renton Washington 98055 Iftw CITY OF RENTON MAY 0 8 2006 I / CITYCLERICSOFFICE WHITBECK DEBORAH J 628 GLENNWOOD CT NE RENTON 98056 4NIXIE 900 1 00 OS,'07/06 RETRN TO SENDER NOT DELI VT URg13LE AS ADDRESSED UNABLE TO FORWARD BCc 90055023258 +2589-00194--04--SB aeosaz>ana� lLl„)„LIL,,,I,b,),I,„))„,LLJI,,,L61,L,L1,,,11,1 40 CITY OF RENTON "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 FLETCHER STEVE L 2024 HARRINGTON CIR NE RENTON WA 98056 4 CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 \ OCCUPAW 2013 JEFFMON AVE NE RENTON WA 98056 ......_. -. -. STAGE n CM OF RENrON MAY 008 22006 CITY &JWVSEOFFICE NIXIE 980 1 00 OS/05/OS A77�TURN TCSENDER yF TED — NOT "NOWN ` OLE TO PORWARD 8C7 90-463^1'j+?ES-2509-04620-05-27 0 I )),I„�'iftr�l�trr�f�itlriru)lu .PM CITY OF RENTON Renton City Council 1055 South Grady Way -Renton t 3 MA&I .20K>5 °1 Washington 98055t�'7 _ u rz t�{ rOSTAGE KOVACS SEAN AGCHAEL 2300 NE 8TH PL RENTON WA 98056 x=�� CRY OF RENTON NAY p 00 8 2006 C[TY CLERK'S OFFICE + 1 00 OSI07l1 CITY OF RENTON "4 Renton City Council 1055 South Grady Way - Renton Washington 98055 OCCUPANT 1217 KIRKLAND AVE NE RENTON WA 98056 —It-fStfP 5 y9Bo55 f:3232 60 CITY OF RENTON "LL p., Renton City Council 1055 South Grady Way - Renton Washington 98055 OCCUPANT 1215 KIRKLAND AVE NE RENTON WA 98056 C-I13ShiP 9eGS 9005593232 R CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 8 2006 IT c i ftk OFFI( NIXIE 990 1 00 05/07/06 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD SC: 9005522322" +2ZOS-OB203-07-27 NIXIE Soo 1 - 00'03/07/06' RETVAN To S£1gg�1�p A UNABLECTO ff 'AnD BC: 9005""W" -2SOO-052l2-07-27 n,),)n))rr,),I,),)n),)u, fill n OrrY of RENTON MAY 0 8 2006 crfYMEA D8mm C OCCUPANT E 1208 KIRKLAND AVE NE HxxzE Sao 1 RENTON WA 98056 c-Ir3srtP 96 99033%3.232 CITY OF RENTON `� } A :t Renton City Council $ g 0 4! 5 1055 South Grady Way - Renton Washington 98055 j .. �>.�,�� ,r �,J14.__�.'_ CITY OF RENTON MAY 0 8 2006 cmM�s�°o MEt OCCUPANT -- 7 12 10 KIRKLAND AVE NE NZXXE Soo i oe RENTON WA 98056 RETURN Tovra>sl? VApBLECttlNF1HR fr❑❑�; Fp��.. gqEg3G` BC ',J35i3753 �,1ZOS-4'�Y.'�-bi-07-27 th'1�`. l:-D863E7,'3^d3 f)rMi,u,)�i,eta),r{)t,)fhi))�;rhrrhroi),r;j),)� '. CITY OF RENTON "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 `�' x R✓Y u .4 Cm OFRefm MAY qq 0 8 2006 - CtTY MERK S OFFICE OCCUPANT 3019 NE 16TH ST RENTON WA 98056 NIXIE 990 1 Do 05/07/06 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD 960 _ BC: 90055323253 *2S89-OS279-07-27 900SSX3202 Ilrlrrlrrl,Il,nrlrlrrlrinr ),IIIrInfillrlrlrlrinlrinrlIII fs .} CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 Je OCCUPANT 3017 NE 16TH ST RENTON WA 98056 AM CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 OCCUPANT 1522 KIRKLAND AVE NE RENTON WA 98056 CrTY OF REWM MAY 0 8 2006 CRY CLERKS OFFICE NIXIE p00 1 00 OS/07/06 RIM JVSSUUCHON'U lg��gr' UNABLE To F'DRWARD _jjipp 99 7+ y1�9F7.�D3Li135t3'J t *ZSBS-O.5279-07-27 32?t')r)ir)r1il)rrrr)ti)arirlrorl)»rirlrtilrr�lrlrirlrrlrlrrrllri ti CRY oFREwroro MAYpp��00 8 2006 CITY CLER ICS OFFICE .NIXIE 900 1 DO 05/07/06" RETURN TO SENDpDER. -09a E"HAD"A... wep. 's-2a3"1'oa *2SGS-015277-07-27 �� H$�s��z3���' ��r�ul�i��llp)r�orlXl ur�)rorlriNl�r rr lr l�Irlrririnrl lrl fs .� CITY OF RENTON - �► Renton City Council 5 _' 1055 South Grady Way - Renton Washington 98055 s CITY OF RENTON MAY 0 8 2006 _ --- - p�� EIVED CRY t:6EJ?K'S OFFICE OCCUPANT 1520 KIRKLAND AVE NE RENTON WA 98056 NIXIE 9Bo 1 00 06/07/06 �TO SENDER ONUCNARITUF TPWARDRN �Q 9r6r0r?`�Sti3i' "iiin)�irr)i)ar)Inrlrl039-072CWOVA 323 Si�-2389-6 7 rlrl rr1 rI roll r1 f.; CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 G �j li ry P L d Unu CITY OF RENTON MAY 0C 8 2006 - CITYCIERIICCSEOFFICE TRAVAILLETIIv30fHYV+IvIAUREB1vtc 2913 NE 8TH PL RENTON WA 98056 Fcsrt� set 900SS%323a 4 CITY OF RENTON 'u Renton City Council 1055 South Grady Way - Renton Washington 98055 NIXIE Sao 1 00 OS/OS/OS RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD BC: SOOSS323253 *2502-04673-03-27 rr,r„„r,n„„,►„r,►,„u,,,r,►„n,,,►,r,i,i„r,►,„Jill £ a r aosTAG E k CITY OF RENTON MAy 0 8 EZ006 CITY &L %KI OFFICE MONTGOMERY MICHELLE L - 2025 ]KIRKLAND PL NE RENTON WA98056 NI5c2e s 00 OS/Os/06 Pimax=, OWN { { 980 SX3 32 BC 9Y t:4t't19 OS-27 ; .w�' ura. rr,rFr% 1 - Frx .. lxxixlil xsxi�i� ei .7 CITY OF RENTON Office the City Clerk ts i .a of 4 Washin on 1055 South Grady Way -Renton gt 98055 ' t � :0371 x a: •� ��101-0037RJ ADDRESS SERVICE REQUESTED U.a.POSTAoe CITY OF Fe" MAY 0 8 2006 MS OFFICE s hL2 rC , 113OWN # .E Ito x a e t1,lR� x e� l� l'r,�J„JihtJ.�Lh�,IIFI t"s MT CITY OF RENTON _ ' r 'a Renton City Council 4 K 1055 South Grady Way - Renton Washington 98055 F 0, C.'L, r C CITY OF RENTON MAY 0 8 2006 CCEIVED CITY CLppEERMS OFFICE OCCUPANT 1164 GLENNWOOD AVE NE 1� RENTON WA 98056 NIXIE 990 1 00 OS/07/06 RETURgN TO SENDER UNNWIt TOUCH NFORWARD BC: 900S-�"0233. *2509-OS272-07-27 irsCITY OF RENTON "a Renton City Council 1055 South Grady Way - Renton Washington 98055 OCCUPANT 1162 GLENNWOOD AVE NE RENTON WA 98056 GM CITY OF RENTON "a Renton City Council 1055 South Grady Way - Renton Washington 98055 CRY OF RENTON MAY 0 8 2006 c r Y Y RECE�, &ncE NIXIE 900 1 00 05/07/08 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD Bc: 900E3323233 *2509-03271--07-27 ►1,l„L,1,11,,,,1,1„LL„)1,,,1,1,rtI,,,LL6L, I,L„ILI t 'I ter" �Gutc�f � :ITV OF RENTON MH r sj 8 2006 cRYc16ica8Fmc1 OCCUPANT — 1158 GLENNWOOD AVE NE RENTON WA 98056 NIXIE goo 1 00 OS/07/06 RETURN To oHUM6eR UNABLE TO FORWARD PC: 9BD339.23253 *239a-OS270-07-27 —�il 1,3 )trtr,)n)T�r,nr,rrr)rrurt),rrt )„)l:nh11hill l>ill ,l)II t 41 .a- CITY OF RENTON r° Renton City Council 1055 South Grady Way - Renton Washington 98055 r�C� OCCUPANT 3000 NE 7TH ST REN'T'ON WA 98056 CRY OF RENTON MAY 00EE8 22006 Cm MF SE&11E NIXIE Soo 1 pD 00 OS/07106 INSW IE'tiTSENpR SS UNABLE �'O F�WAF3D Bc: 9BO{.;SS3'2fl;SE. •'.ZSB9-04s'i4S �.07-27 ))a)u�i1/,it,i„rrtH�rirn)1„rtx11111n,l!),)1�„l,r,�i��a) a a CITY OF RENTON .4 Renton City Council 1055 South Grady Way - Renton Washington 98055 ' / A - OCCUPANT 554 INDEX PL NE RENTON WA 98056 CRY OF RENTON _ MAY qq��0����8 ��2006 CRY CI FFICS &CE NIXIE 9o0RETURRNN 1 00 OS/07/06 I NSUFF;C31:1tiSMJq C1RESS } UNABLE TO FrO WARD BC:. 9B0S3329.253 *2"0-04249-07-27 -���3�3s, )►,R,r„i, t,,,,),t„)rr,„rru,r,}r,)»,�,r,r,)�ra,,,rrl fs .� CITY OF RENTON ` 'a Renton City Council 1055 South Grady Way - Renton Washington 98055 8 2006 ' q C CITY CLERICS OFFlCE OCCUPANT 2814 NE 8TH ST RENTON WA 98056 NIXIE 990 1 OD OS/07/08 RETURN TO SENDER INSUFFICIENT ADDRESS UNABLE TO FORWARD 8C: 9605S32325S 't2.309-04240-07-27 `-��7sa' ILL,1„L11,,,,LI„L6„IL„LL,IL„LLLL,LL„ILI AD CITY OF RENTON :A vsjo. Renton City Council 1055 South Grady Way - Renton Washington 98055 CITY OF RENTON MAY 0CC 8 2006 OCCI�ANT_.. pp CrrYCLERE1CSME 3115 NE 16TH ST RENTON WA 98056 - NIXIE 900 1 00 CSJ07/,Oi IWTURN T8 ER _. UN BLE TON�dr7D C-�2GOS r3232 SC: 9004!'�R A, *RSA*.-03*04-07-27 Im'J":r '.Ifill,04)"I hwhinII,n1:1,1�UrI,L.,llel is CITY OF RENTON = _� "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 CITY OF RENTON MAY 0 8 2006 - - CITY &W&FICE OCCUPANT 1065 HARRINGTON AVE NE f` RENTON WA 98056Ze ; k BC, 00" AD CITY OF RENTON "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 i CITY OF RENTON MAY 0 8 2006 OCCUPANT CITY SOOFFlCE 1301 MONROE'AVE NE RENTON WA 98056 00 OS/07/05 T-. 14ARODRESSED - 990337.9232 BC IIiIv,Iirli — ��- � ; I ;" �ryrtjl�xifx�t,}Ia,.Ll;lilrtLLnll,l fi .3- CITY OF RENTON —. Renton City Council �.v � ie"" 1055 South Grady Way - Renton Washington 98055 &+ ` (I .3 , ,�✓„ CITY OF RENTON MAY p 0EE 8 2p006 CRY CLECRP ME DICKINS(* HERBERT M C/O RAINIER MORTGAGE PO BOX)G-34040 SEATIJE WA 98124 NxxxE 9so 1 01 Os/06/06 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD - BC: SOCSZ3232ZS -2E09-0043E-03-2s f.} CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 ~LOPRIOR=E RALPiJ V 579-KIRKLAND AV -NE RENTON WA 98056 CRY OF RENTON MAY pICS 0C 8 2p006 CRCLER Y OFFICE NSXIE 900 1 CO 09/09/O6 RETTURN TO SENOR ATV "LDDTo FORWRD DC: 900ff33323'335 *2309-04363-03-27 r 9BO,sr S .3232 Ilr�r,lJ�l,��unlr%nl,l,ntl„o� lnll,nl) 1 I I II 6 7 CITY OF RENTON 'a Renton City Council 1055 South Grady Way - Renton Washington 98055 CRY OF RENTON MAY 0 8 Zoos LONG M LANtBJ CIJRISTOPHI?R erryMEF&ME 9393EFFERSON=AV NE — RENTON WA 98056 NxxxE 1 00 05/o3/0e �i WN O' FORW BC: 96ca�4t� 'y!2309-04669-Os-.^17 `.—Si�3E5$3� �"E Ilal„I�ilYrr,E.yu�r�r�y{�xr�a�i��J�irlt/,lilroi,i+n)1,1 fs .� CITY OF RENTON - Renton City Council a + 1055 South Grady Way - Renton Washington 98055 =- ' CITYOFREN7M MAYYj CC0 8 Zoos !\ '. \. CRYCLERKISEp JARAMILLO L.ARRY ET AL OFFlCE 845 IEFF'ERSQN AVE NE "- RENTON VIlA99056 xxxxe 96o 1 00 as/03106 fYT'f EDTO Sr.NP00 KH.OIUN.. - UNf1BLE TO FClRi,lpRD *20y69 "66{7-Q3-27 H03'3 .3232 �i]II1 �ti13 LItH7Yi9IlIf[I!{�n I71#)j`1IY II �f III,IHUlllrl. R-0 .� CITY OF RENTON "s Renton City Council 1055 South Grady Way - Renton Washington 98055 AHMED MYRTICE M 632 INDEX AN NE RENTON WA 98056 C-IC'Pt•iF 98i 93033%3232 CITY OF RENTON MAY 0 8 �2p006 CrTY CIERE�S OFFICE NIXIE HBO 1 OO OS/OS/06 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD BC: 9oOS39.132zS *2509-04671-03-27 1L1,111111111,,,1111101,1111Nr1rN11111111111)IIL),„ N,1 R CITY OF RENTON "' Zak?Renton City Council 1055 South Grady Way - Renton Washington 98055 A, : Cm OF RENTON MAY pp��vS OF00���8 EE2pp006 m CLERK \ OFCE A39 INDEX PL NE AgNTON WA 98056 NIXIE Sao 1 Oo e3/osloe I. - ATTMI�"1`$bTf� ,tFt�O"r YEirR�.fOWN UNABL TO Fb ARD SC: 96033323233 *2309-04670-03-.27 J_i90 5SX2232C Fs .a CITY OF RENTON "LL Renton City Council 'l# 3 1055 South Grady Way -Renton Washington 98055- � CRY OF RENTON MAY p 0�E8 2p006 CITY CIERME OFFCE LAMBERT KAT tYN L+DARYL M 824 INDEX P NE RENTON WA980$6 NIXIERETUseo i pi osos/oe ATT�MPTEDT- MOT ¢KNOWN UNABLE TO-PbRWARD @C: 900S"323953 4'23`$9-096Z2-03-27 -'—�H�SS'X3��f"�C4 »,r,. �,r,tr,,,.rt�,r,1,,,1r,„r,1„t1,�,�,),),►,a,i,,,)i,► a .3- CITY OF RENTON :d Renton City Council 1055 South Grady Way - Renton Washington 98055 TRAN JIMSON PHU+DANG HUONG 711m7$'11: t0yyy�j d u.s. cosTWaE A'L lftN`jf ax CITYOFRENTON MAYp�0�E8y 2D00_6 Cm CLERK's OFFICE 2023 HARRINGTON PL NE RENTON WA 98056 NIXIE seo s 00 ostos/oa ATTE;WTEDTp KC0YT0:EDWN UNABLE TO FCRW to t32'e: 98033313233 k2300-04621-03-27 Es ,� CITY OF IZENA'OIN �+► Renton City Council 1055 South Grady Way - Renton Washington 98055 'yYr" TIMMERMAN GREGORY E 2514 NE 5TH PL RENTON WA 98056 e CITY OF RENTON "a Renton City Council 1055 South Grady Way - Renton Washington 98055 ALANO STEFAN E 2724 NE 6TH PL RENTON WA 99056 OZI C r Y OF F ENTOPt MAY0 8 2006 CITYCpffiFkS RCE NIXIE 900 1 00 OS/DS/06 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD SC: 98055323255-2589-03344-05-26 98055%3232 Il,l,rl„I,ll,„J�L,bI,,rlL,r), I„IL„I,LI,L,LL,riIJ /ti `7 r / r CRYOFRENMN MAY 00g8yE2p006 CLAMSO crrYmE NIXIE 980 1 -00 05.J05J06" ATTEMP'RiNED T? NOTOWN UNABLE TO FORWARD BC: 980EE3232352589-C9342-OS-.28 98055x3232 Ilrlrrlr:%.l r Il+nrl,1,rlrlrtrllutlrinllurlrlrl,Inlrl„+Ilrl t3 T CITY OF RENTON 'LL Renton City Council 1055 South Grady Way - Renton Washington 98055 �a t .,"CSTAGE v `�-CCRVOFRENiON MAY 0 8 2006 STEFANOV.A SNEZ-HANA M+KOSTAD 677 HARRINGTON AV NE RENTON WA 98f356 NzxsE svo 1 00 OSZOSJoa' RETU ATN TO SENDER =00'r0 POT ORWARD OWN BC: 9E#$.53@3235 ;?`JB9-09340-OS-26 C-itl8hti' Sees )j 7 ) j 96055'/,3232 1litiil'1i�}A1fJ//1F,h7J�(Ilitl/ri/��1i 111{r�lllll ltr}rlrll�lll 4 a- CITY OF RENTON r► Renton City Council 9 1055 South Grady Way - Renton Washington 98055 ryryI a % r°q k, k.5EF1 A v !J Y > ''vZ(( ✓✓� CITY OF RR" MAY 0 8 2006 CHAU LINH M 850 HARRINGTON AV NE RENTON WA 98056 NIXIE 990 1 00 05Jo5/66 ATtEMPTEDT- NOOTOKNOWN UKAt3[.E TO FORWARD BC: 9900'J923236 ''24109-03399-05-26 $> � 2 nri>rl,Pit tlrrr,►„rl,rr►tIII) III) I,,,url a .� CITY OF RENTON Renton City Council��'�f ry # 1055 South Grady Way -Renton Washington 98055pr ��s -�(wi1r-1[j7, _. CITY OF Re" MAY 0 8 2006 RECEIVED CITY CLERK'S OFFlCE LALL KRIS I+13ARBARA A 8220 126TH PL SE NEWCASTLE WA 9805E NIXIE aeo i 00 os/os/os RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD act 96055329255 *2509-00657-05-27 �6,a�rl av- Ilrbrl„I,1!„r,61„Ir6„11,,r1,)r,IL„LI,I,L,LL,rILI Fy MT CITY OF RENTONTK Renton City Council t t 7F 6f 1055 South Grady Way - Renton Washington 98055 0"OF RENTON MAY 0�kSEO8yy 2pp006 CITYCLE ME PiUy.: :...:. N TTLEWA98056 IxLe Sao > 00 os/05/06 RETURN To NOT D=y3AF O-BRESSEDWaTO WARD BC: 980533J9255 �'a^'.1BD-00676-05:-2T �osS 2 a 11 L,!„!riln„l,i,tLlt„fir,rLl„I1,,.L1,1,1„1�L„ll,l CITY OF RENTON Vh f`r i Renton City Council ) 1055 South Grady Way - Renton Washington 98055 ]r ''I J ? 1a CO r.:.� 77 G1Y OF RENTON MAY 0 8 2006 ctTY CLEWs OFFICE MCCANE JOHNNIE M -- 2,801 NE 6TH'PL RENTON WA18055 wzxxE Sooi o0 o5/osJo6 w + . NOT OE,L;VjVADLE ASNOEAODRESSED } UNJtA LE TO FORWARD a ��-77GGpp.yypp act 9004'5 t'i?�33�5 *2b89-00477-p5 27 , I}i1rir,iShiF, )1)t111,11iurl,L,EinehLLL-11, "A'I I fCITY OF RENTON ' Y Renton City Council--- O55 South Grady Way - Renton Washington 98055 aA 8 / 5 � f JMEfEp 5 POSTAGE o CITY OF RENTON i MAY pE0E8 2006 j - CITYC Fic"ETFF FlCE f I: ILDERS 'PERRY D - 2�O0NE 8TH RENTON WA 9805E tvsxFt! nsc S 00 06/OS/OB NOT DE" �;1R�N TO SENDER SLEDTO, Fon,�AApESSED _ Bc: 7iOC3E9a24Z"35 •'2599-007s0- OS-27 980351J3232. U,Ilt1r,I,]L„ii,i,+i,ir+rlln,I;Yl,rIl,uIr111,Lr1,Lr,ll,l f-+- CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 ram,: PEACOCK RUBY L 808 LYNNWOOD AV NE SEATTLE WA 98059 9�05��323'�2 ej 40 .;- CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 SKYWtRE PROP LLC 231 BELLEVUE ACE PMB 154 CITY OF RENTON MAY 0 8 �2p006 CL CITY ERKS OFFICE NIXIE 9H0 1 00 05/03/06 RTURTO NOT DELIVERABLE ASNDER ADDRESSED UNABLE TO FORWARD BC: 99OS33232SS *2126-13169-03-43 1lriulr tlr 1), nlilu 111nr11rnir lul), rr)r)r irlr r irirrrl)r) BELLEVUE WA 9 NIXIE y8O 1, 00 OS/OS/06 ru�N r0•SWARD BC:*SS9B-Do169-OS-31 —It7�t`1P 56t p 99086X3232 11r�rtl-utjsrirrirlg�fe�%�rJsls�rr�rrrlrlrlrlrr�rlrnlirl jSs P y bo- t:m OF RENTON MAy o ��8 2pp0--0--6 CITY CLECVsEOFF'CE eR CITY OF RENTON 'a Renton City Council 1055 South Grady Way - Renton Washington 98055 CITYOFRENMN MAY p�0��8 �2p00_6 CITY CIERMS OFFCE HILL STEVEN C+DANITA S _ 640 FERNDALE PL NE RENTON WA 98056 NIXIE Sao 3 p3o5io6 AT'RYETURN0 TO Tch T1 ro _- ._.-p_� c,�y�. BC): 19r3.O(3933.R73:23E 1 p+rn',j'�69-Oyi3$4$'-015'-26 "-99V`JSy,3732 �a. -. I�rirr�rlil�lrtnrr��r lrlrrr�Inrilifrt'�r+rlrlilr (tt�r �rralll� RCITY OF RENTON . Renton City Council 1055 South Grady Way - Renton Washington 98055 t_ V L � L vt -) HORA STEPHB E rt gA MAY 9«'46 f jfr Ps;E,ET. CRY OF RENfON MAY pE0�E8 E2p006 CRY CLERK'S OFFICE 23014NE9THPL Ntxxe 1 00 os/osIas RENTON WA98Q$6 To, SENOR }� N'IB15R IF, FORIJARD - BC.: 96G$lF,J�3."2r33 ;:*2399-01030-03-27 _..__ - 99DS5'/.3232 1l rinirlrlitnrlrlrslrliJt��rrr)r1❑��irr{t�r�rinlr{nr��r� OM CITY OF RENTON "u Renton City Council 1055 South Grady Way - Renton Washington 98055 GEPFORD ROBERT LOREN 2613 NE 26TH PL RENTON WA 98056 es .} CITY OF RENTON TK Renton City Council 1055 South Grady Way - Renton Washington 98055 RENTON SCHOOL DIST,4Q3 435 MAIN AV S RENTON WA 98055 C-rasrtp sec 98033 %a232 4 CITY OF RENTON 'a Renton City Council R 1.055 South Grady Way Renton Washington 98055 SZULICOWSICI KMA sn �R I if FYEP 16 r ��N r 4 , ✓ti Cm OF RENTON MAY R 0E8 2006 CTrY CLFMS OFFICE NIXIE 900 1 00 05/OS/06 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD 8C: 900 S32325S-2126-13160-03-43 it'll 1„1,It— „1, I„I, I„,11,„1,)„II,,It, 1111)„L L„) I, I iii a r f z , CITY OF RENTON MAY 00E�8 2p006 CTTY CLERCS OFFICE NIXIE Soso 1 00" OS/OS/OS RET RN 7C"SEN R NOT DELI OLE:fW E3SE0 UNABLE TO FOR BC: 9oos5.8tr+3233 *2389--01064-03-21 11140110)„,d,1„►,L„#1.#.1,1„N,,,1,LLL,L ...Ild U 7 Utz l y • r >. tl�I CITY OF RENTON MAY p�0��8 2p006 CITY CLERICS OFFCE 909 EDMONDS Ali SE RENTON WA 99W NIXIE 9eo 1 4b os/os/os + RETURN TO SENOEB _ UNABLEAV0 FORWARD DO: sao-sm3,."i.9St3?S -02959-03-43 R CITY OF RENTON Renton City Council 2 to +ff 5$ ? 6 1055 South Gaady Way - Renton Washington 98055 r CITY OFRENTON MAY 0 18 �2p006 CITY CLEREfCS OFFCE CHIN PROPERTY COMPANY INC 20029 HW 99 #202 NIXIE: 992 1 OD os/O3/o6 LYNNWOOD WA 98036 RETURN TO SENDER ATTMPTED - NOT KNOWN UNABLE TO FORWARD DO: 980363.St323S *'�'089-D3639-OZ-32 ,� �2�;�, II,I,,1,�I,Iln,il,liih6,IILr11,1„)hoLl,hl„I�)n,ILI f:.3 CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 Now, TISHA LLC 6167 NE 195TH CT KENMORE WA 98028 gTYOFREI" ' MAY 0 8 �2p00�6�� CITY CLEREICS 9m X MO N1 1 3O5 C OS O5/OS/06 FORWARD TIME EXP RTN TO SEND REKHI 20705 35TH DR SE SOTHELL WA 98021-7022 RETURN TO SENDER I t78r-iP 58, ±_ 9005SX2232 r,111„fill) I 6L ,ILIA„11,1 f:D CITY OF RENTON "LL Renton City Council 1055 South Grady Way - Renton Washington 98055 7TH DAY ADVENTIST RENTON 03445-064 20015 BOTHELL WY SE BOTHELL WA 98012 r 9E03S r32532e c3 .� CITY OF RENTON "4 Renton City Council 1055 South Grady Way - Renton Washington 98055 4 CITY OF Re" MAY p 0 8yE2006 CIT&%F $FY FiCE PEvV�oi�*x s�gp Ni i so ¢ a/c�/oe OR ;q 7IT1£ EiSP fi'# WE WA Ct,SR/' DAY ACDY EG£3WAY9SITE WA0 RET m TO :GENDER It, ii„II,,,l,lri,lnl14)11111 der�2,s_ qr 31.E t xQ y� y(, �vVlv�/y✓ t(fTYOFReM)N MAY 0 8 2006 CM &RqBFRM BRAOY DROCK J 2517NHST RENTON WA 98059 i"`2t C-00, OS/06/06 F „aR RTFI TO S1=ND ��' aDOSSX,9232 = Nair tR ».� , 01 .r r.�F,t,t i-I,i„bh ll.l t3 ., CITY OF RENTON '4 Renton City Council 1055 South Grady Way - Renton Washington 98055 4I't A S \ f !! l' t; Zbk 5f (t Lv P CmOFRENTON MAY 0 8 E2006 Cm &MADME ENDRES MR 823 ABERDEEN AV NE }y, RENTON WA 98056 FORWARD 2A Q67N4P .1 SOSTCO SENOS/05/06 ENURE ARYS47 VYLLE s�LLM WApA, Ne " ttA: f1A,a^+�•0-6633 RETURN TO .SENDER C—d6W-Ra = II,L,1„J,IL,,,Li„]1,i,IIL,),1 rIL„I,I,GL,L{, Jld e .> CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 RUSSELL KEVIE L 2608 NE 7TH ST RENTON WA 98056 ci .a CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 rr a / di CC 71-1-i.F CITY OF RENTON MAY 2006 ppE0CEE8 orrY & K'SERME NIXIE 900 1 00 05/05/06 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD BC: 9006S3232SS ''2509-03037-05-25 2of IbL,L,L11,,,,1,1„LI,,,IL„LI„IL„I,LLI„LL„ILI `z N j P ut t u c k CITY OF RENTON MAY p�0p�8yE2p006 CRY CLERKS OFFICE VALENTINE STEPHANIE L 660 FERNDALE PL NE RENTON WA 98056. NIXIE Sao 1 00 os/os/o6 _RETURN TO SENDER A TI 9LF. FNO ORTWARDWN t3C::HB055323255. •25B9-C3339-OS-26 9 B05.SX 232llrinlul+llnillrlwlrinrllri,Irlrrllnrlrl,lrlul:lhral,l is -3 CITY OF RENTON ..L Renton City Council 1055 South Grady Way - Renton Washington 98055 CATO PAUL H 659 FERNDALE CT NE RENTON WA 99056 1,98SSX3222 5, 0 MT CITY OF RENTON d► Renton City Council 1055 South Grady Way - Renton Washington 98055 W � � L R ryf"�' a1�� iiE �' - �.� ? �� � �,✓ r�c-� CITY OF RENR'N! MAY 0 8 E2006 CITYCLERA OFFICE NIXIE ppgoo 1 - 00 OS/OS/06 ATT EOTC NOKNOtJN UNRiHLS TO F . WARD BO: lSeozsa*'22.65. '"09-033067.05-26: . llliEllii l)Iltllr.l41N 1r1... it... w"'lllll'11111111IfJ IYIJ]lll err2'o6 y ea :0371 b 70..9'-' (.u.S. POSTAGE y LyVC(,(OF RENTON MAY 008 2006 'y CtE T OFFlCE NEWTON TIFFANI+WALDO MORGAN— t RENTON W 98056 Ft fin-{ AT s—ICiStiF' 9E afi "({ 99o55,T.3232 I .} CITY OF RENTON ie Renton City Council 1055 South Grady Way - Renton Washington 98055 err' OCCUPANT 666 INDEX PL NE RENTON WA 98056 C 8U5.3Pp,3 Sao= t"s CITY OF RENTON .a Renton City Council 1055 South Grady Way - Renton Washington 98055 i `. Q(CCUPANT 2820 NE 7TH ST RENTON WA 98056 L. 96�SSX.9$32 NIXIE 900 1 00 05/07/06 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD BC: 900533232SS *2309-03213-07-27 It, 1., r, J, r1,,, JJ„►,►„J►,, 111 ), J ),,,1,1,1,1, NIXIE Sao 1 Oi OS/07106 RETURN TO SANDER UNABIEOTONFf3RWARD 8C:.: 96033323233 *2309-OS212--07-27 Hill, 11,1a110"111L,I'll I,11) 1.1111„1),,,t,III ,1..1,1r,,11,1 CITY OF RENTON Renton City Council 1055 South Grady Way - Renton Washington 98055 �I miiiiiW�w q 6� J14- E?'ET%fl3 {{' 3U'U'"�ak OITYflFWENf01d r- '^����/ MAy 00EE8ryryEE2006 L.� ' ' "��: _ c�ciGl' �+'b�L / i� \` Wy CLERICS 8MCE _RAM KAJAL A+VARMA KUSHAL S 22615 114TH AV SE NIXZE C 9Bo 1 of OWY07106 KENT WA 98031 ATTMpTNDT� PAM UNABLE TO tl BC: 9SOSS323233 *2SOD-OR21.0-07-27 --$F A"2511,)„1„1J11J„►J,,1,I'll ib,J,!„II,JI),11h,111,,,1111 n CIT`` ' OF RENTON Y> Es. �- ♦, _u Kathy Keolker, Mayor Renton City Council The following letter was written by City Councilmember Dan Clawson, originally for distribution at the Renton Planning Commission meeting on April 19, 2006. It is being sent to you as a resident and/or property owner in the Renton Highlands to provide you with more information about the planning effort currently underway for your neighborhood. HIGHLANDS RENEWAL PLAN WILL NOT DISPLACE RESIDENTS Renton Highlands citizens are being told that the City of Renton plans to tear down their homes for redevelopment, and that the City plans to "blight' their neighborhoods The City has received numerous calls, letters, and emails from residents and property owners frightened that they are about to lose their homes. Their fears are unfounded. In reality, parts of the Renton Highlands are already blighted by slumlords who make good money by renting their dilapidated duplexes while putting little or no rent money back into maintenance. With the dilapidated housing comes crime, and the value of nearby well -maintained properties declines. Starting in 2004, the City has multiplied its code enforcement activities with good results, but the process is slow and expensive and inspectors are prevented by state law from inspecting inside the duplexes. At the same time, young families taking advantage of the low property values have bought some of these duplexes, cleaned them up and made them into attractive homes. Some areas of the Highlands are improving, but others continue to deteriorate. And every time a rented duplex is bought by new owner -occupants, two units of affordable rental housing disappear forever. Unless something is done, much of the rental housing that is affordable to working families and disabled persons will disappear from the Highlands. This March at the annual Council off -site workshop, the Council heard a presentation from the Mayor's staff on possible strategies to clean up the most blighted area of the Highlands and ensure affordable housing for current residents. A "Study Area" was identified for an intensive effort to renew the neighborhood and start a trend that would spread throughout the Highlands. It was not suggested that every home in the Study Area would be demolished and rebuilt. Each block and lot 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6501 R E. N T O N AHEAD OF THE CURVE M would be considered separately so that the City's resources would be targeted to fix the worst problems. The Council did not put any of the proposals into law, but rather asked the Administration to proceed with gathering community input and developing details of possible City action. One of the proposals is to use the state Community Renewal Law. The law would enable the City, after declaring the Study Area to be blighted, to compel owners to fix up run-down properties or to purchase these properties from the owner at fair market value through the eminent domain process. The properties could be sold to new owners who would be required to build attractive and affordable homes as a term of the sale. Through incentives, private investment would be brought to the Study Area for the public benefit. The City would partner with the Renton Housing Authority and other nonprofit organizations to build new homes for low-income families and individuals and to insure that no resident is displace from the Study Area by redevelopment. The proposal also includes re -zoning of the property to bring new residents into the Highlands by encouraging townhomes, cottages, and other kinds of housing that are successful in today's real estate market and make the most efficient use of land, streets, and storm sewers. Residents want and need new shops and services in the commercial area along Sunset. A&H Drugs recently left, as have other businesses. The commercial area will only be redeveloped when there are enough residents in the immediate area to support business that would locate there. At the March off -site workshop, .City Council members expressed clearly to the Administration that current residents, especially the disabled and elderly, must not be displaced by redevelopment. As a Council Member, I cannot conceive of any situation in which I would vote to take property from an elderly or disabled resident against his or her wishes. But I would not hesitate to take the property of a slumlord at fair market value to be replaced by safe and affordable new housing. The City Council, not Mayor Keolker and her Administration, will decide on any redevelopment plan. The Administration's proposals are certain to be modified by the Council before any action is taken. Over the next weeks and months there will be many opportunities for Highlands residents and property owners to become informed and to convey their concerns and suggestions for the Renton Highlands Study Area to City staff and Council Members. Some Council Members such as myself will be going door-to-door to speak directly with residents, and are available to speak individually with those who may be affected. City staff is available, and information is on the City website at www.ci.renton.wa.us. The Renton Highlands is a very special place. The City of Renton is committed to working with residents and owners to establish a vision of a better Highlands and making that vision a reality. I am confident that Highlands residents will support strong and effective measures to protect and improve their neighborhoods as they are given accurate information and the opportunity to be a part of the process. Dan Clawson Renton City Council (425) 430-6501 dclawson@ci.renton.wa.us April 24, 2006 Nw Renton City Council Minutes wmr Page 135 of Renton as R-8 (Residential - eight dwelling units per acre) zoning; Falk H Annexation. MOVED BY LAW, SECONDED BY BRIERE, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5207 An ordinance was read amending Ordinance 5142 by changing the timing to Annexation: Merritt II, SE 3/31/2007 for effectuating Phase II of the Merritt 11 Annexation to the City of May Valley Rd & Coal Creek Renton. MOVED BY LAW, SECONDED BY BRIERE, COUNCIL ADOPT Parkway THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS Planning: Highlands Subarea Rezoning Appeal of SEPA Determination Community Services: Hanging Flower Baskets AUDIENCE COMMENT Citizen Comment: Petersen - Highlands Subarea Rezoning Appeal of SEPA Determination Discussion ensued regarding the public meeting and public hearings scheduled for May 8th. Responding to Council inquiry, Economic Development Administrator Alex Pietsch clarified that the appeal of the SEPA determination on the Highlands Subarea rezoning proposal puts on hold any action that staff could bring forth for Council's consideration regarding the proposal. City Attorney Larry Warren confirmed that Council is not restricted from discussing the matter as it is a legislative rather than a quasi-judicial topic. Councilwoman Nelson reported that the hanging flower baskets are scheduled to be hung in downtown Renton the week following Mother's Day (May 14th). In response to Inez Petersen's question, 3306 Lake Washington Blvd. N., #3, Renton, 98056, about the public hearing on the appeal of the SEPA determination on the Highlands Subarea rezoning proposal, City Attorney Warren explained that the appeal will be sent to the Hearing Examiner who establishes a public hearing date. Following consideration of the matter, the Hearing Examiner will then issue a decision. In response to Ms. Petersen's inquiry regarding the need for a public hearing on the moratorium in the Highlands, Councilwoman Briere explained that a moratorium extension is being considered as the appeal process could take a significant amount of time to resolve. Following discussion regarding the public meeting and public hearings scheduled for May 8th, Council President Corman confirmed the order in which they will be held as follows: first, the public meeting on overall development of the Highlands area, second, the public hearing on the Highlands moratorium extension, and third, the pubic hearing on the AHBL walkway vacation request. Citizen Comment: DeMastus - Sandel DeMastus, 1137 Harrington Ave. NE, Renton, 98056, commented that Highlands Community the Highlands Community Association is growing fast, and has over 250 Association members. She added that supporters of the association include Senator Margarita Prentice, and Representatives Zack Hudgins and Bob Hasegawa. ADJOURNMENT MOVED BY LAW, SECONDED BY NELSON, COUNCIL ADJOURN. CARRIED. Time: 8:29 p.m. W aZ*''- Bonnie 1. Walton, CMC, City Clerk Recorder: Michele Neumann April 24, 2006 April 24, 2006 Renton City Council Minutes Page 133 transfer, and 609 direct deposits totaling $1,947,403. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance: 2005 Carry Forward Finance Committee Chair Persson presented a report recommending adoption Ordinance of the ordinance authorizing carrying forward appropriated funds not expended in 2005. This ordinance increases the annual 2006 Budget by $12,623,585. The Committee further recommended that the ordinance be presented for first reading and advanced to second and final reading. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 134 for ordinance.) Transportation (Aviation) Transportation (Aviation) Committee Chair Palmer presented a report Committee recommending concurrence in the staff recommendation to approve an Sound Transit: Rainier Ave S, interlocal agreement with Sound Transit to release their initial funding Hardie Ave SW & SW 27th contribution of $2,530,000 for the Rainier Ave. S., Hardie Ave. SW, and SW St/Strander Blvd Funding 27th St./Strander Blvd. projects. The Committee further recommended that the resolution authorizing the Mayor and City Clerk to sign the agreement be presented for reading and adoption. MOVED BY PALMER, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 134 for resolution.) CAG: 06-023, Airport #790 Transportation (Aviation) Committee Chair Palmer presented a report Building Construction, Lincoln recommending concurrence in the staff recommendation to accept the low bid Construction submitted by Lincoln Construction, Inc. for the Airport Quonset Hut Building #790 Construction project in the amount of $129,851. The Committee further recommended authorizing a fund transfer from the Airport's Airside/Landside Separation Fund in the amount of $118,420 to cover the cost of the contract, and authorizing the Mayor and Ci1y Clerk to sign the contract. MOVED BY PALMER, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning & Development Committee Planning: Hi hlands Subarea Plan Study Area Moratorium RESOLUTIONS AND ORDINANCES Planning and Development Committee Chair Briere presented a report recommending that a public hearing be set on 5/8/2006 to consider extending the existing moratorium on new development in the R-10 and RM-F zones within the Highlands Subarea Plan study area. The purpose of this extended moratorium is to provide adequate time for resolution of the appeal of the SEPA determination on the Highlands Subarea rezoning proposal before the City Hearing Examiner, to allow the City Council to consider public testimony, and to review staff and Planning Commission recommendations concerning the appropriate density and use of land within the Highlands Subarea Plan study area, prior to adoption of a zoning text amendment and rezone proposal.* Councilwoman Briere stated that due to the filing of the appeal by the Highlands Community Association, it is prudent to extend the moratorium until the appeal goes through the process. *MOVED BY BRIERE, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. The following resolutions were presented for reading and adoption: PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT April 24, 2006 Highlands Sub -Area Zoning Amendments (Referred March 14, 2005) Ca l COUNCIL Date The Planning and Development Committee recommends setting a public hearing May 8, 2006 to consider extension of the existing moratorium on new development in the R-10 and RM-F zones within the Highlands Sub -Area Plan Study Area. The purpose of this extended moratorium is to provide adequate time for resolution of the appeal of the SEPA determination on the Highlands Sub -Area Rezoning proposal before the City Hearing Examiner, and to allow the City Council to consider public testimony and to review staff and Planning Commission recommendations concerning the appropriate density and use of land within the Highlands Sub -Area Plan Study Area prior to adoption of a zoning text amendment and rezone proposal. Terri Brie , Chair Dan Clawson, Vice Chair Marcie Palmer, Member cc: Jay Covington Alex Pietsch Neil Watts Gregg Zimmerman PLANNING AND DEVELOPMENT COMMITPEEMoratoriumApril24.doc\ Rev 01 /06 bh April 24, 2006 ,V, Renton City Council Minutes %we Page 132 CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. CAG: 06-044, New Park City Clerk reported bid opening on 4/5/2006 for CAG-06-044, New Park Construction at 233 Union Construction at 233 Union Ave. NE; three bids; engineer's estimate $1,134,000; Ave NE, Ohno Construction and submitted staff recommendation to award the contract to low bidder, Ohno Construction, in the amount of $994,990.14. Council concur. Community Services: City Community Services Department recommended approval of a contract in the Hall Mechanical Maintenance, amount of $63,509 annually with McKinstry Company for heating, ventilating, McKinstry Company and air conditioning systems services at City Hall. Council concur. Development Services: Development Services Division recommended acceptance of a deed of Veldyke Short Plat, ROW dedication for additional right-of-way at NE 19th St. to fulfill a requirement of Dedication, NE 19th St the Veldyke Short Plat (SHP-05-065). Council concur. Transportation: Rainier Ave & Transportation Systems Division recommended approval of an agreement in the Hardie Ave SW Improvements amount of $2,736,425 with KPG, Inc. for design of the Rainier Ave. Design, KPG Inc Improvements (S. 4th Pl. to S. 2nd St.) and Hardie Ave. SW Transit/Multimodal Improvements projects. Council concur. Transportation: South Lake Transportation Systems Division recommended approval of an agreement for a WA Infrastructure $5 million grant from Washington State Department of Community, Trade and Improvement, CTED Grant Economic Development for utility improvements for the South Lake Washington Infrastructure Improvement project. Council concur. (See page 134 for resolution.) Transportation: Limited Term Transportation Systems Division requested authorization to use approved Positions Hire, Construction project funding for three limited term employees to provide construction Management & Inspection management and inspection services for the SR-169 HOV Improvements and Services Duvall Ave. NE projects in the amount of $279,500. Refer to Finance Committee. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Added Correspondence was read from Dave S. Nguyen, 1422 Jefferson Ave. NE, CORRESPONDENCE Renton, 98056, and Nen Kim Phan, 1420 Jefferson Ave. NE, Renton, 98056, Citizen Comment: Various - expressing agreement with the City's Highlands Subarea rezoning proposal. Highlands Subarea, Zoning Text & Zoning Map Amendments UNFINISHED BUSINESS Council President Corman presented a Committee of the Whole report Committee of the Whole regarding The Landing project infrastructure agreement. The Committee Planning: The Landing Public concurred with the recommendation of the Administration to approve and Infrastructure, Transwestern authorize the Mayor and City Clerk to sign an agreement with Transwestern Harvest Lakeshore Harvest Lakeshore LLC outlining the coordination and timing of the roadway and utility improvements necessary to facilitate development of The Landing. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Mr. Corman indicated that the City is going forward with approximately $19 million in road improvements at the former Boeing property to support The Landing project. Finance Committee Finance Committee Chair Persson presented a report recommending approval Finance: Vouchers of Claim Vouchers 247523 - 248017 and two wire transfers totaling $3,090,801.03; and approval of Payroll Vouchers 63025 - 63191, one wire . r.r C47~ CIC4i�� Renton, Friday, April 14, 2006 From: Dave S. Nguyen 1422 Jefferson Ave N.E., Renton, WA 98056-3114 Phone home (425) 430-9685, work (253) 657-1721 Fax at work (253) 657-5274; Cell (405) 923-8840 APR 18 2006 RECEIVED CITY CLERK'S OFFICE _..t.ri4trided -far Pu6�'c fl2arin� y l7.0(0. To: City of Renton, Renton, WA Subject: I agree to the Highland sub- area re -zoning to high density plan Dear Highland Sub -area re -zoning committee, I, Dave Nguyen, am a resident at the above address. I welcome the re -zoning plan. I agree wholeheartedly with high -density zoning plan, especially the 80-units per acre rule. I even suggest to set higher minimum multi -family units per acre to 30 units per acre minimum, due to the reasons: 1. Current Renton housing prices are unaffordable to working-class, and young adults 2. Rental fee is also high for working class and young adults 3. Even college graduates find it hard to buy a house My absentee vote is "YES" to maximize density according to the Plan of Renton City. Sincerely, Dave � v r Renton, Washington, April 14, 2006 CITY OF RENTON APR 1 8 2006 From: Mrs. Nen Kim Phan 1420 Jefferson Ave N.E., Renton, WA 98056-3114 CITY RECEIVEDLOFFICE Cell phone (405) -9685, work (425) 392-1596-Tnfended 690 , /01/6A llearir9 191- /7-O(a , To: City of Renton, Renton, WA Subject: I agree to the Highland sub -area Re -zoning to High Density Plan Dear Highland Sub -area re -zoning committee, I, Nen Kim Phan, am a resident in the re -zoning area. I agree with high -density zoning plan of City of Renton. I very much agree with the 80-units per acre plan. I would like to raise minimum multi -family units per acre to 25 units minimum per acre due to the reasons as follows: 1. Housing prices are unaffordable to many, especially the poor, and the young adults 2. Rental rate is too high for the poor, and young adults I could not attend the Public Hearing, so my letter is my "YES" vote to maximize Density according to the Plan of Renton City. Respectfully, v V. Mrs. Nen Kim Phan P.S. I received the Environmental Review which is very good. I agree with the Environmental Plan of the city of Renton April 24, 2006 % Renton City Council Minutes Page 131 " Transit joint ballot, and capital budget funding for the Chastain Trail (federal funding will also be pursued). In conclusion, Mr. Levy emphasized the following: legislative tracking, lobbying, and advocating has become a year-round business; it is important to monitor State initiatives, which can change and undo legislative action; and Renton's strategy to focus on a few issues has been a successful formula. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: The Mayor's Planting Day on April 22nd was a success with over 60 volunteers planting trees and flowers in the downtown business district. The Second Annual Community Garage Sale will be held at the Renton Community Center on April 29th. The 2006 Summer What's Happening recreation brochure will be available beginning May 1 st, with registration opening May 2nd for Renton residents, and May 4th for non-residents. AUDIENCE COMMENT Sandel DeMastus, Highlands Community Association (HCA) Vice President, Citizen Comment: DeMastus - 1137 Harrington Ave. NE, Renton, 98056, claimed that false information was Highlands Community given by a speaker regarding the association at the last Council meeting. Ms. Association DeMastus named the nine HCA board members, and shared their professional backgrounds. She stated that the HCA is a 501(c)(3) non-profit organization, who, like other neighborhood associations, left Renton's Neighborhood Program due to its rules. Ms. DeMastus emphasized that the HCA has done a lot for the Highlands area, and she is very proud of the association. Citizen Comment: Petersen - Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, stated that Highlands Subarea Plan although she is excited about The Landing project as discussed during Committee of the Whole, the Highlands Community Association (HCA) is concerned about the related traffic issues. Ms. Petersen announced that HCA filed an appeal on the Environmental Review Committee's SEPA determination regarding the Highlands Subarea rezoning proposal. Ms. Petersen recommended that existing single-family dwellings and duplexes in the Highlands not become non -conforming. Property owners unwilling to upgrade the dwellings should be encouraged to sell to someone who will upgrade, and if they do not, she supports the City's enforcement of laws to acquire the property for development. Additionally, she recommended increased police presence, sidewalk repair and installation, and review of low - interest loans and non-profit assistance availability for low-income citizens. Ms. Petersen encouraged the City to consider a compromise between the area's current situation and high density development. Citizen Comment: McOmber - Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, said he favors Highlands Subarea Plan upgrading the Highlands area. He agreed that upgrades to the zoning are also needed; however, the proposed zoning text still needs substantial revision. Emphasizing that the moratorium has stopped residents from upgrading their property, Mr. McOmber pointed out that residents should be allowed the freedom to improve the area. He stated that he wants to continue to improve the Highlands with the City's help, and stressed that time is needed to do it right and to work things out. gadt� &"I"i Citizens First What the Highlands Community Association wants for the neighborhood: * We believe the market has changed significantly regarding property j values and regarding the type of housing that would work in the area. * Existing single family dwellings and duplexes should not become non (conforming. * Existing single family dwellings and duplexes which need upgrading should be upgraded. * Increase code enforcement via Nuisance Abatement Law to encourage j property owners to "get going." * Those unwilling to upgrade should be encouraged to sell to someone who will make improvements. * Let the property owners develop to higher densities, if that is their wish. * Increase police patrols commensurate with population to further reduce crime and make the area safer. * Repair sidewalks where needed and build sidewalks where missing. * Require standard driveways; what was done at Sandel's property and j her neighbors are great examples of how this small thing improves the 1 neighborhood. * Landscape along the sidewalks. * Establish block watches to create a cohesive neighborhood. * Organize neighborhood work parties. * Explore the possibility of having a Subarea Covenant. This would really protect everyone's property, and if people understood, I think they would willingly sign on. * Review whether low interest loans from the City could be made to low income property owners for upgrading/remodeling (Ref your $2.6 mill) * Non profit groups can help individual low income property owners too. * Don't make that condominium that wants to fix up and paint their !building non conforming; allow them to do what is needed to make their property better, this benefits the entire community. * There's lots of good ideas out there that upgrade the neighborhood without displacing the People; let's gather them and make a new plan. * But whatever ideas are decided upon, "the Plan" must not create an environmental where the actions of the City depress property values. The moratorium has done that for far too long. Never give up. Never, never, never give up. Prepared by: Inez Somerville Petersen, Secretary, HCA, 425-255-5543 VAW x� 7U,v �m m cr �. �cnM ZmD r Q- CD v w Cl)�d ;d � cn D=� to X z o -+ 0 °. o 0 0 .Y _ N m D r 0 0 D v � m y U) m n �m O m a C m m v � y O 0 Cn � to Z 0 � D Mn inM ~ O m m no o - �j a-) Z m x n C-4;u Zoo j? c 0 p3 oom 1 I zzzLN U _ 4 t c� r ry n ZNZ d 00-<0 ro :E (.0 �o DNS CCON0 0 0 rn � D Z z 0 Ct7 Z 0 w � ;G c VI Z;u P. -DID -0 xrzs aDh) zinrl Z -- o o ;o 0 1" ppp� era ¢� pq &I 'iV! in — QZW z _ n.FnDZ nr t ;SEn- M n m sJ ti at n m o c::) Qti 0 Z C> 0 0 �A 21 tj� 0 0 c 0 m p, mcn cn � m < 0 m CD p m o C CD m I m�A�v � 0 �y O � O � A x UNITEDST/3TES 3547 fee due 75 ¢ First class mad PosttWe and Fees Paid POSTAL SERVICE `�+ Restricted Data USPS Permit No. GIO CITY OF RENTON n .- .rt Office of the City Clerk U S' -_ L•rp.,,, ,U2�lU3J .1. P03: CG _ 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED N FCit ?ITSRT SEERiik 981 RENTON o CITY 0 z a) tbb M 222006 N 14 SWANGERRUTH 1=C1=1XE0 V y Cn ' Z PO BOX 945 FWO ,•' OAK HARBOR WA 98277 •ITY ' 1 LEWS OFF1C V R3 Q J C1. �., U 5—If-iSPiF SB2?- ILLd„i..Jdi..Ji,.,III.,I,h..l,.IJ,L,I,.LId,IL..I SIVANGER OLD: PO BOX 945 OAKIIARBOR JVA 98277-0945 NEW: 525 1 12ND ST SW APT _Q306 EVERETT WA 98204-6397 I15!15/062237440650(M152O89cLl prixOW-160511 eff:20060509 TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 III'IIII IIII�IIIIIIII IIIIII IIIIIIIII'1111'IIIII IIII�IIIIII111' JUUNITEDSTATES POSTAL SERVICE FORM 3547 fee due 75 . ¢ Restricted Data First class mail Postage arid Fees Paid USPS Permit No. G10 cs a CITY OF RENTON i7 7 `� Office of the City Clerk _ .._ �� �11cT;� U_s. POST AG7 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED >r CITY OF EtfrON z MAY 2 2000 U = a RK FIVED a SWANGER RUTH ITICLEI 11CS OFFICE Z PO BOX 945 - OAK HARBOR WA 98277 �bA � .. 5—Iu':fiP 582 _ 11,L.L.L.,LILT.IL.JII„d,L.,1,.IJd.,l,.hhLll..,1 t•3r r� U SIVANGER OLD: PO BOY 945 OAKIIARBOR WA 98277-0945 NEW.• 525 13 2ND ST SW APT Q306 EVERETT WA 98204-6397 05l1410616J64204900051546c1:1 prx:20060511 eff:20060509 I TO THE POSTMASTER OF ' is 1055 S GRADY WAY RENTON WA 98055-9998 ��1�11�11�1��1111�1�1111�1�1�11�1� a �1�11�11�1�1�11�1� u��l(l� `NW CITY OF RENTON -p Office of the City Clerk �6 ` a a i.. c, �j 0a 1 South Grady Way - Renton Washington 98055 `�' _ "` '3 4v - 0 371 ADDRESS SERVICE REQUESTED 'L �rP s EP1 . O� CITY OF RENTON MAY 1 1 2006 RECEIVED CITY CLERK'S OFFICE NIXIE 900 1 00 OS/ 10/06 RETURN TO DER NOT DELIVERABLE ASNADDRESSED UNABLE TO FORWARD act 980S53232S5 *2ses-12043-02-1e i�r�rr�rt�t�ltlrIIJII 1t11II)III rWI M I) r)tItltIII lr)IttlItl UNITED STATES FORM class mail FORM 3547 fee due 75 ¢ Postage and secs Paid POSTAL SERVICE USIPS Restricted Detta Per wit No. G10 c; .r CITY OF RENTON J► Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED O� O I �YL RR WAYNE 2732 HJIRRIPI _TON PL NE RENTON WA 98056 5—I0SHP S00-a :3D0'3G299530 OLD: NEW. R O SE V OFLER 21 3? IIARRINGTONPL NE RENTON IVA 98056-8303 4005 CORLISS GIVEN SEf1TTLE FVfI 98103-8430 f \ U•3_P03T402 Y CITY OF RENTON MAY 1 1 2006 RECEIVED CITY CLERKS OFFICE _ t WAYNSJ2 i 1 N C OS 0.4/OJ/06 RETURN N TO SENDER NO FORWARD OROCR ON rILC UHAOLE TO FORWARD RETURN TO SENDER OC: 9005603033Z PN 'iss)9-OD942-OJ-30 1LLJ,�L1L...1�LJhrI�LJJ�J�6�hiLLL�I�LJJ�J TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 0>/07l06 19:09 +60493(910969 cf l proct30060506 eff-200i071 1 Fu'.ct class mail ZMM UNITEDSTATES T'ORM 3547 fee due 75 ¢ Post"=eand Fees Paid POSTAL SERVICE USPS '"w Restricted Data `"Pet•mit No. GIO CITY OF RENTON I fl! Office of the City Clerk Washington - Renton Washin98055 >, + 1 • r'G G ,� _ (� „j ;s 1055 South Grady Way o 'yy ' C ADDRESS SERVICE REQUESTED l059037 �• • PO]T1C_ U G U �1. z CITY OF RENTON MAY 0 9 2006 N V] LOWE ROCHELLE G*COX DWAYNE E -0 z 2310 NE 8TH ST - RECEIVED FWo 2 ^ RENTON WA 98056 CITY CLERK'S OFFICE U -C = '^" U &-rnartF 960=e ROC'HF,LLE LOWE OLD: '310 NE 8T11 ST RENTON KA 98056-3686 NEIV. 13230 I ST AVE S BURIEN I'V4 98168- 2623 05;()4ir161i:173i034100474.9d:1 pr.w200tirUn2efr. 2(101ln7 TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 Fit-st class mail OUNITEDST4TES ¢ Postage and Fees Paid POSTALSERVICE FORiVI 3547 fee due 75 Uses Restt•icted Data rertttit No. G10 e, ,;. CITY OF RENTON - ' Office of the City Clerk \ 1055 South Grady Way - Renton Washington 98055 :. •� O ADDRESS SERVICE REQUESTED '_=/ t9s':G.1 a•�• vo rac�v U ¢+ •O � Z CITY OF RENTON MAY 0 9 2006 y V]�i SAULKOWSKI KINGA "d H 1510 JEFFERSON AVE NE RECEIVED I wa (� RENTON WA 93056 i CITY CLERK'S OFFICE 5—IUSMP Sui75== ILL.L.I.II,...I,L.IL,..IL..,IL..IL.Li...l{Il....t..11 KINGA SZULKOIVSKI TO THE POSTMASTER OF OLD: 1510.IEFFERSONAVF_ NE RENTON JVA 980-56-3112 1055 S GRADY WAY NEW: 1207 N 34TH ST RENTON WA 98055-9998 RENTON WA 98056-1963 0J 14i0617:17150241r1047440 c L 1 proc:20060502 eff. 20060417 ��I�III11'Il�illl'IIIIII'1'I�IIII'11'I�II�III1�1'11'1�11 I'111) I H KM I.- C) 0 > M U) C/) G C/) m CD tz. CD Z < C) 0 ,I= CD m jD c m cn m 0 S 110 0 n r r r c cm I.- > 0 tj 0 0 z M�l cn CD in U) 0. = qQ cn m Z fcD o <X m Q m c m in i �r m 00 Z (-A LA Ir. tA 0(j) fq, z 0 �. > As��i 0 CD -i 0 ra 0 z"m Ol D<-j r.Dz oplo x 0 oWn c D 0 Z- 0 Dun OX I MOM r-m 0 04 0 MMO O 0 -n Ok Inj m r%o z OM 0 C7) z 0 m di Fins•t class mailLINITEDSTATES -w ORM 3547 fee due 75 ¢ ` 'r Postage and Fees Paid POSTAL SERVICE Uses Restricted Data Permit No. GIO cs CITY OF RENTON -LL Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED G U o 0 z> •� p'•I IJ EM OPHEAR NANN*8UNCHHAYA 11 (D U En j NE 8TH ST RENTON WA 98056 b.D 8—IuSi'1P 9GGSo ax � EAI OLD: 2217 NE 8TH ST RENTON W:4 98056-3613 NEW: 15819 42ND A VE S TUKW7LA IVA 98188-2644 p5!n4/06 15:17 3502410047438 &1 proc:2006115U2 eff.2o05091 3 31-i IL�50037 U•�• 705^au'<-_ o CITY OF RENTON MAY 0 9 2006 RECEIVED FUD CITY CLERK'S OFFICE I TO THE P.QSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 Fi7•.st class mail u11lITEDST/�TEs FORM 3547 fee due 75 ¢ Powt- e and Fees Paid POSTAL SERVICE USPS Restricted Data _� Pe7.777it No. GIO ;, ,r CITY OF RENTON M Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED PURGANAN ISMAEL G+ADORACION 1337 HARRINGTON AVE NE RENTON WA 98056 P URGANAN OLD: I N37 IIARRINGTON A TIE NE RENTON WA 98056-23 26 NEf1' 15343 145TIIAGI S E RENTON WA 98058-8118 YJ,L-TEA I . ':-/ iA;a93T u.s aosrac2 f CITY OF RENTON MAY 0 9 2006 CITY CLERKS OFFICE a—Iost•1F 900S6 IIJ..t.d,fl,,.JJ,.IL..d,L,II,.,LLIL,,,iIJ..JId.J TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 ty�+ ();;f14,f.1615:173502410047433cl:1 proc30p60502cff1Up(,(13;1 UNITEDSTATES First class mad POSTAL SERVICE ,�,,� ORM 3547 fee due 75 ¢, Postage and Fees Pais Restricted Data Pet-mit No. GIO aM CITY OF RENTON .++ Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED ARROYO ALMA A 848 SUNSET BLVD NE RENTON WA 98056 ARROYO OLD: 848 SUNSET BLVD N.F. RENTON TKA 98056-2803 NEFV. 420' 53RD STREET CT NE TACOMA W11 984 2 2-1996 05%04i0615:173502410047436&I proc:2110611502eff:20050531 � � i/ Mitt � ^- �� I•�7 fir— t,i L{I�06 ,rrtJ,ie1 i 7858037 U.$. aosrc.:e a` CITY OF RENTON MAY 0 9 2006 i RD CITY CLERKS OFFICE r-wo I TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 UNI TED ST/.fTES aPOSTAL SERVICE First class ",ad FORM 3547 fee due 75 ¢ Postage and Fees Pai`! USPS Restricted Data Permit No. GIO 11.;.. CITY OF RENTON .a Office of the City Clerk rA 2' +J (� 1055 South Grady Way - Renton Washington 98055 ,', 6 7 }; ADDRESS SERVICE REQUESTED '/95903T. 0•s• Pncr^_ac Iti y U �L Z CITY OF RENTON MAY 0 9 2006 U w 1 N b ST CLAIR NEVA 813 CAMAS AVE NE RECEIVED rwo A RENTON WA 98055 CITY CLERK'S OFFICE W X_ aU S—IOSh1P 1. 111..11I'll.,t.l.ln..11.41.11I'll ST CL- AIR OLD: 813 CAAIIASAVENE RENTON IVA 98056-3645 NEfV. 18531 174TH PL SE RENTON IVA 98058-9574 05/04/06 15:17 35024100474317 clA proc:20060502 eff.20051217 I TO THE -POSTMASTER OF _ 1055 S GRADY WAY RENTON WA 98055-9998 ILLI..It,IIIIn„IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII UNITED ST/JTES rust clacc mail ,ORM 3547 fee due 75 ¢ Postage and Fees Paid �POSML SERVICE `�• LISPS Restricted Data Pet-mit No. GIO .r CITY OF RENTON �+ Office of the City Clerk ' 1055 South Grady Way - Renton Washington 95055 ADDRESS SERVICE REQUESTED NGUYEN MARK K+KHANH 2613 NE 7TH ST RENTON WA 98056 S— i ost-ip 5 =G5o NG UYEN OLD: 3613 NE MI ST RENTON IVA 98056-3760 NEW. 14738 26THAPE NE SHORELINE WA 98155-7405 115/04/05 15:17 lif)2410047434 &I proc:20060502 elf:20060109 I ,Lao CITY OF RENTON +I Office of the City Clerk 1055 South Grady Way - Rcnton Washington 98055 ADDRESS SERVICE REQUESTED ROSS SIMON & YULIYA 904 FERNDALE CIR NE RENTON WA 98056 RO SS OLD: 904 FERNDALE CIR NE RENTON JV/1 98056-3037 NEW: 1808 )VIONTEREYA i E NE RENTON IVA 98056-2608 051/04,06 1i:173i0341()047435 c1:1 proc:2(1060503 eff.20060210 CRY OF RENTON MAY 0 9 2006 CITY CLERKS OFFICE ruo 11.1..I..1.11....t.1..t1.... 11.1...1.11..1f......14.11...I'll TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 _.^70500',i U. 9. GO S71G� v CITY OF RENTON MAY 0 9 2006 RECEIVED CITY CLERK'S OFFICE FWD TO THE POSTMASTER OF } r 1055 S GRADY WAY RENTON WA 98055-9998 First class mail UNITEDSTATES 1,ORM 3547 fee due 75 USPS Postage and Fees Paid POSTAL SERVICE Restricted Data Perwit No. GIO cs a CITY OF RENTON -�► Office of the City Clerk 1055 South Grady Wry - Renton Washington 98055 ADDRESS SERVICE REQUESTED rr U N U E4 0 z> SZULKOWSKI KINGA n/ 909 EDMONDS AVE SE �•+ Q+ RENTON WA 98056 z U cTs— � W KINGA VULKOWSKI OLD: 909 EDMONDS A b E NE RENTON TVA 98056-2923 NEfV• 1207 N 34TH ST RENTON WA 98056-1963 05104,116 15:17 3502410047426 &1 pror2(1060502 eff:20060417 D CITY OF RENTON Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE. REQUESTED ROBERTS JALYN L 1208 DAYTON AVE NE RENTON WA 98056 R0BERTS OLD: 1208 DAYTON AVE NE RENTON TVA 98056-2771 NE TV. 1006 N 34TI-I ST RENTON TVA 98056-1938 05!04/06 15:17 3502410047425 c1:1 proc:20060502 eff:20O60401 U Z / ?OSi1J3! U.s �0 TaJ. CITY OF RENTON MAY 0 9 2006 FWD RECEIVED CITY CLERK'S OFFICE .__ TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 11111111111111111111n1111111n11111111111111111111111n11ut1 1f726a6 ag I IllTE.I _. ,!��%QSCG$j U.3, P07TGGC CITY OF RENTON MAY 0 9 2006 RECEIVED CITY CLERK'S OFFICE T-WD Ei-iosmp SaoSis 11 1, 1! I II,... 1.1"11.... ll,! II..J. Jilt. .111.111...It TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 IIiInI.J.111tfill IIIfill I IIII I First class mail UNITED STATES CORM 3547 fee due 75 P°`•t`r,Te and Fees Pail Aid POSTAL SERVICE .- USPS Restricted Data _ - _ _ _ _ LPermit No. G10 I� d:.;- CITY OF RENTON 'y Office or the City Clerk \ 1055 South Grady Way - Renton Washington 98055 I BhcTcrt I `' \'1_vn ADDRESS SERVICE REQUESTED 1050,7;7 u.,.Po- tace a.� 0 CITY OF RENTON 0 a z MAY 0 9 Z006 RECEIVED FREEMAN JEFFREY R+ELFANOR H".CIO CURTIS WEST REA CITY LERKS OFFICE 222 QUEEN ANNE AVE N FWD Cn I SEATTLE WA 98109 b 7 o—rCiSriP GiSCs 11.In1nl..u(i(I.dJ..L.II„IJL..Jd...LLdJ.dJi .bA ti FREEMAN OLD: 22 QUEENANNE A VF N SEATTLE WA 98109-4805 NEW: 181015TIIA VE APT C SEATTLE T A 9812 2- 2G08 0504i06INA7350241t9147421 cl:I proc:200605(12eff..20051-114 OLD: AE W. c,D CITY OF RENTON �+ Office or the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 KUHN JOSEPH G*ALEXANDER-KUHN LORRAINE 1 : 7818 S 114TH ST SEATTLE WA 98178 I KUHN 7818 S 114TH ST SEAITL_E WA 98178-3830 PO BOX 413 RENTON WA 98057-0413 UEI CT C:. - 1�.0^.31lu-, orosr�c a CITY OF RENTON MAY 0 9 2006 RECEIVED CITY CLERK'S OFFICE FWa TO THE POSTMASTER OF� 1055 S GRADY WAY RENTON WA 98055-9998 05/04,06 15:17 35tn410047422 cI:l pra::20060502 eff:211p60314 I First class mail aUNITEDSTATES RM 3547 fee due 75 � Postcge and Fees Paid POSTAL SERVICE ¢ USPS Restricted Data Permit No. GIO N U U Cl. O O z �b 1~ y U a' 0-4 cn V) -� z U � Q � ►►emsT-�+ Ar w U a .r CITY OF PENTON , 7 Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED �1 GO EBEKMICFjELE KIRKLANNSD-WA 98L133 MICHELE GRONNESEl: OLD: 101 ?ND ST S APT 104 IQRJCLAA'D WA 98033-6530 NEW: 820 CAMAS A L E NE RENTON WA 98056-3646 05/04/06 15:l 7 3501410047433 cl:l proc:30060502 etT.?0050701 s-113SMr 700-3 1 --"<<�/ Y05o�,7 U.a,vosYaae a CITY OF RENTON MAY 0 9 2006 RECEIVED CITY CLERK'S OFFICE run tli~ TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 Ci H X H - n O CA zmm Q _ ZZA 0 !J omC O —� 4x r-ixu to mmz 0 -4 -4 o , o Iw K 'qzo k) oom iu ;1-Fz 1>Xm vz o o ES p I � to 0 [!e 0 D "c 00 M v'm Ov C:' --n 5 cn m on T- v U)"Z �� v r, c m A� m �' f'r m `•' J= m _v_ vco� �y m m `s c m to c m tji"l7 `� x 0 Z n H 13 O M c n w cry k) 2"M 0 --• «, 0 omc O :— rmm _ in MDz z , .. omo µ > _ tJ IDH 014M 10 DOM � � � n:o._," �m 0Qom 0 Frt d d ' `� C Q W as N zj O pp LN 4 d n o C7; Z m P ` E tJ O m 4 (it �i ;Vnot t�. V s, Al, as.. . 0 (D om m (/-,< m cv N 0 cn Z m r- D v v m cn U) m m (i m M m A c m m v cm 0 0 D c E� m A� � cn a V. m n CD r m m � p C c m r � OO O 0 z 0 H x m `Or (N U zzm -- +a ._ 3tSSOww-a `tQaylt _q - U mnz O O as -- IC(4 =' to mum O c n, u O D;fm ;u ;a 0 0 0 - O _ 0 4% - � D O 0 0 W PC m z n � x H 0 iK zzm � 0 r�9c -� U mcz 0 0z0 _ z -qcf b 03n to ;Dmz O Emu �a DMm 0 0 y a 0 j 1 v rR 7- c 0 0 D m p, cn to m m < O m CD �:3 m $ + m A fD cn m 00 �0 O � to � rt ® m xc 00 � 4s >n., `^ ov o ,, n cn m. m 0 . zin Z� M M, - r* i r-. Q H X H i0 fi tr id 3b U -i iJZ�VI0 U 33:K-1 CD `ra lo-oc o i!r r -3Ii to m Ir z Q Q,0 � -Iz[4 N) 0 0 r. to ;u--I z es _ 6 to DXFI 1 MZX V00 0 0 ® 0 I z M ` W. oc -n I"Za ® 0 0 6 C's z -- m 0 D v v M m to to to m m m m m O C m to m v 1 i' p f10 per, m tF...i s ti) 01 Z X W M _ p `. to D3•mt �. hi Q-ac o --vs r-aas -- tm mmz -°A o 1 0 F- "rtz&2 a oomi tx ;t-iz _- to nxt°n i xzz - D€ a 4 z ton 1 � 0 0 Ka rp -� 0 m or on 0 � c z m D v v m to to to m m m m p C m to m v I�C I i 0 0 �n o D ^ v 11 zco n., 0 H m Q. r h, in �C m rn ► x;r m CD m o , M et m R cn _.... m v va G � o 00 610 CYl h � iti #0 o (}� O i _ Ax a m +,w u cry - f tJ Z"M iD 0 wmc O q � mft1C r7D;a (4 mbz Arm Ono r 07. IIDW Own ;u z t� EDO O:E) -< r vbz mm O ox a PS� w m O �m h o n Z t O ,+ m s „x O p E I [Ii t� z x z - ID a m v w v i,a m zHm 0 to D<-i m - J I)MC O il'1 a a1I1 ( mDz - OMO H 'ID(A ofam CDC Dom om 5 W _ ° - �,yr f! t D Is. p n- it c .J im- 7= F� MM � n c�r�m m OO B'-3 0 � Z m D v v m U) U) m n m m m A c m cn m v s! k y T b +3. , g...,— 0 Ul w �Y h} �.4 r 1. C im v v m cn cn cn m n m M m D C m cn -I m v m n ra 0 o ill q -t O ` C r;u 10 ZHM 0 I U! MQDiZ r x- Ar-i omo own 0 EDO pa? -< e 0 ! Don TM z o N d ;u O +��/^� tTo ® ® «,..A...n. 0 m o �< ; W o °p ok h s l01 .. ,* UNITEDST S TE Fii-st class mail A '10RM 3547 fee due 75 Postage an d fees Paid j5 OSJT 3LSERVICE USPS Rosh -icted Data PermitPermit No. G1 0 -4M CITY OF RENTON Tm Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SERVICE REQUESTED LOWRY PtCHAEL P PO BOX 1078 RAVENSDALE WA 98051 S-Xosvip saosi MXHAE L P L 0 IVR Y OLD: PO BOX 1078 9417ENSDALE TVA 98051-1078 NEW. PMB 165 227 BELLEVUE WAY NE BELLEVUE WA 98004-5721 05/01/06 1 S: 12 310068003 3308 cl: I proc:20660430 eff.21)(160320 I NIA R HNL Z OLD: 16415 NE 13TII ST BELLEVUE JV4 98008-3015 NEW: V. 2609 NE 22NDST RENTON W11 98056-8363 05/01106 15:1231006800133070:1 pioc:20K,60430c1'f:20050501 ? Y 7� CITY OF RENTON MAY 0 5 2006 CITY EECE'VED I LERICS OFFICE FWO TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 111 111111111111111111111111 1 111 1 1 111 1 1111111 1 11111111111 111 If I rv-f� UNITED STATES First chug mail :,.'ORM 3547 fee due 75 ¢, Postage and Fees Pair i2POSTA SERVICE USPS Restricted Data Permit No. GIO CITY OF RENTON -�► Office of the City Clerk f 1055 South Grady Way - Renton Washington 98055 l;;j a.o�2os;aCa I;% ADDRESS SERVICE REQUESTED a_fjNTON 1 MAY 0 5 2006 MITCHELL EVELYN FRANCES 812 JEFFERSON AVE NE �j � Fun RENTON WA 98056 - I CITY CLERK'S OFFICE i •;rti EYELYNFMITCHF,LL TO THE POSTMASTER OF }{ OLD: 811.IEFFERSON A Y E NF. RENTON JVA 98056-3720 1055 S GRADY WAY NEW: PO BOX 147 RENTON WA 98055-9998 NETARTS OR 97143-0147 05/01/06 15:12 3100680033299 cH proc:20060430 eff:30f151012 I UNI TED STATES First crass mail JU FORM 3547 fee due 75 ¢ Postage and Fees Paid POSTAL SERVICE USPS — Restricted Data PermiNo.t C10 CITY OF RENTON go � Office of the City Clerk " • I � � � _ �-7tr 1055 South Grady Way -Renton Washington 98055 / is � it j ADDRESS SERVICE REQUESTED / 7IS001j+ u.s. P-0 T C {� f CITY OF RENTON I MAY 0 5 2006 AUGUSTON FRANCES M 912 SUNSET BLVD NE - rwD RENTON WA 98056 CITY CLERK S OFFICE _6—IQSFIP ga�_ss/ IId,.L,LIL...LL.It....LIhLII...Lh,,.IL.Lt..tld F RANCES At AUGUSTON Of D: 912 SUNSETBLi'D NE RENTON TVA 98056-2905 NEW: 18100107TH PL SE UNIT 31 RENTON WA 98055-6416 051n U06 15:12 310068(N133301 cl:I proc:30060430 eff:20050831 TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98055-9998 UNJTFDST/1 TES `FORM 3547 fee due 75 � Restricted Data Fist ctasc nail Postage and Fees Paid LISPS Pet-mit No. GIO POST/!L SERVICE c, .T CITY OF RENTON Office of the City Clerk % (} 1055 South Grady Way - Renton Washington 98055 b izn� ADDRESS SERVICE REQUESTED IUSGJ3? ° DocTts� } Y CITY OF RENTON MAY 05 2006 CITY CLERKS OFFICE I" EAGLE DON 2936-2935:NE 6TH ST FWD RENTON WA 98056 I i� o^^—ICiSP1P 56JSo ILInInI.IL...LL.II...IId...LJJdL...11..IL.dJJ DON C EAGLE 0' n: 2938 NE 6TH ST RENTON IVA 98056-3726 NEW: 4619 64Tt1 ST E TACOMA IVA 98443-2342 05/01 /66 15:12 310065(M)333(10 cl:l pr( :2(Ki6(ti330 eff:20051 117 TO THE POSTMASTER OF QMr 1055 S GRADY WAY RENTON WA 98055-9998 �IIIilI11IlI'III IIIIII'III IIIIIII�II�II11�11I111IIIIIIII�I111' !1! Z r9 .. H I 0 iA 7> b! -} -�uzmmID ovc 0 ua r-Go w mmz a pip F° -qzo oom is :0-1z mzzr 0 Cl Z 0 _ �1- 0 W _ Sk M o cn 0 D m a• y m m < On Cr F) m ID o� mCD o A i m a CDuo C qQ n 0 � y fD n O p 'ke � I w a H •• x 0 t'iy zDC �zq m 0 Y V A V, tJ 0 c 0 w rrnxu in mcz =— AM-1 c p +� z O:l m j Zmz -4 cmo 0 0 0 EA p O+p+er� 0 p 0 (01 l �A 0 D c E-r v � m p c c m m m CD n 0 p = C G d w n cn g' z a m CIO CD 0 v v� C a. qQ A �z 00 0 0o CD C z fi •' 1}' �a a�. t' } a 2 1 ITI m� --1 a ZZ .< mca y=00 00 41' C)'i MOMO Z1�D;0 ativ� o <D x� ;u 14 v Em x br -ix m v a zo c O'o nor o z (a m VA v I To _ � Y z z0 A on (4 O m0 z 00 �.u... W 1 m O Cn O D c v G� m m p, cn (A c m m < m CD r� " m p Q. m � cn b CD �2 v qQ CD 0 qq o o CD o O0 IVI^' VI CD \I M c o 0).c m ov c n � Z m 6P �roC^'ao Cn 9rnoe+�+�s O p P U) m ' m o T : I � m CD ('1 troo oho t CD it CD CD � � C CD z �¢ ASS. PJ h OM M� c o'er 7,Ln Z O - n 0 0 Z .� p) m C '� 4 Pm �z zv� x rn m x Ohl; v v z n w •• X m v u:u-sm m ; o _ b OD0 Fi � � Q fi Q a O 0 0 � m 0 0 G D v � o m �, m a, m m � < ' m C m o m � A c m m v � 0 z 00 0 v, as L 0 G D E m I M� cn a ham] m m O oa rs m � 0 m z a c cn m 'b � cn y �m���< ao v m o o o D 00 n 0 CD o LA � w o = c�cV _. - z m a m c oin M<Z s Om mm v 3 _FN = ov ry MO ia b m cnm m 1 xr m ov A O -n o O F cn zm CD _ 3 ,. F _ µto Y ok ,%W m F z rn zZM �v >>m comCS o rn�z W z 0 H x _- o - o 0 c-az _ s3 zmm 0 m'Uc o _- C" mmz - O _ 010 r >F -zz;l _ h) oom Ur Xi-iz _ io Dxm I aoz;u 0c I o — 0 W — © 0 1 E. o V ul En 0 cn 0 c D E� m z°'X v p Omrn m A. zoz U ` z0j" xbm (D v O Cr7 - °r < ' Vim` d z 4 0 m CD A. CD cu o m CD A z U :. CD v ago C 00 0 ST :- m m 0 - Q C: AM 0 zmm 0 0 wvc o K: _- m I Fri 0 010 1- PJ oom to [0 21 iz £ �X #g o - h) 00 C 0 o Jb z LN _ I 0. V+ IK i. I- _s . e T, S cm r4 p N A 72z *� m m i s 4 s Will � 1-6 x - n rm m n - (A A 0 c-ixu zmm _ M-0c o -- a mmz = o -1 -4 0;0 r "IZO _ Oom bxm _ I Vim m 0© to 0 0 0 0 0 0 0 li!an V. ok tri tl b ll E D � C) cn a y m a H n y m Z- Q° 2 cn m p, < ©c-4 �C Q h1') D �- �a�- m Q yOy m ' 1J acn b cn CD qQ Ci Z CDm z A c � + y (D o 'Z3 ar�C A Lj (D (Cu °�° i? O 00CD n 0 fpi'f � WU W Win In n H x - � m _ W'DC o nrivz � m - 010 �< £.� -IzN o® m _ aom A4_ ( A0 as a_k7 fir. m �xm x 0 00 0 c 3 F !.1 Ok on N Z Cl H — •• x h1 -i fil c -i; f J micry o _ r-4;N - s mmz o A -i - 010 i+ o o:n �i mom _ mzm 0 Z _ w 0 0 to t; _Q o 4 m � p 0 W< `�' m ®vm � O 0 Il 0 c D v � m p U m M < ' m m g m O A C 0 0 00 0 ul 40 M O r� Q W Al cl 1 O0 j z 7 f77 <;--rn D�� D= 00 O o<::E gym; zo m � Z f7 i-i i0 m ffi '• V'I 3 fit — N C ;J 0 - aJ jZzm WCC 0 ^ km rM;u + p�O 11'i c z OZO r _ _ id 0am (r ZWZ �. q EMU Dim a 0 }W4 ir ' } 0 _ Urn 0 tJ F3 0 r) C) d o cn 0 v � v C H m y fn m < I 0 < x b m cia' 70 m 0 �- p R Q m �CD m C� CD �J o m CD qQ 0 Ay Co � 0 n CD (A A Z w �r r � ri m m On m -z+-ntfl i r p 14An A 0. uq CD oZ oC c 7; 3_ ! Z 0 x ~ ro ~ o _ 3r w ICAV _ 0 zmm 0 ~ 0 D3-i 0 0 CVC O - U► rAm " mmz OHO rF � M o o rri MM ® m o i° n 00 0 n � Z _ o z m - o � m D v v m cn m n m m m A C m in m v 0 0 c a. 0 0 00 0 LA CA �f Htt"f w Ott; G3 ; z a x H a a � is W N CHIC o to mRiz v OsO µ -nzo PJ oom in �I-tz s :1z;D O CIO O � z µ O v 0 to 0 O N a D v v m x U) m m CD 0.00 A z �. m2. , O m v c� Mm c"c ®® 0 caa m cm m orn pmZ ZZ-_i Z com9 00 'D 0) rn m m r- I m OLD, L, © ui Ln c w tj till ,a tii iFk _f " JC H �i m q _ O U= D (n •-1 0 C A;u 0 zmm 0 CJ W Y C o -- ;n rAM _ "qmz 0 1 0 1- 'Iztn oon, ��. ;UAz 40 DXm I vZz y OZ O at 0 '4 (A III� N/,. 0 W I N. N 0 0 0 c D � � � H m p, m m < O x m ' 1J m m o n C O Q � m ^_ v Um CD z o CD QA A�cn V ODD Z ;u *Z w oZ 0, rn m Z m� cpis D d . u� Q W �. w j, u) t rs z x F•i O IA D (A A w CAM M zmm 0 a WTC o to mmz 010 t+ k 'IZN N 00m (a MAZ 10 DXM 1 ZTZZ 0 � G• 0�q 0 0 0 �3 0 to � n m d cn It 0 Om Cn Od ^^m®n c" \mI m m cm -t Zm�'_, X i � 3 I � j ii • x 10 hi f� _ 0-0 o u r-4i `- +s MMZ = 0 = 010 r -qz(n °-oiz v _ 40 1)xn Oz� o - 0 0 _ 0 0 0 0 a 1t1 0 Ok o U to O Do � o H m �y y m m < 0 n � m Q y p E; c GG m y v o00 z m o �0 LA 40 to tJ tEi 0 a) z h H X _ is Pi _. 0 Of - m r-i;u -- _ mmz v -i A _ 010 _ `- 'IZ(A oom V-4z 0 axm axzm 0 00 0 0 _ z - �► 0 aJ 0 N ; SQn ® -n f CD 0 O c.n O D c � o N m a, y U) m m < m m O 1J t. c m O 0 a m w CD o fD z CD "• y CD < z 00 CD z L-J on on Z1 N -n Z r z zmo cnO co U) orn rn z ' D i a x H to CD 0 "" UE •-i 0 C—i;, a� zmm _ W D3-i 0 hl MIC 0 in r-iu mmz 0 0 ' 0 t' x 'qzo b) 0 o m —4z 1 vz.;i (R £ 0 to z 0 0 0 0 0) 0 i t.. iss LR mo 700 Ln m m z Lon It aq v =ru 0 c D 0 � N m fncn y m � � < 0 m Q m 0 m Q fA9 � m m, as n 00 �0 F, N mom zi�� zZ m � ,=m co rn m� to—:• In4 .4 1, u *11i 0a; � z 7 � x _ v - +n D = lA —i 0 C-4z A5 zmm _ bl mvC o+ A A _ 010 r = fi 'IzW t,1 0on u ;U-iz _ 1 ZZZ 0 00 a t 0 — 0 is +� 0 '0', �r3 G D v v m N N m < m w C m a4 v a m <z �o CD CD 0 M fA� m ®® A t7i m st,.n 0 cn 0 110 0 00 C LA VI cm —" � ti�cnr 0 z�v rn >z v C� v, m = rn < z m ul t •• x 1-1 zmm to wvc o - N mmz = 1v1 iA) dom. VI Z1Z CD c a w i'xm 1 XZ4 o DC v z m � t� ea � o 0 Rn O cT'»� oll' m Q� 1v n C7) Z m 0 0 D v � m p, m � m c m m < ' n �m m O m p A m a m v OQ s C. 0 00 �o 0 mo= ��C zz mo �com > M Cf) orn v m z x �c..1xi 63 mic G ta r-3xs Ii� fi m Z 0 1 -i 0;o r 1F izUi w Dxm :u Z n az o 0 Ol 0 flA COOD v v Iin m � m < ' C� co co m o x C � m m cv � sv m v DQ CD� o (Do CD 0 C ® o n Q9 Z m F, En En n T d F C xb x�y b O O � yd >� o 00 IF y D � o � H z D< G _ 0 z^T mmwa m< O 5 m Z� C m n m O ao fi o o � U7 o A 0 LAL� v; b ui a; H• fi l!! =� rm n TO XMI Om ry _ -i o me Public Meeting Notice Highlands Redevelopment cc: EDNSP w A O D mom ® 0 Op tv n o O n rn z m 0 0 D 0 E� v � c� c> x m < �C ' cn CD m m p CD Z m ° C°CD v as s 00 0 tA ;h< r On io iuw Ct "COD it fi;J �4' 110 0 c. ; 0 JDO �Ftit'E„�t' U Z IWMO .DOXZ CD :0 0 Wu p _ U1 0 -I Ai - 0-4c, z uzo - {Row-i %tl %onon 0 < doW0 Z irk ty 4Z T 7i 0 { D 0 0 01 co 0 2 m r r D 00 0 N �.. io o vt 0 c D E' C) C H m p, m m <o 0 o�m o m o+ m o A •ti A O q "Sr wm r+ 0 m Z a 4 D o n cn CD CD00 y CD o 0 CD o (A Z o C. CD z n D OM mn O O �< m OU N O 0 n rn m cm %No ff" �om mWZ i> oa)rn zmm' Dm �M z 00 rn m z m DOZO Z146 [3 4 <WDE: < L4 M x! rz Ax � bm 0 Z m lox xz 0 tJ ni i -i 0 0 � Z pue n Ff A 0 on (4 0 n F- 00 0 O lA LA cn O G D v v m p, (n� m m < n m CD m o m p p C m r� mF v v��o 00 O N to 0 n AM mcmi C O° C4 M cnm m Ov ry o z. m o p z �- c� Q' . m crs �4 i -e Cs t, rw O Cn O C D � OTI IV o� d m Z a0 < m � CD CD 3 A � C C cv m 00 LA Un _O D !7 � m O p �< w M F o O 0 O7 z m fit 0 En w z n H r •. Z H (a O W C Pm" xi zHm 0 F3 umc O - ii Fin � n�z Ono la r to �Z DO s ton µ 011, O W 14 m m to a O O W N 8 � O n D OM Fnn C n cnm w m m ov rn z m y.jr. °PST is AS, M Si 4J ci L r! .. x 10 O !Yi sn -i O .L � p — 4 Grp Ri Nis! HI io wmc o _- ix rmo -� nnz — -ir-A O„m K �. {Ow 'q D" {R owam °n .. O 0 _ — O n A � O .� O 0 10 O -b 01 ro N BCD CD b C• CL CD vo <z O O O M CD CD e-+ _Q O \ _ f;m C O m �G M pp ry Z mO --1 rn zz ,PS, a AS mpm�. > z C: r- X 0 N D�00 co c? 00 o , 3 IT1 �e oLn ta. sue. [�l Ezc x 0 M -i O 1A U 0 crrx to <-q 0 d o ix °�z CA W ^EDz b — "ar-4 _ ono t- 7I]YU: — ff1 EDO -- D 0 m tip o — 1 n v O Epp W V to ix O O C D,sr' v ll m C ym Q. U) m < O m � O m ramr�+ m O A c A � � m f� v � i o .0 N m, '� �u -G rr'm i3 mn p O P3 m co ~ m Omv No 0 0O7 Z m 00 m r r m c m D co co e 0 D C n c�n< ''•"� m m n rn z 0 m v z t� H O v x It CL cn CD CD CD CD CD EPIO CD c i 0 O 0 �. e i9q • � "inl6 MW } c.n MCE ;AN D Om-Dj,� Z_m r cn ~ y �t �a '� �' m coo �, a m O J�p m o rb ;5 m Cl) ►�*� r, m m r y 00 44 ^ ' U Lrk :+ �� It FIRST UAS", I! V IS v r ,o. ab ci o m a � \ (05 t z H •• x z H O m � m �Hni 10 G -1 0 b Z O M ID a A r -I Ono r 14z e ��Eom° O N O 14 m 0 h) W 0 O O 0 IJ 0 Ca n 3 A 0� D Mn w�� 0 VI< v, m nm N Z cm j rn Z m co. 0 D 11 m, in y m m �. 0 m CDQ y ►�+ 1J m o m A ►y v JQ f) A+ Z �y o �0 LA Ul FIRST CLAS; U) W i r mU000 y Oro D370 p EtiHC1Fa Dro Qa id1 m o (LIM t it �tl Ulu iu G O Pi ti z� -;o Ow Eno -4 do tA pi O U hf S!b n; C) OM D mm O+ 7J� n m cl erg m Ov -� m C:) c� z" m. 00 yqr, FIRST GLAS EX W� 4 4 O a nr � M M F i© 40 4j irf CN�i a mcz 0 yr-i © b lIS - ! 'Sr iA D n 0:1) � mn o Om u< m n No -Z-t o z n 07 m o O G D E v m Cl) y m � 0 m O� m p A c o a z 0y o �0 (A�z Ytltstm i , FIRST CLAS gas s2 rn- 0 a(r) aCD iFt r 14 X Z H m • b t F+ if Ok 9 n c):X) -� %70-�' O mO ,< m v Q 0 Q7 Z F� O Lit LA En D v � v N m � m < m m � m o m p A C m Ni v Q 00 O LA eHtbQA i , FIRST CLAS • m CD h)W pa) MCI Irt ID z n H - zw{ O Y'� f40 w f) cr7) la ir1mc f- o ip h1DZ �t OMO q D tl _ � Qom° b - v Al o M O i O ! 1� N -f !7 \ A 0 tll N O cn con O D v � m m In. �kct m < m 7° o m O Q C cn to m v vo 00 0 1-Htsidj'l i L FIRST Ct ASS D OX m"' o Om C;' m Omv �-+ o, 4 o u' a, z o.4 m w m vw !C m m D v QQ � O ?� cNii PRESO" J"c FIRST CLASS 0 0 0 y D' H w,cn M O t � `t O Cz5 0 cn m y o M CD mO 1J h _ m e C; m A , m - OQ . oo C1 o A tT1 oLA Z ++ -'�' FIRST .iAS M FfRST CiAS fi! U O_ f <-mt a m�T' p O r" b< 0 -n f me o �r�, 'n to tnmc c y~ xla1 < m MDZ 4a fibY Op ^' rtZ1 rD Ov o -i p O a Z Q - �mrio ►� o on Z cr) t?mC tj 6%7 rn r m Oom 14m a . ;u z �� .. 0 EDo m cam bam U BOX x O O bx O c trt - N O tit t� (A 0 ro c S. v �' LN 0 0 o o n u ; n V b G P� Y m cm 0 > m cf) U) < M CD 0 M 0 5 v ha c m cl) M (JQ 00 Vt YMrbur% I . FIRST CtASI, OM < r,m M C6< Qn arc 00 r Op n CZ> cnCD oi z rn m W) 0 00 0 LU U) LU 5 0 lk LU > CUE Cl) >1 cn Mui 0 cf 0 RAM Michele Neumann - Highlands Redevelopment Mailing List Page 1 *40W ..�. From: Michele Neumann To: Judith Subia Date: 5/4/2006 11:33:02 AM Subject: Highlands Redevelopment Mailing List Hi Judith: I received a call from Francis M. Auguston this morning. She informed me that she has moved; however, the post office is forwarding the notices to her at her new address. She wants her name removed from the list. Is it possible to just list "resident" instead of her name when sending mailings to her old address, so that the notice won't be forwarded to her? The notice was addressed to: Francis M. Auguston 912 Sunset Blvd. NE Renton, WA 98056 Thanks, Michele x6504 Nr CITY,,, ,JF RENTON „U r City Clerk '� Kathy Keolker, Mayor Bonnie I. Walton 4/28/2006 Notice sent to 1,301 Parties of Record, per attached mailing list. D. Evans cc: Judith Subia, EDNSP CITY OF RENTON NOTICE OF PUBLIC MEETING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 8th day of May, 2006, at 7:00 p.m. as the date and time for a public meeting to be held in the seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, 98055, to consider the following: Redevelopment of the Highlands area of the City of Renton All interested parties are invited to attend the public meeting and present written or oral comments regarding redevelopment of the Highlands. Written comments for inclusion in the record of the meeting will also be received in the office of the City Clerk until 5:00 p.m., Monday, May 8, 2006. Such written comments should be addressed to: Renton City Council c/o City Clerk Re: Highlands Public Meeting 1055 S. Grady Way Renton, WA 98055 City Hall is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Call 425-430-6510 for additional information. Bonnie I. Walton City Clerk 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6510 / FAX (425) 430-6516 R E N T O N AHEAD OF THE C17RVE ICI ET 01 Jil ,1i FT, IT : I i 900 77 r � T I• � 1(.��\ � �(% � ti �^ �.-..<. r f' t � T Fes' 4\ \ r �' ram, _ higmanas quo -Area Study Area &North Harrington Redevelopment Core y O N (0 CO to — CD In N r,- (L- (0 O (0 w CD (0 w (D w w CD U) CC) w CO U') 2 2 0 — Cn 0 0Cn 0 00 N CC to Cn Ct) Cn to Cn h Cn t() Cn V* LO Cn Cn Cn CC' f) Cn O Cn Cn CC) Cn Cn Cn if) .- to Cn LO N N 0 0 0 0 O O O O I- O C O O O O O e- O O O (O O O O O 0 0 0 O O 0 0 0 O 0 0 0 00 00 00 00 00 00 00 Cb It 00 00 CO 00 00 00 00 00 O 00 00 O 00 00 00 00 CO 00 00 00 00 00 O 00 00 00 O 00 M 00 00 00 0) 0) O 0) O CF) O CA O O O O O O O O O O O m O O O O O O O O O O O O O O O O O O O O O O m a, > > N U m IY U Z) m 0 Of IFZ- Z> F- Sa-j F-F-UYU� Q a a aQ a a Q a Q a a Q a a a a a S�3i �� < 2 3i ��� W�w aF->OZ�ZZZwZZJZZZZZZZZwZZz>UOQU)SW 00000000,00ow F-F-F-F-I-F-HF-�HHHd w a Z P Z Z Z> Z Z w a z Z Z Z Z Z z Z Q Z Z Z a O> w O w w w w w W m w w w w w w w w w w w W w a a � a aaaaa�a�aaaJaaaaaaa w w� �iF-� Z Z Z Z Z Z Y Z S Z Z Z w Z Z Z w Z Z Z 00000O O O O O O cn O c j 0 0 0 v 0 0 0 -' O O O oaF- JF-F-F- F-F-F- F-F-F- Z Z Z Z Z Z z Z J Z Z Z3: Z Z Z a Z z Z w w w w w w 0 w w w w w w w w w w w w w v o w w z (~i) �ww W Z W W J > F- a W p LU W U) W Z Q U) Z <<w3:> J> ZW>0� zWm WF-(1)C) W U U' J0Jama Jz< WZ2F-J>U)LLJ0ww > SW ZaNW U)�W a J�WU)>zIt a2QOSF- a C[ J o0a zwz�U)a,c) < gt22Z� 3: U)� W SaoQ 2 U) F- U) O a � cn F- U) - F- F- O v 2 to 00 a H p U) OZZ� gx JC7)ax I -co ��Z�Nvp0)LLJ z U) N O UWi m 0 x a p w J w< p U) W w< w Lr) >- W w x w w m Q�J �� OU)MOOZSSZQZ� ZZQ Z� JZZOUZ� W IT M— W O 0) m N— ti 0) U— CV 00 I p N— N M m Cn In M W N It O CO Cn O N O— CC) �- CO N N— N (0 — —— CD— 0 M 0 p O r I,- O O CN 0� CD "t U) CD O M "t N I- c- �- �- O Cl) 00 0 r- CC) N (C) a — N 00 — a. — CC) — — N O CO — N N M M — — N N a. N N — CD Z z a N w p a 0 Z U CD O = 0 2 0 a z J z J J 0 W U) a < U) J O W W m 0 Q W W LU z J U J Z 00 Zz U 2 0 Z�- j w w Q Z IL U 0ZZ}p>-J.�SUYZ~ W i oC5 C Q W CO U) U a 0 0 p 0 N w� W o w-1 2 a W m w-i a W W z �<2 MMYY0001LQZS22wQ Z 0 2 ti Q Q Q Q Q Q Q Q Q Q Q Q Q Z J W > W m 0 a W } J cr- + O J + m (n O W F-=ZF_¢ W ZZ Z Q U w Er w W Z) 2 _ w "m Z af2zm w ly QZ r a Z zcnwXwg�WZQ 000WJJF->a� J J J J J J J J Q Q Q Q Q Q Q Q Q Q CD O O N r- N v m LO 04 ww WW Z Q>W Y pZ tW >OU) ZwzQ W JJ> WCj>a. F- M x W 0LL � O J H W 0} a~o H M >-mO�M ZOZWpZz)aU)z— z J m mQm pO I- CD 0 co N M CO I- I` O V, N M V, M— O N N N 0 0 N CI) I- 0 M M T M .- (n LO N 0) Na- co N 00 co a. CO N OD00 CC) N N N O a N a co u W Z U 0 O} 11 W J a °d F- J U) w U ZC�U)J +) + ly Jw rwww)}z}mwaQa--� 0 U)1 OOZ �U) Z W w aU`0w<�0X�Qzzzzzzzz �����Ja pF- J-�CC>�ti OOOOOOOO)-aNJQWSZ—Z cncncncncnwwWZ�2OOcna2O JaU) w w w w w w w w x Q a w O O w W z z z Z Z z Z z Z Z Z i[ m cr2ly- (n (1) F- F- Q Q Q Q Q Q Q Q Q Q Q Q Q a Q Q Q Q to X vi CD cv J c6 N cc .a 7 U) Cn C cv 2 U O Z Y N CD M O CO 0 CO (D 0 M W— M B (D O M CD O O LO O U) W W M CD M (L O� cD O O CD O W N 00 O to O O) ti 0 Ln 0 M LO LO CO to Co to m to M 0 0 M 0 LO 0 to 1'- to 0 to 0 Lf ALr) Lo to Lo to LoLf) LO f` Lo r Z Lo Cl) O O O O — 0 0 0 0 0— 0 O O O O O O O O — 0 0 0 O C O 0 0 0 0 CD O O O O O O OD 00 00 00 00 00 00 00 00 00 00 Cl) 00 00 OD 00 00 00 00 co 00 00 00 00 00 00 00 00 0000 00 00 00 00 00 00 OD 00 00 00 00 00 O O O O O O O O) O O O) O O O 0) 0 0 0 O O O O O O O O O O O O) O) O O O O O O O) O O O O O O O O Q oQQQaw¢a¢QQOQ�Q aQaaQQ<a37 <<aa¢aQQQ<Q¢aaaa�<QmQQ O z Z Z Z J Z Z Z Z Z T Z= Z Q Z Z Z Z Z z w z w w Z Z Z Z Z Z z w Z Z Z Z Z Z Z w Z 2 Z Z � O O O O W O O O O O 5 O W O O O O O O O J O J J O 0 0 0 0 0 0 J O O O O O O O J O Q O O W f- ►- f- F- F- F- F- H F- O H J H F- F- F- f- F- f- F- F F - F- F- f- f- f- H H f- f- H H f- F- 2 f- F- O Z Z Z Z O Z Z Z Z Z J Z J Z z z Z Z Z Z Z Q Z Q Q Z Z Z Z Z Z Z Q Z Z Z Z Z Z O Q Z m Z Z 0 W W W w 2 W W W w W F W W W W W W W W W W W W W W W W w W W w W W w W W w w W W W W Q W W W w � O J J >W CO > fLI W Q Z U N U) N_ � O W z z W w W z Z w > H J Z Q F- Z O w' zZrnF-Nzrnw C14 LL W W Z XO >-iZ Z LL LL to M m J e- — tD CD N O O 't — O N Co LO N fl O N O It CO CD (D N— d O N N LL ¢ a 0 Q W Ir _J Z } Z = > _0 O O w > � Z O QO 0 U > > > > aaaa N O * W �LLJZLij Z W Z w Q > U W w0D2 Wauaic~i) W¢ 2�1-WS0 M Z(nM W �ZI-�0 Q Z W W� O ti N CD00 O 00 w O) .- M c() I- COW � N M 11, N — 00 2 a UU O } } J J Lu + J Z Cn �z-�w + Q�Z (r J N z O W °�OQCW7JFa-wtL 2 M= 5 0< 0 9 =5 z U W J Z O O (nW�1w� W F-QQU QQO W w Q mmmmmmm LL Z a U) + Z Q > Q O (n Qp }Z LU } O V O a 2 Q 0 m gU,) Z M m z00W JOOO�WW� a Q¢ W 2 W J OJJO=) YF- J J J Z Z Ir ¢a¢aaaaa mmmmmmmm W W Z w Z Z (nU JU w > (n w U) U)Q J O Q W J W O W n. Z 2 z¢ z z 0= 2 N CD W O IX W N Z F- F- > z > - Z w LLI 0)Z�Z W Z(n2ZZ LO L e- O M to 00 N N t O M M O CO ti O I O p- M r- It U) Q F- W O_ Z w H U (n Q J O mo a C� Q J Q 2 O F5 + J W Oz Z 0 now - O� a w Z O� W Q z> ��F-F-F- W W'f- (n(ncnw=(n W W F- F P: C-) S F- Z) Z) Z) Z X Q U aaaaa ww m m m m m m m m W � W W W Z Z W Z LLJ Z W Q Q F- Q Q O Z cn f-0ONOm220U)M F-X J�v�CD (nNNWF-CDN W wyzr-ZZ��W WN z0� Jx}(nzzwzz Z Y O J � ti (n M CO O"t m 0 0 0 M N M N f- O LO O O l!i — N N— LO LO N t OD CC) — d 00 — N N O N a- m H Z W 2 W U Q Z Q f- U) w Z U_ Cn W O O U 11 w W z Z w w W w Q (1) J Q J w d O �- 0 of C� (n Ix M Z N W w ONm(n cM Cl) Q 00 O f� OD M r- qO N O N W W U N z W = W �C) Z w w Q W 0 m w m 2 Y � m o w Q + Z Z 0 _ 0> � J W d W O �QQQJyy W a 2 2> LL (n m 0 W w w W= Z Z w Ir O J J W J 2 Q Q 0>a0:j U_ UUQJ}~=OD O F- W O w w z Q a d a U w F-(nJZ0W1:U) wcn�iOWOU(n SYYZimZF-F-U' U' ZF-Q2YZZ UUUOZZZZixIY W IY(n WWWWWWWWWWWWW-JQJ m m m m m m m m m m m m m m m m m Z W Y D Y V) 06 U O J W LL O O J in Al O CD O CO O 00 O O CO O I- O (O ((' O O r- O � (D (D (D O (D (O � (D CD O Ct' (D (D O (D CD CD CD to U) (O (0 U) CD to U") U) to M 0 to O to to (n 0 (n u7 U) (n O O U7 U7 U) (n U7 to CD LO LO LO U U) U7 to U) U7 U) U) U) U) U) U) U7 CV O 6) CD (D O 00 0 0 0 1CD O CD O O CD CD CD CD CD O O O CD0 0 0 00 0 0 0 0 0(D 0 co 00 co 00 00 00 00 00 00 00 00 00 00 O 00 00 00 00 00 00 00 00 co 00 00 00 00 00 00 colw 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O O) 0 0 m m O O O O 0 m 0 0 0) 0 0 (A O (A O O O O 0) O O 0) O O O O (A O Q) O O 0) O O O O O (A O) Q) CO O O N rl- a � Y w W > > > > > W W Z Z Z Z Z Z z Z Z Z J Z Z Z Z Z Z Z> j Z Z Z Z Z Z� Z Z z z Z Z Z Z Z Z Z Z Z Z Z Z Z Z J 0 0 0 0 0 0< O O O O O O O O O O W W O O O O O O W O O O O a 0 0 0 0 0 0 0 0 0 0 0 0 0 F- F-HHHF- �F-F-F-F-F-F-F-wwF-F-F-HF-HwHHHHYHHHHHF-HHF-I-F-h F-� Z Z Z Z Z Z w-Z Z Z a Z Z Z Z Z Z Z J J Z Z Z Z Z Z J Z Z Z Z O Z Z Z Z Z Z Z Z Z Z Z Z Z a W w W W w w O W w W W W w W w W W W w W w W W W w w w w W W W m W w W W W W W W w W w W w w M O N a w (n Z W w O W w w w W z z co z z z > W W> W W W W W W W a W ZZa >ZZ> W W > w Ww zw > Cn z WWZ � a w W a Z ( a w Q Z Z J Z w a J > J a a O J W (n U� V) W O a a O Q J U) J Q J O Z W J _) W J>>> J Q> F- W w O Jf- a m a Q C9 n- > 2 2 2> Q U) v� F- n. J a d (n W n. M W M a a a n. Z a W > Q a cn p cn M ZS�zzM:<-F-F-a�iQQUW2M W�2 WS WN0<MM WS cn(n2awx2 - 22Z2' OF-Qa�F- rn_N_00 ZZZzO�o2ooF-pF-wcD� F- F- W a2F-JaF-X_NZ F- I-�F-� W 00 00 Q a W N W W W tj } m 2 W Z W x(D w W z W w x O tj W N O W M a a W W a W Q W} W w O w x Z Q Z F- 2 Z n Z Z Z J Q Q Q p Z p u z Q z-,Q m rn Z Z M Z> U U Z Y U Z? Z J Z Z W Z Q QLO 2 rnU)YU)—Ototot,- I-0) W W 2 mvtov toOm0)f-OmM(D>MO)OI-U)000—OOOOm 00 — O M O-- M e- tD N O .- M ti N Q W U) M O O O O N— O M---- O O N N O O •-- O O N O O 0)�-- N �- O r- to M to f` CD— I- I- m — — c- U) e- M O M 'ct to O 'It N d' dtt M � M q N O 0 0 CD to O 00 N O— N—" N N W— M Il-LO N n. M— N W N N d N 4-- 0 U M w J F- F- U) z w -) C) a J O O °6 w U 2 > z 3 J O O Z U) w Z 2 IX O M O m d 0 O O 0 U) 20 U U U X _N N J (0 O co Z O Z w Z a 2 Q (n Z w U) Q f- } co F- W O W % 0 w Q Of t 2 0 2� J(� U) O+tea Q) U)w w+ QU QZQ�U)ZU) J w w U U °�(n O� p Z w J U — W O W a 2 U 06 02 � > U W+ M � Q n 2 W 2 z Z a W + a af a Q W� N J w W Q g U F- O Q �_ > 2 -,�-1 W W O I+ -1 O F-�>-� Z is + J H w Z ry 2 2 p w F Q- Q Q o W Q O Q� U� S Y m} Q W w 2 W>} z O a Q g Q Z p Z O 0 0 } Q)- O w a 0-) N Zww0QOJzUOQ�OO<—WOwn.aMJW W—z-2Q�QF- p r 2�gQ2F- i W W �c�p U �OwWaQJQ2WY �O �2a=W WF-W a Y Z F= Q m Q Q= w w N a 0 z z z z z z z Z w w w Q m O 2 w w= O p U U Qw�w WQQOQpZ ZZ(Unumi W�zYYF-W ��?�����C7YY2SZZS000ooywifm wwQUzEO0000000mUQwwww-zzwwwwwi)�(n mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm to 0 (0 CD to co (D CD w O m w O &wa M O- 0 (D O O (D O W CO (D O Lr W W W M N W W O W M W 00 Cn (O (f) () In M Cn LO (O (O (O (n (n (n M CO (O Cn CO It (n (n (n Cn 0 m cn (n m Am (o (o Cn O O (n .T co f-- (n r- (n (n O O O O O O O O O O O O O O O O 00 O O O O O O O O O cM O O O O O O O c- O- O - - O O 00 O 00 00 O O 00 CO 00 00 00 M O 00 M O 00 O 00 M 00 O 00 O O 00 O 00 00 O M CO 00 00 00 00 O 00 00 00 00 00 O O O O O O O O O O O O CA O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O ¢ Q¢¢¢¢¢ Q Q Q Q Q¢ Q¢ Q Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 03: 0 0 F- F- F- f- f- F- f- F- f- f- f- f- F- f- f- F- f- F- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z W W W W W W W W W W W W W W W W W W W Z W W Z > w Q c/) ¢ p F- 0 0 00 Z ¢ ww O v (1400 N I- N rw T Z W Z O Z W Z F- U > W U Z > p¢(nOQmmmm 00 HH O> Z � H H Z > ¢ _O z O O_ _O O N_ Z� W w N w W p W }—ZJ(+( zz W Z J Y - iD 00 O 00 N I- M N N'IT 0 0 0 M .- ,t e- M M O O ti O M M M N O N M M M LU Q Z Q¢¢ Q Q¢ Q Q Q Q Q J Q 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3 j 3: z m z z z z z z z z W w z z z O m O O O O O O O O w~ O p 0 w � F- F- F- F- F- F- F- F- z ~ F- O F- z W z z z z z z z z m Q z 0 Z Q O W W W W W W W W D W W W } W W Z W Z Z W w Z W J >> Q (n W p LL ¢ Q z> a� W W Qp�W W W00 WWlyHUp p (n ¢ W WmWY WW QQcwvYCDM- I- 0 O Ih 0 _O O W O- M �- O N 00 f� N W M N � W W W 0 F- Q J Q p Z ¢ J W o a O U J W + Z)Q _ O w J Q U w w p¢ w 2 ►- 2 Z=W Q��=Wod �(nZ Z F M z O Q U W} L O X 0 O p W M z Z m Q� W_ w w w D 0.,:( W w w W W W W w W c p p O= J-> a w f- w m p J J J J J J 2 2 DD)-aaaaaaaaaa m m m U U U U U U U U U U Q m U) J W J = } F- O cr J Y W + Q >- + >-OW w J J g0U +}-i O p } z Z �_ JwQQZ> W z z O 0 0 W JW W!(nF-W Dn.Ww-i -jF- Z W W W W W W aaaaaaa 0000000 W Z W Z WWW co U Z z Z U w w Z >>> Z� (! mC�a- WwW( JF- F? 2 0 w Q? Q m NWF-W00Wa= W¢ W O W W Q W Z m Z m m w 2 W Q W W OCD N _ O O � � - - O N O M (O M 0 0 0 N N N 00 (D N (D Q w p W W W W O O O w W O Z 0 0 f- f- f- J H Z Z Z m J Z Q Z¢ Z Q Q Z W W W D W W W} W W W W W W Z z > �- Z > ¢ (n W ¢ W 0� Q Z W Q w r- LLI 00 U 0 W W X W WLLz0pm N M Z O O (O O N O O CO N Cl) N - (O N (- 00 N W Z W Q WJwpF -N Z = W 0 = It LUC)<Z 0)p M o } Lij LU ¢ O O N co � (O (O - O CO M (- 00 O 00 - It •- N N Z Q Q z Op U p W m w J > Z W g Z w m } N Q J Q a 0 ¢ W w>= CD p z W W w QOm z + Q -) QQ� Q -'O_Zp F-0ZQ W QO p JC <-12 W O Z -Z OJ (n Op� F- W W a- W w w= CO z J W w o w} W Z W ozof VOO�OW,�wOQ jZ�=a W Q 00 OW OW W � w U m J w w w U (D z 2 a aaaaaaaaaUw=====_____ U U U U U U U U U U U U U U U U U U U U U W W Z z (n> Z> Wm(nW¢ Q � d Q Z w z 0Zc~O-Y cD�(nv W N O N � Y IT (O � ((') r- N (D N .- .- CO (O O O N I- N 4T It A (D co (D CD 00 O O C) (O CD O 00 O CC; w w 19T U) W U) O O O O w w co O CD (C U) (0 O O (D M (D CD CD 00 (D CD I�- (0 U) U) Ui U) - U) U) N U) U) U) O (f) U U7 (f) V- LO (P) 0 U) U) U) U) U) U) U) 0 U) U' 0 N 't 0 M 0 0 0 t- 0 U) N U) O CD CO CO 00 00 00 O CO CO 00 O O 'O M CO 00 O0 00 O 00 00 O W CO 00 CO CC) 00 `EQ 00 00 In 00 00 00 00 00 00 00 00 00 00 00 O O O O O O 6) O O O O W 0 0 0 0 O O O O O O O O O O O O O O) O O O O 00 O O O (n O O O O O O O Q Q¢QaQ¢Q�¢QaQaQQQ Z Z Z Z W Z Z E Z Z Z J Z Z Z Z 0000 oo�000'0000 ZZZZ<ZZWZZZQzzzz w W w w W W W J W w W w w w w w wOfofOfwww W www022Ofw 00 Cl) O W w W Z w it Z Z w Lu z W w 0 w U J Q U Q Q z z W ¢ J z w a z o z 0 w 0 W = w Cl) > w>m< oQ --w0w2ZLu OQU)(noco�— WZLLWWZWw w00XZ-iCwLUL-J QO Q Z O U CO 0 O O CD 0 M� m 0 U7 U) U) r- O 'T O It CD N O IT r- U') CD (D M 00 U7 � N M N O N N ti 00 (D 00 d e- `7 M - CD N �t N M Cn 0 O of � Q O 2 00 U o o Z z w O J F- Q z 0 W � U N Q Q z Q O Q U Z Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q z Q W N Z W Z Z Z z Z Z Q Z Z Z Z z Z Z� Z W ttZ O O O O O O O U O o 0 0 0 0 0 W O S w 0 F- F- F- F- F- F- F- F- i-- F- F- F- F- F- J F- U U F- zQZZZZZZ3:zzzzzzzJzQWz w w w w w w w w w w w w w w w w w w m w w Q } Q -i Q Q Q Q Q Q Q > Z z z w z z Q Z w000J Z) 0 d z z z Q z z Q z Q w w w w w w w w Z Q J w 2 Cn C� z z Z Z z z z W W J 0 awUawww w z zZa WW W Z Y Z} z Q Q Q w Z W W W W Z Q Z J z z W W W 0 J z w> >> 0 w a(n wwF-w> W F-zoW M>cn >z Q aQ�F-Z> Z >� U W Q O O O m M Q J W w W U m w Q �YSQm2UwW Z(n0>W�F-F2�(n2Q��O�Z�p W UJ M ODF-XN�QZz�W>Z0)wCj(D 2Zv� of_rnofz-T w�wOXw0QOQLLZ0wZWXQ��mX000 mJX Z m z? O z U m 2 2 w >- 2 z D z O U i r` 0 0 2 0 2 0 Q m 0 ti N w� m O� (o O (D -1 J O1-:T Cn co m co (V - w m m� O N t O m M M O N o O N O - CO U) M CM O- 0 M.T 0 - - 0 0 0 N CD �' (D U7 U) N CD O � � U') N M M O .-- O O N N U) N I t o M N N- N CA M N U') a) M 0) N a.� � N C0 a N 00 d Of w 2 F- Q w 2 W W CnZ UQ Q Z O U r Q J J Q z Z U } Lug �m� w Wz� (D U z z p y Q 0- IL 0- z2 WU(D 0L4 LL, Q� vWicWn-W u pWw��w YJ*03 W zz�c7JOwJQNY°0 z LLC�Q FW1w=000�O�zaaf < OF-}�¢ (n(na���p���Zoo Jw�OzzzZ T== S 2 2= J J J J 0 0 0 0 0 0 0 0 0 U U U U U U U U U U U U U U U U U U U U Cn Cn 0 U Z Q J J_ J 06 m Q 0 2 F- 0 U co O O N I - CV w z w m w Z 0 O N O LO Q W_ J (7 W W z W z 2 U Z LL LU + Q Z Q U F- 3 L1J ( j n F+ m Y z 0 + Z LU m w a o m w U U O 2 2 J Z + DDLLJ F-Z ~F-� Z�OFwt--J W 2J LLI 00�w=JJZaw< — U- <pQJQ W �2w(n Oa¢�ZQ�Uai�LLI mW =�WZ�W NNQ�ZZm WQUo�ZQQYo°WT}�QoW=O(n(=72(¢n wwo�LuOQwz W WOEMwM CDUOZz>-¢O� F-DYYO2EQCDzzQ(nU)F- wF-NOz2F 2m zzo0lyofof� QQw(�0000»>NZ�tr � 0 0 0 0 0 0 O O � � � � � � � � � � tY � » 5 5 U U U U U U U U U U U U U U U U U U U U U U U U U U N X ui CD cv J N N 7 U) U) C ca L m U O Z N Y w` AM CO CO (O CO � CO � CO � CO CO CO �t CC CO (D 00 fO (O CO (O CO CO CO O M � (O CO to fO (O CO .-- O CO (O (O CO CO CO O CO O O O O O O O O O M O 0 0 0 0 0 0 0 0 0 0 0 0 0 0— 0 0 000 M O O O O O O M O CO 00 0� 00 CO 00 00 00 00 CO 00 00 00 W 00 CO OD CO 00 CO 00 00 00 00 00 OD 00 00 CO 0� 00 00 00 00 00 OD CO 00 0� 00 00 00 M 00 O O O O O O O O O O O O O O O) O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O C) O N rl- < Q a a w a Q a a� a a a� 0 Q a� Q a s Q a a a a a a Q a Q a a Q a Q a a Q a Q a Y Q a a Q a Q O Q ����❑���w�3:3:❑3:3: �: �: 3:3:3: ?� 3: �:!i �: 3:�����������_������6� z z z z z z z z� Z z z z z z z z z z z z z z z z z w z z z z z z z z w r Z w z z z z z O O O O Q O O O> O o O Q 0 0 0 0 0 0 0 0 0 0 0 0 0 9 J O o 0 0 0 0 0 0 J W O J O 0 0 0 v 0 Z~ z z Y z z z J r Z Z Y Z Z Z Z Z Z Z Z Z Z Z Z Z p Q Z Z Z I-- Z Z Z Z Q z Z Q Z Z Z Z U Z Z Z Z Z Z Z Z J w w w w c w w w w O w w w w w w w w w w w w w w w w w w w w w W W W W W W o w w w W w w Q W wxwYwwOfmUwOfYwOf W W W W W W X WXXXLLWX W W of(X W W W 0 m X w W W W W m W LO O w w p w w Z Z 04 W W Z Z W W r`Z w mZw Zw W w Z W > > Z w Q � Q W W W Z Z Z Z W Z W N Z a a W . a H Z Z> Z Z Z Q W W W J W > J > k J ❑ ZQ 1-F- Z �O F-W QOwH ZQ OQWaQ~ W W a w-i a. F- O U)U)F- naN�Ocn=c�ww >w(Dav wcncnco0w>❑❑Ua0❑ >z�zacn❑>cn >U Oco O S S S Q J Z W Z S > Z W H S S Z S > W Z ate- _� H O Z_ H M F- f- (~O X❑ Q' a O) Z H ch Q' m J Q F- > J N=❑ t- U O Z X LL 0 W C14w W 00 W'T a LL O a. O) O) Q z N w W N U OZ � Y •- CO Z Y� W r, W N W Z XgLLW WQ W W WZ�QaaXm X X W w Z_ X O w w❑ w w-mw J n❑ ooz Z z Q W z z S Z z z_ W 2 U❑ Q Q ❑ZOO 2 Q Y z z >- Y p N m z Z z z Y O Z — m rn W (V -t (O Lr) m u)M O LOO e- m t` O L' ti O) r• m N W LO m m O)O In Y CO It J CM m L0Q W— W M O J� CO Q O 00 N O O) O "t M M O u M M .- 't N et O O N O W N O M M—� O O N CO N N CO N O N CO U) O to N Ln M LC) 0 .- to 0 0 O to O O O O In N O) �-- a. O) CV CV CV d 07 LO N O0 M N N LO �-- <- d O) It Q. d W M N N W d CO O N M M M .-- lf) M N O 0 c0 U w 0 Q U w w w U J a a � w Of af 0 0 U w m Z _1 Q Z W O 0 _N 0 U x ui CD mo co J c0 O cV < a CD W w U w g W= z W (Yj W Q W Z Q O = Q m = a O fL m cn Z Q o = Z w m 03 -5 Q aS `1 ❑ O a + w ~ z = LL S �V W�a pwQ p od W +UJLij o �Q �m = OOf UJ LLcoO �Z wIt 66 1W-❑ JHaU H W pZXo >- Q ED =Zga w ❑+ W''ZU U cnWa-<UJ zWU) �_z�_,Z��Qa ❑QO O ==W } z J22wYpJ�LLI mui [J W a JO<��LLm= W QJ�'� J=UU` S � JOQ❑ W wz� 0 W U)< Y ZZZZ W o J Z W Z)-i O❑ wvzp WQau (1)(n iQOcnao�Tz❑-j- wwa?: �ap`�°o�❑QC�� Z~ZUWzoz LLJJww- Wwaf0 OOQ�cn��Yv�Q�Q zz zLL W J z����aONQ❑O U =a�c7wwYcnL�❑Q—oZ<F-W 5;<ZOW<T: —�CzQz JQZ¢>Z�YwzOOC) J J Z Z Z Z Z O V❑ Q S J J J J Z Z O d !n X Y U O J Q J Z Z❑> W Z> O z m Z Z Z �: Q Q Q Q Q Q Q Q Q W W W W W W W W W W W W W W W W W U w X O O O O O O O w w w w D D=) p p CO CD CO f-- e- to O O O O O co O CC' 1, O CD N N U) (D U) (O 'It O CD CD (O CO tf' Im co w O (O N 0 IT co (D M CO ti W U) U) Uj CO Cl) U) U) U) U) U) LO U) U) O LO U) It O U) U7 U) U) _O U) U) U) U) U) (f' t- U) U) U) U) U) U) N U) U) U) U) U) U) O O O It O O O O O Cl Cl O O 0 0 Cl 0 0 00 C) O O O O O O O O O O O O O O O O O O CC) N N 00 p0 d0 CC) O O 00 00 00 00 00 00 00 00 M 00 O 00 00 00 00 00 co co 00 0011 00 00 00 M 00 co 00 00 O 00 00 00 00 co O O M U) CF) m CA 0 M 0 CA CA C) O O CD CA CA O O O O O CA O O CA O CA O O O O O O O CF) O CA O CA Cn O O O O aa¢_ aQaaQaaaaa3:Qa QQaQQaQQQQaaaQQaaaaQ3:Qa�:aQQ w3: 3: 3�3: 3:o3: 3: 3: zzzXazzzzzzzzzz�zzQzzzzzwzzzzzzzWzzzzzz_Zzzzzz 000 w 0 0 0 0 0 0 0 0 0 0 Fj O O W O O O O J O O O o 0 0 0 J O 0 0 0 0 0 U 000000 F- F- F- > F- F- F- F- F- F- F- F- F- F- F- J F- F- F- D F- F- F- F- r F- F- F- F- F- F- F- r- F- F- F- F- F- Z z Z O Z z z z z Z z Z Z Z Z J Z Z Z Fit Z Z Z Z Q Z Z Z Z Z Z Z Q Z Z z Z z Z J Z Z o Z z z W W W J W W W w w W W W w W W w W W W n W W W W W W W W W W W W W W W W W W W a W W W W W W z m W Z LLI U aLli > W Z W W LLJ > W F- 4t z W > Z F- z LLJ �F-� W fndfn�(nF-�a F-Q>F-F- �F-> LLI dZN OQF- F- F-OF-X W SZ W-wm M F-LO -w02 W r-Y=Cl) OCl) 3:OF-U)F-a0NZ_F-N 3: -Z_ WM W U� Z 00 z rn Y W r` a c0 W F- Z 00 Q o O u)Q O W W W Z W W D W W W X J W w Z W J N J ZZZ}ZZmZ m0mz (9>-Zm (O (MD CO N N _N e- J U) ti co 0) Y Q m 0) Te- I--J U) U) U) M 00 — M— O_ N O �- CD CD M LO O <- O N fl- 0) CV) (O — T M w It N w N U) N O N O LO U) co It N N N N N m� N N N N ti w d— CV — O N Z W Y z z Q F- W 0 fL T (D CM O O CO m W W w LUZ zz z W W W W O Z U) >> ¢Q w Q w W wQQ oo > Zz4t > C <00w0pp�pv0=m U) U) U) OO ZZ2Q W cQNrn O (D Of F-OfZZ~ZZf�J �� W D Z Z W}} > � X W W Q W W W X 2 Z O}} Z J J> 0� Z U Z Z Z 0 0 'T LL J J O 0 CD U) Y m 0 0 CO M O 0 m W U) M M —� W O M CDO— M O O 0 U) N �t CD, �- O O CD O M U) 'IT CV CO (A U) N M CC) M M e- — M (O d N N— M N N M O Z U) Q w F- FD w } Q fl z U Q Z Q 0 Ow z Q WLU� 0 g W Z) z z 06 d w OY Q HZ U(n 2J�JF-� 0 W ly W W Z 0 + JiiUQJN� -,z Q+ Q�Q��(j0 J W w Q � z a w w Q w O ¢ z V + O p m > i Co Q O z D p m a m w W= O z w z p p—= 0 N �QUQuj ~ZwT- F- -iwz fL Z LLI 0 w C9 W In W J �c Zc n = Q J �J J J O J 22 2Z �Z Z Z Z W (Y UJ > > > 0 w W w W W W W W W W W W W W W W W W W W W W W tl W J > J � W U w O w F- w w = LL O O J W W U 0 O LL LL U 0 CD O O N ti CV W Z W a W Z Z m (7 Q it U)2 (0 m N z X z N _� m O M O CD N d N C) N 4- 0 rl— z _O a W U Z W } -� >_OQ Z �a W Z J z () O Y W z W wfnF-QQ 2JO� + Co U) 2 Q + W Z Q YeM + wQ�Z2YJzw(+ JZ J0 m+ W Z Q Q Z��YQQ-W(AW,Q' o<wo� j>QQ WQ2www 0YmwU)0 c�gzoJ wOFQ-2QQWONrwwa--Z�Uom<00 ���z���miYYo���v�tDafWOO W W W >> X Q Q Q Q Q Q Q Q Q Q Q Q W W W W W W W W W W LL LL LL LL LL LL LL LL LL LL LL LL LL. LL LL LL LL LL tf> Ln N (n In (n (D N_ CA LO CM CO LC) ' Ln LO CO LO LO LO LO 0 LO to LO In 0 O 0 � � � Ln In � to � � O to to N 0(D CD (D O O O O O M M O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 00 00 00 00 00 In 00 00 00 00 00 00Ow00 00 00 00 00 CO OO CO OO C0 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O ti O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O (D ` O O N ti N >Q Q Q Q z � Q Q Q�: w Q Q Q Q Q Q O Q Q-i Q Q-i Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q ��=���x����z?:: 3: T3: 3:Q3: 3: 3:3E?: ?: ?: �: i� 3: �: 3: 3: 3: 3: 3: 3: 3: �: �: 3: �: 3. O O d U 0 0 o J 0 0 0 O O w O O w 0 0 0 0 0 0 0 0 0 0 J O 0 0 0 0 0 0 0 0 0 0 0 0000 F- F - F- F - Z r- F - F- _ - (n F - F - U F - F- J F- F - F- h - � F - I - F- F- F- h - r F- F- F- F- I - F-- F - F- F- F" F- F - F - F- F-- ZZQ.3:Zz—Qzzq�xzzwzza.zzzzzzzzzzQzzzzzzzzzzzzzzzzz w w� w w w> w W W p w w w w w Q w w w w w w w w w w w w w w w w w w w w w w w w w w w w Lr CK w w- Z ct w wo,- w o LL w w 2 w w m w of w LY w w w w w w w w w w w w w w w w W W W Y x w W W LL w LU w W o W Z Z Z(n W W Z W W Z W O- w W W > W W Z z W W z W W Z - U Z W Z z Q w > Z w W Z Z W >Q�(iicnQ} wW W it jcwn w W w ZZ QpZ j>J �__� > Qp OW > >wLLI > > W Lu>w Qa Q (n O U> U Z> F- > W Q Z F- > J J Q J Q Z O> cn J Z m> (n o 0 2 U) ULLI U F- U Z Z (n z�(MvQYe0c=wQozUQZQ=2mz2zU�wz2QwwzHQ�C~°DH QQ=oHOVH Oz� J�NNF-O=(OQ -WOF- F-wQF-Q of0NF-Z(nof ON(_DJ�-N_ OOF-O�-w }LLJ (nY�co0Xw�aOoX�p-Q� jW Z�_ W �_C)QpWww zw W �ZwW �IXW W XW LL W m h O h O N O M� ate- M Y Z o It LL 00 LO U Y Y Z N Z O N Z (Y J COV O X LL LL co CO c) Z Z M �- 00 LO In O O O CO 0 00 - O N O ti O W In 0 0 N N (`M O � N 0 O r- O �- 00 (D _ O O O O N LO O rh 0 0 g 00 C`') O p (D O U p O LO O Cl) 'T co p- N O p- O P- N L- LO N- O (D N L) M N O (`) O Lr) O� CO N (D CO - n. N O N iL 00 00 N N O N N (D 00 Cl) �7 00 - M N N N- 00 N N- 00 - N m O O N d N (D 00 N O N O 00 J W F- U) U > >w ~ J Q > > J J J >- CO Z= w U) W Q F t F- U O } w O= Q�Q< z w J}c=j OQQ ZF-Q QY JF- Y + Q� J WU` �Q� Q�0 J m� ~� 2�+ -iZ (pQ QJ W UOODUO- O��C7Z_ Q � r > W- p J W O Q+= J W Q W } Z Z p Z Q�}++ W Q- (n aQ2 pp�g +w-QF-Q WD�QJOw J �O �ZZ J�<>QQ> �z>-(n d(nE caTV)2Q- Z 2ww2w Jmi U w w Q Q > z J a Q J w w p 1- t, t Q� Z W U _ Z Q w 2r w d > p W❑ LL w i.� m J Q a J -+ � Z Q M O J Q-,w�0 aZzwocnoOON�Z��aQ W <OWW W>>WZz�} =DWZWZLU W VLUOw �w�w>ZO �ceQ>w J LYN =U JZ}wm wQwQ O(n ¢(nOpz UZ_�O�1J1-QQOO W W �Y Qt700-»J Q J� Ja> =} oO�WJO Q Z �W �SQ'�d'OJ Z22N N�Z Jd' Q�w� W > F-w QQ QOp J �w 20D UF-W W W W UUw=mUQFa-ZZZD�UW W ZZU�Z-iF-DMD0 OU W WZ WJUYZ(n==SJ� W W W W 00IrIrX W W W W W W ZCOC�JJJ��tY W'�F-F-F-> W<LJZZZE00mwQ W W WwOO wwwRE»QQQQQQQQQQQQQQ LLLLLLLLU-W LLLLLL.LLLMLLJLU-UL.LJL.LLLLLLOOOOLLLLLLLLLLLLLLLLLLLLU(D(D(DU` (DC)UC7UCD(D( (D IJ w o o (O M (D W O O CO O m- CC' CO to(0 (D W W- (O (0 CO O m (0O M T m (0 M (0 W M W W 0 W M U) W W t o L o 0 0 t o 0 m m t o U') U') m m � L O M L o L n L o 1�O L L o L O L O I n L o c o I Lf �LO O 0 U) L 0 I� U) V) t o Cl) o (C) Ln t O O O O O O O O O O O O M O O O O O CO 0 0 0 0 0 0 0 �- O O O O O - 0 0 0 0 0 0 0 00 00 00 00 00 00 00 00 00 00 00 00 00 co 00 00 00 00 M 00 co 00 m 00 00 00 00 00 00 00 00 00 00 00 co 00 00 00 00 00 00 00 00 00 m m m m m m m m m m m m m m m m m m m m O O O O O O m m m O O m m m m m m m m O m O O O O m ¢ aaaaa¢aQaaQaYaaQaa z Z Z Z Z Z Z Z z Z z z} Z J Z Z Z O O O O O O O O O O O O w 0 O O O I- t- F- H H H H Z H r H H H W W W W w W W W W W W W O W W W W W CD 0 a Qa3:aa¢aa¢aaaaaa�:aQ ¢a¢a3:aaa zzzJZZZZZZZJZZZZ❑ZZaWzzzzzzz O O O J O O O O O O O O O O O �j O O� J 0 0 0 J 0 0 0 H H H Q H H H I- H-H r H H H H J H H H r H- H H H H Z Z z} Z Z Z Z Z Z Z Q z Z Z z J Z Z z Q z Z z Y Z Z z W W W p W W W W W W W W W W W W W W W W W W W W w-W W W Q w z w w W z z V Z W w W W Z W z W W> W > Z W Z z Q U z w > Q a¢ Z� ¢> > J > Z_j ZQH QZZJz(nF-ZQ Qw WQ �==OpI-Z=�ZOxQO>Mwom W Jam❑ ��NZNZJNNY WLLLL w W=°'WO�WZHO W W W W w p W W X LLL. W 2 LL LL ~O W LL 2 w W w' - �zzJZ(n ZQY W �00w(OZw❑zm W m❑ O Cl)(l- It Y"T m v M O O M r- I M w O Q LL co N to - M O N o N m O" N m N (- m O,* m- w N N CEO N N m N d M COD N- MM N (0 m N m (D N COO W LLz z It W O ❑ of � U J w ❑ m LL �wmaow Qm z �ZQam�OmmW J Q � Q p O Z Y w =(AfrTT<wwzf)MNLL1LIJ W QZU.Zco W00WLD no m m J J 0 LJL.sswwiwwww-- Q ¢ Q U- O W U) Z U 2 W w a ❑ _ (j<Za-06 U Q ¢ W a (n J p J= U �J J wWw-¢ J Z Q Q OO Q O w C)pDNNNZL- ❑ �UN�d�tL O J JJJaOOQ2 w (nn-?:YOWQN¢pQ W W W=-JmZZZOCL J J J 0 0 0 0 0 0 0 0 W W N a Z w z w M Z w w Z Z J W > w a z w a w w Z>~ Lf) w Z> Q w� m J O z Z Q a❑ N �¢ H W W(Do > WQHJ [Lz 00¢�(npm W J J Q p Z Q 2� U) a-� Z J m W Z O W o= Z p paa?z0 F-ZMWNOaO-a�2*1-<W ixce)0 0 =OW HQM CY) -J aOJM W NZ���F-� W vgtr) wCl) W(n�YN m W w Q p Q (ow ofw Q x Q p x x�} O❑ w 2� W a Z w 2 W❑ Z U' Z U Q p LL It Z Q� Y J Z Z Z Y Z CV O (- � N O O� In w m 00 - m 4 O w w _N w m to M N to (0 M o W N O M O O 'T O (DN N U') O M .- -�- M O M M Q N C0 O 0 0 co O Lo v t- N (O N - e- r- N N Lo e- a- to d N N N N - N CL W_ w W CL � J z > _ U) w J J w a W} F- W Z U = J J ¢ CL J U Z) W Q w da �Q p o(i pm=ate wLLI w>- J U ++¢ J J} CO Q} W F-+ I (D Z = W F}- U U)) M W J = a Q U Z Q� E m LL O z UOI-wD�(-)r--W0Z=F- Z J�OZw(�< >-w <Z0w'�� amOw(7 °°UQ> Z mw QJ2(n(/)LLI Wfl WJ�Z_JZ W�ZW 0�JJN0LaiM:>> W W W0w>-LLZmT-w 00000 Q�>> C7C9C7U' U' U' C�C�C�C�C�C�C�C�C�C�C�C�C�C'�C�t�C`I O N 4- 0 �i Al (D0(D0(OOLO(0(Dw(D0w CD CD co CO CD CoCD(DLOI--CoLO(D0)LOCC �Coco(0CDCOL000CDCDCD00CD(D LO LO LO LO LO cM N O LO Lo Lo Lo Lo Lo U) LO LO IS) LO LO CD LO LO LO LO LO LO LO Lo LO Lo Lo Lo Lo Lo Lo 0) Lo Lo O O O O O O O O O O O 00 - `0 0 0 0 0- 0 0 0 0 0 0 0 0 0 C9WO O 0O O O O O O O O O O O- 0 0 OO OO CO OO OO CO CO OO C0 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O O O O O O O) O O) O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O N ti N aaaa¢ ¢aa¢aa¢aaaaaaaaa¢ ZZZZZaZzZZZZZZZZZZZZJZZ 00000 3 00000000000000 00 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- r F- F- Z Z Z z z Z Z Z Z Z Z Z Z Z Z Z z Z z Z¢ Z Z W w W W w w w w W W w W w W w w w w W W w W w 0� w w w w Y w w w w Of of w of w W of W0� W 0 of w LLIw z zZZ w W LLI LLJ z LU w> Q Q ¢ ¢ w > Z a Z J 0 0 a p 0 a,"Oawz=zz YMZw20)04 x of � p w Ypw W LLIme. O CO w M- N- Y O o - I-- N M O O) d CONLO ,- 0 LO N N 't Zw ww wz w z z w w > w z w W z Z J a> 0>> w > Wdp(n�m(n(nQ axC)�=zz=~zz`n wNrnmO�(nOOM U W W O M W Z m 2 Q Z Z z W UW z D W W U M N- O O"TM W M I- - 17 N r V' rt M (0 M e- M N N LO N W O to a ¢ a a Q a3¢aa¢3¢¢33aaQa¢¢aaaWaa _ w 3 3 w w Z 3 3 Z a Z Z Z Z::) Z Z:3= Z Z Z Z Z Z Z z Z Z z O� O O O O w O O F j F j 0 0 0 0 0 0 0 0 0 m 0 0 F- O F- F- F- F- J F- F- J J F- F- F- F- F- F- F- F- F- F- F- Z a Z Z Z Z J Z Z J J Z Z Z z Z Z Z Z Z w Z Z W U) W w W w W W W w w w W W W W W w W W W W w fY U S E S(k m w w m m Of w w(If x w w w w o w w w Wiz > Z Q z F- <Ozcio cnpZO=O� z m o,- a = Of ~0 3 W S W W Z X coYU)�Z'tJco N 00 00 00 N 0) d z z U Q Q w �w- g a OJ w w W Z Q Q Z J Q w d J W= O m O O w w � O m _o JU� W�[n�0 Q=0-i -jOm}� O�Ji JO pJ=Lp4Qcn -SF- W=OO-> Wr Q W 2 O p O >- a. j< U) = 0 m a z O O Z w w w w w} p Z w p= 0 -' wz0TWoLLiLLiQW W WQ WW 2OQUz}�ZZ� w O w w O Q¢ w w w w w l 7 W m a O w O m< w sY F F- F- F- F - - - - -- J_ W Y w W J> z z � 0 w w Q Q Q Q Q Q Q U` C�UC9t9C9UCDC9UC9C9UC9G9C92SSSSSSS2 W W z - n N Z ¢ z 0Fw WC>0w 000() ozm p w w Z 04 z�} p W Z Z Q -< J- N 0 0 0 C0D N N - N LO CD CDN M - e-- M - - F- J U O m m Q W w O a � � U U } O (DJa(n a - tea w F- = Q W U 0 Rm Ir W F-J t_ = Q W D + Wa.Q , = O F am(wnz0 Er wYoOafaOp 11 Y U w z T o w o z0aIoz>.z < 0 0 0 m c a w z z Z Z w0� 0� 0� Q Q Q Q Q Q Q Q 2 2 2 2 2 2 2 2 w zW J w Z > W ww waQ IXQUawoa w <z� 0Ix0� Z ¢ - Lo w M m m Z O Q Ow Z LO 'T U) N M to N N •-- to O N Cl) ZM Z > J w m Z w w O W Q C9 _z a O = J U) � U d pC9Q zz3� oaY W=JN (A Lo 00 00 a-- N O O N � N w Z w z � m zC, cr- WN = z O O N N CM N O O a Q z � w � J (n lwi Z 2 Z J 2 W W W �=�< Uw w 2 06= 3 _6 V O Q wWW UzpzO=w=vWOZUu�s Zd)=WF-mWMWW W< O W< Y Z o M O O W W O0z0E-Y (n In In c� cn U1 v1 O p O C9 CJ C9 Q Q Q Q Q Q Q Q Q Q w W W S S S S S S S S S=_== X _N (D co J co a� co U) N c co 2 v 0 z Y v M CD tf> CD (D - (D (O CO tf) CD CD (O U'• O (D W O W W U) W'-:T O O CD O W O T (O O O O O to Co O O (O O O O ti 0 to 0 0 tf) 0 0 N 0 0 to to 0 0 U _, �tpo U) U) U) U) m U) of tf) 0 to Cf) M O O O O O O O O O O O O O O C 0 0 0 0 0 0 C) O O O O O O C'i. wc) O O O O O O O O O O O O - w O w w O o0 O m O M w M O O M O 00 w O 00 O w 00 M O m 00 00 w Wqwoo w M M M w w w O M O O 00 ti Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q J Z Z Z Z Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z J z Z Z Z Z Z Z Z z Z w 0 0 0 0 00000000000000000 0000000000 W F- F- F- F- F- F- F- F- F-- F- F- F- F- F- F- F- F- r F- p Z Z Z Z Z z Z Z z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z z wwwwwwwwwwwwwwwwwwwwwWWWWWWWWWWWWW �Z�t Z W >w>Z w LL F W> J Z Q m p Z>inQQWp �<a<w10xownmW20 z2 Sz�-CDp� UZa-2Oz0)(n(WnOfON � Z Q W p o} W w zo� 2 X w} M Z W- J Z Z p Q p 0 J O O 00 N 00 N fn 2 W m N N O O"t N O M _N - O O U) e* Cl) 0) CD 0 O tiCO MO O M N �- N c N N o0 a. g 2 Q - Q Q 0 U Q J z w}Q2ZQ Y pQF- W Fp p+ + F-S (nS�20wpw> W QY afzof Ow=oQ9QomQ VoYefowp�mw�Q w w 9lr-= z Z w o o< W WQ' W}QOC7ZZ = gppL/) x 2 X(AHHYQ J Z Z Z Z T W w w w W W W W W W W W W W U (% _ _ _ _ _ = _ = = _ = _ W W Z z Z W Z Z W W > W = LLI J w J w Q Q w Z U)WLuQU)U)a-Q0 �aowJF- >JF-a =J-J W W0 0)20>a(nQdcn= F-QQZ�ZF- 20H�Q22c!]SSH C) <m00� W ti�ozXF- F-<F-F-m t LLI Z w W Z W Z 0 W Z O Z J Z Z Z U z Z LL LL Y to 't I -) O m W It ti N e- 0 v �- M V- O 0 N O 0 N O N f- S O N t,- O O Cl O N g O O- N N O O M O o M O ; O N M M O W LO N •-- N O w M m N- to N N N N N Q p Z z Z Z Z Z x Z z Z Z z 00000100000, F- F- F- F- F- U F- F- F- F- F- r Z Z Z Z Z w z Z Z z Z Q w w w w w w w w w w w W W W Z Z III w Z Z W Z > Q Q Q¢a a F- zc~nQO� Cl F- ZZF- jF-F- tnSofF-z ZF- J J- N-- ti W- J E O wXwwXwLL W LL ely Y Y Z m Z Z O z� Z Yr2 Z �- r--O m N N 00 0000 M d N N d COM (0D N 000 CD N z Z O 0 Q 2 Z 0 W LL c = J 0 J UO < Q U Z Z W' — J m Z)F- Z p p J Q F-p W + 22 Jp °6-�p zw 0 W Z Ix Of0 QO -}0Z OOc)UU2 Ye ZQ w> QS W5->--j2 Sz} U)00— UUc) U� wQQ zozzmwof S00 F- ��� Jfn> w g Q w � U p W 2 Q� 0 m } C9 w J J d Q Q Y Q Z� Y U 0 Of LL w `1 zzzw000w�: >}cn�z00�}QZF-ww Jc9ppgQ�Z� QQOF-SfA-i� } }NWJiOQpQ(nppWZ�ogYOW—W2W JJ�p�F-W Nfn�JZQco0 LmU0JMQ22 (n>Q>>QWzLU Sdp 2 2 J J J p F- W W W O m 0 LL J J J J J W m w r S> > D Q m 0 (9 2 Z 0 0 J J J Z Z W O> X 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O>> p p>> = 2 2 2 S 2 2 2 2 2 2 2= 2= S 2 2 2= S 2 2 2 2= 2 2 2 2 2 2 S= O O N N "q 0) N O i cD O O O CO O CO O to C 0 N O CD O CD O CO CO CO CO 00 O O CO CC CD CD CO CO N CO CO CO CD 00 Cti71 M O CA In lC7 LI') l!') L!j L!) Cn In t17 lC') N lI� tf') In to ll] t.f) O Ln � C17 � t17 M LCj lC� lt) L!j O Cn In It In In In Cn I,- e- ('Y) rt lf7 0 0 0 0 0 0 0 0 0 0 't O O O O CD O O O O O O O O O O O O 0 0 0 0 0 0 0 0 0— O O 00 (10 00 M 00 CD CD C10 00 (70 00 M M W W M M W M W M 00 CAD C10 co co M 00 00 00 00 00 OD 00 00 00 00 00 00 00 00 Cn 00 CA CA O CA CA Cn CA CA CA CA O O O O O O CA Cn CA Cn CA CA CA CA CA O CA O O O O O O O O O O O O O O O O O M M Q Z Z Z Z z z z Z Z Z Q Z Z J Z Z Z Z Z� 0000000000200 O O O O O w F- F- H F- F- F- F- F- F- f- O F- F- F- H F- F- W Z Z Z Z Z Z Z Z Z Z U Z Z Q Z Z Z Z Z J w w w w w w w w w w Q w w w w w w w w w Of13� 0�Ofly-WWWW WF-WOfmOfW13�W Wm f` O W W * Z Z z Q W Q p p Z Z Z F- F- JOwo m F- M Z:U))F-(D<(DW0> F- F- 2 W !E 00 CDOF-COIrQ W'�QH �Nf-zaf2afwYZ W W W p Q Q Q 0 0 zzzWM0M04F- � CV CA CO � fl- O LIB CV N — — It Cfl C7 Z Q = m LLI w + S W J Q W Q �_ U= JOm cpc�cA ��W p060Q� W J� m Li Q W W W2 (� In FQ- J� UDH �O JY W OT- of Ow 0QZmZdOQ�z> (D, >w�Q-wv)>M~Oa (D zZ0 U)U =ZZ p =�=�W (-aF-�� W,iS Q } Q Q Q Q Q J Q Q Z z z z z> z z O O O O O w 0 0 F- zzzzzmzz w w w w w Q w w 0�OfLYWW2(rW w W w ZZw Cn W W Z J d v)QQw J� d>0U)Qa)_wd Z p rn p J z Q H _O w P W M� M Q M w O W Z N— p U z z w z Y W N U CD O CD CDO r- N 't M to W N M 0 N N N � CD N 'IT N F- Cn 2 } W F_- Q 2 U wJ t J } W Q Q Y}CD+SLic+ W Z w a W w Z aQ000Qmw 2 z W= U� O W O W W W m m S w W Y`SY0000LL U U U U U U W W aaaaaaaa Q aQQQQ3:Qa a<QQQ 3:3i3: 3: �:ZZZZZ1�3Q���ww O O O O O W O O O O O J J F- z z z z J z z z z z z Q Q w w w w w w w w w w w w w w W W W Z W z F-Q>} F-mU> Q W W Q 2 p p 2 LLI Q- 0 N g Y z_ M z Z z w p� O x w g w O z W- m O z W 2 Y CD LL O O M M m N W— O N N Lo N n. N M 0 w z W w W W W Z� M Z=d QS-iS N Q O F- Z M L M Q O x O 02Zrmz�zQZpc� coY CD ; O It N_ ItU Z N ONM` C)CD aMr�N n. CA N CA N N N 00 NLf) ti Q Q Q Z Q w Q Q z w w O Qp>z (0 LL -i Of p Z Q ?C-40O 2 OLO NZCO X m N O00 CD m O O LO M a-� Cn W Q M 0 O > Z U W J Z z ~ W Q J LZ + z+ w F-U m Z J w 2 CAS O QY W J ww W}ow w�m_Z} Qw QzQ ~ p N J Q Z Z LLO O O m Q W z JX< Lu WZWQ>>-Z0 +W F- Z Za_ Q =0 ;JUzQmU<pC70Y�aiZY_Q=��_>— U= WQ(nwZZZZZZZZZZO WOQS OwfY U w(n w000000000E—LLI �QQm (0`iz zzzzzzzzzzZwWwwWwOwMMM Ln Z Z - _ _ _ _ = = _ = = = = Z Z Z Z Z Z W to U U _L a W w w 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Q Q -13-13M-1) -515-»�-5-5-5-15nn�n-»-5M�"YY CO O O N r- N C) N O N A; O (D O r- O— O CO (o (D (D (D (O L(' O O O Co W L) 0 CD �— W O O CD O (f O M M (D 0 0 0 U LO N O 00 CD O (n LO to 'IT LO O LO LO In (_D Ln LO to � In Ln LO In f� LOLn O Cl) In LO In LC) to t1 � � (n LOLn 0) LO LO LO N LO r--to to O O O 'It CD 0 0 0 O CD CD(D 0 0 CD 0 0 0 0(D� CD (D 0 0 0� O CD O M Cl CDO t O O O OD 00 00 M O O O O O O 00 00 OD O O O O O 00 O O M 00 M 00 00 00 00 O O CO O 00 OD 00 OD W O 00 M 00 00 00 O Q U Q Q Q W Q Q Q Q Q Q Q Q �: 3: 3:m3: �: 3: 3: 3: 3: 3: 3: O O O0� O 2 O O O J O O F- F- F- O F- O F- F- F- r I- F- Zzz(nZUZZZQzZ w w w Q w Q w w w w w w S w x m w F- S S w UQ� Of Q J Q Q Q J Q Q Q Q 2 Q Q> z Q 3: �:3-3: �: 3: 3:Y)3: �:wF-i� O O O O O O O O Q O O> O F- F- F- Q F- F- F- F- 2 F- F- W Q F- Z Z Z U Z Z Z Z 2 z Z J U Z W W W 2 W W W W Q W W w O W Q z Z z Z Z Z Z J Z Z Z o Z z Z Q z J z Z 0000000 000 00020 00 F- F- F- F- F- F- F- �F- F- F- F- F- F- F-OF-� F-F- Z Z Z Z Z Z Z Q Z Z Z U Z Z Z U Z Q Z Z W W w W W W W W W W W w W w W Q W W W W W W W W W W Of W W Of S� W S S F- S U W S co O O N N O O ❑ W J w Z W M W z m Z W W U Z `e LLI w W Z W W W LU Z z Z w��>Z �Z>QwQ WQ>o>_ Qwzw>W Q w W J W ZzO�QW Za>Z>UF- cnZOQroi2F- OZw>QQzcn p�z F-O > J LLJ > � Q of < Lu w � z �# (n (n F- F- > F- F- N Q Z W W J F- O U F- Cn USd rn W �m <Z(.)W >O ozo LnQzO UZQQ❑wQQm atom 2>U= z U w > Z W 2 S Z S Z O p SMF-C')0-U�C��OXMOm J�Sw�v0-C14 zJw(nmCM') vF- ZOQF-M� M e- CO Z LC) Q ❑ W Q� Y Q N Q' LL W Cn O Q LO 00 O e- (- } O N W W X X W Q W m Q Z W X Q W Z W W Q J LL cD X W W X W W W `' W Q ZZZOZOZU2 Q Z�❑ZYQZ0-2woZZZSmwY )U OZZOZJZ NZ(nZ2 cM — to m m N q- ', O� OD h m Ln LO O _O — _M M N m U O m 0 W f� N _N 00 N (D 0 0 0 I� O N f� O 't N O O M Ln O O— M In O M N O O I- :(D —'t 0 0 — O O M f- O O r LO — 00 — O N M M 00 N O W O CO 00 V) O 00 v 04 o0 M N O M 0 0 Cl) O (V O M B lC) 00 — O - N N d co a. N I- N •-- M 0 M— (n (D N d N 00 m (V 00 00 00 d N N d CN N LO N fl- N N 0) N O M to X N W Z J J W O Y OJ ca Z af Z O 0 W Z Y N z w O U)i w U J z Y Q� � w J Z U wF- Q Q aiS N F-W L j} W = Z Y -Q 2 z �2 w(D g (D m z-� J m Q z F- z Jm06 CD Q J O U J Z Y Q Q w Q Z U O~ 2 Z N a J J Q= z Q J O W ❑ Q Q Y J 2 Q Y U z Z 2 Q p Q 2 0 O ❑w Q~ UaJ J W a+ Z W DY�F-SOJS❑ W J�UY Jmmm �c-62 + 0( "�>C�UZ z Y Z Z g W❑ S N m+ 0 > J °6 U g}+ Y— Q❑— Z S `1 J} Y Z � J O Q 2 Q Q UQW �T O�SNQz❑=QQC9~C�gSUQQWS�dC��z�O���QQ=o. QpSmQ Y 7❑YQQZ❑ 0 w❑�Q20-�❑ZWQ Q}}ZW W 2 W OW W Q W ZUZ�Dz W❑� ZYZJZrw?Uo�?,U W�m-) 2gZJap>>-wg�J0(F00JZ(n��QY�QONw U WPFOWZ W=cwn WZF-mzcanc-'nF-�QQQ�mma0C91jQC9C9DUwMH>J�Uf�IQ==tea dd2}NQ QW W JZZffnU g�ZZZ Y Y Y Y Y Y Y Y Y Y Y Y Y `. Y Y 1 Y Y 1e N e N e Y Y �. L Y 1 Y Y Y Y Y Y 0 0 0 O O Y Y Y Y Y Y Y Y Y LO LO (D O OD 00 (0 (0 (O O O m O tC (D (0 (0 0 0 (f) (0 f- O 00 (0 (f) (D (D (0 OC O (D (D (D (O (D (0 Lf) LO (0 (0 (0 N (O (f) LO LO � O LO LO U) (f) (() V) (f) LO (f) In LO In LO LO In Ln ti In Ln In Ln In l�lf) Lf) lf) lf) LO O LO LO LO LO LO It O O O O 1t O O O O O O O O 0 0 0 0 0 0 0 0 0- 0 0 0 0 a 0 a 0 0 0 0 a 0 0 0 0 0 0 O M M M W O O M M M M M M O M O M W M O 00 O M O CO M W O M O 00 O0 O O O M M M O O M O O O O O O O O O O O O O O O O O CA O O) O W 0 0 0 0 0 0 0 0 0 O O O O O O O CA O O O O O CA O O m O O N N a p a Z a a a j a a a w a a a a a Z Z Z w a Z Z m Z Z Z Z Z O O O U 2 O O V 0 0 0 0 0 z Z Z w U z z3: z z z z z W W W W a w W W W W W W W aaaaaaaaa Z Z Z Z Z Z Z Z Z 000000000 F- F- F- F- F- F- F- F- F- Z Z Z Z Z Z Z Z Z W W W W W W W W W wwwwwwwww aaaaaaaa Z Z J Z Z Z Z Z 00 00000 F- F- H H F- ►- f- Z Z a Z Z Z Z Z W W W W W W W W 13f w m w w w w w a a � a a aaaaaaaa�aa�a�a w��F-�p� Z Z Z Z Z Z Z Z Z= Z Z m Z Z O O O O O O O O O F j 0 0 V 0 OJ F- F- F- F- F- F- F- F- F- J F- F- F- 2 Z Z Z Z Z Z Z Z Z-iZ Z3: Z p a w w W w w w w w w W W W w w W W Z Z Z O Z W Q Z w >> W W U W M > zU) Zm>LU a JWaa ZW p J >*(n a (n W W Ulna-,aU)(na2aZZZF- W>F-Owm' a(n W F-ZF-S aa0 a2C aWQMF-U SaZ2 >F-cDwm m2F-ampm(D Z_F- �L F- Of m: -��0) F-U)OF-Za(n(D�ZNF-F-�F a Z U) S"T Z co N W W `- W LL LL °) a ti Z S N N N-- Z I� W f� w J g a W m LO O N W= m W p LL a W W W Ur W X X� W W m W m m O W W- m - Z U� Z Z W W Z a a Z -) z o o t z Z a Z N f- O O M O •T O O h M � M --n M- U 0 M U S N m m'q CO U O CO O � M- O M O O LO N O- O M- N O N N O O M'IT M It M _N NCD- OLO 0).- 00 O ((0 1� N W M LO - N W (f) N- 0 LO M �- M O O O N LOM� CI)I� M- N a S F- }wmZ W-J a < W LU < Q O 1-ZZp aN� UJ' EZO +�a ow= =0 + E � - > W Z Y + U _U Z Zi 0 U a-i O m O Z Q v w w _VM<2 Z z_� C�2w}ZwZ�zW� > + Of WaJOWOF=-w C9=S� apZ ±�> W0C)COw Q + 0 U U p 3 z a (n z O z z� W L L g=} (n w w (n aZD>ZlOYQQFa-lww0 }¢ z00 �Qw,OQ� z p2cnF-mpppwC9C90(n(n W LL S~ Y¢ J 2 2 2 L L Z Z Z Z Z Z a w w } a a a a a a a a a a a a a a a Q a a a a a Y J J J J J J .J J J .J .J J J J J J J J J J J w it W Z W m W Z W Z W Of W a a a W W p O O O Z J Z w U) 0 W 2�O>ZZF-ZOO F-pa(nOo� F- r_ > a' M_ N W z < < w < � z w Mof N O_ a S 0 N w Z (n Z Z} 2= Z S O o Z a- Z c) (f) CD J N O O 0 N O ti W M _M N O O N It N N O� N O O N N O N N� O LO N M N m N O O N 'ITO N- N N- 00 N- O N O It II i.9 IF 7.19 IF W ►9 F- U 0 z 2 Z w a Q U) + a S Q J Z a F- 2Z 0J Z 2 U w a s Q 0 p D U S W Z J a s 0+ Z ZO z U W p Q Q Q a a Z F- J a F- U) S }U + as JZ �UZw��SU- aD2 SO�p �-) W Q� W a W�� Yam+ O< <a OF ZFOZOW-aZ D2 �OZ�F,Z��Op}Z�mp�0fnwZ} mQ >YZwwwWWWWW -zo- c-000-a�O(i����p0N2-'zz a O W W W W W W W W W W W W W W w Z Z r D> O O J J J .J J J J J J J J J J J J J J J J J J J J J W O 00 O O O O O to O CO O CG" CD (D CD CD O O O (D M O O O N Ct w OU*) to CD co O M O w CD co O 0 0 O _O to to to to 0 to m to to to OO OO OO OO OO OO OO OO OO 00 00 00 00 00 OO cO 00 00 00 00 00 00 00 00 00 00 CO 0O 00 O 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O Q QaQQQaQJaQQaQQQQQQQ Z Q J Z Z Z Z W Z Z Z Z Z Z Z Z Z Z Z O O O O O z O O O O O O O O O O O F- O F- F- F- f- w F- F- F- F- F- F- F- F- F- F- F- Z U Q Z Z Z Z> Z Z Z Z Z Z Z Z Z Z z Q z Q a�aQQ�aQa� aaaaQaQQ Z w Z Z Z z Z Z z J a Z Z J Z Z Z Z Z O W O O O O O O O U� O O 00000 F-UF-F-F-2F-F-F-2F-F-F-�F-H FHH Z w Z Z z p Z z z n z Z z Q Z z z Z Z W W W W W W W W W Z W W W W W W W W W w 2 of w of w w w w w Y13� w 0 S(f0� w of Q Q aZQ3:aaQa 3p3:w3: �: 3: 3: Z Z j Z Z Z Z O Z O J 0000 Z J Z J Z Z Z Z W frW W w W W W W Q W m 2 W W W W Z N p LU Cl) co w 4t * z O w Z Z F- W w W S z w Z w z o >> z W W W z ZF-W W WLLIz w zw J QQwSW W w Z> w z U w Z > ZZ W F-> w>mwZZzUz wU)J Z Z W a z Of p0 Q�p o wF-<M: QZF-�OOjwa Zwa w w>z w u~jU (� O F- J F- > U 2 J W W F- F- Y > p F- > Q O J F- > F- wpwOcn wOvnaz JF-OacnO�>C�C9QQ J> jQ��>vUQ F-acnQcn2w Oto Z O LoO pmZQZZw J Q M am mC� F--� C+>> 2�2^2 2w0QM 2 Q QpN2 004 1ouj 22p2MQ w X F 0J of } W X W Z W Q Q of� Z W w W OO Q Q z m w M N Z X w J J_ w W W N W Z W JOto ZJZ0Z}ZU0 W }Zp W Z�m20QwQZ ZDOwm>aZZ Z ul W O m Cl Y IT M Cl m M J 00 � 00 w- _J N_ w-3 CD N O O O LL- U p O CAD O O Co to h> S M N co N w O N CA N CV — Cl) O CD — 00 O CD f-- O N O O O It M CD Cl) C`M 00 O tD M— f— O O O O_ IT O cM 0 CA h O O Cl) 0 to M om— to 'IT IT N M to 00 — : : O O It— N O N tD O D O R Cl) CD C") CV — CD N co Q. CO to Co) — N d N 00 Cl) e-- — CD — 00 N O 00 N � O 'T CO 00 to � — — — d CD — � to N CV N N — O CO O O N rl- W Z w > W a Z U)0 w w Z X W co Z J Q N Cl) CD O to O Cl) N N v- O to _Q _U ~ w w Q W J W Z N W Z 2 wfr O J U p U U z p O J z U) Q z z 0 -ai0 QZ z Q = p�� O O zQ Q F- ZQQ U<U�2 Z QT Ofp0N0 aQ > 00- O� , WN0 F = + ~a)0EF �F- �� pwF-�g J� Zp�a—Q,�Z Q U WN twin -jZO� �Q ZQZwLLJ wZ� JZ d J W Qm��QF-aj + Z Q-F-SJ�QgwLu zo< W }�z EDLU W>Q �J W W F- 2 U O. + ��-0 0Q p F- -,Z W J� JU J Jw—OOf= 2 W _0m + 00 C9 wOZZQZO O JQ�1 Qmo <0 O�p W Y�O��JOZY W u p(j wZmo6zz W zJQOED W pZQJp W W JwONNNN�� w>-�OJ��}w�WWaW W Zo7—OzZQQmmZ>-W<Tad' W>20QQ WJW WwWO} LL.WNcl)zwi_WO m W W3:oQymZ2JmO->W�MOWpm(f1�QZQlASSSZZZZZZSZ ZOtLd W�QYpOZQpm2Z�ZJ0000000 -1JJjJpZ��X�M�TafO XX w �00ODDwYOF-w oQaaQaaaQaaaaaaQQaQaQQQQaQQ 00000000-j-a-j-j-j-j-j-j-j-j-j-12222222222222222mME2222222 U) X N O co J co N .a O U) rn C ca 2 CD v O Z N Y AA w O w w O co co CD O m In O w &ww N w w O w In w In w (O 0 O O CD C' co O co O CD CD CD O O CD CD (D CD co C17 t!') CA CD Ln to M In In 117 In lfi Cn In In Ln Cn Ln In In 117 In l!') Ln m LI) Lo Cn Ln Ln Cn Ln to In Ln Cn Cn Ln O O O O O O O O O O O O O O O O O O O O O O O O O o 0 o 0 o o 00000 00 0 0 0 O 00 00 00 O 00 00 CO 00 00 00 00 0 00 00 CO 00 O 00 O 00 O CO 00 O 00 00 00 00 CO 00 00 M 00 00 00 M 00 00 00 00 00 00 o CA (A O o 0 0 0 o CA O CA 0 0 CA o CA O O o 0) 0 0 0 0) o 0 0 O CA O (A CA CA o CA O O o 0 0 0 0) 0 0) D) aaaaaaaaaaaaaaaa Qaaaaaaaa 3i-z; �: 3: �: 3: 3: 3: 3: 3: 3:Ji3: 3: 3: 3:a3: 3: 3: 3: 3: 37. 3: 3: 3: ZZZZZZZZ<ZZZZZZZ3:zzzzzzzzz 00000000-0000000=000000000 ►-��������F-a►--F-F-F-F-F-F-f-F- Z Z z Z z z Z Z `1 Z Z Z Z Z Z Z J Z Z Z Z z Z z Z Z W W W W W W W W D W W W W W W W W W W W W W W W W W W Z W a J J � CO U 2 O S 2 2 0 J 0~0E-O0E-OMMw0 m O N Q W N —— Cn Z XWXWWo Z o 2 zO Xz z o w MNMMMMWNMLL ONOCOr- It It a N a CO N a N N a CA H ii W >Q Z p W a 0CL <U)> M: N O Z 2 c~ovNZ�rnwrnX� W W X Z a w m w o W zz0}pzazzz 't m J N O 2't — 00 O O O — — — O CD 00 Co O N Cn N 0) CO N M NIct d o— N r- N o N lY J J W D w z w m a W U F- J � J � J = W LL Q Z } a W w m m o Z w Z a W J a o U W _w _m J O~ _ J Z Z R m p z �) W Z> Y w� a Z ZZWgEWaWaa =0a:>Oo c�Q W >w Q aQWF- =p>cnzQ PzOwQ¢>o5o_-o>-x Y )C)}}} _ cr)cn02�JJppmO�>-w0 pp0 wlljwSWWW50JZ7DZWW�a' Waaa _ p Z �� W W - T__ � LL— Q J J O O o O E IT E F F F }} 00000000000 Q } aaaaaaa 0000�00 F- F-- F- F- w F- F- Z Z z Z p Z Z W W W W W W W x x x x LL x x W w Z W U)aa C/) U)aUco 2 0 m H H H z ZO o 0 Z 5- N .N-- Y X Z O O Z Z Z 0 O v 0 rn It Y— m O L� to O— N It N O M o r- r-'IT N O It N O qt N N N o— a aaaaaaaaaaaa< zzzzzzzzzzzzz 0000000000000 F- F- F- F- F- F- F- F- F- F- F- F- F- zzzzzzzzzzzzz W W W W W W w W W W W W W Cn W Z W W Z p Z z > W LLJ H O- > a Z M= -dO LL Z LLJ W 2 >- W O o O 0 � M O LO CA M r- r- O t` N M 'It It F- Cn Z) F- } J_ a LL Y Q w d U 2 W rz O U O O O N ti N O w w Z W Z W M Z Z Cn w w a W > a w W OJ(nW W �00mF-a2 x H¢ Q Z Z W H= 0 v Z F-� 0 0 N O m o� J W w of of W 0 l j W W Q U) CDZZWwZ W-,zzpr- O'T Cl) LL LL CD M O B— N Ln r- M ti Ln .- N o 0 0 — N NNE coMMIt0MM N M 0)O N— N N N 0) N O CD 2 �w- N W U p w z z W U 0Vaj Z w W } N J Q Q Z Y J � W + w Z W p 0 -ply W Q= JO= w Z W a. Cl R' + 0 p�OQ'� ca = Q< Z= Q Z�= T Q W O < 0 z+ � p �2o}C)wj wz W W wo(Dpw=aw0�slt_+iLJf)O }U' �_�=�Y�0��2�oZUm=-aLLI0Nm<z p p W W= w W 2 n z a w m m O w Y J LU 0 V 0 WZmw0>¢->Q-ZDQQJmQw"IQzz0tw ¢ Uw0 W Z�1�1Y-i-�ZOddQUOmZZWWrF->- UUUUUUUUUUUUUUUwwwwwwwwwww N X _N CB J cu N (v 7 U) y c (m U Q z N A� Ih (D (D CD CD CD CD CD CD U) CO CO U) CC, CD CO Un f` O W (O O O O W O O O (O W U') 0 CD 0 O In h CD O O (D O M N N U.) U-) 0 to to 0 0 0 0 0 0 U.) UL jn 0 LO N In LO 0 0 0 to 0 0 0 LO M Cf„ ,;¢f) In to 0 U') LO N 0 Cn (A Uf) N O 'ct O O O O O O O O O r 0 0 0 O O O O O 0 0 0 O O O O O O O 01r r1/ O O O O O O O O O O O O r O 00 O M O CO (D 00 CO 00 O 00 00 O coW M 00 O O O 00 00 a0 00 00 00 CD N M M ZII C 0 CO C70 00 00 00 CO 00 (70 00 C70 c0 c0 CO O O O O O O O CA (A O O Cn O CA CA CA 0 0 0 CA 0 0 CA O CA 0 0 CA (A 0 0 0 0 0 0 CA CA 0 0 0 CT O O W O O CD O O N ti N �aaaaaaaaQaaaaaaaaaa�aaaaaaaaaaaaaQaaa�aaaQaa S 3: �: 3: 3: � 3: 3: 3: 3: 3: 3: �: 3: 3: 3: 3: 3: 3E p 3: �: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3: 3 2 3: 3: 3: 3: 3 azzzzzzzzWzzzzzzzzzzzzzzzzzzzzzzzzzzzzazzzzzWa :::I O O O O O O O O FJ- 0 0 0 0 0 0 0 0 0 0 Q O O O O O O O O O O O O O O O O O� O O O O O J� O F- F- F- !- F- F- F- F- ~ F- F- F- F- F- F- F- F- F- F- J F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- U' F- F- F- F- F- r F- Q Z Z Z Z z Z Z z Q Z z Z Z Z Z z z Z Z Y Z Z Z Z Z Z Z z z z Z Z Z Z Z Z Z Q Z Z Z Z Z Q Z U)W W W W W W W W W W W W W W W W W W W!?� W W W W W W W W W W W W W W W W W w W W W W W W W T O_ w O_ O_ O_ O_ O_ 0_ w w w w w O_ O_ w w O_ O_ Y w O_ O_ w w 0_ w w of O_ 0_ of O_ O_ of O_ CC Ln CC w of w a� w Y W W p W W W Q W W Z z W W W W W W W OW wWzZ > z UZa Z z zQWW z WZ z O0 2 Z Q Q J F- z a J Z F_ p O_ J z > Z> z W Q W W W w 0_ QLLJ0 U F-�zF-W F-aF-0Uz Z n F-> W J> >U) W > W O > JJZZ W cn(npinZcn�(n� Q F-0-1U) Uj �p>a- ZQ W W d>Q 2 �QNn 0.0W- <M: ]UHF-2z2ZJYSU)�2z2020ZZQ2p 0 0 a2NSa0a W QOZC F F-0OS_rnNZNU(~DJ_N�0�vF-W F- OF-LLJ - <mzF-�Q2rn_-_OOQQY J X W W LL LL W X- W W W 0 W W Q W W W W W W p W LL W S a L Q W W LL� N W ((1 W -i W tiMOZZWLLjLLIW ZZ=ZzZYZ2 ZZZmN ZWZ Z(nSYUZW Z YNZ00Z0YliLO Cl)to CO O r OD 0)— U) U) U7 r r U7 0) 00 Lc)r co � t` CV Lo O O O M 00 t` (n CD _O O N CD M) CO O O O M O O N N O N O N O 'Itr CO N CO r U) N N— M_ O N_ O� CDr CD 0 Cl CO CO U) 1l- O t` N r O N 0 CO O M N N 0 r O M N O r M� W f� M 0 (DM CD M� r r r O_ N N W W W CD r N N O N M N N N r (O r N N t- N r M 00 N— r r r M O N O 00 to N N N O W (0 M 0) N 4- 0 ti W } Q a Q 2 W Q W J Q Q J W W z z O_ Z W W .�O W p LLJ + LzLIM J z Q Q O 0 z W ++ Z W X D:X ��0 U OHO W Y WS�Q Z �Q Q mp OLL�Q LL OF-=f- M QJ eiS JQ2�0� J F-� _j Z� + JZF- InQ~W QU ��Q Z���pF- +[A + W� Z +az WF- � ZQ >-W o: Om :2 W Q o:�W mW Oo: U 2 W J W Z W W== p Z¢ U OU — O w r O z2 U S z 0— a M a U Z Jt- J atS � O Q Q U Z Z W Q�> (—�F-Wcom—Y —>--0- W + qZ W Ot-Q JLL W JW �QaQS Yw-jW W O S tr_—O� UW IF-QLtJz OQ�S QZ W W W Q�¢~Q¢FW-00 a W �QCOU�Z W ZC) QOO Q���D:�2U' N0o�1�o C9�� W aQ�QLL- Ue 7-3 zQZU���D:� O ww:' ;<W W JAW JJO<O7 WOW W W W► sQO�Dm,WmmWW �wWOtZtlOOOOOQr ��znsZssUU a�wLU-jMzzZZOOOOWWWWWD-j�w�ww-(Wu>-1-1-j�-j-1-low rnn00000000000000000DD»>->-aaaa W W W W W W W W W GJ U (O NW M CO (0 O O W (O CO (O COW COW COW COW WWCOW W CCU') CDO O f- O O O O O O O O&WAO 00 00 00 00 00 00 00 00 00 00 00 00 00 OO CO OO OO OO OO OO OO OO OO CO CO 00 00 00 M M M O O O W O O O O O O O O O O O O O O O Q) O O O O O O O O O O O O O O Q) O O O O O O O O O O O O O O O O O O O O O O 000000 z¢z¢¢zzzz wwwwwwwww afwwwwwwww QaaQQaQaQa zzzzzzzzzz 0000000000 F- F- F- F- F- F- F- F- F- F- zzzzzzzzzz wwwwwwwwww Q W Q Q Q Q Q Q Q Q wzzzzzzzz V 0 0 0 0 0 0 0 0 3zzzzzzzz wwwwwwwww zwwwwwwww Q } aaQaQQaQQ¢WaQaQQaa ZZZZZZQzzzwwzzzzzz O O O O O O W O O O V l 0 0 0 0 0 0 zzzzzzozZz3¢zzzzzz w w w w w w w w w w w w w w w w w w W W W W W X LL W W W z w W of IXO� WO� w z LU w ww w Z w Z W z (n D W z z w cwn j w W > C Z w w Z U Z W Z z a W w Q a z a z w o ¢ w z > Z w Z> Z cn w Z>Z F- Do(- >W F-W >F-0 Qw Q Wa0J W rn W 2> 0 S� Z O z J m Z 0= a Z: Z a z a M p a Q J z a Q o> H U v a Z w� O H�� < H w a �:~! M P< wwP a¢ N Z H X Mo'0)W04W2LLLL lyZ�U)><z aoY��'0���0OQZQ'OM X Q W Z o W LL Q w} Q of W Z OZW W W¢ W- Q W m w w Q w � CO O N Z w N M Np CO N CO U-Cl) Z J Z CO co Y O) Cl) CO CO 00 00 w V V V' O N O O N O O N O f.- N M N O M M- N f- 0 0 0 - f- O N O _O O N N- O N - O N N N Z d Z Q CD 2 cn Y 0 0> F- Z S S O Z Z z = S a X S O = F_ Z Z Z .6 �aZC7z� �OF-F— fLL pz(D(Dz p--QZQ QWO�=w �w z z O— p S S S Y J O � 2 w Z z Z z Z z F-I a J F- tA } woo > > > > > > W W W WC7C9C9C9C9C9000 Z Z Z Z Z Z Z Z Z z Z Z Z m U w O -i (n 0 w O J Z Q U d p Q F- Z 2 Q Z U U U O S Z S Y W� Z Q a U2 -t Z-i Z Y Q U ? Z O Y Q�>of >-cr- �OZ�cnO�m QUZx- W z F- Z Z z Z Z Z z Z w w w� p W W w W W W w w O J W r}r}}}}}w0J Z p p p D p p p p m U U W a 000000000 Z Z Z z Z Z z z Z z z z z CO O O N ti N W ww Z z F-U)0� J J¢UQ W SMLnco o=a00 F- coF- N O W W U) U) qT w X w J Q Q z ZI- Lo- z O Z p p N f- O N O O M O M qt O N O W- O N O- O U')M O 00 CO O It ti O Cl) N Cl) N- N d N N O N 4- 0 CO C7 W WZ w w 0 S QQ z LLI U N Z W J w Ix O + C U Z }a w LLJ ? U)Z Q'ILi W wS�w2 U Q Y �Q aQLLpZ(n¢�U z Q ¢�cnw <MWiJ� +mow- O U M Of Q ,000=�CgEzWZLuoM ��ZZ 11 W m U Q¢ Z Y p lli J p¢� W Y 2� Y� zw>MW QZ���z zz0cr0)zz WF- oz- m -ooYo' }wW>pWZ W W JJZO�2�>>- W W �QtYp-'Q>p_�N zzOOOOOOo zzZZzZZZ o o o o o o o o o o o WA (D (D CD (D (D (D CD O O O O O CD In O O O O O CD lf> O O O O O (D « N (D (D (D O co U*) O (D co 0 co Cl) O 0 0 U') 0 U) 0 0 0 0 O U') 0 0 O 0 U M (f) O Of- O o tf) to O O UO O O O O O O O O O O t,- O O O O O O O O O O O O O O O O O Cl) CD C N O O CD 'IT 0 0 0 0(D 0 0 0 0 CO CO CO CO M CO 00 O N M 00 C70 M 00 00 O O 00 O 00 M 00 CO M M 00 00 M M M O CD 00 M ti M 00 O c0 O O M M M 4) 4) D) O O� O O O O O O O O O Q1 0 CA CA O CA 0 0 0 (A D) CA Cn CA 0 0 0 CA Cn 0 0 0 0 0 0 0 0 0 0 (A CA a 0 a z a a a a a a a J a Q Q a a a Q a W a a a a a i>. 3: 3: :� 3: 3: 3: D a 3: 3: 3: 3: 3: 3: 3: 3: F-, �: �: �: 3: 3: zzzzzzzwozzzzzzzzmzzzzz 0000000?000oooowooooo�o ZZZZZZZWWZZZZZZZZ3:ZzZzZ W w W W W W w W= w W W W W W w W W w W w W W a Of a�aaaQaaaoaaa°aaaaaaa<a 3:0_:�:3: 3: 33� 3� 3:03: Z 2 W Z Z w Z Z Z 0 Z Z Z O Z Z Z Z Z Z Z z Z oW-'OOWOOo-3:000m000000000 F- w�I- F- zF- F- F- zF-F-F-W F-F-F-F-F-F-F-2F- Z J Q z z 2 z Z z Q Z Z Z w z z Z Z z Z Z O z W W w W W O W W W�- W W W o W W W W W W W W W 00 N N w w w Z w W w w wz w w zzcn> z z LLI z LU LU z w d Q o Z W W W U) d> a a W> > Z Z Q W W Z Z W Z Q Y Z Z Q J Q Z w W >F-QONJ�> W J W>O W OF-F- W n 0 W W E 0 » acn�F- >inQ>d>aF-Z W F-U)� Z OF-O W>ZF- W F-UO F- ZZZZF-ZZ>ZSOZZZZZ�UZ22(ya��QcnQ�Q�fnQfA2Q (� N azmZ O az F-F-O(nCnFr 2 ZUS SP�Do2 OONY W 2�F-0�0° °Y�w<xNr-NZw zr-Lu LLI �D)�wNLIJ r� O Y (D 00 N O ('N'M Cl) W 0) Y N M O M o co m O� J N (D - _� Z M O N U) ti CO co I� LO .- O �- O Cl) I- ti Cl) O O O IT Cl) Cl) U') �— V M 0 0 00 — 0 0 I� N O—— Lo N O— I-- O M N— W (n N �- (D N CO M O U) O W (D * O O U) O 0 O I- N M M N f- q �- O M M W N I- M N N M— M (M O— ti W N W W— N N n. (n M N N— M M N M N N e- M N U J J qN LL Y Q 2 U Z 2 W -� Q J9 ° m 2 U Q 2 U C7 of U U) w Y H Z Z a z C� 2 O � Q 2 W OOU OQ (r06 CL =Q Z J06 Q zUU' Ow +�Q Za w°�cnWO>P>>Q Jdw� WU) —W of m 0 C9 w O w U J j g O w U Y U? W-i� S m J� O N 0 � W U` 2 S Z Z J 2 O W Q Y Z> 0 0 0 0- W J W W Qof0zaF-Q>�=OW U�()C9 JU>u nzwnmwwozoz�Qz Z U` p O W� U Z U J� w J Q Y ~ W O° Y U w 0 (n J W N W azOQz0afUV�� W(n0<7: LLI m(nZ QmOY -J<OKWZ JW-W°ZYY�UUwwWDJJ000w�WQQQz �W(n(n(n r¢¢QQQQQQQQQ QQaQ¢¢�wwwwwwww 0000000aaaaa�aa�a�a���a�a���a��aa CO O O N N Cl) 0 > m a z O O W Q Z U g 2 w =aQ¢ (ana F-=�:F-22 wm o00(n W 00) )CO Q W w Q w M J W z Z J z Z w Z M — (D U7 O ti (D O O N O m 0 o 0 M O M (D O O wI-T N N M CM —� N N O W Q J U z OU a Z W ZW + Q a F- W J a 0+ O j0Xm W < F-�W 2 <F- + �NQ(7Z O W a} m W 2 O O� ZWZJW W WZOon-)Y zzzzz Y o J Q a 0 Z w 0 0 0 0 0 } M W lL Z O fn (n (n fn (n fn SNZ}}awl'0Zwof0Yx UwWIXXM nWWWWWW W 0� W 0� W Q� W F- F- F- F- F- F- wwwwwwwwwwwww X U) co _I (II O co 'O C m m 2 N U 0 Z N Y N i O (O (O (O W (D (O (O — (O M O O D W O W O O OJ O O w O w O N (O O (D O O 00 CO O lO O O O (O O lA LO to 0 0 LO 0 0 0 N (A to 0 m `(O 0 00 0 0 0 0 0 0 0 0 to LO LO U-) LO LO O LO M LO O Lo U') to LO LO 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O CD O O O --' O O O O O O O O O O O O O O 00 Co 00 00 CO 00 O 00 co O CO 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 (f) 00 O 00 00 00 00 00 00 00 co 00 O 00 00 O O O O) O O OA O O O O 0) 0) O O O O O O O O 0) O O O O O O O O w m m m m O O O O O O O O O O O a a a a a a a a Q a a Q a a a a a3: Q a a a a a a a a a a Q3: a a N -Z; 2 p Q w Z Z Z Z Z Z Z Z w Z Z Z Z Z a Z Z Z Z Z Z Z Z Z Z Z Z z Z Z X Q Z) 00000000 J O O O O O p 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Z� w F- F- F- F- F- F- F- F- F- F- F- F- F- o F- F- F- F- w F- J zzzzzzzzQZZZZZQzzzzzzzzzzzzozzo W W W W W W W W W W W W W W w W W W W W W W W W W W W W W W m W W (r-of WcfXW W W w W W WQ�wTfYlywofwwwwwwwoffYwfYdYm W W Z z a Q w Z Z o 0 m z < ZF-3:2aZz0> �-z0000Y00 a } W Of 2 aZwJZMO(D 2(OO)00—wpM- fl- .-- (O O M 'IT 0 — O U Z_ U) w H w 0- 0 rl Q J w m Z` W W Z Z Z J w w aZZ H aa>>F- F- (n cn U)zz >Qz2 S�SQQw2oF- rnc7rnYYpO�o J w w W O Q a W Z(nZYYUF-0Z W e- O "t 00 O (A q M O LO (n (D —0 O M M M O Cl cl) O W N N N N—— LO— N N W Z z W w > J Q� m p 0 o Z z zo W X M J r- J Z Z Z 22� Z!2� 0 'T Cl)— O Y co Y It O N —— O O O O O LO I�t N O— W N N — W N O N CO — a Q w a aaaaaaaaa 3: �: 3:w�:Q3�w3: 3: 3: 3� 3: zzz::)Z>Z:::Izzzzz O O O w O w O W 0 0 0 0 0 J F- J F- JF- z z z J z a_ z J z z z z z w w w w w a W w W W W w w W Z W N w w w w LU Z Z Z z 00 > J c Z W Z W z w w *tzZZ 0LU WQ J a>F- Jaaa n U)a > Q o o M Q> a w oo 2 w F- Z m p p O w 0 a2??o2a20�~S�a��zop� _O tY 0) ZZw W YwNOz w z 2 2 X o o Z m- z Z m Y Z W} Q Ca W O I- O m- 0 ti O I-- - 0 M M r- O O J (O O M N 0 O— O M O M N O O I- ti LO tt 00000 O N — — N d N — N — —— N N N— W 00 F- C� d 0 a U z O F- a Y fn U O U J W Z Z Q Z W 0 p J 0 U) (� a o Z p J wo � + = a� w g o Z� ow �� J Z z U z LLJ J 0 O W W Q U Y � a C9 tl 0 p U Z OJ Q z Q W a+ Q 0 a a a+ Q 0 Q Y m LWi o Z� pOo LL w a2m p �(nJcn Jzz =Z w a w J 2 p z— �oty�o_p�� U) CO + Q + �Y W F ¢w060 Ww ly 4- u:<< UwQO wz Ww0W F-W age mWm o�w NU + g Qw==maw aQOpp�JUJa-0 + >QZFOzaa2U0�0-Z 0mp Tim J �J�Q + �W W F- W wo + + Zp (' W' JDfY Of -w F- J W W p pQWLL a0N Hwm W YJ In J zwzu =QQzc9W¢w�zaQJ0aQXwz02z°°z p-�cDowo ofQ(iz zppz OQ� W 2Q�a�ZdU2Jp�� JcnNpfjS��Lu < o-'-�QNN�0CUnO�OSQWQQ� OJ020WW ZEOCW.�Zwz WwJwww wo Ja�QO��WUl wppt7YUJ www r>-CLU) WC�f N W�mwwp_Sa'2oaw< tW-F=EQQQw�vYp����3.�n� ww��xozom��cn»>-¢¢mwwwoo W W WLi=2S=QUww.�OOOOOOOO��0�0�a�X»>-999999§wwwwwwww fZfZfZfZflaaflfZaafzafzadfZfLdaafzdddddaaC�of OfOfOfOfwxww (O O O N ti N O N 4- 0 O N I CO N (D CO W (O 0 0 o (0 (O O 0 (` 0 0 (O 0 (0 w 0 w 0 w (O CO (O w 0 (C CO ti 0 0 M w o (oO 0 w 0 w (O to � to 0 0 0 0 0 0 M 0 LO M C, X) 0U') to LO LO LO fl- to LO LO LO LO U) (n � N LO U) CO C) LO LO LO U) U') U) to LO C) C) O C)CD0 OYL` O O O O O O o —00t) O O C) C) C) OC) CD CDC) C)— O O O O O O O O o 0 o O O O O OO OO OO OO CO OO OO OO OO OO OO N 00 O OO OO CO OO OO OO OD OO OO CO CO CO CO OO CO 00 O O O O O O O O O O O O O O QQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQ3:QQ�:3:QQQQQQQQ Z Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z J Z Z Z Z Z Z Z Z Z Z< Z Z Z; Z Z Z Z Z Z Z Z O O O O O O O O O O O O W O O O O O O O O O O O O O O O O O O O O Q O O O O O O O O F- F- F- F- F- F- F- F- F- F- F- F- HpHHHHHHHF -�rF- F'HHHHHHHHOF- HJwHHH HF-F-F-H Z Z Z Z Z Z Z Z Z Z Z Z Z m Z Z Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z Z Q Z Z Y J Z Z Z Z Z Z Z Z W W W W W W W W W W W W W p W W W W W W W W W W W W W W W W W W W (n W W� W W w W W W W W W p W W W W Z W Z Z w w Z w> W W Z Z W U) Q Q Q W W Q CO W Z ZZ QF QF-Z v (nQma0wwQ�Q=O(nw HHwH�p>Z(nZF �2Z rl-00LLrnw�QO(40-NLU ui W LU LLW Z w 2 W Lt N Z � Z Lu W Q Q p Z 0 Z W Z N W W O V- O 000 co U) U) C0V r` - 00 0 r` (O CO r r` LO CO N 00 O M LO CO � N N N N(0 tY 0) N 00 N CD N CD O O N r- N rn o O O m m it it W W w W Z Z Z W Z W Z W Z W W W W W W Z W w W Z F- > > Z w Z Z Z w> W Q Z Z W U Q� Q W In �_ Z w � J m Q> JCf) ZU> Q0OQF-JOQu)(n>UU W Q W W w p0() rn= (n=mOZ(h0 wQ22irpHH2QH QOHOZ20ZZ �F-rQF- 0oo Zwo -F wZrn00E-aocDp�o�0 O �w grnm� ti�Z�Z^rnLLO�r �Zc�0ONZ�Wgr��Ofg X w W Q W LL Q X Q W w W W w 2 W W N w W X ti 0 W p W Q 2 0 OZZUZ Wp000J�WZZ.)OZZ W ZO.-MZowZpQ W LO m 0 O"t O p m m 0 O LL O m CDw M t't LL CDm .- (O M O O N O =_ N O O O W CDO O W O W : O C) 'IT M fV �0 O 't 0 �- O —'t O M C)O CO � O In O O 0� d N N— N 00 — 00 (0 N (0 M N N O N N O) N d N M CO e- N 4- O N w Z w W W J v 2 Z Y C)Z C) + Q g � w J U S W p U)Z J W W W Z p W= w Y Q 0= i J J� JDq�� Z C� U p+ Q J Q�—�zF- F-J W Q� J> V Y OQ 0LLw�� �(Appp_� w� ZLL�zY�- Qw <l :QQ W i 2[Y WQZ�Q -W F- w JQQ UUp(/jQ(�OZppU W W W 2222 W ('JQ' } W J 2 (n 06 O (n W W w Q J M JO J Z Q N W W tea, Z W 0 o W W J 2 m Z F- W Z J Q Z a w U + HQW_-,WTWOOO O W W w Q J= Q 2 Q+ > Q J z Q Z Z LL Z W p W a r Q J W O p .600 Z N p= ¢ U w w W O0QQ0 W°�z �(� j O� O o n w J J o o 0 0>< 2~ m w z O 0 00 Lu 2�Of W ww�¢�Ww�C7(n(~n������ jUt7 Q m m m p p p w c7 0 0 0 (l1 wlJ (w D x >- M LLL — L-J w w w OOOOOOOOOOOOOOOOOODDDDDDD R►J w co w O w w O O (D (ic! O 0 CD O w O w O (DO r- w w O O o = (O (0 (DCD CD CD (D (D (0 (O (D (.D (D co U) (n In C<D Ln Ln 0) LO (n Ln Ln -, LO (n (r) Ln (n � In (n In (n N � (n (n (n In W) (n (n U')(n to (n (n to CfD In O O O o 0 o LO 0 0 0 0 o 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 000000000�0000 00a00000000000000 00000a000000000 O O O O O rn O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rn O rn 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 •- N ti N Q U Y W ¢ ¢a¢¢¢¢Qaw¢¢¢¢¢¢¢¢¢¢¢¢¢a¢¢3:¢¢¢¢a¢¢a¢¢¢a¢¢a¢a¢¢¢ Z Z Z J Z Z w Z F- Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Q Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 000�oo-20D0000000000000000�00000000000000000000 Z F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- O F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- Z Z Z Q Z Z Q Z J Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z¢ Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z W W W w W w W W¢ W w W W w w w W w W W w w w W w w w w w W w w W W W W W W w w W w w W w W 0 o p 0 04 O U J J w N it co co W Z w W W w w w Z Z Z w F- w w Z Z Z w Z Z p p W U)Z Z w W W W W Z w w F- F- Z ¢ ZwF-w>w >> Q ¢� W <w > Qz¢z zzw F-0 ZF-wZQmw(/)J F-F-MZWZOF-F-Wwomw 0-¢O¢(nZJ(n0>0> U)(n(n¢ (n f >zQOZZQpaw(n(n=OoF-OW MM W OM(D=Z WOS0 a-W= pZ�Qcli 1: J = cD¢— ¢ �S0)S2H U�SSF-F- (DF-NF- F- SF-� (n cDF-��¢ 00 tiLLMF- QYYQNwNktiNwZXZrn(DD- NLLw- NNJLLZ-wM-ZpLL¢CNN wWZ co LL W Z LL W Y LL LL Z LL Y Y W W X¢ (v Q Z W W X W W W W p o} W W W W W W X W W O W W W W} w¢ X X w Q Q Q z -) p M 2 (n O— z z p z z z W W z J z z z z z p Z 2 Z W Z Z J Q-5 U p p z J J w O r- m- c) N O Y P� N M N W � W- W� N q* O_ N O M M Y 0 v- I- n O f- O O N CD CO Cn CD O LL O qt� O N W N- - N M W to O O N : N O O : t M O N O M -- O O O p N O O N O N p M- O N N M f- (D W O E (f) - M O"TO (V O CD - M lqp N M CI) N V) N (D O V) M ♦t O U) N �- d O �-- O M O- �- N N d N N CI) OD CV O- N CV M N N N d M CD N N cD N N M N d d N M M O O N I .- O N N F- M 0 w d W U) Z W S w w W 0 U 0 U) U x Z 6 Q J 2 O Z Zof cc N ¢ [0 Z F- H Y < =3 w co w w Q ¢ z W U + cA W CO W a 2 z J W� W J w W C7 w�5 W S� ¢ S�(nZ i F- Q L w ¢ o �y<Z) >� a Qw_U) o off¢ 0 S S W w Z cn ¢ Q O ad Q Z + Z Z Z , <coz O OF-��w0 J z aY (D�}ozo'+ Q.<-j(n jU� 0 �¢z u O W �ED LL � ¢ J+ JZ�w W ¢� ZF- a us¢�d QOW�Q W �?O� =�ZOy �Y(=S� J� W a2O W��Q��Y -1MQW Z >JwU� S zfr 0w a Q U Op U}z LL £] tY N w = Z a a p W a 0 0 o S W Y¢— m U — X D m Q' U w¢ p—> •1 Y�� jQ Ste- Z2¢F-WwofJ J wzmm �ONN W-W wa:>S ��°�aQ¢�zQ�"aQ�O�=zzo>Z°°a�wzow�o>wNNWccx-ifnIm cnF-F-� LnOZ WOOUF-W ��MQ�0 COOZO W S W OZ0-wJ2O�Z)SZ)Z)�jimrrr : Wwwz v }} Q Q¢¢¢ Q Q �¢ ¢ Q Q¢¢¢¢ Q Q¢¢¢¢ Q U U U U U U U U U U U U 0 0 0 �¢ in FU FU o O CO lf) O CO CO lti N (D CO l!) O O CC Ln O CO w w w w M M� w w 0 0 O 6 O CO O CO O O O CO ti U) O O O CD 0 LO 0 to LO 0 fl- 0 0 0 0 LO Ln U 0 LO 0 0 to LO 0 f- LO O O LO 0 0 0 C( in � to In M U7 to 0 0 0 0 In U) 0 o o 0 0 o o o o o o o o o N++0 0 0 0 0 0 o oO O o 0 0 0 O cao o O O O O O o o O O O O o 0o00comcocococococoo�co oom0000aoc00000oa000aocoa0000o O000aoaoa0000000coaoc0000oco rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn Q � aaa aaaaaa=aaaaaQQaaQaaaaaQ3:3:�:Qaa 3: -D: 3:3� 3:3:Ln3: �: �:3 �3:: oww-:� 3:3: z z z z z z 2 z z z z z z z z z z z z z z z w z== z z z O O O O O O Q O 0 0 0 0 0 0 0 0 0 0 0 0 0 0- O w w 0 0 0 HHHHHh-'2HHF-F-F- HHF- F- F- F-F-F- 2 J JF- HH z z z z z z m Z Z Z Z z Z Z Z Z z Z Z z z Z Q❑ J J Z Z Z w w w w w W Q W w W W W W W W w W W W W W W W w W W W W W ❑ LO U m aaaaaaaQQ zzzzzzzzz 000000000 F- F- F- F- F- F- F- F- F- Z z Z Z Z Z z Z z w w W w W w w W W aQaaaQQa zzzzzzzz 00000000 F- Z Z Z Z Z Z z z W w w W W w w w W W Dfw w w w w W J 0- W o Z W w -J W z �' w W W W Z Z Z W W LL Z W % Z Z Z W Z Q W Z W � Z Z� o} Q J W U LU W W Z (� W J_jc)OW Q W QF-aZF-»a0a~Z Z Q W 0 Q(W z QQJ F-W F- a- W OZJ(n F->p(l)0 W (n<<C-) O ZJ»OJJ�(/)J W d oo JJ F-o OF-ovWZQF- OF- F- ZJM�YNOOZ W'>NZ� W 2F-ZF-F-oOF-WMM �aJF- 00 Z CA � W Q Z Y 0 2 w f` Q Y N Z W —�� 0 W J W � � J CO w� Z w m N� w a � *k N Y `4 cO rn W ofW W W w o}� W o W W J LtW Z a W a a z Z J w w W a W w o W W W W o � 2 W X W�� w W ZWZaZZOWJ ZW zzmYz)-dZ00(nOw�Qzwz_oJZzzw_aZOzYYZZ Cl) LL o� CA Cl) U LO Y W M O M — —— J U) O CO N _O m r= O— Cl) -- O CO 00 CA ti N U w m w N 0- U) O N O O 0 M ti Cl) N O O Cl) 0 0 0 0 M —— Cl) — f- U7 O—— O N o 0— 0 o M tt O O N— 0 0 N M N N M N— O O ti CA O U) �� N 00 'q N N N M CO CC) f- CO 00 � CO N V N N CO O It O M O O� O LO V' CV CM N 00 CO CV N LO — O N— N Cl) -- N 0) N CV -- N N •- W N O N —— W N N N —— M N d N— N N N Z Q J J Q 2 > > 2 a F- W ~ co O Ur w _W W z fr a C� O wp w w �Q mU) �W (i gQ ow Q a a Y Z U J Q Z(n< ZOO w�JUJ z �LQ F- OQ W -n2 W + W �cW -i Sw(nw U) w W + mz ZO o F- U Z + (n ❑Z o+ + + L.J � W = W Z _ + r� ❑ ZZOM OwF-Z U)OJM U�w ¢(n(f) + Q www UV LL N Q J Z J w Z Y �W(A-,QQwwU�}�ujw (n (oQaa� --) —odd-ZZ O p w p O z J J W w w Y Q w a W a o LL r= z 2 y W Z W O U Z Y _Z W Z>1C) f— Z Z JQOZ�SW�w W ro0� WO +C��F-= JOaSJ�O w(nQF-v}W O ��oY W � N N N + W— z wn W Z_ a J (ri p --�aWd0d'm❑QOW� a J z U LLz3:zcr QZ� 0 Q U W pY--) Wm -�(nYZ W 00-CL � W 51m W ZF-C�SU)SQ�U>>�Z d-a— �w❑Za�wQ0 W SQ❑W QW OwWQ W VOOUW BOO wLL��— tn �QOQW� �rW W WZ_JWti }F-JC7W W�Z Q'Uo WU' ��-�YYdn-Of0 wQF- O OmQ}m=_ mwJa�� J > W Z W m Q Z Y g a. Q U o U �_ �_ _� �_ �_ �_ �_ �_ �_ �_ �_ �_ IS— o Q w O w w J J J T-� Q Q w— 0 0 O O Q= Y J W W W W W W W 2 2 2 2 2 2 U W W J m m Z Z Z Fx Y Y Z Z O O O O O (fl 0 0 N N N O M N N X N O c6 J co N ccu U) 0) cB .0 2 N U O Z N ,C 1 In O 0 CO O W 0 (O O 0 W N V &W N 0 0 0 W 0 W 0 W 0 Cn CD (0 0 CD u' (n Cl) 04(0�T (0 O CD CD CD (D CD CO Cn to 0 0 0 (n M 0 0 0 0 0 0 0 � Cn 0� 0� O 0 0 0 Cn Cn In � 0 (n 00 0 (n 1t Cn Ln Cn 0 0 (n (n Cn 0 0 0— 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O N o') O 0 0 0 0 0 0 0 0 0 co 00 00 co 00 00 00 00 00 00 00 co M 00 00 00 00 CD 0 00 0 IO 00 0 CO M (b 00 W N M w w w 0 w w w w w w M (D . O O N ti N ¢a U � � ¢¢Q¢aaa¢a¢¢a¢a a a a aa�aa¢¢¢¢¢aa¢a>Wa¢aaaa¢¢¢a¢ z Z w Z Z Z z Z z z Z Z 2 Z z¢ Z Z Z Z Z O Z Z Z Z Z Z Z Z Z Z Z z Z w Z Z Z Z Z Z Z Z Z O O J O O O o 0 0 0 0 w W 0 0 0 0 0 0 0> o 0 0 0 0 0 0 0 0 0 0 w¢ O '' O O O O O O O O O F-F-�F-F-F-F-HI-F-HS JHHHF F"F-'F-F- Jf-HHHHHHHHHHHHH�F-F-I-F-F-HHHH Z Z Q Z Z Z Z Z Z Z Z m J Z Z Z Z Z z z z J Z Z Z Z Z Z Z Z Z Z Z Z W Z Q Z z z Z Z z z z Z W W W W W W W W W W W D W W W W W W W W W W W W W W W W W W W W W- O W W W W W W W W W W W ll� w W X Ct W Of Of W0� a m13� S Y W X W W of m of W of W W W W W w E w�: m w m w w w w of w w w w 0 Cl) O W W W �# W o z w W W w W z (n Z W W Q w m Z W z w > w w w z W Q w > > >a zzJ(nz >LU L'ZaZ zJ Z z0 Q ¢ (na(nQ�a ZZ a a JaZ(�>Lli Oa}w(~n¢>wm W U) F-ZUJoJ a. (/�JZ Q(nZzOza F-JmUU OS�Sa(nOcl<o JQ> W Q>0> >F-(n 0- F-- 0(L0 m0¢0 W ma zF-WF-SZ�ZuIza�QF2..O2QZ¢F--Q-SUZo2ZF-H-CO 00 �OgzYwZ0 LU mX00 �-o-((DDDOwNZofz2F-: Zzw<MZNwwtiw�(~Do'-C4go~oLL-_j LL W �O~oC~nN�� � W W W W J¢ ^ T W O °r° o O W Z m W 0 a W0� Z W X 0 W W X 0 0 W IL J m W W W W Q Q ZoZZO W Zm= W M�ZmOa W>-Z--Zzoz¢0z0 W zwoowwwUQzzzzoo Y— Cl) O— w� t` O M w 00 O In It O U O J— CA N — 00 — 2 U) Cn m 0 N� mI- w O� f- O I-- 0 O M CD co I- 0 0 0 0 I- O M 00 In M O I- � �- (0 �- �T O O I- (0 — O O Cl) M In N f- In c- — .- O M (D O 0 00 0 00 tl- (0 O f� T (0 Cl) 0 0) 0 I- O CO N ti N It O I-N 0 In 0 M N— 0 O O N M O 0 LO 0 CD N N N f� (D N •- - (0 N N 00 N N 00 N CO 0 N a— N O a--- 00 — N N M N-- 0 N 4- 0 ICT F- In X W uj Z_ J � W m 0 J U) cc U) �o N w m 2 Q U U)U a U Z F- ¢ (n O Z) 0 z w = W}_ � COZ W m a F- Z w C7w'Y JC+ Z ¢wC7UU 20 0 ¢ W r w C°Of0 wQOQ2 ¢2 w> a 0 ¢ O = }QOQ<J = -� W LLw W Z=m Qm W Z� CC +3 J i�az¢(w0 t 2wz F=-azv�wF-F-oN��� �wU�<J� � m � :L) F-QDD p2Z iwz0 ¢J JYnQ WD2wZZnYY Q0}z +�- +z}} 0 OMZO _UQD SJzO2-1¢ S ow mJ(n zz 2zwwoww W �Z=WW oz z z t� z Q-) z Q w m w Q w w m z O� a O o o z z Q a w z z z> }, a 0 a¢ Y OOoQfU-joQZ�Owa0o 2x�Y�00wwozoomOF-F-F-0 UJf--aa00ZOf of OC7 CD w� z UZ)>'F- OZZZ(�tnafT-o-)SYa)-�aZZww m m m m m¢ O (n 0 W} 0 0- W O W- W W O Z z w-- z Z n Q a W W U W zzZ zZYYQwow< -i �F-2JUJJY�QSJJW W ¢a¢(nUW��a}»F-F W www000za awaYwzwzo�- WU=ZZMF-<U-M W W>>���wazOoLLYJJaa F- F- Q Q Q Q Q W W W D D U m Q Q Q Q Q Q W W W W W W W W W W J-E o 0 2 LL J J J 2 2 O O O O O O a a a a a a a a a a F- F- F- F- F- F- F- F- F- H H F- H H F- F- F- F- F- F- F- F- H F- D w M 0 CD CO CD O CO 1- 0 0 0 (D T CO CO O CO O O O w (D O O v O r-(O (C <O cD a0 O O cD O O 00 N O to O LO Ln U) to LD to t- LO In LO LO to to 0 0 (n O N LO 0 0 O 0 0 LO 0 0 0 0 Ln LO 0 0 to 't M O O O O O O O O O O N O 0 0 0 0 0 0 0 0 0- 0 0 0 0 0 0 0 0 0 0 CD0 0 CDC) 0 0 0 _0 O 00 00 O 00 00 00 00 00 (iD O 00 00 00 O 00 00 00 00 O tb t!7 00 M 00 CO 00 00 O 00 CO 00 O 00 O 00 M 00 00 OD O 00 L� 00 � Q Q aQ. Q�QQQQQQOQQQQQQQQwQQQQ�QQQ�QQQQQQQQQQQQQQQz<af �w������m��������F-3: 3: 3� 3:w3: 3: 3;w3: �: 3: 3: 3: 3: 3: 3: 3: �: 3: �: 3: 3: �:03:5w z:) Z Z z z z z w z z z z z z z z w z z z z w z z z�::) Z Z Z Z Z Z Z Z z Z Z Z Z Z Z~ Z 00 = O J O O O O O O= O O O O O O O O> O O O O o O O O J O O o 0 0 0 0 0 0 0 0 0 0 0 0 Z O u) J Z J z z z z z z Y Z Z F-- F-- Z Z Z Z> z z z z Z z z Z J Z z z z z z z z z z z z z Z z> z W J W W W w W W w w Q W W W w W W W W w W W W W Q W w w w W W W W W w W W W W W W W W W O W Q W O LO O °r z Z W W W w ZM z W W W w J z W J W W w z Z W w Z w W Z(.) (n W w > W Z> z w w w wW �_ ZD W zZ W ZQ> Q�Z Q�Z >(~!)Q ZCjQ W > W JF- 0E- W> U O W Q(qF- JOzQF- Z O J Q JF- W (n Q;m(nJ W W-J >J W �> cnd� YU 0WF- Zm0E- 2oF-W UZ W 02Z W w W F=-=Q H=u, CL IL W F-0QztaZmHF--Cl � W QZa�o W W zM 02~paOZ LOW Lo> O J m (D F- O N F- v Z W g C) W w Z M M O W LL N W= W' - W cn Z F- 0-� F- M N w (D Q Wwz-wz-LoMaOQmNz W zOW--W W Q�MLLO~pWNLLZ W MZ W Zao�� W W W WLL(`)= o°,n°wzzwzzoMMDOw=�o�zz=Q¢zp�-iow(iQzwol>-zzoz(m)Q�wptn M Lo N W Lo N m m m m W w ti W N t� M w~ N m 0 f- O m� 0= 6) W O J LO LO - O= O m 00 E N O to M O� M O .-- M t-- N CD CD O N M to M O 0 0 N O CD .-- O� fl- M �- O Lo N N N N U') - (O O O -It- O O M M O �- (O N O O O ,* O m O 0 (O - t*-(D N U) M M M It O (D L- 1--O O U') N W LO - LO N (D .- M N N- O- Lo - CD n. 'T U z_ 0 U W } W J J Q S 0 U Q J } U Z W LL1 J Q z = � F- (D C7 U ZH W F-< Q > + O ZU J + (DZ U It2: w W J W '� J J W+ m Z Z Q W W O W Q} J = Q Q Q Q Q O w J —FUzJJ�]z 0 0+ MmWZ2Wz w�niZZO+— UZ wW-JW W=W WY O mQWwzJLL9:Wm—Q_MmZW} O O< 0 0 1> O O W w W J i m }U }U Y Y D: Q< M M Q O W= �W W W �0wW U` fnZW>> �OJ zOO Z W = W W W ZZOm(�F-F-F-Z(n 00�— W =�_OwQzZ U w w J O w LnZ Z W W W z Z m m J J Q W Z U F- U' Q J Q »»>5������51�>->-NN<<<<<<<< 0 0 W 0 0 m m W 0 0 m 0 0 m 0 0 0 0 F- F- F- F- F- F- F- F- F- Q U -� W CY) Q J (D W w U)Lo = _ > J W (-) 0 C� Q LU 06 m z H m w — w Q U W Q Q w Z Z: = p=0 w Q W Wzp F -OWF-W W Z < w w mm J + LLI mZwQQQW W> =zzmaa Q Y Q w w Y z W m� Q z 2 a U O o o o w z m w O O O O O J> O¢¢ Q a a a w ai LLl W J J J J W U Z- W W- m F->->->->-W cnQE-00000000 W D aHaHHF-Fw-F=-F=-F=-F=--F=-F=-►=--F-�F-F-F- co O O N N V M N O LO N X N cc J cc O co .fl 7 U) CO) "0 C ca s _m 2 U O Z N Y N i cD CD c0 CO O c0 W (D W W 0 co cD CD O O O O O CO CO O CD O O CD O cr . CO CO CD CD CO (O (O O cD CD CD c0 (fl Cfl M Lo Lo U) M U") Lo to Lo Lo Lo Li) M Lo Lo Lo Lo LO to Lo tf) Lo Lo LO Lo I-t Lo U) 1Lin to Lo Lo LLo Lo Lo o Lo O Lo Lo Lo Lo O O O O O O O O O O O O O O O O O O O O O O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0o 00 00 00 co 00 co co 00 co 00 00 00 co 0o 00 co 00 00 00 00 0o co 00 00 00 00 00 cO co 0o 00 00 0o co 00 Lo 00 00 00 00 O O O O O O O O O 0) 0) CF) 0 0 Q) O O O O O O O O O O O O O O O O O O O O O O O O O O Lo O O 6) 0) Q Q z Z QQQQQQQQQQQQQQQQQQQQQQQQQQ�QQQZQQQQQQQQQ-,QQQQ 3: 3:J3: 3: 3: 3: 3: 3: 3: 3: 3:o3: 3: 3: 3: Q z z z z z z z z z z z z z z z z z z z z z Z Z Z z z W z z Z T Z z z Z Z Z z z z Q z z z z �00000000000000000000000000w000 Oo0000o0ow0000 F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F— F- F- F- F- F- F- F- F- U F- F- F- � F- F- F- F- F- F- F- F- f- z F- F- F- F- zzzzzzzzzzzzzzzzzzzzzzzzzzzwzzzQzzzzzzzzzzzzzz w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w S w w w w w w w w w Z w w w W C) N Q it W W w w W N z W W Z w Z W W W Z Z W W W W O > Z z W M Z F- z z Z d z } Z Y W W W J W W Z W Q Z 0' W z Z W S W W W Z z Z w d w Z Z J Q Q Z p W U UWOJ >0E-»iWF-Ow�F-Z >F-� Q W W JILz JJW 0 �QJUa_jQC�=dcnZ2ppcnQ=C7Qd=Fd0=WW-i <Mu)o<=owww=Q 00ZN0E-F-0 W FX00)iF-ZOccooQQzzNRZF-M W F-QMW F-0E-oMoQF-F-MZM0 W F-YOZZ Q M Z Lo Lo Z Z co 0 Y Y 0 Q w Q to 00 Y � W m z w M LO O N Q e- U- w Q e- Q M W — O m U)IMOW 00 O a LL O M O N W It LO Y Y W 0N M 0 m U) m M Y 't q7 Cl) U- ti w M O q' O m Z w O r` O Z m m Lo O O o U) — N O O_ "T— -- N M M N M O N CD N M CO M N� O N O O_ O N �- c_0 O O O •- LO W N --- d O N N O- N M N 000 - N t00 tN (0 •- N N-- N �- N O N U) N CO N M— N N CV - N N N N N d Q W N w Z Z L O Z W j W 0 fn w Y } In S F- Q Q + aZ O Q Q z W a O Of W U) U H Z= O Q Z 0 Z 00Y Zw Jm OY0= p} Wd �� Q Qots H ZQU Q F-www Wow ��+ Jc+Qi� Z +�~Q�w 0� U g w J pQQQ p Z w 0 (D R p Q w z a z U Y}_ 2 Z J d 0 W Q ZQ H S U of QO 0 p CO Q'�C)CozZQ JW }�QJ—Ll �ZO t Z SF- MFOZozz-jz .JO}W W �� OZpW X C9 Q Q Q p Y? l`jYj Q? Z W w m Q 2 p O Z Q J W} W J w w} O W Q- W c= Y a O Of V � O LL W zmaZ��Z_U-�zQF-��UZQ�0�0}�Q�J�Q���OO2Z�FYFY=zZ� WFY (!1 U Q S (A S W W W w Q Q m (A F- F- S Q O off$ p m W J J J W Q S W W� Q Q FY 0 W 0pF- O p }NZZZZZZZ>WwUUZ00»»UD��ulLU m pp =m WJ-2-2-20000000000��������������tr����cncn»>�Szzz F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F-F-F-F SppSS CD O O N ti (14 0) N O co N O CO CD CO CO r• (O CD CD CO O CD O (C O (O w w CO O O O O (O w O O O co a (O w O O CD O O w O O ti (O O w O O O O O N O O O O O O O V O O O O O O O O O O O O O- O CC O O O O O O O O O O O O O O O O O O O O O O O O O O c) 0 0 0 0 0 0 0 0 0 0- 0 0 0 0 0 0 0 0 0(D 0 0 0 0 0(D 0 00 CO M O CO O O CO 00 tl0 CO M O CO � DO QO 00 CO CO 00 00 00 CO 00 00 00 CO O 00 001C 00 00 00 00 00 00 0� 00 0� 00 00 00 00 00 O O O O m O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O • CO O O N I- N Q a aaaaaaaaaQaaaaaaaaaaaa�aQaQJaaaQaaaaaaaaaaaaQ 3r3: 3: 3:35_;�: 3: 3: 3: 3: 3: 3: �: 3: 3: 3:3E3: 3: 3: 3:3Ew-�: 3:3E33: 3: 3:33: 3: 3: 3: 3: 3: �: 3: 3:.3: �: 3: zzzzzQzzzzzzzzzzzzzzzZZDZWZZWZZZZZZZZZZZZZZzzz O O O O O= O O O O O O O O O O O O O O O O O w O J O O LL O O O O O O O O O O O O O O O O U F- F- F- F- F- Q F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- F- J F- F- F- F- F- F- F- F- F- F- F- F- F- F ' F- z Z Z Z Z Q z z Z Z Z Z Z z Z Z z z Z Z Z Z Z J Z Q z Z W z Z Z Z Z z Z Z z Z Z Z Z Z Z Z z W W W W W m W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W z LLJ W W W Z W Z zzz WWU W WW LL, WZWZ �av zwz zWz zz > W J J Z z Q Q Q > W m d W Z > Z W > zLU > J -i Q Z JF->a>a WLLI UJ>O Z(jZZO W Z W>>> W F-Q�Opa W>F-U)-1 0 W W 0 d 22Zaz�F-F-W1:z WMUO0I-W m W SDSOZ��QQLLJ m 0ZZ�ZJ 0 Z F- F- QOpetNc-OF-�F-�O LLI z0E-mF-ULYZO W ZUWF-MF-F-Zp a^gyp j� OO WW�LY�wWWLL�QWmW WLLZWwWoz�JWWQW-jOZ04 ZWWWW2Q�XWWX}Xa Z Z Q w Q Z z w- S z Q z z W} z m z- Q- m m m 2 J p z z z z o o p Z W p J p o M O O LL o O O 00 � O CO r• O CV - _� J CN Q N O CO - O 00 O O D) r• 2 00 It O O W _O Y CO co LL m O Co co N O O t` M O O D -- O N O O O 'I- M qt O CD V O r- CV r- O O �- ti O N O O O � N CO M N O N (0 CD 00 M M N co O M q* N M O M qt N N O O M CO t` 00 �- N O O O M CO CD N O O (V Q 00 It O O O N N N O (O 00 - CV N - -- CO - N 00 CO 00 CV 00 M .-- 00 e- O N tt N W OM � � CO N N N N r � O d N w lL � a � 0) N ...- O t` N J Q Z LY FQQ- Q z z >Y 0 a > U g Q z0 Q W Q U_ _ J Z Q' F- Z } Z F- Q' O O W a 2 F- W W O W W' W'Uj 0 fn Q W O F- Cl) of QC+ <W �Zz SW 00� W a z�zZ aC�*k ats0 F-W Z (q< z �YZctlOJJ 0 m W0WO W 2c� J-� + W 2m2 �U F-J�S��p Qa W m + Jz J + �D Za J�aiS 2J� F- O Z�� W �Y�ZQ�UUof W Q0a UN� JZ + SpQw�W_aJJ gym JYLY -LLaiS W WH(nlp�YapZQ��W WOa02- z0UO=Y}�OO�JDWJQQWQQm ZZ= .� Wp WO�Lu + z2mw >z�J¢Q +=2nOZ�Y�Zp-<m W z2LL=JQ-O W d z Z Z Y O Q Q O Q W O Q -� Y p U 2 -� - Z_ w J d Q- U_ W W j-QmZCEWZZ0Z W0(Jjaa W �� � UuJm�LY W W IYLYLY����Y�ZZaLL0W J(7 Z Z O Z m m Z Q 2 0 V O J0LLJ U a W O> Z Z m 0 Of U' Y Y W W m u FW-- 0 W Y O m m> J J W W J J Z z Z Z OZ OZ S U G H a a J W 2 (n Q J O O 2 J J J J J J J J J W o F- � } Q O J aQQaQaQQaQQaQwwmo�z�v,Jo���aaaaaaQaaaaaaaQaawww >> >> >> >> >> >> >> >> >> >> >> >> »�������������������� N X _N CD (B J N 7 N c cv 2 U O Z N Y u CD (D O O (D LO O (D (O (D v O r- (� (D co (D co (0 (0 co c0 U") CD ti 00 CD (O CD X (0 CD (D U") to O (D (0 too coD (D tD) O LO 0 CD m m 0 N Cn to ti O (n 0 In to Cn LO Ln LO (n (n to Cn — CD Cn Lf) LO (n (n In (n Ln M Cn Cn to (n Cn cn O a000ao0000000cowoao aoa0000000aoaoaocoa000 oaooaoo0oa0000a0000000 rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn ¢ ¢ Q ¢ ¢ ¢ ¢ ¢ ¢ Q Q ¢ a ¢ w ¢ Q Q Q Q Q ¢ ¢ a ¢ ¢ Q Q ¢ Q Q ¢ Q ¢ ¢ ¢ ¢ a ¢ Q Q Q Q ¢ ¢ ¢ ¢ z��������������������������������w z Z J Z J z z z Z z w Z J Z Z Z Z z Z z Z z Z z Z Z J Z Z Z Z¢ z Z Z z Z z z Z Z z z Z z� PO O O O O O O O O w 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O 2 O O O O O O O O O O O O O w I- rPrPF- PPPrF- �F- F- F- F- F- F- F- F- F- F- F- F- F- rF- F- F- F- OF- F-F-F-F-F-F-F-F-F- F-F-F- J Z Z Q Z Q Z Z Z Z Z Q Z O Z Z Z Z Z Z Z Z Z Z Z Z Z Q z Z Z Z o Z Z Z Z Z Z Z z Z Z Z Z Z J w w w w w w w w w w w w m w w w w w w w w w w w w w w w w w w¢ w w W W W w W W w w w W W W W W W W W W W W W W W W W W W W W W W W WOf W W W W W W W W WF-mXOfOf W XWCr W WIXXOfm w z ZZ z w OW Z Q U Q� N W Wp: `1Q w> Z0LUU) Ucnu~iU) ¢pF- Z W p U a' N z Z¢ CD Q Z O 0~_o > Z J F- Q W w w F- w w w O W o 2 =U' w 2 z p J M Z Z Y W z w o= z CA-o� M— co(D(DMw N CD CM N MV' M M O r- <- 0 N w N Nm NN NW O� fN� OO f�'- ON D) O) IC'- M:N N N N F- N J Q w p W Q O p Z � J p W W m 2 F- J ¢ W U_ J m D 0- 0 U (D z Y w J Q W W z LLI W LU Z p z J aF-00¢a(no(n _? w W M H Z F- F-EL7ZF-_OOO 04 W Q D J W W p W z m w m z Z w z O — O fI- f-- W N f- N — N M O 00 �- 0 0 0 M Q1 N (D N N —— N N— N a Q z 1� a U) w >¢ W Lij Z of W W > aa(n p¢`ncnz ==vW��� F- F- N a Z M (D J W W w W x w J w W m Z z z o w m Z z w (C) Q) (D m — O (D (n Ln O O O O — (D .- O (n Cl) N Cl) CO 04 t cl) N N N n. (O — N N } O U J J W p 2 W J U m U W Q i. wIr p� =UNe} uJp JJ> W + m2�w-Jwa0Z��=Q a QpcnJcn m wp W Z¢ 2¢ p Q W W U O Z m w pO a lym (n�0a m-)QJ0 W o U W¢JQ' W ZJ m J w O a m a Q Q Q¢ Q U v 0= w w w E0~~ p W W W Y J J -i J J J Z Q' Q' w W J J J w 2 = - - - - - - - 0000 w w W W ZW z Z W z >F- mZ>ZQ �> WU)F-QU F-w¢F- w<-i>~-wzwc-w>0Uw ¢O=m�nF-w¢=ZZQOOM 2 �¢WrnXZF--W Y �aw¢cww�ww��¢mx (n 0 o ti o U) Q W rn O o 0 o m It— O O M N O O In N N O (n N (D v M O (n to 00 (n It O O M— N •- e- N w W N N f� n N 4- 0 CO N 2 Z Z U0 W¢ + J + U Z Z Z w z o Z z w p U 2m Z z0°dw?JQw QUpp}OJQ 00000000 Z Z Z Z Z O O O 00000000 3� 3: 3: 3: 3: 3� �: 3: Q 2 U) Q w = J _ (7 Q U + } Z Q W W + � 2 F- w w U� O a Y Z J z �> ¢ U J U) 06 Z J m zJ O p U Z� of J W ofJ W W O U W Z Z W Q W J — O w> 0fQ J � O m U a-Q X> 0 Z F- W +Z QF- � �j w=9CQQ009UCwQCzz 00�����>-Q000 Cl) X O (0 J co (D N O U) N C (u L U 0 Z N Y i" u (D 0 CD O co CD CD CD CD O 0 P- c0 O O O O O O O O O O O O O O O CO O O N ti N >Q z aQQJQaaQaaQ3:aa 3: 3: 3�DO3: �: 3: 3: 3: 3: 3;_3: 3: z w z w z z z z z z z a z z O O w 0 0 0 0 0 0 0 o 0 0 HrHUt--F-HHHHHaF-f- z Q z w z z z z z z z a z z W W W W W W W W W W W m W W W W W z z W w > > W W a a m zz<wop -( pWW<WF-- z� z >U)F- a U) Q O 0 O J- NwtSew—Y-- 0)p,rQW�WWg�WWUW '-t z o o wn e z z Y z z m- z W —ICT CD O CM O O It : O In O N E OU") O � N— O M H O— M— O M c0 CD O N N'T O I. CO CV N Cl) Cn CO O— N N •-- N C e- et N� N O 0) N z W N a W + J + Q m w N z W O � a LL WO c) =wgZuj w0 a} O Q J Q� Q Q w N?�-oUO0QQ��wQ W a J J Q m w W w Y m Z H LLIW }(DdQaQ��z�=Qz� }}} Q a Q Q N N N N N N N Page 1 of 1 Cm Debbie Evans - Highlands Names From: Judith Subia To: Evans, Debbie Date: 4/27/2006 12:35 PM Subject: Highlands Names Hi Debbie, Here's the file with the names, just a little over 1300. Also, could you please email the notice to Andy McDonald at alm0941 @yahoo.com. Please let me know if you have any questions. Thanks for your patience, Judith file://C:\Documents and Settings\devans\Local Settings\Temp\GW )00002.HTM 4/27/2006 File: PM Highlands Sub -Area Study A W &' N Harrington Redevelopment Core LOCATIONS OF POSTINGS FOR: Overall redevelopment of the Highlands area of the City of Renton 1. ZO C 2. ti,�- 7i-t,7 /h Gnu 3.7 7 ��1,a�,v��s .� �• ��` . 4. 5. , e r 6. ,x Tor- 6v r r.).,�J3 A -or, Agz STATE OF WASHINGTON) COUNTY OF KING ) 7.r SI T I-/V7/Tit / 9. ram r�.a.✓� CERTIFICATION I - hereby certify that c 2- copies of the attached notice were posted y me regarding the property described above on the 2 6 day of 2006. SIGNED - SUBSCRIBED AND SWORN TO BEFORE ME this day of 2006. nn 11 SIGNED:OFVvi ,kk v-�n�ss :',;�:-: Printed Name: l �e,� C.✓o, '• `'� ��� ly�,� p N NOTARY PUBLIC in and for the State Of Washington, Residing At, F` • ''ram r` -<"" •'.•• Z �1 My Commission Expires: 11- N U Moin M CITYF RENTON '*� ♦ A ) >-> Kathy Keolker, Mayor CITY OF RENTON NOTICE OF PUBLIC MEETING RENTON CITY COUNCIL City Clerk Bonnie 1. Walton NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 8th day of May, 2006, at 7:00 p.m. as the date and time for a public meeting to be held in the seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, 98055, to consider the following: Redevelopment of the Highlands area of the City of Renton All interested parties are invited to attend the public meeting and present written or oral comments regarding redevelopment of the Highlands. Written comments for inclusion in the record of the meeting will also be received in the office of the City Clerk until 5:00 p.m., Monday, May 8, 2006. Such written comments should be addressed to: Renton City Council c/o City Clerk Re: Highlands Public Meeting 1055 S. Grady Way Renton, WA 98055 City Hall is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Call 425-430-6510 for additional information. C0afftow Bonnie I. Walton City Clerk 1055 South Grady Way - Renton, Washington 98055 - (425) 430-6510 / FAX (425) 430-6516 ® This paper contains 50% recycled material, 30 % post consumer RENTON AHEAD OF THE CURVE e t4 �Ujv c aCbll i. moo c.q [ °m 0f �1�Pa ❑o oUrn a'U.�` G. coi C.)darn m a 5o Uan� -o >>.ro c °�' o ty~ ro> ors CYvs Qo 8 xo FOO.. o ❑.o m a d aU oo C �. r � Cc-1 UWr��WCoroo�.� oo�b���w��.y3�o C)'d U US o� �5csv� ao .�o Uo�a�cv s. OP no�8ow>ro" �ya ya"ro8Ero - CD Qi'k � G n cd 4. 0 � b�qs C z j Q O O f•-' .b v�i n N o ri � °4 ai aac cn s o. W c o �r ° otn . y o.�'�s U o75 m 3 a =. z o.r c Fo �XE� ° 0 t M U x p p w U aby aCCCi l � W y O b r� Q bA O CL C G A Q z N z o L8 x��3ao O w O O �a aw cu W N `d .r .a otn EL °c O �7y C w ct 0. � 0 cC .� 4. y '� O. O ct a.°� c'u o uUv�Es- ti T cz O f U O C � a� Lr) >'A z N E O aon 3 C � CZ > b 't7 O i. cn x olu 'd f; O to 3 0 a� s w C, U O B E �Mz Wiz° CITY OF RENTON NOTICE OF PUBLIC MEETING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 8th day of May, 2006, at 7:00 p.m. as the date and time for a public meeting to be held in the seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, 98055, to consider the following: Overall redevelopment of the Highlands area of the City of Renton All interested parties are invited to attend the public meeting and present written or oral comments regarding the proposal. Written comments may also be mailed or delivered until 5:00 p.m., Monday, May 8, 2006, to the office of the City Clerk, addressed to: Renton City Council c/o City Clerk, 71" Floor 1055 S. Grady Way Renton, WA 98055 City Hall is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Call 430-6510 for additional information. r • •,� /In Bonnie I. Walton City Clerk Published King County Journal April 28, 2006 and May 5, 2006 Account No. 50640 CITY OF RENTON, WASHINGTON ORDINANCE NO. 5 3 2 8 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, CHANGING THE ZONING CLASSIFICATION OF CERTAIN PROPERTIES WITHIN THE CITY OF RENTON (HIGHLANDS STUDY AREA) FROM RESIDENTIAL- 10 DU/AC (R-10) ZONING TO RESIDENTIAL MULTI -FAMILY (RM-F), FILE NO. LUA-06- 128 (CPA 2006-M-6). WHEREAS, under Section 4.2.020 of Chapter 2, Land Use Districts, of Title IV (Development Regulations), of Ordinance No. 4260 known as the "Revised and Compiled Ordinances of the City of Renton," as amended, and the maps and reports adopted in conjunction therewith, the property hereinbelow described in Attachments A and B has heretofore been zoned as Residential- 10 du/ac; and WHEREAS, the City of Renton initiated a proceeding for change of zone classification of said property. This matter was duly referred to the Planning Commission for investigation, study, and public hearing, and a public hearing having been held thereon on or about September 20, 2006, and said matter having been duly considered by the Planning Commission, and said zoning request being in conformity with the City's Comprehensive Plan, as amended, and the City Council having duly considered all matters relevant thereto, and all parties having been heard appearing in support thereof or in opposition thereto; and WHEREAS, the City Council adopted Ordinance 5285 on May 14, 2007, which changed the Comprehensive Plan land use designation for these properties from Residential Medium Density(RMD) to Residential Multi -Family (RMF); and WHEREAS, the RM-F zoning designation is consistent with the RMF land use designation in the Comprehensive Plan; ORDINANCE NO. 5 3 2 8 NOV I - WHEREAS, the RM-F zoning designation is consistent with the RMF land use designation in the Comprehensive Plan; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION 1. The following described property in the City of Renton is hereby rezoned to Residential Multi -Family as hereinbelow specified. The Neighborhoods and Strategic Planning Division is hereby authorized and directed to change the maps of the Zoning Ordinance, as amended, to evidence said rezoning, to -wit: See Attachments "A" and `B" attached hereto and made a part hereof as if fully set forth herein. (Highlands Study Area). SECTION H. This ordinance shall be effective upon its passage, approval and five days after its publication. PASSED BY THE CITY COUNCIL this 10 t h day of December 2007. 1 Bonnie Walton, City Clerk APPROVED BY THE MAYOR this 10 t h day of December , 2007. Kathy keolkdr, Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: 12/15/2007 (summary) ORD. 1409:11/14/07:ch 0a Attachment A NL_ ORDINANCE NO. 5328 NE -23rd-1't ^ { , F -'E--LNE 21st Si 1 N-�J UU l- 6Ic 20th 't. z i�E 70� :.. ai ?-� � Hai -, ��2 `• .: °.. - '`�'; N I 17th'-- . L 16th fff� n E 17+h " c Hill � e¢th cE 14th-S# U a II mow,. o __ V lzth St. ¢ _ R Lf _ ��J� __L_' A � NE 12th St i n P m n k 11th �900 PI. NE t� he to N£ 90th �' r ? o �1 NE 1, h Ct _ I _ .. / NE 10th" Nr % 1 II NE 10th Ln. U r / Ith Ipf ! 1 1 '/ h Sf ��� _. 1\E it3tn,�1; ._ St t \ a ri gar i o s o : NF \1 .f din PI. `l �N f a s 9th #. �_ � NE r NE Sth Gt. th 5 m NE 7th S ' Nc t. �. 7th: \, 0 U<� h boy — � .. ..� NE 7ttS o z NE 6tt 6 7, su ti Is V zt z U V i Rezone from Residential-10 du/ac to Residential Multi -Family 0 1000 2000 1 : 12000 ORDINANCE NO. 5328 *40 HIGHLANDS REZONE REZONE FROM R-10 TO RMF LEGAL DESCRIPTION Attachment B The North five acres of the West half of the Northwest quarter of the Northeast quarter of Section 9, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington; EXCEPT roads. December 10, 2007 „ ftt Renton City Council Minutes �Nmg Page 438 department divisions. MOVED BY LAW, SECONDED BY BRIERS, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5325 An ordinance was read adopting the annual budget for the year 2008 in the total Budget: 2008 Annual City of amount of $234,638,924. MOVED BY BRIERS, SECONDED BY CORMAN, Renton COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5326 An ordinance was read amending Chapter 1, Administration and Enforcement, Utility: System Development of Title IV (Development Regulations) of City Code to allow for adjustments to Charges System Development Charges. MOVED BY CLAWSON, SECONDED BY BRIERS, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5327 An ordinance was read annexing approximately 2,406 acres of property Annexation: Benson Hill generally bounded by the City of Renton corporate boundary on the west and Communities, S 200th St & north, SE 192nd St. and S. 200th St. on the south and on the east, 108th Ave. 128th Ave SE SE, the eastern edge of Boulevard Lane Park, the western edge of Boulevard Lane Division No. 2, and 128th Ave. SE, if extended, but including Renton Park and Charles Lindberg High School; Benson Hill Communities Annexation. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5328 An ordinance was read changing the zoning classification of certain properties Planning: Highlands Studv within the Highlands Study Area from R-10 (Residential - ten dwelling units per Area Zoning Correction, acre) to RM-F (Residential Multi -Family) zoning; LUA-06-128; CPA 2006-M- Monroe Ave NE 06. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5329 An ordinance was read adopting the 2007 amendments to the City's 2004 Comprehensive Plan: 2007 Comprehensive Plan, maps and data in conjunction therewith. MOVED BY Amendments BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5330 An ordinance was read amending Chapter 4-2, Zoning Districts - Uses and Comprehensive Plan: 2007 Standards, of Title IV (Development Regulations) of City Code to amend the Amendments, CN Zone regulations regarding the location of required parking in the Commercial Parking Regulations Neighborhood zone. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5331 An ordinance was read amending Chapter 4-2, Zoning Districts - Uses and Comprehensive Plan: 2007 Standards, of Title IV (Development Regulations) of City Code to amend the Amendments, Business regulations regarding the Rainier Business District Overlay and the decision Districts Regulations criteria for stand alone residential in the NE 4th, Sunset, and Puget business districts. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5332 An ordinance was read amending Chapter 4-2, Zoning Districts - Uses and Comprehensive Plan: 2007 Standards, of Title IV (Development Regulations) of City Code by allowing Amendments, Allowing RMH Residential Manufactured Home (RMH) zoning to implement the Residential to Implement RLD Low Density (RLD) land use designation. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. December 3, 2007 11� Renton City Council Minutes ,, ., Page 423 NE, police presence on Union Ave. NE, and four-way stop at NE 24th St./Union Ave. NE. *MOVED BY PERSSON, SECONDED BY PALMER, COUNCIL HOLD THE RESOLUTION UNTIL THE NEXT COUNCIL MEETING.* Council discussion ensued regarding the additional review by staff of concerns and ideas, and it was agreed that the matter would be discussed at the Transportation (Aviation) Committee on December 5. *MOTION CARRIED. Added A resolution was read declaring a local emergency, as conditions of peril to the Resolution #3921 safety of persons and property have arisen within the City caused by a storm Public Safety: Declaration of with heavy rains. MOVED BY LAW, SECONDED BY NELSON, COUNCIL Local Emergency ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 12/10/2007 for second and final reading: Fire: Department Name and An ordinance was read amending Chapter 5, Fire Department, of Title III Responsibility Changes (Departments) of City Code by changing the duties of the Fire Chief/Emergency Services Administrator and to change the responsibilities of the various department divisions. MOVED BY LAW, SECONDED BY NELSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 12/10/2007. CARRIED. Budget: 2008 Annual City of An ordinance was read adopting the annual budget for the year 2008 in the total Renton amount of $234,638,924. MOVED BY PERSSON, SECONDED BY PALMER, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 12/10/2007. CARRIED. Utility: System Development An ordinance was read amending Chapter 1, Administration and Enforcement, Charges of Title IV (Development Regulations) of City Code to allow for adjustments to System Development Charges. MOVED BY BRIERE, SECONDED BY CORMAN, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 12/10/2007. CARRIED. Annexation: Benson Hill An ordinance was read annexing approximately 2,406 acres of property Communities, S 200th St & generally bounded by the City of Renton corporate boundary on the west and 128th Ave SE north, SE 192nd St. and S. 200th St. on the south and on the east, 108th Ave. SE, the eastern edge of Boulevard Lane Park, the western edge of Boulevard Lane Division No. 2, and 128th Ave. SE, if extended, but including Renton Park and Charles Lindberg High School; Benson Hill Communities Annexation. MOVED BY CORMAN, SECONDED BY BRIERE, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 12/10/2007. CARRIED. Planning: Highlands Study An ordinance was read changing the zoning classification of certain properties Area Zoning Correction, within the Highlands Study Area from R-10 (Residential - ten dwelling units per Monroe Ave NE acre) to RM-F (Residential Multi -Family) zoning; LUA-06-128; CPA 2006-M- 06. MOVED BY BRIERE, SECONDED BY PALMER, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 12/10/2007. CARRIED. Comprehensive Plan: 2007 An ordinance was read adopting the 2007 amendments to the City's 2004 Amendments Comprehensive Plan, maps and data in conjunction therewith. MOVED BY BRIERE, SECONDED BY PALMER, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 12/10/2007. CARRIED. December 3, 2007 **89.1 Renton City Council Minutes %.W Page 421 The second round of applications totaled $7,317, with the remaining balance of $452. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Finance Committee Chair Persson presented a report recommending approval of Finance: Vouchers Claim Vouchers 266537 - 266884 and one wire transfer totaling $159,489.82; and approval of zero Payroll Vouchers, zero wire transfers, and zero direct deposits totaling $382.29. MOVED BY PERSSON, SECONDED BY PALMER, COUNCIL AMEND THE COMMITTEE REPORT TO TAKE OUT THE $382.29. CARRIED. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE AMENDED FINANCE COMMITTEE REPORT. CARRIED. Committee on Committees Council President -Elect Palmer presented a Committee on Committees report Council: 2008 Committee recommending the following Council committee chairmanships and committee Assignments assignments for 2008: Community Services Committee: Terri Briere, Chair; King Parker, Vice Chair; Randy Corman, Member. Finance Committee: Don Persson, Chair; Terri Briere, Vice Chair; King Parker, Member. Planning and Development Committee: King Parker, Chair; Dan Clawson, Vice Chair; Greg Taylor, Member. Public Safety Committee: Greg Taylor, Chair; Randy Corman, Vice Chair; Don Persson, Member. Transportation (Aviation) Committee: Randy Corman, Chair; Don Persson, Vice Chair; Dan Clawson, Member. Utilities Committee: Dan Clawson, Chair; Greg Taylor, Vice Chair; Terri Briere, Member. MOVED BY PALMER, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning & Development Committee Planning: Highlands Study Area Zoning Correction, Monroe Ave NE Comprehensive Plan: 2007 Amendments Planning and Development Committee Chair Briere presented a report regarding the Highlands Study Area rezone correction. The Committee recommended that Council adopt the rezoning of the parcels located between Olympia Ave. NE and Monroe Ave. NE, south of NE 12th St. in the Highlands area, to Residential Multi -Family zoning in compliance with the City's Comprehensive Plan and the recommendations of the Highlands Task Force on zoning. The Committee further recommended that the ordinance regarding this matter be presented for first reading. MOVED BY BRIERE, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 423 for ordinance.) Planning and Development Committee Chair Briere presented a report recommending concurrence in the staff and Planning Commission recommendation to approve the 2007 Comprehensive Plan amendments and concurrent rezones as shown on the matrix entitled "2007 Comprehensive Plan Amendments," summarized as follows: • 2007-M-01 —Alan Kunovsky applicant; Map amendment to change Residential Medium Density with R-10 zoning to Commercial PLANNING AND DEVELOPMENT COMMITTEE P XT--D B ( _7 COMMITTEE REPORT Ci COUNCIL December 3, 2007 ��- 3 Highlands Study Area Rezone Correction (Referred November 12, 2007) The Planning and Development Committee recommends that the Council adopt the rezoning of the parcels located between Olympia Ave. NE and Monroe Ave. NE, south of NE 12'h Street in the Highlands, to Residential Multi -Family zoning in compliance with the City of Renton Comprehensive Plan and the recommendations of the Highlands Task Force on Zoning. The Committee further recommends that the ordinance regarding this matter be presented for first reading. Terri Briere, hair Dan Clawson, Vice Chair Marcie Palmer, Member cc: Sa., Alex Pietsch Neil Watts Gregg Zimmerman November 19, 2007 Renton City Council Minutes Page 395 Board/Commission: Municipal Community Services Department recommended approval of the revisions to Arts Commission Revisions City Code regarding the Municipal Arts Commission including the development of a public art conservation plan and a five-year master plan for arts and culture, and clarification of the funding process for the 1% for Art Fund. Refer to Community Services Committee. Plat: Zetterberg, S 21st St, FP- 07-058 Planning: Highlands Study Area Zoning Correction, Monroe Ave NE EDNSP: 2007 Neighborhood Program Grants Development Services Division recommended approval, with conditions, of the Zetterberg Final Plat; nine single-family lots on 1.4 acres located at 755 S. 21st St. Council concur. (See page397 for resolution.) Economic Development, Neighborhoods and Strategic Planning Department requested authorization to correct the zoning designation to Residential Multi - Family of a group of parcels located in the Highlands Study Area between Monroe Ave. NE and Olympia Ave. NE, south of NE 12th St. Refer to Planning and Development Committee. Economic Development, Neighborhoods and Strategic Planning Department reported submission of grant applications for the 2007 Neighborhood Grant Program (second round) and recommended funding two projects and three newsletters in the total amount of $7,317. Refer to Community Services Committee. Annexation: New Life - Aqua Economic Development, Neighborhoods and Strategic Planning Department Barn, Maple Valley Hwy submitted 60% Petition to Annex for the proposed New Life - Aqua Barn Annexation and recommended a public hearing be set on 12/3/2007 to consider the petition; 374 acres located in the vicinity of Maple Valley Hwy. Council concur. EDNSP: Boeing Pursuit of US Economic Development, Neighborhoods and Strategic Planning Department Tanker Program, Supporting recommended adoption of a resolution supporting The Boeing Company's Resolution pursuit of the United States Tanker Program. Council concur. (See page 397 for resolution.) Finance: Bond Issuance, Finance and Information Services Department recommended approval of a bond Utility Capital Projects sale in the approximate amount of $13.134 million that completes the sale of bonds to finance the cost of construction of various capital projects within the utility systems as provided by Ordinance 5313. Refer to Committee of the Whole. Budget: 2007 Year -End Finance and Information Services Department recommended approval of the Amendments 2007 year-end budget amendment ordinance in the total amount of $4,141,991. Refer to Finance Committee. Finance: Business Systems Finance and Information Services Department requested authorization to hire a Analyst Hire at Step D Business Systems Analyst at Step D of the salary range. Council concur. Airport: Pro -Flight Aviation Transportation Systems Division recommended approval of an addendum to Lease, LAG-99-002 LAG-99-002, airport lease with Pro -Flight Aviation, Inc., for a rent increase from $11,700.08 to $13,063.37 annually. Council concur. Streets: Duvall Ave NE Transportation Systems Division recommended a public hearing be set on Closure, Road Improvements 12/3/2007 to consider the temporary closure of Duvall Ave. NE/Coal Creek Project Parkway SE from NE Sunset Blvd. to SE 95th Way for roadway improvements. Closure to take place from February 2008 to February 2009, with exact dates dependent on work progress. Council concur. submitting Data: Dept/Div/Board.. Staff Contact...... CI OF RENTON COUNCIL AGENDf ILL Ti - For Agenda of: EDNSP November 12, 2007 Erika Conkling (x 6578) Highlands Study Area Rezone- Correction Issue Paper Agenda Status Consent .............. Public Hearing.. Correspondence.. Ordinance ............. Resolution........... . Old Business........ New Business....... Study Sessions...... Information........ . Refer to Planning and Development Committee Legal Dept......... Finance Dept...... Other ............... Fiscal Impact: Expenditure Required... $0 Transfer/Amendment....... Amount Budgeted....... 0 Revenue Generated......... Total Project Budget $0 City Share Total Project.. �1 In May, the City Council adopted a package of Comprehensive Plan and Zoning amendments for the Highlands Study Area. The package adopted by the Council was based on the recommendation of the Highlands Task Force on Zoning. One of the Task Force recommendations included changing the land use and zoning designation of a group of parcels, located between Monroe Avenue NE and Olympia Avenue NE, south of NE 12' Street, from Residential Medium Density (RMD) designation and R-10 zoning to Residential Multi -Family (RMF) land use and zoning. The redesignation to RMF land use was accomplished by Ordinance 5285, but this area was inadvertently left out of Ordinance 5288 which would have amended the zoning as well. As a result, the zoning designation is currently not compliant with the Comprehensive Plan designation and the recommendation of the Highlands Task Force on Zoning has not been fully implemented. The action would correct this error. STAFF RECOMMENDATION: Amend Renton Municipal Code zoning designation to RMF of a group of parcels located between Monroe Ave. NE and Olympia Ave. NE, south of NE 12th Street, and adopt the ordinance. ►a RentOnnet/agnbill/ bh �Y ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC ' ' PLANNING DEPARTMENT M E M O R A N D U M DATE: October 1, 2007 TO: Toni Nelson, Council President Members of the Renton City Council VIA: Kathy Keolker, Mayor FROM:ic Alex Pietsch, Administrator K4 STAFF CONTACT: Erika Conkling, Senior Planner (x6578) SUBJECT: Highlands Study Area Rezone Correction ISSUE: Should the City of Renton correct an error in the rezones adopted for the Highlands Study Area in May 2007? RECOMMENDATION: The City should correct the error and rezone the parcels between Monroe Avenue NE and Olympia Avenue NE, south of NE 12th Street to Residential Multi -Family (RMF) zoning. BACKGROUND SUMMARY: In May, the City Council adopted a package of Comprehensive Plan and Zoning amendments for the Highlands Study Area. The package adopted by the Council was based on the recommendation of the Highlands Task Force on Zoning. Recommended changes included amendments to the text of the Comprehensive Plan, amendments to the Comprehensive Plan map, amendments to the zoning map, and zoning text amendments. One of the Task Force recommendations included changing the land use and zoning designation of a group of parcels, located between Monroe Avenue NE and Olympia Avenue NE south, of NE 121h Street, from Residential Medium Density (RMD) designation and R-10 zoning to Residential Multi -Family (RMF) land use and zoning. The redesignation to RMF land use was accomplished by Ordinance 5285, and in May 2007, the Council adopted the Comprehensive Plan amendment. However, this area was inadvertently left out of Ordinance 5288 which would have amended the zoning from R- 10 to RMF. As a result, the zoning designation is currently not compliant with the Comprehensive Plan designation. All of the necessary public process has been completed on this proposed correction. Public hearings were held on September 20, 2006 (before the Planning Commission) and Toni Nelson Page 2 of 2 October 1, 2007 M November 13, 2006 (before the City Council). The Environmental Review Committee issued a Determination of Non -Significance for the proposal in November 2006 (File LUA 06-128). Thus, it is not necessary to conduct another public hearing or environmental review on this proposal. CONCLUSION: Adopting this correction will ensure that the zoning of these parcels is consistent with the Comprehensive Plan and implements the full recommendation of the Highlands Task Force on Zoning. cc: Jay Covington Rebecca Lind H:\EDNSP\Comp Plan\Sub Area Plans\Highlands\Development Reg Drafts\Zoning\Rezone Fix -it Fall 2007\Highlands Rezone Correction Issue Paper.doc CITY OF RENTON, WASHINGTON V&J ORDINANCE NO. AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, CHANGING THE ZONING CLASSIFICATION OF CERTAIN PROPERTIES WITHIN THE CITY OF RENTON (HIGHLANDS STUDY AREA) FROM RESIDENTIAL- 10 DU/AC (R-10) ZONING TO RESIDENTIAL MULTI -FAMILY (RM-F), FILE NO. LUA-06- 128 (CPA 2006-M-6). WHEREAS, under Section 4.2.020 of Chapter 2, Land Use Districts, of Title IV (Development Regulations), of Ordinance No. 4260 known as the "Revised and Compiled Ordinances of the City of Renton," as amended, and the maps and reports adopted in conjunction therewith, the property hereinbelow described has heretofore been zoned as Residential- 10 du/ac; and WHEREAS, the City of Renton initiated a proceeding for change of zone classification of said property. This matter was duly referred to the Planning Commission for investigation, study, and public hearing, and a public hearing having been held thereon on or about September 20, 2006, and said matter having been duly considered by the Planning Commission, and said zoning request being in conformity with the City's Comprehensive Plan, as amended, and the City Council having duly considered all matters relevant thereto, and all parties having been heard appearing in support thereof or in opposition thereto; and WHEREAS, the City Council adopted Ordinance 5285 on May 14, 2007, which changed the Comprehensive Plan land use designation for these properties from Residential Medium Density(RMD) to Residential Multi -Family (RMF); and WHEREAS, the RM-F zoning designation is consistent with the RMF land use designation in the Comprehensive Plan; ORDINANCE NO. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION 1. The following described property in the City of Renton is hereby rezoned to Residential Multi -Family as hereinbelow specified. The Neighborhoods and Strategic Planning Division is hereby authorized and directed to change the maps of the Zoning Ordinance, as amended, to evidence said rezoning, to -wit: See Attachments "A" and "B" attached hereto and made a part hereof as if fully set forth herein. (Highlands Study Area). SECTION II. This ordinance shall be effective upon its passage, approval and five days after its publication. PASSED BY THE CITY COUNCIL this day of 32007. Bonnie Walton, City Clerk APPROVED BY THE MAYOR this day of , 2007. Kathy Keolker, Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: cpaord-zoning.doc 2 Attachment A 4 r`- 2 LhE� NE 24th t SC }.3t NE 23rd PI `�� � �� J �6A �� of t 23rd Lj _ �'� ' 1NE 22n,d Pg { V ¢ �F �d NE 23rd t �yF / � t' ro ,N[ 22nq C s aJ NE�2; 5t St i 22rd St N V l i Sf I�Ct { r 1I y c L_' a�t'ie NE I 16t�1 _ a CII N \ J I L YJ �V 16th S, I �1 � a l 1 t 74-h � �. N% .4th St 12th St. [JE I-� —)If—� E1ZL \ L a' � as r-- J b 71 -- - y E � \ \' I T �900 _ i, -- -�QD P_NE 11 _i _— _ r r l�t�h� Faith C. Gt� ,N�v� { AA ENE 6lk�, NF yih i_y� F��fh s�� �A._L._._rvE I ln�lti �t a - � \ n NE � o Q I � I N_ ,�9 C�. �� �NE 9 t h CA. , I —� s _ ¢ o %-�` NE �thi 1, E 8 N h St r nt nth N 7;h St,� Nt 2th l-7 2 �Q �_�ICtl `l �E 6tt l �j �� Nt ?thy A. ci "� � � m 41NC 6thz �, ,, ollv�. 6th I. NE a nth st Q Iz pY� J �I RE 5th Ct I I Q oCDD �ull Rezone from Residential-10 du/ac to 0 1000 2000 Residential Multi -Family 1 : 12000 November 5, 2007 e..r Renton City Council Minutes r.r Page 382 safety issues resulting from conflicts in turning movements, and likely traffic backup. The Committee's recommendation decision is solely limited to the record, the Hearing Examiner's report, the notice of appeal, and additional submissions by parties per City Code 4-8-110(F)(6). No new or additional testimony or evidence can be considered per City Code 4-8-110(F)(5). Based on the foregoing, the Committee found that a substantial error in fact and law exists in the record. The Committee reached this decision based on all the factors presented by the appellant, in that when taken as a whole and viewed under the totality of the circumstances, the requirement of an alley in the Beclan Plat is not feasible. Furthermore, the Committee found that the Hearing Examiner incorrectly applied what is "feasible" in attempting to interpret what the Council intended in the context of City Code 4-7-150(E)(5). Therefore, the Committee recommended that City Council reject the Hearing Examiner's recommendation to deny the plat, and recommended approval of the plat without the requirement of an alley loaded access. The Committee further recommended that the approval of the plat shall still be subject to conditions No. 1 through 4 and 6 through 8 set forth in the City staffs 8/14/2007 report. Additionally, the Committee recommended that Council refer City Code Section 4-7-150(E)(5) to the proper Committee to re-evaluate the ordinance to determine whether an amendment is necessary to limit the application of this provision to small lot subdivisions, or in the alternative, to recommend alternate changes to the language of this ordinance. MOVED BY NELSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ADMINISTRATIVE Chief Administrative Officer Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2007 and beyond. Items noted included: AUDIENCE COMMENT Citizen Comment: Petersen - Highlands Area Redevelopment • City Hall Information Desk Volunteers were recently presented certificates of appreciation at a dinner hosted by City Clerk Division staff. Since the program's establishment in 1984, volunteers have given over 53,000 hours of excellent service to the City. • The second "Ahead of the Curve" job fair for The Landing will be held on November 13 at Renton Technical College. • The Renton Fire Department reminds everyone that working smoke detectors save lives and a malfunctioning smoke detector provides a false sense of security. The Federal Emergency Management Agency will host a public meeting on the new preliminary floodplain maps on November 8 at City Hall. Inez Petersen (Enumclaw) commented on the need for better maintained pavement on City streets, and also on the declaration of blight and community renewal discussed last year by the City regarding the Highlands area redevelopment. Councilman Clawson commented on the past consideration of the State Community Renewal Act as an option for the Highlands area redevelopment, noting that Council determined not to proceed with using the Act. He further noted that one of the reasons the Act was considered was to preserve affordable housing in the Highlands area. July 23, 2007 Renton City Council Minutes Page 258 I Terry Claugh; Roger E. Berry and Vickey L. Berry; Joel G. Smith; John Megow; John Ehle; Stephen Northcraft; and Michael and Debby Ekness. MOVED BY BRIERE, SECONDED BY LAW, COUNCIL REFER ALL CORRESPONDENCE REGARDING THE CELL TOWER ISSUE TO THE ADMINISTRATION. CARRIED. Citizen Comment: Draper - Correspondence was read from Del Draper, Williams, PO Box 58900, Salt Lake Northwest Pipeline City, UT, 84158, providing information regarding the Northwest Pipeline, a high-pressure natural gas transmission pipeline, which crosses through Renton and is operated by Williams. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL REFER THIS CORRESPONDENCE TO THE PUBLIC SAFETY COMMITTEE FOR A BRIEFING. CARRIED. Councilmember Law clarified that he wants a briefing from staff regarding the pipelines going through Renton that are vulnerable in the event of a major disaster. UNFINISHED BUSINESS Planning & Development Committee Planning: Highlands Task Force, Phase I— I PW Planning and Development Committee Chair Briere presented a report recommending concurrence in the staff recommendation to approve the following appointments to the Highlands Phase II Task Force: Robert Bonner, Planning Commission Howard McComber, Highlands Neighborhood Association Penny Eskenazi, Property Owner Jennifer Hawton, Property Owner Evelyn Mitchell, Property Owner 6. Roxanne Johnson, Property Owner 7. Sandel DeMastus, Renter 8. LeKechia Jones, Renter 9. Scott Anderson, St. Andrew Presbyterian Church 10. Marcie Maxwell, Renton School District Board 11. Steven Beck, Business Owner/Property Owner 12. Jerri Broeffle Jr., Business Owner/Resident/Property Owner 13. Kim Howard, Business Owner/Resident/Property Owner 14. Duc Tran, Business Owner 15. Vacant, Renton Housing Authority Board 16. Chuong Brian Do, (Alternate) Property Owner MOVED BY BRIERE, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Mayor Keolker recognized those task force members present in the audience and thanked them for their willingness to serve. Finance Committee Finance Committee Chair Persson presented a report recommending approval of Finance: Vouchers Claim Vouchers 261797 - 262336 and two wire transfers totaling $3,429,584.35; and approval of 315 Payroll Vouchers, zero wire transfers, and 723 direct deposits totaling $1,384,003.47. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following resolutions were presented for reading and adoption: ORDINANCES Resolution 43894 A resolution was read approving the Monterey Place II Final Plat consisting of Plat: Monterey Place II, NE 11,459 square feet located between Monterey Ave. NE and Monterey Ct. NE 16th St, FP-07-040 and NE 16th St. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT July 23, 2007 L--- Highlands Phase 11 Task Force (Referred April 10. 2006) APPROilEo By CPITY COUNCIL Date 7-,23 _ aoo 7 The Planning and Development Committee recommends concurrence in the staff recommendation to approve the following appointments to the Highlands Phase R Task Force. l . Robert Bonner Planning Commission 2. Howard McComber Highlands Neighborhood Association 3. Penny Eskenazi Property Owner 4. Jennifer Hawton Property Owner 5. Evelyn Mitchell Property Owner 6. Roxanne Johnson Property Owner 7. Sandel DeMastus Renter 8. LeKechia Jones Renter 9. Scott Anderson St. Andrew Presbyterian Church 10. Marcie Maxwell Renton School District Board 11. Steven Beck BusinessOwner/Property Owner 12. Jerri Broeffle Jr. Business Owner/Resident/Property Owner 13. Kim Howard Business Owner/Resident./Property Owner 14. Duc Tran Business Owner 15. Vacant Renton Housing Authority Board 16. Chuong Brian Do A (Alternate) Property Owner 4TerrioCair C Dan Clawson, Vice Chair r lieial be /r Marcie Palmer, Member C: Alex Pietsch Rebecca Lind ,.. Z a o cn CD ° o CD CD CD CD N vD Hn 5' a o o � 5CD �a a x ip co Z D:-►cro C p (P..� C.. ti z z= y- � &,� y — n o 0. mCD `C CD 0 CD o o o a ❑ CD cc y w w o a a < Z rD CD O -n a CD o a l • cro C) o o o CD CD ° ° N CD (D CD (D CD a CD CD a z ° �o�p°zUa•�o_ o p nrn °"7' ° o Cr (Da b C o Oro o- �' '' o :f. CD �CD ¢ U m N 0 �acn o° N CD Y � 6 ° qq (jQ ""+ UIQ a. CD -, ✓ CD CD v G cr ^T Ci ' G V ✓' C=i C O ✓ L I= L ry �: G . r, > �J CD �" C ro Z. n ~" r n O ,:,5 y d cD �'�°��'p� � Y�-' 7 0�,� T� p �� o �Ntyj`b•''c ro �.o � C'' �c n a�'�-`� a00Q N w'? O �vt" fn H'+'.np �. 5—,t?�C•7� G � �' �7,� p �•.ly�.o`� � ro ��� ny��^""c n rD �.� u'`o `�"„�+; J (, rr, � �m Cam" -�'D y o u cm o ° c m 4. c° �5'ip cno oe=c 7 F�xCxC aq Rio (DnCa G ° �8 �,� ] � �ro N p'7y:Un'9 �C o a. o ��°a d .o p H oSoaro c o'rotr^ cdMy]x� m pG�C�7Ct?J ro _G C 7 p n �;a N. n w c.^ 7a C�7, <*O o ro ro m c E. C 2 pc.Z D a c, yyyC s z �o rrl.a ",'v; o a � o ax v x y LT rtrv~ s m s. a Cad �•� �� � p n --.o o� G � �.o `C o � � ro � ao� CP•,�a � � ;r,'c :a.�� c R �-�'"+ �.o,'`.a .o � } r c m t h �dG y' P N c G J> �� o ��.o = �i. � 1 `e °c° P a V ° -cs `�' `�va CJ r ,D o m ,.,. z3 Fc. o p, °°+ •p as c am° a��' A Q c TUo c' OT��� nd (n p rn .dC1ro �o a �¢ 'm v xrLo p n K c o r n G Y rna q."+ d ` r X- O ro °� ' tti ✓ � a o' m ro .� 2 Z � p n ua ro � .� o a rc z , m s% -1 , n "an��b-sv c✓>��a pm cY� 20 �co c m��y o.. `"' z o 7 '•7 rJ �j `D '+ ("�a`� ('� a �'] O .,. a (J.� .7' �% O 2 O �, �'" C, .•* .n ,.• Zi o .fir rn c ,D A rS � a. s ti ,p " C •'C I p ' c CD tr" a.Zmb'o � ��'� vb .�,_�• � n r;� o �•G � o'o ' ts`.c �� G 2. � J N ,, ro �� Lm c �c°a=v �A� Bonn P C/ rnro D 'oIewe @ op G c a y G a 4- cfq a•nr9�d W I r, C `M"M . cC .b N a ? ;: F a,-_4_ a' C G `'t r `-„�•i ^ .� u ° S cM+' GG �•%]�. U. [n": �,�,_:.`C c' �' ^'r �'.�, C �1 w n c'�, Jq O �C�h7w c G m C ~teao =.o Cm a �S` O �a4�a ac cm C cL � 5 �' " o � �• � � r � � << � � � �'<< n 'D �: ,"gyp a c y o " q:�°+ c � 7 ,ram`„ � • � ro m a ;D .-ti no G. a' w ti �o 2°_•;� trpt i m'� ✓ x�m lam^ w Q a ?. p cDros m n m a� �yao ?7 a c a v r7 �?oo. r �•n o o h o o a: m as �- cl o •r� �� c.7�$`a ° O y �,�-,�c c � :� O m r^ w(� a c �•,� ;J � - a'a� U O O F. •.+ t-+ � O C7 F O "' O m V ^ m UI Qy '. , ,r,. „ a May 21, 2007 Renton City Council Minutes ,"W_ Page 180 The public is invited to provide input on the Renton Trails and Bicycle Master Plan at an open house on May 30 at the Highlands Neighborhood Center. The Renton Public Library is holding two public meetings this week to seek citizen input on the Library Master Plan: May 23 at the North Highlands Neighborhood Center and May 24 at City Hall. The Duwamish Tribe is being honored at the Duwamish Art Mural Dedication on June 2 at the Henry Moses Aquatic Center. AUDIENCE COMMENT Ruthie Larson, 714 High Ave. S., Renton, 98057, expressed concern regarding Citizen Comment: Larson - emergency vehicle access to Renton Hill, noting that access to that area will be Renton Hill Access compromised when the I-405 improvements begin. She asked that the City's Transportation Division review the matter. Mayor Keolker confirmed that the matter will be reviewed. Citizen Comment: McOmber - Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, pointed out that Highlands Area refinements are needed for the recently adopted Highlands -area ordinances, Rede ie opmen �� such as for the spacing between townhouse units. Saying that a lot of work needs to be done in the Highlands, Mr. McOmber noted that it is important for those who live and work in the Highlands to participate in the process. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 5/14/2007. Council concur. 5/ 14/2007 Appeal: Vineyards City Clerk submitted appeal letter filed by Cynthia Green, 5008 NE 2nd St., Construction Latecomer Renton, 98059, on behalf of Norma J. Randall whose property is located at 733 Agreement, Green, LA-06-002 Field Ave. NE, regarding the proposed assessment for the Vineyards Construction, LLC latecomer agreement for sewer main extension along NE 7th Pl. Refer to Hearing Examiner. AJLS: Renton River Days Fee Community Services Department requested the following: waiver of permit Waivers & Banner Installation fees for 2007 Renton River Days activities endorsed by Renton River Days Board of Directors; waiver of City Center Parking garage fees from July 27 to July 29; and authorization to install River Days banners on City light poles from June 11 to July 29. Council concur. Lease: Washington State Community Services Department recommended approval of a lease agreement University King County, 200 with King County, operating as Washington State University, King County, for Mill Bldg (1 st Floor) space on the first floor of the 200 Mill Building. Expenditure required: $73,319.90; revenue generated over five-year lease: $754,899.12. Council concur. Police: Valley Special Police Department requested approval of an agreement with the Port of Seattle Response Team Interlocal and the municipalities of Auburn, Des Moines, Federal Way, Kent, and Tukwila Agreement to establish a Valley Special Response Team in order to provide a coordinated effort towards the effective resolution of high -risk incidents. Council concur. (See page 181 for resolution.) Police: Red Light School Zone Police Department recommended approval of the following for implementation Photo Enforcement Program of a red light/school zone photo enforcement program: cooperative purchasing agreement with City of Seattle; contract with American Traffic Solutions; and added City Code section regarding traffic safety cameras. Refer to Public Safety Committee. May 14, 2007 Renton City Council Minutes �, Page 173 Ordinance #5284 An ordinance was read establishing the zoning classification for approximately Annexation: Leitch, R-4 14 acres, generally located south of the south side of SE 136th St. on the north, Zoning west of the middle of 140th Ave. SE, if extended, and on the east side of 140th Ave. SE to 143rd Ave. SE on the east, annexed within the City of Renton from R-4 (Urban Residential -four dwelling units per acre, King County zoning) to R- 4 (Residential -four dwelling units per acre, Renton zoning); Leitch Annexation. MOVED BY LAW, SECONDED BY BRIERE, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5285 An ordinance was read adopting, on an emergency basis, the Highlands Study Comprehensive Plan: 2006 Area amendments to the City's 2004 Comprehensive Plan, maps, and data in Amendments, Highlands Study conjunction therewith, and declaring an emergency effective date of 5/14/2007. Area MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5286 An ordinance was read amending Chapter 4-2, Zoning Districts - Uses and Planning: CV Comp Plan Standards, Chapter 4-3, Environmental Regulations and Overlay Districts, Designation, R-14 & CV Chapter 4-4, Citywide Property Development Standards, Chapter 4-7, Zones, Design Regulations Subdivision Regulations, Chapter 4-8, Permits - General and Appeals, Chapter 4-9, Permits - Specific, and Chapter 4-11, Definitions, of Title IV (Development Regulations) of City Code by changing the zoning regulations implementing the Center Village Comprehensive Plan designation, including the Residential-14 (R-14) zone and Center Village (CV) zone, enacting design regulations, and declaring an emergency. MOVED BY LAW, SECONDED BY BRIERS, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5287 An ordinance was read amending City Code and changing the zoning Rezone: Highlands Study classification of certain property within the City of Renton (Highlands Study Area, R-10 to R-14, CPA Area) from R-10 (Residential -ten dwelling units per acre) to R-14 (Residential- 14 dwelling units per acre) zoning, and declaring an emergency (LUA-06-128; CPA 2006-M-06). MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ordinance #5288 An ordinance was read amending City Code and changing the zoning Rezone: Highlands Study classification of certain property within the City of Renton (Highlands Study Area, R-10 to RM-F, CPA Area) from R-10 (Residential -ten dwelling units per acre) to RM-F (Residential Multi -Family) zoning, and declaring an emergency (LUA-06-128; CPA 2006- M-06). MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS Mayor Pro Tem Nelson noted that with the adoption of the ordinances related to Planning: Highlands Area the Highlands area concerned parties may now move ahead. Redevelopment, Study Area Zoning & Land Use Changes In response to Councilmember Corman's inquiries, Councilmember Briere confirmed that the Highlands -area moratorium has expired, the new zoning is now in place, and a duplex can be rebuilt as it is a conforming use. Councilmember Persson thanked the Planning and Development Committee for their efforts on this matter. Councilmember Briere announced that phase 2 of the Highlands Task Force is being formed, and a letter was sent to interested citizens that includes an application, which is due by May 23. She stated that if anyone is interested in serving, information can be obtained from the City's 14, 2007 v,w Renton City Council Minutes Page 174 AUDIENCE COMMENT Citizen Comment: McOmber - Highlands Area Moratorium Citizen Comment: Pham - Official Newspaper website or the Council Liaison. Ms. Briere explained that the task force's charter includes reviewing issues within the Highlands area itself, identifying and prioritizing needs, and receiving education regarding what the City can and cannot do. In response to the inquiry of Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, Councilmembers confirmed that the moratorium in the Highlands area has ended. Shelley Pham, 13633 6th Pl. S., Burien, 98168, spoke on behalf of The Seattle Times on the topic concerning designation of The Seattle Times as the City's official newspaper. Ms. Pham pointed out that readers do not have to subscribe to The Seattle Times to be able to read the public notices on the newspaper's website. She noted the flexibility of the publication deadlines as the newspaper prints seven days a week. Regarding the publication rates, Ms. Pham indicated that The Seattle Times reaches a larger audience. EXECUTIVE SESSION MOVED BY LAW, SECONDED BY CORMAN, COUNCIL RECESS INTO AND ADJOURNMENT EXECUTIVE SESSION FOR APPROXIMATELY 40 MINUTES TO DISCUSS TWO ITEMS OF LITIGATION WITH NO OFFICIAL ACTION TO BE TAKEN AND THAT THE COUNCIL MEETING BE ADJOURNED WHEN THE EXECUTIVE SESSION IS ADJOURNED. CARRIED. Time: 8:14 p.m. Executive session was conducted. There was no action taken. The executive session and the Council meeting adjourned at 9:15 p.m. Bonnie 1. Walton, CMC, City Clerk Recorder: Michele Neumann May 14, 2007 May 14, 2007 *4w- Renton City Council Minutes ..,. Page 172 floor commercial development at a minimum of 75% of the frontage of the building is required for all residential projects on parcels abutting NE Sunset Blvd. east of Harrington Ave. NE." The Committee further recommended that the ordinances implementing these proposed changes be presented for adoption. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page and page 173 for ordinances.) Finance Committee Finance Committee Chair Persson presented a report recommending approval of Finance: Vouchers Claim Vouchers 259338 - 259841 and two wire transfers totaling $4,218,498.29; and approval of Payroll Voucher 142, one wire transfer, and 675 direct deposits totaling $2,128,589.72. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following ordinances were presented for first reading and advanced for ORDINANCES second and final reading: Rezone: Highlands Study An ordinance was read changing the zoning classification of certain property Area, RM-F to CV, CPA within the City of Renton (Highlands Study Area) from RM-F (Residential 6 PR Multi -Family) to CV (Center Village) zoning; LUA-06-128. MOVED BY j-%l,OaA BRIERS, SECONDED BY CLAWSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5280 Following second and final reading of the above -referenced ordinance, it was Rezone: Highlands Study MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT Area, RM-F to CV, CPA THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Rezone: Highlands Study An ordinance was read changing the zoning classification of certain property Area, RM-F to R-14, CPA within the City of Renton (Highlands Study Area) from RM-F (Residential Multi -Family) to R-14 (Residential-14 dwelling units per acre) zoning; LUA- 06-128. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5281 Following second and final reading of the above -referenced ordinance, it was Rezone: Highlands Study MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT Area, RM-F to R-14, CPA THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Rezone: Highlands Study An ordinance was read changing the zoning classification of certain property Area, R-10 to CV, CPA within the City of Renton (Highlands Study Area) from R-10 (Residential -ten dwelling units per acre) to CV (Center Village) zoning; LUA-06-128. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5282 Following second and final reading of the above -referenced ordinance, it was Rezone: Highlands Study MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT Area, R-10 to CV, CPA THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. The following ordinances were presented for second and final reading and adoption: Ordinance #5283 An ordinance was read annexing approximately 14 acres of property generally Annexation: Leitch, SE 136th located immediately south of the south side of SE 136th St. on the north, west St & 140th Ave SE of the middle of 140th Ave. SE, if extended, and on the east side of 140th Ave. SE to 143rd Ave. SE on the east; Leitch Annexation. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. May 14, 2007 **Sol Renton City Council Minutes ..r Page 171 Separate Consideration Economic Development, Neighborhoods and Strategic Planning Department Item 81. recommended approval of a memorandum of understanding with Highline EDNSP: Small Business Community College, Renton Technical College, and Renton Chamber of Development Center, Highline Commerce regarding development of a Small Business Development Center in Community College & Renton Renton. Approval was also sought for a budget amendment authorizing the Technical College & Renton City's $25,000 contribution. Chamber of Commerce Councilmember Persson stated that the Small Business Development Center is a great idea. He pointed out that Council offered enough budget flexibility when the 2007 Budget was adopted that a special appropriation for the $25,000 expenditure is not necessary. Mr. Persson relayed that the Finance Administrator agreed and said that if later in the year the department needs another $25,000, Council can review the matter at that time. UNFINISHED BUSINESS Planning & Development Committee 'Ffi Planning: Highlands Area Redevelopment, to y Area Zoning & Land Use Changes MOVED BY PERSSON, SECONDED BY LAW, COUNCIL APPROVE THE MEMORANDUM OF UNDERSTANDING WITH HIGHLINE COMMUNITY COLLEGE, RENTON TECHNICAL COLLEGE, AND RENTON CHAMBER OF COMMERCE REGARDING DEVELOPING A SMALL BUSINESS DEVELOPMENT CENTER IN RENTON, AND LEAVE OUT THE APPROVAL FOR THE BUDGET AMENDMENT FOR THE $25,000 CONTRIBUTION.* In response to Councilmember Clawson's inquiry, Chief Administrative Officer Covington explained that the funds in the existing department's budget were identified during the 2007 Budget process as having a specific purpose. This action could result in some reprioritization, and if the department is not able to complete its 2007 work program as a result, he noted that it appears as though Council will be amenable to staff coming back and requesting a budget appropriation. *MOTION CARRIED. Planning and Development Committee Chair Briere presented a report regarding the Highlands Subarea zoning and land use changes. The Committee recommended concurrence with the report and recommendation of the Highlands Zoning Task Force, which propose a series of zoning and land use changes in the Highlands Study Area. The Committee further concurred with the staff recommended changes to the task force's proposal: • To keep the task force recommended RM-F (Residential Multi -Family) zoning in the Harrington "tail" between NE 7th St. and NE 9th St., but to change the underlying land use designation to CV (Center Village), in compliance with the land use designation policies in the Comprehensive Plan. • To add a note restricting office and conference uses in the CV -zoned property on Edmonds Ave. NE. Note 22 in City Code RMC 4-2-080A should read as follows: "22. Size restrictions apply per use in RMC 4-2- 120A. In the CN zone, fast food establishments are prohibited. In the CV zone, no office and conference uses are allowed for parcels fronting, or taking primary access from, Edmonds Ave. NE." 0 To revise the note that requires commercial development along Sunset Blvd. NE. Note 73 in RMC 4-2-080A should read as follows: 73. Within the Center Village zone, garden style apartments are prohibited. Ground May 14, 2007 Renton City Council Minutes Page 172 floor commercial development at a minimum of 75% of the frontage of the building is required for all residential projects on parcels abutting NE Sunset Blvd. east of Harrington Ave. NE." The Committee further recommended that the ordinances implementing these proposed changes be presented for adoption. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page and page 173 for ordinances.) Finance Committee Finance Committee Chair Persson presented a report recommending approval of Finance: Vouchers Claim Vouchers 259338 - 259841 and two wire transfers totaling $4,218,498.29; and approval of Payroll Voucher 142, one wire transfer, and 675 direct deposits totaling $2,128,589.72. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND The following ordinances were presented for first reading and advanced for ORDINANCES second and final reading: Rezone: Highlands Study An ordinance was read changing the zoning classification of certain property Area, RM-F to CV, CPA within the City of Renton (Highlands Study Area) from RM-F (Residential Multi -Family) to CV (Center Village) zoning; LUA-06-128. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5280 Following second and final reading of the above -referenced ordinance, it was Rezone: Highlands Study MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT Area, RM-F to CV, CPA THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Rezone: Highlands Study An ordinance was read changing the zoning classification of certain property Area, RM-F to R-14, CPA within the City of Renton (Highlands Study Area) from RM-F (Residential Multi -Family) to R-14 (Residential-14 dwelling units per acre) zoning; LUA- 06-128. MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5281 Following second and final reading of the above -referenced ordinance, it was Rezone: Highlands Study MOVED BY BRIERS, SECONDED BY CLAWSON, COUNCIL ADOPT Area, RM-F to R-14, CPA THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Rezone: Highlands Study An ordinance was read changing the zoning classification of certain property Area, R-10 to CV, CPA within the City of Renton (Highlands Study Area) from R-10 (Residential -ten dwelling units per acre) to CV (Center Village) zoning; LUA-06-128. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5282 Following second and final reading of the above -referenced ordinance, it was Rezone: Highlands Study MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT Area, R-10 to CV, CPA THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. The following ordinances were presented for second and final reading and adoption: Ordinance #5283 An ordinance was read annexing approximately 14 acres of property generally Annexation: Leitch, SE 136th located immediately south of the south side of SE 136th St. on the north, west St & 140th Ave SE of the middle of 140th Ave. SE, if extended, and on the east side of 140th Ave. SE to 143rd Ave. SE on the east; Leitch Annexation. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT Date May 14, 2007 Highlands Sub Area Zoning and Land Use Changes (March 14, 2005) The Planning and Development Committee recommends concurrence with the report and recommendations of the Highlands Area Citizen's Zoning Task Force, which propose a series of zoning and land use changes, in the Highlands Study Area. The Committee further concurs with the two staff recommended changes to the Task Force's proposal: • To keep the Task Force recommended RMF zoning in the Harrington "tail" between NE 71h Street and NE 9"' Street, but to change the underlying land use designation to CV, in compliance with the land use designation policies in the Comprehensive Plan • To add a note restricting office and conference uses in the CV zoned property on Edmonds Avenue NE. Note 22 in RMC 4-2-080A should read: 22. Size restrictions apply per use in RMC 4-2-120A. In the CN Zone, fast food establishments are prohibited. In the CV Zone, no office and conference uses are allowed for parcels fronting, or taking primary access from, Edmonds Avenue NE. • To revise the note that requires commercial development along Sunset Boulevard NE. Note 73 in RMC 4-2-080A should read: 73. Within the Center Village Zone, Garden style apartments are prohibited. Ground floor commercial development at a minimum of 75% of the frontage of the building is required for all residential projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. The Committee further recommends that the ordinances implementing these proposed changes be presented for adoption on May 14, 2007. Terri Bricke, Chair L:n= , Dan Clawson, ice Marcie Palmer, Member cc: 3ity 6ewieg#en Alex Pietsch Neil Watts Gregg Zimmerman 14, 2007 *ftw Renton City Council Minutes Page 169 Pursuant to City Code 4-8-110F(5) and (6), the Committee's decision and recommendation is limited to the record, which consists of, but is not limited to the Hearing Examiner's report, the notice of appeal, and the submissions by the parties. The Committee heard the presentation by City staff and argument by attorney for the appellants and attorney for the applicants. After reviewing the record, the submissions by the parties and having heard oral argument, the Committee hereby found and recommended as follows: appellant's attorney conceded that the applicant had vested to the R-8 zone and that the covenant was likely a private covenant. Based on the evidence presented before the Committee, the Committee found no basis to determine that the Hearing Examiner made a substantial error in fact or law. Therefore, the Committee recommended that the City Council find that the Hearing Examiner did not make any substantial error in fact or law in approving both plat applications. The Committee further recommended that the City Council affirm the decisions of the Hearing Examiner. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ADMINISTRATIVE Chief Administrative Officer Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2007 and beyond. Items noted included: • Everyone is invited to a community forum on emergency preparedness presented by the City of Renton on May 22 at the Renton Community Center. • Two free natural yard care workshops are going to be held at the Renton Senior Activity Center. The first, "The Good, the Bad, and the Bugly" is on May 17, and the second, "Are Noxious Weeds Growing in Your Backyard" is scheduled for May 24. AUDIENCE COMMENT Sandel DeMastus, PO Box 2041, Renton, 98056, noted that the political Citizen Comment: DeMastus - campaign season has begun, and she wished all candidates well. She expressed Political Campaigning her hope that candidates will not take each others campaign signs and destroy them. Citizen Comment: Radford - Dean Radford, Editor of the Renton Reporter, 600 Washington Ave. S., Kent, Official Newspaper 98032, spoke on the consent agenda item concerning designation of The Seattle Tines as the City's official newspaper. He requested that the matter be referred to the Finance Committee for further review. Mr. Radford noted the commitment the Renton Reporter's news staff has for covering the City and its residents, saying that the coverage is not matched by any other newspaper. He further noted that the newspaper is looking for office space in Renton, and that the Renton Reporter reaches nearly 30,000 households in Renton. Citizen Comment: McOmber - Hiehlands Area p+" Redevelopment, Trails and Bicycle Master Plan Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, expressed his hope that the ordinances concerning the Highlands area listed on the council meeting agenda move forward without any changes, such as to the conforming uses and not having to demolish anything as long as it is within the standards. He also voiced concern regarding the safety of the trails in the Highlands area, saying he is looking forward to providing input on the Trails and Bicycle Master Plan. Mr. McOmber recommended the elimination of dark, dangerous trail areas, and ,the establishment of wheel chair -friendly and mobility scooter -friendly trails. Citizen Comment: Doyle - Charles Doyle, 411 5th Ave. S., Renton, 98057, introduced himself as the Political Campaigning director of the Highlands Community Association's candidate search committee. Mr. Doyle indicated that he has talked to a number of people who are interested May 7, 2007 saw Renton City Council Minutes %.e Page 160 Comprehensive Plan: 2006 Amendments, Highlands Study Area y � Planning: CV Comp Plan Designation, R-14 & CV Zones, Design Regulations Rezone: Highlands Study Area, R-10 to R-14, CPA REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 5/14/2007. CARRIED. An ordinance was read adopting, on an emergency basis, the Highlands Study Area amendments to the City's 2004 Comprehensive Plan, maps, and data in conjunction therewith, and declaring an emergency effective date. MOVED BY LAW, SECONDED BY PALMER, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 5/14/2007. CARRIED. An ordinance was read amending Chapter 4-2, Zoning Districts - Uses and Standards, Chapter 4-3, Environmental Regulations and Overlay Districts, Chapter 4-4, Citywide Property Development Standards, Chapter 4-8, Permits - General and Appeals, and Chapter 4-11, Definitions, of Title IV (Development Regulations) of City Code by changing the zoning regulations implementing the Center Village Comprehensive Plan designation, including the Residential-14 (R-14) zone and Center Village (CV) zone, enacting design regulations, and declaring an emergency. MOVED BY LAW, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 5/14/2007. CARRIED. An ordinance was read amending City Code and changing the zoning classification of certain property within the City of Renton (Highlands Study Area) from R-10 (Residential -ten dwelling units per acre) to R-14 (Residential- 14 dwelling units per acre) zoning, and declaring an emergency (LUA-06-128; CPA-2006-M-06). MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 5/14/2007. CARRIED. Rezone: Highlands Study An ordinance was read amending City Code and changing the zoning Area, R-10 to RM-F, CPA classification of certain property within the City of Renton (Highlands Study Area) from R-10 (Residential -ten dwelling units per acre) to RM-F (Residential Multi -Family) zoning, and declaring an emergency (LUA-06-128; CPA-2006- M-06). MOVED BY LAW, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 5/14/2007. following ordinance was presented for first reading and advanced for nd and final reading: Vacation: Field Ave NE, ESM An ordinance was read vacating a portion of Field Ave. NE, north of NE 2nd St. Consulting Engineers, VAC- (Petitioner: ESM Consulting Engineers). MOVED BY LAW, SECONDED 06-004 BY PERSSON, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Ordinance #5278 Vacation: Field Ave NE, ESM Consulting Engineers, VAC- 06-004 Ordinance #5279 Development Services: Fee Revisions (Franchise Permit, Plan Review & Inspection, Vacation) Following second and final reading of the above -referenced ordinance, it was MOVED BY LAW, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. The following ordinance was presented for second and final reading and adoption: An ordinance was read amending Section 4-1-180 of Chapter 1, Administration and Enforcement, of Title IV (Development Regulations) and 9-14-8 of Chapter 14, Vacations, of Title IX (Public Ways and Property) of City Code by adjusting fee schedules. MOVED BY LAW, SECONDED BY CLAWSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. May 7, 2007 r..- Renton City Council Minutes terPage 158 Earthworks, Inc., in the amount of $1,181,670 (budgeted amount $1,150,000). Refer to Utilities Committee for discussion of funding. Vacation: Field Ave NE, ESM City Clerk reported receipt of $6,850 compensation paid by petitioner, as set by Consulting Engineers, VAC- Council on 3/12/2007, and recommended adoption of the ordinance to finalize 06-004 the ESM Consulting Engineers vacation of a portion of Field Ave. NE, north of NE 2nd St. Council concur. (See page 160 for ordinance.) Appeal: Puget Colony 1 Short City Clerk reported Hearing Examiner's Stipulation and Order regarding the Plat, SHP-06-147 Puget Colony 1 and 2 short plats, and reported all parties agreement to the stipulation and order to consolidate the hearings of the appeal of Puget Colony 2 Short Plat, SHP-06-146, previously referred to Planning and Development Committee on 2/26/2007, and the appeal of the Puget Colony 1 Short Plat (SHP-06-147). Refer the appeal of the Puget Colony 1 Short Plat to Planning and Development Committee. Plat: Kristen Woods, Benson Development Services Division recommended approval, with conditions, of the Dr S, FP-06-142 Kristen Woods Final Plat; 20 single-family lots on 3.81 acres located at the 3200 block of Benson Dr. S. Council concur. (See page 159 for resolution.) Development Services: Development Services Division recommended acceptance of a deed of Thomas Short Plat, ROW dedication for additional right-of-way at the comer of Park Ave. N. and N. 34th Dedication, Park Ave N St. to fulfill a requirement of the Thomas Short Plat (SHP-06-089). Council concur. Airport: Northwest Seaplanes Transportation Systems Division recommended approval of an addendum to the Lease, LAG-91-005 airport lease LAG-91-005 with Northwest Seaplanes, Inc. to increase the ground rate from $30,026.95 to $33,633.84 annually, which will remain in effect through 12/31/2011. Council concur. UNFINISHED BUSINESS Plannine & Development Committee Planning: Highlands Area Redevelopment, Study Area Zoning & Land Use Changes Communitv Services Committee Community Services: Golf Cart Lease -Purchase Agreement, Yamaha MOVED BY NELSON, SECONDED BY PERSSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Planning and Development Committee Vice Chair Clawson presented a report regarding the Highlands Subarea zoning and land use changes. The Committee recommended concurrence with the report and recommendations of the Highlands Zoning Task Force, which propose a series of zoning and land use changes in the Highlands Study Area. The Committee further concurred with the two staff recommended changes to the task force's proposal: • To keep the task force recommended RM-F (Residential Multi -Family) zoning in the Harrington "tail" between NE 7th St. and NE 9th St., but to change the underlying land use designation to CV (Center Village), in compliance with the land use designation policies in the Comprehensive Plan. • To add a note restricting office and conference uses in the CV -zoned property on Edmonds Ave. NE. The Committee further recommended that the ordinances implementing these proposed changes be presented for first reading. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 160 for ordinances.) Community Services Committee Vice Chair Palmer presented a report regarding the Maplewood Golf Course golf cart lease -purchase agreement. The Committee recommended concurrence in the staff recommendation to approve a formal 48 month lease -purchase agreement with Northwest Yamaha Golf Carts for 50 gasoline powered golf carts. Fifty carts from the current fleet will be �.. .Now P PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT May 7, 2007 Highlands Sub Area Zoning and Land Use Changes (March 14, 2005) A73 IOVED DY Date S"7- adQ i The Planning and Development Committee recommends concurrence with the report and recommendations of the Highlands Area Citizen's Zoning Task Force, which propose a series of zoning and land use changes in the Highlands Study Area. The Committee further concurs with the two staff recommended changes to the Task Force's proposal: • To keep the Task Force recommended RMF zoning in the Harrington "tail" between NE 7t' Street and NE 91h Street, but to change the underlying land use designation to CV, in compliancewith the land use designation policies in the Comprehensive Plan • To add a note restricting' office and conference uses in the CV zoned property on Edmonds Avenue NE The Committee further recommends that the ordinances implementing these proposed changes be presented for first reading on May 7, 2007: Terri Briere, Ch it Dan Clawson, Vice Chair M0&::&,LVj-vp� Marcie Palmer, Member cc: Jay E=ovington Alex Pietsch Neil Watts Gregg Zimmerman Highlands.doc\ Rev 01 /06 bh rM Report and Recommendation Of the Highlands Area Citizen's Zoning Task Force November 8, 2006 Y C3Qryy�I ete. �Qecen1 ertf an �r� u�r 1� t?rfr e1erk- NOW ..W Report and Recommendation Of the Highlands Area Citizen's Zoning Task Force November 8, 2006 En t M The Highlands Area Citizen's Zoning Task Force was appointed by Mayor Kathy Keolker on October 9, 2006 Task Force Members: Kirk Moore, Chair Steve Beck Theresa Elmer Mark Gropper Jennifer Hawton Bimal Kumar Howard McOmber Colin Walker Scott Weiss Sandel DeMastus, alternate The Highlands Area Citizen's Zoning Task Force was composed of a group of citizen volunteers, appointed by the Mayor, and approved by the City Council. Task Force members were recruited from the Party of Records list from the Renton Highlands Sub Area zoning action, from the Highlands Community Association, from the Renton Housing Authority, from neighborhood business owners, and through general public notice. Task Force membership was chosen to reflect commercial, community, property owner, and resident interests within the areas of the Highlands affected by proposed Comprehensive Plan Land Use and Zoning changes. P ose The purpose of the Task Force was to provide additional citizen and property owner input into the zoning decisions within the Highlands study area. This Task Force convened for a limited time with the specific purpose to review the draft land use and zoning changes. This included review of proposed Comprehensive Plan Text Amendments, proposed Comprehensive Plan Land Use Map Amendments, proposed Zoning Map Amendments, and proposed Zoning Text Amendments. After reviewing the proposed changes, the Task Force was charged with putting together a set of recommendations for City Council review. This report contains the recommendations of the Highlands Area Citizen's Zoning Task Force. It lists issues of concern that Task Force members identified, and proposed solutions. Task Force proposed Comprehensive Plan and zoning amendments are attached to this report in the following appendices: • Appendix A- Task Force Proposed Land Use Map • Appendix B- Task Force Proposed Zoning Map • Appendix C- Task Force Proposed Comprehensive Plan Text Amendments • Appendix D- Task Force Proposed Zoning Text Amendments Process Since the Task Force was formed members have met twice a week with City staff. In the first phase of the process, staff briefed the Task Force on the current zoning regulations in effect in the Highlands study area, as well as the proposed changes. Initial briefings also included review of the Comprehensive Plan land use policies in effect for the neighborhood. During the second phase, each Task Force member developed his or her own zoning map for the study area. Individual zoning concepts were consolidated into three small -group concepts by consensus. From these three maps, the Task Force consolidated the information into a single mapping proposal. Throughout the process of the briefings and the mapping exercise, a number of issues surfaced regarding land use policy and zoning regulations. These issues were collected throughout the first two phases of the process and brought back to the Task Force for discussion and recommendation in the third phase of the process. Decisions during this phase were also made by consensus of the Task Force. Staff provided additional information as requested and provided further assistance in interpreting the details of zoning and land use regulation. Although the recommendations of the Task Force were formed through consensus, there was always the option to create a minority report. Given that there has been a fair amount of contention in the Highlands study area over proposed land use and zoning changes, the City Council authorized the creation of a minority report if necessary. A minority report allowed the opportunity for a group of at least three Task Force members to present an alternative recommendation from the rest of the group. Thus, if there were areas in which the Task Force just could not agree, there would be a series of alternative recommendations. Task Force Recommendations Comprehensive Plan Land Use Designations and Policies All zoning is required by law to be consistent with the City of Renton's Comprehensive Plan. The Task Force completed a land use map for the study area. Implementation of the Task Force proposal requires some Comprehensive Plan Text and Land Use Map Amendments. Appendix A contains the Task Force Proposed Land Use Map. This map shows the proposal to include the residential area north of NE 16th Street in the Center Village (CV) land use designation. It also includes the recommendation to include the multi -family areas south east of NE 12th Street and Monroe Ave NE, and east of Harrington Avenue NE between NE 7th Street and NE 9th Street in the Residential Multi - Family (RMF) land use designation. Appendix C contains the Task Force Proposed Comprehensive Plan Text Amendments. The Task Force recommended that Residential- 14 (R-14), Center Village (CV), and the Residential Multi -family (RM-F, RM-U, and RM-T) zones implement the Center Village Comprehensive Plan Land Use Designation. Zoning Map Rezoning of property in the Highlands Study Area is a very important issue to the residents and property owners there. The Task Force completed a zoning map for the study area. A modest up -zone to Residential- fourteen units per acre (R-14) was recommended for much of the current Residential- ten units per net acre (R-10) zoning in the study area. R-14 zoning was also recommended for the duplexes north of Sunset Boulevard in the vicinity of Glenwood Avenue NE and Harrington Avenue NE. Center Village (CV) zoning was expanded along Sunset Boulevard, in a few parcels adjacent to the existing commercial area, and the Houser Terrace and Evergreen Terrace properties owned by the Renton Housing Authority. Rezoning to Residential Multi -Family (RM-F) was recommended for three strips of properties: a strip along Kirkland Avenue NE, a strip south of NE 12th Street, and a strip along Harrington Avenue NE. Appendix B contains the Task Force Proposed Zoning Map. Non -Conforming Uses Past zoning proposals for this area included the possibility of implementing zoning that did not allow existing residential uses, such as duplexes and single-family homes. In such situations, the existing use is considered a legal non -conforming use. Legal non- conforming is the technical term for "grandfathered in". It means that the use is allowed to continue but may not expand or enlarge. Several members of the Task Force wished to ensure that the zoning proposal allow existing residential uses to remain legal and conforming. The recommended zoning proposal eliminates the issue of non -conforming 2 uses. All existing use types (duplexes, single-family uses) are allowed uses in the proposed zoning package. Property Redevelopment One of the most debated issues in the package of proposed zoning changes was a requirement that when properties came in for subdivision, the existing unit had to be removed. This would only affect those applying for division of their properties, and not to other changes like remodels or additions. However, the Task Force felt that property owners should not be required to remove existing units in order to subdivide their property. In lieu of requiring the removal of existing units, the Task Force indicated that property owners should be required to upgrade the existing units. Unfortunately, building and related codes make this impossible to implement without declaring the unit a hazard. The Task Force did not wish to create a situation in which existing units were declared hazardous. However, the Task Force did recommend deleting the provision that required the removal of existing units upon subdivision. Affordable Housing Keeping the neighborhood an affordable place to live for people in all stages of their lives was important to the members of the Task Force. In the R-14 zone, there is an allowed density bonus of 18 units per net acre. The Task Force recommended keeping the proposed incentive of creating two units of affordable housing as one of the options to achieve the density bonus. The Task Force also recommended implementing an incentive geared toward public agencies and non-profit organizations whose mission is to provide affordable housing. An incentive was recommended that would allow a bonus of 30 units per net acre for any project, of at least two acres, in which a minimum of 50% of the units developed would be affordable to those with incomes of 50% of the Area Median Income. Limits on Commercial Development While the Task Force liked the flexibility of the R-14 zone, there was general concern that it could allow some small commercial uses in a residential area. To prevent this, the Task Force recommendation specifically prohibits on -site services, retail, and eating/drinking establishments in this area unless they are accessory to a community, school, or recreational use. This would allow the possibility for a small business like an espresso stand or bicycle rental to locate in a park or the Community Center. A hearings examiner conditional use permit would be required. The Task Force also recommended that new, indoor recreational uses should be allowed in the R-14 zone to allow for redevelopment of the North Highlands Community Center property. Commercial Development Amendments in the Center Village Zone The CV zone is primarily oriented toward commercial development. Residential uses are allowed, but some limits must be put in place to ensure that as the area begins to redevelop, residential uses will not dominate this zone. As a result, the Task Force recommended increasing the minimum residential density in this area to 20 dwelling units per net acre. This will prevent lower density residential -only redevelopment from occurring in the commercial area. The Task Force also recommended a standard which requires commercial development in properties fronting on Sunset Boulevard. This proposes that commercial development occupy a minimum of 75% of the frontage on Sunset. Another Task Force recommendation was to allow a ten foot height bonus in the CV zone for properties that have first floor commercial development. This allows building of four stories of residential over first floor commercial development, an important incentive for the development of mixed use commercial and residential buildings. R-14 Zone Density The Task Force recommended raising the minimum density in the R-14 zone to ten units per acre to comply with the Comprehensive Plan for the Center Village Land Use Designation. The Task Force also recommended keeping the current bonus system in the R-14 zone that allows densities up to 18 units per net acre. In order to receive the bonus, however, the proposed development would have to offer one of the following desired items: alley access, open space, or affordable housing. Design Regulations The Task Force recommended implementation of Design Regulations for all properties within the Center Village land use designation. The regulations consist of standards and guidelines that would be applied to new development. Minimum Lot Size for Detached Residential Development The Task Force recommended that the minimum lot size for single-family detached residences in the R-14 zone be set at 5,000 square feet. Next Steps The Highlands Area Citizen's Zoning Task Force has recommended a complete package of land use and zoning changes. These proposed changes are currently in environmental review and the City's Environmental Review Committee is expected to issue an environmental determination on November 13, 2006. November 13`h is also the scheduled date for a City Council public hearing on the proposed Comprehensive Plan changes included in this recommendation. Upon completion of the environmental review and the public hearing processes, the City Council should consider the Task Force recommendations for adoption. Beyond possible adoption, the Task Force identified a number of issues beyond their immediate scope of work. Issues that the Task Force feels merit further consideration by the City, include: - Implementation of a minimum property maintenance code that would address potential life safety issues in existing units - . Affordable housing strategies for the Highlands, and the City as a whole, including zoning incentives, tax incentives, and possible fee reductions - Consideration of storm water regulation implementation in the Highlands - Development of properties for parks and recreation uses by the City - Completion of a full sub area plan for the study area 0 - Consideration of implementation of Cottage Housing standards in the Highlands and Citywide. In addition to addressing these issues, the Task Force highly recommends that the City continue to work with a Citizen's Task Force in the revitalization and redevelopment of the Highlands Study Area. 5 m APPENDIX A Ah 1 le- L J APPENDIX B - T L_.� a �i ►;�YLaNUNN .= =: Al'llll1l'lli �::� Ah 14 m m APPENDIX C IX. CENTERS Goal: Develop well-balanced attractive, convenient, robust commercial office, office, and residential development within designated Centers serving the City and the region. Discussion: The Centers category of land use includes two areas of the City, the Center Village in the Highlands and the Urban Center located in the historic downtown and the employment area north to Lake Washington. The Urban Center includes two sub -areas: Urban Center- Downtown (220 acres) and the Urban Center -North (310 acres). Together these two areas are envisioned to evolve into a vibrant city core that provides arts, entertainment, regional employment opportunities, recreation, and quality urban residential neighborhoods. The Renton Urban Center is envisioned as the dynamic heart of a growing regional city. Renton's Urban Center will provide significant capacity for new housing in order to absorb the city's share of future regional growth. This residential population will help to balance the City's employment population and thereby meet the policy directive of a 2:1 ratio of jobs to housing. The Center Village designation is envisioned as a revitalized residential and commercial area providing goods and services to the Greater Highlands area. The area could potentially become a focal point for a larger area, the Coal Creek Corridor, connecting Renton to Newcastle-te and Issaquah. While development is envisioned at a smaller scale than expected in the Urban Center, the Village Center will still focus on urban mixed -use projects with a pedestrian --oriented development pattern. Objective LU-MM: Encourage a wide range and combination of uses, developed at sufficient intensity to maximize efficient use of land, support transit use, and create a viable district. Policy LU-193. Promote the innovative site planning and clustering of Center uses and discourage the development of strip commercial areas. Policy LU-194. Phase implementation of development within Centers to support economically feasible development in the short term but also provide a transition to achieve new development consistent with long term land use objectives. Policy LU-195. Designate Center boundaries according to the following criteria: 1) The boundary should coincide with a major change in land use type or intensity; 2) Boundaries should consider topography and natural features such as ravines, hills, and significant stands of trees; 3) Boundaries should occur along public rights -of -way including streets or utility easements, or at rear property lines where justified by the existing land use pattern. Boundary lines should not be drawn through the interior of parcels; and 4) As a maximum distance, the boundary should be drawn within a walkable distance from one or two focal points, which may be defined by intersections, transit stops, or shopping centers. n cm Policy LU-196. Designate Centers in locations with the following characteristics: 1) A nucleus of existing multi -use development; 2) Potential for redevelopment, or vacant land to encourage significant concentration of development; 3) Center locations should be located on major transit and transportation routes; 4) Center locations should be served by the City's arterial street system. Policy LU-197. Change adopted boundaries only in the following circumstances: 1) The original mapping failed to consider a major natural feature or significant land use that would make implementation of the boundary illogical, or 2) The amount of land within a Center is inadequate to allow development of the range and intensity of uses envisioned for the Center. Policy LU-198. Support new office and commercial development that is more intensive than the older office and commercial development in existing Centers in order to create more compact and efficient Centers over time. Policy LU-199. Allow stand-alone residential development of various types and urban densities in portions of Centers not conducive to commercial development, or in the Urban Center in districts designated for residential use. Policy LU-200. Allow residential uses throughout Centers as part of mixed -use developments. Consider bonus incentives for housing types compatible with commercial uses or lower density residential that is adjacent to Centers. Policy LU-201. Include uses that are compatible with each other within mixed -use developments; for example, office and certain retail uses with residential, office, and retail. Policy LU-202. Locate and design commercial uses within a residential mixed -use development in a manner that preserves privacy and quiet for residents. Policy LU-203. Modify existing commercial and residential uses that are adjacent to or within new proposed development to implement the new Center land use vision as much as possible through alterations in parking lot design, landscape, signage, and site plan as redevelopment opportunities occur. Policy LU-204. Consolidate signage for mixed -use development. Policy LU-205. Identify major natural features and support development of new focal points that define the Center and are visually distinctive. Policy LU-206. Design focal points to include a combination of public areas such as parks or plazas, architectural features such as towers, outstanding building design, transit stops, or outdoor eating areas. These features should be connected to pedestrian pathways if possible. Policy LU-207. Evaluate existing intersections of arterial roadways for opportunities to create focal points. Policy LU-208. Consolidate access to existing streets and provide internal vehicular circulation that supports shared access. Policy LU-209. Locate parking for residential uses in the mixed -use developments to minimize disruption of pedestrian or auto access to the retail component of the project. Policy LU-210. Connect residential uses to other uses in the Center through design features such as pedestrian access, shared parking areas, and common open spaces. CENTER VILLAGE LAND USE DESIGNATION Purpose Statement: Center Village is characterized by areas of the City that provide an opportunity for redevelopment as close -in urban mixed -use residential and commercial areas that are pedestrian_ oriented. These areas are anticipated to provide medium to high -density residential development and a wide range of commercial activities serving citywide and sub -regional markets. Center Villages typically are developed within an existing suburban land use pattern where opportunities exist to modify the development pattern to accommodate more growth within the existing urban areas by providing for compact urban development, transit orientation, pedestrian circulation, and a community focal point organized around an urban village concept. Objective LU-CCC: Develop Center Villages, characterized by intense urban development supported by site planning and infrastructure that provides a pedestrian scale environment. Policy LU-317. Apply the Center Village dDesignation to areas with an existing suburban and auto -oriented land use pattern, which, due to availability and proximity to existing residential neighborhoods, are candidate locations for a higher density mixed -use type of development. Policy LU-318. Implement the Center Village Designation using multiple zoning designations including Residential 4-0-14 (R-4-81)), Center Village (CV), and the Residential Multi -family zones (RMF, RM-U. RM-T). Strategy 319.1. Evaluate commercial and residential development standards in the Center Village and replace zoning designations or re -zone with the vision for a Center Village designation Strategy 319.2. Prepare a Highlands Plan as a sub -area plan to further refine the land use concept for and implement the Center Village land use concepts. Phasing of the Highlands Redevelopment Subarea Plan is expected to occur ov-ff-within a 2 — 5- year period from the 2004 GMA update. _ OZZ s e Policy LU-320. Allow residential density ranging from a minimum of 10 to a maximum of 80 dwelling units per acre in the Center Village Desi—eatisndesi ng ation. Policy LU-321. Encourage mixed -use structures and projects. Policy LU-322. Orient site and building design primarily toward pedestrians and people to maximize pedestrian activity and minimize automobile use for circulation within the Center Village. Policy LU-323. Accommodate parking within a parking structure. Where structured parking is infeasible due to site configuration, ation, parking should be located in the back or the side of the primary structure. Diseetrrage Pparking lots between structures and street rights -of- way shall not be permitted. Policy LU-324. Use alley access where alleys currently exist. Encourage designation of new alleys in redevelopment projects. Policy LU-325. Encourage shared parking to use urban land efficiency. Policy LU-326. Develop design guidelines to provide direction on site design, building design, landscape treatments, and -parking, and circulation components of new development projects. Implementation of this policy should be phased within three years of the adoption of the 2004 Update. Policy LU-327. Encourage uses in Center Villages that serve a sub -regional or citywide market as well as the surrounding neighborhoods. Policy LU-328. Encourage more urban style design and intensity of development (e.g. building height, bulk, landscaping, parking) within Center Villages than with land uses outside the Centers. Policy LU-329. Promote the clustering of community commercial uses and discourage the development of strip commercial areas. Policy LU-330. Residential development within Center Villages is intended to be urban scale, stacked, flat and/or townhouse development with structured parking. Policy LU-331. Prohibit new garden style multi -family development. Policy LU-332. Provide community scale office and service uses. APPENDIX D n CITY OF RENTON, WASHINGTON ORDINANCE NO. AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER 4-2, ZONING DISTRICTS — USES AND STANDARDS, CHAPTER 4-3, ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS, CHAPTER 4-4, CITY-WIDE PROPERTY DEVELOPMENT STANDARDS, CHAPTER 4-8, PERMITS- GENERAL AND APPEALS, AND CHAPTER 4-11, DEFINITIONS, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO.4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY CHANGING THE ZONING REGULATIONS IMPLEMENTING THE CENTER VILLAGE COMPREHENSIVE PLAN DESIGNATION, INCLUDING THE RESIDENTLAL-14 (R-14) ZONE AND CENTER VILLAGE (CV) ZONE, AND ENACTING DESIGN REGULATIONS. WHEREAS, the Vision for the Center Village calls for the modification of the existing, low -density suburban land use pattern; and WHEREAS, Comprehensive Plan Strategy 319.1 requires the evaluation of commercial and residential development standards in the Center Village Land Use Designation to ensure better implementation of the Center Village policies; and WHEREAS, Strategy 319.1 calls for the replacement of existing zoning that does not implement the Center Village Vision; and WHEREAS, the R-10 zone does not implement the Center Village vision for medium to high density residential development; and and WHEREAS, the Center Village zone includes uses that are incompatible with high density housing; WHEREAS, the Center Village Land Use policies promote high standards of design, pedestrian orientation, development of alleys, and the clustering of commercial and civic uses; and WHEREAS, the Comprehensive Plan Housing Element promotes the provision of affordable housing for all income groups; and; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: Page 1 of 58 SECTION I. Section 4-2-010.1) of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `A'. SECTION H. Section 4-2-020.G of Chapter 2, Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: G. RESIDENTIAL- 10 DU/ACRE (R-10): The Residential-10 Dwelling units Per net Acre Zone (R-10) is established for the medium -density residential development that will provide a mix of residential styles including detached dwellings or semi -attached dwellings on small lots, attached townhouses, and small-scale attached flats. It is intended to implement the Medium Density and Center- Village Land Use Comprehensive Plan designation. Development promoted in the zone is intended to increase opportunities for detached and semi -attached single family dwellings as a percent of the housing stock, aw well as allow some small-scale attached housing choices and to create high -quality infill development that increases density while maintaining the single family character of the existing neighborhood. Allowable base densities range from four (4) to ten (10) dwelling units per net acre. The zone serves as a transition to higher density multi -family zones. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Residential Medium Density land use designation, Objectives LU-GG through LU-II, Policies LU-157 through LU-181 of the ro„*er village land — designation, Objeetive-1 U CGE, Pokeies LU 31-,7-through 4-,U-33 and the Community Design Element of the Comprehensive Plan. Page 2 of 58 M M SECTION M. Section 4-2-020.H of Chapter 2, Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: H. RESDIENTIAL-14 DU/ACRE (R-14): The purpose of the Residential-14 Dwelling Units Per Net Acre Zone (R-14) is to encourage development, and redevelopment, of presidential neighborhoods that provide a mix of detached, semi -attached, and attached dwelling structures organized and designed to combine characteristics of both typical detached single family and small-scale multi -family developments. It is intended to implement the Residential Medium Density or the Center Village Land Use Comprehensive Plan designations. Densities range from eight (8)ten 10 to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be eombined with residential development allowed when they support the purpose of the designation. Interpretation of uses and project review in this zone shall be based on the purpose established in the Residential Medium Density land use designation, Objectives LU-GG through LU-II, Policies LU- 157 through LU-181, or the Center Villaize land use designation Objective LU-CCC Policies LT J- 31.7 through LU-332, and the Community Design Element of the Comprehensive Plan. SECTION IV. Section 4-2-020.I of Chapter 2, Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: Page 3 of 58 I RESIDENTIAL MULTI -FAMILY (RM): Purpose: The Residential Multi -Family Zone (RM) is established to implement the multi- family policies of the Land Use Element of the Comprehensive Plan. The RM 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. 2. Classifications: The density allowed under this zone will be identified by the suffix that is applied. This zone will normally be applied with one of three (3) suffixes: a. "F" (Multi -Family): The RM-F suffix allows for the development of both infill parcels in existing multi -family districts with compatible projects and other multi -family development. It is intended to implement the Multi -Family or Center Village Land Use Comprehensive Plan designation. Density ranges from ten (10) to twenty (20) du/acre. Interpretation of uses and project review in this suffix shall be based on the purpose statement objectives and policy direction established in the Residential Multi -Family land use designation, Objectives LU-JJ through LU-LL, Policies LU-182 through LU-192, or the Center Village Land Use designation, Objectives LU-CCC, Policies LU-317 through LU-332. b. "T" (Traditional): The RM-T suffix occurs in areas where compact, traditional residential neighborhood development already exists, or in Comprehensive Plan designations where traditional residential neighborhoods are planned in the future. It is intended to implement the Urban Center — Downtown designation or Center Village Land Use Comprehensive Plan designation in the Land Use Element of the Comprehensive Plan. Density ranges from fourteen (14) to thirty five (35) du/acre. C. "U" (Urban Center): The RM-U suffix provides for high -density, urban -scale, multi -family residential development that supports the downtown and allows for alternative transportation mode choices. Development standards promote a pedestrian -scale environment and amenities. Density Page 4 of 58 ranges from twenty five (25) to seventy five (75) du/acre. This zone, combined with the CD and RM- T Zones, is intended to implement the Urban Center — Downtown Land Use Comprehensive Plan designation or Center Village Land Use Comprehensive Plan designation. Interpretation of uses and project review in suffix RM-U and RM-T shall be based on the purpose statement objectives and policies of the Urban Center — Downtown land use designation, Objectives LU-00 through LU-XX, Policies LU-216 through LU-264, or the Center Village Land Use designation, Objectives LU-CCC, Policies LU-31.7 through LU-332 and the Community Design Element of the Comprehensive Plan. (Amd. Ord. 4971, 6-10-2002) SECTION V. Section 4-2-020.K of Chapter 2, Zoning Districts- Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: K CENTER VILLAGE ZONE (CV): 1. Purpose: The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed -use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit -oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. Uses and standards allow complementary, high -density residential development, and discourage garden -style, multi -family development. The Genter Village Residential Bonus Dis of sufrounding single family and multi family neighbor -hoods. 2. Scale and Character: The Center Village Zone (CV) is intended to provide suitable environments for district -scaled retail and commercial development serving more than one neighborhood, but not providing City-wide services. Page 5 of 58 a Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Center Village land use designation, Objective LU-CCC, Policies LU-317 through LU-332, Residential Medium -Density land use designation, Objectives LU-GG through LU-II, Policies LU-157 through LU-181, or the Residential Multi -Family land use designation, Objectives LU-JJ through LU-LL, Policies LU-182 through LU- 192, and the Community Design Element of the Comprehensive Plan. SECTION VI. Section 4-2-060 of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `B'. SECTION VII. Section 4-2-070G of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `C'. SECTION VIII. Section 4-2-070J of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `D'. SECTION IX. Section 4-2-080A.33 of Chapter 2, Zoning Districts — Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 33. Indoor- or outdeoF reereational f4eilities and/or eating and &nking establishments, laundr-omats, day rare eentefs, or- adult day eafe 4 uses are permitted Only in 6 J . . *t-h and intend, tom e residential development in the R 14 Zone —Project size limitations of RMC 4-2-11OF apply. A preschool or day care center, when accessory to public or community facilities listed in RMC 4-2-060J, is considered a permitted use and not a conditional use. Page 6 of 58 Additional Restrictions within the CV Land Use Designation: Retail uses, eatina/drinking establishments and on -site service uses are prohibited in R-14 areas within the Center Village Land Use Designation unless they are accessory to a School Park or Entertainment and Recreational Use as allowed in RMC 4-2-060E, F, and J. SECTION X. Section 4-2-080A.73 of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 73. Within the Center Village Zone, Residentialas Disifi.t, " a +i^' 0111Y ^ e limited"to townhouse development in the fange of seveii (7) to �wenty (20) dwelling units per- net aere. Garden style apartments are prohibited. , first floof oonunefeial uses, have a maximum density ef eight), (80) dwelling tmits pef net aefe. Pr-eje within the Center- Village afe also subjeet to the pfoirisions and development stafidaFds inR.A4C- 4 3 09 and D, Center- N411age Residential Bontis Distfiet. Mtaehed &,elliag unit developments in the range e Ground floor commercial development at a minimum depth of 30 feet and a minimum width of 75% of the length of the building is required for all residential projects on parcels abutting NE Sunset Boulevard Parcels west of Harrington Avenue NE and east of Edmonds Ave NE may cluster the required commercial development as long as there is commercial development greater or eaual to 75% of the sum of the ground floor areas_ of all the buildings roposed for the site. SECTION XI. Section 4-2-11OF of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `E'. SECTION XIL Section 4-2-110G of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `F'. SECTION XIII. Section 4-2-120A of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as shown on Attachment `G'. Page 7 of 58 SECTION XIV. Section 4-3-095 of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby deleted in its entirety. SECTION XV. Section 4-3-100 of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: A PURPOSE: The purpose of this Section is to: 1. Establish design review regulations in accordance with policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. 2. Create design standards and guidelines specific to District 'A' (the Downtown Core) that ensure design quality of structures and site development implementing the City of Renton's Comprehensive Plan Vision for its Urban Center — Downtown. This Vision is of a downtown that will continue to develop into an efficient and attractive urban city. The Vision of the Downtown Core is of mixed uses with high -density residential living supported by multi -modal transit opportunities. Redevelopment will be based on the pattern and scale of established streets and buildings. 3. Create design standards and guidelines specific to District 'B' (the South Renton Neighborhood) that ensure design quality of structures and site development implementing the City's South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a residential area located within the Urban Center — Downtown, maintains the existing, traditional grid street plan and respects the scale of the neighborhood, while providing new housing at urban densities. The South Renton Neighborhood Plan supports a residential area that is positioned to capitalize on the employment and retail opportunities increasingly available in the Downtown Core. 4. Create design standards and guidelines specific to the Urban Center — North (District 'C) that ensure design quality of structures and site development that implements the City of Renton's Comprehensive Plan Vision for its Urban Center — North. This Vision is of an urban environment that concentrates uses in a "grid Page 8 of 58 pattern" of streets and blocks. The Vision is of a vibrant, economically vital neighborhood that encourages use throughout by pedestrians. 5. Create design standards and guidelines applicable to the use of "big -box retail" as defined in RMC 4- 11-180, Definitions. 6. Create design standards and p*uidelines specific to the Center Village commercial core (District `D') that ensure design quality of structure and site development that implements the City of Renton's Comprehensive Plan Vision for the Center Village designation Uses within this district include business and professional offices services retail restaurants recreational businesses mixed -use commercial and residential buildings and multi -family residential This portion of the Center Village is intended to provide a vital business district serving the local neighborhood and beyond. 7 Create design standards and guidelines specific to the residential portion of the Center Village (District `E') that ensure design quality of structure and site development that implements the City o Renton's Comprehensive Plan Vision for the Center Village designation A variety of housing options allows economic and lifestyle diversity in the Center Village with design regulation to tie the ranee of styles and types together. 8. Establish two categories of regulations: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Development Services Director in determining if the proposed action meets the intent of the design guidelines. in the U Center- + Design Oye lµy_are ,Set specific minimum standards and guidelines that may apply to all t1wee-districts, or certain districts only (Districts 'A', 'B', or-'C', `D', or `E'), as indicated herein. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) B APPLICABILITY: l . This Section shall apply to all development in the Urban Center — Downtown and Urban Center — North. For the purposes of the design regulations, the Center Downtown is District 'A', South Renton is District 'B', and the Urban Center — North is District 'C.' Districts A through C are depicted on the Urban Center Design Overlay District Map, shown in subsection B4 of this Section. 2. This Section shall also apply to big -box retail use where allowed in the Commercial Arterial (CA), Light Industrial (IL), Medium Industrial (IM), and Heavy Industrial (IH) zones, except when those zones are located in the Employment Area — Valley south of Interstate 405. Big -box retail uses within these zones, except in the Employment Area — Valley, must comply with design standards and guidelines specific to the Urban Center — North (District 'C'). 3. Where conflicts may be construed between the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. 4. Urban Center Design Overlay District Map: Page 9 of 58 In 5 This section shall apply to all development in the Center Village Land Use Designation as shown on the Comprehensive Plan Land Use Map For the purposes of the Design Regulations areas within the Center Villag,e I and Use Designation zoned Center Village (CV) shall comprise District "D". Areas within the Center Village Land Use Designation zoned Residential Multi -family (RMF) and Residential-14 (R-14) area shall be in District "E". (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) C EXEMPTIONS: The design regulations shall not apply to: 1. Interior Remodels: Interior remodels of existing buildings or structures provided the alterations do not modify the building facade. 2. Aircraft Manufacturing: Structures related to the existing use of aircraft manufacturing in District 'C'. (Ord. 5124, 2-7-2005) D ADMINISTRATION: 1. Review Process: Applications subject to design regulations shall be processed as a component of the governing land use process. 2. Authority: The Di fe ter- of the Development Sefyiees Divi& e Reviewing Official shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of the design regulations. In rendering a decision, the Official will consider proposals on the basis of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) E 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 throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. a. Minimum Standard for Districts 'A' and 'B': Maintain existing grid street pattern Ib. Minimum Standards for Districts 'C' and `D': i. Provide a network of public and/or private local streets in addition to public arterials. Page 11 of 58 it. Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks. (d) Internal or local roads (public or private). (e) r, -iye aislesz 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. a. Minimum Standard for Districts 'A' and,7'B% and `D': Orient buildings to the street with clear connections to the sidewalk. ii. The front entry of a building shall not be oriented to a drive aisle but instead a public or private street or landscaped pedestrian one courtyard b. Minimum Standards for District 'Cl: i. Buildings on designated pedestrian -oriented streets shall feature "pedestrian -oriented facades" and clear connections to the sidewalk (see illustration, RMC 4-3400E7a). Such buildings shall be located adjacent to the sidewalk, except where pedestrian -oriented space is located between the building and the sidewalk. Parking between the building and pedestrian -oriented streets is prohibited. ii. Buildings fronting on pedestrian -oriented streets shall contain pedestrian -oriented uses. iii. Nonresidential buildings may be located directly adjacent to any street as long as they feature a pedestrian -oriented facade. iv. Buildings containing street -level residential uses and single -purpose residential buildings shall be set back from the sidewalk a minimum of ten feet (10) and feature, substantial landscaping between the sidewalk and the building (see illustration, RMC 4-3-100E7b). Page 12 of 58 M M V. If buildings do not feature pedestrian -oriented facades they shall have substantial landscaping between the sidewalk and building. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk (see illustration, RMC 4-3-100E7c). C. Guidelines Applicable to District 'C': i.. Siting of a structure should take into consideration the continued availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas). d. Guideline Applicable to Districts `C' and `D": ii Ground floor residential uses located near the street should be raised above street level for residents' privacy. 3. 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. a. Minimum Standards for Districts 'A' an-,_ B', `D', and `V: : i_A primary entrance of each building shall be located on the facade facing a street.-Sueh entfaneesshall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. ii Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open maces that incorporate landscaping to provide a directed view to building- entries. iii Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iv. Secondary access (not fronting on a street) shall have weather protection at least four and one-half feet (4-1/2') wide over the entrance or other similar indicator of access. V. Pedestrian access shall be provided to the building from propeny edges adjacent lots, abuttin sg treet intersections, crosswalks, and transit stomas. b. Minimum Standards for District 'C': i. On pedestrian -oriented streets, the primary entrance of each building shall be located on the facade facing the street. ii. On non -pedestrian -oriented streets, entrances shall be prominent, visible from surrounding streets, connected by a walkway to the public sidewalk, and include human -scale elements. iii. All building entries adjacent to a street shall be clearly marked with canopies, architectural elements, ornamental lighting, and/or landscaping. Entries from parking lots should be subordinate to those relatedto the street for buildings with frontage on designated pedestrian -oriented streets (see illustration, RMC 4-3- MUM). Page 13 of 58 iv. Weather protection at least four and one-half feet (4-1/2') wide and proportional to the distance above ground level shall be provided over the primary entry of all buildings and over any entry adjacent to a street. V. Pedestrian pathways from public sidewalks to primary entrances or from parking lots to primary entrances shall be clearly delineated. C. Guidelines Applicable to All Districts `A', `B', and `C': i. Multiple buildings on the same site should provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. ii. Ground floor units should be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iii. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet (4-1/2') wide over the entrance or other similar indicator of access. iv. Pedestrian access should be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. V. Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian - oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. de. Guidelines Applicable to Districts 'A' and `D': i. For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. ii. Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street -oriented facade. iii. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District 'A'. e_f. Guidelines Applicable to Districts 'B' and `E': Front yards should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, or similar feature. €g. Guideline Applicable to District 'C': For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. Page 14 of 58 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. a. Minimum Standards for Districts 'A' and `D': Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: i. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; ii. Building proportions, including step -backs on upper levels; iii. Building articulation to divide a larger architectural element into smaller increments; or iv. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. b. Minimum Standards for Districts W and `E': i. Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: W i. Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or (b)iii. Building articulation provided to divide a larger architectural element into smaller pieces; or (-o)iy. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. ii. In areas with older- style, steeply pitehed, single faraily homes, similar reof styles are meouraged C. Minimum Standards for District 'Cl: i. For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long established, existing neighborhood south of North 6th Street known as the North Renton Neighborhood. Page 15 of 58 ii. For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. 5. 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. a. Minimum Standards for All Districts: i. 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 (see illustration, RMC 4-3-100E7e). ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. iii. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self -closing doors (see illustration, RMC 4-3-100E7f). iv. The use of chain link, plastic, or wire fencing is prohibited. V. If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum three feet (3) wide, shall be located on three (3) sides of such facility. b. Guidelines Applicable to All Districts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. a. Minimum Standards for Districts 'C' and `D': i. Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection E7g of this Section). ii. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection E7h of this Section). iii. Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Monuments; Page 16 of 58 M CM (c) Special landscape treatment; (d) Open space/plaza; (e) Identifying building form; (f) Special paving, unique pedestrian scale lighting, or bollards; (g) Prominent architectural features (trellis, arbor, pergola, or gazebo); (h) Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). 7. Illustrations. a. Pedestrian -oriented facades (see subsection E2b(i) of this Section). Pedestrian -orient Prima must be i transparent display along between weat b. Street -level residential (see subsection E2b(iv) of this Section). Page 17 of 58 Raised planters provide privacy for residents while maintaining views of the street from units Trees C. Buildings without pedestrian -oriented uses (see subsection E2b(v) of this Section). Combination of evergreen and Building deciduous shrubs and trees ..fi�gg..,, 4 Raised planter d. Building entries (see subsection E3b(iii) of this Section). Page 18 of 58 M rn e. Service elements located to minimize the impact on the pedestrian environment (see subsection E5a(i) of this Section). DUMPS LOCATE REAR O SITE f. Service enclosure (see subsection E5a(iii) of this Section). Page 19 of 58 Roof enclosure to keep birds out wncre�e Pau g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this Section). 1 'n ■■■■ 11 ou ■■.■ Sam ="111119101111 1 1 1 1 1 I 1 1 1 1 1 111/111111 �'� Turret m m Elevation Comer accentuating roof line J1 Plan Note: Ensure that building does not block viewing triangle at intersections 0 Elevation Bay window i. J j Plan Page 20 of 58 n M h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the commercial area (see subsection E6a(ii) of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) F PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. a. Minimum Standards for Districts 'A' and-'B', and `D'\: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. b. Minimum Standards for District'C': Ii. On dDesignated Pedestrian -Oriented Streets: Page 21 of 58 (a) Parking shall be at the side and/or rear of a building, with the exception of on -street parallel parking. No more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. (b) On -street parallel parking spaces located adjacent to the site can be included in calculation of required parking. For parking ratios based on use and zone, see RMC 44-080, Parking, Loading and Driveway Regulations. (c) On -street, parallel parking shall be required on both sides of the street. ii. All parking lots located between a building and street or visible from a street shall feature landscaping between the sidewalk and building; see RMC 4-4-080F, Parking Lot Design Standards. iii. Surface Parking Lots: The applicant must successfully demonstrate that the surface parking lot is designed to facilitate future structured parking and/or other infill development. For example, an appropriate surface parking area would feature a one thousand five hundred foot (1,500') maximum perimeter area and a minimum dimension on one side of two hundred feet (200% unless project proponent can demonstrate future alternative use of the area would be physically possible. Exception: If there are size constraints inherent in the original parcel (see illustration, subsection 175a of this Section). C. Minimum Standards for District `E': i. No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot ii. Parking shall be located off an alley if an alley is present ed._ Guideline Applicable to AffDistricts `A', B', `C.', and `D': In areas of mixed use development, shared parking is recommended. De. Guidelines Applicable to District'C': i. If a limited number of parking spaces are made available in front of a building for passenger drop-off and pick-up, they shall be parallel to the building facade. ii. When fronting on streets not designated as pedestrian -oriented, parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping and/or gateway features as dictated by location. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. Ia. Minimum Standards for Districts 'A'-,'C', and `D': Page 22 of 58 i. Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection F5b of this Section). ii. All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-080F7, Landscape Requirements). b. Guidelines Applicable to All -Districts `A', `C', and `D': i. Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on -site buffering from visual impacts. ii. Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. iii. Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. Ia. Minimum Standards for District 'C' and `D': i. Parking Structures Fronting Designated Pedestrian -Oriented Streets: (a) Parking structures shall provide space for ground -floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the frontage width (see illustration, subsection F5c of this Section). (b) The entire facade must feature a pedestrian -oriented facade. ii. Parking Structures Fronting Non -Pedestrian -Oriented Streets: (a) Parking structures fronting non -pedestrian -oriented streets and not featuring a pedestrian -oriented facade shall be set back at least six feet (6) from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10) adjacent to high visibility streets. (b) The Director 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: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; Page 23 of 58 (3) Display windows; (4) Brick, tile, or stone; (5) Pre -cast decorative panels; (6) Vine -covered trellis; (7) Raised landscaping beds with decorative materials; or (8) Other treatments that meet the intent of this standard. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection 175d of this Section). b. Minimum Standards for District `D': i. Parking structures shall provide space for ground -floor commercial uses along street frontages at a minimum of seven -five percent (75%) of the frontage width (see illustration subsection F5c of this Section). ii. The entire facade must feature a pedestrian -oriented facade Iii Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches lintels, masonry trim, or other architectural elements and/or materials (see illustration subsection F5d of this Section). C. Guidelines Applicable to Districts 'A' and-, 'C', and `D': i. Par -king __'tries should fiat dominate the str_.tseape.Parkina garage entries should be designed and sited to complement not subordinate the pedestrian entry. If possible locate the parking entry away fi-om the primary street to either the side or rear of the building, ii. Parking garage entries should not dominate the streetscape. iii. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. i4i iv Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Page 24 of 58 M 03 i-yv. Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. vi. Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. d. Guidelines Applicable to Districts 'B' and `E': i. Attached personal parking garages at -grade should be individualized and not enclose more than two (2) cars per enclosed space. Such garages should be architecturally integrated into the whole development. ii. Multiple -user parking garages at -grade should be enclosed or screened from view through any combination of walls, decorative grilles, or trellis work with landscaping. Win. Personal parking garages should be individualized whenever possible with separate entries and architectural detailing in character with the lower density district. iv. Large multi-user parking garages are discouraged in this lower density district and, if provided, should be located below grade whenever possible. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian -oriented streets. a. Minimum Standards for Districts 'B' and `E': Parking lots and garages shall be accessed from alleys when available: b. Minimum Standards for District'C': i. Parking garages shall be accessed at the rear of buildings or from non -pedestrian -oriented streets when available. ii. Surface parking driveways are prohibited on pedestrian -oriented streets. iii. Parking lot entrances, driveways, and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. IC. Guidelines Applicable to Districts 'A' and `D': i. Parking lots and garages should be accessed from alleys or side streets. Page 25 of 58 ..� ii. Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on -site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. d. Guidelines Applicable to Area 'B' and `E': i. Garage entryways and/or driveways accessible only from a street should not impede pedestrian circulation along the sidewalk. ii. Curb cuts should be minimized whenever possible through the use of shared driveways. 5. Illustrations. a. Parldng and vehicular access in District 'C' (see subsection Flb(iii) of this Section). Page 26 of 58 M M b. Parking lots are accessed by a system of local access "streets" € Parallel parking s on local access ' "streets" fifi� sti'`,�c, Minimize access Parking lots are sited t towards the interior of the block ' i f points from High Visibili to the extent possible , �s r f, y g tY Streets Parking lots are configured to allow ` x:: n T future infill development r s Mid -block connections enhance access and provide a good framework for future infill development No parking lots or r r driveways adjacent to a,,.. pedestrian -oriented street Parking garage entrance designed to minimize impact on pedestrian environment Parking lot lighting (see subsection F2a(i) of this Section). Page 27 of 58 RM DO THIS DON'T DO THIS C. Parking structure fronting on pedestrian -oriented street with pedestrian -oriented uses and facades along the ground floor (see subsection F3a(i)(a) of this Section). W i, Parking garage on second floor Ground floor commercial space with pedestrian -oriented facade d. Parking structure designed to enhance streetscape (see subsection F3a(ii)(c) of this Section). Page 28 of 58 In En Articulation of facade compo to reduce scal and add visua interest Decorative trel structure for vi Raised plantinc bed adjacent tc sidewalk (Ord. 5029,11-24-03; Ord. 5124, 2-7-2005) G 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. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. Ia. Minimum Standards for Districts 'C' and `D': i. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. ii. Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty feet (150) apart (see illustration, subsection G4a of this Section). 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. a. Minimum Standards for Districts 'A' aad�j-'C' and `D': Page 29 of 58 v. i. Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection G4b of this Section). ii. SidewaIks located between buildings and streets shall be raised above the level of vehicular travel. iii. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection G4c of this Section). iv. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12) in width. The walkway shall include an eight foot (8) minimum unobstructed walking surface and street trees (see illustration, subsection G4d of this Section). (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A ten to twelve foot (10' — 12') pathway, for example, can accommodate groups of persons walking four (4) abreast, or two (2) couples passing one another. An eight foot (8') pathway will accommodate three (3) individuals walking abreast, whereas a smaller five to six foot (5' - 6') pathway will accommodate two (2) individuals. V. Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. vi. All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. b. Guidelines Applicable to All Districts: i. Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. ii. Mid -block connections are desirable where a strong linkage between uses can be established. iii. Decorative £Fences, with the exception of chain link fences, may be allowed when appropriate to the situation. C. Guidelines Applicable to District'C' Only: i. Through -block connections should be made between buildings, between streets, and to connect sidewalks with public spaces. Preferred location for through -block connections is mid -block (see illustration, subsection G4e of this Section). Page 30 of 58 ii. Between buildings of up to and including two (2) stories in height, through -block connections should be at least six feet (6) in width. iii. Between buildings three (3) stories in height or greater, through -block connections should be at least twelve feet (12') in width. iv. Transit stops should be located along designated transit routes a maximum of one -quarter (0.25) mile apart. V. As an alternative to some of the required street trees, developments may provide pedestrian -scaled light fixtures at appropriate spacing and no taller than fourteen feet (14') in height. No less than one tree or light fixture per sixty (60)thir 30 lineal feet of the required walkway should be provided. 3. 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. a. Minimum Standards for District 'C': i. On designated pedestrian -oriented streets, provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the designated pedestrian -oriented street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. ii. Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. b. Minimum Standards for District `D': i. Provide pedestrian overhead weather protection in the form of awnings marquees, canopies, or building overhangs. These elements shall be a minimum of four and one-half feet (4 %2') wide along at least seven five percent (75%) of the length of the building facade a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8) above ground level. ii Site furniture provided in public spaces shall be made of durable vandal- and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. C. Minimum Standards for District IF only: Page 31 of 58 ,ftwi i. Site furniture provided in public spaces shall be made of durable vandal and weather resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time ii. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. d. Guidelines Applicable to Districts 'C', `D'and `E': i. Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. ii. Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. iii. Architectural elements that incorporate plants, such as facade -mounted planting boxes or trellises or ground -related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian -oriented streets (see illustration, subsection G4f of this Section). 4. Illustrations. a. Pedestrian walkways within parking lots (see subsection Gla(ii) of this Section). Page 32 of 58 In M b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection G2a(i) of this Section). Page 33 of 58 low Pathways along building e--' facades are at least 12' wide `'e and includes street trees —, -: Parking lot pathway Mid -block pathway connects uses and activity centers — Pedestrian -oriented street with wide sidewalks, and street Sidewalk along high visibility street N_ ja 6. sire Major local access "streets" are designed with sidewalks on at least one side "r Interior pathways that link storefronts, partdng areas, and residential uses C. Parking lot pedestrian interior walkway (see subsection GZa(iii) of this Section). Page 34 of 58 M M H S d. Sidewalks along retail building facade (see subsection G2a(iv)(a) of this Section). Street trees and/or pedestrian street lamps every 30' Weather e. Through -block pedestrian connections (see subsection G2c of this Section). Page 35 of 58 NOW m Pedestrian Corridor T m a v1 V osedne c� P��,ochy� c Pedestrian Corridor f. Pedestrian amenities incorporated into development (see subsection G3b(iii) of this Section). Recessed entry Seasonal landscaping Transparent windows Weather protection �destrian oriented space Seating areas ees and street features used to define iestrian area Varied vement lesbian iriented 9gnage (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) H LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas pfPo�estrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in Page 36 of 58 M En sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. a. Minimum Standards for All Districts: i. All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. iii. On designated pedestrian -oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection H3a of this Section). iv. The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. V. The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non -vegetative elements, reinforces the architecture or concept of the development. vi. Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080177, Landscaping Requirements). Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk (see illustration, subsection 113b of this Section). Standards for planting shall be as follows: (a) Trees at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8') or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (b) Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Shrubs shall be at least twelve inches (12") tall at planting and have a mature height between three feet (3') and four feet (4'). (c) Groundcover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. (d) The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three (3) years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. (e) Surface -parking with more than fourteen (14) stalls shall be landscaped as follows- (1) Required Amount: Page 37 of 58 Total Number of SpacesMinimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. (2) Provide trees, shrubs, and groundcover in the required interior parking lot landscape areas. (3) Plant at least one tree for every six (6) parking spaces. Permitted tree species are those that reach a mature height of at least thirty five feet (35'). Minimum height or caliper at planting shall be eight feet (8') or two inch (2") caliper (as measured four feet (4') from the top of the root ball) respectively. (4) Plant shrubs at a rate of five (5) per one hundred (100) square feet of landscape area. Shrubs shall be at least sixteen inches (16") tall at planting and have a mature height between three feet (3) and four feet (4'). (5) Up to fifty percent (50%) of shrubs may be deciduous. (6) Select and plant groundcover so as to provide ninety percent (90%) coverage within three (3) years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than fifty feet (50') from a landscape area. vii. Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. viii. Underground, automatic irrigation systems are required in all landscape areas. b. Guidelines Applicable to all Districts: i. Landscaping should be used to soften and integrate the bulk of buildings. ii. Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. iii. Use of low maintenance, drought -resistant landscape material is encouraged. iv. Choice of materials should reflect the level of maintenance that will be available. V. Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Page 38 of 58 vi. Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather -resistant materials that can be reasonably maintained. vii. Landscaping should be used to screen parking lots from adjacent or neighboring properties. C. Guidelines Applicable to Districts 'B' and `E': i. Front yards should be visible from the street and visually contribute to the streetscape. ii. Decorative walls and fencing are encouraged when architecturally integrated into the project. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian -oriented streets particularly at street corners. a. Minimum Standards for Districts 'A', a-nd-'C' and and `D': i. 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 Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director 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 are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. iii. In mixed use residential and attached residential projects, 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. iv. In mixed use residential and attached residential projects 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 (see illustration, subsection H3c of this Section). Page 39 of 58 V. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. vi. In mixed use residential and attached residential projects, 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. vii. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space (see illustration, subsection H3d of this Section) according to the following formula: 1 % of the lot area + 1 % of the building area = Minimum amount of pedestrian -oriented space viii. To qualify as pedestrian -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; (b) Paved walking surfaces of either concrete or approved unit paving; (c) On -site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three feet (Y) of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. ix. The following features are encouraged in pedestrian -oriented space (see illustration, subsection H3e of this Section) and may be required by the Director: (a) Provide pedestrian -oriented uses on the building facade facing the pedestrian -oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (c) Provide pedestrian -oriented facades on some or all buildings facing the space. (d) Provide movable public seating. X. The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or service areas; and - (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. Page 40 of 58 M n xi. The minimum required walkway areas shall not count as pedestrian -oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian - oriented space if the Director determines such space meets the definition of pedestrian -oriented space. b. Minimum Standards for Districts W and `E': Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty (150) square feet per unit of which one hundred (100) square feet are contiguous. Such space may include porches, balconies, yards, and decks. C. Minimum Standards for District 'Cl: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. d. Guidelines Applicable to Districts 'A' ,and--'C' and `D': i. 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. ii. 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. iii. 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. e. Guidelines Applicable to District 'C': Developments located at street intersection corners on designated pedestrian -oriented streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to emphasize pedestrian activity (see illustration, subsection H3f of this Section). 3. Illustrations. a. Street tree installed with tree grate (see subsection Hla(iii) of this Section). Page 41 of 58 Cn b. Parking lot landscaped buffer (see subsection Hla(vi) of this Section). One free per 30 lineal feet Parking, service, or storage areas yh} _Ilk LandsCeprng Buffer C. Visible and accessible common area featuring landscaping and other amenities (see subsection H2a(iv) of this Section). d. Pedestrian -oriented space associated with a large-scale retail building (see subsection H2a(vii) of this Section). Page 42 of 58 Recessed entry areas can qualify as pedestrian- '� l ~ / oriented space if they f { meet requirements {\ \ Centralized and Hsible pedestrian -oriented space_ located at major building f' - 1 entry and crossroads .. iire. Ix J. e. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable furniture, special paving, landscaping components and pedestrian -oriented uses (see subsection H2a(ix) of this Section). f. Building setbacks increased at street corners along pedestrian -oriented streets to encourage provisions for pedestrian -oriented spaces (see subsection H2e of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) Page 43 of 58 NOW Comer entry - with increase setback d Pedestrian ooriente sspaae _�C BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. a. Minimum Standard for Districts 'A' and `D': All building facades shall include modulation or articulation at intervals of no more than forty feet (40').B b. Minimum Standard for Districts '' and `E': All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). C. Minimum Standards for District 'C': i. All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows (see illustration, subsection I5a of this Section). ii. All buildings shall be articulated with one or more of the following: (a) Defined entry features; (b) Window treatment; (c) Bay windows and/or balconies; Page 44 of 58 IM M (d) Roofline features; or (e) Other features as approved by the Director. iii. Single purpose residential buildings shall feature building modulation as follows (see illustration, subsection I5b of this Section): (a) The maximum width (as measured horizontally along the building's exterior) without building modulation shall be forty feet (40'). (b) The minimum width of modulation shall be fifteen feet (15'). (c) The minimum depth of modulation shall be the greater of six feet (6) or not less than two tenths (0.2) multiplied by the height of the structure (finished grade to the top of the wall). d. Guidelines Applicable to Districts 'A' and-, B', `D', and `E': i. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. iii. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. C. Guidelines Applicable to Districts 'A B' and `E'=: Building modulations should be a minimum of two feet (2) in depth and four feet (4') in width. f. Guidelines Applicable to Districts A' and `D"B-1: i. Building modulations should be a minimum of two feet (T) deep, sixteen feet (16') in height, and eight feet (8') in width. ii. Alternative methods to shape a building such as angled or curved facade elements, off -set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. g. Guidelines Applicable to District 'C': i. Although streetfront buildings along designated pedestrian streets should strive to create a uniform street edge, building facades should generally be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. ii. Style: Buildings should be urban in character. iii. Buildings greater than one hundred and sixty feet (160') in length should provide a variety of techniques to reduce the apparent bulk and scale of the facade or provide an additional special design feature Page 45 of 58 such as a clock tower, courtyard, fountain, or public gathering place to add visual interest (see illustration, subsection I5c of this Section). 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. a. Minimum Standards for All Districts: i. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet (6) in height, has a horizontal length greater than fifteen feet (15% and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. ii. Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection I5d of this Section): (a) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. iii. Treatment of blank walls shall be proportional to the wall. iv. Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. V. Facades on designated pedestrian -oriented streets shall have at least seventy-five percent (75%) of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. vi. Other facade window requirements include the following: Page 46 of 58 M E5 (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. (c) Where windows or storefronts occur, they must principally contain clear glazing. (d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. b. Guidelines Applicable to Districts 'A' and-, 'C' and `D': i. The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection I5e of this Section): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanking door; (3) Large entry doors; (4) Ornamental lighting; (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; Page 47 of 58 Iwo (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). ii. Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground -level detail. iii. Elevated or terraced planting beds between the walkway and long building walls are encouraged. C. Guidelines Applicable to Districts 'B' and `E': Use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. a. Minimum Standards for Districts 'A' and-, 'C', and `D': Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection I5f of this Section): Extended parapets; ii. Feature elements projecting above parapets; iii. Projected cornices; iv. Pitched or sloped roofs. (a) Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within one hundred fifty feet (150) of the structure when viewed from ground level. (b) Screening features shall blend with the architectural character of the building, consistent with RMC 44- 095E, Roof -Top Equipment. (c) Match color of roof -mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. b. Guidelines Applicable to Districts 'B' and `E': i. Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. ii. Roof colors should be dark. Page 48 of 58 M rn C. Guidelines Applicable to District 'C': Building roof lines should be varied to add visual interest to the building. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. a. Minimum Standards for all Districts: i. 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. ii. Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. iii. Materials shall be durable, high quality, and reasonably maintained. b. Minimum Standards for Districts 'A' and-, 'C', and `D': Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. C. Guidelines Applicable to all Districts: i. Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, and cast -in -place concrete. ii. Concrete walls should be enhanced by texturing, reveals, snap -tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. iii. Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. iv. Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4) above. d. Guideline Applicable to Districts 'B' and `E': Use of material variations such as colors, brick or metal banding or patterns, or textural changes is encouraged. 5. Illustrations. a. Building modulation and articulation (see subsection Ilc(i) of this Section). Page 49 of 58 ..r I i � i INTERVAL i INTERVAL i b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest (see subsection I1c(iii) of this Section). Articulated roolline - in this case a traditional cornice Windows and building surfaces add visual interest and give the _1' building a human scale Building is 'modulated' (goes in and out to relieve the monotony of the wide wall COW C. Reducing scale of long buildings (see subsection I1g(iii) of this Section). Page 50 of 58 Cm M rn w rn z w --, wW 0 t— w0) ww �z_ OJ z_w 0 w� 00 0 w u) z W J w w CA 160' or less Meets guideline cowbuC .I.d—pe uei 160' or less Meets guideline Acceptable blank wall treatments (see subsection I2a(ii) of this Section). Trellis with vines or other plants Artwork C. Building facade features (see subsection I2b(i) of this Section). Page 51 of 58 4'-6" min. "I 'I -5 M LRECESS OVERHANG CANOPY � y5 v t x S� y 9 311 TRELLIS PORTICO PORCH f. Preferred roof forms (see subsection I3a of this Section). (Ord. 5029,11-24-03; Ord. 5124, 2-7- 2005) Extended J SIGNAGE: Feature elements projecting Page 52 of 58 Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. 1. Minimum Standards for Districts'C' and `D': a. Signage shall be an integral part of the design approach to the building. b. Corporate logos and signs shall be sized appropriately for their location. C. Prohibited signs include (see illustration, subsection J3a of this Section): i. Pole signs. ii. Roof signs. iii. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back -lit. d. In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. e. Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. All such signs shall include decorative landscaping (groundcover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Entry signs shall be limited to the name of the larger development. Guidelines Applicable to Districts 'C' and `D': a. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. b. Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. C. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian -oriented streets. 3. Illustrations. a. Acceptable and unacceptable signs (see subsection J1c of this Section). Page 53 of 58 Typical "can signs" Internally lit letters are not acceptable or graphics are acceptable Plastic or — translucent sheet V1-1 metal box L Only the individual letters are lit (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) K LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. 1. Minimum Standards for Districts 'A' and-,'C', and `D': a. Lighting shall conform to on -site exterior lighting regulations located in RMC 4-4-075, Lighting, Exterior On -Site. b. Lighting shall be provided on -site to increase security, but shall not be allowed to directly project off -site. C. Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces. 2. Guidelines Applicable to Districts 'C' and `D': a. Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. b. Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down -lighting, decorative street lighting, etc. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) L. MODIFICATION OFMINIMUM STANDARDS: Page 54 of 58 1. The Direeter of the Develop Fez t-Sen ee;Reviewing Official Division shall have the authority to modify the minimum standards of the design regulations, subject to the provisions of RMC 4-9-250D, Modification Procedures, and the following requirements: a. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; b. The requested modification meets the intent of the applicable design standard; C. The modification will not have a detrimental effect on nearby properties and the City as a whole; d. The deviation manifests high quality design; and e. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. 2. Exceptions for Districts A and B: Modifications to the requirements in subsections E2a and E3a of this Section are limited to the following circumstances: a. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or b. When a building includes an architectural feature that connects the building entry to the public sidewalk; or C. In complexes with several buildings, when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s). (Ord. 5124, 2-7-2005) M VARIANCE: (Reserved). (Ord. 5124, 2-7-2005) N APPEALS: For appeals of administrative decisions made pursuant to the design regulations, see RMC 4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) SECTION XVI. Section 4-4-080F.10e of Chapter 4, City-wide Property Development Standards of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as shown in Attachment `H'. Page 55 of 58 SECTION XVII. Section 4-7-17OF of Chapter R, City-wide Property Development Standards of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as follows: F. PIPESTEM LOTS ALLOWED: Pipestem lots may be permitted for new plats to achieve the minimum density defies pew within the Zoning Code when there is no other feasible alternative to achieving the pefmi# d minimum density. I. Minimum Lot Size and Pipestem Width and Length: The pipestem shall not exceed one hundred fifty feet (150') in length and not be less than twenty feet (20') in width. The portion of the lot narrower than eighty percent (80%) of the minimum permitted width shall not be used for lot area calculations nor for measurement of required front yard setbacks. Land area included in private access easements shall not be included in lot area calculations. (Amd. Ord. 4751, 11-16-1998; Ord. 4999, 1-13-2003) 2. Shared Access Requirements: Abutting pipestem lots shall have a shared private access driveway. A restrictive covenant will be required on both parcels for maintenance of the pipestem driveway. Walkways shall be paved for their entire width and length with a permanent surface and shall be adequately lighted at the developer's cost. (Amd.Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004) SECTION XVIII. Section 4-8-120D.21 of Chapter 8, Permits- General and Appeals, of Title W (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to revise the following definition: Urban Gen Design Overlay Dis*riaRe-ulations Review Packet: A set of submission materials required for projects in the r rr� an GenteF Design Ove fl , D *^ *subject to the Urban Design Regulations in RMC 4- v uir 3-100: Page 56 of 58 �w `w a. Site plan, land use review; b. Elevations, architectural; c. Floor plans, general; d. Narrative outlining how the applicant's proposal addresses the City's Urban GeRter-Design Over-la-y Regulations. SECTION XIX. Section 4-9-065D of Chapter 9, Permits- Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended as shown in Attachment `I'. SECTION XX. The definition of "AFFORDABLE HOUSING" in Section 4- 11-010 of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: AFFORDABLE HOUSING: Housing used as a primary residence for any household whose income is less than eighty percent (80%) of the median annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses. Affordable housing used to satisfy zoning requirements whether for inelusionary or bonus provisions, must be secured to remain affordable in perpetuity, as determined by the City attorney. SECTION XXI. The definition of "DWELLING, MULTI -FAMILY" in Section 4-11-040 of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: DWELLING, MULTI -FAMILY: Dwelling, Attached: A one -family dwelling attached to one or more one -family dwellings by common roofs, walls, or floors. This definition may also include a dwelling unit or units attached to garages or other nonresidential uses. This definition does not include retirement residences, boarding and lodging houses, accessory dwelling units, adult family homes, group home I or group home II as defined herein. A. Flat: A residential building containing two (2) or more dwelling units which are attached at one or more common roofs, walls, or floors. Typically, the unit's habitable area is provided on a single level. Unit entrances may or may not be provided from a common corridor. Page 57 of 58 '*AW 14av, B. Townhouse: A one -family, ground -related dwelling attached to one or more such units in which each unit has its own exterior, ground -level access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common walls. T--)Tie-atly Townhouse the units are multi -story. C. Carriage House: One or more accessory dwelling units attached to a garage. The garage attached to the carriage house typically contains vehicle and/or storage for people living in another building as well as occupants of the carriage house. D. Penthouse: A single dwelling unit located at or near the top of a building containing other, non- residential uses. E. Garden Style Apartment: A dwelling unit that is one of several stacked vertically, frequendy-with exterior stairways and/or exterior corridors and surface parking. Parking is usually at grade -with -not structured erand may include -with detached carports or garages. Buildings and building entries are oriented toward internal drive aisles and/or parking lots and not street frontage Build have aeeess from intemal drive aisles and/of par-k4ng lots. The building usually tums its baek to the 4ont —There is typically no formal building entry area connected to a public sidewalk and a public street. Site planning may incorporate structures developed at low landscaped setbacks. SECTION XXII. This ordinance shall be effective upon its passage, approval, and five days after publication. PASSED BY THE CITY COUNCIL this APPROVED BY THE MAYOR this Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: day of 2006. Bonnie Walton, City Clerk day of , 2006. Kathy Keolker, Mayor Page 58 of 58 ATTACHMENT A %W D ZONES IMPLEMENTING COMPREHENSIVE PLAN: The Comprehensive Plan Designations are implemented by certain zones: COMPREHENSIVE PLAN IMPLEMENTING ZONES DESIGNATION Residential Low Density (RLD) Resource Conservation (RC)Residential —1 DU/AC (R- I)Residential — 4 DU/AC (R-4) Residential Single Family (RS) Residential — 8 DU/AC (R- )Residential Manufactured Home Park (RMH) Residential Medium Density Residential —10 DU/AC (R- (RMD) 10)Residential Manufactured Home Park (RMH)Residential — 14 DU/AC (R-14) Residential Multi -Family (RM) Residential Multi -Family (RM-V, RM-I, RM-F) Urban Center Downtown (UC- enter Downtown D) CD)Residential Multi -Family Urban Center (RM- U)Residential Multi -Family Traditional (RM-T) Urban Center North (UC-N) Urban Center -North 1 (UC- N1)Urban Center -North 2 (UC- N2) Commercial/Office/ ResidentialCommercial/Office/ Residential (COR) FOR) Center Village (CV) tial— ! Q DU/AS (R- Residential Multi -Family ones (RM-F, RM-T, RM-U)1 enter Village (CV) Residential- 14 DU/AC R-14 ommercial Corridor (CC) Commercial Arterial (CA)Commercial Office (CO)Light Industrial (IL) Employment Area Industrial Light Industrial (IL)Medium (EAI) Industrial (IM)Heavy Industrial (IH) Employment Area Valley (EAV) ommercial Arterial (CA)Commercial Office (CO)Light Industrial (IL)Medium Industrial (IM)Heavy Industrial (IH)Resource Conservation (RC) ommercial Neighborhood (CN) ommercial Neighborhood (CN) /H a « k 2\z $ _ § \ oRCf- o � 2 O I §w � a 7 q �~ r< w � \ / 2 U 0 EI / a 4 § \® a k z.M 2 §® \ / k « 7 2 I §w a 2 — O � 2 R 0 w § § k® k 0- IL/ / k 3: m � § k® kit§ 0- j -J Q i- J k 2 . / § < ~ < § 2 Of < \ ~ 2 -j I ` a I to G co G Cl) §� w� & o I a a I< < < k 2 7 2 i o k Co 0 km f �2 �f�7/ %E :.« /: w � ƒ . �: . 2:0 2 # 2■7 c�2\ . 2\k k E 9 9 LU 2n o� 0_ CO— £® @— n_ @ £ESE»o �■ 2 e °�2E z » » N Q AID 00-J co m4)^mma =E(D 0 /3 � - E = En &e o o � _ _ o 2 2� �s2@ @$ 2 2°°°�2bfk�$ £ �— ■� s a co o ®- oo/a 2$ ■ g CO 92 w gam# «' EE& E2�EEcc-C E c �=) B � 0 � �« k -�■ a— e 2_ @ c c moo@ $ $ Qco 4 Co. . 3/ 2 . . m d O . c m m q co CO § k 0 « 0-k (L co m z 2 0 2 2 C f ■ z 0 0 @ 2 ® co g E 2 a m 3 < a ? 2 I I § 7 w 2 V 2 2 ' , , a a < E 7 S E 2 < I < I C < < 2 Q z \= 7 O CO k 0 K 0 � 0 a I< 7 0 a b < / �$ 2 2 a a 2 a I§< 7 e o m < a I E E E w< E 2 N a a a \ cc 7 0-� J Y 2 I < 2 2 ƒ / J a 2 a I < I 7 I I / \ a § I LLI Fw TJ V CV) /� § £ 00 \/ R m¥ q z k S S ƒ / / k%$� 0 0 E E E § .2 J a. 0: 2 J : :.< _j =. 2. 0 . .% D E�§ .. .7: .� ._ / .t .. = 0 2 c o @ _ o .w » o@ £m - % a / ■ 2 ■ R \ £ 2 �.% ■ E E § m ■ _ » f @ E m E ■ E£ : 0 k o R R 3\ S n . v Q Q k a c= 0 a w o (D� a@£ 0 0 0 £ o o[_$ g 0 � z u® f o7 0■ / 2 2 3 J 0@ ± m/ m B k %/ f/ a 7 k k\-0 k E k/ § / 04 D. I(/) « a m m d.» » 2 >� o « Q 0 o q / I¢ Q J 2 0 G � a N OZ V = a a a x x Q x x H a, co a a a x = Q x x Z a a a x x C, a Q xi o a a a. a Z a Q x N x xx V a a a a a Q x x x Q x a x Q Va a a x a a ¢ x x x Q x x W Ua a a a Q x x ¢= x U U a a a a x x x Q x x co co Q = a a" a x a a ¢ x x x Q x = x a a a a a a Q x x x Q x = x ZJ d a a a a Q x 2 x Q x 2 Za a a a x x x Q x x O Q O aco a a ¢ x x x Q x x Q �� a a a ¢ x x x Q x x C9 Z �= a a a ¢ co W x x x Q x x Z 10 p N a a a Q -3 x x x Q x x J Q Za a a Q �- x x x Q x x LLI U p a a a a m x x x Q x x W n- of of a a 0 p x x x x x Z _ } N �6 W C U) V r w N r •� N O _! N 16 4. O c c Z c_ `•� u m C Zm .N. C v ccC O O 7 R1 O r' F- r c .L m C O E 8 rtl O C m m m R E N co 0 F►�+ ? .�.a- mrn.c._ {O Xxio O m3 mm ,mW m�' ipce tm! zOumE twsmC a O a W Y • - . '1aCOd ? o b -O '0i 0 = m•OZ W IL 0 N O m m N 0jaaa co U a a a CY) Q Q F- Q ¢ °° a = NC9 a s Q j Z ° co 0) a a s a U U� a a a° a a = a a Q=_ U a = a a o Q °° a roof a Z U a Z a na a a 10 N V a a a s a Q0o a = 0- a Q a Q x= Q N Q M U a Cl) O a a s at N a s U Q _ 0 a a. N a O N a _ v a O N a M � o- N N a <Q O a O s W U =� N a a OI a. a N a a Q Q s a Q Q O U U n r� ¢ Q Q a a Q U a = M a O Cl) s a s Cl) a N N s Q 00 a CO s J co M Q— a M Cl) co Cl) M M v a a a a co m — a co co co v a m Co a a s a U Q a = c� a M s a s � a �� a Q M a. (`m a - U Q a 2 st M a O Cl) s a a M a N N a. 0 Q a0 M o. O M a CD Z J M — a co m co M M a-- M a a a s a C _ ¢ _ Z a a a O CO a = _ _Z �= Z = _ Na J a = = O = Z �= a W e- o ww U W UJ U Z n- L a = _ W M W v O N Z Wuj Z •_ '= d •q1 ai CD J i m U — w N � O � i d i p 'C �E CO N Z W = d N BCD Qd 7 M d '� d � �'- -gyp — — d d IA V! is F.- P N D W 0 _N 3 O `� is du+i fy11 � LL L. Z iJj a V N C� i X�� V a1 '� H � am + 3 'w o N fA - N _ � L G1 y a1 5 Q 'D W tL w Z W Q c w 4_ .�Q t3 v W` 0) . r w-W> W ++ 3= C C - W tv � Q . W � 2 U 2 0 m G 2 = ix W - U o G C*, o a = Q o ?Z a W � V Oco O Z Z O U - = a O N Q C.) a a Q U o = 0 a 0 a � � o O U Z L) = i a OD a i a a Z—I — Cl) = M a M a IZ O Q 0 �o Z Z N Q: J Q � Z Q: W 1 W w U _ = a i co a a = a a f(D a M = IL N Qo a N 00 a a co a m N a co a cv a a N co a a iI a co a a 0 co U 10, d a Q OD a a fO U Q 00 a a a a a Qo 0 o a w a 0 n. Q CDU a Q. a a 00 QI 0- co a a ¢co a M M rwi m UN a a a m a M a M Q O m co U N a a a fM a M a m Q N QQ M U N a a a a a a a a c� Q M Q = 0 Q a = a = o Q Q a a a a = Q Q +r C C v= O O ai ai 'a O = =7 W a-yi d m [-+ m ago x m d �+ 3 " m = •v = v .00 w -a _ x a� t� �s ev y a t F- Sy a. O O L V! y O (A y O `'' �- 1/� �- 3 v- C YC to V O W X LU C C� :Ca C �y% .>.. O O y O- O O = O > M N 'p G—V ydco� •�—E fA O3b= Ri O coo to 0 y a a' d O G7 C rd d+ m N V i 3 td 7 eq �- r- v- cc i 5 Z3 L 3 W N IC y O d d N y m O co R C Q R{ L CL cC L d O O (0 d d d C d d y O• O p vM- C ` y C C� O C7 [C: Y 00 Gi] _ O O Y Q cm M 04 2 2 8 8 G o g G G o E § E < § = J & � . 2 2 I 2 § CL§15 < 7® I a V cv § 2 < < I 0 2 ƒ 2 00 m U a.§ / § � n n R � E2 ca 4 E N 0 Q § r I _j \° §§§§ ƒ } §< V/ 04 { w 0 [ / j / / $ / a � / u u 2 0 2 g q q Q o < I 2 a- a a < Q § § §< ƒ [ I § 2 G a 2 E � k § § ƒ LO T- CO E § § < ƒ < \ ƒ / § § ƒ } } § / ƒ < \ § co 2 O � k 200 K / / = < I I Go � $ \ I $ a I = _E z< I / I 2 0- � ƒ N J < 10 k k 04 z a _W < § w w LU < I 2 I E = > E > R e ■ R 2 ■ ■ E■ o w % ` f 5 © �§ 2 2 2 o w .� J o■ _ w 0 0� § $— 2■ e <. . . — ■. § . ©._.D 2 o A :, `.., . o 0- -0 : ■ — : .E &.. ■ ° 0 ■ ■ w o 2 ■ § m ■ e 2 ° ° $ ■ bo m - ■ — ■■■ ■ 2 ¢ ■ m -.1 m r_ U �■ ■ ■ w ■ ■ "■ § ■ $ § 2 0 #- \' .� . c s p $ t .� ■ ■ E -1 o �.®■ ® f )s — k:§ ® ■ 2 2 i)§ 4 ■ f 2 ■& 2 2§ 2 2 k 2 2§ o v 2 `51 §.0 — _ _& > @ w � ■ ■ t § E 2 5 2 § 2 2 $ 2 .B . ¢dk B § 2 2kx■2 _%■o o%%»aBk21 — .�. �.2 Q a m Q �£ a a a s ■ 0 4-4 0 a� cn cd a m m z Z o 0 O ? a a Q d � =Z a a a ° x (D p U x a (0 z C) o x co i J U a a Q ° x = Ua a m a x co U QI xl O U Z Q = a a a a ° a m a ° coo Q, Q_ LO t N (0 co coo d co Q, to co x x x x d d M ccoo 00 Z J m M M M a a n a a a x x zx x O Q x w �� 0 x z �= Nco � x J _Q Z x W r- p � U W N p W 0 v Z Z U Eui � 'O 1CO �+ J 10 A! VVN1 ' 010 i > C.E. O O C N G1 i d C C C Cm d W G ~ y .LL jrj C C C C O C O 0 AC O. 0 O Q.�,pA 0 .. � N _ w� LdC�O, ZZO N Y•VIC. G1 :C� d �Ln+ f"Jv. �+ yN 2 - L O i Di 1 vEpOW C N�_d N o p p � ++ P m v. v. Eo � > coO OO O O �a R !Iy p d e15 d O d 0 U C 2 4-4 O 00 bA c� a N OZ F- Q C7 UZ a¢_ = a a a Q a a co co m 0 U°¢_ = a° a a o Ita a C7 a Q d Z a= On a v �n U M o Z U ¢ ¢ a a a a Q Q a a J U a Q= = a ° a a oGo M co Q Q ¢ = a a a Q Q Cl) M a U a¢ o a ° a a a o Q W Q ¢ a a a U a Q= v v a v It co Q a. a a a a O co U Z a= v v a v �*co v n n o U Q = a a a ¢ _ ¢ a a a a Q= a Q= Qn a° a a a Qn Q a a U a Q= OQn a a s a a Qn Q a a J Q= On v "It U U) Z a o Q a aa a a ¢ Q a a O � Qv Z o a = Q a a a W o ° Q= Q `° a s a = Q a a a G co Z = a p= v a v v U LO U') uU') N a a a W J F- Z ° Q= J Q <o a s a i Q a a n. p 7 a a= �- a co a� v U LO a o a Z Q a a = CO) ¢ a a a O IQ- Q 13: Oco a� vLO = U o Q Q a a = >- ¢ a a U � U •a Z N y ° O s d Cc)ay. O C is U) w CO S U N y e_v d m Q ' ) C ° C 0 p, 0 0. � � a� !CI � �a .� O c .r = lC i �' C. L •-CD am _ aC VW1 a d d d ••_�+ �+ �, Lam-- ' N d W d J 7 0 O d 'Q E O Q SC 0LU d N J O 3 t� 'V p 7 d d d O fl. C dt O. i O7 �. U N N N W V `� 5 E= O �' O O tf� Rf C1 t° C Z W = = u ° w ok O c+ c+ W dN �� w W •ya am °�x m = O' Q co V �.. ++ l+ R N t� C C d V w O N N Vet = 3 F ° lC 'a E G1 O 0 0 ON N 91 a llow 6 ƒ% \C\j O\ �ƒ $� /0 k I 0 � # C,4 # k 0'/ K�z § �w W k $ S c L ) 0 / 0 \ 0 �_E o 6OD 0 Q ) k k k\ w 0 N 0E �ƒ c _o � < 2 Q (D oG v § c �\ w 2 %# o ° � © ( G5 6 0 Q 2 CD$ n ' / / Q 2 a 7 0/ Cl 04 OD � � ) k J b\ 02 F 2 > / / \a. O ¥ 2 2 t 2 k�r C\ / 0 a U �\ 2 2 / f// /k 0 f d7� pf k/§ \\ z � \� /%� m o 2 G/ f+ 7 ��- � 7/ a\t o 2 $�� a � 7/ �53 § 0 o )$ w y ./r 2 2 2 �2 V-a \o/ «? n § g m 2-$ O/ 0 ± �Ee �J �f3 I _ Cl) 2 & �G \ o m3 Ob / $ g &/ / @ k «� 9�a § kj / \ e ±/ �(M ] �2-2 / � 0 2 e § O / Hm §�2/ �%C) 0)L4 2LU ) { k k ob � / ob - o J to _k IL 0. ƒ O ® _ cc C 2 k a 2 F 2 w E 2§ 0 .§ ■ ®§ o r % q /§ ƒ a 0 0 In ATTACHMENT C 4-2-07OG RESIDENTIAL-14 DU/AC (R-14) Uses allowed in the R-14 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling P #19 Semi -attached dwelling P #19 Attached dwelling P #50 Manu actured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 SCHOOLS K-12 educational institution (public or private) H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Communi Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices City government facilities H Other government offices and facilities H RETAIL Eating and drinking establishments H #33 Horticultural nurseries H Retail sales H #33 ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H ATTACHMENT C '„r rn Recreation Recreation facilities, indoor existin P #33 Recreation facilities, indoor new H #33 Recreation facilities, outdoor P #33 SERVICES Services, General Bed and breakfast house, accessory AD On -site services H #33 Day Care Services Adult day care I AC Adult day care II H #33 Day care centers H #33 Family day care AC Healthcare Services Convalescent centers H Medical institutions H VEHICLE RELATED ACTIVITIES Park and ride, shared -use P #108 UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD 946 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on -site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 ATTACHMENT D '" --w` 4-2-070J CENTER VILLAGE (CV) Uses allowed in the CV Zone are as follows: USES: TYPE: 'AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES 1lenrccri n-!S, hobby AG-#3•7 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwelling IP73 Flats or townhouses (existing legal) P73 P bu;ld!Rg legal) .)eF (existing OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Congregate residence P Group homes II for 6 or less P Group homes II for 7 or more P Home occupations iAC #s Retirement residences P SCHOOLS K-12 educational institution (public or private) H #s K-12 educational institution (public or private), existing P#s Schools/studios, arts and crafts P #22 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities 4Geme,Wry # Religious institutions H USES: TYPE: JUSES: TYPE: Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Medical and dental offices P #22 Offices, general P #2-2 Veterinary offices/clinics P #22 Conference Center -H RETAIL Adult retail use P #43 Drive-in/drive-through, retail AC #28 Eating and drinking establishments P #22 Horticultural nurseries H Retail sales P #22 Retail sales, outdoor P #15 Taverns AD ENTERTAINMENT AND RECREATION Entertainment R#43 Cultural facilities AD Dance clubs AD #2-2 Dance halls AD #22 Movie Theatres AD Recreation Recreation facilities, indoor existin P #22 Recreation facilities, indoor new -P SERVICES Services, General Hotel P #22 Motel P #2-2 On -site services P #22 Drive-in/drive-through service AC #28 Day Care Services Adult day care I P #22 Adult day care II IP #22 Day care centers IP #22 Page 1 of 2 ATTACHMENT D . , %woo USES: TYPE: USES: TYPE: Family day care AC Healthcare Services Convalescent centers P #22 Medical institutions H VEHICLE RELATED ACTIVITIES btt.r I."ictsh eS P-#22 A94Q-2 Parking garage, structured, commercial or public P #22 Parking, surface, commercial or public P Park and ride, shared use P #108 Park and rides, dedicated P #106 Vehicle fueling stations P Vehicle service and repair, small PAD #2 Taxi Stand P -Transit Centers -P STORAGE Indoor storage AC #11 Gutdo@r 6to—rage AD #64 �'e�f_corvino 6t0Fago H-#20 INDUSTRIAL Industrial, General Laboratories: light manufacturing AD #2-2 Laboratories: Research, Development H — and Testing Solid Waste/Recycling Recycling collection station P UTILITIES Communications broadcast and relay towers H USES: TYPE: Electrical power generation and H cogeneration #ss Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 USES: TYPE: Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter RMC 4-11, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on -site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 Page 2 of 2 cm =7 T T N 0 a m a m a c Q a a, co o o Q> C c c C co rn w a C o co coa co CL a 0 Cl) 7 j N _� O 0 rU_- w w Co C C Co C O C > C > .. .- .O c O ` O O rn COO C v- CU O a) uj C f` Ln co O N C O X ?( �( O D O C O a) X �t C O U O V O C 0 7 0 O N N N a) .� > U m> w 5 a N G5 O LL 'O ~ C 0 _C 0•w c O " U 2 ED N s m u' C : o m LL 'Op : M a) _C O � d U IZ o O ow o Q c c Z �N C9 C X N a) w y T C Co N M a) r- Z_ �t N 3 NN coa a Z y C 0 pv _co °C U i � ? .0uQ E > �� a �C �s !DLL Z C N p O o L2 OCL m QR w o ff, 0).-cpcn C)c- ° Z� ^= Nc°o �o�0 NN Q — C .x co — I- ,ri E CDL c M �� -o N a) 0° O Z G. e- 0 0 0 4 N O0 O m O^ CL _� C: CZ C N 0 C'. Lu d N «.N �-0 = aJ ° L a) CO E C > (D a7 " C- ° > 0 O a) 4) 0 cam :3 O i w aLNi °N2 W Q' d Cn a) O co > V 0 cam- O L L >+ > C c O C LLL _ LL m Co 'o L i+ U Cn co o (6 p U) m o Ea Z E y W 'c y _C C O N O C C M= O C O C 3� 0 O V! � O 0 y > 2A � of ' N .� 'O C !- CO O ul CU cam. oLw (D N CL N C U Co N E"E o a) L CL O U COO O cu a> d n. C: U. Q = t •c CL `O 0.0 O N U > - d C w a 0 7E C L�eam LL vi v 'o n. Q Z s U L N Q � a) .� O M N () o a� -o ca a) CL a .-.Lo— ++ C co a. co ° ACC- C .-C N m > � E C O Co a O = E O �y(D a) a� o a) .0 " U ca '0 0 0 3 m :E ° aw 3 ° 0 OL co CLLO a L Q�CL caa LL Co 0 C W CD 0 o a ° M - o aCD o > D C O O � o U. V CO i"" co • � v ...I N Co CO C — CL 0cm0MCU E. O 0 N 0 a� rn co CL Q Z N '0 m N co `. _ ZN ��'�� E >, to 4)) a) — � w 0 4- E�� o o L ` C co (D rn C � 0 -0 co c C co0-0 O O 4- -0 a O 3 rn ccuE•o a0—� iuc aE U 0W 4- Ecu o o t!i a) -0 4 0 0 C: `� c. 0 o 0 c 0 co o C acU co O co -cm �a U. a- c= 4-o� i 3 C C U 0 3 cu cu o D Co o o'Evi0�� 3 o Xc m c= f a) �t 0 V)= 0 a cu — .x cu O 0 � C 0 a) Ca a)c L N C XE_�scu0E L C U) U N U N a) V) C cu O (� U 3 >, CD E cu O a) 0 a : C a. C' .0 Co >_ 0 CL 0 c +' > m Q) c° v � :3 cu 0 >' C O co rn cp 3 4- cu .(U 0 0 4= N 0 4- L U U ,- 0 C a m a 0 OL N LO 0 Co 0CD C:� C) � N � N C O co a C C+ L C fU L -0 U 4- C >N U LoLO 0 0 a) CD -6 C = QIx fQ C E --gym E'a o 0 �� c >,� 0 w O U -C 3 0 U OLLvor° E4 n •X o > N C N > '0 C � C '= U CU C 'a' IL F- > L C O vwaacu UMN QOU��E00 N iL0.0 O r . y' �' :+ C C _N fU a) -Z E a 0 a '' C a) N 0 O O 0 E E O .- N a) cu 3 a) O c .0 cu 7 0 N Z i` M C) d L fA O Q X a) 0 C L CA U cu N Q a) O U O LO O cu U _O a) - a) c 0 0 L a) - C Cl) y- cu = 0 t a) d as V U) R 0 E o U CD 0 cu a3 0 C � C v 0 N U L CO O N E "0 a) a— CO a) r_ a) '0 :, O ad+ O E c ,, R Z ca v CL cu G. U s 7 a) N 4- D (U O C C L 0co (U C y Co C . O = d d N O O O w0 Co co p0 a L 3 a) CU v Co t6 CL s ;, -0 0 > N r—, ems- •a c c s a C 0 'n o a) o '> a) L o �m cu co`i;N co c n Z nw d d� 'a ��o o° O U o° ai �'c M �� >_ fI) L.>:- a0 O 0 U voi m w (D C rn•o 2 S o--d C��E � ai c O�� E o Ecu o-a � _ � L 0 (U O L 0 _C E v_ O L> q W O w 'O ._ O 0 U 0 > o � aU v C 0 O y 4- L > cuv x d UG N Q X i L= 0 N _ O O — > y v'a L E U E' N U C C— E co 0 N O'L C N aU C to E��a 4-NNCUcccu C 04_.'o' cu UOcuE X �L R+• X O 4- w�'u.EO��' 7 d L X' u•�ca)mE0caEcnEcu0 0 v-- O Z N O N m rn cu a Z I lz0 . a) O O N ton D. O CO w oO +-' R V O N to > _O O U " '� U '- X d 1 N .G N N -0 >, 0 n.— - s+ y0 p O UU_ C U 0 ,t N 0 0 a) O=— C p C O U-)N ClL d O co coO "p U N := C d to3 t t w+ _. co 30 O cj� cu U = O — c� p L C p m iLcu = R d a�E 30 c a� U N C O Qi N d •E O OL O i .� L F- f O .L N y i L G X .r p 0 X u 0 �' a.0 p O a) cc FL a) _ r- C CO0 C d H O C 0 d t M U U d t U 0) (D 0 a w --a exi � w 0 QQ C�Q Q cu (Q O N O 3H o -o L o m E 0)° C U 0 �6 4) 'U rn O 'O •• v, d O a : —o� :Ecu� -Ecn �,,O�o�O N„ cx coo Ho o42 O E h W - h O 'c O X 0> N ca -LSO y _ c t y L E O t N .; v �C E Q °' ��, �L M r N Q U d — tII .� O >, L N C-0 O L 0 C a) a) > N •� N N C 3 =' O ac a� ��_ 0 3 �� c — aci rn:?� aoi aim 3 a� cu h E ow 3 =». o Coo Oon �03. �w�uU�cuoEa��E �0-2 v"ooNN ca�C ❑.E >,v Z �v ° 3 m L,co aa) � �: ° y cu m c c 11 m m�cri o f (D o a�i ci c �°, op �> o o� 0 c o>' �o L t Cy 3w w> w Z a— `�coi o)�0C oa) >>u acNi o`.0 m•3 Q-30a 3 v � cu J Ov cum Co � n a� a-w a E �-0 n. co> nEu. ca 0'a n J W Cl) o OU. N O Z W 0 cv) w 2 -1 � E d Eco _ti .Eo3 Z CD J N O M a) Q) ca a 0 Ln N � N d X r- �C U) L O N N t O • Q c(0 O ooc m c co Q mO QLO O �+ � N ' C N O O += w 0 y 0 0 U U ai ++ c N uNi 0 ai c°i N a) > R o a= co L 0 m M e � .°c c LL LO r o c Z 'a p U 0 c C 3 'O p U C 0 0 o N N 7 o N 3 O CD .0 = 00 0 O LO Z rN. L N O N N .G 0) M � N y .0 C IV = L p C C x C a) ._ C R O ll X N _= L °_0 C N a)L 0 Q I- a) a) �� 'L7 N Lo c0 V 'O O U E N M V U CD N t O N N .0 M cu M w coo R 0 cca — t� O t 0 Q N O 0 N Q. Q Q 2 r Q LL N d O V N e= d m cL0 'D - V Q N N r' E .- >• � 0)O 0)r- O N co .- a' co O w C RNEc�N a= y O R O= N 7 E cod d N 0 o w0E N C_ >, •- N 00 L M d O .� ai ti N ai O N O N O d u) E C a- L '- ° E O `) w� d 0 � O a= O 4) U" U U 0 �0 R) N Z N CT w n.N L N 0 t C L L V_ O N In +� C C O tq M N �t co Lg� � c Q p L M O O N Q N m d` E N 3 +� O 3 O Q Ln LL O e- N C) co o 'a S U F- LL 0 Ln w �, tV Z W . J z .. 7 J O E 0 O E w N 00)) O E-a N 0)co tz m >, N d C S. O C c E c.> U wr R C LL � N N N N � 3 O 0 C C 3 0 i- M .d: t O v � Q 6 co Y N O N cu a- w N N x ��0 3 L m o °a) c� w c') � � (n N 0 3 `� C -a a o N O E—>w 3 xE p N r- _ p Q. do O w -Or-Li U 0 Nv 7 N 3 N O N 0 O R r d C tf� Q L O 0 N U U I- lL t0 = _0 d O E (u O cu O G O Q c Q c co p p a� N N rnd 3 O �, +' N 3 d L C y U N O C N i (C N IC L «0 O 3 0 O O v C c O Q_O O L d C (n N N •, 3 r, d L 3 �, pl N N N Vl 0 L O 3 oO w U w_ R_f j U 0 N .J E M �t •� O y +' CU N C L w o0 O 0 L m O C (u 'tJ OL L- 3 I- •Q d O co 0 OL .- N R d O LO (O N O a .a > O d4. O d d L O v V L .- .- C d ) w+'p N �� O cc " Ew C •Ew C w C 'Ow > C E N O '� 3 N d t) •p O N y tU •O N y R a fu d 'Q d V O t 1/! �, d W V cu N d tU N O t 'O wp c �'Q �N' OHO r� L 3 -- N . N c 1II O O O N m O 7 i O °- N 0 0 'a °' t4 L � 'a a r 3 �. (CO -a O -a tU L N m a L N - a d d O x _L O C d 0 N d t d U N cu O V co V N V V= N R i JS V= M E ' lll 'Q "' N M (0 NMC)G1 .W d V •L O +�' N v - E +�'+ (C .0 +�'' (6 O p U N p N d m N. +�' � 0m a � as aa� � � 2 w,- o � c � a coN p V N O 'G LO L .� d O— �: C;)N (U a) A U (C (u " ( O D)N cup CD 0N� C O U `.O 0)Q (�: cu O :a. +•+ .0 N p C CD cuC%j 3 j +.• U ram-• N N C C N U cu Co 0 C U .N N to N tt7 w rn °'"°'�cv ` >+ c E U `LAN ` v 3.c0y m rn m a, V.-, O' � 0 O .OL, N r N r 'O O cu U L. U Op cu 0 O w (D++LO O tQ CoIM � L C U C V co U O m O cu N L N V N cc"E n(U ° w 3 >, ND c 0 L) LLJ co z o eo w U. _ C ••°'a _ E� F- L co N 0 to rn cu Q. On In k m o E Fuf U) 'E£32 22�\ ■ � ■ ■ �■x / G » @ 3 2 k k * a \ C k 2 7 k >1 0 / .ƒ " § a m cu 4 \\% m c CL 0 2 }0 Q ■ £ N �LO L 7 0±4- C:-0 k / Cca-a/ 0= 0= o ° 30 0 2 .. 2 .. - .. � o3e�o34a34 -,z /�k©k®U�kkc\§q •/g£3aaaG=a=a£2 %@«@-© 0, 'a '00 e m e 303�$/\//\/\/ -j/-iƒ\/-i/\//f-j/// k � k b 0 2 E E 0 Q � 2 � o\mCUo ?�k~' 7/a)7 cu - " 0 Q t ca2 / 3 e D t & / cr�jo ~§25 m = a ) o a « to o 'D ® \ _o 40 V) £ 7 @ m t�EE§27 2 m_� 0 a 3 ■ c o a mooaa®§c �2$_0 22\(n E0 f 2■ g E$ a a -=00E a 0 m a) cu CU J@@�2-E2 $ § N / @ m 2 U)/ CO 00 �r§0 ■M 2 - /' 7 " �2% f\CL co4-LL�dk0. a) a) ai C a) i U) Q' N == C r U `.r .� ' U co a) C a) " O -C `•C Vl� 0 O N y O c M wU a) Ca 0) cU W -0 CL nw '= \M = I � c to O � .- Co c (n,C - a) a) (D o �n M (n M C N X co C) X X O a)O C C N N !:; -0 (n X X X (D v-. N C a) w . L6. � � ANQ)N.0 U O C a�) O CCU) O O OCCH LL _OO (U 1L N O Y CV U a) a) cU w O U 0 (n O cU O O C « C C N N t .(n a) a) E �t m CD N a) N ?� L a U CL >' a) r- f0 O O +' m U N O t O Y Q > L a. C cU N Q E "-- � V N 0 -0 C C a) V) _� O ai O C O a) f0 C N In V Q c`p • C c U 0 N N O C N C O co a) Q d O cU 0 0 0 0 O O 0 0 U C_ N Z O 0 O U _ U) ca (n Q O O co ccU -0 E N N t� N N a) cu C U t L C> V1 C cc y O O C-0 E U Co U a) «> C 3 3��mca�ca d d O (U C 0 a) E a) O U (a tU (a a= d (A V) L- ,C E O N is U aN M n CD > > 70 O 0 U i0 0 0 N U — N d MdUN Oo Lya�U .CU ` Na✓ (n'E2cU m n (n na) cu a INYCE� c�U YacimtV c Uco �EE c o coo � 10 NCCd00 O cU >y (U 'D N _0 4- Y >O E .N_ �+- O CD O_�� C d (U C >� >O N a) . a) C (U ? 'O tU O Y U �t 0) a 4) y a) a v7 0 ., ` C) U O „= C O O Q a v- .c U V +_' C O O, a CU a) L a uo ccu d- _� _ -a CO CO O p cU V o h O N y c0 - a) c ��o�cU 3sMEO�0 'aaNYoE o cu q `� v rna�.= (Ln v mo c E U � Co0) c0 �w u) m c �U fl.o cm r R -C Y :° w 0) .� '_E E a) (U -0 a E O L cc cU o Q L- - U ) Q R N U O L > L o N o 3 CO y- a) U `- c CO 3 aO ca (c no�0 °o5n o4)>> m3dLv 'tYm�ai —Y > U -" N c O C cU U O U 't � E C N a) 4- NN CU dCL (U_O Uao4 DQNOmQw M N U0)9(UO N Q Z L cc W d 3 R E• .Q 'Q o - d a-s xti W p li y Z c0 d3 r. 'N E�— EdEa�a,t _ _ > Q .L 3 r-: U v L :a —� E o '0 C C fn m Q y LL m 0 = a. r N O a) 0) (U a In cm C co O 0 p D (U r»-- >, b U .(n = (U a) O " y N r- O O U v". ) O > (u O —a) `� N c' C p U co L in m_ co h O) �t K C 4-O .— I_ 'V N C O O O L C N N .O w L <p a) 'C (o C_ U a) c In Z �t C E acQi �U� N N N N C a) v O cU N .0 >�, co U C (UU w- C � N •(U O ca ` U a) d C U O (U (UN o — N n O a) co ocoD c<� rnc� dc0- co (1)N >owoc c ai'>C ' No E c .a a) - 'o O v 0)'y`4) aN m a `4)wovE0;E Na0 .-V)r o a�� cv �a) , :�(D (-)a mo-a coo'0-0 4) occc>vc(u voEoacu (E � o�o vrn-0 D c[L) p C _C Co cOOQ. N N C N O E O_ co a) O L N O�(D C -� u p>C 0N N O O O (U a) —O C) >C O o C O _4- �C C O cad U-O) O U - Co C �E co O(U , CO) Lco N O N o E w `=o - cuC O UO L O E Ub N> CB„L- C � N E4) C N a v--- �QC W.fla-0 O o"a4)Co� ° NC 0 >-p aNN—a 00 mE v ooO CN O O (Dc coaE 0,E ) cCU> ``v>o�3o-0m 0c 4) CoL 0 uo CQ tL- a =C -0 N d(o L C.00c d aLaO (O 0w cacc >T IE �>Nc� >o-E UEo ) vo0 ` cocno C CDcoof ci c (6EL2CCa()0_0 o N 0 4 4 U 0 co Q z w t c c o W a� = N s a .°�LL m Q z N O w a) m w a low#' 0 c a cu O L O > 'Q CU LO ~ ti LO 0 O = co E n (D X x x 7 >.L w w E cuL 7 N —x E v� Q Q N _ N fu c � _ E\p z z �i—"Qvw m c o cu a) c Q) (1) o> N a) cu fl G= w- coocu L a RJ An X(, O Q o f L O to t _•� cn a) LL O V N C O d co a 0) 0 E 0 cu cu a) a) n. O d 0 .O N O d' d OQ jp C = 0 0 C (u h >> C L 0 a' O co d Q C .N d a) U p' p E V cu 4 p o 0 E d• "N O = p N O s p E cu L > cu cn L a) C= cII 0 a) °o 'a_ cu � _ C 3 C c C O (u N C E L a) O c) '� � N r- 7 E O CO (u � d � 'y o w m o ~ Lo >, N a) N '0 V (III 'O O. ce O 'O a) O O X a) > >+ y O = C a) 0 'a oo = 'Q V O O C d` y a) a) co 0 +, W 3 VO ° C O N 0 U c a u a) cD t 1° 0 N Q) aCi cn a>j C' p0 II `• �a a) a m N L x w.d�3 Q N c9 w C a c`a N O a) .0 vi O - W o m a) Q Uc O >, O O U) C p Co .` _o '' _ N c a) S >. t_ w F- N O > a) >, d o a) C m N Co rN. C cu 0 V! N p 4) �>-+ fII d> y .LO rN+ O-oY 00 ' Eo �� j vO O a O U OO VNl � N`N �m N 0- cVu +m-' d m N o.E •N a) U cu O CO D _� 0 0� N C N =' cu to N U N X O O X •V d` cu O N M U ° U p c c >, fu L U ai c N aa) :cu 6 c� o E ai 3 ° 3 � � 3 3 Q � J .0 E m o o 0 E N N E O. •5 m> o_ cfl o U I— — m cu a co U 0,0 _ M � m O) o o co C U O c N a) 0 � L 3 0 0 V o t o L O N co N N Q Q a) C CU z Z 0 7 lL a 0 Z a CO N co m r L o w E m o d J J U IV 0 O a) O cu d cm c CL E � a) •O o L > U L a C C O L N iii L(D E co c 'o p O 0` rn rn rn (�125 �o a) co a) ,� Nc`"�n o3U °� a °coot o 0 0 N a y cu O co fl o p Lo CO y Co O C p N _ Co cp cf d U)Iz Q y w E A N O N V1 rn N� a U U U (0 X O •a w n Q (n T O L a LL _ W U) N L N (n (n (A a a) R J ccu cco co L n L U-C _ �N c co 3 °, v v — a o c co N > 3 3 > ° Co 3 O C N > L y > L Ea a)o d 20' c N �v °E .n L , rn(D ca —o a)• — off aco roc acoEr Ea' pQ C Q. L- n C •� U O N 0 co a— '- y coEO U C d (o a)c m �y N m-o co C L tom n v cow"= co > m co N y L U p co 3 o co L +' = = L6 0) O a) O O 0 O rn� j O O C) O cU V) 3 co c� o a d co �'r =A=io m °E oaoco- _0ch U U U a)aci3 c E ° c� mo °O) ov Q d C C O p C p �i p C fQ N N 0) 4) N Z F- a) U J E J U (0 3 >>� CO U co w F,(U 0g (n rn E �rncoya) Z O L d ..L U) 7 (co (Dy L O L) W OC (nx cu w — co O O O4) C3 � `o0 It ot ,a) U vo o a)cn L c� CU ° v U U 0 -lc Co (U N 3 a L a) a' �' V � C] co�(o a)�?X� N Q LL O U) 'o a) co cn (n J (n U Z U Z LU H u� — C9 .� d _ W to d Z 3 4 O G 0 W N Z E Q N F" O ; - --0 N O Ui W a E c .E.d Z d RO°0.0 �,3 E m co -� C7 0) 0w0 0� 3 N 0 O_ a) rn co a ..r Vr d O O C co N r Co E O C? E 4 � O C � t0 > N a) -C L � O � � C U � M a) CU W LD 0 0 O O a) C 0 X tC II O >, C C C C Ll L-- E N -O (6 C co to � 0 '— N 0 M Q) C N w O L 0) co 0) co (o t 4? 'O O C) C (6 U a= gar m aa) -Q o a3 c�� E >, o c c O N o U w +• 0 O ) U L C U N C) o 0-0 M O CJ 'y cQ O L a) 0 O � a) O. O f c 0v.. a0-- x y L N cn t}' 4 U U 'D 0 cL x V N a) C _� N O> 0 a) O O Co0 Ca N •_ y p C O O C >, C p co n U '' N yOj @ i- n. a-- 'E O L 7— E C O E E N - � O �' O 0 a) OL C O _ CO QO d = O— " 'Y O a) 'C O w O 'L , LL co C LL �0.9 >,CU LL io 0.0 a Nw a0 - m0 0 0 O a) O U) UO 0 O N a �� U C_ C C C c0 0 m O C" O J C m J C a) a) 'O . C L N Z � w C O N� 0 ou,oOELn ao ao " L p N 0(D % X cB d co a) N rn C '— > a a E w m � O co — O O 4) N U C C U) ;- 0 +- rn "2 — c0 C a) ca C •O LO 0 O d <Y C a) d .0 0 Ca a) co N C 0` a) = C .Q (/i ` L C 0 L cn 0 N C co "' to cn a ai N U O O O L C D O D co a) O v 00�rn UC S N L cLf cu O VC co O co O cn d 0 L c—�° 0 E� �� 0 .0 0 D co N 0 3 — •- 'p 0) E a) U -0 "' Cl) a) n fl >Ca-Xa>)�U) >a) � >a) O a0 a) L N L O U) 0 a) C C O cp O s_ U) 4� CC oo > ca �C) LU) OwCO 00 t6 (3 w C 0O v7 — .. a) o CO 4) ccoo �, L 0 L+...� V t0O JE 4 M V cCd- R C U) ".1 C O C C w 0 0 C O co�co0E'E'm �' 0 C 0 0 .,ac: aU cEE0 ='inch U U �'007 � E ° `0 0 co cu CD E 0 0 U)Ca � = �4 o� 0 ` �U� co LL (0 .�'O�TS U) U) j�LL 0 cLN 0 a� Ca co C � >,'p C� 0 ` C a)CU Uv o 0 a 3 E c`o �)c E a) N o _ n a� 3 'ca Ca L- = a� o E a) a. 0) - , �o a� 0 . 'cn > U co N N X > E C C cII N d cu x C a) '> N C co O y L to 0 0 0 Y O C- 0 0 c0 O ` coO O .0 co � O N 0 0 O) U C y C 0 cC3 w L 70 p O NCL O, N O CO p N O E O` a= n C n .L0 co- �_ O� LL Q O O, CO y C c O L co 0-0-C C C w C O a) L 0 3 ai 0`- -o 0 0> 0 L` O C: U CE''E��'m(D =3 cu iLv) ocCU U U a OCco C9 Q' >,a� _U 0.caay 3t3pm U co O C 0 `•'= 2 a(DN Z a) t(a co 5 0 N 0 0 7 7 U Ca E Y O a) 'o > Q> U Q C3 (U O O Z a) a) p a a) E C Q co LL N >, cu a w 7-6 E -o ci -0 Q w v Cl) co O U) Z .o N uj Z W O aA C Q J a Y L z U ev �v V a Q v'a c c d o aC7 ;e O O ZT N a M cm N > N.a U 3 L m ° 3 M m (D t° 0) E N c o cccmi °°) °Nccy-° a) L Co c6v(9- (Ow C rnUa O ca N C m c 0 0) Q. 7 p V > a C O a C C.)N p" :- O N ON N' O -0 C `C a)N N a) O �v ° o•' E a� �.0 c 0 L o -' E '0 U .miL Um 0Ua a.� m -0 ' 0. UN -C°Na)ca)crU O)O N p.N OO 0-- C E NO Omm-'0ac-0U.0 1 '00 d L — 'E 0 0 ��-• � c� w 0 a) O C L T cu a- c C m 0' co —O p U m a) s E -° O,° t -o ••- O N N '> aL. -0 O N +> o 0 N c Q. (On m 0 M 0(n C c '0 ca c o o ((°QQ c N co a) cr co t 3 co a) a> +-� (Q n C V O O O U O 1 L c C c _C > 0 .r 4` O'0 C ._ D 0 0 .� C N ° s C -0 '0 E c ,, 0 av0 oL N oU 3 a -0 acu >0 aiv ami o �y >,L o,C� o 0 0 3 > a0 a) E `ww °C O °-a0i 3 ° N N io a3� ° c N t .: O— .L D O a�Y o Ny .0 C o ccv� `co 0 ° N «. c " '= L E O .N m aj m N -, M r —C -0 —= U O O U �+= Oa) C a)� O O C 0 of co N° m rn� m O 0 m= E y (� C 0 C a 0 a N •0 cc .- O L N w m"� am •= C O U.. Ow N,o O C C ` o N cu C O O U L C V N O aj 0 0 O w C C Q C m O)•- O O L CO Y C O Co O O C. C€ .` C: C U C U <� m N U 0 0 0 3 m O N E m 0 0` O O Z O U O— NM N_ a N aU 0. OU N — O O U m a)U m N :� a cc s j c� c vi wog Q(cov E v M o > . O c 0— " N C C1 L L_ NL ` Q� L! p a) N y Cl) a) m 0 O C C -0 .� c a) C p 0 O 0 y p> ` :cn Mn n m•X U m > > (6 VO — O O Q O Co - a U m C L E O m m (a .• C C O () 0004)��On L"ami mrnrn N o Nc N�N m 70c L a) Q Z a c�QU >, m N m c c �- E 0 �O (° O C a.) Cm 0OU C C La) o0 a) CO p 0 O CL CEoo OC) �(DO Dj xm M t o C`yC"LE'0Oo ` O ) an NN >VCU cyW C•O � Ui �efl.,- o 3Crn 4-0-0 aD °°+'0 �_C� O�o O C` 0VLc2mE0T N L N— wE wU C NO LN tL �wE ` m cQ OC m OCO- m O m cu N NyNU C O— N �-0 NQ mo�tZv u-0M v) (o o 0 m— nU a.M W N Z J Z Q W = _ CL Lu U w W°_' 0 Q n. -j T O_ L6 co O 't N O O N O T (D T ti O ,It 0 N O O N M_ M co O d .E Oo 0 N T T N `- N `- M O T ti LO -p O Oo 0) N 4 CV N T QO co C\l ti to `d ` o 0 o �o 0 N N 0 N_ (1) O m a 0) 1� o Q H F- z w 2 a O J W W d r 'Cr r.r. wr c9 ocu �� Ewa`) =3, p> N w- O U (n 0-0aciacic0 O L L cu c O cu coaa))Q)�(1)oD �Co� c�m3 �cv�4) > X .0 �• o co oa) O 0' L p do to C L 4) X u CUE Tm p L+c- cu >, 0 o SN cav (no O 0 C w o O cu a) c c m (n� N 0) O- cu 0 O O O 0 co _E r0 0 � U tQ x w U ca o L cu N � O 4) 2" ca v7 L C.L. U LEv- F- acncv(nEo Qmo3 O O L L"= cu U L v64,L-cu0CoUoo O O L 0) .; Co ° CO° (n (n cn a) Q a) n° U rn N_ 3 c p ° J(D L` ° ca E c cu C) 0 ():-3SQ> caa)rn�a)�� �o0 com L a)p E E Q) �'-L ° L o— c O a) Qa)�cc C Cc a•a)izf4- C 0 cn U N to L a) E L > N° x O"0 cu L' a) E 0 L .O >, C 7 O fu O- ca _0 (u Q O -Q Co O L L O a) ` O y „_ E a) 0 p 0 N O v�i c E w 0 y c U 00 c C °s 0 c co (O o 0 O Q L cu +- w� o a) cxo� ac°i a) E L 0 c w � m y E cu m OL E� c ro m m.p C` c m C (u cu L'O UL v- f- 0_ y (u N E O UL"''•C Q N o Q v1 0n (u O "0 m-C N i) C 0-.-� (u fn O 0- Q) C 0 (n O L C U c"Jj 0 00 (n O O U•_O 0) Mn O 0 `) (u O N E _c v o C c 0) a) 0 3 0 ti x „- co 0 co a) a) C OE h� LAN oa) E cu O O a) ca U L U M 0 p E-= C a) O E Q p cu= Q� 0) x cu a) �+ N N L CU cu E cu3 O w � O 0 o.. cu C 0 L CL (`uL p)0 O C)� 0 to �— ` " p(D co Co — L —E O 3 to L 0 cu > co O O c Q O w E �' O U C fu 0) O .U- X O 0 U C 0 a) L N O E y () 2 a) y cn a) U E' N �f C F- U Z is Q �u 2 L L V m m W 5 ` O I a) L c Q a) X a) LO N r= LO 2 co 0 O rn M a LL P- z w Q ° c0 a) O N v- L O •p co .. a) $ O° �.- ` C) p co N OLL> L a) r-c`u0) >' c -��aci3NC�c c°i��L�Lo co N w O O E ..-• c E 0 0> a) 0 �caaLo)aci3��c N o o E :F cu U 3 L c C •O C CU a) - a) O t`II cooa) E N N C Y � E L Q� ° E U y L C Co U 0) E C E E a V �- N" N 'v 3 'O L N a C y f� C p N co N c -o cu'�= cum ' ' ot�� a) c >+ L � .Y >. c c O) A N c c= c`uY'� >+ � ryj O ui a) N N E a, '_' a) 0 �- O 0 0 fU vi C O C cu a) O)U C a) ° O o E a) > O L >, .^^.``. O a) a) O >, O) C cu a) U � L �. U O U C c O C cu O U ° o a) o >, O) C fU a) 0 ° C•'C Q a Q O °L O Qi ❑ E . a) ° L° cQ Qi V ° Z 2 .N N co b c a N C� O_ co O. N a N a) U N N a) ° ca a) M Z L a C7 O. N Q. vi L w O O O E a) +-�% L -C V N O C N cu OC a) CL C O +' N° O co U N V C 0 3 +� O 0 (� O Z O- m Co a) y c F- O O 'OO . o N > =N 0L -O-2 ° a)cca>N o a)Z O•.O O" a)N 6-L E O co O° Z 0 U) "() O co LCE O W .o Z a) co .. () ° o N E NY N " a) ° o �- N E a)Y OZ L �`- ° U V U a) N �r- O N O U N U J D N a)�- cU o ( N(D 7 .0 cu � Q d c C >+ cu N o c = " a) cu ° a) N >. co N 0 "O � r. cu O a) N F.. Z ti' >, 0.— C) a) 42 > >+ O a) C a) V- > >+ v C O fU f`0 C N a 3 a) fU f`0 C N Q. 3 a) a >, E a >, E ,L if o LLI c (c)cOLEc r ccaEc-C L Ccu ) C O=L) E Nal Eca) a) a) CO�N 0`c° 0 N ) aE> cU cID aE>o LL 0 U O Co co 0 0.0 U J EcO wO �aO` c N �.Oa� caN� .> N a) O> U C(EE (U O O 0) E Y LELc0 Co QEE- U M OO O) O. cu O n o p U a) 0 O ui Q(9 0 �- o` N NCB co O= o N LL sue+ cu a) O •O U a) a) �Y a) •O �_ U a) N o p cu co 3 N cu E 3 a) m E cu Q Z >> M Co Co -0 'O O (o M ccu cu c `o O CO ❑ Q H co H z W a c 2 - o m y o w > co E (n c o m p E leU- E v! .X r V E E E m E c "a) W _E ._ _E .c _ M O N a) cu a .IVW _ 0/7cu E "0c_ okEoo/* / 7 J ■ & £ � 0 CU co " � R 2con 0IDq o m t 0 � ■ k/»�\/// 2&�7S2t2/ \ k 4 ® �®(• c _0 7 §£{� e lz010— °\2c4 I2aA 2 COog« > 0 %#goQ 9 £� �5®M3 %,- (1)0" # z ./)> 0=3-0 1!2&f c/ a36 mCD . ui c) / £7f\�\ u) O 2 2 z c 0 f c �§ �2 2 c n 04 / k �C §2 6 0-- 0 / fCU \ : � § wcu « a 2 \% o �� / u / �2 f tam a)09 9 �£ 0� # Q $£� # U 4 O c�U � / < 3£� O 2 < � 2 R E E < E ƒ10 CO) < ] ■0 ° m > k < � $« c :. ) §� U i wmcn / 0) # 0 ? # � G 0) / 0 ? / $ cvi / O E « 0) k CC) co 0 � $ 4 ob 2 :.� .. . � u 0 \ a_ m m 'n `m a 0 vc=a via; N vet o z ti N m •-w c c 0E 3 c 0 0 0-0- 0 o y-`- ccaa c� c 3- N o c a) C co N o0 u- aLoi m C` t c �`- 0 C *- c'E �` C j Q pU N aw M .� > ° U O �»=oCL w� N N Q. ` c 3 o N 3 0 o o F- N U Z n. 3 CO O M 0 C) N E 7 •vc-) Cl co (D w N Z C7 cm m:3 ° �� o c c ow Nv z c� XZm ° a� �-L �v aci oU) a) o ° c N� 3 ° m c rn � 0 ZLd co a� Z m N wu) N ca i) c _ZO :c Z ca N p L N c N N N �' o o c d> Y J Q O a). C p) C p 6 Q L a Q) C Qi .6 C O V U ca :2 L 'O LCY cr N O c0 L' O .r o � �= co a+ d U 3 ca -.w C aUi OO c :L- -o OO NO I cc-0 C L> CC 0-Op c VN Z (.0 ti a: ca c L C L Cl N 0 4-0 U. � N o N L = = Z 75 N 75 .+ N Co 0)L ... C 7 C L Z Ctm ='3Y caCL N c U _ QN a) 0) vco 3 C) _ oc o�v,c� o qvt ° :CL 7 C ca F" (n Z (O O Q M O O) 000 �U! p, OZN J Oo0 >N C7 �C ��•- C �+ !_ C w Z +� N JO O NCO E O O W j� ;a GCi d w +• R E w d � CL tam 4) £ o w G W -1 +-' E O 'C p V 0.2 -� d d ..: E v V w Z O .N © 0 £_ O o Z J � W O O 0 O co a k ± )/= k£ 6 ± J / §»S « « :3 /�q=32 0 . c a CU ocn % m$ c E r 2«� //�/cu �k 00f 7§7/f: ���/// ƒ E2f°� r(L E>=/' $ a6 f kf f §f� $ 2 c3 2 0 ��70?wcu uw / // a o®�u� c%�®cC . /////\ k�LL02� 2 \ f \� ' � ) ƒ / / @ E f / . �> Q �_& �_£= f�c)E2\«2 @ m " c / w _o ff-0 (n f a �$ ®§§22$cEc ® /ta) j % / ra)/ 3 m � � O LL § a E « t � = © E c f2af�/�fk f K J k� cu 2 a o O mE�6Ec L uj J /±2�2(n / a/Z0>�f�§a " 2 > o § a � m \�£f&��E LO o w a co co O 2 7E w ® Lu Y 0 V - .. . .... . U. IL# ..�. E � � W CO) x 2 k k \ � � m M N Cp 0 -0 � � U O a) U c- G L p C L O °(°o y mai wo +�C) w 2c�� NL ` �o In `� O ca a '- O a) 3� N O >+ cR'd a) d in U ca rn cQ �� LLcD W Z Q v a) aa)) a) = L .Y IL) c �� O. a) r cu ai _ c �- �c ' ' 'C O O = a) co t U C z .�- Oc O() O N c co a) N V O N 2 O- co N O a)Mo � d lSi N •; C) N � N C a a) a N N— 0 Z O d .O c CoN C Ni (7 0 c O- y -O Y O� 075 � o co cp —� a) O N woo d u) O W U�� p 4) N C W Co > O U a) Q) p O O 7 V) c a) O a) O O 7 E w-0 C" O N Z co �t Z R � LL c O C ca O Z (0 m C9 Z L Y rn c �°_� — �c v- Cj� Sa)co "� z Q o 3 w _> ,O fa p a) c�i �� co CO U. w Q:o to d cw ca O N p �' J Q .Ow �-0 p O �, . d Su r N�� — ca �' �,, N c� O_._ O O N Rd OU ` M U 0 0 co p` O N c y O C _ a--- L c p U O a) 0' v O O w L I R L c�A j O> m O� `N W E a E a (D Y 'O n. N� %C O .Y a) w N x N.W O 3 C C i c N C a) O w 0 U a) O co M c U N U -0 O N C d d ` O O .+ U C Q 4) > O w a) O a) L M a) r- O O a) L co W O U O C �' r' Z G 'C at C� 2 = O —L- a) O a) Cl) O N , co Z 0 0 e0 tom. �- C CO L N 'D O z Q �� �o �� EL- c D O U c L)) a= co co LL. NO' to p O(� w L O -0p � Q: N p.c. N > flcu Q N w N c� Q. •- w N = a) N QN N N c QQ C) 4) s a N -cn p O C O a)dO 4, M -pa)N a N N U QF- rno v v _ c M •D aV 0)N3 � 0cx E a) Q�Cc6 O ( 'a a O eO ciscn p Nc O04L6 Lc C O MzO O x> O -U X O vi zoC) w c E c a) Z � W `o a00 eo as O a a F- LL d c WL t0. cA M .a Q O (n w U. to O .`o z C7 A R R E0, E E o Ear E J E 0 E C C O _E = a_Oi d: Q Li C) Q L3 (n l" ^ 0— 0_ � O,t oc el —N 9) 1 0) w "o C(n �oac��c co aai Q cooM�o m w �o 'co -v a) 'tt o N co a) w t UU) CO�o C)p C fC"2 � \o U ZJ u CZ d vo o dW0 a) .c`auO CL N�oE CU O M n• x O y "0 0 UZ _ A CC)>C)N o � o cB NVU) oC: cu.a) NCo C : MCA0 CO m of —ul Z IV m a -6 n c2,(cu '0 � E z U) m 4 O ,� UWco N c J p > o C f0 LO cn UVCU n(n po co W r o = aD a� o=o EN Uz af Al U Z) ac) Ix N Fu a) w v oCU C N O o C N -0 C Q F- C C o o Co C) � F- C C o -C L V C p M oo�+- a x rn ooL c3Lai LY Z cy p N V 1 Y) o O N p N o i w&- >, 3 Cc N pV =CCd'E �nE2o=Na�0cvi oa�aca —0 Z o o = •Xw Q E o o C° c E> o a-- 0" a o Q Q 6> o CU c a� 3 ° E� F- L N N — aa) a •` a Vj 0 co o— co a c a) U) u)yn.oc C)0)a) jflN:= _oiaEo(>a) F- M 7 'O (M F- N a): co S N Q ctn Q Lco o N Z w V IL c o �� O o0 J �a, 2O w y _Com W N N C p CO m d a cc m�r o c c c o L N '0 V Q � m J O O 0 v� 0 a .Oj Co a p U .em pOV 0 L W W L c .�C QcCu) cu O (n ODZ C C O O cu CCt> O p NCUsvN•'i NG N 15 OCa) O1r CO O ? C M w O C Z C 0 C L-L -p�O C rn 0.6 dc a) a) U) O � aNNUN' 0) a) �Oa) Cap �cmcu4 yN� L c-p Ex 75 >c� Q °)oca rE U° o Fuo° o N a>W m ai� c o Ev>aaif- C.a.u-v) a-a-0- o0v Z a a`ni c a°i a� aci E a c cu CO N� 3 a II° C: °a)�ca a> v I c a p)Ovi 30>c(') ai "0 a) r- > v o—_� )a) Q>� U�c co a)c °L°c) m °�� ti•� — �a)pOa)C _°c Q .� O a) .L rocs N O' a U :5 'O O a a) L NC a) ° o cc:) n W M a o O c V a� ° � Q c - U p 3 rn . vi 3 L O) O . O a Y — tLQ 7 Iwo a) 'a U N $ a 0 O- uyi _) w O O '> O> V t1� C N NI B O O .0 V1 O /�/ L OC .� r L UI L / r LL. .- C �U/ LL. a)C. L L N (6 (aO 0 3�oy cac'Nvvv��c) �.o u� O O> a) 9 C n Q C C> N (n Co .-. O co O a) •O � N Z U ram- O O p C a a) N C 0) C. C In J ca�- C a) p C .� L d a3 a Q) 3aM �'rn��E°a 'fn co _ . oa�> y L Q) (Un t0 o c.. a)L z W 4 O & JO W Ve Z d d t d d � d' a) _ a) N Q O w G. N�c� yaccon,c& o"j o � d .c _ o �v co V O dQ c O dU- s `'•yam Q 0. co a) U- CL44 �4. m V` d d er .E R d., .= 1tl d d �_!Wco O �.J.sIZV QNLC C rn 0 LO a� rn cu a AI t- Z iu S Q Q �a a) _ N >. G N N L O N L a O L C F�3 N a) cN Q V ` C O C j E ,O) _O . vi N a) (Q OL•- �L.0 O CW (II �-�� pLLa) -O a) . i .` N O O Z O O L W O N L a) co3� �t c cd �� c >.Z� a) �� vci N 0 c�� EL'> o c � N� y? � oc �_ � ca � ��oo0) ocooc.:(n mo�'c�mo�o 0� C N 0) a)_ O O C j j N O� U to p M oc C (OO L Gi CL M U O N Rf O O (L6 n 'LU 0) m O M X :- O co v w. U M U .L N _ i aEiU cow 3 aoi �� a m� U a✓L aoi E o aiU w a) o a)� c`oi`- c ° a>is c a°i:3 a°)i � o CO �� X= c X2 aoi nn u u)� .-nvQ �u-o 0.atLcn u �m a) 3 a Nam' (n z 0 Z n a) -0 C: a) n• a) cy 3 oI ,� L U N co � U L U 3 CL j �� O O d� J C �� 4- O E r Q U C w N C O N •- p 0 d �coccorn>,-ECl V �cv_� U 3� N o Q co 0) N N o C 0 to M o N N-Q� LO o (i3 a) V) 0 > U •O r O N L-. 'O Q In rL+ L :3 U LLO a) (V a) V c- a) N 3 cu cu U) > :2 U N U 3: fl-'> P Z C ` w fB N 'p QU aci Co a) 3c� f0a) a) (D"t 0 a)"=o Q O co 3 L y yO— p t6 L O N C Q Ci U N N p E �— N C co f' > U j N C U d O a) U mw U W a L a >, U O p .i ca = W 0 � Y) 0Elii O � = R! %- 'o�°� ��� �° xma CD m c �J a o °' 3 xo ov m�° toC_ _ ���ti W �" N-Z o E� a`i e�� I 3r" �� R E rn 0 a) rn co a m M k O =DE0 Eoa2 �LW/ CO a 6 7Zc �� / I/A w # J /o®m� m � ƒ Q U QLLa 0 3/$§� CO E �g(c� @ / . @ / o c @ $ /\/kcoz D kcu kf/ck c g 6 6 \6 /$ U) U) @ @ 0 §=moo 7 E / /> 7 / f �k e2Ef 2 c.2 # \Y # a=�//k�kc2§ °Egt QQ -0§§0 o o £ E= a q a c w I 3 33 ■�k� �:o2£Q2os�E mac —=gym S @ o o = ■ » f 3 0 § (ak t / $ � m q n m e mm±_ ■@ c =��mmwca7» o t o«- � U. a ® $ 6 E 26 /q �z / // «U m @ e m= z / ƒ CO § LU 0 �� � of ■ 0 qa.� ' � ma-§ k c w = � ■ ■ � ■ § 2 0 k w �00a22 0 � r v _ § v 0-- J— o J � 0 U) A-Z :Z w & , f : k 0 ` ° ©k m � « a $ ��° 0c m�2_� @0U kCL �2$$� ■ 5— kL'L'co om■wwt—LU E &k &, . / @ ƒ z w a L IV) N co !n O C -aL (J 'ct L CA w+ �' C C:) CO O -0.0 OC � := a) _O O N M C LL = i a) L CL a) L Cs L Lu Co '� cu a) Q) Y N nr c F- V) a 3 �H- Rz a�V cu o o OV v°° _100Nh0cCL y Oct O, co N .. 0)O N>� z (D a) O N CL CU Q W� O Q co U CL O= L C a) Q) V c6 O C a) C L CL O W `O N Vi CL a a) p Y tII 0 C C w ' O i N +� (0 O N Q.0 m o m 3-' ° mWco0 o a) U) O z U Z N a) N 'C -o ' U a) L C Y CU Cn O O .0 — a) � Q' a) co a)CL N vi C c� ca �s C L .�. a) CU t3 S — o p a) C a) L = O L O. a) + • In Q V N N C Q '� O O O> C cn .�', 3 c L w O O O N c6 � a 0 i d a) ch a) N O N E a C C (CU O n O N O N L C `�- ' O c0 CL O� v- L CC6 to = w W a) C @ C '� u L Qi N a) ` U ) `p C >, w O U N �"' �_ f9 CL U C _C ,w. C C Y Y 0 a) Y Q� Y O, i L a) i X i 4 O a) C C O O C j N U c0 Y 7 E— �- CL C O— O a) CL — L (D . (Q a) O m Ud om N 3 t° °mot CO.) v)�c; ¢ c°� aa�i.5� °vi 3 ° �� � in U • cn C N C Y � CA LL 47 a) -0 O .i. a) CC cu y C ' j N N p CD 0 co tIS N C N -o C p yQ cN0CL 0) a) 0 C '00 O CL z o"_— 0c O ( U N fl C +% 12 N C G CL p C: 0)C o- Y COQ) co z CO O CL L (D CL O&_ 2 C a O co Q 0 CLa) �'v V) 3 °.Ea �' CO w W a C)i a W z w Q o w W a. C �. W rn 0 co a) O c6 a m M lul a O) 0 O � c rC. N C O j a' L N a) 0 O CU L N L� N•y0 cn 0 0 (n Nm4 0 � p aja', Q — O O O l!j 0Uc=3 o0CNo ((U C p 0 r O [� O M f . N z (Q io U � cc6 U U cv0_0 cA.Qw NAM co co z Z a) �M a Z _Oa OL U O N 0 a�i�� O 0)ui CD O cg cnn w N r Q, a)� M Q C U U `r c 0 �' U--o D cB `tr `t c c W a) cv 0) of O Q . of Am�yy /L� U.. wJ '� O l'' W ���y/ Ll� ���// LL 5 O O 0 N coo aa)) Oc .0 O cn Q aa)i 04) a) M O CL -, (B N 00 U) (n (n 0 o Uo 0 LL N . r i a =0. C O O , .0 M N (U Q V � E o'a t° w -j cv m� OfO d U—� LO U U Z C c V a)� ��- Et Of Z o(a00"a") � c°n' zi W J U O Y d ?- V 0 v) co w V - w C� w z J > 0 LU i2 o0 (U 8 Q u r C� 3o - < Z CO o Q H (� � eNo N w- d C C 0 � v� a` c� w ci�l A r Ln cyi (0 rn �r L 0 E G Q Q r N O N O N ti — r r C r O r r �! d0 Oo O N ti N co rn m r Ln LO r coU') �0 O• O O m N r r Ln T N r O O T 00 O � 60 Oo 0) N `- N r r r �0 tiLD Nt O m N � N N N O eM C co �0 0 N (14 0 rn 0 O O a ATTACHMENT H ... 0 e. Parking Spaces Required Based on Land Use: Modification of these minimum or maximum standards requires written approval from the Planning/Building/Public Works Department (see RMC 4-9-250). (Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13- 1999; Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004) USE NUMBER OF REQUIRED SPACES Imunow- Mixed occupancies: The total requirements for off-street (2 or 3 different uses in the same building or sharing a lot. For 4 or more uses, see parking facilities shall be the sum of the requirements for the several uses computed "shopping center" requirements) separately, unless the building is classified as a "shopping center" as defined in RMC 4-11-190. Uses not specifically identified in this Planning/Building/Public Works Section: Department staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. Detached and semi -attached dwellings: A minimum of 2 per dwelling unit. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Bed and breakfast houses: 1 per guest room. The parking space must not be located in any required setback. Manufactured homes within a A minimum of 2 per manufactured home manufactured home park: site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1 screened space per 10 units. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Congregate residence: 1 per sleeping room and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the remises. ATTACHMENT H ewe en Attached dwellings in CD, RM-U, RM- 1.8 per 3 bedroom or larger dwelling IT, UC-NI, UC-N2 and Zones and CN unit;1.6 per 2 bedroom dwelling unit;1.2 Zones— per 1 bedroom or studio dwelling unit. RM-T Zone Exemption: An exemption to the standard parking ratio formula may be granted by the Development Services Director allowing 1 parking space per dwelling unit for developments of less than 5 dwelling units with 2 bedrooms or less per unit provided adequate on -street parking is available in the vicinity of the development. (Amd. Ord. 5018, 9-22-2003; Ord. 5087, 6-28-2004) Attached dwellings within the RM-F 2 per dwelling unit where tandem spaces Zone: are not provided; and/or2.5 per dwelling unit where tandem parking is provided, subject to the criteria found in subsection F8d of this Section. (Amd. Ord. 5100, 11-1-2004) Attached dwellings within the CV Zone: 1 per dwelling unit is required. A maximum of 1.75 per dwellingunit iit is allowed. Attached dwellings within all other 1.75 per dwelling unit where tandem zones: spaces are not provided; and/or 2.25 per dwelling unit where tandem parking is provided, subject to the criteria found in subsection 178d of this Section. Attached dwelling for low income 1 for each 4 dwelling units. elderl Attached dwellings: 1 per unit. Attached dwellings for low income 1 for every 3 dwelling units. elderly - Drive -through retail or drive -through Stacking spaces: The drive -through service: facility shall be so located that sufficient on -site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per window are required unless otherwise determined by ATTACHMENT H � ... the Development Services Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. Banks: A minimum of 0.4 per 100 square feet of net floor area and a maximum of 0.5 per 100 square feet of net floor area except when part of a shopping center. Convalescent centers: 1 for every 2 employees plus 1 for every 3 beds. Day care centers, adult day care (I and 1 for each employee and 2 loading spaces II): within 100 feet of the main entrance for every 25 clients of the program. Hotels and motels: 1 per guest room plus 2 for every 3 employees. Mortuaries or funeral homes: 1 per 100 square feet of floor area of assembly rooms. Vehicle sales (large and small vehicles) 1 per 5,000 square feet. The sales area is with outdoor retail sales areas: not a parking lot and does not have to comply with dimensional requirements, landscaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as:• A minimum 5 feet perimeter landscaping area is provided; - They are not displayed in required landscape areas; and- Adequate fire access is provided per Fire Department approval. Vehicle service and repair (large and 0.25 per 100 square feet of net floor area. small vehicles): Offices, medical and dental: 0.5 per 100 square feet of net floor area. Offices, general: A minimum of 3 per 1,000 feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Eating and drinking establishments and 1 per 100 square feet of net floor area. taverns: Eating and drinking establishment 1 per 75 square feet of net floor area. combination sit-down/drive-through restaurant: Retail sales and big -box retail sales: A maximum of 0.4 per 100 square feet of net floor area, except big -box retail sales, which is allowed a maximum of 0.5 per ATTACHMENT H''' *a# 100 square feet of net floor area if shared and/or structured parking is provided. Services, on -site (except as specified A maximum of 0.4 per 100 square feet of below): net floor area. Clothing or shoe repair shops, furniture, 0.2 per 100 square feet of net floor area. appliance, hardware stores, household equipment: Uncovered commercial area, outdoor 0.05 per 100 square feet of retail sales area nurseries: in addition to any parking requirements for buildings. Recreational and entertainment uses: Outdoor and indoor sports arenas, 1 for every 4 fixed seats or 1 per 100 auditoriums, stadiums, movie theaters, square feet of floor area of main auditorium and entertainment clubs: or of principal place of assembly not containing fixed seats, whichever is greater. Bowling alleys: 5 er alley. Dance halls, dance clubs, and skating 1 per 40 square feet of net floor area. rinks: Golf driving ranges: 1 per driving station Marinas: 2 per 3 slips. For private marina associated with a residential complex, then 1 per 3 slips. Also 1 loading area per 25 slips. Miniature golf courses: 1 per hole. Other recreational: 1 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. Travel trailers: 1 per trailer site. All uses allowed in the CD Zone except 1 space per 1,000 square feet of net floor for the following uses: area. Excepted uses follow the standards Excepted Uses: Convalescent center, applied outside the Downtown Core. drive -through retail, drive -through service, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters, entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses. Shopping centers (includes any type of A minimum of 0.4 per 100 square feet of ATTACHMENT H .... business occupying a shopping center): net floor area and a maximum of 0.5 per 100 square feet of net floor area. In the UC- Nl and UC-N2 Zones, a maximum of 0.4 per 100 square feet of net floor area is permitted unless structured parking is provided, in which case 0.5 per 100 square feet of net floor area is permitted. Drive - through retail or drive -through service uses must comply with the stacking space provisions listed above. Airplane hangars, tie -down areas: Parking is not required. Hangar space or tie -down areas are to be utilized for necessary parking. Parking for offices associated with hangars is 1 per 200 square feet. Manufacturing and fabrication, A minimum of 0.1 per 100 square feet of laboratories, and assembly and/or net floor area and a maximum of 0.15 packaging operations: spaces per 100 square feet of net floor area (including warehouse space). Self service storage: 1 per 3,500 square feet of net floor area. Maximum of three moving van/truck spaces in addition to required parking for self service storage uses in the RM-F Zone. Outdoor storage area: 0.05 per 100 square feet of area. Warehouses and indoor storage 1 per 1,500 square feet of net floor area. buildin s: Religious institutions: 1 for every 5 seats in the main auditorium, however, in no case shall there be less than 10 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions making structural alterations or additions that do not increase the seating capacity of the auditorium, see "outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs." Medical institutions: 1 for every 3 beds, plus 1 per staff doctor, plus 1 for every 3 employees. Cultural facilities: 4 per 100 square feet. ATTACHMENT H n Public post office: 0.3 for every 100 square feet. Secure community transition facilities: 1 per 3 beds, plus 1 per staff member, plus 1 per employee. Schools: Elementary and junior high: 1 per employee. In addition, if buses for the transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Senior high schools: public, parochial 1 per employee plus 1 space for every 10 and private: students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universities, arts and crafts 1 per employee plus 1 for every 3 students schools/studios, and trade or vocational residing on campus, plus 1 space for every schools: 5 day students not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. (Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004) a� U .fl 0Cd cn '" 3 03 'cbd0 .fl 0= g O N N rn 5 ' 3 0 � .� .� U N N o un cd 3 Oz �D m rS. cad . o- o cd O � ct 'L7 cd � N d � • � O ccl p 4-ti . � Cj 'C3 ccdd ,+� U cn ai y cd t > 'o a cad O cd z cbd 'b A..fl ..cocad a`�i c m Cdd a� cd n 0 rn b o�>'• n o > o o � �b30°�Ar.v»�.P.aa, 7 0 0 0 0 +,_� cad cad +. �i O U U y� O '3 Ct 0 0 ... 0 o w. , ,0 .fl o cd a o N o � on N °' 0 'b � iYi .� a1 cds P. '=' -0 3 -+S'- cd cd 41 5 10 O [� ry C d o .'ram o •� A, w .0 O •Im H 9=Z O' � 4-4 0 1-4 a n m o C C'scn O 'b >,,bIm. N O .fl ._ y 'd h .a N >, q .c'i N �� cd d L7 Lam", o L; d 1 " N :7 N �' ' O -�. 0. n v� c� U3�+ '� ��' +1 cd N �, � � � •.. U y y ti 1 ° y ° � 'd 'c7 O 'G O � p vi ,tom" t v . �, w y . cd b� ° o b � °C4w2 z z z z -d O o cts Cd (1) a�ni cad bU U U a> d 111i U O O p ., v� U U U N N i� y� .o �, 6A - U CC V .. o o�?pq�Caadc�� O v cd cd z Q�,C1 14 o� �, cz ° 4-4 oo °It 0 tO O ]pO cd cd i 4- A U r:1 .d v� N "�" h A O O N +' ' o c'd -S U4-4 f. > 0 CA 0 a d M � O sue..' a 6 u `�" v . a: O p `4;; cd `d > "0 Cd tn to Cd b PTV m m Cis bA O U U v� bA U09b i+ � � � �" 't'' O � � U cd aj , � • � � � cd 'Ci � � N y N Fr" 1-4 p O a� Cd o ° o a 3 .b b Qd � cw � o ro o j o o V�w �a' oA b ° ` ' CS w 0 3 'd ~ id ° °a Q o p, b • 15 U oA o w �" � b a a� a� � H a 4-4 o i -C o 'd o h ro °' a .� w N EA o .x� w P, P4 v, o N U • . • . • • IC 4-4 kn a as Cd a m N ° O > O 'd N O Q, g p 0 s°. Cd w >, U 14 r. `IS U +� 14 o 0 o 9, 4- O F. +� N N P�N3 oO ° a� ' 0 ° > y Ento v +� w. o ti a� p Nx ° a ' a: w C40 ° .. ca � � u. r-• O W U a� z o,o p ,b cd mto to HE u,3N° b ov, a� .°c +3 t3+ O o . cn c'Ud N id ° o CIS U M O Cd .D 3 w g a 9bo tib i� EI V) P4 u E ( 20 z C7 a May 7, 2007 %NW Renton City Council Minutes .. o Page 157 AND CONCURRENTLY REZONING IT R-4 CONSISTENT WITH THE CITY'S COMPREHENSIVE PLAN, AND HOLD FIRST READING OF THE RELATED ORDINANCES. CARRIED. (See page 159 for ordinances.) ADMINISTRATIVE Chief Administrative Officer Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2007 and beyond. Items noted included: • Fire Chief Daniels spoke at the April 30 King County Council meeting in favor of the 2008-2013 King County Medic One/EMS Strategic Plan, which includes the 30-cent six -year levy proposal supported by the Renton City Council. • A new bus shelter was installed between S. 3rd Pl. and S. 4th Pl. on the west side of Rainier Ave. S. • The Transportation Systems Division will set the school speed limit 20- miles-per-hour flashers to operate continuously during school days, from 30 minutes before school starts in the morning until 30 minutes after school closes in the afternoon, for the Highlands, Hillcrest, and Kennydale elementary schools. AUDIENCE COMMENT Don Charnley, 15291 Maple Dr., Renton, 98058, indicated that he is a resident Citizen Comment: Charnley - of Wonderland Estates Mobile Home Park on Maple Valley Hwy. in Wonderland Estates Mobile unincorporated King County. Mr. Charnley thanked the Council and Mayor for Home Park their interest in the mobile home park. He reported that Tom Tasa, Executive Director of the Renton Housing Authority, contacted the owner of the mobile home park property and proposed a land swap for a parcel of land owned by the housing authority. Mr. Charnley indicated that the owner is interested but is firm about the purchase price for the mobile home park property. He asked for the Council's support in this matter. At the request of Mayor Keolker, Economic Development Administrator Pietsch reported on the status of the Wonderland Estates Mobile Home Park. He stated that the property owner has indicated a willingness to consider a land trade, but the price that the owner is asking for the mobile home park property is significant. Mr. Pietsch relayed that the Renton Housing Authority's executive director is not optimistic that a deal can be put together, and has suggested that residents take advantage of the relocation assistance that the property owner is willing to provide. Reporting that the development proposal for the property was vested in King County, Mr. Pietsch indicated that at this point, he is unsure of what the outcome will be for Wonderland Estates. Citizen Comment: McOmber - Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, voiced his support Highlands Area ?+A for the ending of the moratorium in the Highlands area, and asked that Council Redevelopment, Study Area carefully consider the Highlands area -related ordinances listed on the Council Zoning & Land Use Changes meeting agenda. Mr. McOmber also expressed support for giving property owners in the Highlands latitude to make improvements, and he welcomed the City's leadership in helping residents to improve the area. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 4/23/2007. Council concur. 4/23/2007 CAG: 07-053, Renton Village City Clerk reported bid opening on 5/1/2007 for CAG-07-053,Renton Village Storm System, Laser Storm System; two bids; engineer's estimate $992,965.35; and submitted staff Underground & Earthworks recommendation to award the contract to low bidder, Laser Underground & 'trbbruary 12, 2007 %at Renton City Council Minutes w✓ Page 48 11 projects have advanced to the regional history day competition on March 22. She presented Mayor Keolker and Council President Nelson with thank you notes from the students for their participation in the judging process. Citizen Comment: Walker - Sir Colin Walker, 3233 NE 12th St., #301, Renton, 98056, stated that he is the Cedric Condominium president of the Sir Cedric Condominium Homeowners Association Board of Redevelopment, Highlands Directors. He reported on the status of the condominium complex's renovation Area project, displaying before and current photographs of the complex. Mr. Walker thanked the City for its support of the project, noting that he has been working with Neighborhood Coordinator Norma McQuiller on a neighborhood grant application. In response to Councilmember Corman's inquiry, Mr. Walker said the $1.5 million project was funded by individual unit owners through a lump -sum special assessment ranging from $28,000 to $33,000 per unit. RECESS MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL RECESS FOR FIVE MINUTES. CARRIED. Time: 9:20 p.m. The meeting was reconvened at 9:26 p.m.; roll was called; all Councilmembers present except Briere previously excused. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 2/5/2007. Council concur. 2/5/2007 Annexation: Benson Hill Administrative, Judicial and Legal Services Department recommended approval Communities, S 200th St & of the Benson Hill communities 10% petition for annexation and adoption of the 128th Ave SE resolution calling for an election; 2,438 acres located in vicinity of SE 161st St., SE 158th St., 128th Ave. SE, 108th Ave. SE, SE 192nd St., and S. 200th St. Refer to Committee of the Whole. Community Services: Community Services Department recommended approval of a sole source Museum, Roxy Theatre Sign contract with Western Neon, Inc. in the amount of $30,100 (City share is Installation, Western Neon $25,000) for the Roxy Theatre neon sign refurbishment and installation in the Renton History Museum. Council concur. Development Services: Development Services Division recommended approval of the release of Windstone IV Short Plat, easements on NE 16th St., which are no longer required, and acceptance of Release of Easements, ROW deeds of dedication for additional rights -of -way on NE 16th St. and Lyons Pl. Dedications, SHP-05-135 NE in relation to the Windstone IV Short Plat. Council concur. Plat: Wedgewood Lane Development Services Division recommended approval, with conditions, of the (Division 4 & 5), NE loth St, Wedgewood Lane Final Plat (Division 4 and 5); 23 single-family lots on 4.88 FP-06-100 acres located in the vicinity of NE 10th St., Hoquiam Ave. NE, and Ilwaco Pl. NE. Council concur. (See page 50 for resolution.) Plat: Victoria Pointe, Wells Development Services Division recommended approval, with conditions, of the Ave N, FP-06-148 Victoria Pointe Final Plat; ten single-family lots on 1.69 acres located at 3701 Wells Ave. N. Council concur. (See page 51 for resolution.) Annexation: Perkins, SE 95th Economic Development, Neighborhoods and Strategic Planning Department Pl & 128th Ave SE recommended setting a public hearing on 2/26/2007 to consider the proposed Perkins Annexation and future zoning of the 15.47-acre site located south of SE 95th Pl. and east of 128th Ave. SE, if extended. Council concur. Sir Cedric Condominiums Repair and Restoration Project 3233 NE 12th St, Renton Partners Project Architect: Sandler Kilburn Architects, LLC General Contractor: McBride Construction Resources, Inc. Before Contact the Sir Cedric Homeowners'Association Board of Directors at sircedrichoo@gmoiLcom for more information on this project. The Sir Cedric Condominiums Homeowners'Association has nearly completed the first major residential renewal project in the Renton Highlands. This $1.5 million, eight -month project included repairing rot, removing and replacing existing siding with horizontal lap siding, repairing decks, and waterproofing the building enve- lope. The project was funded by individual unit owners through a lump -sum special assessment. After I � First class lllall -1j a UNITEDST/�TES CORM 3547 fee due 75 ¢ �sPs and Fees Paid POSTAL SERVICE I ! 1 Rewilctecl Data _ _ � i Pei-mit No_GIO I� ci a- CITY OF RENTON Office of the City Clerk = a f — _�V II � 1055 South Grady Way - Renton Washington 98055 y t `•'EC 0 i'J u .:?'° e ! .=� ? ` OLD: ADDRESS :,c ; :::Ei',EQUESTEI, CAq of C�ER0 I FFIc� - P.AUL A FASHAW JR 436 WILLIAMS A VE N RENTON TVA 98057-5458 F.4SIIAW VAUL A 9� 436 WILLIAMS AVE N RENTON. WA 95055 �J—St]Pi-IP 5oG157 II,Ld..Ids.,.,L1.1...id.L,Ld.IJJ..L,.11.�1Ldl.�d TO. THE POSTMASTER OF FWD 1055 S GRADY WAY NEW: 5034 FAUNTLER0YWAYSWAPT 101 RENTON WA 98057-9998 SEATTLE TVA 98136-1352 12-06416 15:00 520239(91533iR cH Pr :20061205 eff.2011603,03 I IIIIIIIIIIIIIIIIIIIIIIIIIIII IIIII IIItI1t I11I1IIIIIIIIIIIIIIII I UNITEDSTATES . w POSTAL SER CE FORM 3547 fee due 75 - -- — _ Rests ictecl Data - ---- c: CITY OF RENTON .LL Office of the City Clerk 1055 South Grady Way - Renton Washington 98055 ADDRESS SER'.%= REQUESTED ov of; mtmo DEC 13 2006 C1 RNC ofFICE MUNSON OLD: 433 WILLIAMS AVE N RENTON WA 98057-5453 NEW: 13803 SE 180TH ST RI:'NTON WA 98058-6808 First cluss mail Po.ctuge urtcl I'eca Paid Uses Pcinr_it No. GIO — r SEC 0 V0 G MUNSON ERIC M'� 433 WILLIAMS AVE N ` RENTON, WA 98055 C� FWD lil iI M THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98057-9998 16116 1 i:00 i20239(K1i33i7 cl:I proc:20061211i eff.20(1 0227 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIItIlI11IlI11IIIItIIIiIIIIIIIIIIII j -- I'u rt class read UNITEDSTATES Postage and Fees Paid POSTAL SERVICE FORM 3547 fee due 75 i, USPs Restricted Data Permit No G10 c, M CITY OF RENTON Office of the City Clerk _ c` r „•. = t _ S 1055 South Grady Way - Renton Washington 98055 0 ADDRESS 0 ll' t b I SERVICE REQUEST EU % �dioerca rv' CIT`I or- 1REN10'{4 - - - ' � � t;t 1 ��' ��,' t,.s> ✓ i�;r%' M GRACE PO BOY 202 2�a6 DUVALL. WA 98019 RECENS OrICE PWo CR'1 Ct ERA i J—XO—=HP SGOIS fill ,.I„1. If. .....lil.I..11.....I.III...,.l.ill...,,l,ll,.,li FIX TO TILE POSTMASTER OF OLD: PO BOX 202 DUV.ALL WA 98019-0203 1055 S GRADY WAY NEW. 15004 SE 18THST RENTON WA 98057-9998 BELLEVUE WA 98007-6117 12/06/06 15:00 5202390053389 &I proc:2(061205 eff:20060810 First class mail UNI TED STAJTES- Postage and Fees Paid FORM 3547 fee due 75 POSTAL SERVICE ¢ Uses _ Restricted Data [Per•nfitNo. G10 is } CITY OF RENTON Office the City Clerk r _ `t of 1055 South Grady Way - Renton Washington 98055 ?" �— I i CEr01J ADDRESS Sill% ICE REQUESTED P07EGA .111YUN A C�®f� 0� 41aBURNErrAVE N TO RENTON, WA 98055 SEC 13 O��CE JUSTIN A POZEGA OLD: 414 BURNEW AVE N RENTON WA 98057-5406 NE, W. 23505 SE 245HI ST AtIiPLE VALLEY WA 98038-5206 e FWD TO THE POSTMASTER OF 1055 S GRADY WAY RENTON WA 98057-9998 Mq 12 06/06 15:00 5102390(153355 c1:1 proc:200612115 eff:20051218 IIJ�J�JJI„IJ,I,LI�iI,i��IrI�J�LJI�I�I�I��I�i�JlJll e mow•-' � � � hi-M o o< "o c4 m z o C m z m n x a � a w cry mmy� _ 0 ZHM v z a r, mic o Yt-M _ w r;u;o >z�� y _ mbz w �zo vrmo m 6 _ m = 'Im(d z o OHM n C 4r CDC DOMvx � o �� U try t: Or December 11, 2006 m,, Renton City Council Minutes .w Page 442 Planning: Hi hg land§ Subarea Plan Study Area Moratorium There being no further public comment, it was MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY LAW, SECONDED BY CORMAN, COUNCIL REFER THIS ITEM TO THE PLANNING AND DEVELOPMENT COMMITTEE. CARRIED. This being the date set and proper notices having been posted and published in accordance with local and State laws, Mayor Keolker opened the public hearing to consider the continuation of the moratorium on new development in the R-10 zone within the Highlands Study Area. The moratorium, which was declared on 11/13/2006, terminates on 5/13/2007. Planning Manager Rebecca Lind stated that the current R-10 zone does not effectively implement the Comprehensive Plan. Many existing lots can be subdivided at a standard that is below the single-family lot size standard included in the Highlands Zoning Task Force recommendation. She indicated that this lower density subdivision is not consistent with the Center Village Comprehensive Plan designation or proposed zoning. Additionally, Ms. Lind stated that the task -force -recommended design guidelines are not in place. Pointing out that the Highlands land use and zoning package has been appealed, Ms. Lind explained that the moratorium achieves the following: allows time for the resolution of the SEPA (State Environmental Policy Act) appeal, eliminates the need for interim zoning changes to the R-10 zone, and supports the goal of achieving more efficient land use in the Highlands. She noted that the moratorium can be removed early if the new zoning is in place. Public comment was invited. Kirk Moore, 1901 Harrington Circle NE, Renton, 98056, stated that the original moratorium was due to expire prior to implementation of the new land use and zoning amendments that the task force and staff worked hard to develop. He emphasized that the moratorium only prevents the subdivision of R-10 zoned property and does not prevent property improvements. Mr. Moore said the proposed R-14 zoning restricts lot sizes to 5,000 square feet, while R-10 zoned lots can be subdivided to 3,000 square feet. He indicated that the task force reluctantly requested the moratorium. Mr. Moore pointed out the possibility of changing the R-10 zoning to allow 5,000 square foot minimum lots, which could be done in place of the moratorium. There being no further public comment, it was MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: • The Renton Youth Symphony Orchestra performs its Holiday Concert at Carco Theatre on December 16. • The 2007 Winter/Spring "What's Happening..." brochure of recreation programs is now available. Nwoe HIGHLANDS MORATORIUM PUBLIC HEARING December 11, 2006 The City Council is considering a limited term moratorium on subdivision of property for new single-family residential development or accessory uses, including plats, lot line adjustments, and site plan review entitlements in the R-10 zone within the Highlands Study Area. The area of the moratorium is shown on the attached map. Approval and construction of single family housing within the identified study area, without review of the Comprehensive Plan policies, may undermine the benefits of coordinated planning, and may foreclose or irreparably damage long-term Comprehensive Plan goals. A moratorium is required to provide adequate time for the City to complete pending State Environmental Policy Act (SEPA) appeals and to prepare and present proposed changes to the Comprehensive Plan and zoning, and present such changes to the City Council for review and adoption. This moratorium shall be in place for six months. Council Hearing Handout 12-11-06.doc Need for Moratorium • The current R-10 zone does not effectively implement the Comprehensive Plan • Many existing lots could be subdivided • Lower density subdivision not consistent with the Center Village Comprehensive Plan Designation or proposed zoning • Design Guidelines are not in place to require quality development New Highlands Moratorium December 11, 2006 Renton City Council Public Hearing Proposed Changes Appealed Highlands Land Use and Zoning Package —Citizen's Taskforce recommended a package of land use and zoning changes —SEPA for the proposed changes has been appealed —Moratorium would allow time for resolution of the appeal Recommendation Implement a six- month zoning moratorium: —Allows time for SEPA appeal to be resolved —Eliminates need for interim zoning changes to the R-10 zone —Supports the goal of achieving more efficient land use in the Highlands —Can be removed early if new zoning in place 1 0 RENTON CITY COUNCIL Regular Meeting November 27, 2006 Council Chambers Monday, 7 p.m. MINUTES Renton City Hall CALL TO ORDER Mayor Kathy Keolker called the meeting of the Renton City Council to order and led the Pledge of Allegiance to the flag. ROLL CALL OF RANDY CORMAN, Council President; TONI NELSON; DAN CLAWSON; COUNCILMEMBERS DENIS LAW; MARCIE PALMER; DON PERSSON. MOVED BY LAW, SECONDED BY CORMAN, COUNCIL EXCUSE ABSENT COUNCILWOMAN TERRI BRIERS. CARRIED. CITY STAFF IN KATHY KEOLKER, Mayor; ZANETTA FONTES, Assistant City Attorney; ATTENDANCE BONNIE WALTON, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; TERRY HIGASHIYAMA, Community Services Administrator; ALEX PIETSCH, Economic Development Administrator; MARTY WINE, Assistant CAO; CHIEF I. DAVID DANIELS, Fire Department; CHIEF KEVIN MILOSEVICH, DEPUTY CHIEF TIM TROXEL, and COMMANDER DAVID LEIBMAN, Police Department. PUBLIC HEARING This being the date set and proper notices having been posted and published in Utility: Sewer Moratorium in accordance with local and State laws, Mayor Keolker opened the public hearing East Renton Plateau PAA to consider extending the moratorium on sewer availabilities for new subdivisions within the East Renton Plateau Potential Annexation Area (PAA) for an additional six months. The current moratorium expires 12/5/2006. MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL CONTINUE THE PUBLIC HEARING UNTIL 12/4/2006. CARRIED. ADMINISTRATIVE Assistant CAO Marty Wine reviewed a written administrative report REPORT summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: • Following the official Clam Lights lighting event on December 1 at Gene Coulon Memorial Beach Park, watch for the Rainier Yacht Club's "Parade of Boats," with each lighted boat decorated in the spirit of the season. • The annual K9 Candy Cane 5K Fun Run and Walk will be held on Sunday, December 3. AUDIENCE COMMENT Citizen Comment: _ Moore - 2006 Comprehensive Plan Amendments, Highlands Zoning Task Force p�1 vaol Citizen Comment: Petersen - 2006 Comprehensive Plan Amendments, Appeals Kirk Moore, 1901 Harrington Circle NE, Renton, 98056, identifying himself as the chair of the Highlands Zoning Task Force, expressed concern that some citizens are questioning the independency of the task force in the matter of the task force's report and recommendations regarding the Highlands area zoning. Mr. Moore stressed that the task force worked hard on behalf of the residents of the Highlands, City staff, and City Council to produce reasonable and expedient policies for growth and protection in the Highlands. On behalf of the City, Mayor Keolker expressed her appreciation for the work of the task force. Inez Petersen, PO Box 1295, Renton, 98057, spoke about the multiple appeals that were filed related to the 2006 Comprehensive Plan amendments. She pointed out that what is proposed for one neighborhood affects all neighborhoods, specifically in regards to high density. Ms. Petersen stated that she supports the work of the Highlands Zoning Task Force, but does not support what the City did with the work of the task force. She indicated that the public November 27, 2006 ilow Renton City Council Minutes Page 415 hearing process pertaining to the Comprehensive Plan amendments was invalid, and voiced her support for the appeals that were filed concerning environmental issues and the public hearing process. Ms. Petersen emphasized that citizens should not be forced to spend their money on legal services in order to do what the City should already be doing in regards to these matters. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 11/13/2006. Council concur. 11/13/2006 Appointment: Municipal Arts Mayor Keolker reappointed Kristi Hand, 517 Smithers Ave. N., Renton, 98057; Commission Marie McPeak, 409 Jefferson Ave. NE, Renton, 98056; Evelyn Reingold, 833 SW Sunset Blvd., L-56, Renton, 98057; and Eleanor Simpson, 418 Wells Ave. N., Renton, 98057, each to the Municipal Arts Commission for a three-year term expiring 12/31/2009. Council concur. Annexation: Preserve Our Administrative, Judicial and Legal Services Department recommended approval Plateau, SE 128th St of a resolution regarding the Preserve Our Plateau Annexation election requesting that King County produce a voter's pamphlet, authorizing election steps, and transmitting the ballot title. Council concur. (See page 416 for resolution.) Community Services: Henry Community Services Department recommended approval of the proposed 2007 Moses Aquatic Center Fees Henry Moses Aquatic Center fee schedule. Refer to Committee of the Whole. Community Services: Facility Community Services Department recommended approval of the proposed 2007 and Recreation Fees & Rates facility and recreation fees and rates schedule related to athletic field fees, Carco Theatre rental rates, Community Center rental rates, and park picnic shelter fees. Refer to Committee of the Whole. Development Services: Boeing Development Services Department recommended adoption of an ordinance Subdistrict 1 B Planned Action regarding the Planned Action for Subdistrict 1 B of the Boeing Renton Plant property; approximately 51 acres bounded by Logan Ave. N., Garden Ave. N., N. 8th St., and N. 6th St. Refer to Committee of the Whole; set public hearing on 12/11/2006. Development Services: Development Services Division recommended approval to remove restrictive Removal of Restrictive covenants imposed in 1984 (R-83-033) on the Dalpay properties located on Covenants on Dalpay Union Ave. NE between NE 12th St. and Sunset Blvd. NE, as the covenants are Properties, Union Ave NE now outdated and in conflict with the goals of the current Comprehensive Plan. Refer to Planning and Development Committee. Plat: Windstone lI, Mt Baker Development Services Division recommended approval of the Windstone II Ave NE, FP-04-124 Short Plat as a Final Plat; nine single-family lots and one tract on 3.6 acres located north of NE 17th St. at Mt. Baker Ave. NE. Council concur. (See page 417 for resolution.) Council: 2007 Legislative Economic Development, Neighborhoods and Strategic Planning Department Priorities recommended adoption of the proposed 2007 legislative priorities. Refer to Committee of the Whole. Annexation: Maplewood Economic Development, Neighborhoods and Strategic Planning Department Addition, Maple Valley Hwy recommended a public hearing be set on 12/11/2006 to consider the proposed Maplewood Addition Annexation and associated zoning; 60.5 acres located at 130th Ave. SE and Maple Valley Hwy. Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. November 20, 2006 r.r Renton City Council Minutes v..r Page 401 In conclusion, Mr. Erickson stated that the annexation proposal is consistent with Boundary Review Board objectives and City annexation policies. He pointed out that the surface water costs are estimated at $3,258 annually, and unless the City delays the effectuation date, it will be responsible for the signalization project costs estimated at $789,000. Mr. Erickson indicated that the annexation furthers City business goals by encouraging responsible growth, and possibly serving as a catalyst for expanding its boundaries to the north or west to result in a more regular City boundary. Councilman Law expressed concern that King County will not award the contract prior to the proposed effectuation date of the annexation and the City will then be liable for the project costs. Councilman Clawson noted that it is possible to extend the effectuation date if necessary. Public comment was invited. Stephanie Lorenz, 4725 NE 4th St., Suite B, Renton, 98059, representing Mr. Hudson, suggested that the City contact King County to verify that the annexation has to be delayed in order to secure the project funds. She referred to a project where King County funds were used for a passover in Magnolia, the area of which was already annexed. Ms. Lorenz noted that the proponents are frustrated with the annexation timeline and they want to move forward with their projects. Mayor Keolker indicated that the Administration will investigate the matter. There being no further public comment, it was MOVED BY BRIERE, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY BRIERE, SECONDED BY PERSSON, COUNCIL: APPROVE AN ORDINANCE EFFECTUATING THE 14.63-ACRE HUDSON ANNEXATION ON 5/1/2007; APPROVE AN ORDINANCE REZONING 6.6 ACRES TO R-10 CONSISTENT WITH THE RESIDENTIAL MEDIUM DENSITY LAND USE DESIGNATION; AND APPROVE AN ORDINANCE REZONING 5.83 ACRES TO R-8 CONSISTENT WITH THE RESIDENTIAL SINGLE FAMILY LAND USE DESIGNATION. CARRIED. (See page 406 for ordinances.) ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: AUDIENCE COMMENT Citizen Comment: Petersen - 2006 Comprehensive Plan Amendments, Highlands Area The 13th Annual Clam Lights display at Gene Coulon Memorial Beach Park begins on December 1 and runs nightly through January 1. The official tree lighting event at Piazza Park occurs on December 2. A project to improve Rainier Ave. between S. 2nd St. and S. 4th Pl. has been awarded $1,906,200 in funding for 2008 by the Transportation Improvement Board. The project is part of the overall improvements to the Hardie/Rainier corridor, and includes replacing the Burlington Northern Santa Fe railroad bridges, and pedestrian and transit improvements. Inez Petersen, PO Box 1295, Renton, 98057, stated that although eliminating the use of eminent domain and non -conforming properties in the Highlands area came about prior to the formation of the Highlands Zoning Task Force, the task force succeeded in the ability to remodel existing duplexes and to have mother- in-law apartments. Ms. Petersen displayed a map of the Highlands area, and November 20, 2006 rf.. Renton City Council Minutes °..•� 402 compared the zoning from the original subarea plan to the recommended zoning of the task force, noting the density similarities between the two plans. Ms. Petersen expressed concern regarding the high densities proposed for the area, including the allowance of three- to five -story buildings, saying that high densities should not be supported without a proper EIS (Environmental Impact Statement). She urged Council to consider requiring an EIS. Citizen Comment: O'Halloran - Mike O'Halloran, Airport Advisory Committee Chair, 4420 SE 4th St., Renton, Airport Open House, Master 98059, issued an invitation to the Renton Airport Open House on November 21 Plan Update at which citizens can ask questions and discuss future options for the airport. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. At Councilman Persson's request, item 6.b. was removed for separate consideration. Appeal: Linn Office City Clerk reported appeal of Hearing Examiner's decision regarding the Linn Conversion Landscape Office Conversion Landscape Variance; appeal filed by Alden Linn, 2907 Park Variance, V-06-108 Ave. N. Renton, 98056, accompanied by required fee. Refer to Planning and Development Committee. Finance: Fiber Optic Finance and Information Services Department recommended approval of an Installation Projects Interlocal interlocal agreement regarding the sharing of fiber optic installation projects Agreement, Eastside Fiber with the Eastside Fiber Consortium (various eastside agencies) to add Bellevue Consortium Community College as a participating agency. Council concur. (See page 405 for resolution.) Budget: 2006 Year -End Finance and Information Services Department recommended approval of the Amendments 2006 year-end budget amendment ordinance. Refer to Finance Committee. Plat: Monterey Place Il, NE Hearing Examiner recommended approval, with conditions, of the Monterey 16th St, PP-06-104 Place II Preliminary Plat; two single-family lots on a 0.26-acre site located at 2008 NE 16th St. Council concur. Utility: 2007 Rates Utility Systems Division submitted proposed changes to the water, wastewater, and surface water utility rates. Refer to Committee of the Whole. MOVED BY CORMAN, SECONDED BY LAW, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 6.b. FOR SEPARATE CONSIDERATION. CARRIED. Separate Consideration Community Services Department recommended approval to transfer the lease Item 6.b. and concession agreement with All My Restaurants, Inc. for the restaurant and Community Services: banquet facilities at Maplewood Golf Course to Newcastle Restaurants, Inc. Maplewood Golf Course (Arias-Barajas, Inc.) for the remaining three years of the existing lease. Restaurant Facilities Lease, Transfer to Newcastle MOVED BY PERSSON, SECONDED BY BRIERS, COUNCIL APPROVE Restaurants, LAG-03-003 THE AGREEMENT ADDENDUM WITH A CORRECTION TO PAGE 1, ITEM 2., LINE 3 AS FOLLOWS: REPLACE THE WORD "shall" WITH THE WORD "may." CARRIED. Mayor Keolker noted that the agreement will be returned to the concerned parties to determine if they accept the change. Added Correspondence was read from James A. Fenner and Carolyn R. Fenner, 402 CORRESPONDENCE Seneca Ct. NW, Renton, 98057, concerning stormwater runoff through their Citizen Comment: Fenner - yard and into their basement as a result of the development on an adjacent Stormwater Drainage property located at 84th Ave. S. and S. 128th St. MOVED BY CORMAN, Problems, Seneca Ct NW SECONDED BY PERSSON, COUNCIL REFER THIS CORRESPONDENCE TO THE ADMINISTRATION. CARRIED. N6vember 13, 2006 RESOLUTIONS AND ORDINANCES Resolution #3840 Planning: Highlands Subarea Plan Study Area Moratorium Renton City Council Minutes Page 392 3. Renton Hill Neighborhood Association - Annual printing expenses for a newsletter printed twice a year and distributed door-to-door ($427). 4. Summerwind Homeowners Association - Annual printing and postal expenses for quarterly newsletter ($279). 5. Tiffany Park Homeowners Association - Annual printing for a newsletter printed twice a month and distributed door-to-door ($89). 6. Tiffany Park Neighborhood Association - Annual printing expenses for a newsletter printed twice a year and distributed door-to-door ($532). The second round of applications total $4,485 leaving a remaining budget of $32,746. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT AS AMENDED TO REFLECT THE CORRECTION TO ITEM 2. AS FOLLOWS: DELETE THE WORDS "door to door" AND INSERT THE WORDS "through mail." CARRIED. The following resolution was presented for reading and adoption: A resolution was read declaring a moratorium on new development in the R-10 zone within the Highlands study area, establishing a public hearing date of 12/11/2006, and establishing a termination date of 5/13/2006 for the moratorium. MOVED BY CLAWSON, SECONDED BY PALMER, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for second and final reading and adoption: Ordinance #5227 An ordinance was read amending Section 6-17-3 of Chapter 17, Pawnbrokers, Legal: Pawnbroker Daily of Title VI (Police Regulations) of City Code by clarifying the transmission Transaction Requirements requirements of the pawnbroker's daily record of transactions. MOVED BY BRIERS, SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. NEW BUSINESS MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL REFER THE Planning: Kennydale TOPIC OF THE KENNYDALE BLUEBERRY FARM TO COMMITTEE OF Blueberry Farm THE WHOLE.* AUDIENCE COMMENT Citizen Comment: McOmber - Highlands Subarea Plan Study Area Moratorium Citizen Comment: Moore - Highlands Subarea Plan Study Area Moratorium Council President Corman stated that many people have suggested that the City should purchase the property as a park, and he pointed out that Council has not deliberated that issue. Councilwoman Nelson noted that Council has discussed the matter in executive session. Mr. Corman indicated that a significant policy decision such as this should not just be discussed in executive session. Discussion ensued regarding the appropriateness of discussing this topic on the Council floor. Mayor Keolker suggested that before going forward with the matter, a legal opinion be obtained. Assistant City Attorney Fontes concurred. *MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL TABLE THIS MATTER UNTIL A RULING IS OBTAINED FROM THE CITY ATTORNEY. CARRIED. In response to Howard McOmber's inquiries, 475 Olympia Ave. NE, Renton, 98056, Mayor Keolker explained that the current Highlands moratorium expires tomorrow, the new Highlands moratorium was declared tonight, and the public hearing on the new moratorium will be held on December 11. Kirk Moore, 1901 Harrington Circle NE, Renton, 98056, explained that the Highlands Zoning Task Force requested the Highlands moratorium, which only affects the R-10 zone, to allow time for the implementation of the land use and November 13, 2006 Renton City Council Minutes 393 zoning regulations. He noted that when the ordinances take effect, R-10 will be removed as an implementing zone, effectively eliminating the moratorium. Councilman Clawson clarified that the moratorium only applies to subdivision of property for new single-family residential development or accessory uses, including plats, lot line adjustments, and site plan review entitlements in the R- 10 zone within the Highlands study area. Citizen Comment: Petersen - 'Inez Petersen, PO Box 1295, Renton, 98057, recommended the implementation Council Rules, Character of Council rules pertaining to character attacks during Council meetings. Attacks Citizen Comment: DeMastus - Sandel DeMastus, Highlands Community Association Vice President and Highlands Zoning Task Force Highlands Zoning Task Force Member, PO Box 2041, Renton, 98056, stated that she is very proud of the task force's accomplishments. Additionally, Ms. DeMastus complimented the new Renton Magazine, which is published by Councilman Law. Citizen Comment: Hicks - Barbara Hicks, 1835 NE 20th St., Renton, 98056, said most of the information 2006 Comprehensive Plan pertaining to the Kennydale Blueberry Farm rezone request was based on the Amendments, Kennydale applicant's desire to sell the property, and financial need should not be a reason Blueberry Farm for granting a rezone. Ms. Hicks commented on the property's environmental features, noting that historically it has been unbuildable. Ms. Hicks indicated that the critical areas ordinance does not always protect properties when people are determined to fill in a wetland or remove a creek flow. Citizen Comment: Rider - Susan Rider, 1835 NE 20th St., Renton, 98056, displayed photographs of 2006 Comprehensive Plan properties containing filled -in wetlands, saying the action occurred under Amendments, Kennydale critical areas protection. She also showed photographs of the Kennydale Blueberry Farm Blueberry Farm, noting that it is suited for Resource Conservation zoning. Ms. Rider expressed her support for the blueberry farm as a park. On another topic, she suggested that written lyrics be provided for the caroling activity at the City's holiday lighting event. ADJOURNMENT MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL ADJOURN. CARRIED. Time: 1/0:06�p..m., Bonnie 1. Walton, CMC, City Clerk Recorder: Michele Neumann November 13, 2006 November 13, 2006 Renton City Council Minutes . , Page 391 Utility: Photogrammetric Utility Systems Division requested approval of an agreement with Aero-Metric, Aerial Mapping, Aero-Metric Inc. in the amount of $104,487 for Phase III of the 2006 Photogrammetric Aerial Mapping Project (digital terrain model update and orthophotography production). Council concur. Utility: N 26th St/Park PI N Utility Systems Division recommended approval of a utility easement granted Storm System Project, SI VI by SI VI, LLC, owner of the Belle Vista Apartment complex, for the N. 26th St LLC Utilities Easement and Park Pl. N. Storm System Improvement Project in the amount of $46,500 and $1,000 per damaged or removed tree. Council concur. CAG: 03-112, Maplewood Utility Systems Division submitted CAG-03-112, Maplewood Water Treatment Water Treatment Facility and Facility and Golf Course Improvements; and requested approval of the project, Golf Course Improvements, authorization for final pay estimate in the amount of $1,600.55, and release of Mid -Mountain Contractors retainage bond in the amount of $496,353.39 to Mid -Mountain Contractors, Inc., contractor, if all required releases are obtained. Council concur. Seaarate Consideration Item 6.e. Planning: Highlands Subarea Plan Study Area Moratorium MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 6.e. FOR SEPARATE CONSIDERATION. CARRIED. Economic Development, Neighborhoods and Strategic Planning Department recommended adoption of a resolution that declares a six-month moratorium on new development in the R-10 zone within the Highlands study area, and sets a public hearing date on 12/11/2006. Council President Corman expressed concern regarding the length of the moratorium. Assistant City Attorney Zanetta Fontes explained that the existing moratorium expires tomorrow (11/14/2006), and a new moratorium is being requested. She noted that the moratorium can be rescinded prior to the six- month term upon implementation of the new land use and zoning regulations. Mayor Keolker pointed out that the Highlands Zoning Task Force requested the moratorium to allow time for the implementation of the regulations. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE ITEM 6.e. AS PRESENTED. CARRIED. (See page 392 for resolution.) UNFINISHED BUSINESS Community Services Committee Chair Nelson presented a report Community Services recommending concurrence in the staff recommendation to approve the Committee appointment of Heather Nugent to the Library Board for a term expiring on Appointment: Library Board 6/1/2011. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. EDNSP: 2006 Neighborhood Community Services Committee Chair Nelson presented a report regarding the Program Grants second round of the 2006 neighborhood grant projects. The Committee recommended concurrence in the staff recommendation to approve the following grant award: Tiffany Park Neighborhood Association - Continue development of a pocket park on Seattle Public Utilities -owned right-of-way in Renton. The area is approximately a quarter of an acre and is bordered by Puget Dr. SE, Beacon Way SE, and SE 16th St. ($858). The Committee further recommended approval of funding for the following administrative newsletter applications: 1. Earlington Neighborhood Association - Annual printing for six newsletters a year distributed by newsletter box at mailbox kiosk ($300). 2. Kennydale Neighborhood Association - Annual printing of quarterly newsletter distributed deer- to doe through mail ($2,000). COY OF RENTON COUNCIL AGEND2*-61LL Submitting Data: Dept/Div/Board.. EDNSP Staff Contact...... Rebecca Lind (x 6588) Subject: Highlands Development Moratorium Exhibits: Letter to Mayor from Chair of Highlands Area Citizens Zoning Task Force Resolution Al #: For Agenda of: November 13, 2006 Agenda Status Consent .............. Public Hearing.. Correspondence.. Ordinance ............. Resolution............ Old Business........ New Business....... Study Sessions...... Information......... ki X 01 Recommended Action: Approvals: Council concur to set public hearing on December 11, Legal Dept......... X 2006 Finance Dept...... Other ............... Fiscal Impact: Expenditure Required... $0 Transfer/Amendment....... Amount Budgeted....... $0 Revenue Generated......... Total Project Budget $0 City Share Total Project.. SUMMARY OF ACTION: The City appointed a Highlands Area Citizen's Zoning Task Force to review and make recommendations on a proposed land use and zoning package. The Task Force has completed their review and will present their report to the Committee of the Whole on November 13, 2006. Implementation of the proposal, however, requires a public hearing process. During the middle of this public hearings process, the current development moratorium in the Highlands will expire. The gap between the expiration of the moratorium and the implementation of new regulations will only be a few weeks. This short window would allow projects to vest under the current regulations. Such projects will be inconsistent with the proposed zoning and land use changes. As a result, the Task Force has requested that the City implement a new moratorium prohibiting the subdivision of property for single family land use, set to expire January 1, 2007. STAFF RECOMMENDATION: The Administration recommends that the City Council: • Adopt the proposed moratorium by resolution; and • Set a public hearing on the proposed moratorium for December 11, 2006. t C:\DOCUME—I\BWalton\LOCALS-1\Temp\moratorium agenda bill.doc VA Kathy Keolker, Mayor November 7, 2006 Mayor Kathy Keolker Renton City Hall 1055 S. Grady Way Renton, WA 98057 Madam Mayor: CITA,..OF RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator Thank you for appointing the Highlands Area Citizen's Zoning Task Force. The Task Force has made significant progress and plans to submit its final recommendation tomorrow, with a presentation scheduled before the Committee of the Whole on November 13. There is one recommendation, however, that merits attention separate from our formal report. It has- come to our attention that the development moratorium, which has been in place for the last year and a half, is set to expire in the middle of November. The Task Force has a recommended land use and zoning package that is ready for public review. However, by the time the public hearing process is completed on the proposal, the development moratorium will have expired. Although it is only a matter of a few weeks between the expiration of the moratorium and potential implementation of new regulations, it still allows enough time for projects to vest to regulations that are inconsistent with the proposal. For this reason, the Task Force is asking you, and the City Council, to consider implementing a moratorium that would prohibit the subdivision of lots for single-family development. This moratorium would apply to all property zoned Residential-10 du/ac (R-10) in the Highlands and would expire January 1, 2007. This will allow ample time to get new zoning regulations, on which the Task Force has worked so diligently, in place. Thank you for your consideration. c Kirk Moore Chair, Highlands Area Citizen's Zoning Task Force cc: City Council 1055 South Grady Way- Renton, Washington 98055 R E N T O N AHEAD OF THE CURVE This D8D0f contains 50% receded material. am rufat rrxir� urwr M cm CITY OF RENTON, WASHINGTON RESOLUTION NO. A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, DECLARING A MORATORIUM ON NEW DEVELOPMENT IN THE R-10 AND RM-F ZONES WITHIN THE HIGHLANDS SUB -AREA PLAN STUDY AREA, ESTABLISHING A HEARING DATE, AND ESTABLISHING A TERMINATION DATE FOR THE MORATORIUM. WHEREAS, the City of Renton has expended substantial time and energy on its Comprehensive Land Use Plan and associated policies; and WHEREAS, the City of Renton has identified a study area for refinement of the Comprehensive Plan with a Sub -Area Plan in the Renton Highlands to further its economic development objectives; and WHEREAS, the City of Renton has expended substantial funds developing a preliminary vision and evaluating market factors for redevelopment in the Highlands study area; and WHEREAS, the R-10 and RM-F zones are currently mapped on a number of properties within the Highlands Sub -Area Plan study area; and WHEREAS, the density allowed currently in the R-10 and RM-F zones allow a minimum of 4 units per net acre and a minimum of 7 units per net acre; and WHEREAS, the uses in the R-10 and RM-F zones allow single-family detached housing and lower density duplexes that are not consistent with broad redevelopment objectives for the Highlands study area; and WHEREAS, construction of lower density development in the form of single-family or duplex units removes developable land from the stock of land for development or redevelopment, thereby frustrating the City's economic development efforts; and RESOLUTION NO. WHEREAS, the City of Renton wishes to encourage quality infill development at densities that support redevelopment of the Center Village; and WHEREAS, approval and construction of lower density housing within the identified study area, without review of the Sub -Area Plan policies, may undermine the benefits of coordinated planning, and may foreclose or irreparably damage long-term Comprehensive Plan goals; and WHEREAS, a moratorium is required to provide adequate time for City staff to prepare and present proposed changes to the Sub -Area Plan and zoning, and present such changes to the City Council for review and adoption; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES RESOLVE AS FOLLOWS: SECTION I. The above findings are true and correct in all respects. SECTION II. There is hereby declared a moratorium on the permitting or construction of residential development, including grading permits, land clearing and tree cutting permits, building permits, plats, lot line adjustments and site plan review entitlements in the R-10 and RM-F zone within the Highlands Sub -Area Plan study area. The purpose of the moratorium is to provide adequate time for staff to draft, review, and present to the City Council, and for the City Council to review and adopt changes to the Comprehensive Plan policies concerning the appropriate density and use of land within the Highlands Sub -Area Plan study area. SECTION III. There is hereby established a public hearing date on the 11 `h day of December, 2006, for the City Council to take testimony on this moratorium and to consider the modification, revision, or termination of this moratorium. 2 RESOLUTION NO. In SECTION IV. This moratorium shall be in place for a period not to exceed six months, unless otherwise modified by the City Council, which period may be extended or renewed for one or more additional periods, but only if a subsequent public hearing is held and findings of fact are made prior to each renewal, to support such renewal. PASSED BY THE CITY COUNCIL this day of APPROVED BY THE MAYOR this Approved as to form: Lawrence J. Warren, City Attorney RES.1223:11/8/06 Bonnie I. Walton, City Clerk day of Kathy Keolker, Mayor /11• 2006. 3 November 13, 2006 *,r,,,. Renton City Council Minutes Page 390 AUDIENCE COMMENT Citizen Comment: Petersen - Various Inez Petersen, PO Box 1295, Renton, 98057, voiced her pleasure with the efforts of the Highlands Zoning Task Force. She expressed concern regarding due process issues pertaining to the Comprehensive Plan public hearings, noting that the ordinances adopted may be based on an invalid public hearing process. Ms. Petersen also questioned why non -Renton residents are allowed on the City's boards and commissions. Additionally, she indicated that while the Police Department has addressed some problems related to prostitution, there are more problems that need attention, especially one in an area near a church. Citizen Comment: DeMastus - Sandel DeMastus, Highlands Community Association Vice President, PO Box Prostitution Problems 2041, Renton, 98056, thanked the police for their work on addressing some prostitution problems, and expressed her hope that the work will continue. Citizen Comment: McOmber - Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, complimented all Highlands Area those who are working hard to improve the Highlands neighborhood. He noted Redevelopment that everyone has a right to express their opinions. Mr. McOmber stated that Renton is a wonderful place to live, and one of the reasons for that is the City's diverse population. Citizen Comment: Madson - Lori Madson, 1301 SW 16th St., Renton, 98056, chair of the Committee to Citizen Initiative, Fireworks Keep Renton Safe, expressed her pleasure that Renton will maintain its ban on Ordinance fireworks as a result of the vote on Renton Proposition 1. Additionally, she thanked those who campaigned against the proposition. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. At the request of Council President Corman, item 6.e. was removed for separate consideration Council Meeting Minutes of Approval of Council meeting minutes of 11/6/2006. Council concur. 11 /6/2006 Community Services: Holiday Community Services Department recommended approval of a contract in the Lights Program, Sun Lighting amount of $62,778.43 with Sun Lighting for the 2006 Holiday Lights Program. Council concur. Comprehensive Plan: 2007 Economic Development, Neighborhoods and Strategic Planning Department Amendments, Pre -Applications submitted two pre -applications for. the 2007 Comprehensive Plan amendment pre -application review process. Refer to Planning and Development Committee. Utility: Sewer Moratorium in Economic Development, Neighborhoods and Strategic Planning Department East Renton Plateau PAA recommended setting a public hearing on 11/27/2006 to consider extending the moratorium on sewer availabilities for new subdivisions in the East Renton Plateau Potential Annexation Area. Council concur. Plat: Cottages at Honey Creek, Hearing Examiner recommended approval, with conditions, of the Cottages at NE Sunset Blvd, PP-04-185 Honey Creek Preliminary Plat Major Amendment; 4.17 acres located at 4821 NE Sunset Blvd. Council concur. Police: Jail Inmate Health Police Department recommended approval of a contract with Occupational Services, Occupational Health Health Services (Public Hospital District No. 1 of King County) in the amount Services of $176,376 for health services for Renton jail inmates for 2007. Council concur. Transportation: May Creek Transportation Systems Division recommended approval of a contract in the Bridge Replacement Design, amount of $146,174 with Parametrix, Inc. for design of the May Creek Bridge Parametrix Replacement Project. Council concur. OZ C7 CD m SI rs �, d CD. �' 6 CL fl< w v c c CDo �, �, o. m C7 0 �_ w o CD CD o� o � X LZ CA CD uACD CD20 a w z ��po� ' � a o uQ ��.�.-- D vo a'� �• � � and "� �•x•�= qq p N o � • oo •o D o �. (D � o -n �(D CD 0 5 a'b 5 cr 't1 �' .� o '' o' n t.; G w p z r �-C o G a o� G c a �.tn Rx n�pc� wC t� o aq o 00�c P 3 Z oornrtc Cy7 c VcCrC,a�G off. <oy�CD 7O pz '*v a r C'' CD z CD �� yx a cz y c� O y 0 � O ro ~z �c .`3� (D ✓� V�I rr CD z CD uo RENTON CITY COUNCIL Regular Meeting November 13, 2006 Council Chambers Monday, 7 p.m. MINUTES Renton City Hall CALL TO ORDER Mayor Kathy Keolker called the meeting of the Renton City Council to order and led the Pledge of Allegiance to the flag. ROLL CALL OF RANDY CORMAN, Council President; TONI NELSON; DAN CLAWSON; COUNCILMEMBERS TERRI BRIERE; MARCIE PALMER. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL EXCUSE ABSENT COUNCILMEMBERS DENIS LAW AND DON PERSSON. CARRIED. CITY STAFF IN KATHY KEOLKER, Mayor; JAY COVINGTON, Chief Administrative ATTENDANCE Officer; ZANETTA FONTES, Assistant City Attorney; BONNIE WALTON, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; PREETI SHRIDHAR, Communications Director; ALEX PIETSCH, Economic Development Administrator; REBECCA LIND, Planning Manager; ERIKA CONKLING, Senior Planner; CHIEF I. DAVID DANIELS and DEPUTY CHIEF LARRY RUDE, Fire Department; COMMANDER KATIE MCCLINCY, Police Department. PUBLIC HEARING Comprehensive Plan: 2006 Amendments �t�lZlaf°.t1� t This being the date set and proper notices having been posted and published in accordance with local and State laws, Mayor Keolker opened the public hearing to consider the 2006 Comprehensive Plan amendments, concurrent rezonings, zoning text amendments, and the development agreement for the former Aqua Barn site. Senior Planner Erika Conkling explained that the public hearing is divided into four groups of issues, and she began with Group 1 - Comprehensive Plan Text Amendments, as follows: • 2006-T-1 (City of Renton) - Update the Capital Facilities Element to incorporate adoption of the Issaquah and Kent school district capital facilities plans. Recommendation: approve amendment. • 2006-T-3 (City of Renton) - Update the Land Use and Community Design elements with housekeeping changes for clarity and to reflect new policy. Recommendation: approve amendment. • 2006-T-4 (City of Renton) - Update the Transportation Element to reflect Renton's latest adopted Six -Year Transportation Improvement Plan. Recommendation: approve amendment. • 2006-T-5 (City of Renton) - Allow existing mobile home parks in the Residential Low Density (RLD) designation to be zoned Residential Manufactured Home (RMH). Recommendation: approve amendment. Ms. Conkling pointed out that the Planning Commission held the required public hearing on the Comprehensive Plan text and map amendments on September 20. The matter was also referred to the Planning and Development Committee with the exception of the implementing ordinance for item 2006-T- 1, which was referred to Finance Committee. Public comment was invited. Scott Missall, 999 3rd Ave., Suite 3000, Seattle, 98104, with the law firm Short, Cressman & Burgess, spoke on 2006-T-5. He noted that the State Supreme Court's ruling on Interlake Sporting Association, et al v. Washington State s November 13, 2006 *,r, Renton City Council Minutes �„` Page 385 Boundary Review Board, City of Redmond, et al, may affect the City's ability to go forward with the Maplewood Addition Annexation. Raymond A. Breeden, Sr., 15279 Maple Dr., Renton, 98058, noted the importance of retaining mobile home parks especially in light of the recent flooding of the White River that destroyed one-half of a mobile home park in Pacific. Jerry Puckett, 15260 Oak Dr., Renton, 98058, spoke in support of 2006-T-5, which affects the Wonderland Estates Mobile Home Park where he resides. Continuing with Group 2 - Comprehensive Plan Map Amendments and Concurrent Rezones, Ms. Conkling reviewed the following amendments: • 2006-M-1 (Wan Chee) - Change the designation from a combination of Commercial Neighborhood (CN) and Residential Single Family (RS) with CN and R-8 split zoning to CN land use with CN zoning for the entire parcel at 1315 N. 30th St. Recommendation: deny amendment. • 2006-M-2 (Susan Larson -Kinzer; Kennydale Blueberry Farm) - Change the designation from RLD land use with Resource Conservation (RC) zoning to RS land use with R-8 zoning, or RLD land use with R-4 zoning for a 3.4 acre parcel currently used as a blueberry farm and residence at 1733 NE 20th St. Recommendation: deny amendment to RS with concurrent R-8 zoning and approve change to RLD with R-4 zoning. Ms. Conkling said the owner indicates that land use changes in the surrounding area, which is zoned R-8, have affected the viability of the farm. She note that critical areas exist on the site, including a mapped wetland, suspected peat wetland, Class 4 stream, and headwaters of Kennydale Creek. Ms. Conkling indicated that if a Type II wetland is assumed, 1.15 acres of the site are potentially developable, resulting in two building sites if zoned R-4. 2006-M-8 (City of Renton; Upper Kennydale) - Change the designation for a 49-acre area located south of NE 28th St. and north of NE 16th St., from RS land use with R-8 zoning to RLD land use with R-4 zoning. Staff recommendation: downzone the area to R-4. R-4 zoning would help stem cumulative changes to hydrology and wetland areas, and result in a buildable lands capacity of approximately 110 units (96 units exist now). Planning Commission recommendation: keep the R-8 zoning. R-8 zoning has a buildable lands capacity of approximately 205 units, and property owners have invested in the properties with the expectation of R-8 development potential. 2006-M-3 (Manuel Rivera) - Change the designation from RS land use with R-8 zoning to Commercial Corridor (CC) land use with Commercial Office (CO) zoning on a 2.09-acre parcel at 851 Carr Rd. Recommendation: deny request but approve redesignation of this parcel and adjoining parcels within the City limits to Residential Medium Density (RMD) with concurrent R-14 zoning. R-14 zoning allows small commercial uses. 2006-M-4 (Springbrook Associates) - Change the designation from RMD land use with R-10 zoning to CC land use with CO zoning for a 5.61-acre parcel located south of S. 37th St. Recommendation: approve amendment. 2006-M-5 (City of Renton; Puget Colony Homes and vicinity) - Change the area within the Puget Colony neighborhood from RS land use with R-8 zoning to RLD land use with R-4 zoning; and from RS to RLD land use in the unincorporated Kimberly Lane and Hideaway Home Sites subdivisions. Recommendation: approve amendment. November 13, 2006 *ftw Renton City Council Minutes ..e Page 386 2006-M-7 (City of Renton; former Aqua Barn site and part of the proposed Maplewood Addition Annexation expanded area) - Change the designation of three acres located at the southeast corner of 152nd Ave. SE and Maple Valley Hwy. from RLD to CC land use with potential Commercial Arterial (CA) zoning. Change the 30 abutting southern acres from RLD to RMD land use with potential R-14 zoning. Recommendation: approve amendment. Correspondence was read from William E. O'Connor, 10402 151st Ave. SE, Renton, 98059, stating that the applicant for the blueberry farm amendment has not shown the following: proof that the current zoning is no longer appropriate, that the site does not contain preservable critical areas, that long-term agricultural use has been affected by environmental changes, and that the zoning revision will result in increased public benefit. Correspondence was read from Brad Nicholson, 2811 Dayton Ave. NE, Renton, 98056, expressing displeasure with the City's lack of interest in complying with laws, and listing a number of unaddressed concerns pertaining to the protection of critical areas on the blueberry farm. Correspondence was read from Wm Collins, 420 Cedar Ave. S., Renton, 98057, requesting the City apply the same considerations to the blueberry farm wetland as was done for the critical areas of the Defoor Short Plat, and requesting removal of this item from the Comprehensive Plan amendment process. Correspondence was read from Knoll D. Lowney, Smith & Lowney, PLLC (attorneys for Bill O'Connor and Kennydale Critical Areas Alliance), 2317 E. John St., Seattle, 98122, indicating that the notice for this public hearing failed to identify the subject properties, specifically the Kennydale Blueberry Farm, and requesting that the hearing be postponed for 30 days. Public comment was invited. Inez Petersen, PO Box 1295, Renton, 98057, stated that issues relating to due process invalidate both this public hearing and the Planning Commission's public hearing of September 20. Pointing out that the notice for this hearing was inadequate, she asked that the public hearing be postponed to allow for proper notification. Ms. Petersen indicated that she wants the blueberry farm as a critical area. Lauralee Gordley, 2010 Jones Ave. NE, Renton, 98056, objected to the rezone of the upper Kennydale area to R-4. She stated that this complex area is located near the I-405 Corridor and is densely populated. Ms. Gordley said she purchased her property with the intent of developing it at R-8 zoning. She pointed out that the critical areas ordinance is based on science, and should be depended upon to protect property. Ms. Conkling stated that four to five lots are possible on Ms. Gordley's oddly - shaped property under both the R-4 and R-8 zones. She noted that some property owners will experience a reduction in development capacity if zoned R-4, and some owners will be affected by not being able to add one or two additional units in their backyards. Robert Cave, 1813 NE 24th St., Renton, 98056, opposed the upper Kennydale area rezone, pointing out that he owns a 3.5-acre property which is not hindered by wetlands or the Kennydale Creek. Additionally, Mr. Cave said he objects to the rezone of the blueberry farm, saying that it should remain a farm. November 13, 2006 *r.r Renton City Council Minutes ,.✓, Page 387 Susan Rider, 1835 NE 20th St., Renton, 98056, asked that the public hearing be rescheduled to allow for proper notice. In regards to the blueberry farm, she indicated that the creek is misclassified and that for permitting purposes, the wetlands have state and federal jurisdiction because the creek drains into Lake Washington. Ms. Rider stated that the sale of the farm is an opportunity for a unique and popular public open space. As neighborhoods change from semi - rural to infill-developed, she stressed that the importance and long-term consequences of this decision should not be underestimated. Mayor Keolker clarified that this public hearing is a courtesy hearing, and the required hearing was with the Planning Commission on September 20. Barbara Hicks, 1835 NE 20th St., Renton, 98056, pointed out that the public hearing notice did not clearly identify the blueberry farm as a topic for the meeting. Ms. Hicks emphasized that non -land owners also have opinions and rights, and decisions of the City affect all residents. She stated that when some part of the environment is destroyed, the future is being taken away from the children. William E. O'Connor, 10402 151st Ave. SE, 98059, spoke in opposition to the blueberry farm rezone, pointing out that the applicant has not provided the required burden of proof. He indicated that the applicant needs to prove the property is developable, and accurately delineate the wetlands before the site is considered for rezoning. Gary Young, 11624 SE 5th St., Suite 200, Bellevue, 98005, representing Valley Springs Apartments, LLC, spoke in support of the Aqua Barn site amendment. He thanked staff for bringing the zoning into compliance with the existing use. Bob Johns, 1601 114th Ave. SE, # 102, Bellevue, 98004, spoke on behalf of the River Valley Condominium Association concerning the Aqua Barn site amendment. He noted that it is important to put zoning on the property that matches the existing development for property financing purposes. Mr. Johns relayed the condominium owners' support of the amendment. Karen Finnicum, 1302 Aberdeen Ave. NE, Renton, 98056, spoke regarding the blueberry farm and upper Kennydale area amendments. She indicated that the creek and wetlands area never go dry, and everything in Renton is full of water. Ms. Finnicum stated that property is an investment, and it is the owner's responsibility to watch over and care for it. She expressed concern regarding the increase in development, and stated that the peat bog on the blueberry farm property has to be protected. David Halinen, 2115 N. 30th St., Suite 203, Tacoma, 98403, representing Aqua Barn Ranch, Inc., submitted a letter regarding the Aqua Barn site's 3.02 acres of commercially zoned property. He requested approval of the amendment and corresponding development agreement. John Cowan, 1830 NE 24th St., Renton, 98056, objected to the rezoning of the blueberry farm, saying the farm is a unique geological area and should remain that way. He expressed concern that the amendment process is moving too quickly, and recommended that the City stop the process and conduct a comprehensive review of the wetlands and the needs of the upper Kennydale area. Debbie Natelson, 801 Renton Ave. S., Renton, 98057, said the blueberry farm should not be rezoned. She indicated that the property can be sold as a farm, and expressed disappointment with the City for helping the owners to November 13, 2006 *#A.. Renton City Council Minutes Page 388 potentially make a huge profit. Ms. Natelson explained that peat bogs absorb water and take thousands of years to create. She noted that flooding is caused by the removal of vegetation and forest cover, and urged protection of the headwaters. Ms. Natelson pointed out that the City could consider taking over this resource. Ms. Conkling continued with Group 3 - Development Agreement for the Former Aqua Barn Property (2006-M-7). Noting that the Planning Commission recommended the agreement following their public hearing, she explained that it only applies to the three -acre area fronting Maple Valley Hwy. proposed for CA zoning Ms. Conkling stated that the agreement prohibits a number of ordinarily allowed uses in the CA zone, including big box retail, some vehicle related activities, and all industrial uses. The agreement also restricts allowed uses such as drive-in/drive through retail, and car washes. Ms. Conkling indicated that the agreement provides that a transfer of a traffic mitigation fee credit be granted in an amount not to exceed $252,799.50 against traffic mitigation fees due upon development of the property. Additionally, the agreement requires that design standards, including common thematic elements and common landscape elements, be applied to all commercial development on the site. There being no public comment on Group 3, Ms. Conkling turned to Group 4 - Highlands Land Use and Zoning Package, which includes 2006-M-6 and 2006- T-2, and supersedes prior staff recommendations. She introduced Highlands Zoning Task Force Chair Kirk Moore, who thanked task force members and City staff for their efforts on this proposal. He highlighted the proposed changes to the Center Village (CV) land use designation, which include removing R-10 as an implementing zone, allowing R-14, RM-U, and RM-T as implementing zones, and eliminating the requirement of residential -only development north of NE 12th St. Mr. Moore also reviewed the proposed land use map amendments and the proposed rezones. Ms. Conkling reviewed the proposed zoning text amendments, as follows: • Amend the implementing zones of the CV land use designation. • Remove the CV Residential Bonus District. • Adopt design regulations. • Amend uses in the R-14 zone. • Amend uses in the CV zone. • Add clarifying language to terms such as pipe stem lots and affordable housing. • Amend development standards for the R-14 zone. • Allow two types of affordable housing bonuses in the R-14 zone. • Amend development standards for the CV zone. In conclusion, Ms. Conkling stated that the Planning and Development Committee will discuss the matter on November 16, and first and second reading of the ordinances is scheduled for November 27. Mayor Keolker thanked the task force members for all their hard work. Public comment was invited. Brett Kappenman, 1004 SW 4th PI., Renton, 98057, on behalf of the Highlands Community Association (HCA), thanked the task force and staff for this conclusive plan. He indicated that the plan reflects the concerns of the HCA, November 13, 2006 *"e Renton City Council Minutes Page 389 particularly the density increases and the affordable housing issues. Mr. Kappenman noted that the plan also addresses the conforming property issue. Linda Perrine, 1157 Glennwood Ave. NE, Renton, 98056, opposed the change from Residential Multi -Family (RM-F) to CV, particularly on the street facing Edmonds Ave. NE. She explained that the Renton Housing Authority has purchased three acres of property in the area near McKnight Middle School, which is surrounded by single-family homes and duplexes. Ms. Perrine expressed concern that when the 60 to 80 additional units per acre are built, traffic will increase significantly and parking will be problematic. She stressed that this area is not suited for high -density housing. Responding to Council inquiries, Planning Manager Rebecca Lind stated that current zoning allows up to 20 dwelling units per acre, and CV zoning allows up to 80 units per acre. She indicated that the access points to the proposed development have not yet been determined. Bill Grover, PO Box 2701, Renton, 98056, owner of property at 2807 NE 16th St., stated that due to the current Highlands development moratorium, he is unable to obtain building permits so he can develop his property. He explained that his property was subdivided under R-10 zoning prior to the moratorium taking effect, and he was under the impression that his property would be vested. Pointing out that another Highlands moratorium area property owner obtained building permits, he asked that Council allow him, or subsequent owners of his property, to obtain building permits in accordance with the R-10 zoning regulations. Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, member of the task force and the Highlands Community Association, emphasized that the task force's plan was very well thought out. There being no further public comment, it was MOVED BY NELSON, SECONDED BY CLAWSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. RECESS MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL RECESS FOR FIVE MINUTES. CARRIED. Time: 9 p.m. The meeting was reconvened at 9:08 p.m.; roll was called; all Councilmembers present except Corman. (Corman arrived at 9:09 p.m.) ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2006 and beyond. Items noted included: City of Renton employees and Rotary Club of Renton members are volunteering to serve Thanksgiving Dinner at the Senior Activity Center, which will be open from 10 a.m. to 2 p.m. on November 27, for senior citizens to enjoy a day of social and recreational activities. Guests must pick up a free ticket prior to November 21. The Hassle Free Holiday Bazaar will be held on November 17 and 18 at the Community Center, where a wide variety of handcrafted items will be sold by over 100 vendors. Renton experienced some local flooding events due to heavy rain fall; however, overall the City fared well and did not suffer significant damage. Next Steps • Planning and Development Committee to meet on November 16, 2006 • First and Second Readings scheduled for November 27, 2006 2006 Comprehensive Plan Amendments- Text and Map • Planning Commission Public Hearing: September 20 • Planning Commission Recommendation: October 4 • Referred to Planning and Development Committee, except 2006-T-1 City Council Public Hearing November 13, 2006 • Comprehensive Plan Text Amendments • Comprehensive Plan Map Amendments and concurrent rezones • Development agreement for former Aqua Barn property • Highlands Land Use and Zoning Package (Highlands Task Force) Comprehensive Plan Text Amendments 2006-T-1 School CFPs • Amendment would adopt the CFPs for the Kent and Issaquah School District's by reference • Adopting a District's CFPs is a part of ensuring the City's ability to collect impact fees for new housing units built within the district • Staff and Planning Conunission recommend adopting the necessary amendment • This item referred to the Finance Committee 2006-T-3 Community Design and Land Use Elements • Corrections and revisions of the Community Design Element are required for clarity and to reflect new policy • Corrections to the Land Use Element reflect three changes - Housekeeping changes - Eliminate Goal 7 regarding agricultural and mining resources - Revise Goal 3 to reflect current annexation policy 2006-T-4 Transportation Element • Updates the Transportation Element to be consistent with the currently adopted TIP • Staff and Planning Commission recommend approval of these changes Comprehensive Plan Map Amendments Community Design and Land Use Element Recommendations • Planning Commission and Staff recommend approval of the corrections and revisions to the Community Design Element. • Planning Commission and Staff recommend approval of the corrections and revisions to the Land Use Element. 2006-T-5 Allow RMH in the RLD • City initiated amendment would allow existing mobile home parks in the RLD designation to be zoned RMH • This would protect existing mobile home parks • Staff and Planning Commission recommend making this change Chee Rezone- 2006-M-1 Land Use Designiation Map • Property has split zoning R-8 and CN (RS and CN Land . Use) • Owner requested CN zoning for entire parcel • Staff and Planning Commission recommend denial Chee Property Chee Rezone- Analysis • Lack of redevelopment of land currently zoned CN indicates a lack of pressure to increase the amount of commercial land. • North portion of property (7,710 sf) can be developed for commercial use at the present time, with current zoning. • Applicant concurs with recommendation. Blueberry Farm- Critical Areas • Mapped wetland shown • No formal delineation • Suspected "peat" wet- land • Class 4 stream — East and north • Headwaters of Kennydale Creek 2006-M-2 Blueben-y Farm • Owner requested a rezone from RC to R-4 or R-8 zoning • Change to R-8 zone requires change from RLD to RS Land Use • Land use changes in the surrounding area have affected the viability of the farm • Surrounding area is zoned R-8 • There are critical areas on the Farm Blueberry Farm- Potential j [ • If type II wetland , assumed, there would be 1.15 t acres for b� development Buildable Lands Analysis results in two building sites F1; if zonedR-4 Blueberry Farm Recommendation • Staff and Planning Commission recommend R-4 zone • Meets mapping criteria in the Comprehensive Plan • Meets the purpose of the R-4 zone • R-4 allows the lowest intensity urban use, while still protecting critical areas 2006-M-8 Upper Kennydale Rezone • City initiated proposal to rezone this area of upper Kennydale ti-om R-8 to R-4 (RS to RLD Land Use) • There are critical area constraints including: wetlands, steep slopes, waterways, and the headwaters of Kennydale Creek Upper Kennydale Rezone • Some neighbors asked for more environmental protection and less intensive development in the area around the Blueberry Farm • Other neighbors wish to develop their property at R-8 levels of intensity • There are a number of vested development applications and pre -applications 2006-M-3 Rivera • Property on Carr Rd is zoned R-8, but used as a mortgage business • Owner requests a rezone from R-8 to CO (RS to CC Land Use) • Staff and Planning Commission recommend rezone to R-14 (RMD Land Use) to include this property and adjacent properties Rivera Rezone • Critical Areas limit development on Rivera Upper Kennydale Rezone • Staff recommends • Planning Commission down zoning this area reconmiends keeping to R-4 the zoning R-8 - R-4 zoning would help stem cumulative changes to hydrology and wetland areas. - Buildable lands capacity would be about 1 10 units - Property owners have invested in the properties with the expectation of R-8 development potential - Buildable lands capacity would be about 205 units Rivera Property and Vicinity This entire area proposed for rezone to R-14 (RMD Land Use) City -owned property School -----,._..._____ Rivera Property — 2006 M-4 Springbrook Associates property Request to • This piece is not contiguous to other CO rezone from R-10 to CO properties (change • Small commercial uses allowed in R-14 From RMD to CC Land zone Use) • R-14 zone must be designated in a minimum 20 acre area Springbrook Associates • Staff and Planning Commission recommend CO zoning • Property access is through existing commercial area, not through adjacent residential area • Capacity for employment of 365 people Puget Colony Analysis • Upon annexation, property owners in Puget Colony asked for R-4 zoning because it was more consistent with existing development • Planning Commission recommended expansion of the area to include adjacent subdivisions • Capacity under R-4 is 112 units, capacity under R-8 is 173 units (102 units exist now) 2006-M-7 Former Aqua Bani Site • Part of Maplewood Addition Annexation expanded area • Zoned commercial and multi -family by King County in 1998 • Currently designated as RLD in Renton's Comprehensive Plan • Without Comprehensive Plan Amendment the area would be zoned R-4 upon annexation 2006-M-5 Puget Colony Homes • City initiated rezone from R-8 to R-4 (RS to RLD Land Use) • Planning Commission and Staff reconunend R-4 Puget Colo • Lot size and existing development consistent with R-4 zoning and RLD land use n - Aqua Barn - Recommendation • Plann�� Commission ^ and Staff Reconimend: n'3 V 3.0 Acre piece on the gg fi d Highway zone CA = (CC Land Use) - 30 Acre multi -family area and associated open space tract zone R-14 (RMD Land Use) Former Aqua Barn Property Development Agreement 2006-M-7- Development Agreement • Planning Commission recommended a development agreement on the commercial portion after the public hearing on September 30, 2006 • This is the required public hearing on the Development Agreement Development Agreement, continued • Restricts other ordinarily allowed uses such as "drive- in/drive through retail" • Restricts vehicle rentals to 10 parking stalls as part of a connnercial development with shared parking • Restricts "car washes" to 7 AM to 9 PM with no self- service washes allowed • Requires that "vehicle repair and service, small" be conducted within a building, and provides for • A traffic mitigation fee credit (not to exceed $252,799.50) reflecting property owners previous 2003 contribution to the Aqua Barn site's intersection improvements Aqua Barn Rezone Analysis • The multi -family area is already fully developed and the open space tract pennanently set aside- so there is no additional capacity created there. • The commercial area has capacity for approximately 22,216 sq ft of commercial development • The proposed amendment is a close match to the existing County zoning 2006-M-7 - Development Agreement • Applies only to 3.0 acre cotmnercial component fronting on Renton -- Maple valley Highway • Prohibits a number of ordinarily allowed uses in the CA Zone, including: - Natural resource extraction!recovery, hobby kennels, group homes, and higher education institutions, - Adult retail uses, big box retail, horticultural nurseries, retail sales, and vehicle sales, - Hotels, motels, ofGsite services, convalescent centers, and medical institutions. - Vehicle related activities such as body shops, express transportation services, parking garages, dedicated park and ride lots and transit centers, and - All industrial uses Development Agreement, continued • Requires that design standards apply to all commercial development on the site, including: - A "Site Master Plan" - Common thematic elements - 15'-wide landscaping strip with 30" high berm and red maples 25' on center along street frontages unless existing trees are retained - Common landscape elements throughout 3.0-acre site including 8' wide decorative concrete sidewalks along building frontages facing parking areas, and Screened and landscaped water detention ponds (ifprovided) Highlands Study Area Land Use and Zoning Package Taskforce Recommendations Includes Comprehensive Plan Amendments 2006-M-6 and 2006-T-2 and supercedes prior staff recommendations Highlands- Proposed Changes to Center Village Policies • Remove R-10 as an implementing zone in the Center Village Land Use designation • Allow R-14 as an implementing zone in the Center Village Land Use designation • Allow RM-U and RM-T as implementing zones in the Center Village Land Use designation • Eliminate Strategy 319.3- which requires residential -only development north of NE 1211, St. Highlands Proposed Land Use Map Highlands- Background Comprehensive Plan Zoning • Comprehensive Plan Highlands zoning Amendments reviewed by the reviewed by the Planning Commission Planning Commission in April in September Council asked for • Proposed amendments substantial revisions reviewed by Citizen's Taskforce in October Revised proposal reviewed by Citizen's Taskforce in October Highlands- Proposed Land Use Map Amendments • Add the area north of NE 1611, Street in the CV land use designation • Place two areas with existing multi -family. development in RMF land use designation Highlands Proposed Rezones • R-10 and RMF residential areas to R-14 • Areas with large nudti-WIN-1-11,_ family developmentjtoNk�', im and Housing Author properties from RMAreas with smaller multi -family 1homm", developments from to RMF Highlands Proposed Zoning Map Highlands Proposed Zoning Text Amendments • Amend the uses in the R-14 zone: - Allow new indoor recreational facilities -- Limit commercial developipent in the CV land use designation • Amend uses in the CV zone: - Require conunercial use on ground floor along Sunset Blvd - Amendment of uses for consistency with CV land use policies Highlands Proposed Zoning Text Amendments • Amendments to the development standards for the R-14 zone: --Raise minimum density to 10 du/ac - Raise mininnun lot size for detached units to 5,000 s.f. - Alley access required for new units on parcels with existing alleys Highlands Proposed Zoning Text Amendments • Amend the implementing zones of the CV land use designation - Remove R-10 as implementing zone - Allow R-14, RM-T, and RM-U as implementing zones • Remove the Center Village Residential Bonus District • Adopt design regulations Highlands Proposed Zoning Text Amendments • Add clarifying language to the following terns: - Pipe stem lots - Design District Review Packet Affordable Housing Townhouse - Garden Style Apartment Highlands Proposed Zoning Text Amendments • Allow two types of affordable housing bonuses in the R-14 zone: - Provision of affordable housing at 2 du/ac is one way to become eligible for 18 du/ac bonus density - Allow a bonus of 30 du/ac if at least 50% of the units in a development 2 acres or larger in size are affordable Highlands Proposed Zoning Text Amendments • Amendments to the development standards of the CV zone: — Allow a bonus of 10 ft. height if first floor is commercial use — Limit parking in the 5-ont setback — Reduced parking standard for attached dkvelling units Next Steps • Planning and Development Committee to meet on November 16, 2006 • First and Second Readings scheduled for November 27, 2006 ty- Public *-2006 Comprehensive Plan Ameinfinents Hearing November 13, 2006 Group 1: City of Renton Comprehensive Plan Text (Policy) Amendments Required Hearing: Planning Commission, September 20, 2006 Courtesy Hearing: City Council, November 13, 2006 #2006-T-1: City of Renton Text Amendment to update the Capital Facilities Element to incorporate adoption of the Issaquah and Kent School Districts Capital Facilities Plans. Planning Commission Recommendation: Adopt two new policies specifically adopting the Issaquah and Kent School Districts Capital Facilities Plans. #2006-T-3: City of Renton Requested text amendment to update the Land Use and Community Design Elements with housekeeping changes. Planning Commission Recommendation: Approve corrections and revisions to the Community Design and Land Use Elements with housekeeping changes. #2006-T-4: City of Renton Requested text amendment to update the Transportation Element to reflect changes in the capital projects. Planning Commission Recommendation: Approve the update to Table 8.3 to reflect the City of Renton's latest adopted Six -Year Transportation Improvement Plan. #2006-T-5: City of Renton Text amendment to allow existing Residential Manufactured Home Park zoning as an implementing zone in the Residential Low Density Comprehensive Plan designation. Planning Commission Recommendation: Approve a text amendment to the Residential Low Density designation to allow Residential Manufactured Home Park as an implementing zone. Group 2: Comprehensive Plan Map Amendments and Concurrent Rezones Required Hearing: Planning Commission, September 20, 2006 Courtesy Hearing: City Council, November 13, 2006 #2006-M-1: Wan Chee Map Amendment to change the designation from a combination of Neighborhood Commercial/Single Family with Neighborhood Commercial and R-8 split zoning to Neighborhood Commercial land use with Neighborhood Commercial zoning at 1315 N 30th St. Planning, Commission Recommendation: Deny the rezone request for the property at 1315 N. 30th Street to change the designation from a combination of Neighborhood Commercial/Single Family with Neighborhood Commercial and R-8 split zoning to Neighborhood Commercial land use with Neighborhood Commercial zoning. Page 1 of 6 140 W #2006-M-2: Susan Larson -Kinzer Map Amendment to change the designation from Residential Low Density land use with Resource Conservation zoning to Residential Single Family land use with R-8 zoning or Low Density Residential land use with R-4 zoning for a 3.4-acre parcel currently used as a blueberry farm and residence at 1733 NE 20th St. Planning Commission Recommendation: Deny the request for a Comprehensive Plan Amendment to Residential Single Family with concurrent R-8 zoning and recommend that the Kennydale Blueberry Farm be rezoned from Resource Conservation to R-4 but remain Residential Low Density land use. #2006-M-8: City of Renton Map Amendment to consider changing the designation for a 49-acre area of Upper Kennydale, south of NE 28th St and north of NE 16th St from I-405 to approximately the boundary of the Heritage Glen Subdivision Planning Commission Recommendation: Deny the Staff s recommendation to change the designation from Residential Single Family with R-8 zoning to Residential Low Density with R-4 zoning. #2006-M-3: Manuel Rivera (Patrick Hanis, Hanis Greaney Attorneys) Map Amendment to change the designation from Residential Single Family land use with R-8 zoning to Commercial Corridor land use with Commercial Arterial zoning on a 2.09-acre single family property at 851 Carr Rd. Planning Commission Recommendation: Deny the request to redesignate and rezone the property to Commercial Corridor with Commercial Arterial zoning. Approve redesignation of this property and the adjoining parcels within the City limits to Residential Medium Density with concurrent R-14 zoning. The R-14 zoning designation allows small commercial uses using the development standard of Neighborhood Commercial zoning. #2006-M-4: Springbrook Associates (Cliff Williams, Vineyards Construction) Map Amendment to change the designation from Residential Medium Density land use with R-10 zoning to Commercial Corridor land use with Commercial Office zoning for a 5.61-acre undeveloped property located just south of S 37th St, and west of the dead-end at S 38th St west of Talbot Rd. Planning Commission Recommendation: Approve the application changing the land use designation from Residential Medium Density to Commercial Corridor with a concurrent Commercial Office rezone. #2006-M-5: City of Renton Map amendment to change the area within the Puget Colony neighborhood from Residential Single Family to Residential Low Density with R-4 zoning and in the unincorporated Kimberly Lane and Hideaway Homesites Subdivisions from Residential Single Family to Residential Low Density. a) 18.8-acre Puget Colony Homes subdivision consisting of 61 lots located at SE 133' St, SE 134' St, and SE 135th St, and SE 132°a St on the north and SE 136th St on the south. b) The nine lot Kimberly Lane subdivision to the immediate west on the north side of SE 136th St, 13508 138th Ave SE. Page 2 of 6 ®.r c) 1.1-acre parcel, west of Kimberly Lane subdivision. d) 31-lot Hideaway Home Sites subdivision on the south side of SE 136th St. Planning Commission Recommendation: Change the land use designation from Residential Single Family to Residential Low Density with R-4 zoning. #2006-M-7: City of Renton Map Amendment to change the designation of two + 1.5-acre parcels at the southeast corner of 152na Ave SE and the Renton — Maple Valley Hwy (SR 169), the former Aqua Barn site, from Residential Low Density to Commercial Corridor with potential Commercial Arterial zoning. Map Amendment to change 27 acres from Residential Low Density to Residential Medium Density with potential R-14 zoning (upon annexation). Planning Commission Recommendation: Change the land use of the commercial parcels from Residential Low Density to Commercial Corridor and residential parcels from Residential Low Density to Residential Medium Density. Group 3: Aqua Barn Commercial Development Agreement Required Hearing: City Council, November 13, 2006 #2006-M-7 Development Agreement A development agreement is recommended as a condition of the proposed rezone to Commercial Arterial. The development agreement accomplishes three things: a) It will restrict the range of uses allowed in Renton's Commercial Arterial zone, as the City's zoning is broader than County zoning. b) The agreement also requires design considerations to insure that the site development provides a transition to the residential area. c) The agreement provides for transfer of traffic mitigation fee credit be granted up to $252,799 against traffic mitigation fees due upon development of the property. Group 4: Highlands Land Use and Rezoning Package #2006-M-6 and #2006-T-2: City of Renton Highlands Study Area Comprehensive Plan Map, Concurrent Rezonings, Comprehensive Plan Text Amendments Required Hearing: Planning Commission, September 20, 2006 Courtesy Hearing: City Council, November 13, 2006 Zoning Code Text Amendments Required Hearing: City Council, November 13, 2006 #2006-M-6: City of Renton Map amendment for changes in the Center Village land use designation in the Highlands Subarea Plan. This review will consider whether to amend the Center Village and Residential Medium Density Land Use Designations. Page 3 of 6 Original Staff Recommendation a) Change from Center Village to Residential Multi -family Land Use • Area south of Sunset Blvd/ SR 900, east of Dayton Ave, north of NE 9th St and NE 9th PI currently zoned Residential Multi -Family. Zoning will remain Residential Multi -Family but the land use designation would be also become Residential Multi -Family. b) Change from Residential Multi -Family to Center Village • Area currently designated Residential Medium Density with R-10 zoning that is north of 16th St between Harrington Ave and Kirkland Ave. • The finger of parcels along Harrington Ave between 9th St and 7th St with frontage on Harrington Ave, these parcels would extend the Center Village south to 7th St. c) Change from Residential Medium Density to Residential Single Family • Area north of Sunset Blvd and west of Edmonds Ave. This area is currently zoned R-10 and developed with single family housing. • Area near Monroe Ave and Sunset Blvd. The properties on Monroe Ave are protected by covenant at their current level of intensity, which is approximately six units per net acre. The Planning Commission took a limited action on the original staff recommendation. The Commission concurred with the original staff recommendation for the map amendments but did not take action on either the concurrent rezoning or the concurrent zoning text amendments in the R-10, R-14 and CV zones because the Council appointed Highlands Task Force was assigned that review responsibility. This staff concurs with the Highlands Task Force recommendation. The original staff recommendation is superceded by the Highlands Task Force Recommendation. #2006 T-2: City of Renton 1) Text Amendments to update the Land Use Element to reflect changes in the Center Village Policies. a) Amended Policy LU-318 to delete R-10 as an implementing zone and add R-14 as an implementing zone in the Center Village and clarify that the RM zone with suffixes can implement the Center Village. b) Amend Strategy 319.2 to call for preparation of a subarea plan rather than a redevelopment plan to implement the Center Village land use concepts and provide that the phasing of the Plan is expected to occur within a two to five year period from the 2004 GMA update. c) Amend Strategy 319.3 to delete a statement that areas east of Edmonds Ave and north of Sunset Blvd currently zoned RMF are to remain in residential use and the area north of 12th St currently zoned R-10 is to remain in residential use. Planning Commission Recommendation: Approve corrections and revisions to the Land Use Element. Task Force Recommendation: The Highlands Task Force concurred with the proposed Comprehensive Plan Text Amendments Page 4 of 6 Nwg - 2)_ Highlands Task Force Recommendation: Land Use Map Amendments The proposal is to include the residential area north of NE 16th St in the Center Village (CV) land use designation. The Task Force also recommends include the multi -family areas southeast of NE 12th St and Monroe Ave NE, and east of Harrington Ave NE between NE 7th St and NE 9th St in the Residential Multi -Family (RMF) land use designation. 3) Highlands Task Force Recommendation: Concurrent Rezoning An upzone to Residential -fourteen units per acre (R-14) was recommended for the current Residential - ten units per net acre (R-10) zoning in the study area. R-14 zoning was also recommended for the duplexes north of Sunset Blvd in the vicinity of Glenwood Ave NE and Harrington Ave NE. CV zoning was expanded along Sunset Blvd, in a few parcels adjacent to the existing commercial area and the Houser Terrace and Evergreen Terrace properties owned by the Renton Housing Authority. Rezoning to RMF was recommended for three strips of properties: a strip along Kirkland Ave NE, a strip south of NE 12th St, and a strip along Harrington Ave NE. 4) Highlands Task Force Recommendation: Concurrent Zoning Text Amendments Amendments are proposed to the development regulations in the R-10, R-14 and CV zones. Non -Conforming Uses Past zoning proposals for this area included the possibility of implementing zoning that did not allow existing residential uses, such as duplexes and single family homes. In such situations, the existing use is considered a legal non -conforming use. Legal non -conforming is the technical term for "grandfathered in". It means that the use is allowed to continue but may not expand or enlarge. Several members of the Task Force wished to ensure that the zoning proposal allow existing residential uses to remain legal and conforming. The recommended zoning proposal eliminates the issue of non- conforming uses. All existing use types (duplexes and single family uses) are allowed uses in the proposed zoning package. Property Redevelopment One of the most debated issues in the package of proposed zoning changes was a requirement that the existing unit had to be removed when properties came in for subdivision. This would only affect those applying for division of their properties and not to other changes like remodels or additions. However, the Task Force felt that property owners should not be required to remove existing units in order to subdivide their property. In lieu of requiring the removal of existing units, the Task Force indicated that property owners should be required to upgrade the existing units. Unfortunately, building and related codes make this impossible to implement without declaring the unit a hazard. The Task Force did not wish to create a situation in which existing units were declared hazardous. However, the Task Force did recommend deleting the provision that required the removal of existing units upon subdivision. The Task Force recommends that this provision be removed from both the R-14 or R-10 zones if either of those zones is used to implement the Center Village land use in the Comprehensive Plan. fordable Housing Keeping the neighborhood an affordable place to live for people in all stages of their lives was important to the members of the Task Force. In the R-14 zone, there is an allowed density bonus of 18 units per net acre. The Task Force recommends keeping the proposed incentive of creating two units of affordable housing as one of the options to achieve the density bonus. The Task Force also recommends implementing an incentive geared toward public agencies and non-profit organizations whose mission is to provide affordable housing. An incentive is recommended that would allow a bonus of 30 units per Page 5 of 6 net acre for any project of at least two acres, in which a minimum of 50 percent of the units developed would be affordable to those with incomes of 50 percent of the Area Median Income. Limits on Commercial Development While the Task Force liked the flexibility of the R-14 zone, there was general concern that it could allow some small commercial uses in a residential area. To prevent this, the Task Force recommendation specifically prohibits on -site services, retail, and eating/drinking establishments in this area unless they are accessory to a community, school, or recreational use. This would allow the possibility for a small business like an espresso stand or bicycle rental to locate in a park or the Community Center. A hearings examiner conditional use permit would be required. The Task Force also recommends that new, indoor recreational uses should be allowed in the R-14 zone to allow for redevelopment of the North Highlands Community Center property. Commercial Development Amendments in the Center Village Zone The CV zone is primarily oriented toward commercial development. Residential uses are allowed but some limits must be put in place to ensure that as the area begins to redevelop. Residential uses will not dominate this zone. As a result, the Task Force recommends increasing the minimum residential density in this area to 20 dwelling units per net acre. This will prevent lower density residential -only redevelopment from occurring in the commercial area. The Task Force also recommended a standard which requires commercial development in properties fronting on Sunset Blvd. This proposes that commercial development occupy a minimum of 75 percent of the frontage on Sunset Blvd. Another Task Force recommendation is to allow a ten foot height bonus in the CV zone for properties that have first floor commercial development. This allows building of four stories of residential over first floor commercial development, an important incentive for the development of mixed use commercial and residential buildings. R-14 Zone Density The Task Force recommends raising the minimum density in the R-14 zone to ten units per acre to comply with the Comprehensive Plan for the CV land use designation. The Task Force also recommends keeping the current bonus system in the R-14 zone that allows densities up to 18 units per net acre. In order to receive the bonus however, the proposed development would have to offer one of the following desired items: alley access, open space, or affordable housing. Design Regulations The Task Force recommends implementation of Design Regulations for all properties within the CV land use designation. The regulations consist of standards and guidelines that would be applied to new development. Minimum Lot Size for Detached Residential Development The Task Force recommended that the minimum lot size for single family detached residences in the R- 14 zone be set at 5,000 square feet. If the City Council determines to keep the current R-10 zoning, then the Task Force recommends that the proposed minimum lot size for single family residential of 5,000 square feet be required in the R-10 zone. Page 6 of 6 Chee CPA 2006-M-01 ° 200 400 Planning Commission Recommendation Study Area ifs Commercial Neighborhood GtiTY o{ Economic Development, Neighborhoods &Strategic Planning _ _ Renton City ® Residential Low Density Alex Pietsch, Administrator C.E. Feasel Limits O Residential Medium Density ��NT�$ 13 November 2006 O Residential Single Family Rivera CPA 2006-M-03 Planning Commission Recommendation Gti�Y o{ Economic Development, Neighborhoods & Strategic Planning ♦ =�,i ♦ Alex Pietsch, Administrator C.E. Feasel 13 November 2006 0 200 400 ® Commercial Corridor ® Residential Low Density Study Area 0 Residential Medium Density Renton City ON Residential Multi -Family Limits = Residential Single Family CD 0 0 0 O N L E p o V 0 cc M N c c n � E'w'cn o a) a) U w w I cu cn 2 Q E E N OinUcn I c6 O O N Cn c 0 O cu co -c c V E .� O E o Cj) Q CD NC c .0 $ O O E e o • � Q$ <V i� U) E � W ^^I.�L � I�c ■ttr ■ �� ■■■■ ■■ . 11111 � �� � OWNoil �tp` i ■■tlt■11� Jj �j�j P.7■I/ 111 ■LII■ �■■ .■ ■■ ■■!■■ long AM /��� AiIN II�_ �nli1� =��D ra�z�;� 11��� �111���11111� �1►� ,r�1:�i� ���� Ni..�F: ■1 Illilr,��`r����l ��EGQ'E�i�i � �� ,��i� ��� G .Iln�ae =+ ■ ■C,�■ ■� -- :■111111111!■ �� �fF�� �■ ■ ems ■■ ■ ■ uii��„ v ■�■ ■ ■� ��_ .. oil Now Ad MvIa � �■ ■■ ill _-„ . ■■ ■ I/ �� � ei• e1■ ■■ ■t■i� ■ i11�lIL�I AAA �. sa ■ti ■ Ly. � i`�3 � ���..� ��� ■C� ■ I�IIIU ■a � ha ■eo e■I I�� 11�'�It�r= ■' ae '� i � ter"'-`-`� �! �� `�■Si �'I�� i■1 � B 11�711 �� 11 \\ IN ■AIY■iYY■ i�i■ i ■mra■rrr,■ ■rn■ �' ■W61■aiW■ ■■Yi■i���u now ■■ ■ems � . ■p .�1■rtn�nr� ■ ■�ea�cal �i . . �::: ■ /� �� ■� Ittt�Glt11 �ItlNllt�:11 �.Nil 111111■ �... �■ . �� �� tttt�Nttt ■ttti9yYGL' NON i■i �� ce>. ttltlllttt ■t■ tt■ III ■■ plydryr:■ ■ ■ ■ ■ . e■ �. �� p .;. � mvm9yYY110 0- ■. 11//11//// I�i r■ �� L�� �a� �I E afffman &jm kz � ��� i es fie■ i� ~���� �a �� �IE� ■117�1L r7� � ■ �■ /� C■ ■ •e>• ■■Y�1'� y�/ i i i el •���I11R0PAwlltllttlt� -57 Lima 140010 to 001 11=0 1111111M �mm I Aqua Barn CPA 2006-M-07 Planning Commission Recommendation FW Commercial Corridor w/CA Zoning GtiT Economic Development, Neighborhoods & Strategic Planning !� Y Residential Medium Density AlexPieuch,Adminisbztor 2006 cE.Fewel ovmb 13 Novemw/R-14 Zoning 0 300 600 1 : 3600 TY ptiA O� 1006 Comprehensive Plan AmendmP~ts * ,r.- Public Hearing November 13, 2006 Group 1: City of Renton Comprehensive Plan Text (Policy) Amendments Required Hearing: Planning Commission, September 20, 2006 Courtesy Hearing: City Council, November 13, 2006 #2006-T-1: Text Amendment to update the Capital Facilities Element to incorporate adoption of the Issaquah and Kent School Districts Capital Facilities Plans. #2006-T-3: Requested text amendment to update the Land Use and Community Design Elements with housekeeping changes. #2006-T-4: Requested text amendment to update the Transportation Element to reflect changes in the capital projects. #2006-T-5: Text amendment to allow existing Residential Manufactured Home Park zoning as an implementing zone in the Residential Low Density Comprehensive Plan designation. Group 2: Comprehensive Plan Map Amendments and Concurrent Rezones Required Hearing: Planning Commission, September 20, 2006 Courtesy Hearing: City Council, November 13, 2006 #2006-M-1: Wan Chee, 1315 N 301h St Change from a combination of Neighborhood Commercial/Single Family with Neighborhood Commercial and R-8 split zoning to Neighborhood Commercial land use with Neighborhood Commercial zoning. #2006-M-2: Susan Larson -Kinzer, Kennydale Blueberry Farm, 1733 NE 20th St Change from Residential Low Density land use with Resource Conservation zoning to Residential Single Family land use with R-8 zoning or Low Density Residential land use with R-4 zoning for a 3.4-acre. #2006-M-8: City of Renton Change the designation for a 49-acre area of Upper Kennydale, south of NE 28th St and north of NE 16th St from 1-405 to approximately the boundary of the Heritage Glen Subdivision from Residential Single Family with R-8 zoning to Residential Low Density with R-4 zoning. #2006-M-3: Manuel Rivera, 851 Carr Rd Change from Residential Single Family land use with R-8 zoning to Commercial Corridor land use with Commercial Arterial zoning on a 2.09-acre single family property. #2006-M-4: Springbrook Associates, south of S 37th St, and west of the dead-end at S 38th St west of Talbot Rd Change from Residential Medium Density land use with R-10 zoning to Commercial Corridor land use with Commercial Office zoning for a 5.61-acre property. #2006-M-5: City of Renton Change Puget Colony, Kimberly Lane, and Hideaway Homes from Residential Single Family to Residential Low Density with R-4 zoning at Puget Colony and in the unincorporated Kimberly Lane and Hideaway Homesites Subdivisions change from Residential Single Family to Residential Low Density. #2006-M-7: City of Renton, former Aqua Barn site, southeast corner of 152"d Ave SE and the Renton — Maple Valley Hwy (SR 169) Change the designation three acres from Residential Low Density with potential R-4 zoning upon annexation to Commercial Corridor with potential Commercial Arterial zoning and change 27 acres from Residential Low Density to Residential Medium Density with potential R-14 zoning. A development agreement is recommended as a condition of the proposed rezone to Commercial Arterial. Group 3: Aqua Barn Commercial Development Agreement Required Hearing: City Council, November 13, 2006 #2006-M-7: City of Renton, former Aqua Barn site, southeast corner of 152"d Ave SE and the Renton — Maple Valley Hwy (SR 169) A development agreement is recommended as a condition of the proposed rezone to Commercial Arterial. Page 1 of 2 Group 4: Highlands Land Use and Rezoning Package #2006-M-6 and #2006-T-2: City of Renton Highlands Study Area Comprehensive Plan Map, Concurrent Rezonings, Comprehensive Plan Text Amendments Required Hearing: Planning Commission, September 20, 2006 Courtesy Hearing: City Council, November 13, 2006 Zoning Code Text Amendments Required Hearing: City Council, November 13, 2006 The staff concurs with the Highlands Task Force recommendation. The original staff recommendation is superceded by the Highlands Task Force Recommendation. 1) Text Amendments to update Center Village Policies in the Land Use Element. a) Policy LU-318, R-14, RM-T, RM-U zones b) Strategy 319.2, Subarea Plan c) Amend Strategy 319.3, Non Residential Use east of Edmonds Ave and north of Sunset Blvd 2) Map Amendments to the Residential Medium Density and Center Village Comprehensive Plan Designation a) Include the residential area north of NE 16th St in Center Village b) Include the area southeast of 12th St and Monroe Ave and east of Harrington Ave NE between 7th St and 9th St in Residential Multi -Family 3) Concurrent Rezoning a) R-14 to replace existing R-10 zoning b) R-14 to replace RM-F at Glenwood Ave and Harrington Ave c) CV to replace RM-F for Houser Terrace, Evergreen Terrace, and Sunset Terrace (Renton Housing Authority properties) d) RM-F to replace R-10 for three strips of properties • Kirkland Ave • south of NE 12th St • Harrington Ave SE 4) Zoning Text Amendments a) Non Conforming Uses — eliminated for duplexes and single family b) Property Redevelopment — existing buildings may remain upon redevelopment c) Affordable Housing — incentive and bonus d) Limits on Commercial Development in R-14 — only in a park or community center e) CV Zone • Commercial Mixed Use required for a 75 percent of frontage on Sunset Blvd • Ten foot height bonus for first floor commercial • Minimum residential density 20 dwelling units per net acre • Maximum residential density 80 dwelling units per net acre f) R-14 zone • Bonus to 18 dwelling units for alley access, open space, or affordable housing g) Design Regulations h) R-14 and R-10 zone Minimum lot size for additional residential 5,000 square feet Page 2 of 2 Randy Corman, President Renton City Council 1055 South Grady Way Renton, WA 98055 November 13, 2006 Subject: Renton Comprehensive Plan Amendment 2006-M-2 —Blueberry Farm Dear Mr. Corman This letter is intended as a written comment in conjunction with the November 13th, 2006, City Council Public Hearing on the 2006 update to the Renton Comprehensive Plan. I would also like to incorporate by reference all the materials and testimony submitted on the issue to the City Planning Commission. I submit that the applicant has not provided the required burden of proof that the changes in zoning to the Blueberry farm property are of any benefit to the Public. The current zoning of RC — Resource Conservation is consistent with the historical and current use of the property as a blueberry farm; and also consistent with the underlying existence of a rare and environmentally valuable peat bog. The current zoning of RC may appear on the map to be incorrectly described as Spot Zoning but it is in fact correct zoning as it reflects the existence of both the headwaters of Kennydale Creek and the location of a rare and unique peat bog. The City argued in their July 2006 analysis of this issue that there was no mapping of the headwaters of Kennydale Creek, but the several of the City maps do show Kennydale Creek with obvious direct connection to the Blueberry Farm Property. The City also refers to the Creek as a Class 4 stream, however the overwhelming evidence collected shows that this stream does not ever run dry and should be classified as a City Class 3 waterway. We provided affidavits from a number of nearby residents commenting on that issue. The City also discussed the mapped wetlands which reportedly covered a portion of the Blueberry Farm property. The City wetland map of this area also is obviously flawed. More reliable indicators of the wetland location straddling NE 20th St. would be the 1952 USDA King County Soil Survey map showing the location of a rare spring fed peat bog at that location and the topographical map furnished by the City with the amendment package showing almost all of the Blueberry Farm property at a low elevation that would be consistent with the identified peat bog wetland. Another indicator of the unsuitability of the Blueberry Farm for residential development is the 1980's attempt to develop the property by Schneider Homes. In July 1982 Schneider bought the site for $ 90,000 and explored development with the City. The development was apparently not found feasible and in November 1988 the site was sold to the Kinzers for $78,000. The Kinzers have also argued that the property is no longer commercially viable for farming. There has been no evidence provided that the income from the property has reduced by development or other factors, or that the production of berries has been affected. In fact the farm has been open for business this summer and the berries appear to be thriving. The water table in the area was affected during and after the de -watering during the Heritage Glen construction, however the level in the last year has returned to the levels experienced in the past decade. Another issue not mentioned in the City's discussion of this issue is reduction of loss of aquifer recharge. A signification portion of the City's water supply is furnished by wells located near NE M cm 24th St. and Jones Ave NE. Any development of the Blueberry Farm area may adversely affect the quantity and/or quality of the well water. I believe that the Kinzers have not met the requirement that they provide proof that the Resource Conservation zoning is no longer appropriate for this site. They have not shown that the site does not contain critical areas that must be preserved. They have not shown that the long standing agricultural use has been affected by environmental changes. They have not shown that the uses allowed by the requested revised zoning will result in increased public benefit. I request that the City Council reject this Comp Plan Amendment or return this issue to the applicants for re -submission with the issues noted above more thoroughly addressed. Sincerely WA,�t/l.(� �• � 12�� William E. O'Connor 10402 1515t Ave SE. Renton, WA 98059 de-: UeCC q L4 d t'LuG�- CITY OF RENTON PUBLIC HEARING COMMENT Kennydale Blueberry Farm Rezone CPA 2006-M-02 LUA05-159, R, ECF Highlands Area November 13, 2006 I did not think that I could be shocked any more by lack of City interest in complying with laws or its unreasonableness. However, the disrespect for SEPA, GMA and various State agencies evident in the file for the above action has actually shocked me. I didn't think that the City would display such a blatant disposal of environmental values and Laws. I am busy, but I just decided to take the time to comment because of the above. I was employed at the blueberry farm around forty years ago. I have also witnessed trout minnows at the headwaters of Kennydale Creek, (under 405 a short distance to the west) which was adjacent to the back of my Mom and Dads past residence. There are a number of unaddressed concerns regarding your possible legislative action on this property, that would be grounds for invalidation of the zone (regulation) I shall outline a few of them herewith for your consideration; 1) The wetlands on the property are undelineated, unstudied, improperly rated, and there has been no function assessment done. Staff unjustifiably and erroneously relies only on the Renton code to further the lack of information even though the actions take place under SEPA, a Washington environmental law. 2) There are important species and salmonid species that rely upon valuable systems relevant to this proposal. 3) The City Council would be unable to decide on how to proceed with this action until the scientific empirical bases upon which the project rests are considered; anything otherwise is contrary to Laws. 4) In the words of the City's planner, the project has "significant" implication for the neighborhood and the surrounding areas. That requires decision makers to be able to deliberate after disclosure according to laws. 5) The City paper also concludes that the information about the property, which is likely to be "rare peat", and "muck" is inadequate, and the most unlawful fact is that no measures are proposed to mitigate adverse effects. 6) The Planner that commented on the proposal was misplaced, stating that no comments were received about alternatives, because there were many comments not the least of which is the environmental element of the comprehensive plan that states that the City's goal is to protect such critical areas and achieve no loss of critical habitat wetland areas of this type. 7) The Staff has evidently decided to ignore the Department of Ecology, Department of Fish and Wildlife, not to mention the City's own plan for the protection of the environment and water resources. CM M 8) It is true that the City still is ignoring it own policy, that calls for enacting regulations that are equivalent to the Ecology storm water manual intended to address these types of issues. 9) Staff has contended that "no environmental review is required" in a SEPA process which is actually a Law designed for full disclosure and review of actions by the City. No current studies or scientific information is available to the public. That is illegal and outside of SEPA and GMA. 10) The City is required to obtain HPA permits under RCW 77.55.020 for any action which could impact the flow of groundwater. As such, a word of caution to the City; there are appeals being also being planned at this time in an effort to compel the City to comply with GMA and SEPA instead of just an outdated map and no analysis. (inadequate environmental review) SEPA constitutes a full disclosure environmental law and the GMA requires the City to be guided by Environmental principles and include the best available science in decisions that affect areas like this, (something that has not yet been done) It would very likely be a waste of City money to proceed further without observation of the above principles, because the likelihood of successful appeals against this proposal are a definite reality. There is not much difference with this project than there is with proposing to discharge a huge volume of polluted storm water down Sunset Blvd. into John's creek and Coulon Park caused by inadequate mitigation of storm water flows. All need to have a plan for mitigation of adverse effects. I guess the City policy is to refuse to do that. It should now come to be realized that the above would be the prerequisites for proceeding with this rezone that will affect the City of Renton. In the alternate, appeals are likely to be forthcoming. On a closing note, it is wrong and illegal to say that no environmental review is required for "non -project" actions according to SEPA, and/or, planning to build homes on a blueberry farm wetland is a "project". I would think carefully about how to further public interests when deciding to rezone the Blueberry farm. Brad Nicholson 2811 Dayton ave N.E. Renton, Wa. 98056 425 445 0658 de: ��ilecco NOW November 13, 2006 Public Hearing Portion of The City of Renton City Council Meeting From: Wm Collins & Family 420 Cedar Ave So Renton 98057 Subject: Statement in regards to the Kennydale Blueberry farm 1. In the minutes of The City of Renton's Office of the Hearing Examiner dated October 17, 2006, the City and its Planning Department successfully exhibited to a developer and their attorneys that 3.2 acres at 900 Renton Avenue South contained a Category 3 wetland, two Class 4 streams and one Class 3 stream all requiring buffered setback areas and other wetland protection as defined in the City's Critical Area Regulations. (Ref Defoor Short Plat LUA 05-089). We request that the City of Renton apply the same considerations to the established wetland known as the Kennydale Blueberry Farm. 2. In the interest of fairness, we request that this item be removed from the Comprehensive Plan Update currently under consideration so as not to delay the implementation of the Comprehensive Plan. yolloG�t,, A-blic geariny eorre*o4,16e //-(3 -0& "6'MITH & LOWNEY, P.L.L.C.4yt-d47'f-ems S. 2317 E JOHN ST CITY OFRENTON SEATTLE. WASHINGTON 981 22 (206) 660-2976. FAX (206) 660-41137 November 13, 2006 Renton City Council 1055 S. Grady Way Renton, WA 98057 Via Telefax 425-430-6523 Subject: 2006 Comprehensive Plan Amendments # 2006-M-2 Dear City Council Members: NOV 1 3 2006 RECEIVED CITY CLERK'S OFFICE Wand WAle red 6y SUSaA R,O/e ;, Qlso reed vt'a - x On behalf of our clients, we object to the Public Notice given for tonight's City Council meeting. The notice, appearing in the King County Journal on November 3, 2006, failed to notify the public of the purpose of the City Council's meeting, as required by RCW 36.70.390. Additionally, the notice failed to properly identify the properties under discussion this evening, specifically the Kennydale Blueberry Farm, as required by RCW 36.70.315. Cumulatively, such notice fails to provide due process to our clients and other members of the community interested in the proposals. We believe that to continue with the planned consideration of the Comprehensive Pian Amendments would be a mistake, as these notice errors would ultimately be fatal to the Council's decision. In addition, we trust that the City Council wants to provide the best possible notice so that our clients and other members of the public can adequately prepare for the hearing, thereby helping to inform the Council and the legislative process. We therefore request that the City Council postpone for 30 days its consideration of any changes to the 2006 Comprehensive Plan and all proposals relating to the Kennydale Blueberry Farm. We thank you in advance for your consideration of these comments. Very Truly Yours, SMITH & LOWNEY, P.L.L.C. By oll D. Lowney Attorneys for Bill O'Connor and Kennydale Critical Areas Alliance 1 13-11-'06 15:56 FBOM- 2317 5ast John Street Seattle, WA 98112 Phone: 206-860-1570 Fax- 206-860-4187 www.smithandlowney.com Fax To: . Renton City Council 206-860-4187 From: Knoll Lowney Fax: 425-430-6523 Pages: 2 Phone: Date: 11 /13/06 . Objection to Public Notice of 11/13/06 City Re: cc: Council Meeting T-382 P001/002 F-903 ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle 13-11-'06 15:56 FBOM- Renton City Council 1055 S. Grady Way Renton, WA 98057 Via Telefax 425-430-6523 206-860-4187 SMITH & LOWNEY, P.L.L.C. 231 7 E. JOHN ST. SEATTLV-, WA5HINOTON 981 23 (206) 860-2976. FAX (2061 860-4197 November 13, 2006 Subject: 2006 Comprehensive Plan Amendments # 2006-M-2 Dear City Council Members: T-382 P002/002 F-903 f On behalf of our clients, we object to the Public Notice given for tonight's City Council meeting. The notice, appearing in the King County Journal on November 3, 2006, failed to notify the public of the purpose of the City Council's meeting, as required by RCW 36,70.390. Additionally, the notice failed to properly identify the properties under discussion this evening, specifically the Kennydale Blueberry Farm, as required by RCW 36.70.315. Cumulatively, such notice fails to provide due process to our clients and other members of the community interested in the proposals. We believe that to continue with the planned consideration of the Comprehensive Plan Amendments would be a mistake, as these notice errors would ultimately be fatal to the Council's decision. In addition, we trust that the City Council wants to provide the best possible notice so that our clients and other members of the public can adequately prepare for the hearing, thereby helping to inform the Council and the legislative process. We therefore request that the City Council postpone for 30 days its consideration of any changes to the 2006 Comprehensive Plan and all proposals relating to the Kennydale Blueberry Farm. We thank you in advance :for your consideration of these comments. Very Truly Yours, SMITH & LOWNEY, P.L.I...C. By oll D. Lowney Attorneys for Bill O'Connor and Kennydale Critical Areas Alliance HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L. Halinen, P.E. McCarver Square Tacoma: (253) 627-6680 davidhalinen aWialinenlaw.com 2115 N. 30`h Street, Suite 203 Seattle: (206) 443-4684 Tacoma, Washington 98403-3397 Fax: (253) 272-9876 November 13, 2006 PUBLIC HEARING CORRESPONDENCE Renton City Council 1055 S. Grady Way, Seventh Floor Renton, Washington 98055 RE: My Client Aqua Barn Ranch, Inc.'s 3.02 Acres of Commercially Zoned Property at the Southeast Corner of the Intersection of SR 169 and 152nd Avenue SE (King County Assessor's Parcel Numbers 2323059210 and 2323059211) Request for Council Approval of (1) a "Corridor Commercial" Land Use Map Designation, (2) "Commercial Arterial" Zoning and (3) a Corresponding Development Agreement (Portion of City File #2006-M-7) Dear Council Members: I am writing on behalf of my client Aqua Barn Ranch, Inc. ("ABR"), the owner of the two parcels of commercially zoned property totaling about 3.02 acres fronting on SR 169 and located at the southeast corner of the intersection of SR 169 and 152nd Avenue SE in the portion of unincorporated King County that is the subject of Renton's proposed Maplewood Annexation. In regard to those two parcels, on ABR's behalf I hereby request and urge you to approve (1) a "Corridor Commercial" (CC) Comprehensive Plan Land Use Map designation, (2) "Commercial Arterial" (CA) zoning and (3) a proposed Development Agreement that my client and I have negotiated with Don Erickson and Rebecca Lind of your Department of Economic Development, Neighborhoods and Strategic Planning over the last two -and -a -half months, a Development Agreement that is now before the Council for approval. Please let me elaborate. The Planning Commission's Consideration of the Proposed Land Use Map Amendment and Zoning Concerning the Subiect Aqua Barn Parcels On September 20, 2006, the Planning Commission held its public hearing concerning 2006 Comprehensive Plan Amendments and Zoning Amendments, including the subject proposed CC Land Use Map amendment and CA zoning for the two Aqua Barn parcels. In support of the proposed Land Use Map amendment and zoning, at that hearing I submitted an eight -page letter with eight attached exhibits. A set of copies of that letter along with those eight exhibits is attached to this letter and I hereby request that you consider those materials as part of my testimony to the Council in support of ABR's request. That letter to the Planning Commission provides both: Renton City Council November 13, 2006 Page 2 (1) A detailed description of the history of the two subject parcels (including the parcels' commercial zoning history in unincorporated King County), a history that is important to bear in mind concerning this request; and (2) A detailed analysis of applicable Renton Comprehensive Plan land use objectives and policies, an analysis that demonstrates that the requested "Corridor Commercial" Land Use Map designation and "Commercial Arterial" zoning for the subject property are appropriate and should be approved. There was no public testimony in opposition to the Aqua Barn proposal provided to the Planning Commission. The Planning Commission deliberated concerning the Aqua Barn proposal at its October 4, 2006 meeting. At that meeting, the Planning Commission voted unanimously to recommend to the Council the proposed "Corridor Commercial" Land Use Map designation and CA zoning for the subject two parcels. Development Agreement Overview of Site -Specific Land Use Limitations The proposed form of Development Agreement that my client and I have negotiated with Mr. Erickson and Ms. Lind includes on pages 3 through 5 thereof an extensive set of site -specific land use limitations. Those limitations are of three types. The first type is a list of particular uses that, although generally permitted on property zoned CA, under the Development Agreement would be rendered inapplicable to ABR's two parcels. The second type sets forth special restrictions for other particular uses allowed in the CA. The third type is a set of design standards (set forth on Exhibit B attached to the proposed Development Agreement) that would be applicable to commercial development on the subject parcels. One Outstanding Issue We have reached agreement with Mr. Erickson and Ms. Lind on every aspect of the Development Agreement with the exception of an issue concerning the number of free-standing drive-in/drive-through fast-food restaurant buildings that would be allowed on the subject property (an issue relating to one of the above -referenced "second type" of site -specific land use limitations). Note that under the site's existing King County "Neighborhood Business" zoning, no limitation would exist on the number of such buildings allowed. Neither my client nor I believe that there should be a limitation. The site is located on the heavily traveled Maple Valley Highway (SR 169) at an important signalized intersection with 152na Avenue SE located about 3.2 miles east of I-405 and 7.36 miles northwest of Maple Valley. (See the Attachment 1 map to this letter.) No fast food restaurants exist along that stretch of Maple Valley Highway. This site will inevitably serve both the nearby community as well as other travelers on the Highway and fast food vendors on the site will be appropriate. Renton City Council November 13, 2006 Page 3 Note that Mr. Erickson advised the Planning Commission during at least one of his presentations to the Commission that he had discussed with members of the nearby community what they would like to see at the site and was told fast food restaurants are a use they would like to see. Bear in mind, however, that except in highly dense commercial settings (like downtown Seattle) or in captive markets (like the Sea-Tac Airport terminal), developers of such restaurants will generally only agree to construct a facility if they can have a free-standing building with a drive -up window. Because we were unable to reach agreement with department staff as to a particular maximum number of allowed free-standing drive-in/drive-through fast-food restaurant buildings at the site, we left a blank as a place -holder on page 4 of the Development Agreement so the Council can be advised of and readily consider the issue. My client hereby requests that there be no such special restriction at all. However, if the Council decides to place a maximum number of such buildings on the site, my client requests that at least three (3) such buildings be permitted. Three such buildings certainly would not be excessive on the subject three -acre site because, given the size and land value of the site, there inevitably will be various other buildings and uses constructed on the site as well. Please let me know if you have any questions concerning any aspect of my client's request. Thank you for your anticipated consideration. Sincerely, LINEN L OFFICES, P.S. . � yo ` David L. H linen cc: Attachments (My September 20, 2006 letter to the Renton Planning Commission and the Attachment 1 map) Aqua Barn Ranch, Inc. Cedar Grove Properties, LLC Attn: Marlin Vortman (via email) Attn: Mark Hashem (via email) Mayor Kathy Keolker-Wheeler Rebecca Lind, Planning Manager, City of Renton Department of Economic Development, Neighborhoods and Strategic Planning Don Erickson, Senior Planner City of Renton Department of Economic Development, Neighborhoods and Strategic Planning ATTACHMENT 1 Q O U 0 Q LO 0 d- O z O Q W z U) z M¢ W HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L. Halinen, P.E. McCarver Square davidlzalinen@halinenlaw. com 2115 N. 30t' Street, Suite 203 Tacoma, Washington 98403-3397 September 20, 2006 PUBLIC HEARING CORRESPONDENCE Renton Planning Commission Renton City Hall 1055 S. Grady Way Renton, Washington 98055 Tacoma: (253) 627-6680 Seattle: (206) 443-4684 Fax: (253) 272-9876 RE: My Client Aqua Barn Ranch, Inc.'s 3.02 Acres of Property at the Southeast Corner of the Intersection of SR 169 and 152nd Avenue SE (King County Assessor's Parcel Numbers 2323059210 and 2323059211) Comprehensive Plan Amendment 92006-M-7 / Request for Approval Dear Commissioners: I am writing on behalf of my client Aqua Barn Ranch, Inc. ("ABR"), the owner of the two parcels of commercially zoned property totaling about 3.02 acres fronting on SR 169 and located at the southeast comer of the intersection of SR 169 and 152°d Avenue SE in the portion of unincorporated King County that is the subject of Renton's proposed Maplewood Annexation. ABR is currently under contract to sell those two parcels to Cedar Grove Properties, LLC ("Cedar Grove"), a company that is planning to construct a retail development on the parcels. For the reasons set forth below, I urge you to support the portion of City -initiated Comprehensive Plan Amendment #2006-M-7 that would designate those two parcels Corridor Commercial (CC) on the Renton Comprehensive Plan Land Use Map and zone them Arterial Commercial (CA)'. History of the Two Subject Parcels Overview of the Aqua Barn Ranch The two subject parcels comprise the remainder of ABR's land holdings of what was originally known as the Aqua Barn Ranch, a commercial recreational facility that, from about 1948 until 2003, featured a restaurant, an indoor commercial swimming pool, horseback riding (including a riding arena), various types of lodging (rooms, camping facilities and a recreational ' The other part of Amendment 2006-M-7 contemplates an RMD Land Use Map designation and concurrent R-14 zoning on the site of a recently constructed multi -family residential development south of and abutting ABR's subject two commercially -zoned parcels. Renton Planning Commission September 20, 2006 Page 2 vehicle park), and a community hall operated on a site contain approximately 70 contiguous acres located at the southeast quadrant of SR 169 and 152"d Avenue SE. Other, small businesses leased space and operated on the property as well. Approximately 20 of those 70 original acres were sold off around 1990 and were developed into what is now the Emerald Crest Mobile Home Park that lies immediately to the east and southeast of ABR's two remaining parcels. King County Land Use Man and Zoning Amendments of 10 Acres of the Site to Neighborhood Business in 1996 During 1995, ABR hired me to seek a King County Comprehensive Plan Land Use Map Amendment to the County's "Neighborhood Business" designation and a corresponding zone reclassification of the County's Zoning Map to the County's "Neighborhood Business" (NB) zone for the north 10 acres of the then -remaining 38 acres of ABR's holdings. (See Exhibit 1, attached, which is a copy of a map depicting by hatching the location of the 10-acre site involved and see Exhibit 2, attached, which is a color aerial photo on which I have outlined that 10-acre portion of the Aqua Barn property.) ABR's now remaining 3.02 acres comprise the northernmost part of the 10 acres that were the subject of the 1995-96 Amendment effort. While the rezoning effort was not site plan specific, a conceptual site plan depicting an idea of a retail development that was within the scope of the BN zoning being sought was presented to King County --see Exhibit 3, attached. The Neighborhood Business Amendment process extended through most of 1996 and involved consideration by (1) the Metropolitan King County Council's Growth Management, Housing & Environment Committee, (2) the Renton City Council's Planning & Development Committee, (3) the full Renton City Council and, ultimately, (4) the full Metropolitan King County Council. Exhibit 4, attached, which describes the Land Use Map amendment that was prepared by the Growth Management, Housing & Environment Committee (and ultimately approved by the full Metropolitan King County Council in December of 1996), includes the following rationale statement for the amendment, which puts it into context: The amendment recognizes the significant commercial character of the site, which has a long history of commercial use; the Aquabarn swimming pool and restaurant has been operating for over twenty years under a conditional use permit that allows for many uses. The site is urban in character, with urban access and urban levels of service. The site is currently adjacent to Highway 169 (the Maple Valley Highway). In addition, King County is realigning and expanding the Jones Road right-of-way to the SE 154 h St. corridor. This is a substantial investment in infrastructure, including replacement of the old Jones Road Bridge, and the new arterial will run adjacent to the site, increasing the site's urban access. The site is serviced by water, electricity, and sanitary sewer. Renton Planning Commission September 20, 2006 Page 3 The amendment is consistent with Comprehensive Plan policies U-624 and U- 625, providing for Neighborhood Business Centers that exclude industrial and heavy commercial uses, that are no larger than 10 acres, and that provide convenient services for a nearby population of 8,000 to 15,000 people. The amendment is also consistent with U-626, U-627, and U-628 as it designates a Neighborhood Business Center on an existing arterial (Highway 169), and a planned arterial (Jones Road realignment).2 (Emphasis added.) During the course of the County's Land Use Map Amendment and rezone process, ABR agreed to a County condition requiring imposition of a permanent conservation easement on the 10.54-acre steep hillside at the south end of ABR's 38 acres. Although Renton did not have jurisdiction over the Aqua Barn property, Renton's opinion of the Amendment and rezone proposal was sought and obtained. On August 12, 1996, the Renton City Council's Planning & Development Committee issued a unanimous report concerning the proposal (see Exhibit 5, attached) indicating that "[t]he City of Renton would not preclude additional commercial uses on the ten acres ...." On September 16, 1996, the full Renton City Council concurred with the Planning & Development Committee's report —see Exhibit 6, attached, for an excerpt of the meeting minutes for the Council's September 16, 1996 meeting). Further King County Land Use Map and Zoning Amendments in 1998 Concerning All But the North 3.02 Acres of the Aqua Barn Site Pursuant to a contract of sale (to a party that ultimately did not close a purchase of any of the Aqua Barn property), in 1998 ABR's then contract purchaser sought and obtained a further modification of the zoning of portions of the site. Specifically, those changes involved rezoning of approximately (a) the south seven acres of the 10 Neighborhood Business -zoned acres to R-12 and (b) the balance of the property (other than the 10.54 acres of steep hillside at the site's extreme south end) to R-12 from R-6. This 1998 zoning action left the Neighborhood Business zoning of ABR's still remaining north 3.02 acres unchanged. Short Platting of the Aqua Barn Property Following the County's 1998 zoning action, ABR entered into a contract to sell the Aqua Barn Ranch property to Polygon Northwest. Pursuant to ABR's contract with Polygon, ABR's property was short platted (see copy of the recorded short plat attached as Exhibit 7 , creating: 2 The Jones Road realignment was recently completed with the construction of a new bridge across the Cedar River and the north leg of the SR 169-152' Avenue NE intersection. 07A" M Renton Planning Commission September 20, 2006 Page 4 (a) The two lots along the south edge of SR 169 that ABR still owns and that are the subject of Renton Comprehensive Plan Amendment 42006-M-7's "Corridor Commercial" Land Use Map designation and CA zoning proposal (Lots 3 and 4); (b) The two lots that Polygon eventually purchased and developed a multi- family residential development on (Lots 1 and 2); and (c) A sensitive area tract (Tract A) in the extreme south part of the site. With light gray lines, sheets 3 and 4 of the short plat depict the buildings and facilities that were on the Aqua Barn site before Polygon's recent development of Lots 1 and 2. Construction of Substantial Intersection Improvements_ at the Intersection of SR 169 and 152Id Avenue NE During the period that Polygon had ABR's then -remaining entire property under a purchase contract, Polygon and the Renton Assembly of God Church (now called the New Life Church, a large church that lies along the west side of 152nd Avenue SE and south of SR 169) jointly financed significant intersection improvements, including turn lanes and a traffic signal at the intersection of 152°d Avenue SE and south of SR 169. The improvements contemplated development of all four lots of the Aqua Barn short plat, including the two commercial lots that ABR still owns. Details of the improvements and traffic related information are summarized in Don Erickson's Aqua Barn Site Intersection Traffic Findings memorandum that was submitted to the Planning Commission and available to the audience at the Commission's September 6, 2006 meeting (copy attached as Exhibit 8). In a nutshell, the improvements made at the intersection have undeniably prepared ABR's two remaining parcels for CA -type development, the particulars of which will be reviewed under the City's development review process when an application is made to the City's Development Services Division. Analysis of Renton Comprehensive Plan Land Use Obiectives and Policies Several Renton Comprehensive Plan Land Use objectives and policies bear upon the proposed Commercial Corridor land use designation and Arterial Commercial zoning of ABR's two remaining parcels. First, Objective LU-DDD states: Objective LU-DDD: The Commercial Corridor land use designation should include: 1) Established commercial and office areas; 2) Developments located on large parcels of land; 3) Projects that may be highly visible from principal arterials; 4) Uses dependent upon or benefiting from high -volume traffic; Renton Planning Commission September 20, 2006 Page 5 5) Uses that provide significant employment; and 6) Businesses that provide necessary or desirable goods and services to the larger community. (Emphasis added.) Prongs 3, 4 and 5 of Objective LU-DDD are all implicated at the subject site, which (a) will be highly visible from SR 169, which is a principal arterial, and (b) will ultimately have a development that will (i) depend upon or benefit from high volume traffic and (ii) provide significant employment. Second, Policy LU-333 states: Policy LU-333. The Commercial Corridor Land Use designation should be mapped in areas with the following characteristics: 1) Located on, and having access to, streets classified as principal arterials; 2) High traffic volumes; or 3) Land use pattern characterized by strip commercial development, shopping centers, or office parks. (Emphasis added.) Prongs 1 and 2 of the three optional provisions of Policy LU-333 are both implicated at the subject site and although strip commercial development or a shopping center is not currently located at the site, the site's zoning and use history should qualify as compliance with the third prong. Third, Policy LU-334 states: Policy LU-334. The Commercial Corridor designation should be implemented through Commercial Arterial, Commercial Office, or Light Industrial zoning. (Emphasis added.) The Commercial Arterial zone, which is proposed for ABR's two remaining parcels, is the only commercial zoning choice listed Policy LU-334 and the only logical zoning choice of the three zones that Policy LU-334 indicates should be used to implement the Commercial Corridor designation. Fourth, Policy LU-335 states: Policy LU-335. Increased demand for commercial uses should be accommodated primarily through redevelopment and intensification of existing business area designations rather than expansion of those areas. (Emphasis added.) For nearly 10 years, ABR's two remaining parcels have had a business area designation, King County's Neighborhood Business designation, a designation that Renton's City Council was specifically consulted about during 1996 and did not object to. Renton Planning Commission September 20, 2006 Page 6 Fifth, Objective LU-EEE states: Objective LU-EEE: Create opportunities for development and re- development of land in portions of the Commercial Corridor designation for general business and service uses. These include a wide range of restaurant, small-scale to big -box retail, offices, auto dealers, light industrial, and residential uses. (Emphasis added.) Consistent with this objective, the proposed CA zoning will create opportunities for development and re -development of land in portions of the Commercial Corridor designation for general business and service uses consistent with the size of the subject property. (Certain uses, such as big box retail, auto dealers and light industrial uses will be excluded pursuant to a planned Development Agreement between ABR and the City.) Sixth, Policy LU-336 states: Policy LU-336. Portions of the Commercial Corridor designation appropriate for a wide range of uses catering to low and medium intensity office, service, and retail uses should be mapped with Commercial Arterial zoning. (Emphasis added.) The proposed CA zoning of the site will satisfy this policy. Seventh, Policy LU-337 states: Policy LU-337. Areas that should be considered for Commercial Arterial zoning should meet the following criteria: 1) The corridor is served by transit or has transit within one -quarter mile; 2) A historical strip commercial urban development pattern predominates; 3) Large, surface parking lots exist; 4) Primary development on the site is located at rear portions of the property with parking in front of the buildings; 5) Parcel size and configuration typically is defined by a larger parcel fronting the arterial street with multiple buildings and businesses; and 6) The corridor exhibits long block lengths and/or an incomplete grid street network. (Emphasis added.) As to prong 1 of this policy, the two existing Metro Transit stops at the intersection of SR 169 and 152' Avenue SE (Metro Routes 143 and 149) already serve the site. As to prong 2, the Aqua Barn Ranch commercial operations historically operated for decades on the site until the closure and demolition of those facilities in 2003. As to prong 3, large parking areas existed as part of the historic Aqua Barn Ranch facilities. In addition, large parking lots Renton Planning Commission September 20, 2006 Page 7 continue to exist across 152°d Avenue SE on the New Life Church site. As to prong 4, as noted in Don Erickson's staff report to the Commission at the first briefing of the Commission as to this matter, "[f]uture development on the three -acre site is anticipated to have parking in front, oriented to SR 169 with retail/service uses located towards the back of the site." As to prong 5, as also noted in Don Erickson's staff report at the first briefing, "[u]ntil the original Aqua Barn site was subdivide into its current configuration in the late 1990s, it was defined as a larger parcel fronting an arterial with multiple buildings located throughout the site. As to prong 6, the SR 169 corridor does not have a grid street system and has long block lengths (many hundreds of feet apart). Eighth, Policy LU-351 states: Policy LU-351. Identify and map activity nodes located along principal arterials that are the foundation of the Corridors, and guide the development or redevelopment of these nodes as activity areas for the larger corridors so that they enhance their function. (Emphasis added.) The proposed CA zoning of the site will be part of the activity node already existing at the southeast and southwest quadrants of the intersection of SR 169 and 152nd Avenue SE and currently comprised of Polygon Northwest's multi -family residential development and the New Life Church. The CA zoning will enhance the function of this node. Ninth, Objective LU-HHH states: Objective LU-HHH: Support methods of increasing accessibility to Commercial Corridor areas for both automobile and transit to support the land use objectives of the district. (Emphasis added.) The two existing Metro Transit stops at the intersection of SR 169 and 152nd Avenue SE (Metro Routes 143 and 149) already serve the site, making designation of the site Commercial Corridor with Commercial Arterial zoning especially desirable to provide public access to services in the area. Tenth, Policy LU-360 states: Policy LU-360. Encourage development proponents to work with the City Transportation Division, King County METRO, and Sound Transit in order to site transit stops within the Commercial Corridor areas. (Emphasis added.) This has already fully happened at this site. Conclusion and Request `4 Renton Planning Commission September 20, 2006 Page 8 The history of ABR's two remaining parcels strongly militates for the proposed Corridor Commercial Land Use Map designation and Arterial Commercial (CA) zoning. Further, the designation and zoning proposed are consistent with Renton's above -noted Comprehensive Plan objectives and policies. ABR thus urges the Commission to recommend approval thereof to the Renton City Council. Sincerely, INEN LAW OFFICES, P.S. C David L. Haline cc: Aqua. Barn Ranch, Inc. Cedar Grove Properties, LLC Attn: Marlin Vortman Attn: Mark Ha.shem Rebecca Lind, Planning Manager, City of Renton Department of Economic Development, Neighborhoods and Strategic Planning (via email) Don Erickson, Senior Planner, City of Renton Department of Economic Development, Neighborhoods and Strategic Planning (via email) P.5./5 DEC 03 '96 09:33AM KING COUNTY COUNCIL 20G 296-0159 *moo,, EXHIBIT 1 98 & 9: Aqua Barn r f s 7k• � i �"c �,� r� tr3+r`$..rxt'� .Y E.�,-�,.r ft�,}� ��y� � r� �r..L,e �,_. � T,';� � rY I. g �-r `�� `i 34�r x -.--w � .: z t`i S "�`'a 1 � i'sr {b''* 31 : )` � • 1 X4 : ^s .,, > �! � yY :ti • Fa7"�v'� r` r w . ,Y r�y NO��`�� ..rt, • �'1-.� .��k" $ �,�7+- � � S ' "`+-t-, e� FF 1 _ 3� � L..S971r t �:a• k.. r�i� 1 ]�i. �}i' ,.z.t� _. � ,. _ S , � � c� � r r �i� c .� � �✓ark �'i r� �,a ri i� • f eZAAq�t' :o- � t L�. f - k { 1 k l- I .,raw ;. � i) � ��k~v f1i : �'�•5'� 'li i'� a t7 � st v �F at � ` R { F+ ^�,.. rNV �','r st * r lit e ti s �i�Te � - _ __ • �.,,J,z� � *�1' S'"s "-•' t t - 1 i3� i'`iEst!n' ] ' er'a'i a§ r...� Yy�a '-fii 4R n ��. ��+-,�c pp 7F r I a 1 !�7 Yj�'�1� - �' � `�"JJJ a r 1} ••�r''��Y2�vPPj^ �' t 1. {�'�� Nmw LEI • C ` a 1 L ' _ Ld ���y---Z-P IUtl!INJ A11MI%K'O] Ol 3JS30153N IvAIEd Ol Y 0 > Lo v3 W = a O � < c 1: O < a L c r U !- 0 1 � u tlel1O.L c 0 C o o U 0 � 0 0 1 O O Ll i I u. i rd I� "oai 7I a EXHIBIT 3 W Ou u a ¢¢ ¢ p W W a — C, 0,0 DC� �u u ° Uj r n V �<✓.V� p 7 — C u u u wi[ -I U Cl O�i_<�.a C, , AW, d 1SY3lllrlOS 3,1%:3.1Y OKZSl de - z �rrsra Z— o SimslR'137 llY }.S a d' W ! a W v— u31{Yilf)S 00 t r ~ < u 77 . O•II: 9 d HI I\ 3 3 Od ON 1 r 2 3 4 5 6 7 s 9 10 11 12 13 14 15 16 17 1s 19 20 21 22 23 24 25 2G 27 28 09:32AM KING CUUNTY ClJUPJCIL 12C�E, 29C-1�159 cm s • O - -URBAN I-kND USE Page 56, policy U-625 revise as follows, P . 1/5 EXIfIBT1' 4 U-6?5 Cunrmtly designated Neigh4arhood Business Center's are: (ftheme) Bea►eriy Park, Puget Sound Jr. High site, Unincorporated South P,vri4 (West H) . Martin Lrffier leg Jr. WW6fth Aven a th Avemrae South R.aitiex- Avenue South/South 11.4th Street r Smth 117th Street; (Shor e ) Fire t, Grewwood/Westminister, Richmond Beach, Richmond Vftge, f aata u=cd mixed use]; (Narthsbore) 68th Avenue NEINE 170th Street, Jusmita DrivefKE 122nd Placc,116th Avenue NVA 160fh Street, NE 145th StreWI48th Avenue NE [Hollywood Hill], Juanita DriveM 153rd Place, -Tuauits Woodir le Way/NE 145th Street, Juanim Drive;(NT 141st Street; (Bear Creek) Avond: le Corner; Gast Samrnatnish) Monahan.; (Fedeml Way) Star L e} Lake Geneva, Spider Lake, laud Lane, Jovita, Redondo; (Saes Creek) Lake Meridian, Meridian e Valley, Bansoaa/SE 1.92tad Stet, +Csseade,132nd Avenue S E Z4kh Stm-et, Aura flarn. Ne ighborhotsd ' jusiness Centers should be uo larger than tea acres, ezciuding land needed fear ice +meter man2getnent or protection ofseusifive enviroaameural features, and should be desiped to provide convetlenec shopping for a nearby populatiGn of 8,600 to 15,000 people. Redevelopment of er5 t4 Naighb€trhood Business renters is encouraged. Rationale: COnsistent with land use amendment #8 and zoning amend aE #9, Mn acres of the ,Aqua, But property should be designated as a. Neighborhood Business Center to reflect current and historic use exf this property. A Neighborhood Business Center at this location is consistent with Comprehensive Plan polity direction. g ramiE\quKF-F1an\Fo2icy\v,62s 11:7.s Am. 7J19i°g DEC E 1 2 3 4 5 6 7 8 9 l� 11 1.2 13 14 15 16 17 t8 19 20 21 22 23 24, 2, a� '96 69=32AM KING COUNTY COUNCIL 206 2�5—�t15y 1994 King County Comprehensive Plan Land Use Asap A I Its TO 1994 KING COUN TY COM PREHENSWE PLAN - LAND USE MAP Amend the 1994 Mng Coudty Land Use lap for Section n, Township 23, litangie 5 (iap_914), by redesignating the northernmost 10 am of the 38-acre subject propeny (Aquabarn stanch), consisting of parcel number 2323-0591-95, indicated in the attached map, from Urban kmidentiaJ 4-11DU per acre, to 14eighborhood Businea Center. Rationale_ The amendment reagaims the significant commercial character of the site,, which has a long history of -commercial -use; the Aquabarn swimming pool and resta-vrant has bees operating for over twenty years under a conditionzi use permit that allows for many uses. The site is urban in character, with urban access and urban levels of service. The site is currently adjacent to Highway 169 (the Maple Valley Higirway)- In addition, King County is realigning and expanding the Jones Road right-of- way to the SE 154th St. corridor. This is a substantial investment in infrastructure, including replaeemeat of the old Janes Road Bridge, and the new arterial wil.l roan adjacent to the site, increasing the site's urban access_ The site is serviced by crater, electricity, and sanitary sewer. The ameadmtut is consist with Comprehensive Plan policies U-624 and U- 625, providing for Neighborhood Business Cemters that mxclude industrial and Leavy commercial uses, that are no larger than 10 -acres, and that provide convenient services for a nearby population of 8,000 to 15,000 people, The amendment is also consistent with. U-626, U-627, and U-628, as it designatcs a Neighborhood Business Centerlon an existing arterial (Highway 169), and a planned arterial (Jones Road realignment). — 1 — *IsoEXHIBIT 5 Aqua )3= Ranch Propeq (Referred August 12, 1996) 'nw Conmid e+e reeornn=ds Cecil forward to King Comity the fallowing concerns and coinments on the Compitbawive Plan Arneodmnt and rezone request currently before the Mct;Wolitan Xing County Council. 1. The Ramon Cmpaehensive Flan dad not contemplate the kteesity afresidential development which is occurring in this pord on of the Cedar River Way and consequently did not address the possildity of commmial development at this location. Howevcr, given the present County Z ing, vesting of several large ticyclopixicot project in the area, and the Conditional use pmrdt currently authorized fbr the site, the issue of commercial uses should be considered. 2. The City of Renton is not opposed to shifting more intensive discs irnm one portion of the 3$ =e site to author, but does Rave con&rns about increasing the overall int=ity. of use cars the entire 38 acre parcel. 3. The City of Renton wouM not preclude ard&tional commercial uses on the tea =as addressed in this application, but would suggest further review of the remaining 78 acres regardigg the status of the existing development on this portion of the property. 4. The City of Renton requests that clarifi5ation ofthe status ofthe existing conditional use permit be provided and bow it relateti to the existing uses on the property and uses perattitted muter the R.-6 zoning on this portion of the pretty. 5. The property owner be encaumScd to apply for an wnendmezt to the Raton Camprehensive Plan for the entire 88 acre parcel. 6. The City ofRmton and King County should continue to pursue a joint proms for mviewr for review of future Comprehensive ]Plan arnendsments in Renton°s Potential Annexation Areas. ,W,4�- ICathy R r-Wheeler, Chair r--EXHIBIT 6 September 16, 1996 Monday, 7:30 p.m. CALL TO ORDER RENTON CITY COUNCIL Regular Meeting Council Chambers Municipal Building MINUTES Mayor Pro tem Keolker-Wheeler led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF KATHY KEOLKER-WHEELER, Mayor Pro tem; TIMOTHY SCHLITZER, COUNCILMEMBERS Council President Pro tem; KING PARKER; DAN CLAWSON; BOB EDWARDS; RANDY CORMAN. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL EXCUSE ABSENT COUNCIL PRESIDENT TONI NELSON. CARRIED. CITY STAFF IN JAY COVINGTON, Executive Assistant to the Mayor; LAWRENCE J. ATTENDANCE WARREN, City Attorney; BRENDA FRITSVOLD, Deputy City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; MICHAEL KATTERMANN, Planning & Technical Services Director; OWEN DENNISON, Assistant Planner; CHIEF ALAN L. WALLIS, Police Department; COMMANDER ROB SOFIE, Police Department; ACTING COMMANDER KEVIN MILOSEVICH, Police Department. PRESS Charmaine Adsero, Renton Reporter APPROVAL OF MOVED BY SCHLITZER, SECONDED BY EDWARDS, COUNCIL COUNCIL MINUTES APPROVE THE MINUTES OF SEPTEMBER 9, 1996, AS PRESENTED. CARRIED. SPECIAL Chief of Police Alan L. Wallis explained that the City's Police Department is PRESENTATION currently being assessed by the Commission on Accreditation of Law Police: Introduction of Enforcement Agencies (CLEA) to determine if Renton should retain its Accreditation Assessors accreditation status. Commander Rob Sofie introduced the CLEA members performing the assessment, as follows: Chief Raymond Arthurs, Jr., Team Leader, from Willowbrook, Illinois; Sergeant Patrick Melvin, Assessor, from Phoenix, Arizona; and Sergeant Mike Worford, Assessor, from Redondo Beach, California. Commander Sofie then invited interested persons to attend tomorrow evening's public information session on the re -accreditation effort. Testimony will be solicited on the Police Department's ability to meet the 436 standards of police professional excellence. Saying that the Commission members have enjoyed friendly and hospitable treatment during their stay in Renton, Willowbrook Police Chief Arthurs added that the outcome of the assessment will be available in November. PUBLIC HEARING This being the date set and proper notices having been posted and published Annexation: Miller/May in accordance with local and State laws, Mayor Pro tem Keolker-Wheeler Valley Prezoning opened the public hearing to consider the Miller/May Valley Prezone - Phase One. The proposal is to establish prezone classification(s) prior to annexation of approximately 74 acres (phase one of two phases totaling 371 acres) outside the Renton city limits, bounded by 148th Ave. SE on the east, NE Sunset BIvd. on the south, and the Renton corporate boundary on the north; includes 2.1 acre site owned by David and Katrina Miller. Owen Dennison, Assistant Planner, explained that prezoning properties prior to annexation provides certainty to property owners and residents regarding 0 En September 16 1996 Renton City Council Minutes Page 349 There being no further audience comment, it was MOVED BY PARKER, SECONDED BY EDWARDS, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY EDWARDS, SECONDED BY SCHLITZER, COUNCIL REFER THIS MATTER TO THE PLANNING & DEVELOPMENT COMMITTEE FOR FURTHER CONSIDERATION AND A RECOMMENDATION BACK TO THE FULL COUNCIL. CARRIED. AUDIENCE COMMENT Martin Durkan, Jr., 330 SW 43rd St., Renton, 98055, commented on the desire Citizen Comment: Durkan of the owners of the Aqua Barn Ranch property, located on Maple Valley - Aqua Barn Comp Plan Highway, to secure a Comprehensive Plan and zoning change from King & Rezone Changes County to Neighborhood Business for a portion of their property. Mr. Durkan said this matter was presented to the Maple Valley Community Council, which concurred that such a change would be appropriate. MOVED BY CORMAN, SECONDED BY SCHLITZER, COUNCIL SUSPEND ITS RULES AND ADVANCE TO THE PLANNING & DEVELOPMENT COMMITTEE REPORT ON THIS SUBJECT. CARRIED. Planning & Development Planning and Development Committee Vice Chair Corman presented a report Committee regarding the Aqua Barn Ranch property. The Committee recommended that Planning: Aqua Barn Council forward to King County the following concerns and comments on the Property Comp Plan & Neighborhood Business Comprehensive Plan Amendment and rezone request Zoning Changes for the Aqua Barn property currently before the Metropolitan King County Council: 1. The Renton Comprehensive Plan did not contemplate the intensity of residential development which is occurring in this portion of the Cedar River Valley, and consequently did not address the possibility of commercial development at this location. However, given the present County zoning, the vesting of several large development projects in the area, and the conditional use permit currently authorized for this site, the issue of commercial uses should be considered. 2. The City of Renton is not opposed to shifting more intensive uses from one portion of the 38-acre site to another, but it does have concerns about increasing the overall intensity of use over the entire 38-acre parcel. 3. The City of Renton would not preclude additional commercial uses on the ten acres addressed in this application, but would suggest further review of the remaining 28 acres regarding the status of the existing development on this portion of the property. 4. The City of Renton requests that clarification of the status of the existing conditional use permit be provided and how it relates to the existing uses on the property and to uses permitted under the R-6 zoning on this portion of the property. 5. The property owner be encouraged to apply for an amendment to the Renton .Comprehensive Plan for the entire 38-acre parcel. 6. The City of Renton and King County should continue to pursue a joint process for review of future Comprehensive Plan amendments in Renton's potential annexation areas. MOVED BY CORMAN, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT.* Mr. Durkan requested that the wording in the third comment be changed from "The City of Renton would not preclude additional commercial uses ... " to "The City of Renton would not object to additional commercial uses ... " September 16, 1996 Renton City Council Minutes Paae 350 Mayor Pro tem Keolker-Wheeler replied that not only has the wording of the committee report already been changed at the request of a representative of the applicant, staff has indicated it is more comfortable with the existing wording. Committee Vice Chair Corman concurred that the existing wording is satisfactory. *MOTION CARRIED. CONSENT AGENDA Items on the consent agenda are accepted by one motion which follows the listing. Plat: Preliminary, City Clerk submitted appeal of Hearing Examiner's decision on the Orchards Orchards (Sectors E/F and Preliminary Plat (Sectors E and F - 63 lots on nine acres, and Sector G - 57 G), Appeal townhomes on nine acres); appeal filed on 9/05/96 by Dick Gilroy, representing Northward; File No. PP-96-010. Refer to Planning & Development Committee. CAG: 96-106, President's City Clerk reported bid opening on 9/03/96 for CAG-96-106, Steel Water Park Steel Water Main Main Replacement in President's Park; six bids; engineer's estimate Replacement, Kar-Vel $235,564.38; and submitted staff recommendation to award the contract to the Construction low bidder, Kar-Vel Construction Co., in the amount of $228,297.41. Council concur. CAG: 96-I11, Carco City Clerk reported bid opening on 9/09/96 for CAG-96-111, Carco Theatre Theatre HVAC HVAC Replacement; two bids; engineer's estimate $86,400. Refer to Replacement Community Services Committee. CRT: 96-006, Profit v Court Case filed by Todd Maybrown on behalf of Lowell Profit alleging that Renton Washington State's sex offender registration laws would violate Profit's Constitutional rights if applied to him, and further seeking to prevent public notification in the Renton community of his status as a sex offender. Refer to City Attornev and Insurance Services. CAG: 96-104, Highlands Community Services Department submitted CAG-96-104, Highlands Library Library Carpet carpet installation project; and requested approval of the project, authorization Installation, Decor Carpets for final pay estimate in the amount of $21,652.29, commencement of 60-day lien period, and release of retained amount of $1,049.05 to Decor Carpet, Inc., contractor, if all required releases are obtained. Council concur. Finance: Mini -Bond Finance and Information Services Department requested approval of proposed Issuance for Fire Pumper ordinance authorizing the indebtedness of $635,000 for the purchase of two Truck Purchase fire pumper trucks, and additionally authorizing the sale of mini -bonds to finance this purchase. Council concur. (See page 353 for ordinance.) Finance: Surplus Finance and Information Services Department requested approval of a Equipment Declaration & resolution authorizing the sale of surplus office equipment. Council concur. Sale (See page 352 for resolution.) Personnel: Firefighters Human Resources & Risk Management Department recommended approval of Local 864 Labor Contract the agreement reached with Firefighters Local 864 for their labor contract governing hours, wages, and terms and conditions of employment. Council concur. Personnel• Renton Police Human Resources & Risk Management Department recommended approval of Guild Commissioned the agreement reached with commissioned employees of the Renton Police Employees Labor Contract Guild for their labor contract governing hours, wages, and terms and conditions of employment. Council concur. cm M Semember 16 1996 Renton Cit Council Minutes Page 353 Finance: Mini -Bond An ordinance was read relating to contracting indebtedness; providing for the Limited Tax General Obligation Bonds, Issuance for Fire Pumper issuance of $635,000 par value of 1996, of the City for general City purposes to provide funds with which to Truck Purchase acquire firefighting and lifesaving equipment; fixing the date, form, maturities, maturity amounts and accreted value at maturity, interest rates, a bond redemption fund; and terms and covenants of the bonds; establishing for the sale and delivery of the bonds. approving the sale and providing MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 9/23/96. CARRIED. Planning: Street An ordinance was read deleting subsections 4-31-5.F.2, 4-31-6.D.17 and 4- Title IV (Building Regulations), and Grid/Street Patterns 31-7.F.2 of Chapter 31, Zoning Code, of amending sections 9-12-2 and 9-12-15 of Chapter 12, Subdivision Ordinance, of Title IX (Public Ways and Property) of City Code pertaining to street patterns. MOVED BY CORMAN, SECONDED BY EDWARDS, COUNCIL FOR SECOND AND FINAL READING ON REFER THE ORDINANCE 9 23 96. CARRIED. The following ordinances were presented for second and final reading: Ordinance #4633 An ordinance was read amending Section 4-19-2 of Chapter 19, Shoreline IV Regulations) of City Code relating to Development Services: Shoreline Master Program Master Program, of Title (Building shoreline amendments. MOVED BY EDWARDS, SECONDED BY CORMAN, Amendment Process COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES. CARRIED. Ordinance #4634 An ordinance was read vacating a portion of Bronson Way North (RAMAC, MOVED BY EDWARDS, SECONDED BY Vacation: Bronson Way N Inc./Shane, VAC-94-006). OUNAYEIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CORMAN,COUNCIL (RAMAC/Shane, VAC- 94-006) CALL: AUDIENCE COMMENT Richard Wolf, 14702 SE 105th St., Renton, 98059, provided a written.copy of by his wife, Beverly Wolf, regarding the proposed Citizen Comment: Wolf - the comments made earlier Miller/May Valley May Valley prezone. Annexation Prezoning MOVED BY CORMAN, SECONDED BY EDWARDS, COUNCIL REFER THESE COMMENTS TO THE PLANNING & DEVELOPMENT COMMITTEE. CARRIED. Citizen Comment: Larry Brosman, 3625 NE 9th St., Renton, 98056, thanked Council for him to the Housing Finance Implementation Committee (HFIC) as Brosman - Affordable Housing Shared nominating part of the Affordable Housing Shared Commitment Program. Mr. Brosman Commitment Program looked forward to serving on the committee in the interest of working for (HFIC) Appointment affordable housing. ADJOURNMENT MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL ADJOURN. CARRIED. Time: 8:47 p.m. BRENDA FRITSVOLD, Deputy City Clerk 9/16/96 UI I (1� rAm?c.''T�fl7 -T-�J'\'.fi `p'onOoOlAl 'C.l�l! ZmjgZ-Q�hi1 ' -AOyTCmCc "mz�Z➢p-ry KCTCmn >�AfoTn _ �❑ �itizzB�cm -cmooamUCm"1I C�SmOcyDzoN ��yyf oANf*t7 �VI-i _. !I$�J9 / i vyamA``�''�S\''YY�m••.},.,o.'.^,.mA.7P Sp ry% fv-�,'�v••4' G�4Oyi°crycTCrN-1 1,� �cyyaW�•�a�• .l j' 'n$yOZj • $.. , I " :. •.-z �m�ma•'/,�`Aays3A2 -c8on-I��lNW-�{$mnmf2"S 'N�cC�Ni��_❑v� d$�1pN7iozycE.c�AzoxRC�N=m°IAs'z0O- 6nc-g'n";Am(nvNc/n1 ��m�O�0•5 AooA�cmZ�N2AgimmQ$�v{DZn�ZCp"vaaN'zunN�czn)A0�mvz�soC� 0A(v(>•N5n�/.t1 m CcYvAzzpXA] zpnmro��4-Z` ❑°p�-'�>Ty0'',N,mCZoo-��i�m."I�mqs��z�'j'jK�o'J1� m2oTTo�°"� n �mm,odz�ac�'ToVN-i .AFWoznvmNbTAk�vf ®o❑x��CQi'aviI Smomrovy�Oc$-I; •.:'.2 mNy_�rzviy�•osmmm�ir • ''N➢K�rZg1 o-L + z xNs$$9A N %m p6 a mEs D 'z U)opFC� D �Qmr K N �z Z rO°jmAu�mmoz$rD rri v" zi/ Sl IOmm oorz� � Ca zm o ❑sDz a -zO O O -z o o Pvo ' •''.. ; • ' ' '•::.,. : O o mO MO A mz❑ x lNo-N FzNP � a m2 n Nn ' m N. Nno90 oz W• n O o g,o Fo0> a sn -PmFn-nGOApwz Y�iZ a ! zoZNn 12 Z2m5A3C�oycA OO O D Z T= ov cWcfn $7 m ¢ Nnnma!�nQ oAzz ] aNa 52 D 7-1 W >D > Opi4�•mO, mm'a 2D O Om i I m jz?NT. m•; a">XH,zp.'i!'n0N zm m ��-1 1 '<c5=z z 0-$v�0 m A m zz�A�� OA NoHoc221nmyyn a2,1no$� N1>� ZmO CD { oTJZ90y6 z o� g�oz�imNm"' �> ^0 .0 X �cO_p1 ': .''.: :•z J DNO -Dp�ZpmZz bmf0 A m D ,0cmo� <zr�n O ozA�6;u 0 m mn 1' fm�I C W m N�9;u!/ n O D � n a zvmzzc m A Z < k rnj CN N �'rOZ a �"Iproy m SO (i 2 x 0 m { g A m m Ln >>i Z A7 o'• A �•;;. n ;, o d'.. n ., :•,Z ° mm� 2A�D� Cc0 �fpmZW�Ot+I�D�O�I_• 90Aa.m� n �•�•• " r .D -{..y �m mWOC� I.1 22''S. >111' 01� 'i1 '1 Z--1-Z 2 'i v o�cy o� mrf?l..oz ca TJ 0. ° �4y4 44z44z4444444 �, o c a sobnn z�� o�vooy _r�0, '�'o D $.n �' mz m m•o rn z iz�.`� G� 5DyA. AA y (�1�T (i 3331. }��' n [� [� n n n n n (� n n n n. c�3'n •.�• % y� -{ V �O}Ci I Yt.IZ Oy0 >mc vz�N��nO Z O�n•� z'�C -i2 VOAI"'!•t <f•t l+lm�mmmf*lmmmfn.mmf'T ❑'11K�0'�' s n ; ;NZ $ z-i� ��° ('?t =t1) m�lx a�•'•'yo o= N zzzzzozz oN00000aAlo' �i�o� •. v�'z-Ig >�y zoo roA o �o�o�m9 C) $ tin •UP .� .°p"ai A:� o Uz yi�i�i�x�i��i�_�-DI �..NZ CJ mo za z S '� y i0z no r5* T •. r. o comic gZDm o � og��`C' a SL A c A x � fig': m A -p N nP �Y ^^jj aa W W W' ?� m zno �Il vDnmo nui inYcDyFnm m,, �ilv m �gm �� Y z:{ Ni dr�i�li f.+00�i,�JWnNi`! N'm:;.?. ��T�i1 tgiy=paA r�+oTyr_`zi' cy -I ors vo� rri�b. ^ {'pop' _ my © nm ❑gz A r�➢ �yNNc�`�" NYcri �^j'. W_vY �,�. t�.�i�g •• a$i`b<' �• 2�.( gA Zpm ON Z A `'I. _f .. ?V7 mm rL p p J _ A �mA- rN➢ Q ,i Zx O� �'p >K.. 511� n�A�m pyAb ��� m� Zm=1�F0� CO ..D`.`.`. ,'-1 C•?. N 'ny m AO -Im t.' 4m, �pynn ,�pnm 2�Z' 21 �mOn cr.5 'O �oz <m$°�y i��v�'S �'I '3 m-�� r:' ° D• �" Aoy nQo -Wi `' y =7.�� � oO.-<c'o.4 � SA �pp� mzQx arinzyi_a o��'0Z >rc-"p5'p�i ••' m v $v 5T c� zv " .(p.� �c-,i-1�=10-I_�-I:ri+•Wy o'irno "Y'Sy ty.1o�2 RI oA px n2�r1�°mNF q o OAi) D rt�a n z V7 DV�oJ•P..W oH1'�W'O;q P:. (p� oN =�-Z N C ppy N r'nm� 2 0 2 D m n ((�/� m 7P... 1Z ❑ ° O m �p N J �• _•,F] T2 -IyL� OKfAC ��..yy y'1--{{ Z m �`Y,� rC� Z 2 v A y T O.pm .O• p Z Wptn V-1 D o m D pOF Z•'?iK T :. O��*T1I v;L Z C wR'':• FHm� y Tpnp'yo° d mm�. •..ern n, mNi �v Av £ •mr�,iT*�� N, o �•.. A1.,z�Wm ➢i�m� mZyN W W z ��N?�m-m��_�_� �VC� a N �7 aiD m• �.� Kzz � $ n �Tz� zN WA o z $. :. '''� m e o < .... ter •• �7,�`, s`Q�'"i o❑m �� �apm Afr�5xc>�j $A .ma i•0no �z We ? O.'" p tyro �41�Z °�S� Gj DO C 0AA OV! �yIcm n� ° O �N ��y GJy m� f+tE�cn :. cn �ATy1r D 8 �qz cq;l N 2 2� zAc om z o 90 ,, m x goo �xD '� oo AD Z�j•�f D Za�1D�-A -I `,C m `n ZN cS m,'• N C m onn m z WF z v oy ?c .. GJ 3 50 ^�z m N Q$z odvF mb �4c c �D za ma fn m •.;c `. ygyz in A-{ Aa o �y 2"`� py' yz ia"m12K i'; an•a �"� cr'� �' p•..Na .{ C.�u[> �o�[�r r��1n ZOT .n Qh OlrJmm z > r N D A AV ":. V' -I .N £jO OD Zf "T1� Z�< A�D•m'�.. tS UAY,TC 02 c2.•:: prp n n mD mOT 'pO v0_ •••O O.�.y-11 -1 -Z p f*1 r CC Oc Q' •p �A O o < a O "C m• Z y (c -� `��1' y Z z..'.r ,< sq >zm OT �j�11 Tx'1m➢i-C-Im�Qm 8z sy ,71= Ai P p 'D to f�I� =c,� L'•'; p-f'.b'U� z W' {�'%y'F Zp Ny (zj fnrl 1*� A'° 21-+1 zi N p f°rl •*1 (� w o m Dvpn m�4( ^01�.' S�•e�z�mf/1DyV 4'W oA •,.O °yD A cQ1 o6Z7 Ay Wam O z'•:• m �'O ZOo�A A s Lupo°� iOzoy° m r� o o ?o Z mz., T z ooA' ymo >c➢z� zm�o L2'o g�m�z> ,9 mZ '.� �zc g �� 4-zl Z p: •. z % NP!l nz��4 "'y s'� ZmA��• ^ m Av o bA z, o � c� m• � rn v�da y Ap nT A d" a'• N m �; N r'f?a gr�*� z, l;i .Q.p�� zo�W o�D oA N u�i ....z c�Ph, n :.�i: °m� 'i7ndz�Dm_ �s• y r`� o Am o:.o gpvc oczvis 3oyc Via.:aKz�g'm°�°zm4. c� W of 7 .' cv �•::Ap �c�Z. n oK.': mi s �m aczi'�ion, No> rv1 A y mQ„Zbz' 9c1 o m '• `� �czl�' mm mA > m x '...y'K A '•'•••N 2� z nA c Z02SN D' � nb -pr� CppY.pp•��V "pO� .'•"{m0[T m52 OW ON czo3 =(a mp0 °_�p••'zm • 22Z Q- .'•�AV 0,' DWA me.�w -DO2 N p 1112.U1.,A N A• DA• A' A' �Dx WJA A A 5jp..�'�•�L,A>.., NM' _( f�a2� .'..*.{{1��5� n�m m:�n °Q$> �N:.2 �cm..$�;• aDm +p�u� N >N n�FnmNZNazN oN.,: (�ioa •mm gip%{ mm0 av� A�gp ITS' 1'1 �gm W A y a n�N 9- 4mn oNo zmv'ir.Av a9;� i +tn m a r� y >wz =pp m vN'^Ei,. ,•0v o�.v p n� yz9a z-cam �� yN, y`.° J�.mot�'�.vAp �Zvs W 1n'"x o-iip nz P ®A� ai �Tb.� _ ...I �y/j C•. ONN .y mmO. p A D•p p r M m0F Ao r om0 mV•, mj z�- mpC ZO mFmY: y•.OT AO Zm C$ zzm$•':m$ (o�nfC�ms .ZIA $ �m mm$ (°j o �(WOom o z y Z�.L.I ZCV7 yD R7 � dOOa `.7 z Zl D2Z71 <o A pooA p8p DNq D ZC 1,1•' •W CA �-�---II •ppfl�lp .l Z,.im �-4 �Zym !C vA Am A! �.'�� �yN fA*1 A v pAl �mm� '..Z� •S v N m r W<= N mm m �CrI p n�_ z o spy Q.� Ki_ D °�.0 n� Try pWA A �o z K Z$l4 n:'$vr.�p oW zmN ° n m oy so W o_n N. a 09 g o Tv n pAZ RHR nom 0 d i A '.°. ° o� na ::sc mn� �c 8c ze(Q(p���c z �c �� �Cc mm�c zT u'o°sm oovt. Flo mC *�Yy App yn �J{ Z nz$if y � zv-i > zw Am . cu vm ZAm m � rm rm m Cm C � rkl C -'DA iAa� a�'^Ar �zz m 0 oQ:u2m Do°m ➢�v r5 m`f Ay in m`1 �W❑�i zaz `M. < <`n ��g�z� `r p5 'P�Z� vN�m vo qr p dip N ��yaZ �. n QQ m. n n on v� No Wo Noyy W A d n n N _ 4 p•0 O"'I ,� m Sf� Ay y �O PC wOZn.� -z W c5' $ Z .. n Gi f� Q O 'V EE�3 n -i .. ➢ -1 O V �i -1 Z '� r •r1 V Z D D Cf m � D p C• .OrO fy pm Ay y �-i -i -1 rI (p� y T 'T9, •. ••o {-p71 yp ; nI/_� m m Z ZODA. AO� 'll In -i -i �-i -I D j-1 m�Z �-f m XWv-I• 20-1 Op':�O O-O� �' ~2Z ZN O > �7 W !,1 0 0 0 NE) vz o p �O ° ,�� aW�o:�-i p,p$ -�9 'y y � y .T tip. :1 i1� •� z p n .P Z....2 Z Z v 7�'_' O z W f°� W p Z •p ° W �o'•.� N g o A o ° $ 8p<< c 4� a�lo zm TWA {�i v m..d nz NzrnAi c �z z z y z'g nc ..a `L'•'•'•Q' .5•"- m W yy �. o t{+/��*i (+1 m c c rp o O [� y. �y t-ii T �T C -{ z D n o s �� •m� Cx fm�l fv)ry {y��m F m3 Z°�+y1 J ��D Dy� rq1 O OI+y1 !)m°D• B.WD 'Z lm/1 v _-I a�'q.�� B� �m�j om � �Z�I fn A T'�2 �G"„[li m,IA t0 roW �Z VI �1 V1 DO.11�� Z�- W•• T ice: �-1 AA o rn TTri zz'+ Aa.mAI !+f m Wm oa :T! ! 'n' i2 (m� S Vy n y� mm SOT o,u TA c: ;O�Dnn n�{oNN co:Mm Nms ,G s z A�i p�!��jjjjm .', Wm' > m ..:. .r(/� r� C•Loypo �o ro �j� H!> v p . �::m. �'.$.�,� ➢.O f+l p 2 =.' rn Q C4 UlZ4 rD4�*1 FTi4 (�i mz A�4 p �8 .b �OV m DAN= ZC R�Oy �o'o z O ❑'�1•.nz N, Zln AN•N.2i ... m•-' 2-� zp-i n-i 'voy-I':::z� a..:. o- Cam° �A� N� -<c�• J w ° 'poii {{cr��i ° $�zgg z o "iza oTg7 A6 -+8 R �i r� m v'•in'.b�Dom orz ;ng cjAb Ao o�0 5Uo zzo 2zo �z 'ei•. o2v ov m� yyvc �z aos Hzln wE- i$v:p WWp wil z'7'.zy m� coyz m' " �' m '•:c`e �7t•.:''(� rn' .4y�.9,E `�' yaNr9i TA obi 8Zo Nnm :','m:•-1ZW ➢Z'. o!$iA 012 Cm ➢Lm m �$m pm OM giym ,fig m �'<m z m N C a m �Z=� QO z 2p'0 �, -1 x o �v Qgg $y"N"' s �yn�'zm K my>� s ova zoA wao T m `91 �[^o oz t.�"� [*f �i yc0 2 R. °a� SX. � � m�z���•:.,y��'�'. �mJ� t'!z rai, o�c n >�a, `�''3 yzp`2 o. o> ocN •'. > j�{fmrl z 'ZD mA AW pmN W -IZN 1'•CW OW W o W ZJON 'T!'I/J.... Cn_ GAj 2 ;• �'�'2 :TW >> A➢ n❑ O °Pa O m z° O� yO ...T s>,, x ZZQ� SD :.� " o i°Z cm -o mo m o 4O Az $�` "Neva cp:., r z m y W 6i' v c7 Ca v nz D,n Ac t7iQl O p...... rD Z Oz mO omn tO WWp N ° W° N(°� �mWm. �c�J7z •..z� D q�j o m �O m z pOa T m�O� A ZO z o fNO AD'O O O °VS:•. �J° O:J OA L7"i ZDOC ym DBE my0 W� °z Jo.,mFi •; Fio Qm oz P$z li it m' ,z z z z •..n� W� o n�➢ o oz fo N n y czic zo m>o �v_ mrno '� o Nr9 mQ cz`;.:8 Aoyz -+r5 -+ �° W �4 ° mo �''' Q>z o oz o3 o� $ og !ti=o �m� c Fi zxz z Di A m ➢Av z � °vc ��55 •c��{ %Sz Po muzi NNU�'jH Wg o z $� c�z y z'.;. �g q"''• $I�+y� �ma A� z oC,A �cJ �Nm Nle 5 O� W p0 1m �W� O ➢c C�1+1; y o• z m� m vz� yKl w z a=ss v m�> �o o z oAo'., •° n gm� n W o o +�N u� oo �o Flo p� W pm o Zb ofp^ ovo ''''•y..ymQ a �O� -`I T T o m Z "1 Z a m p o-IAq j p o m 2• Z m GJ Z A Ir r I X'D Z �p O O i� � O �m �N Z Ga K: m Z r �o FU Z p m Fn � D m � Q � g 0 `� O g m U) q M C� z C'T ?� K) t * , (, "1 0 �j 0 P N co 0 z Z C� q o M C, f.3 tl 1� �u rM9 N88*07'58"E cq, D 172.00' co SE > Tli PL '0 S� > 0 ... .... Z > 0 r ;u 00 11 , , 4 �4 ...;o z C) CJ CX) Ma 41 z 41 z > .0 M No q oo z 71 cz CO 'Nil PQ m > z - -n m 2 > L 0 Lo L 4 "-' L Lt --P- 0 i --4 > 0� , ,1, 0 Wm m C� > 4�. 'Q oo U C) li Ul LA 0 (14 In u 0 rrl C) ID C) U,� 2 •10 mm 79 > 1 7 I m . 0 ci N) 0 a r, Mu > Ln (Z -q 0 — cl - .2) ;,, P o xz F) K) 6 CA --i X > M ,ct o x 0 I P) >0 O C: IT �M: rm 78 r. CO7 7, r� ro r. rw F� rq ri IJ ry o m Z Ll Z 0 W zo b Ln to w td r- m rri z rzis z �2 OD M o . . fv 0 rq� ry r. L�z,.zzzwzzzr! .4 rS q q CA W C2 U amp . . . m rn rq mirn z m N A 00 ft S 86-43il" E 2576 70- - I z mT :�R M R) > z 0 Z8 m > OR >. 2� �4 C"). 7 M Ln > Ln NFZ 6 H .7 c 309 0 m .05" 1,9. • 62' (SR Ro i�oz•a4.. �o M'CZ V) t. .ml AD 0_56. �Iop 10 MO, ZONEra 30 0 ci > > > FD om LOT 4 ZON� -Ap 5z) ti) R z 295 No z- —N75 5 a -* $1 6?,4 ;u .�Jff t t>41,35"w rq p 57. M 3-56.9 .1 A 6,52-2211, z M 0 ;o rq m m =1 > 71 11 z m tz T E� C) M z A a41 1 , oz� z z p 71 (h m ZgM r4 E !a 172. > NBB'07'56" 3n. n-j n St ? I . - 15517- 14 o v zE In -t- Z Z 2 z > > m m sa z LI I xR 1� r; Ln m xTx PL- czF- !TtM K A cs - -I " , - V m t ��- - � m. , (4 �8 5 OD Do 00 j� 91 , 1 2— O?A 2 , C, C) u`Y ;u cz: 0 oto I Ol -P. 0 m m m 'R in m 0 0 az ss A In z -0 > NIII w 114. W cz z �z2 -rA m r- 1> Ln�( wa C, 0 -0 m cn r z 5. 2, o C 0 - - n', A �l . -.- -7D o z z Vi q M ol P, cm 'On a z --- N �7'09"V p m 000 mm 0 - w m p 0 co m a) 0 > w Z ic Z to 0— w. 0 C� c) Z z o A in �:�C) > 0. M, > Z:3 > V) > A hg rrri z z li > > P Mo 10 > 4. 00 rri o p m L XU 1305,67' Rm o .67' Kz Om.8 N8746'52"W 2611.34- ::I Z w to O uo Or z fTl m m M F. Z m w 0 ;a M 0 LMz0 01 ;r Z r 0 z 0 4Z C) rz� Z Q 9: Wm rN �3 Z O WO O > z O o Ll CL 0 Qimm m ;O£ 4 � rtrt�1t Fpna Z� b X �jW N A �2 .�� rn °z'zr"n wW Zc In z z w OD 14 ti N N :z z x O ' m A O m m Y R.: a \: Q3 m m 6 m 1 z '. 0 . .7 +I ID O A N _ 0 z-• N O�Ip / N 0I�, diE -0o •.�. Oy'o mrn Z 1 C[•iy I � 6 m m rn m 1 ~ � ••I•/•�II N �(J� OD I a /r �Not4 Zm-- c =o I �4m� Z N ,ZB'S59t n sosazas - "'2D • I \id'tserve> \r.;k:r^\.h7k Ftt� �`:1��41+• `,5U^'v£'Y ..°? !.^,1;` ?1.(1,5� a,? ; : 19: <QD; G .a.3: j PM PM, PDT a� g 0 0 � n gyp. O cZ, � 0 II •f1 O rrTTTSjj H 0 u% IIN Z p Iw m o II z Wo 8 � a � f D �z o 0 N O 0 rr�+rG'rrrrrrrrrr••G c:t N I+ q �D OD V 0. VI A W N .r, z r1 z z Z mm V V vWtVOAT?co V D w r- rn td z z m m 0 z OD Z Z z� o z z m m� I W !n G•'wowr°Aji�'Woo� •P W AJ r '-' V A W A Z u\ 13 N A m m ..pp rV m A •O VI N IJ N N a A I-• m N o m NONOW m��Wuwrlt•1 iA tton VIA VVii �yn W N r•o•D rnA W70 � z ri D r z c7 A� OWN g P tmm y t�'1}�•� Auf �+ 'IA pA� a. UIoo:O �o `m :D N r-• N N •W jW wm m VO N N N 70 Hv W MAP. m M oo V�•NN '( WO iW'A —S fWl�l V om rl VN AI'rwccq W �. mm to rn Am Ar AAri rltA o�,M:•,.,po2y M o r^ o� mmOprmiQ �':;� i AV U,� a - o�©-m D J .m mO'ug Z ::• 0 9z I � � •:� �-'—TALI--'' � -- � I I ' (,_ �@l: cFA ... ':. ' UZI Co CO Cod 014 .,I I .I {{Ii �i �: Ili(• a� c ram, S b � :., :,. �• � �4 .�c I � - - -____ —i I I �r�on�fl II ,26. 88"9LS �zyE J a 3 ..l9,ZZl Iar f om ry Pmm 12 M '•pm' J' O m I u� "2 11 ,,.� • y N A Z� m l nl o :: '' '•:. mm pp� J I Z N:I•: p •, ••.' .:" 4 _ �g 'gym N4o M A m D m n m ,• y I ._a CL l z rrl m o �:. O \ C O o o •.. � Gd i r - ,� r- O Z 4 Z NOVI V 9nWM 3dld NONi ,C ON! O CZ NOLL03S .40 ONWO T/l H1t105 -rI O A N \\N4serv�r dhn\,J:3k ="fir¢ �, �Ulr:.S,rvey':Tiyt)7 "SSG. Yi3 08/.-,.4,11001 0 A;;:?.1 PM .,M PTT � Z m L^� O N O 300_���01 Aqua Barn Site Intersection Traffic Findings According to the April 4, 2003 Supplementary Traffic Impact Analysis prepared by The Traaspo Group, with or without Polygon Northwest Company's then -planned 247 dwelling units and new commercial development on the overall 33-acre former Aqua Barn site the analysis indicated that the LOS for the intersection would be "D" with the completion of both of two phases of the intersection improvements recently completed at the intersection of 152nd Avenue SE and SR-169. The first phase of the intersection improvements were jointly funded by Polygon and the Renton Assembly of God church (now apparently called New Life Church). The first phase improvements included a new traffic signal and center left turn lanes along the west, east and south legs of the intersection, and cost approximately $488,000. Polygon paid $337,000 of this amount and the church apparently paid $151,000 of it. In addition, Polygon paid approximately $604,000 in additional King County Mitigation Payment System traffic fees toward other County road improvement projects. Prior to construction of that first phase of the intersection improvements, the northbound to westbound left -taming movement at the intersection operated at level of service "F". According to an earlier traffic study prepared by Transportation Planning & Engineering, Inc. during 2000, when the first phase improvements were completed, the traffic through that turning movement would have improved to a level of service "C" (both with and without Polygon's then -planned fall build -out of the Aqua Barn site redevelopment). The second phase of the intersection, mprovements was the recently -completed County's Elliott Bridge Capital Improvement Project (No. 401288). It added the current north leg to the intersection, making it a four-way intersection and somewhat altering traffic patterns in the area. With the completion of the second phase, The Transpo Group's April 4, 2003 Supplementary Traffic Impact Analysis forecast that the intersection would operate at LOS "D" in 2006 both with and without Polygon Northwest Company's overall planned Aqua Barn site redevelopment project. While the residential portion of the Polygon development has been constructed, the three -acre commercial portion of the Aqua Barn site has yet to be redeveloped. In total, more than $941,000 in traffic improvement and mitigation funds were paid by Polygon for the mixed -use redevelopment of the former Aqua Barn site in spite of the fact that, documented in The Transpo Group's report, (a) only 9% of peak hour traffic could be attributed to the overall development (residential and commercial) planned to occur on the overall site and (b) only 8% of all daily traffic traveling through the SR- 169/SE 152nd Street intersection is attributable to such planned development on the overall site (residential and commercial). Prepared by Renton Senior Planner Don Erickson and submitted to the Renton Planning Commission at its September 6, 2006 meeting. November 13, 2006 I%W From: Bill Grover PO Box 2701 Renton, WA 98056 To the City of Renton Council: Re: The Highlands moratorium I own property in the Highlands moratorium area located at 2807 NE 16th Street. The City of Renton approved and recorded my 3 lot subdivision on March 21, 2005, months before the moratorium took effect. The property was subdivided under the R-10 zoning rules in place at that time. The city also placed a restriction on the properties so that only single family, detached homes could be built. So, after spending tens of thousands of dollars on subdividing and to someday build, when I heard about the moratorium placed on my newly subdivided property, I asked Rebecca Lind if it would affect my property. I was told my property would not be affected by the moratorium because it would be "vested" under the rules in place at the time the city approved my subdivision and I would be free to build under those rules. She also told me there were other owners that would be "vested" as well so I did not worry too much about it. After watching the city council meeting on May 8, 2006 where Rebecca Lind defined "vested properties" I felt my properties certainly fit that description. On May 11 th of this year, I decided to write a letter to Neil Watts (see attached letter) to confirm that my property was excluded from the moratorium. His response was that the city could not issue me building permits. I think this position is unfair. Let me tell you why. Another owner in the Highlands moratorium area, a Mr. Kumar, also subdivided his property and recorded his subdivision after mine and, in fact, during the moratorium in July of 2005 (see enclosed tax records). Building permits were then issued for Mr. Kumar's properties (see attached permits) in April of this year! With more research, I am sure I can find more examples of special exceptions being made. Without taking further action, I respectfully request that the City Council exclude, "vest" and/or "grandfather" my properties from any moratorium and allow me, or subsequent owners of my properties, to obtain building permits in accordance with the zoning rules and regulations that the City of Renton approved my short plat under. When a municipality approves a subdivision, a promise is made to allow the owner to build on that property. I just want the city to keep its promise. w LO i a m ^� z I a � x F"r O � � � c z z U O 0 z_ C) O a p O O o F CL ryI I Z < I LU o I � I �I W m I i it Q LL. o p Z W a o � O� Q z c� a +I° w w z Z w a o Y 0 < o p d S N�•+i �� J U �o�€����tiim=W � �� lR,0 < 2 z 2 620 ";zZ �wza4Qh Z " ° Owe WF ok-Fx<ik<', t¢�x4in2 � '.'_w _T wou pWOi�c UW01 R•. Cm� R xV2 i 022�¢13 V02 �' I C 2 O C xOOW 00 Z w C¢„2Gr"SG �'-e2 00 : � O�:rW WU CU 20403c�aW=J40 '.0 UO2 V a .6i . 0 S Z z o o C � z � v q$2 ".z W Q � O �.WpW3aQOQ eTi2ojCT tW�yV i rZ e; J] .. r 0 'I o W o UUO � a¢�o��o �l ¢W 1 C^ 3 T �bbav WU4yUm O� CW- .:.,Vbb • _0 2ZZ 66 ^c ' 2��•�h � y�22':':.. ¢W< 02p6�Ru" �" O 2j<2 .� y, i"Q ;QQ�:.. V O<(i }'.<.:� ��k0 �ti ¢ �2 �Nz 2'.� pO'6o �.•W W W [G p¢g 2 z •:d i��� �+q�n i�oo w � W O ¢ 54. o " 2 'e :.� •... [` �a mm U � Pa. & 2 „ ^ W ¢ 2 .:� .N o0 .:•'V7 e 0 cUY�a. � t. �$gaz ��`3 Q� x >m ....]] �.• k22~ � 'tt ^a� ❑ �$ �� �� hWO 2W,. Iti p >Z ��,,zc•.:0. Q ..„ d h¢ rvk htt o08� Iw, Wzz2 99 W � 2 Ci��v\\\Uo �<>:� ri ? � �ZbwLL° ` •�� �iZ : •; Z= s�h .. •:. .. m w�Waooz n y < Z k y ir d x0�2 Z Ii - N o�i<z ��''�`•.....-.�� El�< aid 4-- d z (9 zO *� F, W 41 z 00-- ViV ZA V 00 .0e abrr OOZ 0 Z CP C-4 LU m a. 00 (L. z 0 co ..5L, C) CQ c, 1 NO 4M'24"Y 5 .. uu ui 0 .0 o z TO LLJ _j zl�f Da oc V) o 0 QA z cn C� Jg Ph & tIYn cn Cj Jm (Jd)t9ZZr.CON —z— Li M M May 11, 2006 Neil Watts City of Renton Dear Mr. Watts, I am the owner of properties located at 2807, 2811 and 2813 NE 16th St. in Renton. The last two house numbers are vacant lots subdivided under the short plat #LUA04-006 (Winston Short Plat) last year. My properties are located in the Highlands moratorium area. When the moratorium was originally put in place, I spoke with Rebecca Lind who assured me my properties would be "grandfathered in" for single-family, detached homes. The reason for my letter is to confirm with you, in writing, that the properties are excluded from the moratorium and that single-family, detached home building permits can be immediately issued under the zoning and rules in place when the short plat was approved. I plan to either sell the properties or build them myself. I know of another, similar property in the area, owned by a Mr. Kumar that just received building permits last month. Watching the city council meeting of May 8, 2006 where Rebecca Lind defined "vested properties" in detail, it seems my property also should be vested. Please call with any questions and your prompt response will be appreciated. S r. PO Box 2701 Renton, WA 98056 Kathy Keolker, Mayor June 21, 2006 Bill Grover PO Box 2701 Renton, WA 98056 Dear Mr. Grover: CITY 7)F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator Subject: Building Moratorium Impacts/Resolution #3805 I am writing in response to your letter of May 11, 2006, requesting a determination of the impact of the Highlands building moratorium on your ability to construct new single family homes. You specifically inquired on how the impacts affect recently platted properties at 2807, 2811, and 2813 NE 16`" Street in Renton. In order to accurately respond to your inquiry, we requested that our City Attorney analyze the moratorium as it relates to your proposal. After review of the moratorium and the information you provided, the City Attorney determined that your short subdivsion would be subject to the restrictions of the moratorium and the Development Services Division would not legally be able to issue building permits for new homes until the moratorium is rescinded or expires. I apologize for the delay in responding to you, but I wanted to ensure that our response to you was legally correct and definite. If you have additional questions, please feel free to contact Jennifer Henning, Current Planning Manager, at (425) 430-7286. Sincerely, p Neil Watts, Director Development Services Division cc: Jennifer Henning, Current Planning Manager Rebecca Lind, Principal Planner Larry Warren, City Attorney Development Services Division File 1055 South Grady Way - Renton, Washington 98055 This paper contains 50% recycled material, 30% post consumer R E N 'T` O N -AHEAD OF THE CURVE Property Details Owner Info: Owner Name: Tax Billing Address: Tax Billing City & State Tax Billing Zip: Tax Billing Zip+4: Location Info: School District: Subdivision: Census Tract: Carrier Route: Zoning: Tax Info: Tax ID: Parcel ID: Tax Year: Annual Tax: Assessment Year: Characteristics: Lot Acres: Lot Sq Ft: Water. _ast Market Sale: Recording Date: Settle Date: Sale Price: Auditor No: Tales History: Recording Date: Sale Price: Nominal: Buyer Name: Seller Name: Document No: Auditor No: PP=/*4wd_1STC0M - v4AUL A SERVICE FROM REAL ESTATE SOLUTIONS' For Property Located At 1504 Index Ave NE Renton, WA 98056-3120 Renton - King County A & D Quality Construction Recording Date: 220 SW Sunset Blvd Apt Annual Tax: E202 Renton, WA County Use Code: 98057 Universal Land Use: 2320 403 Renton Highlands 02 Corr 252.00 C063 R10 722780-1740 7227801740 2006 $1,110 2005 .1012 4410 Public 06/09/2006 06/07/2006 $130,000 200606092201 06/09/2006 $130,000 Street Type: Map#: 06/09/2006 $1,110 Vacant (Multi -Family) Multi Family Lot 4 626-F6 Neighborhood Code: 064004 Range/Township/Section/Quarter: 05-23-04-S W Land Assessment: $92,000 Total Assessment: $92,000 Legal Description: 34 46 Renton Highlands # ..Correct Plat Lot 1 Of - 6 on a ua-04- C ) #20050719900014 d S jvj Being Lot 34 Blk 4 d Plat �- 7/1 /0 Lot Number: 1 Block ID: 46 Sewer: Public Service Zoning: R10 Deed Type: Warranty Deed Owner Name: A & D Quality Construction Seller: Kumar Subhashni D 02/19/2003 07/31/2002 06/27/1997 $170,000 $120,000 Y A-U Quality Kumar Subhashni D Kumar Bimal & Kossman Anthony tion Subhashni J & Theresa H Kumar S bhashni D Kumar Bimal Kossman Anthony J Jones Darrell A & & Theresa H Christina E 200606092201 200302193238 200207313513 199706271195 Warranty Deed Quit Claim Deed Warranty Deed Warranty Deed CITY OF RENTON Combination Permit Permit Number: CP06047 Permission is hereby given to do the following described work, according to the conditions hereon and according to the approved plans and specifications pertaining thereto, subject to compliance with the Ordinances of the City of Renton. Nature of Work: NEW SINGLE FAMILY RESIDENCE COMBINATION PERMIT Job Address: Q15000 INDEX AVE NE / Owner: KUMAR SUBHASHNI B _ 2102 NE 23RD ST RENTON WA 98056 Tenant: KUMAR SHPL, LOT #3 Contractor: A & D QUALITY CONST CO LLC Contractor License ADQUACCO16CK 220 SW SUNSET BLVD STE E202 Contractor Phone 425-271-7751 RENTON, WA City License 3728 98055 Const Lender: Date of Issue 04/24/2006 UBC Type of Construction VB Date of Expiration -2 12007 Building Height 0 Construction Value 240,643.14 Story Count 0 Parcel Number 7227801742 Building Sq. Ft. 3732 Dwelling Count 1 Occupancy Group R3 I hereby certify that no work is to be done except as described above and in approved plans, and that work is to conform to Renton codes and ordinances. Subject to compliance with the Ordinances of the City of Renton and information filed herewith permit is granted. Applicant X � Building Official BD3214a 12/00 bh �r CITY OF RENTON Combination Permit`` Permit Number: CPO6134 Permission is hereby given to do the following described work, according to the conditions hereon and according to the approved plans and specifications pertaining thereto, subject to compliance with the Ordinances of the City of Renton. Nature of Work: NEW SINGLE FAMILY RESIDENCE COMBINATION PERMIT Job Address: 1502 INDEX AVE NE Owner: KUMAR SUBHASHNI B 2102 NE 23RD ST RENTON WA 98056 Tenant: KUMAR SHPL, LOT #2 Contractor: A & D QUALITY CONST CO LLC Contractor License ADQUACCO16CK 220 SW SUNSET BLVD STE E202 Contractor Phone 425-271-7751 RENTON, WA City License 3728 98055 Const Lender: .e�rrratlt6Ti. Date of Issue 04/24/2006 UBC Type of Construction VB Date of Expiration 04/09/2007 Building Height 0 Construction Value 240,643.14 Story Count 0 Parcel Number 7227801741 Building Sq. Ft. 3732 Dwelling Count I Occupancy Group 7 I hereby certify that no work is to be done except as described above and in approved plans, and that work is to conform to Renton codes and ordinances. Subject to compliance with the Ordinances of the City of Renton and information filed herewith permit is granted. Applicant X .��11tC1 !%G�C�¢QGctGy Building Official BD3214a 12/00 bh u � _ No + CITY OF RENTON "'`l` Combination Permit Permit Number: CP06135 Permission is hereby given to do the following described work, according to the conditions hereon and according to the approved plans and specifications pertaining thereto, subject to compliance with the Ordinances of the City of Renton. Nature of Work: NEW SINGLE FAMILY RESIDENCE COMBINATION PERMIT Job Address: 1504 INDEX AVE NE Owner: KUMAR SUBHASHNI B 2102 NE 23RD ST RENTON WA 98056 Tenant: KUMAR SHPL, LOT #1 Contractor: A & D QUALITY CONST CO LLC Contractor License ADQUACCO16CK 220 SW SUNSET BLVD STE E202 Contractor Phone 425-271-7751 RENTON, WA City License 3728 98055 Const Lender: Other II Date of Issue 04/24/2006 UBC Type of Construction VB Date of Expiration 04 007 Building Height 0 Construction Value 240,643.14 Story Count 0 Parcel Number 7227801740 Building Sq. Ft. 3732 Dwelling Count 1 Occupancy Group R3 I hereby certify that no work is to be done except as described above and in approved plans, and that work is to conform to Renton codes and ordinances. Subject to compliance with the Ordinances of the City of Renton and information filed herewith permit is granted. Applicant X ZCfRldly nKCl¢QG�t(� Building Official BD3214a 12/00 bh November 6, 2006 Renton City Council Minutes we Page 375 The Burlington Northern Santa Fe railroad bridge over Shattuck Ave. S. recently suffered damage when a vehicle hit an abutment. The one-way underpass under the bridge is now closed on an emergency closure basis to allow for repairs, which could take up to three weeks. The railroad line will remain in operation during the repairs. AUDIENCE COMMENT Kirk Moore, 1901 Harrington Circle NE, Renton, 98056, stated that the Citizen Comment: Moore - Highlands Zoning Task Force removed R-10 zoning from consideration for the Highlands Zoning Task Force Highlands Subarea Plan. He indicated that task force members are working hard to develop a plan for the area that meets everyone's needs, and he thanked Planning Manager Rebecca Lind and Senior Planner Erika Conkling for their assistance. Citizen Comment: Petersen - Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, spoke on 2007 Budget the topic of the proposed 2007 Budget. Referring to the 2006 property tax total rate of increase, she noted that the increase comes mainly from new construction and suggested that the City consider handling new construction the way the City of Bellevue does. Ms. Petersen suggested that the signing and connectivity studies be under the purview of the Public Works Department rather than the Economic Development Department. Additionally, she indicated that hiring just two additional police officers is not enough given the amount of crime occurring in Renton. Citizen Comment: McOmber - Highlands Zoning Task Force Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, stated that the Highlands Zoning Task Force is working hard to achieve the goal of a better Highlands neighborhood. He indicated that Renton has a lot good things going for it and is a fun place to live. Mr. McOmber noted that increased police funding is needed, as well as lighting in Highlands -area alleys. Council President Corman thanked the task force members and City staff for all their hard work. Citizen Comment: Madson - Lori Madson, 1301 SW 16th St., Renton, 98056, said she is the chair of the Citizen Initiative, Fireworks Committee to Keep Renton Safe and she encouraged people to vote on Ordinance November 7. Ms. Madson indicated that voters may experience confusion when voting on Renton Proposition 1, the initiative measure concerning fireworks. She explained that a "yes" vote revokes Renton's fireworks ban, and a "no" vote maintains Renton's ban on fireworks. Citizen Comment: Johnson - Arland "Buzz" Johnson, 334 Wells Ave. S., #306, Renton, 98055, brought Water Drainage, I-405 Noise attention to two locations where water is pouring off of roof tops, not through down spouts, as follows: Main Ave. S. between S. 2nd and S. 3rd Streets and S. 4th St. at Wells Ave. S. On another topic, Mr. Johnson reported that the State is not going to construct a sound barrier when I-405 is expanded. He pointed out that traffic noise from I-405 is emphasized due to the way the highway is constructed in the Renton Hills area. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. Council Meeting Minutes of Approval of Council meeting minutes of 10/23/2006. Council concur. 10/23/2006 Appointment: Library Board Mayor Keolker appointed Heather Nugent, 1717 Lincoln Ct. SE, Renton, 98055, to the Library Board for a five-year term expiring on 6/1/2011. Refer to Community Services Committee.