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aOPMENT PLANNING
:rry OF RENTON
FEB 20 2004
~:GEIVED
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PROPERTY LINE LOCATIONS ® FOR PROPOSED PROJECT
LEGENO'
EXISTING EXTERIOR PROPERTY _._.-
LINES
INTERIOR PROPERTY LINES
DUVALL AVE.
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PRELIMINARY LOT LINE ® ADJUSTMENT SITE PLAN
LEGEND:
EXISTING EXTERIOR PROPERTY--
LINES TO REMAIN
EXISTING INTERIOR PROPERTY - - - - -
LINES TO BE REWOVED
PROPOSED INTERIOR Lor
LINES AS PART OF LOT liNE ADJUSTMENT
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SHEET TITLE: ----------PRO.£CT PROPERTY
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CONCEPTUAL LANDSCAPE PLAN
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PROJECT CRITERIA
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TAXPAA~ '1~\IO!I4-Q\I WNR _Qli. (COMMI'.J.OAlSUBURBANj
~lnl OVF~Y DISTRlCT AT NOJI.m POPRnON Of srm AND OVllIU.AY
OlSTIUCf a AT SOU1l1l'ORTION OFSlTR
un" .'IZP. _ 1'lO,l46 SQ ~T.
'l"3,949 SQ I"f. AT COMMllR(.lAL ARHJ\ 96.3'nSQ I'T.ATRJl.SIOE."I11Al.ARP.A
CpMMeRClAl PU!L.pINQI BUlLOING'1 S200 SQ. FT. FMT FOOD USE CONSTBUCION TYPE _ II-N OCCUPANCY TYPE _ B
BUIlDING If2 5100 SQ. FT. COMMERCIAL -RETAIL USE CONITRLICTIONTYJOE_IP-N
OCCUPANCY TYPE _ B
BUILDING n 10.200 SQ. FT. COMMERCIAL _ RETAIL USE CONSTRUCTION TYPE _II-N SPBINKbERED OCCUPANCY TYPE _ a
BUILDING 1M 200 SQ. FT,LATTE STANO (COMMERClAL) CONSTlI:UCTION TYPe _ VoN
OCCUPANCY TYPE -a
TOTAL 81Z! OF COMMERCIAL BUILlON08 _1',* 8a. PT,
LOT eOVEBAO! 01' COMIlteMliAL DUI.DINCla .. 1.,MOtI:I, .... -10.""
Rl'rpgNDAb pgygt.OPMI!NT
WNIT TQ'NNHOOSES • (5 BUILDINGS). 20 TOWNHOUSI! UNITS TO'MIHOUSE SIZE. 1,a45 SO.FT EACl-I CONSTRucnON TYPE _ V.l HR SPRINKLEREO
OCCUPANCY TYPE -R· I WIni U· I GARAGE
4-UNIT T'CMMiOUSES-(2 BUILOIOOS). is TONNHOUS! UNrT8 T()INNHOUSE S!ZE _ loll' 6F WITH Hot SQ. FT. ATTACHED GARAGE CONSTRUCTION TYPE _ V., HR SPRINKbERED
OCCUPANCY TYPE -R.l WITH lJ.l GARAGe
2·UNIT TOWNHOuseS-(2 BUILDINGS). 4 TOM.IHOUSI: UNITS
TOWNHOUSE SIZE-14"SF IMTli 2&4 SO. FT. ATTACHED GARAGE CONSTRUCTION ~ -V·l HR SPRINKL.eRED
OCCUPANCY TYPE -8.1 WITH lJ.l GAAAO!
2·UNIT TOWNHOUSES-(I BUILDINGS). 2 TOWNHOUSE UNITS
TOWNHOU$!SIZE· 1&4 SF WITH 204 SO FT.ATTACHEDGARA.GE CONSTRUCTION TYPE _ V·l HR SPftINIQ.ERED OCCUPANCYTYP£_R., 'MTH lJ.l GARAGe
DETACHEOGARAGI! -(5 BUlLCINOS). Ie PARKING STAbbS (4g..-.;el.aeIIlCI,IL.UCII.nd10484aq.lL) CONSTlI:IJCTa. TYPE -VoN OCCUPANCY TYPE _ U-I
COMMUNITY aUILOINQ • '1500 SQ. !'T. CONSTRUCTlON TYPe -V·N SPAINKLERED OCCUP"NCV TYPE - B
TOTAbAESUNTlAL8UIbOINOAReA .... ,Mol PT. PbU811OO8Q.". COMMUNITY 8UJb01NO
bOT COV£RABE AUIDENTW. AFtEA TOINNHOIJSE BUIbOING TYPE ·A·. 2700 SO . .FT. F~INT 5 TYPE "A" TONNHOUSSS_IIX2700_ 13,aooSQ. FT.
T'O'NNHOUSE BUILDING TYPE'8". 23aI! SQ. FT FOOTPRINT 2 TYPE "9" TCM'NHOUSES. 2 X 23M. 4730 SO.".
TOWNHOUSE BUIlDING TYPE "C". 1185 SO. FT. FOOTPRINT 2 TYPe "C"TONNHOUSES -2 X 11 III! _ 2J71ISQ. FT.
TO'MIHOUSI! BUILDING TYPt!: 1)" .1911 SO FT. FOOTPRINT 2 TYPE "C" TONNHOUSEa • 2 X 1'H • I no sa FT
4 GARAGES AT e24 SO. FT. EACH. -SO FT.
1 GAAAGE AT 484 so FT -..... SO FT
COMMUNITY BUIlDING TOTAL RESIDENTIAL FOOTPRINT lSUlU!. 27,11OSOI'"T
27,110 FOOTPRINT Jll,Sl7 bOT AReA. 2M!. oC 8Wo
RpmNDAl pgrmnY fQfl WIIBIe!"
10 UNITS PER ACRE MINIMUM. 20 UNITS ACRES MAXI .. U ..
AREA 01" PROPERTY AT RESIDENTIAL DEVELOPMENT •• ,810 80. FT .• 2.2
ACRES AT20UNfT8Pt!:RACRE,41UNrraNU!.Abb~ Tl-CSPROJECT PROPOSD TO BUILD S4 UN\T1
.. INIMUM LAND AREA PeR UNIT R!ClUIBUI-1200 IQ. FT.
ACTUAL LAND AREA PER UNIT PROVIDI!D. 211'1 8Q.".
~MI!!NTB
COM.I!Rcw. AREA
BlilLOING '1_ 2000 SQ. FT. FOOD SEA:VlCE AREA 0 1 8TAu. (1118' .• 2ei es STALLS
aUllDING r.! -S7eC Ia. !'T. COUMERCLAL 0.....,000.23011 STALLS
L!lUlbOING.S_ 10,20080, FT. COMMERClALO ""000_ «18 STAbbS
BUILDING 1M -NO INDOOR FOOD SERVICE AR!A., ORIVe-n1RU, NO PARKINO
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COMMERCIAL AREA 5'11t OF PARKlNG AREA TO BE IN LANDSCAPING PAAKlNG AREA ~ COUMERCIALAREA _ 3S,2M SQ. FT. X 011. 11U sa. n. 01' INTERIOR PARKINQ LAN08CAPING R!!QUIB£D.
INTERIOR LANDSCAPING PROVIOED -215M IQI " -1.MIo INTERIOR LAro.oacAPINO PROVIDED. ........ -....... REQUIRI!D UNIT LANDSCAPE AREA· 2150 8Q !"T. DIReCT\. Y CONNECTED TO UNIT. wm; 34 UNITS. UOIIIQ.I'T. OF INTERIOR LANOCAPe ARfA
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10,110 8a. FT. CW LANDSCAPING OIR1!en.V ATTACHEI TO RAeH UNIT IS PROVID2D, ALONG ~ n20 IQ. PT. OP' lANDSCAPeD COMMON AReAl AT THlIITlINTPlOA THIS EXCLUOES LANDSCAPED AREAS IN PI!RIMETI!R SETBACKS. .
PAVING & PAII:K1NQ AReA ON BITE. 1',87(1.11; tI'tIo· 1&3.8 8Q. PT. 01' INTt:RlOBLAIC)ICAPINCl~
31lIII0 IQ.!'T. OP LANDSCAPING AT INTERIOR DRJIII!WAV AND PARKING ABl!ASHASlllEN~
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SITE PLAN
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DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
RECEIVED
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·.CITYC>F'RENTON
" '. " .
Denis Law, Mayor " .
PianningiBuilding/Pub licWorks ,Department'
. . '., Gregg Zimmerman P ;E., A~miIiistrato'r
January 24, 2008 ,',", .
. ..' .
" Jay Hoyt, RHL Design Group ',.' . ," .'
4020 Lake WashingtonBIvdNE, Suite 30.5 '
Kirkland; WA '98033 . . .' . .
SUBJECT: Req uestforMin.orModification to an Approved Site Plan .. #4 .'
BalesMi~'edUs,e Development (akaHiUcrest·Square)File'LUAO:4.,OlS,SA':A
DearMr. Hoyt,
'-We receivedyou[.requestI have reviewedyoimtequest toconsidermodlfication .of tpe'approved'
,site p lim for the Bales MixedU se DeVt:lopnieflt(akaHiflcrest Sq)lare). The modifications, are
, analyzedbycomparin~the apprqyedsiteplan~iththe prQPos~d~ite pia~ modifications:' Our
"resp()ns~ ili outlineda.sfollows.' . ,', .
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. " .. ~UMMARliATIONJjF THEREQliESTED.MQDrFICATION'S:,
:.1.;. Revise the buildin~ '~hd:{irive:th;o~~hinth~;~o;~~sicorner ·oft~e;ii~~".·The. area,onth~·
. '. ,Northwest comer waspreViollslyapptoy6d in.A.priI2005 for'aT~lCo'Bellwith a'drive~through
.window, . The TaCo Bell wasriotc{)ri~tm~ted:'Howiyer,theapplica~thas reqliesteda: ", ." .'.,
. . rhodi t,icati on t()'allow for.ihe developrtierif of~ CaJ~1' S }r: restaur~nt· and' dri ve~ ihro ugh~'Yindo W
. configur~tion; '. TheCarl' sJr,;buildipg wouldbe2,676squarefeetin slze.~ Approximately' 4,850. '.
sqmlre feet of lancls¢~ping aild22,Pllrkil1gstalls 'wol1Id als~heqev~I()Ped. '.', .......' , .
R~ritoilMunicipaJCode, Section,.4~9~2001,alj()ws.minoradjustm~nts to an. approved sit~ plan, provided: .' ..... ..... ~'..' .' ." . , '.,' . .
1; The adjust'Jzent cioes notflJvC;l\Je more t~(lIi a ,ten percent(J 0%) increasei~area6rscale
oftJ;e deve!opmentintheappmved site,plan;'or . ' .' , ;. ,.' . . .. .
2:' Theadjustmeritdoes not have dsfgnificantlygreater'impdct(mlh~envir;n'ment(lland ,.
" !acilit'iesthantheapproved 'plan; or. .... '.' .
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. 3. " THe adju;iment dpe~ no(changetheb6ilndaries,ojthe6riginaily approved plan, .. "" '
ANALYSIS OFSITE PLAN MODIFICATION: '" . ". "-.,";: . ",-..... -..". : ,", .
L Revise the buildini and dfive~ihrough in the Norwesicorner o(the siteo' The, .
enfrancetothedtlve-through'would'be movedsotith on the site, to be lotateclJurther'
from NE 4 th Street. Theapplicanti:;ontenos that thIS revised. location wo~ld dimiflish
'potential conflicts withtraffic ent~ring' the site from NE 4th Street. The required' .
number of vehicle stackingspaces(5)isshowhonthemodifiedsiteplan. The'
amount of landscapinghasheen .redU(:;ed from the previously approved site pltin.
The applicant had previously Proposed appr6xiin~tely 8feetof shmb and . . .... ... .. " .... . .' ..... .
. . grouridcover landscapin~in theplante~sabutiing.the drive-through lane o~
. 1055 SouthGradyWaY-Rerito~,Washingtotr98057. ......, .R,ENT 0 N
, .' *This~per romal~s50'MeCyded';'aterial, 3()0/~ p~st ~nsumer .Alol EA D .0 F TH E cu~ ?
. ) .:,'
. January 23,2008
',Page 2
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That landscaping has been reduced to a plariter withliwidth ofapproximateIy 3 feet.
The type oflandscapinghas notbeen identifiec!. The reductioilinthe,widthofthe
planter {snot supported, andstaffwiiI recol11mendlldditionallimdscapirig.
Staffsupports.thiSreqUestedmOdificati~nwah a condition to increase. theSidthofthe"
ltindscapedplanter to' 8 reid and inClude shrubsandgr.oimdcov~r ... · " .
,'",.:.
. ", ..... :.' ";:
. -.':, . '.' .~ .. : DECISiQN:
. "}.' ." ";." "
Th~ site'planmociification ha~beerievaluathdjn r~l~ti@ totheapprovedsit~plari. Bas6d~nthis'
., .anaJy~{s, wehavedeterrriined that Iterpl.is·a:pproved·,subjecttothefollowing.condition: ' . , . . . . .', " .
Condition of Approval: . ' .
.. ,1. " ... ' Theapplicaritshal1·supD.2},~~~g~J~jlSl~t!~,~ds,c~pe ,plarti?theQ~~~lop~e~tServi:ces
.Pr'ojectManager for;.tevl~wa:hd?pprova:Wpg()r to the Issuance :ofbUlldIl1g .... : .... "
... "" ";" .,'-.""S··~ ~ .. .-<,<,.,..\., ·:1f. >, .. ,.'.:. '.' "-:~'~4r"'.' ,", ,", .. ,. ..... . ," .:" :'. . permits.' Landsc~p~d.:a~~as' borderirig thedr:i:Ve~t,hrough wiI}dow on the w~stside
of thesite'sh~I:Ege.jncrea~ed,;t9}!~PRE~xiril~telYff~~tiri~idt11, (iild shall inClude .
':,:' '
.•. .,0~lament~~~7/iub§ 1~~;gro·pndcoyer~"\i;; '\:,<,:d'~«/;,~:,: :' .....< ." ..... .... .:
Thisad,ministrative, land I:Jse de.<.:jsiori willb H,\y,;ifm~kifnot\(lppealeclVp \Vritjng, to the Hearing . . .... '.' .....
, . " ];xamih~LOn()r~ef9re~~q.p.in:~kn~~f&!~ !/'i;\ ~'*:"~&,~p.ea~itotlie :~Kamin~tareg()vell1edDY< .' .'
CitJofRentorlMuriicip~J qqFl~ ~ect~~·, . ~tK~naiiri!6nJii.tio»r~~ardtI1g th~:appeal:" ' .
' .. process'maybeiO,btajne.d!4froWnh~,Ren.,. ." ,.'·c)ffice,(~2~~!43q:;'65LQ'; . AppeaIsmustb¢
medlhwriiing,together~~ith·the:$75i~P.P.~ e'to' . ririgE:~arrilner,f~6ityofReritoh,'{055';"" S~~th~Gi~~y:vay,~~~to~~,~~\\2~~~2q;:T~£~L:';~'.'· .. ' , ...... '~ «;?~1:"~i* .. {(t ..... '."~ .....•......• '.~"" ......' ......•. .'
.... .' Should:you'h~ve ,any:Cjl1e~fio.!ls Iegtrcli[tg4hjsc()rr.e~Pon.cle'nc:e~~pl.eas.~ltfic6nta:c(JenniferHenning;, ~'.' Pfann1ngi.1~~ger: ~! (425)4?~~~'J;r,~':;~~;I;';;~ }~4' ,'.. .' .' ....
Slnceie,,'>}:; ltf ',,~,~;">,~;::,#f:::".,., '.
N.,dC·Wa<J ·r,"
' .. ;N eil Watts;. Dire'ctor
. ; Developl11entServices Divis.ion . . . . . ..... .
.... : :.
·cc:·.··· ..
..>-: ....
,H:\Di vision.sIDe.velop:ser\Oev&plan: ingVTH\COlTespopd~rice\H i IlcrestSq ~HlreSite Plan 'Modification #4.doc\cor·
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SCALE: 1" 40'
NE 4TH STREET
;---HILLCREST SQUARE
SIGN
--~ ==nl
EXISTING
BUILDING
j~ I =NG L§ I BU'lOING
I
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THIS PLAN IS CONCEPTUAl AND DOES
NOT REPRESENT A PROJECT SITE PLAN.
THE INFORWATION THIS PLAN WAS
PREPARED WITH WAS PROVIDED BY
OTHERS. All El£"ENTS Of THIS DESIGN
ARE PREU"INARY. ACTUAL REOUIRE"ENTS
FOR SITE DEVELOPMENT SHOULD BE VERIfiED WITH THE JURISDICTION.
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sti!&t"'IIltuan:::t.~:t=.t
RST07046.0
SITE SKETCH
12/19/2007
SS-1
I~
~. .
IIItHL ~~U-;-INC.
John W. Johnson
Co-President
Architect
Brian F. Zita
Co-President
Architect
John B. Hicks
Vice President
Regional Managers
Brad A. Gubser
Jesse E. Macias
Roy W. Pedro
Alan K. Shimabukuro
John W. Strobel
1~11~1
Offices
ANAHEIM, CA
KIRKLAND, W A
CAMAS, WA
DENVER, CO
PETALUMA, CA
ROSEVILLE, CA
SCOTTSDALE, AZ
www.rhldesign.com
ENG I N E i:.'-", I N G PLANNING
4020 Lake Washington Blvd. N.£.. Suite 305.
Kirkland. WA 98033
C'NVIRONMENTAL SERVICES
Telephone: (425) 896-5959 Facsimile: (425) 896-5960
LETTER OF TRANSMITTAL
Date:
To:
From:
RE:
Transmitted via:
1
1
1
Remarks:
Mr. Watts,
12-19-07
City of Renton
RHL Job RST07046.0
No. -------
Development Services Division
Attn: Neil Watts, Director
1055 South Grady Way
Renton, WA 98055
( 425) 430-7200
Jay Hoyt
RHL Design Group, Inc.
Carl's Jr. -Hillcrest Square,
Renton, WA -LUA 04-015
UPS ~ For ~ For your
Approval use
-;=O"A-=-s-re-q-ue-s-=-te-d:------;=O=i""=:F-or-r-eview 0 Retum
o Other:
and comment
Request for site plan
modification letter
Dimensioned proposed site
plan
Proposed site plan without
dimensions for clarity
Please accept the enclosed items for consideration of a modification to the
approved site plan at Hillcrest Square. The site had been previously
approved for a Taco 8ell. Carl's Jr. would like to now develop this site.
Thank you,
Jay Hoyt ;£~
Signed: ~JI~~"---'II'",,""-j/-----
ARCHITE J R E ENGINEERING
4020 Lake Washington Blvd N.£.. Suite 305
Kirkland. WA 98033
December 19,2007
TO: City of Renton
Neil Watts, Director
Development Services Division
PlanninglBuildinglPublic Works
FROM: Jay Hoyt -RHL Design Group
RE: Carl's Jr. -Hillcrest Center, Renton, WA -LUA 04-015
Mr. Watts:
.v I RON MEN TAL S E R V ICE S
Telephone: (425) 896-5959 Facsimile: (425) 896-5960
We would like to request consideration of approval for a site plan modification to the approved site plan for
Hillcrest Center. The specific location is the lot in the Northwest corner of the center that is currently
unoccupied and undeveloped but is ready for new construction. This site was previously approved for a Taco
Bell with drive-thru, which is reflected in the latest approved modification to the site plan dated April 8, 2005.
Carl's Jr. would like to construct a new restaurant with drive-thru at this location.
The drive-thru lane has been reconfigured such that the entry is located further off of NE 4th Street so that
automobiles entering the drive-thru lane do not adversely effect entry into Hillcrest Square and traffic on NE
4th Street. The impervious area for this site plan is approximately equal to that of the previously approved site
plan for the Taco Bell. The Carl's Jr. site plan, as shown, contains approximately 4,850 sf of landscape area
as well as 22 parking spaces. The Carl's Jr. building itself is 2,676 sf.
Please let me know if you have any questions or need any additional information.
Jay Hoyt,
RHL Design Group
.-
SCALE: 1" = 40'
[JJ
::-:-I!.,-.·."""'·.· ..... ·."""·.·-.l
NE 4TH STREET
.......
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'------- ---__ ....,.... ______ - -_______ - -_______ - --------- --------1
THIS PLAN IS CONCEPTUAL AND DOES
NOT REPRESENT A PROJECT SITE PLAN.
THE INFORMATION THIS PLAN WAS
PREPARED WITH WAS PROVIDED BY
OTHERS. ALL ELEMENTS OF THIS DESIGN
ARE PRELIMINARY. ACTUAL REQUIREMENTS
FOR SITE DEVELOPMENT SHOULD BE
VERIFIED WITH THE JURISDICTION.
ARCIfTECT\.OE
L.AHDSCAPE ARCHITECTURE -.. EHVIRONWEHTAl SERYIC[S
4020 Lab Washington Blvd ......... _w.
'B03l
Tel: 425.896.951 Fax: 425.896.5960 Web: mldaip.com
....... a. ...... ct. ..... CI.
~ ........ CD ~AZ
l!.-=-':"":::'':::=-_~:r:u
RST07046.0
SITE SKETCH
12/19/2007
88-1
~. ~G~O~"~-----------~~~~~~~~~ __________________________________________________ __
~<o~~ NE 4TH STREET
GO ~--HILLCREST SQUARE
SCALE: 1" = 40'
7
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SIGN
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(-------I
EXISTING
BUILDING
EXISTING
BUILDING
I--
L __ --------------
w :z:
w > <:(
-----------......,....---------------- --------- -----------------1
THIS PLAN IS CONCEPTUAL AND DOES
NOT REPRESENT A PROJECT SITE PLAN.
THE INFORMATION THIS PLAN WAS
PREPARED WITH WAS PROVIDED BY
OTHERS. ALL ELEMENTS OF THIS DESIGN
ARE PRELIMINARY. ACTUAL REQUIREMENTS
FOR SITE DEVELOPMENT SHOULD BE
VERIFIED WITH THE JURISDICTION.
w c:: « =>« gs
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ARCIfT[CTURE
lANDSCAPE ARCHrTECTURE
EMGINE£RIIIG EIMROIOIDITAL SEJMC[S
4020 lAb Washington Ih:I "''''-'''' KlridGnd.WA 98Ol3
Ttl: 425.896.99
Fax: 425.896.5960 w. rtddaIgn.com
RST07046.0
SITE SKETCH
12/19/2007
88-1
-------~ ~
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.,'
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..... : .. : ...
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.. ': I en, 0' RENTON ~I_.
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0'· N. 0' CORNER \ LUA-US-O>'-LLA. . \ I
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s'~l'm "KING COJN,y
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KING COUNT~ SHMr PLAT ,,,. Z 1 W£ST OI'".~ROP UNE pm!> LOT Lit.!: .t.lMJSTu£NT
NO. 6750T~,::. ' !:":A-V[. OVERI-':t.J,G IS C 6 '<fEST / ";. ~.,_ • ,.
REC. ";0. 7~OI){)505""!I •. ::,. 1'::----:'5 ~NE;; -~ -:-----_~~:!fE_4'J'! __ .. .2~3~6_. ·'·.·~ ... f .. ' .' -.1/L~El/.$NW'114"'*·~it.t'lyt1'/i!~rc
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,,:.' . ~~:~'.' •.. :, •.•.. :>. .:' .:': I " I S. LINE:! 1/4, N,W 1/4, NE 1/4. NW 1/4 SEC 15-23-5 -.E!.:q]-t
,':' "i::~'t_ Ut-lPlATIED :';" 26 I 27 I "I" 130255 ."~"02" '.:'. '-: •• , ..... , .. '" .:' ,:, • ":'. I I LAURELHURST PHAS(,
N8S'29'10"W N828G;;:~~-W ~15[f·~:.. ",:. " :': .:: :.:': I .:' . :1-.:., I R~~~ N2~726t~~;\9~~O::O JS'
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fND CASED CONCRETE MON
W/l/4· BRONZE PIN ON 0.7'
ON 7/01/02 CITY or RENTON
CONTROL POINT '478
SEcnON SUBDIVISION
NOT TO SCALE
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COON I Y SUHV[Y CON fRO!' :: • POINT NO. 3758 ':. ..' ~'. I ••••••
:;
""~~ENn .. :.' ·'-'·· .. ~SlS OF ·.BI!ARINGS .. "····,···
f>I. '00'57'28" E: BETWE-EN THE MONUMENTS ' .
II IV' ~
SCALE: 1" = 50'
22 f'NIl CA.SEll CONr:FoIEU: ItAON
W/J" EJRCNZE DISC ON 1 7' ON 7/01/02 CITY Of" RENTON
CONTROL POINT N1655
o
srr-"t"/.t' x 24" !1E:6AR WITH YlilLOW
PlASllC 'C~: .?iAMP£D "Co~.~··J7555-
FOUND 1/2" REBAR WITH. YELLOW .:'
. ::·~~~~;sf.i!t~~~ i;Es~g~~~~~TER AND
TO'NNSI"lIP'2JtL; RANGE 5£., .W,t!.. P£R':CllY .•..... a 25!;10 100 r---I I -=:;1
CITY OF RENTON
HILLCREST SQUARE
LOT LINE ADJUSTMENT
LUA-06-150-LLA
LNIJ<~O-0322
~~~~i ;SAPN5;EAD~~E~E"i~~. ·~~:~r·
cORE ~DESIGN
Of RENTON MRIZONTAL CDNl'fH)l.POI~tS 4rH AND .i.50J .... .' : : <.
".:: .. ,
1471' NE 29th t'!UCfI Svitfl 101
Bf!lll'Ivue, Wa,hins-',,,, 98007
425.885.7877 Fax 425.885.7903
P01H~ON
. ~' .
NE 1i4. OF
DWN. 8Y
SJS
ENGINEERING· PlANNING SURVEYING CHKD. 8Y
SJS
DATE
08/26/06 .
SCALE
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~ ~'f-,5l 0 ~ KI'J~ All ~£.N B'Y THESE PRESENTS THAl: WE mE UNti£RSlGNED,," '~1"'" ·.·~qRm·WEsl·~oliARTi'R 'O'F"SECTloN' 15:'TO~SHi;;<-2j NORTH~ANcEr5 EAST:n~LlAMEnE'~RIOI...N~C.1N t!J ~ !!1 ~ ",. ". 'OWNER(S) (l" 5HE LAND HEREIN DESCRlBED 00 HERE~,( !.tAKE.AI tOT KING. .COUNTY, WASHINGTON. • ••• ~"', ••••••• :t ~ II) UNE ADJUSn.iENT THEREOf' PURSUANT ,0 RCW 58 \7 040 ~ .:. .....',:. ~ ... 0: DECI..ARE T1lfS AD.A.lSTM.E:NT TO BE T!1.E"GRAPHIC REPRESENTATION OF" EXCEPT."1HE ("Sf 10 FEE.i:·YHERfOF CONVEyW'TO THE OTY OF' RENTON BY OEED RECORDED UND(R THE SAMC,' AND T1-IAT,S'AlO A.DJUSTMENT IS "'AQe Wlnt1'HE rna: ,.': RECOROIN.G NUMB~.~O~017000955. ,J. CONSENt Al1D IN A.CCORDANCE .... w TkE DESIRES or.l'HE O~ER(*" ".:" ,.".::
IN WITNESS ~Cf'" v.t: HAVE SET OUR !-I/oNos ANO'SE"LS' ~~~~~ HAl~ Of THE SOUTH~T O~~TER or.~""!E· 'NORTHWl:st:QUARTER or THE HORTHE"ST ;\: :S:~I~T~~LJA;'ILITY ~ci",,'~Y BY~~<-
ITS: M41MIJ.ofl. (~I}G4~.
,~~;"
':::.
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ACKNOWLEDGEMENTS
::.: .. , :::":":;:.::. STA T[ or W .... SHINGTON )
COUNTY Of iilL~_l .
Iq~~T~,Y?1T -Q,~OW ~~N~~~~:S~J~~T~~ ~~~T£D
TH .... T H ISH WAS AUTHORIZED.·,fO EXECUTE TH('INSlRUMEIfT AS THE ~SHINGTON UMJTEO ABIUt'{-~O~~~~~IO~C ~~~o~'E5-cii=1~ ~T TO BE THE fREE AND va..UNT,AR:Y ACT OF' SUW COMPANY fQ(+' THE USES
... ND PURPOSES IoIENnONEa IN THE INSTRUMENT. :: ~ ~1.L-2;t;; :, .. Ie M«·':-jn .. a C ... .' ~~~~:i~"~~' FOR THE ST:~:···'···
.~,: .
QlJAR·Tt:R or.::·TH£ NORTHWEST QUAR1l!:R OF SECnON 15, TOWNSHIP ';.11' NORJ'H. RANGE S EAST. ;;;E:E.:%I::. ~E;:.~~~~OZ~::;:C;:N~I~~.~Nn::·~: ~6~~ :;~~~:~S BY DEro
'hECQROCD .tlNDER RECOROING fiiOl.la£R 1804907; ANO ':.', '>:. ~':' EXCEP1·.f~E WEST 10 •• ;t·[T Of TH~\:'AsT 30 FEET THEREof'~~Yf.D Td:fHE::'CIT'I' Of RENTON BY
OEED.RfCOROED UN$lER RECORDING ~{;fI.4B[R ZOO610170QQ'955 .' '. '.,': ~ ....
......
::: .,'
RESTRICTIONS ........;:-.:' :: .. " ..... :
1. THIS SITE IS SUBJECT TO CO'vt:NANTS. tXlNDJTlONS; RESTRlc1\eNS. EA$(~NTS. NOTES,
DEDICATIONS AND SE:TBACKS. IF ANY. $(T FORnrl)to:OR DEliNEATED ON THE.:.aOUNOARY/LOT UHE AD..uSTl.l(NT RECORDED UNDeR R(COROING NU"BER ,2005071990pp0g, ",: I." ."~::',
2. THIS SITE IS SUBJECT TO THE TERMS ANO CONOITlONS OF' .-.N::tASEMOH GRANTED TO' P~Gt,.-~:~MEtN~~~[O~Drr;Eu:~:~EC:OI:E H~~~~~~~~~o~~~t;~ I ~ISc\'OS~. ~}: I' ·1' ........ · . ...
3. THIS SITE IS SUBJECT TO THE T[R~S AND CQNDITlONS OF' AN EASft.4ENT GRANTED TO PUGE,l" SOUND ENERGY. A WASHINGTON COOPORATlON FOR THE PURPOSE Of ONE OR NORE UTiUTY s~tE~s AS OISa.Os(D BY INSTRUUENT RECORDED UNDER RECORDING NUYBER 20050317001045. '-".
4. THIS SITE IS SUB..£CT TO R(S(RVATlONS AND Exa;PTIONS CONTAINED IN OEED fRO~ NORTHERN PAClFlC RAILROAD COMPANY:
RESERVING .... ND EXCEPTINC fROU SAID LANDS so hlUCH OR SUD! PORTIONS THEREOF' AS ARE OR
t.4AY BE MINERAL LANOS OR CONTAIN COAL 00 IRON. AND ALSO THE. USE AND THE RIGHT AND TITLE IO~lHE. USE OF SUCH SURFACE GROUND AS tr.4AY BE NECESSARY FOR GROUND OPERATIONS AND THE ,~., ~~T :'I~~'~ ~~~~R~~~':iP E~~O~~~P~~~~~~ ~~R~~U~EG sL::fSA;~J~~~
BY INSTRUIoiENT REt-QRDED UNDER RECORDINC NUuBER 192430: AND AMENCED AND/OR MOOlflED BY
INSlRUloIENT RECQROED UNDER RECORDING NUIiIBER 2641227 .
.... , .. ~.' ~;~-lSITE IS SU~~CT TO THE TERhtS AND CONDIT1ONS OF' .AN AGREEtr.4ENT 8ETWEEN JAt.4ES 8. ~~,::.: :.,'.' SCAPPI~.I AND THE.r;fTY OF' RENTO"!,,f06.,THE PURPOSE Of T[MPORARY WATER SERVICE AND
./' ~A~~A~~ ~t~Eo7~ttM~P:~~~~L~~~r~~c~6~J 0~~JH~E~~1J~~gNN0':B~f:6~~~O~:t .~. .... .'
APPROVAL
CITY OF RENTON Jl:lM~~_:{:;~_===~!?J PIOnning/BUildi~bliC Works Deportment
Administrator
KING COUNTY DEPARTMENT OF ASSESSME~rS
Exomined ond .opproved this 11:~doy of n~_. 20a _s.~~i£.____ ~_
King County Assessor Deputy King County Assessor
RECORDING NO. 2..,;, 'Til r. 17 II Q n 'l3, 0
'.: I ." ... ~~. .::. .~: .. ~ .. ' ....
I: ' .••••• ". " ,~;
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LAND SURVEYOR'S CERTIFICATE
o su~~~ L~~d~N;y ~eJ~;T~n~~~ ~~r~~~t~rj:ne~~esents
in SEPTEMBER, 2006. I /
conform once with stOJlte and county statutes
~.,J,<, ...
Certificote No. ...~?~~.~ ....
.':'
..... :
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I.o",nr, vr.~\.I't nA;) \"'U~IJUI.oIt.1J NIJ 1~1Jt.f"t.~LlU'H IIILt. :::'t.At((,.,H NLlI'C .:::. l...UI'Ct. Ul:::'I,,~ AWAl'Cl U~ ANT TITlE ISSUES AFfECnNG THE SURVE'I'H> PROPERTY OTHER THAN THOSE SHOWN ON mE MAP AND
DISCLOSED 8Y THE REF£RENCED CHICACQ nTlE CERTlFlCA TE. CORE DESIGN H .... S REUED 'M-IOLL,( ON
QiICACO TlTlE'S REPRESENTAnONS OF THE TIM'S CONDJTlON TO PREPARE THIS SURVEY AND
THEREFORE CORE OESIGN OIJAUfiES THE MAP'S ACCURACY AND COWPLETENESS TO THAT EXTENT
2. ALL SURVEY CONTROL INOICATEO AS "rOUND' WA.S RECOY(REO FOR THIS PROJECT IN JULY. 2002.
j. ALL OIST ANCfS AAE IN rEEl.
01. TfUS IS A FlELD TRAVERSE SURVEY. .... SOKKIA FlVE SECOND COMBINED ELECTRONIC TOTAL
STAnON WAS USED TO MEASURE mE ... N(;ULAR AND DISTANCE RELATIONSH1PS B(rv.£EN THE COtHROl1.lNG IoIQNUt.lENTATI{)N ... S SHOWN. ClOSuRE R ... nos Of' rtlE TRAVERSE 104(1 OR EXCEEDED
THOS( SPECIFlED IN WAC JJ2-IJO-090. ALL MEASURING INSTRUMENTS AND [QUIPIoI[Ni ARE
U"'INT ... IN(Q IN AD.A.lSTI,iIENT ""CORDING TO t.4ANuF"'CTURER·S SPECIF1CATlONS
5. THE SECTION SUBDIVISION !-DR nus SfCTION IS 8ASEO ON A FIELD SURVEY BY CORE DESIGN, IN July 2007
::'.' _.:.'
·--<ilE ,~q'E"O~ ,. .w.m"" ..... , ... ~:: .. PL.;':.".fNfNG. I. ..
1471 I Nf 29th PIOCtt 5 ... it ... 101
S"I1"""'e, Walnin"ton 98007
425.885.1877 Fw( 42j.885 796J
.' .' ltf~.:O;ogy~dij,n~~~;d~~" : ..i'.. ···i,
ofaeot p0ge.j!'~4. ot the ,.quest of NE 1:/4 OF ftW 1/4 5 .... 15. T. 2.:3N .• R .. SE.
". ..... IIfl.1J .... ... .
STEPHEN J. SCHREI OWN. 8Y ... DATE J08 NO. ::' .. d SUR·';;:Y6ii:s·NA';;E7~ ,SJS 09/06)0.6 :::.. 031 ~·7 A .. <:. I
................... ;~~~j.::.:~:~~ CHKD. BY SCALE S~EET :
Mgr. Supt. of Records 1 OF' ':\2
',";;,/.
Ci .r .. ::"" " j>
Cl r'1
..........
, 'September 18, 2006
Citizen Comment:
Knickerbocker -Neighborhood
Program, North Renton
Neighborhood Association
Project Grant
CONSENT AGENDA
Council Meeting Minutes of
911112006
CAG: 06-008, Activity
Buildings ADA Upgrades,
Regency NW Construction
CAG: 06-152, 2006
Emergency Power Generation,
Wick Constructors
Development Services: The
Landing ROW Dedication
Plat: Kennydale Court,
.Edmonds Ave NE, FP-06-063
Development Services:
Hillcrest Square, ROW
Dedication, Duvall AveNE,
SA-04-015
Planning: East Renton Plateau
Citizen Task Force
Annexation: Querin II,
Hoquiam Ave NE
Airport: Kaynan Leases
Addenda, LAG-84-003 &
LAG-85-011
Utility: 2006-2007 Storm and
. Surface Water Management
Plan, R W Beck
Renton City Council Minutes Page 309,
Jennifer Knickerbocker, 318 Garden Ave. N., Renton, 98057, thanked the City
. and Neighborhood Coordinator Norma McQuiller for the Neighborhood
Program, and for supporting the Sartori Educational Center landscape
improvement project She stressed that the project made a significant change in
the North Renton neighborhood. '
, Items on the consent agenda are adopted by one motion which follows the
listing.
Approval of Council meeting minutes of9/1112006. Council concur.
City Clerk reported bid opening on 8/29/2006 for CAG-06-008, Activity
Buildings ADA Upgrades; four bids; engineer's estimate $239,360; and
submitted staff recommendation to award the contract to low bidder, Regency
NW Construction, Inc., in the amount of $270,912. Council concur.
City Clerk reported bid opening on 917/2006 for CAG-06-152, Water Utility
2006 Emergency Power Generation; three bids; engineer's estimate $1,850,688;
and submitted staff recommendation to award the contract to low bidder, Wick
ConstruCtors, Inc., in'the amount of $2,248,896. Refer to Utilities Committee
for discussion of funding.
Development Services Division recommended acceptance of a deed of
dedication for additional right-of-way at Logan Ave. N. and N. 8th St. as part of
The Landing project to fulfill a requirement of the Boeing Development
Agreement. Council concur.
Development Services Division recommended approval, with condition, of the·
Kennydale Court (Ardmore) Final Plat; 29 single-family lots on 4.37 acres
located at Edmonds Ave. NE and NE 21 st St. . Council concur.' (See page 311
for resolution.)
Development Services Division recommended approval of two deeds of
dedication for additional right-of-way on Duvall Ave. NE to fulfill a
requirement of the Hillcrest Square (Bales Mixed Use) site plan. Council
concur.
Economic Development, Neighborhoods and Strategic Planning Department
recommended the formation of the East Renton Plateau Citizen Task Force.
Refer to Planning and Development Committee.
. .
Economic Development, Neighborhoods and Strategic Planning Department
recommended a public hearing be set on 10/2/2006 to consider the proposed
expanded Querin II Annexation and future zoning of the site; 24 acres located in
the vicinity of Hoquiam Ave. NE and NE Sunset Blvd. Council concur.
Transportation Systems Division recommended approval of the addenda to the
airport leases LAG-84-003 and LAG-85-0 I I with Kaynan, Inc: Refer to
Transportation (Aviation) Committee.
Utility Systems Division recommended approval of an agreement in the amount
of$248,671 with R.W. Beck, Inc. to prepare the 2006-2007 Surface Water
Utility Storm and Surface Water Management Plan. Council concur.
MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
CITY OF RENTON COUNCIL AGENDA BILL -... -.. ---.. -~.--~-~ ... -~--.~--... ==-=-=.':=::==-._ .... ~'======.?'A--1 p--
I AI#: t. t-.
Submitting Data: Planning/Building/Public Works For Agenda of: September 18, 2006
DeptlDivlBoard .. Development Services Division
Staff Contact. ..... Arneta Henninger X7298 Agenda Status
Consent. ............. X
Subject: Public Hearing ..
Acceptance of right-of-way dedicated to the City of Correspondence .. Ordinance .............
Renton on Duvall Ave NE south ofNE 4th St Resolution ............ X
Old Business ........
Exhibits: New Business .......
Deeds of Dedication with legal description and sketches Study Sessions ......
Vicinity Map Information .........
Recommended Action: Approvals:
Council concur Legal Dept.. ....... X
Finance Dept. ... .
Other.. ............ .
Fiscal Impact: N/ A
Expenditure Required ... Transfer/Amendment. ..... .
Amount Budgeted ...... . Revenue Generated ........ .
Total Project Budget City Share Total Project..
SUMMARY OF ACTION:
The recommendation is for approval of the dedication of 10 feet of right-of-way on
Duvall Ave NE. The area to be dedicated is required for additional right-of-way for a total of30
feet of right-of-way on the west side ofthe centerline of Duvall Ave NE to construct street
improvements. This requirement was triggered by the site plan approval process ofLUA 04-015
SA pursuant to RMC 4-4-030 D2.
STAFF RECOMMENDATION:
Accept the Deed of Dedication ofthe additional right-of-way and authorize the Mayor and City
Clerk to sign and record the Deeds of Dedication.
L-~~ __ ~~~ ________ ~ __________ ~~ ______ ~ _____________________________ ~ __
Return~dafess:--_ ..
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, WA 98055-3232
DEED OF DEDICATION
Project File #: K. :3 0 z. 4-
Property Tax Parcel Number: 1523059094 & 1523059031
Grantor(s): Grantee(s):
1. Hillcrest S uare, LLC 1. Ci of Renton, a Munici al Co oration
LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page 2)
A portion of Lots Band C, City of Renton Lot Line Adjustment No. LUA-05-031-LLA, recorded under
Recording No. 20050719900009, records of King County, Washington, in the City of Renton.
The Grantor, for and in consideration ofmutuaI benefits conveys, quit claims, dedicates and donates to the Grantee(s) as
named aboye,the above described. real estate situated in the County of King, State of Washington. This dedication is
required as a condition for development of property.
IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below.
Approved and Accepted Bv:
CORPORATE FORM OF
ACKNOWLEDGMENT
03127 L13 ROW -Lots B & C.doc
Page 1
Grantee(s): City of Renton
Mayor
Ci Clerk
STATE OF WASHINGTON) SS
COUNTY OF KING )
I..c:E~T I KNOW OR HAVE SATISFACTORY EVIDENCE THAT (9(>o~ ck::. SIGNED THIS INSTRUMENT, ON OATIl
STA T HElSffE WAS AUJJIqRIZED TO EXECUTE 1HE
INSTRUME S mE ~o~ ~ , OF
-It-U 0 -4! LL( AND ACKNOWLEDGED IT TO BE mE FREE
AND VOL Y ACT OF SUCH PARITIPARTIES FOR mE USES AND
PURPOSES MENTIONED IN mE INSTRUMENT.
--~.---~
.~ ._---'------
iiJ.~~j·lle.s:CtIp.tioIl:Rtgfu;O'j):';\~-a~~''D~llic·a'fioJ'ln-es.GFipnOfi
tttEteasl most "1'0 .00::f6e1 oft Lots, l\al,atltl Oci rGit~MjfReflt0n Ldt:LjheAaiU$t'~tl~ Nj3.
~~~A"(I5"Q?1':~~~A~; (e~~J\d:e~,uo,~:et fR~~~f4!r:rgl~~·;~~:O:50~19:9H:0119;i re~~,r:~:S'~~~~ry:g ~~O.ty, Wa$f:lIOgt,Qg ,$:e§'t~l1. ~;~'r 1Tpw,t:i:~mlJ!)';:2~N:t:1rtJ:t" REinQ.e.5. East, W .~t .. Itl,:thie. ~nYi'@fR~.rilt~f)'r'~~jQirl)im~'l¥w{~!lh~¥~fSl.e!~" '., ' ~ .. ,
~aa.talns 1 ;t4l9:bS£fl)Jate.faet[(tl,,0~6%;,f;:ia€re$~
\@J.Wf;j~.R6\\i ·j..(luiB-?&iC;(lix; .
:Pilgi.,c,2. "
UNPLATIED
I ~ LOT A I LOT B i
~ --+-i' 20' ~
1----10' RIGHT OF WAY~ l::::f
HEREBY DEDICATED TO I I-~
THE CITY OF RENTON , ::::>
LOT C , C
CITY OF RENTON
LOT LINE ADJUSTMENT
NO. LUA-05-031-LLA.
REC. NO.
20050719900009
LOT D
I -.L
~I 00 r<)
1-'-----------------1 ~I-
SCALE: 1· = 100'
o 50 100 I ; I
S. LINE N 1/2. SE 1/4. NW 1/4.
NE 1/4. NW 1/4 SEC 15-23-5
UNPLATTED
HILLCREST SQUARE
RIGHT OF WAY DEDICATION
EXHIBIT
PAGE
30F3
,/ ~
CORE
\: ~DESIGN
.-1 .. 1711 NE 29th Place, # I 0 I .
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
ENGINEERING PLANNING· SURVEYING
JOB NO_ 03:1..27
I
Return Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, W A 98055-3232
DEED OF DEDICATION
Project File #: te 3> c z.. 4--
Grantor(s): Grantee(s):
1. Bales Limited Piutnershi 1. Ci of Renton, a Munici al Co oration
LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page 2)
Portions of the northeast quarter of the northwest quarter of Section 15, Township 23 North, Range 5
East, in the City of Renton.
The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee( s) as
named above, the above described real estate situated in the County of King, State of Washington. This dedication is
required as a condition for development of property.
IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below.
Approved and Accepted By:
GrantoO"{s): ~ ~ .
. Grantee(s): City of Renton
Mayor
Ci Clerk
CORPORATE FORM OF STATE OF WASIllNGTON ) SS
ACKNOWLEDGMENT COUNTY OF KING )
My appointwent expires:._----'--"'--"..L...:... ______ _
Dated: '1)22.. D\
03127 Ll4 ROW -Lot D.doc Page 1
..
Legal Description: Right of Way Dedication Description
The east most 10.00 feet of Lot D, City of Renton Lot Line Adjustment No. LUA-05-031-LLA, recorded
under Recording No. 20050719900009, records of King County, Washington, Section 15, Township 23
North, Range 5 East, W.M., in the City of Renton, adjoining Duvall Ave NE;
And the east 10.00 feet of the following described tract:
The south half of the south half of the northwest quarter of the northeast quarter of the northwest
quarter of Section 15, Township 23 North, Range 5 East, LESS the east 20.00 feet thereof, W.M., in
the City of Renton, King County, Washington;
Contains 3,368 ± square feet (0.0773± acres)
03127 Ll4 ROW -Lot D.doc Page 2
-.
I UNPLATIED
LOT~LOT8
CITY OF RENTON
LOT LINE ADJUSTMENT
NO. LUA-05-031-LLA.
LOT C REC. NO.
20050719900009
i 1 1 1 1 1 LOT D 1 1 1 1 10' RIGHT OF WAY~
HEREBY DEDICATED TO 1
THE CITY OF RENTON 1
'. ,-. . --,
S. LINE N 1/2. SE 1/4. NW 1/4.
NE 1/4. NW 1/4 SEC 15-23-5
.. ~ UNPLATTED ,
N' ~
SCALE: 1-= 100'
o 50 100 I ; I
HILLCREST SQUARE
RIGHT OF WAY DEDICATION
EXHIBIT
PAGE
30F3
~6R' jC --,~ 147/1 NE29th Place, #101
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
\: /DESIGN
ENGINEERING PLANNING· SURVEYING
JC>13 NC>_ 03:1..27'
1 ·1 1
T 1 1 1 1
i
I
I
I~
20' ~ 1::1
~ :::> e
~
0
.0
IX)
f')
0
0
:1
"1 .......
20'
4
Fa.e N TON
HILLCREST SQUARE
VtCINIi¥MAR
r.·~ ... , COIlE \: .. ,/DEgt(:iN
14711 NE 29t{, FI",a., #101
PAGE
10Fl
Seilewe, Wain{nste" 98007
42~885.1877 ~",. 4'25,885.7963
ENOiNEEkrNGP.(.ANN rN G· SUR VEY I N'G
2
10 11
14
I'
~ ~' .J
schn~ider homes, inc. -,.-----651ti~~tt,~bulevard • Suite #1 • Tukwila, WA 98188. (206) 248-2471 • FAX (206) 242-4209 ~ f>.\Iu 't Ii ~ tI
August 25, 200~\j\L\)\~G\)\\j\S\O
Laureen Nicolay, Senior Planner
City of Renton
Renton City Hall_6th Floor
1055South Grady Way
Renton, W A 98055
RE: Request For Administrative Modification of Previously Approved Site Plan
Bales Mixed Use Project a.k.a Hillcrest Square U040258-Changes Per your
August 15, 2006 Email to Jeff Skutley
Dear Laureen:
Per the changes your August 15, 2006 email to Jeff Skutley raised, we are please to be re-
submitting our changes per your direction. The items changed are as follows:
1. Outer parcel lines were darkened and all property comer symbols remain
unchanged.
2. We have added refuse enclosures per city of Renton code.
3. Modification for landscaped areas were made per your email.
4. Parking stalls have been identified and dimensioned. Garages have been
dimensioned showing correct stall sizes. We do not have more than 30%
compact spaces of the total stalls provided, therefore no request for
modification to existing city code is necessary. This proposal is not subject to
the mc, but instead we are bound by the IRC and are not required to have
handicap units or parking stalls as part of this proposal.
5. Tree layer has been turned off and is reflected on the proposed site plan.
6. South setback will have 10 feet sight obscuring landscape strip per city of
Renton code.
7. Dimensions to closest points along property lines are shown.
8. Parking stall/areas count has been unpdated.
9. Request per your August 15,2006 email for more maple trees 30 feet on
center has been addressed by our adding more trees on both sides ofthe
meandering sidewalk.
10. Lot line bisecting the residential component ofthis project will be removed
using city of Renton's BLA process.
www.schneiderhomes.com SC-HN-EI-245 P8
Again, thank you for the opportunity to present our proposed changes. Laureen, if you
have any questions about the changes proposed to the Bales Mixed use project, please
don't hesitate to give me a call. I can be reached at (206) 248-2471 office, cell 295-
6434, or you can email meatken@schneiderhomes.com.
Director of Acquisitions
& Proj ect Development.
Schneider Homes, Inc.
-Bales/Hili Crest Toye,;-.-second re.l2ew comment!!., .
From:
To:
Date:
Subject:
Laureen Nicolay
harry@schneiderhomes.com; skutleyarchitects@earthlink.net
Tuesday, August 15, 2006 5:57:30 PM
Bales/Hill Crest Townhomes--Second review comments
Hello Harry and Jeffrey,
Here are comments on your latest set of plans:
The ultimate (after dedication) outer parcel lines need to be clarified (north and east) with a bold line type
on both the site and landscaping plans--the same weight as that used on the site plan for the south and
west property lines would be helpful. Please also ensure the symbols used to denote outer property
corners are consistent.
Please propose on your site plan how you will comply with the City's refuse & recycling requirements. See
previous comments.
I think you are proposing a modification to retain several narrow landscape areas. I would recommend
that you now prepare a written request for modification in order to keep those proposed landscape areas
less than 5-feet in width. See RMC 4-9-250 0 for criteria you should address. Same for the parking code
modification for the extra number of spaces that I mentioned in my last comments. I would turn that in
now too. You should use the same criteria as for the landscape modification.
Could you also add the type and number of stalls on the face of the site plan (e.g. 70 standard 9' x 20'
stalls and 15 compact 8.5' by 16' stalls) and analyze the ratio of standard/accessible spaces to compact
spaces? It appears that you may need to request a code modification to allow more compact stalls than
the code permits outright. Please dimension floor plans to clarify the size of the parking spaces within the
garages--If some are less than 9' wide or 20' feet long, a modification will likely be needed because the
code permits no more than 30% of all spaces to be compact. Also, are you required by the IBC to have
any accessible stalls? I didn't notice any shown on the current site plan. Please address accessible
parking in your revision too.
The old tree layer depicted on the current version of the site plan now conflicts with the revised landscape
plan. Please turn this layer off the site plan or revise to be_consistent with the landscaping plan. Please
add a north arrow to this version of the site plan and correct the scale on these plans.
Please clarify the plan relative to the 15' area along the southerly, residentially-zoned lot line-Does the
new plan propose grass only and no patios for lower units? Or does the new plan propose only
landscaping within 10 feet of the southerly property line?
Please add the dimension in feet from the property lines to the closest point of the structure (decks) and
also retain the dimensions already provided to the actual structure walls.
Could you please provide additional detail (materials, colors) about what is proposed for the internal "flush
sidewalks" and the "crqsswalks" as well. How are they to be distinguished from the pavement?
Please update the current total parking count on the face of the site plan.
Please revise the landscape plans to add more large Maple street trees (spaced at 30-foot on center) in
the (soon to be) public right of way.
Make sure the northerly building is not closer than 10' or further than 15' feet from the new (after
dedication) easterly lot line along Duvall to comply with the CS Zone setbacks.
Please also let me know in your cover sheet/letter how you decided to address the issue of the underlying
lot line running east-west through the center of the project (lot line adjustment tc? consolidate?).
)
I
ftV\III. VI LVVV J • .JJI III
roRE ~DESIGN
I
August 8, 2006
Core Design, Inc. Project No. 03127
Harry Sclmeider
Schneider Homes
6510 Southcenter Blvd, Suite 1
Tukwila, WA 98188
IIV.IVVV I. £
Core Deslgn,'nc.
7471 1 N.E. 29fh Plaee,Svfte 701
Bellevue, Wasnington98007
42S.885.7877 Fax.425.8B5.7963
www.coredesigninc.com"
Subject: Hillcrest Square -Impemous Surface Area
DearHany:
As requested, we have recalculated the area of impervious surface for the residential
portion of the revised site plan provided to us by your architect on August 8, 2006. A
summ.ary of the impervious surfaces from the original site plan and the revised site plan is
as follows:
Site Plan BuDdino Sidewalk Pavement Total
OriRinal 30.200sf 5340sf 28,200sf 63,740sf
Revised 28.404sf 7,180sf 22,420sf 58,OO4sf
Difference: So 736sf less
If you have any questions or need additional infonnation, please do not hesitate to call me
at (425) 885-7877.
Sincerely,
CORE DESIGN, INC.
,0.;::::; '5 ~
David E. Cayton, P .E.
Principal/Senior Project Engineer CITY OF RENTON
RECEIVED
AUG 082006
BuILDING DIVISION
ENGINEERING· PLANNING· SURVEYING
·/ ,... "
.----_lilinill schneider homes. inc.
•
6510 Southcenter Boulevard. Suite #1 • Tukwila, WA 98188. (206) 248-2471 • FAX (206) 242-4209
OITVOFAENTON
August 4, 2006 RECE'VED
AUG Q 9 200&
Laureen Nicolay
Senior Planner
City of Renton
BUU..oINGOJVJSJON
Renton City Hall_6th Floor
1055South Grady Way
Renton, W A 98055
RE: Request For Administrative Modification of Previously Approved Site Plan
Bales Mixed Use Project aka Hillcrest Square U040258
Dear Laureen:
As you know, Schneider Homes has met with you on several occasions to discuss
potential preliminary changes to the Hillcrest Square Mixed Use development. At those
meetings and in subsequent submittals to you, we have discussed changes in the
following areas:
1. General Landscaping -The landscaping plan that we have subsequently
submitted shows much more detail than the original. All landscape areas have
a minimum of 5 feet of width. We have also added a landscape area between
garage doors. All landscape areas will also be improved with irrigation
sprinklers.
2. Landscaping abutting RIO Zone - A 10' sight obscuring landscape strip will
be provided and planted with appropriate material.
3. Site Plan Decks -Decks are indicated and dimensioned.
4. Duvall Avenue Setback -The setback from Duvall is less than 15'.0
5. Street Right of Way -The right of way line has been darkened to more
clearly show the location ofthe subject area.
6. Internal Sidewalks -Internal sidewalks match the previously approved site
plan. Porches connect directly to the private streets with a sidewalk shown,
instead of using the drive apron for a walkway to the internal sidewalk system.
7. Elevations -All elevations are provided. Entry features of interior units
facing the central open space have been provided.
8. Separate Entrances -Separate entrances have been added at the rear of
buildings in compliance with city of Renton standards.
9. Parking -The minimum width of all parking is no 8'6".
www.schneiderhomes.com SC-HN-EI-245 PB
, •
10. Parking Guest -The north south drive aisle haS been removed. A turnaround
area has been added to accommodate delivery vehicles.
We believe the changes as presented are minimal and do not constitute more than a 10%
change with regards to the previously approved site plan. Therefore we hopefully can
count on the city of Renton accepting these changes as minor, and allow for the changes
on a administrative level.
Thank you for the opportunity to present our proposed changes. Laureen, if you have any
questions about the changes proposed to the Bales Mixed use project, please don't
hesitate to give me a call. I can be reached at (206) 248-2471 office, cell 295-6434, or
you can email meatken@schneiderhomes.com.
Director of Acquisitions
& Project Development.
Schneider Homes, Inc.
Return Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, WA 98055-3232
!itl~: W ATER,EASEMENT ,,7c.., ~ 50 fI\. X~ Ll S~
ProjectFile#::!>oZ-q-"",'#lcr€s--t Sf.
Reference Number(s) of Documents assigned or
Grantor(s):
l. Hillcrest Square L.L.c.,
a Washington Limited Liability Company
Property Tax Parcel Number: 1523059071,
1523059094, 1523059102 & 1523059031
Street Intersection or Project Name: Alt!4-+~ 5 {-. ( J>t.I v~ II
Released: Additional reference numbers are on pages __
Grantee(s):
1. City of Renton, a Municipal Corporation
The Grantor, as named above, for or and in consideration of mutual benefits, hereby grants, bargains, sells and delivers to
the above named Grantee, the following described personal property now located at: Additional legal is on page 4 & 5
of document (Abbreviated legal description MUST go here).
LEGAL DESCRIPTION:
A PORTION OF LOTS A, B AND C, CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-05-031-
LLA, REC. NO. 20050719900009.
ALL SITUATE IN THE NORTHWEST QUARTER OF SETION 15, TOWNSHIP 23 NORTH, RANGE 5
EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON.
EXCISE TAX NOT REQUIRED
:tCJ?[:l~
-( -.~.:
:lno~-n(03
03127 Lli Water Easement Page 1
,/'
\.
That said Grantor(s), for and in consideration of mutual benefits, do by these presents, grant, bargain, sell,
convey, and warrants unto the said Grantee, its successors and assigns, an easement for a public water line,
with necessary appurtenances over, under, through, across and upon the following described property (the
right-of-way) in King County, Washington, more particularly described on page 1. (or if full legal is not on
page 1 -Exhibit A.)
For the purpose of construction, reconstructing, installing, repairing, replacing, enlarging, operating and
maintaining a water pipeline, together with the right of ingress and egress thereto without prior institution of
any suit or proceedings oflaw and without incurring any legal obligation or liability therefore. Following the
initial construction of its facilities, Grantee may from time to tinie construct such additional facilities as it may
require. This easement is granted subject to the following items and conditions:
1. The Grantee shall, upon completion of any work within the property covered by the easement, restore
the surface of the easement, and any private improvements disturbed or destroyed during execution of
the work, as nearly as practicable to the condition they were in immediately before commencement of
the work or entry by the Grantee.
2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere
with the easement rights granted to the Grantee.
a. Erect or maintain any buildings or structures within the easement; or
b. Plant trees, sluubs or vegetation having deep root patterns which may cause damage to or
interfere with the utilities to be placed within the easement by the Grantee; or
c. Develop, landscape, or beautify the easement area in any way which would unreasonably
increase the costs to the Grantee of restoring the easement area and any private improvements
therein.
d. Dig, tunnel or perform other forms of construction activities on the property which would
disturb the compaction or unearth Grantee's facilities on the right-of-way, or endanger the
lateral support facilities.
e. Blast within fifteen (15) feet of the right-of-way.
This easement shall run with the land descnbed herein, and shall be binding upon the parties, their heirs,
successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties
and that they have a good and lawful right to execute this agreement.
By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and
every person or persons, whomsoever, lawfully claiming or to chlim the same. This conveyance shall bind the
heirs, executors, administrators and assigns forever.
U.J1L./ Lll wa!er .t:asemem rage L
"~
IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this it-day of~:=::::::~~
2
Approved and Accepted By:
Grantor(s):
Hillcrest Square L.L.c.,
A Washington Limited Liability Company
CORPORATE FORM OF
ACKNOWLEDGMENT
Notary Seal must be within box
03127 Li1 Water Easement
STATE OF WASHINGTON) SS
COUNTY OF KING )
On this J...:.J-day of ;i~ ~ , 20t1h., before me personally appeared bc:P'-5. e _~ ~..5 to me known to be
'0.1-<1 #R -of the corporation that executed the
within instrument, and acknowledge the said instrument to be the free and voluntary
act and deed of said corporation, forth uses and purposes therein mentioned, and
each on oath stated that he/she was authorized to execute said instrument and that
the seal affixed is the corporate seal of said corporation.
Page 3
CORE DESIGN, INC.
BELLEVUE WA 98007
EXillBIT "A"
LEGAL DESCRIPTION
(Must be stamped by a P.E. or L.S.)
LEGAL DESCRIPTION -Water Easement
A strip of land 15.00 feet in width, over a portion of Lot A, Lot 8 and Lot C, City of Renton Lot
Line Adjustment Number LUA-05-031-LLA, as recorded under Recording Number
20050719900009, Records of King County, Washington; in The City of Renton, said strip
having 7.50 feet on each side of the following described centerline:
Commencing at the southeast corner of said Lot C, said corner being on the west right-of-
way margin of Duvall Avenue Northeast; thence NOoo38'OO"E, along the east line of said Lot
C and said west margin 89.05 feet to the POINT OF BEGINNING of the herein described
centerline; thence N89°45'54"W 52.41 feet to Point "A"; thence continuing N89°45'54"W
41.60 feet to Point "8"; thence continuing N89°45'54"W 134.74 feet to Point "C"; thence
continuing N89°45'54"W 48.80 feet to Point "0"; thence continuing N89°45'54"W 46.16 feet
to Point "E"; thence continuing N89°45'54"W 59.65 feet to the west line of said Lot C.
AND BEGINNING at Point "C"; thence SOOo14'06"W 20.90 feet;
AND BEGINNING at Point "0"; thence NOoo29'35"E 28.70 feet to Point "F"; thence
continuing NOoo29'35"E 80.26 feet to Point "G"; thence continuing NOOo29'35"E 8.78 feet to
Point "H"; thence continuing NOoo29'35"E 15.44 feet to Point "I"; thence continuing
NOOo29'35"E 52.21 feet; thence N46°07'26"E 10.87 feet; thence N01°57'43"E 6.00 feet to
the south right-of-way margin of Northeast 4th Street.
03127 Lll Water Easement Page 4
./
/'
Together with a strip of land 10.00 feet in width over that portion of said Lots A, B, and C,
having 5.00 feet on each side of the following described centerline:
BEGINNING at Point "A"; thence SOOo14'06"W 30.00 feet;
AND BEGINNING at Point "B"; thence SOOo14'06"W 13.40 feet;
AND BEGINNING at Point "E"; thence SOoo14'06"W 11.90 feet;
AND BEGINNING at Point "F"; thence N89°30'25"W 21.40 feet;
AND BEGINNING at Point "G"; thence S89°30'25"E 35.20 feet;
AND BEGINNING at Point "H"; thence N89°30'25"W 20.40 feet;
AND BEGINNING at Point "I"; thence S89°30'25"E 36.70 feet to the terminus of said
centerline.
The sidelines of the above described strip of land shall be lengthened or shortened, as
required, to intersect at all interior angle points, the west right-of-way margin of said Duvall
Avenue Northeast, the west line of said Lot C and the south right-of-way margin of said
Northeast 4th Street.
All situate in the Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M.,
in the City of Renton, King County, Washington.
03127 Ll1 Water Easement Page 5
HE. 4,.. ST.
____ NSS·03'10"W
113.08
UNPLATTED
LOT A
N89'30'2S"W =----+~-{..
POINT· POINT
C ioir? B ~ ......
POINT
A
LOT C NOO' 4'06"[ N00'14'06n
[-
20.90 30.00
LOT 3
KING COUNTY
SHORTPLA T NO.
675015,
REC. NO.
7509050645
HILLCREST SQUARE
WATER EASEMENT
EXHIBITB
coRE
,. ~DESIGN
POB
LOT 0
CITY OF RENTON
LOT LINE ADJUSTMENT
NO. LUA-05-031-LLA.
REC. NO.
20050719900009
14711 NE 29th Place, #101
PAGE
60F6
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
ENGINEERING PLANNING· SURVEYING
JC>B NC>_ 03127
SCALE: 1-= 80'
o 40 SO ! ; !
20'
I&l z
w ~ "0 ~ 0 in r> 0 :)
0 Q
Lf) z 0 .,; co
tl'/''''/.'
,/'
Return Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, WA 98055-3232
Title: SEWER EASEMENT ~/e.s Mj"xe~us~'
Project File #: ,.) 0 Zq.-H I' , I Cte.:; i Sf.
Reference Number(s) of Documents assigned or
Grantor(s):
1. Hillcrest Square L.L.c.,
a Washington Limited Liability Company
Property Tax Parcel Number: 1523059071,
1523059094,1523059102 & 1523059031
Street Intersection or Project Name: Nc 4+ .. S~ f )"''';c. fI
released: Additional reference numbers are on pages __ _
Grantee(s):
1. City of Renton, a Municipal Corporation
The Grantor, as named above, for or and in consideration of mutual benefits, hereby grants, bargains, sells and delivers to
the above named Grantee, the following described personal property now located at: Additional legal is on page 4 & 5
of document (Abbreviated legal description MUST go here).
LEGAL DESCRIPTION:
A PORTION OF LOTS A AND C, CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-05-031-LLA,
REC. NO. 20050719900009.
ALL SITUATE IN THE NORTHWEST QUARTER OF SETION 15, TOWNSHIP 23 NORTH,RANGE 5
EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON.
b2e~_ -C21 0 «-
03127 L09 Sewer Easement Page I
------------------------
That said Grantor(s), for and in consideration of mutual benefits, do by these presents, grant, bargain, sell,
convey, and warrants unto the said Grantee, its successors and assigns, an easement for a public sewer line,
with necessary appurtenances over, under, through, across and upon the following described property (the
right-of-way) in King County, Washington, more particularly described on page 1. (or if full legal is not on
page 1 -Exhibit A.)
For the purpose of construction, reconstructing, installing, repairing, replacing, enlarging, operating and
maintaining a sewer pipeline, together with the right of ingress and egress thereto without prior institution of
any suit or proceedings of law and without incurring any legal obligation or liability therefore. Following the
initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may
require. This easement is granted subject to the following items and conditions:
1. The Grantee shall, upon completion of any work within the property covered by the easement, restore
the surface of the easement, and any private improvements disturbed or destroyed during execution of
the work, as nearly as practicable to the condition they were in immediately before commencement of
the work or entry by the Grantee.
2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere
with the easement rights granted to the Grantee.
a. Erect or maintain any buildings or structures within the easement; or
b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or
interfere with the utilities to be placed within the easement by the Grantee; or
c. Develop, landscape, or beautifY the easement area in any way which would unreasonably
increase the costs to the Grantee of restoring the easement area and any private improvements
therein.
d. Dig, tunnel or perform other forms of construction activities on the property which would
disturb the compaction or unearth Grantee's facilities on the right-of-way, or endanger the
lateral support facilities.
e. Blast within fifteen (15) feet of the right-of-way.
This easement shall run with the land described herein, and shall be binding upon the parties, their heirs,
successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties
and that they have a good and lawful right to execute this agreement.
By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and
every person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the
heirs, executors, administrators and assigns forever.
~-' 1,(./ LU~ ;)ewer casemem rage'('
,.'
\ -
IN lilTNESS WHEREOF, said Grantor has caused this instrument to be executed this -.L.Zday of 20~ --~~~
Approved and Accepted By:
Grantor(s):
Hillcrest Square L.L.c.,
A Washington Limited Liability Company
CORPORATE FORM OF
ACKNOWLEDGMENT
Notary Seal must be within box
03127 L09 Sewer Easement
STATE OF WASHINGTON ) SS
COUNTY OF KING )
On this 11-day of + { V ' 20(J1.. before me personally appeared _--4t";;<!:c:~.D"l..!.lq~.Ee..,--&..&..l.O~~· J.~.l.....3",--Ll ____ to Te known to be ajLP rleJ--of the corporation that executed the
within instrument, and acknowledge the said instrument to be the free and voluntary
act and deed of said co~tion, forth uses and purposes therein mentioned, and
each on oath stated tha(!l¢lShe was authorized to execute said instrument and that
the seal affixed is the corporate seal of said corporation.
te of Washington 14, "Seth
Page 3
CORE DESIGN, INC.
BELLEVUE WA 98007
EXHIBIT "A"
LEGAL DESCRIPTION
(Must be stamped by a P.E. or L.S.)
-)
Core Project No: 03067
February 21, 2006
LEGAL DESCRIPTION -Sanitary Sewer Easement
A strip of land 15.00 feet in width, over a portion of Lot A and Lot C, City of Renton Lot Line
Adjustment Number LUA-05-031-LLA, As recorded under recording Number
20050719900009, records of King County, Washington, in the city of Renton, said strip
having 7.50 feet on each side of the following described center line:
Commencing at the southeast comer of said lot C; thence N89°31'27"W, along the south line
of said Lot C, 103.32 feet to the POINT OF BEGINNING of the herein described centerline;
thence N21°18'13"E 10.21 feet; thence NOOo28'33"E 67.97 feet; thence N89°29'32"W 188.44
feet; thence NOoo30'28"E. 209.73 feet to the south right of way margin of Northeast 4th
Street and the terminus of said centerline.
The sidelines of the above described strip of land shall be lengthened or shortened, as
required, to intersect at all interior angle points, the South line of said Lot C and the south
right of way margin of said Northeast 4th Street.
All situate in the Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M.,
in the City of Renton, King County, Washington.
03127 L09 Sewer Easement Page 4
'"
\.-
N88'03'10"W NE. 41li ST.
94.39
7.5' -1, 15' CI1Y
LOT A
WIll ro I Ir') ~I ,..... o ,lei
OF RENTON
SANITARY
SEWER
EASEMENT
UNPLATTED
20'
blll~ ~I I I ~ LOT B 1,/ t.J
I I w > , -------~~--~~~~------~----~---gl~ t-N89'29'32"W w UJ ~
L_ --188~44 -~l~~ b ~
LOT 3
KING COUNTY
SHORTPLAT
NO. 675015,
REC. NO.
7509050645
aiJ IN 0 ::l LOT C N21'18'13"E ,..... , b Z C
10.21 lOl I~
103.32
LOTCliJN~~~~~NTNB~3"27~NA
NO. LUA-05-031-LLA, 1 REC. NO.
20050719900009
20'
SCALE: ," = , 00' ? 50 100 ; ,
HILLCREST SQUARE
SANITARY SEWER EASEMENT
EXHIBITB
PAGE
50F5
c6iE
\: -/DESIGN
14711 NE 29th Place, #101
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
ENGINEERING PLANNING· SURVEYING
JC>E3 N~_ 03:1.27
From:
To:
Date:
Subject:
• •
Laureen Nicolay
harry@schneiderhomes.com; skutleyarchitects@earthlink.net
07/17/20065:09:30 PM
Preliminary Comments--Bales Project Site Plan Amendment Proposal
Thank you for your patience in awaiting my review of your June 30th plans.
Preliminary Comments on Changes Needed to Obtain Approval of Site Plan Amendment Proposal:
Landscaping General: Need a more detailed landscaping plan for final approval. Add more
trees consistent with,previous approval (see Sheet L 1 of previously approved plans). Any of the
proposed landscaping areas that are less than 5' in width must be increased to a 5-feet minimum width in
order to comply with MC 4-3-0950 and 4-4-080F-7d.
Landscaping abutting R-10 Zone to the south: The subject property abuts an R-10 Zone to
the south. RMC 4-2-120A requires a 15' "landscaped visual barrier" consistent with the definition found in
RMC 4-11-120. Alternatively, the Code allows the possibility of a 10' "sight obscuring landscape strip".
Alternately, -the Code allows the possibility of a minimum 5' "sight obscuring" landscape strip with a 6'
fence (fence must be located 5 feet inside the property line). This last option would require that you obtain
approval of a landscape maintenance easement from abutting property owners prior to final approval of
your proposed amendment.
Site Plan:' It appears from your elevations, that there are decks and potentially also some
cantilevered portions of your proposed buildings that are not clearly indicated on your site plan. Please
clarify the locations (in feet) of these building projections and clearly dimension the closest portion of each
structure to the property line.
Duvall Avenue Setback: For the majority of your development, the Duvall yard is proposed at
approximately 60 feet from the street property line; however, the CS Zone requires that the maximum front
yard setback in this Zone be 15'. Evidently the maximum front yard setback was modified for the previous
applicant to allow the proposal to locate only one of 10 buildings within the required 15-foot area. Please
relocate at least the northwesterly structure so that it located within 15 feet of the Duvall Avenue line
because currently none of your proposed buildings would be sited consistent with the maximum setback.
Street R-O-W Dedication/Public Sidewalks: The main north-south sidewalk must be on public
right of way--please redraw plan to indicate previously approved right of way dedication and sidewalk on
public right of way. Once drawings are revised to relocate sidewalk, make sure the revised plans include
a minimum width of 10' of on-site street frontage landscape along Duvall. If it hasn't already been
accomplished, the actual dedication should be finalized as soon as possible. Contact Arneta Henniger at
425-430-7298 for assistance with the dedication process.
Internal sidewalks: Please revise your plans so that you do not reduce the number of internal
walkways beyond the number and amount previously approved in order to retain previously granted
modification from maximum setback requirements of RMC 4-2-120A. See walkway criteria under footnote
#15 of RMC 4-2-120C.
Elevations: Those elevations that were provided were acceptable. However, not all building
elevations were provided. For final approval, each elevation will be required (N, S, E, W). Since both the
previously approved project and your modifications to the approved project basically propose that the front
facades of the interior units are facing the central open space area, please make sure your revised
elevations comply with RMC 4-3-0950: "Front facades if structures shall address ... the public court by
providing an landscaped pedestrian connection and an entry feature facing the front yard". Please ensure
that remaining facades also comply the modulation requirements of RMC 4-3-0950. Please double check
maximum height* limit of 35' is not exceeded on any elevation and that all building heights are listed on
the new elevations as well. Correct scale listed on elevation drawings. Make sure buildings comply with
maximum building length limitation of 100 feet maximum (currently elevation drawing scaie indicates a
size much greater than 100').
Separate entrances: Jennifer Henning determined that the elevations you provided indicated
compliance-with the Code's requirement that the front door not be located on the same building fa9ade as
the garage entrance. '
Parking, General: The 8' wide uncovered guest stalls would need to be increased in size to meet
the City's minimum stall width of 8.5'. Existing project has 63 stalls approved. Because the revised
• • project is proposing 84 stalls (more stalls than were/are allowed by the code and more than were
previously approved) a parking code modification is needed. Principal Planner Jennifer Henning has
indicated that, if requested, the parking code modification would be approved by staff at the same time as
an administrative site plan modification request. Please address the modification criteria of RMC
4-9-2500 in your submittal.
Parking, Guest: The easterly north south drive aisle is no longer needed to provide access for
units. We recommend you remove this additional driveway section and instead provide additional
landscaping consistent with a drainage vault in this area.
Density: Both plans comply with the density requirements of the former CS Zone.
Screened Exterior Refuse & Recyclable space: The project needs to indicate compliance with
the standards of 4-4-090. Once you have designed your project to include these spaces, please also
contact Rainier Waste Management to ensure they will be able to provide service at your proposed
locations.
* Height in Renton is measured to the mid point of the highest gable.
Laureen Nicolay
City of Renton Development Services
1055 South Grady Way
Renton WA 98055
Phone: (425) 430-7294
Fax: (425) 430-7231
In icolay@ci.renton.wa.us
cc: Henning, Jennifer; Henninger, Arneta
[Iaureen Nicolay -R~: IXI'
, • J
From:
To:
Date:
Subject:
Laureen Nicolay
Peckham, Ken
Friday, June 30, 20064:34:05 PM
Re: FYI
I looked at it only{~briefly at the counter. I probably don't need a mylar plan sheet, but in order to ultimately
approve the revis'ed plan, we will need to show depth and width dimensions for all the parking stalls
(interior and exterior). Dimension the backout room behind each garage building facade and each
uncovered parking area (standard backout room is 24'). The curb cuts also need dimensions. Thanks,
Laureen
Laureen Nicolay
City of Renton Development Services
1055 South Grady Way
Renton WA 98055
Phone: (425) 430-7294
Fax: (425) 430-7231
Inicolay@ci.renton.wa.us
»> "Ken Peckham" <ken@schneiderhomes.com> 6/30/06 4:05:03 PM >>>
Laureen,
Just wanted to let you know that we will not be dropping of a site plan
with all desired dimensions tonight. After talking with project
architect, we do have room to expand guest parking stalls.
We will endeavor to fill in the blanks on all dimensions you want called
out. If you think it would be helpful, we'd love to provide you a mylar
of the proposed site plan to overlay that on the existing approved site
plan. Let us know at your earliest convenience whether or not that will
be helpful to you and a valuable resource.
Thank you,
~'"
Ken Peckham If-
Director of Acquisitions
& Project Development
Schneider Homes, Inc.
206-248-2471
206-242-4209 (fax)
ken@schneiderhomes.com
Kathy Keolker; Mayor
February 10,2006 ... ,'
Robin B(!les "
Bales Self Storage
PO Bo~ 3015
Renton, W A 98056
CITY"~,~, ',,' RENTON ~ .. ' ;7!'~" l' I .. ··; ...
Planhingl13uildinwPubIlc Works Departmel).t
. Gregg Ziinlnerinan' P.E., Admi'nistrator ..
.sUBJECT: EXTENSION REQUEST FOR BALES,MIXED USE DEVELOPMENT
(LUA-04-015, SA-A; ECF) . . .
"Dear Mr. Bales,
This office has reviewed your request to extend an approved site plan (File No. LUA04-015,
ECF) pursuanrto Renton M~niCipal Code4-9-200L.Specific~lIy;the Code.allows the originaL
approving body to issue a single two{t)year,extension. . ,
. -' :-"-. -.. ' .
As the decision for tile Bales MixedOseDevelopment was issued on March 31; 2004, and was ' '
: valid for two years, yourr~quest is timely'. Therefore, the projec(expiration date has been'
extended to March 31, 20()8. You'should'be aware that this office is empowered to issue only ,
. one such extension. lfthe requiremi~ts of the site. plan are not cOJi1pletedbyMar~h 31, 2008, the ,.
project application will ,expire arid caimoib,e extended again.' " . . . "' . . .", . ~ .' '. . ., .
Please feel free, tocontactJennifer Herinlng:~t-(425)430-7286 should y~u 'have any further
questions or comments, regarding this extension. " .
Sincerely,
~J.;d [UiJJi
Neil Wat'ts, Director
Development Services Division
cc: vlii'e LUA04-015
Jennifer Henning ,
Stacy Tucker .
Wayne Ivary, Applicant'
~.'.
~ -------10-5-5-S-ou-th-:-· -G-ra-dy-' -W-ay----,-R-e-n-to-'-n,-W-as-h-in-gt-on-' -9-80-5-5------R E N TON * This papereontains 50% recYcled material, 30% post consumer
AHEAD OF THE CURVE
PROPERTY~CES FEE REVIEW
~ DEVELOPMENT APPLICATB REVIEW SHEET
IX.. ENVIRONMENTAL CHECKLIST REVIEW SHEET
#2004 -__ {, L-
o PLAN~W ROUTING SLIP
0",
APPLICANT: _-.-.;;:.,L~~+,rt~e::-::::-I{---.--.,:r.1)~(L~j __ .......-.:_-.,,--;-_~~_ "'~;;:;EIVED FROM
JOB ADDRESS: 'oil I --, L{ w@# -----;-(d--a~te7"-)-
NATURE OF WORK: -,=,c.:..::fj~~., 'l--t--I.J.--.>.-'I--I~....L---C!'f'>.;-----'-'J-1.-~"""'-~~'-'----""""-"'-'-'''''iI''-'--''''' ' GREEN # _____ _
o o
o
SPECIAL ASSESSMENTS AND CONNECTION FE APPLIED
SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED
NOT APPROVED FOR APPLICATION OF FEES
NEED MORE INFORMATION: o SQUARE FOOTAGE
o FRONT FOOTAGE
o
o
o
LEGAL DESCRIPTION
VICINITY MAP
OTHER
VESTED 0 NOT VESTED
This fee review supersedes and cancels fee review # dated ----;;:r-;:-:::::--=-:-===-=
'('). Q ,I" .." _ ,l"f't-0 PARENT pm# (subject to changeL
SUBJECT PROPERTY pm# 15 t:.. 30S .-jDg '1'\ -qo 1L 103~ 0 King Co. Tax Acct# (new) _______ _
,-'j' ') 31 . I-fu ~ .t.-'P -QJ02
It is the intent of this development fee analysis to put tte deve~per/owie'rgn~lOti~e, iliat the fees quoted below may be applicable to the subject site upon
development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and
off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and
determined by the applicable Utility Section.
Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit
application.
The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters.
SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT
DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE
Latecomer Aereement (pvt) WATER
Latecomer Aereement (pvt)W ASTEWA TER
Latecomer Agreement (pvt)OTHER
Svecial Assessment District/W A TER
OOOZ ~Qb..,"-e (). ()(n q /SCl.. -SCi. Sq)iOO -TB1/
Special Assessment District/W ASTEW ATER "SO(,) ? see.#~ 224.!7Z" 3L\ 'IBD
Joint Use Agreement (METRO)
Local Improvement District *
Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION
FUTURE OBLIGATIONS
SYSTEM DEVELOPMENT CHARGE -WATER # OF UNITS/ SDC FEE o Pd Prevo o Partially Pd (Ltd Exemption) J¥J.. Never Pd SQ. yt'G.
Single family residential $1,525/unit x
Mobile home dwelling unit $1220/unit in park
Apartment, Condo $915/unit not in CD or COR zones x 'M 5id\O· 06
Commercial/Industrial, $0.213/sq. ft. of property (not less than $1525.00) X caq, i 10 sf \~'1W· 43
Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) ~ ,
SYSTEM DEVELOPMENT CHARGE -WASTEWATER
o Pd Prevo o Partially Pd (Ltd Exemption) ~ Never Pd
Single family residential dwelling unit $900/unit x
Mobile home dwelling unit $720/unit x
Apartment, Condo $540/unit not in CD or COR zones x 34-\ <.? 3(0('). 00
CommerciallIndustrial, $0.126/sq. ft. of property (not less than $900.00) X S?q \10 sk \ \ i?..'2:1-. g-(o
REDEVELOPMENT CREDIT: (New -Old Flow)/New Flow X Above Fees I ,
SYSTEM DEVELOPMENT CHARGE -SURF ACEW ATER o Pd Prev. 0 Partially Pd (Ltd Exemption) IJ( Never Pd
Single family residential and mobile home dwelling unit $715/unit x
All other properties $0.249/sq ft of new impervious area of property x l40) Ocr \ '* '3L!)8?O·oS:-(not less than $715.00)
----I PRELIMINARY TOTAL $ TB\')
3/iz/o4 , .. DATE Signature of Reviewing Authority
*If subject property is within an LID, it is developer's responsibility to check with the Finance Dept. for paid/un-paid status.
**The square footage figures used are taken from the King County Assessor's map and are approximate only.
*(1eQO,<; VtJ'tt C~m.~o'i) ber,,/~ rey'n1t~
EFFECTIVE January 1, 2004 ~,I ~c' I (,\, 11 <J0'( QI{ Q... \ :::s...>~o. .
,,;
'< II)
III 11
11 II) < 1-" II)
~
=' 0
N
0
0
~
East Renton Interceptor Special Assessment District
KC Tax Account Number
Owner's Name
KC Recording Number
Parcel Number
Special Assess. Dist. No.
Ordinance Number
Publication Date
Effective Date of Ordinance
Date of Calculation
Original Assessment
Interest Rate
Peak (% of Base)
Base Plus Interest
Max. Peaked Assessment
152305-9094;-9071 ;-9034;-9036;-9031 ;-9102
Bales Lmtd & Bales Self-Storage Partnerships
9606210966
LUA-04-015 (6 parcels [ 34 units 1 89,110 sf] )
0002
4612
06/14/1996
07/14/1996
03/2212004
$13,782.27
4.11%
141%
$18,138.51
$19,446.78
* If The amount of base plus interest is greater
than the maximum peaked assessment, then
assess the maximum peaked assessment.
IIAdditional Interest per day $1.5519211
03/22/2004
~, CIT~F RENTON Y " "
Kathy Keolker-Wheeler, Mayor"
Planning/BuildinglPublic Works Department
Gregg Zimmerman P.E., Administrator
April 8, 2005
Wayne Ivary, AlA
Ivary & Associates, Architects
551 NE65th St.
Seattle, WA 98115
NAME" INITIALIOATE
5,fiAi-A 65': S. 1-\4) >.l i tJ (.,
Subject: Request for Minor Modifications to an Approved Site Plan -Modification #2
Bales Mixed Use DeveloPrnent(aka Hillcrest Center), LUA 04-015; ECF, SA-A
Dear Mi". Ivary:
We received your request for approval of the second minor modification to the approVed site
plan for the Bales Mixed Use Development, administratively approved on 04/05/2004. The
modifications are analyzed by comparing the approved site plan with the proposed site plan
modifications. Our response is outlined as follows.
SUMMARIZA TION OF THE REQUESTED MODIFICATIONS:
1. Relocate the drive-through lane for Building # 1: The drive-through lane is proposed to be
relocated from the south $ide of the building to the west side and be entered from the
north/front of the building and exited to the south.
2. Increase building setbackalon?:(NE4th Street : The setback of. Building # 1 would
increase from 15 feet to 28 feet from the north property line, an increase of 13 feet The
first 12 feet ,of the setback and the area between the building and drive-through lane would
be heavily landscaped with trees and" shrubs.
According to Renton Municipal Code, Section 4a-9-200:1 allows minor adjustments to an
approved site plan provided:
• The adjustment does not involve more than a ten percent (10%) increase in area or
scale "of the development!n the approved site plan; or
• The adjustment does not have a significantly greater impact on the environment and
faCilities than" the approved plan; or "
• ,The adjustment does not change the boundaries of the" originally approved plan.
ANAL YS/S OF SITE PLAN MODIFICATIONS:
Item #1: Relocate the drive-through lane for Building # 1: The drive-through lane for Building
#1, located in the northwest portion of the site is proposed to be relocated from the south side
of the building to the west side. The approved site plan illustrated the entrance to the drive-
through lane to the southeast of the building with exiting just north of same entrance. This
modification would locate the drive:-through entrance at the northeast comer of the building,
near the main site entry off of NE 4th Street. The required number of stacking spaces (5) is
shown on the modified site plan. The applicant is proposing to heavily landscape the north
side of the drive-through lane. The intent and layout of the approved site plan remains
essentially the same.
Staff supports this modification.
---+'I.~~millooolr~~oorns~\B~al&&MM~~oo~MOO~2~ernOlmllll~lelmci~al.mdo~c------------------------------~-"~RE NT 0 N 1053 South GradyWay -Renton, Washington 98055 * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE
Hillcrest Center aka Bales Mix,,_ use Development
Request for Minor Modifications to an Approved Site Plan
Page 20f2
Item # 2: Increase building setback along NE 4th Street: This building is part of a multiple
structure commercial/retail development of which each of the buildings' setbacks from the
property lines varies as not all structures front a pLiblic road. The increased building setback ,
for building #1 would allow the relocation ofthedriv~-through lane tothe north side of the "
structure. The applicant is proposing to provide additional landscaping to visually screen the
vehicl,es within the stacking are of the drive-through lane from NE 4th Street. To ensure that
the landscaping and irrigation is installed as proposed, staffreco'mmends this as a condition of
approval of the mino(amendment. The intentof the approved site plan remains essentially the
same with an overall revision to the site of less than 1 o percent. '
Staff supports this modification with condition.
, DECISION:
The site plan modifications have been' evaluated in relation to the approved site, plan. Based
on this analysis, we have determined that Items # 1 and # 2 are approved subject to the
following condition: ' . ",«\:'<:-:,;::,,:,>12:{.k~ " , '." <:.;::~::,~,j\¢~1'· <,
Condition of Approval: ""~"";qt,\\,
,l~"· Y<~j
1. The applicant s~all ins!~11 the 'landscaping, ~~', d~~i~f&~. on sheet L 1 and shall install
the irrigation g$' ,depi9te~'on she,st L2 ofthe\tnih2!rarl1~ndment submittal, received
on March 1qf2<t9~:,J(tleland~S~HlnJL~~d irriglilion, §h~1I be installed prior to final
building occfPa:cY(""S,;'y,:,o;~~;X;\~:{k:\\:4~t'~' \ " \ " ,', '
This ~dministrative lanqi usEi,~de~isiqtj;W!!l~ ''''>~,m~ll!L "if not pRrg,~_ale~ in~riting to the Hearing
Exammer on or before,p:OO PM on ,Ap,nl 2Q~&. Appealsgto tfl~ 9.?<ammer are governed by
"City of Renton Municip'al Code:Section,,:,.11Cm~Gsdditionaf information regarding the appeal,
, process may be obtaine:~frorn:;;ttle ,R~ritorltity Clejrlrs Offi~9','{42qJ 430-6510. Appeals IT)ust
befiled in writing, togetn~(*,t,QJHerequired $75.00 ~fi~I!~tl(fniee, to: " Hearing Examiner,
City of Renton, 1055Soutfi~~r~ay"yvay,'I1~nton,-W~~9~05~:"t ;i" _
. . ~:~3~>. -'. ,.,:~' . ':'" ,:. '! .. ~" '".~. ~1;~' } ;T'lt~;?" , ...'
Should you have any questioris\}r~garding"'-tris \cot,resp'6n2.e'nce, please contact Susan Fiala, "
Senior Planner, at (425) 430-7382>;~-\ ,,;,'c\' ,<-I'
Sincerely,
,1,,: PI) ~' 'Nevt '[UcWltl'
Neil Watts
Development Services Director
-Attachment: Revised site plan, landscaping and irrigation plans
cc: Owner
Jennifer Henning
Arneta Henninger
Parties of Record
Project File
· '
/ ,
/
IRRIGATION FLAN: BUILDING ONE ® -.:......:....--,------------IN SCALE, 1'= 20'-0'
IRRIGATION EQUIPMENT LEGEND
&
00
B
N
0
0
ill
DESCRIPTION
MAINLINE -SIZE 2"
LATERAL LINE -SIZE PER PIPE SIZING CHART
SLEEVE -SIZE = 2 x LINE SIZE, 2" MIN
CONTROLLER
DEDUCT WATER METER: BY OTHERS
MASTER VN...VE
DOUBLE CHECK BA.CKFlOW PREVENTER
QUICK COUPLER
REMOTE COtmlOL VN...VE
flOW SENSOR
IRRIGATION NOTES
1.
2.
3.
4.
5.
6.
7.
ALL PROPOSED pwmNG AREAS WILL BE WATERED WITH
A COMPlETE IN-GROUND AUTOMAllC IRRIGAllON SYSTEM.
PROVlDE AN IRRlGATION SYSTEM DESIGN THAT IS BASED
ON THE MINIMUM OPERATING PRESSURE AND THE
MAXIMUM flOW DEMAND FOR llHE STATIONS AND
SPRINKlERS PROPOSED. THE IRRlGAllON CONTRACTOR
SHN...L VERIFY POINT OF CONNECllON AND WATER
PRESSURE PRIOR TO CONSTRUCTION. AVOID AN(
CONFLICTS BETWEEN THE SPRINKlER SYSTEM, PLANllNG
AND ARCHITECTURAL FEATURES.
LOCAllON OF MAINLINE, SLEEVES AND VN...VES AS
SHOWN ARE SCHEMAllC. AN APPROXIMAllON OF THE
DIVISION AND NUMBER OF STAllONS IS SHOWN. DESIGN
SYSTEM TO .LOCATE MAINLINE AND VN...VES AS
APPROPRIATE TO THE INSTRUCllONS CONTAINED IN THE
SPECIFICATIONS.
CONTRACTOR SHN...L BE RESPONSIBlE FOR SLEEVES
AND CHASES UNDER PAVlNG, llHROUGH WN...LS, ETC,
UNlESS OTHERWISE NOTED.
IN AOOmON TO THE PIPE SlEEVES SHOWN ON llHE
DRAWINGS, THE CONTRACTOR SHALL BE RESPONSIBLE
FOR llHE INSTN...LAllON OF CONTROL WIRE SlEEVES OF
SUmCIENT SIZE UNDER ALL PAVED AREAS.
SPRAY AND BUBBlER SPRINKlERS WILL BE USED IN
SHRUB AND GROUNIlCOVER pwmNG AREAS. SPRAY
AND ROTOR SPRINKlERS WILL BE USED IN NEW LAWN
AREAS. SPRINKLIERS WILL HAVE HEAD-TO-HEAD
COVERAGE.
IRRIGAllON CONTRACTOR TO ROUTE COMhiON AND
CONTROL WIRE FROM THE CONTROLLER TO CONTIROL
VN...VES. CONNECT TO MAINLINE, EXCEPT AT SLEEVES.
PROVIDE ONE SPARE WIRE FROhi THE CONTROLLER TO
llHE FARTHEST VN...VE ON THE SITE AND AT THE ENDS
OF THE MAINLINE RUNS.
r
PIPE SIZING CHART
GN...LONS / MIN.
o -10
10 -16
16 -26
26 -35
35-55
PIPE SIZE
3/4 INCH
1 INCH
1-1/4 INCH
1-1/2 INCH
2 INCH
POINT OF CONNECTION
ASSEMBLY (P.O.C.)
B. PROVIDE MANUN... DRAIN VN... VES, AS NEEDED, TO ALLOW
COMPLETE GRAVlTY DRAINAGE OF llHE ENTIRE IRRIGATION SYSTEM FOR SYSTEM MAINTENANCE AND WlNTERIZAllON.
SLOPE PIPE AT 1/2% MIN. TO DRAINS.
9. 00 NOT WlWULLY DESIGN AND INSTALL THE SPRINKLER
SYSTEhi AS SHOWN ON THE DRAWINGS WHEN rr IS
OBVIOUS IN THE FIELD THAT OBSTRUCllONS, GRADE
DIFFERENCES, OR DIFFERENCES IN THE AREA
DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN
CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS
OR DIFFERENCES SHOULD BE. BROUGHT TO llHE
ATTENTION OF THE OWNER'S AlJiHORIZED
REPRESENTATIVE. IN THE EVENT THIS NOllFiCAllON IS
NOT PERFORMED, llHE IRRIGAllON COr.'TRACTOR SHN...L
ASSUME FULL RESPONStBIUTY FOR ANY REVlSIONS
NECESSARY.
10. PIPE SIZING SHN...L BE DESIGNED TO AVOID VElOCITY IN
EXCESS OF 5 FEET PER SECOND.
11. ANY DAMAGED CONCRETE OR OTHER PAVlNG SURFACE
SHN...L BE REPLACED TO MATCH EXISllNG AS PART Of'
THE CONTRACT COST.
12. INSTAlL BA.CKFlOW PREVENTION DEVlCE AS REQUIRED
BY LOCAL CODES AND HEAlTH DEPARTMENT STANDARDS.
DEVELOPMENT PlANNINC
CITY OF RENTON -
MAR 102005
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fUlir.GT .. ~/ltAnu ..... ln
rHDNE2111S12Ull1:Z/f.u.~.893D
---SHEET TITLE:
"ODIFICATIONS TO
IRRIGATION PLAN
i! BLDG. 1
REV. NO. REV. DATE
I .. ",-1$
DWG BY: (HK'O BY:
HI< t«. ~"'"~~~~
PROJ. NO: 2024
DATE: 9-39-94
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SCALE: 1'= 2/2}'-/2}'
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DEVELOPMENT PlANNING
CITY OF RENTON
MARlO 2005
RECEIVED
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SHEET TITLE:
t.fOOIRCA TlONS
TO SITE PLAN @
BUILDING 1
REV. NO. REV 1£
'9-
2 11-15-0+
3 3-10-05
DWG BY: OlK'D BY: _. .u
PROJ. NO: 2024
DArt:: 5-20-04
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LANDSCAPE PLAN: BUILDING ONE ® ~----'-------------N SCALE, 1'= 20'-0'
. I
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---"-------
PLANT LIST
~ :;;I:R:~SUNSIT UG PRUNUS SUB. 'yOSHINO'
COMMON NAME SIZE CONDmON SPACING ~ ~'t!a
'SUNSIT RED MAPLE 2" CAL. B+B AS SHOWN
~ CAlOCEDRUS DECURRENS ~ ~ THUJA PUCATA G ACER CIRCINATUM
?HRUBS & GRQUNDCOyFBS
®::-RHODODENDRON ' UNIQUE' 0--ARBUTUS UNEDO 'COMPAcTA' 0--RHAPHIOL£PSIS U.M. 'GUlf GREEN' ~ EUONYMUS MATA 'COMPACTA' 0~ VIBURNUM nNUS 'SPRING BOUQUET' \tI--VIBURNUM BURKWOODII -, F--SPIRAEA THUNBERGIJ
0---SPIRAEA 'ANTHONY WATERER'
GRQUNOCOVERS mill RUBUS CALCYNOIDES
~ GAULTHERIA SHALLON: JS TOTAL AREA
MAHONIA NERVOSA: if TOTAL AREA _ POL YSTlCUM MUNITUM: X TOTAL AREA
fr\::~;:?':J SEEDED_LAWN
PLANTING NOTES:
YOSHINO CHERRY
INCENSE CEDAR
WEsnERN RED CEDAR
VINE MAPLE
RHODODENDRON
STRAWBERRY PLANT
DWARF WHITE RHAPHIOLEPIS
COMPACT BURNING BUSH
SPRING BOUQUET VIBURNUM
BURKWDOD VIBURNUM
SPIRAEA
'ANTHONY WATERER' SPIRAEA
BRAtdBLE
SMAL
CASCADE OREGON GRAPE
SWORD FERN
2' CAL. B+B AS SHOWN
6'-8' HT. B+B AS SHOWN
6'-8' HT. B+B AS SHOWN
10 CAL. CONT. AS SHOWN
24" B+B AS SHOWN
2 GAL CONT. 4' O;C.
5 GAl. CONT. 3' O.C.
1 GAL CONT. 4' O.C.
2 GAl. CONT. 4' O.C.
2 GAL CONT. 5' O.C.
2 GAl. CONT. 4' O.C.
1 GAL CONT. S O.C.
1 GAL CONT. 18" O.C.
1 GAL CONT. 18" O.C.
4" POT CONT. 18" D.C.
1 GAL CONT. 18" O.C.
1. SLOPES IN LAWN AREAS SHALL GENERAlLY BE 3:1 RATIO OR LESS. IN OTHERS, SLOPES UP'TO 2:1 MAY BE ACCEPTABLE
WHERE SOILS ARE SUrrABLE.
2. ALL PLANTlNGS TO RECEN[ AN AUTOMATIC, UNDERGROUND IRRIGATION SYsnEM. PLANTINGS SHALL BE GROUPED TOGETHER
BY WATER REQUIREMENT. WfTH THE EXCEPTION Of LAWN AREAS, 25 PERCENT MINIMUM OF REQUIRED .LANDSCAPING
SHALL BE DROUGHT TOLfRANT SPECIES.
3. NO PLANT MATERIAL GREATER THAN TWELVE INCHES IN HEIGHT SHALL BE LOCATED WITHIN TWO FEET OF A CURB OR
OTHER PROTECTIVE BARRIER IN LANDSCAPE AREAS AOJACEiIT TO PARKING SPACES AND VEHICLE USE AREAS.
4. DECIOUOlUS TREES SHALL BE MINIMUM 1.5 INCH CAUPER SIZE MEASURED 4,5 FEET ABOVE ROOT BALL AT THE TIME Of"
PLANTlNG.
5. EVERGREEN TREES SHALL BE A MINIMUM SIX FEET IN HEIGHT MEASURED FROM TREE TOP TO THE GROUND AT THE TIME
OF PLANTlNG.
6. AT llME OF PLANTING, SHRUBS SHALL BE A MINIMUM:
SMALL SHRUBS: 12 INCHES
MEDIUM SHRUBS -18 INCHES
LARGE SHRUBS-24 INCHES
7. GRASS AND REQUIRED LANDSCAPING AREAS SHALL CONTAIN AT LEAST FOUR INCHES OF TOPSOIL AT FINISH GRADE
8. SOIL IN PARKING LOT LANDSCAPED AREAS MUST BE NONCOMPACTEO TO A DEPTH OF 18 INCHES PRIOR TO ANY PLANTlNG.
9. ALL LANDSCAPE AREAS TO RECEN[ MINIMUM TWO INCHES MULCH.
"""" or -ifB.IJr ~No.II5O.
DEVELOPMENT PlANNING
CITY OF RENTON
~KE~Y_P~L~A~N ____ ~ ____ ~®
N.T.S. MAR 102005
..... lIlST/lJIIClSCNIE~
IItt1EASTI'IK£ST/SEATlU. ... ltt
ftOE2lIU2l11113Z/fAX2Dl124119311
~~~~;-:::';.Yt;:.~'$.~
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SHEET TITLE:
11001 F ICATION
LANDSCAPE PLAN
@ BLDG. 1
REV. NO_ REV. DATE
I S--
OWG BY: CHK'O BY:
I'K tel<.
~
PROJ. NO: 2024
DATE: 9-39-94
~~j~
" ,
"'"U,IA".-Wheeler, Mayor
CITY·JF RENTON
PIanningIBuildinglPublic Works Department,
Gregg,Zimmerman P.E., Administrator
October 25,2004
Waynelyary, AlA
Ivary& Associates, Architects
551 NE 65th St ,
Seattle, WA98115 ,-'--,L. ______ ~
Subject: Request for MinorModificationsto an Approved Site Plan'
Bales Mixed Use Development (aka Hillcrest Center}; LUA04-015, ECF, SA-A ',' , '
" Dear Mr.lvary:
We received your request for approval ofa minor modificatioh to the approved site plan for the
Bales Mixed Use Oevelbpment, administratively approved on 04/05/2004. The modifications
are analyzed by comparing the approved;,site:plcfnwith the proposed site plan modifications.
Our response is outliriedas follows. ' ' , ' ,
, SUMMAR,IZA TION OF THE REQUESTED MODIFICATioNS: '
1. Replacecommunif.ybuildinq ~ith a one-stoty dw~lIinq' unit: The 1,500 sq. ft.
community building is proposed to be ,replaced with a1,59Qsq. ft. one-story dwelling' unit.' ' " ' ,',., '
-:"->"
2.' Revisedhuinber Of dwelling .unitsa(,d'dehsity:~The appr.6vednumber of units was 34
dwelling units. The proposarwbuldbe t6,addone unit; thereby slightly increasing the'
density frqm 15.4 qu/ac to 15.9:,dlliac. ' ,"
D~VELOPMENT REGULATIONS: '
Accordingtq Renton MuniclpalCode Section4a-9-200J aliolNs minor adjustments to an
approvedsiteplanprovided: "
• 'The adjustment does notinvolveinorethan a ten percent (10%) increase in area or
scaleartHe, development in the approvedsifeplan; or , ' , '
• The, adjustment does not have a significantly greater impact on the eilvironmentand
facilities than the approved plan; or '
• The' adjustment does not change the boundaries of the originally approved plan
ANAL YS/S OF SITE PLAN MODIFICA TioNS:
Item #1 Rep/ace community building with a' one-story dwelling unit: The, '1,500 sq~ ft.'
, community building is proposed to be repl~ced with a 1,590sq. ft one-story dwelling unit. The
approved site plan provided a cOll1l1Junity building for the development to be located within the
residential portioriofthe project. This mddificationwouldbe 90 sq. ft. greater than the original"
site plan approvedbuilding of 1,500 sq. ft. which is less than 10 percent increase to the overall
site plan. The building footprint would remain essentially th,e same, just slightlygreaterto allow
for a gc:irage. The intent,and layout of the approved site plan remains the same.
Staff supports this modification.
---r:rI:\Mn:'~no:;:JrrM""'od;:r.;"s\8n::ra;;Y;:le:;;'sM:r.:If;;;:;ijIS~' ~rr.<S~Wfll"""--=G'--ra~d:-y-:::W:::-::-a-y----=R-e-nt-o-n,-w,:=-:, :-as--:-h-:-in"'--g-to-n:-' -:-98".-,0:-:-5-5-------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE
:,.' ,,~
.t, CITY JF'RENTON'
PlanningIBuildinglPublic Works Depattinent
GreggZim~ermaD P.E.,Admioistrator
October 25, 2004
,,:Waynelvary,AIA "
Ivary & Associates, Architects
551 NE 65th St.' , ,
Seattle, W A ,98115
, , ,
Subject: ' Request for Minodv1odificationsto ahApproved Site Plan, . , ' , '
BalesMixedUse,Development(aka HillcrestCenter), LUA04-Q15, ECF,SA~A ',' '
, Dear Mr. Ivary:
We received your requestfqr approval ofa minormbdification to the approved site plan for the
Bales Mixed Use Dev$lbpment, administratively approved on 04/05/2004. The modifications
are analyzed by comparing the approv,edsite plahwith the proposed site' plan modifications.
Our response is outlined as follows, ", ' "
, SUMMARIZA TION OF THE REQUESTED MODIFICA nONS: .
1. ReplacecommUJiity b'uilding 'with a one-stortdwellihg ' unit: The 1 ,500 sq.' tt
'cmnmunity building:isprqposedJo be.replac::~ct with, a 1 ,5!il0 sq. ft. one-story dwelling
" unit., " ... '
."', ~:
2. Revised humber Of dwellinguhitsatfcJ density:ot.he approved number of units was 34
dwelling units. The proposal' would 'be to.:add one unit; thereby slightly increasing the
density from 15.4 dUlac to 15.9:du/ac; " , "
'.' " " . '.,. :.
D~VELOPMENT REGULATIONS:,
Accordingtq Renton MuniCipal Code ,Section4a:-9~2()0:i allows minor adjustments to an
'approved site plan provided: '., ' <'
.'
•
•
Theadjustinen(does, notftivolve mofe.than~ a ten percent (10%) increas~ in area or '
scale of the developrnent in the approved site pian; or '
The adjustmehtd6esflOt have a significantly greater impact on the environment and
facilities than'the approved plan; or
The adjustment does not change theboundariesofthe originally approved plan,
ANALYSIS OF SITE PLAN MQDIFICATIONS:
, item #1 Replace cornmimity building with a ode-story dwelling unit: The 1 ,500. $q~ ft,
community building is proposed to be replaced with a 1 ,590 sq. ft. one-story dwellirig unit. The
approved site plan provided a communitybuildirig for the developrilenttobe located within the
resid,ential portion of the project.' This mddificationw6uld,be 90 sq. ft. greater than the original .
site plan approved building of 1,500 sq. ft. which is less than 10 percent increase to the overall
site plan. The building footprint would remain essentially the same, just slightly greater to allow
for ag;3rage. The intentand layout of the approved site plan remains thesame~
Staff supports this modification.
-'-' 'n;:;rr.MIn;;no:;:JrrM!I;:;:oa;r.;"S\rtrBa;;T;le;;:JsMm;. '1:;;;:ij!S;c'I7.~CS~ .. "Mffi}:r.:;:---=G::-ra-d=-y--=W-:-:a-y----=R=-e-n-to-n--:, w:':', -as--:-h-=-in-g-to-n-, -98'":""0::-5-5-------~. * This paper contai'ns 50% recyded material, 30% post ~nsumer AHEAD OF THE CURVE.
Oakesdale Commerce Center
Request for Minor Modifications to an Approved Site Plan
Page 2 of 2
Item # 2: Revised number of dwelling units and density: The approved number of units was 34
dwelling units. The proposal would be to add one unit; thereby slightly increasing the density
froril15.4 dulac to 15.9 dulac. The maximum allowed density in the CS zone is 20 dulac. The
proposed increase by one dwelling unit remains within the allowed density of the zone and is
less than a 10 percent change to the overall site plan.
Staff supports this modification.
DECISION:
The site plan modifications have been evaluated in relation to the approved site plan. Based
on this analysis, we have determined that Items # 1 and # 2 are approved subject to the
following condition:
Condition of Approval:
1. The applicant shall submit plar,J,JEGq.y,S!i9ns, (8 % x 11) PMT's, of revised drawings
including the overall si!E~kplar(JSh"eefr1{:<(?S!!~ Plan and Sheet 1.2: Site Plan-
Residential) prior to i§.su~n~~'Of D14Hding permitsl":~">
,::1.:/" :%, ' '~;, _ kJ).. ~t.<~:' '_; "( ;":,,
This administrative land uS9:decis'iop wilLbecome'final ifinot~p~e€!led in writing to the Hearing
Examiner on or before 5:0g0PMon November 8, 2004. Ap'pea,ls'to'~the Examiner are governed
by City of Renton Municipal ~9d~i$ection 4~~~"J19. Additionc3l'ilJform)tion regarding the appeal '" .. ",::' _ '." .' "j_' :; .;;..«;, ", ~ ,0-' , .t-.:;; -,". >-.. ~. ",: process may be obtaineg\frorTith~ R~fl~()n\~i,ty~Gle'f:1(~hpffice, (425)~30-6510. Appeals must
be filed in writing, togetHer with fthE.! reqi.Jj(~4$75:00i;applicC:l,tion fee;, to: Hearing Examiner,
City of Renton, 1 055 So~thG}ady W~Y;n~~glQ:r}rj~~;~8b55. ;;~'
, . ~.; , ··~i.. .;: ¥{,:l "":2;:, • .~i)
Should you have any qu'estiOrisi:egi=!.rdiri'g,~tnis co(respondence, please contact Susan Fiala,
Senior Planner, at (425) 430-7:3a2. "",;"",,>};, ;' "" .;{'
. 'h~\ . ",;(r.. ";;;.,,,:., ~t'
'\\ ~ Si~~~r~~ 'i" ' • ~ l ()~-w:J fO y KJ~l tiJjtt5,
. Neil Watts
Development Services Director
cc: Jennifer Henning
Parties of Record
Project File
16&36'
i _
t'\oDlF"ICA.-rIO~ -IO--25-2aJL/
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
PROJECT NAME:
APPLICANT:
LOCATION OF PROPOSAL:
DESCRIPTION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
LUA-04-015, ECF, SA-A
Bales Mixed Use Development
Wayne Ivary
SW of NE 4th Street & Duvall Ave. NE
The applicant is requesting Environmental (SEPA) Review and
Administrative Site Plan approval for the construction of four commercial
buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The
commercial component would include retail, restaurant, office. and a
small espresso building. Thirty four (34) townhouse a nd semi-attached
units, a community building and common space are also proposed. The
multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently
contains two structures proposed to be removed. Access would be
provided from both NE 4th St. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided.
The project also includes the installation of landscaping, a pedestrian
walkway and necessary utility and street improvements. The project is
located in the Residential Centers Bonus Districts A and B.
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and
Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual.
The applicant shall comply with the 1998 King County Surface Water Drainage Manual. Level 2 Flow Control for the
project.
The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily
trip associated with the project. The fee shall be paid prior to the issuance of building permits.
The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The fee
shall be paid prior to the issuance of building permits.
The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per multi family dwelling unit. The fee
shall be paid prior to the issuance of building permits.
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES & CONDITIONS
APPLICATION NO(S):
PROJECT NAME:
APPLICANT:
LOCATION OF PROPOSAL:
DESCRIPTION OF PROPOSAL:
LEAD AGENCY:
Conditions'
LUA-04-015, ECF, SA-A
Bales Mixed Use Development
Wayne Ivary
SW of NE 4th Street & Duvall Ave. NE
The applicant is requesting Environmental (SEPA) Review and
Administrative Site Plan approval for the construction of four commercial
buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The
commercial component would include retail, restaurant, office and a
small espresso building. Thirty four (34) townhouse and semi-attached
units, a community building and common space are also proposed. The
multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently
contains two structures proposed to be removed. Access would be
provided from both NE 4th St. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided.
The project also includes the installation of landscaping, a pedestrian
walkway and necessary utility and street improvements. The project is
located in the Residential Centers Bonus Districts A and B.
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The applicant shall revise the landscape plan to comply with City standards for boulevard tree spacing and species
and be submitted prior to the issuance of building permits for review a nd approval by the Development Services
Project Manager and Parks Department.
2. The applicant shall revise the design of the residential buildings to provide for modulation both vertically and
horizontally as stipulated by the Centers Residential District B development standards. The revisions shall be
submitted prior to issuance of building permits for review and approval by Development Services.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental determination.
Because these notes are provided as information only, they are not subject to the appeal process for
environmental determinations.
Planning
1. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the
hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays
shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be
permitted on Sundays.
Building
1. Currently the 1997 UBC is utilized. In July 2004, the 2003 IBC becomes effective.
2. An updated soils report is required for the actual proposed structures.
3. Third floors in the townhouse units require two (2) exists over 500 sq. ft. floor area.
4. Accessible units per Table 11-B.
Fire Department
1. One hydrant is required within 150 ft. of all structures and two additional hydrants are required within 300 ft. of Bldg. 1,
2, 3 and one additional hydrant within 300 ft. of the other structures.
,
2. Separate plans and permits are required for the installation, of the fire alarm, sprinkler and kitchen hood systems.
3. Provide a list of any flammable, combustible liquids or hazardous chemicals to be used or stored on site.
4. Gates used for security shall open a full 20 ft. width and have an "Opticom" type electronic opener with a manual
override.
Plan Review -Sanitary Sewer
1. This project is required to install an 8" sanitary sewer main to serve the new development. This project is required to
install an 8" sewer main in Duvall Ave NE across the full frontage of the parcel being developed.
2. The engineer shall study and evaluate the service area for the 8" extension in Duvall Ave NE.
3. Any use in the buildings subject to oils 0 r grease shall require the installation 0 f a grease interceptor or 0 ii/water
separator as determined at the time of plan review.
4. If, per the City of Renton Fire Marshall any building is required to be sprinklered, then floor drains will be required to
be tied in to the sanitary sewer system.
5. This site is located in the East Renton Interceptor Special Assessment District (SAD). This fee is $224.52 plus
interest per residential unit and is $0.069 plus interest per square foot of the commercial property and is collected at
the time a construction permit is issued.
6. System Development Charges (SOC) are $540 per Multi-family unit and $0.126 per gross square foot of property.
These fees are collected at the time a construction permit is issued. Please note that any parcel that currently has
water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to
determine how much redevelopment credit applies.
Plan Review -Water
1. Per the City of Renton Fire Marshall, the preliminary fire flow for Bldg. 1 is 2250 GPM, for Bldg. 22,250 GPM, 2,500
GPM for Bldg. 3 and 2,000 GPM for the townhouse structures.
2. Per the City of Renton code when the required fire flow is over 2,500 GPM the fire hydrants shall be served by a main
which loops around the building or complex of buildings and reconnects back into a distribution supply main.
3. The project will be required to install a looped watermain in order to provide domestic water service, irrigation services
for the landscaping and fire protection to serve the new development. In the north portion of the site the new water
main will be required to be 12 inches in diameter and extended to the west property line and to the east property line.
The rest of the looped water main is only required to be 8 inches in diameter with a 12" extension to the west property
line at a distance of approximately 190 feet north of the south property line. Please see City of Renton water drawing
W943A for existing water main details.
4. The actual layout of the water main needs to be relocated into the drive lane.
5. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located
within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within
300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants
required is dependent on the calculated fireflow of the new commercial building. Refer to the Fire Department
comments for details.
6. Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections.
7. Pressure reducing valves shall be installed at the domestic meter if the pressure exceeds 75 psi.
8. Water System Development Charges of $0.213 per gross square foot of property may be required if not previously
paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that
currently has water and or sewer service is eligible for a prorated system development charge. Your project will be
reviewed to determine how much redevelopment credit applies.
Plan Review -Surface Water
1. A conceptual drainage plan and report was submitted and meets the requirement that the drainage control plan be
designed per the 1998 King County Surface Water Manual Level 2.
2. The Surface Water SOC fees are $0.249 but not less than $715 per square foot of new impervious area. These fees
are collected at the time a construction permit is issued.
Plan Review -Transportation
1. The Duvall Ave. NE road way section shall include the installation of 20 ft. of paving, west of that shall be a planting
strip and west of that and adjacent to the property line shall be a 5 ft. sidewalk.
2. Street improvements to include curb, gutter and sidewalk along the full frontage of both NE 4th St and Duvall Ave NE
will be required to be installed as a part of the building permit review, construction process.
3. The project will need to dedicate 10 ft. of right-of-way on Duvall Ave NE (if they have not already done so) for a total
of 30 ft. from centerline.
4. The locations of the three access points (with the middle access for emergency access only) on Duvall Ave NE are
approved.
5. The face of curb on Duvall Ave NE shall be located 20 feet from the right-of-way centerline to provide an overall
roadway width of 40 ft. providing a 14 foot through lane in each direction of travel and a 12 foot two-way turn lane.
6. The driveway approach location shown on NE 4th St shall be a right-in/right-out only access.
7. The face of the new curb on NE 4th St shall be located 33 feet from the right-of-way centerline on NE 4th St.
8. Additional street lighting along the frontage of the parcel being developed will be required to be installed by the
development. All street lights shall be designed and installed per City of Renton plans and specifications.
9. Construction of a commercial building will trigger a separate review.
10. A Traffic Report has been submitted with the formal application and is acceptable.
11. Construction of a commercial building will trigger a separate review.
12. A Traffic Report has been submitted with the formal application and is acceptable.
Plan Review -General
1. All required utility; drainage and street improvements will require separate plan submittals prepared according to City
of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network.
3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection
of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000
but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building
and construction permits, and the remainder when the permits are issued. There may be additional fees for water
service related expenses. See Drafting Standards.
4. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code.
Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be
present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100
cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall
be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will
be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater
conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be
provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the
APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant
to the City of Renton code book.
~ .• \ ,
'tr .,1.&'"
REPORT City of Renton V;~~ ~~/~JE
& Department of Planning / Building / Public \ ~
S.~~ ~JJ I~M
DECISION ENVIRONMENTAL REVIEW & ~.vJ b:ll~ ~/e.u) 313 JI&r
A DMINISTRA TIVE LAND USE ACT ~AI
DECISION DA TE: March 30, 2004
Project Name: Bales Mixed Use Development
Owners: Bales Self Storage PO Box 3015 Renton, WA 98056 (George H. Bales, Jay Bales
and Kim Bales)
Applicant/Contact: Wayne Ivary, Ivary & Associates, Architects 551 NE 65th St. Seattle, WA 98115
File Number: LUA-04-015, ECF, SA-A Project Manager: Susan A. Fiala, AICP
Project Description: The applicant is requesting Environmental (SEPA) Review and Administrative Site
Plan approval for the construction of four commercial buildings totaling (19,360 sq. ft.)
and 10 multi-family buildings. The commercial component would include retail,
restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-
attached units, a community building and common space are also proposed. The
multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains two
structures proposed to be removed. Access would be provided from both NE 4th St.
and Duvall Ave. NE. Approximately 152 parking stalls, including surface and garage
spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements. The project is
located in the Residential Centers Bonus Districts A and B.
Continued on next page ,
Project Location: SW of NE 4th Street & Duvall Ave. NE
Exist. Bldg. Area: 1,800 sq. ft. (to be removed) Proposed New Bldg. Area: 85,704 sq. ft.'
Site Area: 190,346 sq. ft. (4.37 acres-gross)
Project Location Map SA·Aerc_BALES.doc
• ",," ,-.
REPORT City of Renton
& Department of Planning / Building / Public Works
DECISION ENVIRONMENTAL REVIEW &
ADMINISTRATIVE LAND USE ACTION
DECISION DA TE: March 30, 2004
Project Name: Bales Mixed Use Development
Owners: Bales Self Storage PO Box 3015 Renton, WA 98056 (George H. Bales, Jay Bales
and Kim Bales)
Applicant/Contact: Wayne Ivary, Ivary & Associates, Architects 551 NE 65th St. Seattle, WA 98115
File Number: LUA-04-015, ECF, SA-A Project Manager: Susan A. Fiala, AICP
Project Description: The applicant is requesting Environmental (SEPA) Review and Administrative Site
Plan approval for the construction of four commercial buildings totaling (19,360 sq. ft.)
and 10 multi-family buildings. The commercial component would include retail,
restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-
attached units, a community building and common space are also proposed. The
multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains two
structures proposed to be removed. Access would be provided from both NE 4th St.
and Duvall Ave. NE. Approximately 152 parking stalls, including surface and garage
spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements. The project is
located in the Residential Centers Bonus Districts A and B.
Continued on next page
Project Location: SW of NE 4th Street & Duvall Ave. NE
Exist. Bldg. Area: 1,800 sq. ft. (to be removed) Proposed New Bldg. Area: 85,704 sq. ft.
Site Area: 190,346 sq. ft. (4.37 acres-gross)
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Project Location Map SA-Aerc_BALES.doc
City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
REPORT AND DECISION OF APRIL 5, 2004
Administrative Site Plan & Environn,,_ .al Review Committee Staff Report
LUA-04-015, ECF, SA-A
Page 2 of 14
II PART ONE: PROJECT DESCRIPTION/BACKGROUND
The applicant is proposing to construct four commercial buildings and 10 residential buildings for 34 townhouse
dwelling units on a multiple parcel site totaling 4.37 acres.
The site is zoned Center Suburban and is within the Centers Residential Bonus Districts A and B. The residential
component of the project is located within District B. As no residential component would be 100~ated within District A,
only District B standards are applicable.
The site has been designed as a campus with pedestrian connections from the commercial buildings to the
residential component. The north portion of the site would contain the three commercial structures and a small
espresso stand. The proposal includes the following: Building # 1 would be a one story fast food restaurant with
drive-through service (3,200 sq. ft.); Building # 2 would be a one story, 5,760 sq. ft. commercial -retail structure;
Building # 3 would be one story of 10,200 sq. ft. of commercial/retail space; Building # 4 would be the small, 200 sq.
ft. drive-through espresso/latte stand.
The south portion of the site would contain ten residential buildings, garages and a community building. The 34
townhouses would be divided into seven buildings of four units and three buildings of two units. Five detached
garages and nine surface parking spaces for visitors.
The site is located to the southwest of the intersection of NE 4th Street and Duvall Ave. NE. The site fronts both
streets. Two structures and outbuildings located on site would be removed or demolished. Abutting the site to the
northeast is a gas station, to the east are commercial buildings (Dairy Queen, Self-Storage, etc.), to the west are
single family residences and to the south are vacant lands soon to be annexed into the City of Renton.
Access to the site is from both NE 4th Street and Duvall Ave. NE. The NE 4th Street driveway provides the most
direct access to the commercial -retail buildings. The north driveway along Duvall Ave. NE provides access to the
commercial component with the southernmost drive for access to the residential component. Another driveway on
Duvall Ave. NE would provide for emergency access only and be gated.
The south portion of the site is approximately 2.2 acres with 34 units resulting in a density of 15.5 dulac and
complies with the District B density allowed. Pedestrian connections would be provided throughout the site to
connect the various buildings and to public sidewalks.
Landscaping would be installed along both street frontages and interior to the site to meet both parking lot and
District B landscaping/open space requirements. A meandering sidewalk is proposed along the Duvall Ave. NE
frontage to match a similar design along the Duvall Ave. NE corridor.
PART TWO: ENVIRONMENTAL REVIEW
A. Environmental Impacts
In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
1. Earth
Impacts: The subject site can be described as having portions of the site previously graded for the single
family residences. The southern third of the site gradually slopes to the east-northeast with a maximum
elevation change of four feet between the west property line and west shoulder of Duvall Ave. NE. The
north side of the gently sloping bench is bounded by an eight to ten foot high north-facing slopes that
descends at a gradient of 25%.
The site is vegetated with dense growths of blackberry bushes, Douglas Fir, cottonwood, maple, ash and
cedar trees. Based on the tree inventory and clearing plan, all vegetation would be removed except for
seven large fir and cedar trees to allow for site development. Approximately 102 trees would be removed.
The applicant submitted a Geotechnical Report prepared by Earth Consultants, Inc., dated July 15, 2003
with the land use application. The report addressed soils, groundwater, and site preparation. The report
indicates that during soil testing, a surficial layer of topsoil and vegetative layer ranging from three inches
up to twelve inches thick in one test pit was encountered. Below those layers, 1 to 1 % feet of very loose to
loose fill consisting of silty sand was found and determined not suitable for support of foundations nor as
SA-Aerc_BALES.doc
II
City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
REPORT AND DECISION OF APRIL 5, 2004
Administrative Site Plan & Environm,,, .• al Review Committee Staff Report
LUA-04-015, ECF, SA-A
Page 4 of 14
various land uses included: Residential Condominium/Townhouse; Restaurant with Drive Through,
Specialty Retail and General Office. The total gross trips would be 1,670 daily trips with 896 as new net daily
trips. The PM peak hour trips generated would be 84 new trips.
The proposal would result in an increase in traffic trips to the City's street system and, therefore, is required
to pay a traffic mitigation fee. The Transportation Mitigation Fee is calculated at a rate of $75.00 per net new
average daily trip associated with the project. The fee for this proposal is estimated at $67,200.00 (896 new
trips x $75.00 = $67,200.00). The fee is payable prior to the issuance of building permits.
Mitigation Measures: The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate
of $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the
issuance of building permits.
Policy Nexus: SEPA Environmental Regulations: Transportation Mitigation Fee Resolution No. 3100,
Ordinance 4527.
4. Fire Protection
Impacts: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed
development, subject to the condition that the applicant provide required improvements and fees. The
applicant is proposing an emergency gated access on Duvall Ave. NE. The gates must open a full 20 feet
in width and have an "Opticom" type electronic opener with a manual override.
The proposal would add new construction to the City, which would potentially impact the City's Fire
Emergency Services. Therefore, the applicant will be required to pay a Fire Mitigation Fee based on $0.52
per square foot of new commercial building area and $388.00 per multi family unit. The total fee is
estimated at $23,259.00 ($0.52 x 19,360 square feet + $388.00 x 34 units) and is payable prior to the
issuance of building permits.
Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per
square foot of new commercial building square footage and $388.00 per multi family unit. The fee shall be
paid prior to the issuance of building permits.
Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527.
5. Wetlands
Impacts: The applicant submitted a Wetland Reconnaissance report prepared by Altman Oliver Associates,
LLC, dated October 28, 2002. The report indicated that no wetlands were found on site utilizing the
appropriate methodology for wetland identification and delineation. A portion of the central part of the
property contained a hydrophytic plant community located within an isolated topographic depression. A
canopy of black cottonwoods with an understory of spirea, red-osier dogwood and Hawthorne were present
at the time of the reconnaissance on October 23,2002. Based on the evaluation, no hydric soils or evidence
of wetland hydrology was observed; therefore, it was concluded that no wetland was present.
Mitigation Measures: No further mitigation is recommended.
Policy Nexus: N/A
6. Parks and Recreation
Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It
is antiCipated that the proposed development would generate future residents that would utilize the City's
parks, recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $354.51 per multi
family dwelling unit would be required for the proposal. The fee is estimated at $12,049.94 (34 new units x
$354.41 = $12,049.94)
Mitigation Measures:
• The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per multi family dwelling
unit. The fee shall be paid prior to the issuance of building permits.
Policy Nexus: SEPA Environmental Regulations.
SA-Aerc_BALES.doc
City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
REPORT AND DECISION OF APRIL 5, 2004
Administrative Site Plan & EnvironmL .al Review Committee Staff Report
LUA-04-015, ECF, SA-A
Page 3 of 14
use as structural fill. If the site soils are exposed to excessive moisture and can not be adequately
compacted then it may be necessary to import a soil that can be compacted.
Light to moderate groundwater seepage was encountered with mottled soil and soil moisture at varying
depths throughout the site which is indicative of seasonal perched groundwater. During utility excavations,
heavy groundwater seepage may be encountered depending on the season construction work begins.
The results of the report indicate that the proposed structures can be supported using conventional spread
and continuous footing foundations systems bearing on either competent native soils or on newly placed
structural fill.
Earthwork activities are estimated at 4,500 cubic yards of grading and 2,500 cubic yards of fill. If more than
100 cubic yards of imported fill is needed, the applicant is required to complete a fill source statement due
to the projects location within the Aquifer Protection Zone 2. The applicant is proposing to utilize TESCP
measures as required to comply with code.
In order to reduce the potential for erosion and control sedimentation, staff recommends additional
mitigation to reduce potential erosion and sedimentation impacts to the site and to adjacent properties
including that the project be designed and comply with the Department of Ecology's (DOE) Erosion and
Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual.
Mitigation Measures:
• The project shall be required to be designed and comply with the Department of Ecology's (DOE)
Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater
Management Manual.
Policy Nexus: SEPA Environmental Regulations.
2. Surface Water
Impacts: There are storm drainage facilities in NE 4th St and in Duvall Ave NE. The applicant submitted a
Preliminary Storm Drainage Report prepared by Core Design Inc., dated January, 2004. The storm
drainage system is to be designed according to the 1998 King County Surface Water Design Manual for
Level 2 flow control and basic water quality. The on-site generated runoff would be conveyed to two
combined detention/water quality vaults that share one common control structure. All drainage discharge
from the pond will be conveyed via pipe to Maplewood Creek.
The report states that the vaults are designed to provide the required volume of 67,860 cubic feet (cf) live
storage and maintain the frequency and duration of storm runoff from the project. The volume provided
would be 68,100 cf. The basic water quality volume, dead storage, is required to be 16,610 cf.
A conceptual drainage plan and report was submitted and meets the requirement that the drainage control
plan be designed per the 1998 King County Surface Water Drainage Manual (KCSWDM) Level 2. To
ensure compliance, staff recommends as a mitigation measure that the applicant be required to design the
control plan according to the 1998 King County Surface Water Drainage Manual Level 2 Flow Control.
Mitigation Measures: The applicant shall comply with the 1998 King County Surface Water Drainage
Manual Level 2 Flow Control for the project.
Policy Nexus: SEPA Environmental Regulations.
3. Access/Transportation
Impacts: Access to the site is from NE 4th Street and Duvall Ave. NE. One driveway is proposed along NE
4th Street and three driveways along Duvall Ave. NE to provide ingress and egress. The middle driveway on
Duvall Ave. NE would be gated to allow for emergency access only. Street frontage improvements are
required to be installed along both streets including curb, gutter, sidewalk and lighting. A dedication of 10ft.
of right-of-way on Duvall Ave. NE is required.
A Trip Generation Analysis was submitted with the application as prepared by Transportation Consulting
Northwest, dated January 14 2004. The report estimated trips generated by the proposed mixed use
development utilizing data from the 6th edition of the Institute of Transportation Engineers (ITE) manual. The
SA-Aerc_BALES.doc
City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
Administrative Site Plan & Environm" .. ,al Review Committee Staff Report
LUA-047015 ECF. SA-A
REPORT AND DECISION OF APRIL 5, 2004 Page 5 of 14
B. Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINA TlON OF
NON-SIGNIFICANCE
Issue DNS with 14 day Appeal Period.
C. Mitigation Measures
DETERMINA TlON OF
XX NON -SIGNIFICANCE -MITIGATED.
XX Issue DNS-M with 14 day Appeal Period.
• The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and
Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual.
The applicant shall comply with the 1998 King County Surface Water Drainage Manual. Level 2 Flow Control for
the project.
• The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average
daily trip associated with the project. The fee shall be paid prior to the issuance of building permits.
• The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The
fee shall be paid prior to the issuance of building permits.
The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per multi family dwelling unit.
The fee shall be paid prior to the issuance of building permits.
PART THREE: ADMINISTRATIVE LAND USE ACTION -REPORT & DECISION
This decision on the administrative land use action is made concurrently with the environmental
determ i nation.
A. Type of Land Use Action
XX Site Plan Review Shoreline Substantial Development Permit
Conditional Use Binding Site Plan
Special Permit for Grade & Fill Administrative Code Determination
B. Exhibits
The following exhibits were entered into the record:
Exhibit NO.1: Yellow file containing: application, proof of posting and publication and other documentation
Exhibit No.2:
Exhibit NO.3:
Exhibit NO.4:
Exhibit NO.5:
Exhibit NO.6:
pertinent to this request.
Sheet 3: Site Plan (dated February 20,2004)
Sheet 4: Site Lighting and Refuse Elevations (dated Febr. 20, 2004)
Sheet L 1: Conceptual Landscape Plan (dated Febr. 20, 2004)
·Sheet C 1: Preliminary Grading and Utility Plan (dated Febr. 20, 2004)
Zoning Map, Sheet F6 West (dated March 11,2003)
C. Consistency with Site Plan Criteria
In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the
Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and
Divisional Reviewers:
1. Conformance with the comprehensive plan, its elements and policies;
The Comprehensive Plan Land Use Map designation for the project property is Center Suburban (CS).
The purpose of "Centers" is to provide a cohesive district allowing a wide range of commercial and
residential activities that provide goods and services to serve as a visual and focal point for the
surrounding residential areas. The "Center Suburban" designation is a suburban scale development
SA·Aerc _BALES .doc
City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
REPORT AND DECISION OF APRIL 5, 2004
Administrative Site Plan & Environm" .. ,al Review Committee Staff Report
LUA-04-015, ECF, SA-A
Page 6 of 14
supporting a medium intensity of activity and has site planning oriented to automobile access and
circulation along an arterial.
The proposal is consistent with the following Residential and Center Suburban policies intended to
guide development in the land use designation:
Policy LU-11.b. Future residential growth should be accommodated through: b. development of vacant
parcels in Renton's established neighborhoods. The residential component would occur on currently
vacant parcels.
Policy LU-11B.2. Serve the basic, on-going needs of the population in adjacent and surrounding
neighborhoods. The proposed mixed use facility would provide various commercial and retail uses in
several buildings including a drive-through fast food restaurant, espresso stand and retail services.
Policy LU-11B.4. Design parking lots to include pedestrian connections to store entries. The parking
lots would be located in close proximity to the proposed commercial/retail structures and have access to
pedestrian connections internal to the site as well as to public sidewalks.
Policy LU-11B.6. Promote the clustering of neighborhood serving commercial uses. The applicant has
complied by providing a mix of retail uses on the northern portion of the site.
Policy LU-11B.B. Prohibit new garden style multi family development with surface parking. Townhouse
development which includes parking within structures is the preferred form of multi family development.
Of the 34 dwelling units, 32 would be townhouse units with garage parking. The two semi-attached units
would also have garage parking. There would be five detached garage buildings with 18 stalls to serve
the residents. The only surface parking would be for visitors and include 9 spaces.
2. Conformance with existing land use regulations;
The subject site is zoned Center Suburban (CS). The Center Suburban zone was established to
provide for mixed-use commercial centers located outside downtown Renton. The allowed uses
promote commercial and retail opportunities for residents to shop locally. Uses and standards allow
complementary, higher-density residential development that supports the Centers. The Centers
Residential Bonus District B is intended to ensure high quality residential projects which complement
commercial uses.
The CS zone allows retail sales and offices uses as primary permitted uses within this zone. The
Centers Residential Bonus District B allows townhouses with up to four consecutively attached and
semi-attached units.
The proposal's satisfaction of the applicable development standards of the CS zone and District Bare
discussed below:
Lot Coverage -The maximum lot coverage allowed in the CS zone and District B is 65% for projects
without structured parking. The north portion of the site with the commercial buildings would be 20.6%
(19,360 sq. ft. footprint / 93,949 sq. ft. site area = 20.6%). For the residential portion on the south, the
lot coverage would be 28.9% (27,870 sq. ft. footprint / 96,397 sq. ft. site area = 28.9%) which is below
the maximum allowed in the CS zone and District B. In terms of the entire site, the lot coverage would
be 24.8% (47,230 sq. ft. total footprint /190,346 sq. ft. total site area = 24.8%) which remains below the
maximum allowed.
Setbacks -The CS zone requires a minimum 10 foot front yard and side yard along a street setback
which can be modified through the site plan review process and a maximum of 15 feet. The front yards
of the two structures along NE 4th St. would be 12 ft. for Building # 1 and 15 ft. for Building # 2. The side
yard along a street, in this case, Duvall Ave. NE would be 10ft.
A minimum rear yard of 15 feet is required for this project as it abuts residential zoned property to the
south which is currently in King County but will soon be annexed into the City of Renton. The buildings
along the south property line would be setback 15 ft.. A minimum side yard is 15 feet if the lot abuts or
is adjacent to a residential zone which is not applicable for this project. However, the buildings along the
west property line would be setback a minimum of 11 ft. to 15 ft.
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District B does not permit detached accessory garages to be within 20 ft. of a public street. No
detached garages are proposed along Duvall Ave. NE. Also, buildings must be a minimum of 3 feet
setback along the side yards with no projections permitted within the setback. The project complies with
the required setbacks of both the CS zone and District B.
Landscaping -The CS zone requires a minimum 10 foot landscaped setback from all street frontages
which would be provided along both NE 4th St. and Duvall Ave. NE. The landscaped strips would include
a mixture of shrubs, groundcover and ornamental trees. The street trees would be along both frontages.
The rear yard of the site would be the residential component which abuts residential currently in King
County and soon to be annexed into the City of Renton as R-8. However, since residential abuts
residential, no additional landscaping is required per code. The applicant would provide a minimum
width of five feet along the south property line to include an evergreen hedge and shade trees.
The Parks Department has indicated that the boulevard tree spacing of 30 ft. on center (oc) is too close.
Depending on species, the trees should be no closer than 50 ft. oc and up to 75 ft. oc for Duvall and NE
4th Street. Shade trees should be offset according to Boulevard trees along the existing Duvall and NE
3rd/4th Street Corridor. All landscaping located outside the property boundaries must be maintained by
the applicant (owner). Parks staff would like to see more information on whether or not overhead utility
lines exist above the proposed trees on NE 4th and Duvall Ave. NE. Staff recommends as a condition of
approval that the applicant revise the landscape plan to comply with City standards for tree planting and
spacing.
Parking lots that are greater than 10,000 sq. ft. require a minimum of 5% interior landscaping. The
commercial portion has a parking area of 35,286 sq. ft. with 1,764 sq. ft. required and 2,690 sq. ft.
provided. The residential portion has 3,500 sq. ft. of interior parking area landscaping. The project
complies with the landscaping requirement for large parking lots.
District B requires a minimum of 250 sq. ft. of landscaping or private yard abutting each dwelling unit.
For 34 units, 8,500 sq. ft. is required and 10,370 sq. ft. would be provided along with 7,920 sq. ft. of
landscape common space and thus complies with the development standard. The common space
forms a central courtyard for five residential buildings and includes a looped pedestrian sidewalk.
All landscaped areas must be fully irrigated and be a minimum of five feet in width. At the time of
building permit submittal a detailed landscape plan with species identified must be submitted along with
an irrigation plan.
Building Height -The maximum building height permitted is 35 feet for District B and 50 feet for the CS
zone. Building # 1 would be 29 ft.; Building # 2 would be 26 ft.; Building # 3 would be 35 ft. as measured
to the midpoint of the gable roof, which is the tower element. Building # 4 and the community building
would each be 13 ft. in height. For the residential portion which is in District B, the four unit buildings
would be 30 ft. tall and the two unit buildings would be 31 ft. All proposed buildings would be in
compliance with the District Band CS zone development standard.
Parking -The parking regulations require a specific number of off-street parking stalls be provided
based on the amount of square footage dedicated to certain uses. The following ratios would be
applicable to the site:
Use Ratio Required/Provided
Sit-down/drive throuqh restaurant 1 space per 75 sq. ft. 27/27
Retail Sales 4 spaces per 1,000 sq. ft. 64/64
Attached dwellinq 1.75 spaces per unit 56/57
Semi-attached dwelling 2 spaces per unit 4/4
Loading (if deliveries made) 1 designated space 1/1
TOTAL 152/153
Based on these requirements, 152 parking spaces would be required to meet code. The applicant
proposes to provide 153 parking spaces. Of these 153 spaces, 92 spaces would be for the commercial
retail component including one loading/delivery space and the remaining 61 would be for residential. Six
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spaces must be designated as accessible and it appears that five are labeled on the site plan. Staff
states that the required number of accessible spaces be designated to meet code.
The Centers Residential Bonus District B requires parking to be provided within an enclosed structure
that faces a different fa<;ade than the main entry of the building. The main entry of the residential
buildings is either turned at 90 degrees from the garage entry or faces the common courtyard. Parking
is located either on the first floor of the townhouse units or within detached garages. Surface parking is
provided for visitors and is greater than 30 feet setback from the Duvall Ave. NE street frontage. The
project complies with the District B standard for parking.
Density -The allowed density range in the CS zone is a minimum of 10 to a maximum of 20 dwelling
units per net acre. Net density is calculated after critical areas, public rights-of way and portions of
private roadways serving more than three units are deducted from the gross acreage of the site. After
the deduction of the street dedication ( 3,270 sq. ft.) for the two south parcels for the residential portion
from the 96,397 gross square foot site (96,397 sq. ft. -3,270 sq. ft. = 93,127 net sq. ft. or 2.13 net
acres), the proposal would arrive at a net density of 15.96 dwelling units per acre (34 units I 2.13 acres = 15.96 dulac), which is within the allowed density range of the CS zone. A bonus density was not
requested per the District B allowed 36 dwelling units per acre.
Minimum Land Area per Dwelling Unit - A minimum of 1,200 square feet must be provided for each
dwelling unit, of which a minimum of 250 square feet must be developed as landscaped yard abutting
each unit. For 34 units, 8,500 sq. ft. of landscaping is required (34 du x 250 sq. ft. = 8,500 sq. ft.) and
10,370 sq. ft. would be provided. The residential portion provides 2,691 sq. ft. of land area per dwelling
unit which is greater than the required 1,200 sq. ft. and thus complies with this requirement.
District B: Building Limitations -
Building Design Standards: Variation or modulation of vertical and horizontal facades is required at a
minimum of 2 ft. at an interval of a minimum of 40 ft. on a building face. Based on the elevations and
footprints of Buildings # 5 through 9 of the residential portion, they do not meet the modulation
requirement for a 2 ft. inflection or setback. The proposed balconies are only on the second level and
do not provide the required modulation. Modulation breaks up the entire plane/fa<;ade. Staff
recommends as a condition of approval, that the applicant revise the residential buildings, number five
through nine to provide the required modulation.
Maximum Building Length: All residential buildings are less than 100 feet in length which is in
compliance.
Building Location: The relationship of the dwelling, parking and street shall create the appearance of a
single family neighborhood. The residential buildings would face a common space or green space. The
looped road design is similar to the 4th & Union development located at NE 4th and Union Ave. NE (LUA
01-082). Sidewalks are provided to connect the residential buildings to each other and to public
sidewalks.
Garage Structure/Entry and Exit: None of the proposed attached or detached garages would open
directly to a principal or minor arterial street. The garages would face an internal road.
3. Mitigation of impacts to surrounding properties and uses;
The proposed development of the site is not anticipated to impact adjacent properties and uses. All
buildings have been sited to provide for code required setbacks from each property line and provide
landscaping along the street frontages. The abutting property to the northeast is an existing gas station
and is zoned Center Suburban (CS). The properties to the west and east are zoned CS and include
commercial retail uses (Dairy Queen, self storage facility). To the south, the lands are currently under
the jurisdiction of King County, however, annexation of the property is underway (Carlo Annexation) and
will be in the City of Renton limits in Summer 2004 and be rezoned to R-8.
The north portion of the site would contain four commercial buildings located in proximity to existing
commercial uses. The south portion would be residential buildings that are sited in proximity to existing
and proposed residential. To provide both a physical and visual buffer to the properties to the west and
south, a minimum of five feet to almost 15 feet of a landscaping screen consisting of evergreens is
proposed.
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City of Renton PIBIPW Department
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Administrative Site Plan & Environm... .dl Review Committee Staff Report
LUA-04-015, ECF, SA-A
REPORT AND DECISION OF APRIL 5, 2004 Page 9 of 14
According to code, parking lot lighting fixtures are to be non-glare and mounted no more than 25 feet
above the ground. This is to help minimize the impact onto adjacent properties.
Potential short-term noise and traffic impacts would result from the initial construction of the project to
adjacent properties. The applicant would be required to comply with existing code provisions that
establish the allowed hours of construction activities for projects within 300 feet of residential uses to
weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to
9:00 am on Saturdays and no work is permitted on Sundays.
4. Mitigation of impacts of the proposed site plan to the site;
The scale, height and bulk of the commercial buildings are appropriate for the north portion of the site.
The residential buildings for townhouses and semi-attached units would be either three stories or one
story. All buildings meet setback requirements and provide landscaped areas between buildings and
parking lots.
Pedestrian connections throughout the site would be provided to connect the commercial buildings to
the parking areas and connect to the residential portion. The interior sidewalks would connect to the
public sidewalks. A large common open space is proposed in the residential portion where five of the
townhouse buildings would face and contain sidewalks around its perimeter. .
The proposal is not expected to adversely impact the site. There are no significant natural or sensitive
features on the property that would be impacted by the proposal. Construction activities related to the
initial development of the project would be required to utilize best management practices through code
requirements for an approved Temporary Erosion and Sedimentation Control Plan (TESCP).
5. Conservation of area-wide property values;
The proposed development is expected to conserve and possibly increase property values in the vicinity
of the site. The development of the underutilized site provides improvements to infrastructure and
landscaping. The development would potentially provide additional employment opportunities to the
City.
6. Safety and efficiency of vehicle and pedestrian circulation;
Vehicular access to the site is via NE 4th Street and Duvall Ave. NE. One driveway would be located on
NE 4th Street and three driveways including a gated emergency access would be on Duvall Ave. NE. No
vehicular connection is proposed between the commercial and residential components. However, a
pedestrian connection would be provided to connect the two components.
The proposed development includes pedestrian linkages to the building entrance, as well as sufficient
driveway entrances and interior vehicle circulation and parking. The organization of the buildings and
site elements provides for adequate separation of each circulation mode.
The applicant is required to dedicate ten feet (10ft.) of public right-of-way for Duvall Ave. NE. A
restrictive covenant was placed on one of the parcels fronting Duvall Ave. NE at the time the property
was annexed/rezoned into the City of Renton in 1985. From the west of the center line of Duvall Ave.
NE there is 20 ft. of ROW that exists. The applicant is requesting the City to remove one condition of
the covenant requiring 30 feet of dedication. However, there is already 20 feet of ROWand with the
additional 10 feet, the condition will be satisfied. Therefore, once the deed of dedication is processed
and completed, staff will then process the appropriate paperwork to City Council stating that the
condition has been met and should be removed from the property.
Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development
Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic Planning Section will
review construction-related impacts prior to issuing final construction permits.
7. Provision of adequate light and air;
All buildings, except for the garages, would provide windows to allow light to enter the building and air to
circulate around the buildings. It is anticipated that shadows would not be cast on public areas nor
would a wind-tunnel effect occur due to the siting and height of the proposed structures.
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Exterior onsite lighting, including security and parking lot lighting, would be regulated by code.
Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building
or the ground and can not trespass beyond the property lines. Staff does not anticipate that exterior
lighting would become an issue due to the siting of the building and parking lot and the adjacent uses
provided code requirements are met.
8. Mitigation of noise, odors and other harmful or unhealthy conditions;
It is anticipated that the most Significant noise, odor and other potentially harmful impacts would occur
during the construction phase of the project. The applicant will be required to submit a Construction
Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust,
traffic controls, etc. prior to any construction/building permits being issued.
The proposed development does not appear that it would not generate any harmful or unhealthy
conditions. After project completion, vehicular traffic activities typically generate some additional noise;
however, these levels would be those normally associated with commercial, retail and residential uses.
9. Availability of public services and facilities to accommodate the proposed use; and
The current infrastructure includes the following existing conditions. There is an existing 24" sanitary
sewer main (East Renton Interceptor) in NE 4th St. This project site is located in the 565 Water
Pressure Zone. Static pressure is approximately 71 psi at street level. There is an existing 8"
watermain located in NE 4th St. There is an existing 8" watermain located in Duvall Ave. NE connected
to a 12" watermain in Duvall Ave NE in the general vicinity of the proposed development.
Several of the required improvements include: installing a looped water main; installing fire hydrants
and Storz fittings; installing a sanitary sewer main; street frontage improvements; and a street
dedication. Please refer to Advisory Notes for code required improvements.
Fire Department and Police staff have indicated that the City's existing facilities and resources are
adequate to accommodate the subject proposal, provided that the applicant pay the appropriate Fire
Mitigation Fee. The City's Environmental Review Committee required the applicant to pay a Fire
Mitigation Fee in the amount of $0.52 per square foot of building area and $388.00 per multi-family unit.
10. Prevention of neighborhood deterioration and blight.
The proposal would result in the development of a mixed of uses including commercial and residential
buildings with coordinated site improvements including landscaping, parking, signage and lighting . .It is
antiCipated that the development would contribute to the neighborhood by construction of multiple
buildings providing opportunities for employment and housing in the area. No deterioration or blight is
expected to occur as a result of this proposal.
xx Copies of al/ Review Comments are contained in the Official File.
Copies of al/ Review Comments are attached to this report.
D. Findings
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The Applicant has requested Environmental (SEPA) Review and Administrative Site Plan
Approval for the Bales Mixed Use Development, File No. LUA-04-015, ECF, SA-A.
2. Environmental Review: The applicant's file containing the application, State Environmental Policy Act
(SEPA) documentation, the comments from various City departments, the public notices requesting
citizen comment and other pertinent documents was entered as Exhibit No.1.
3. Site Plan Review: The applicant's site plan application complies with the requirements for information
for site plan review provided all advisory notes and conditions of approval are complied with. The
applicant's site plan and other project drawings are entered as Exhibits No.2 through Exhibit No.6.
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City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
REPORT AND DECISION OF APRIL 5, 2004
Administrative Site Plan & Environmc .. ,al Review Committee Staff Report
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Page 11 of 14
4. Centers Residential Bonus Districts: The project generally complies with the development standards
of the Centers Residential Bonus District B, provided the applicant complies with conditions of approval.
5. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan land use
designation of Center Suburban (CS).
6. Zoning: The Site Plan as presented, complies with the zoning requirements and development standards
of the Center Suburban (CS) zoning designation, provided all conditions of approval are satisfied.
7. Existing Land Use: Land uses surrounding the subject site include: single family residential and
commercial -(CS) zoned property to the west; King County (soon to be annexed to the City of Renton as
R-8) -undeveloped and residential to the south; commercial retail to the east zoned (CS); and
commercial -retail to the north zoned (CS).
E. Conclusions
1. The subject proposal complies with the policies and codes of the City of Renton, provided all advisory
notes and conditions of approval, if any, are complied with.
2. The proposal complies with the Comprehensive Plan designation of Center Suburban (CS); and the
Zoning designation of Center Suburban (CS).
3. Environmental (SEPA) review was conducted on the site in conjunction with the Administrative Site Plan
Review application.
F. Decision
The Site Plan for the Bales Mixed Use Development, File No. LUA-04-015, ECF, SA-A, is approved
subject to the following conditions:
1. The applicant shall revise the landscape plan to comply with City standards for boulevard tree spacing
and species and be submitted prior to the issuance of building permits for review and approval by the
Development Services Project Manager and Parks Department.
2. The applicant shall revise the design of the residential buildings to provide for modulation both vertically
and horizontally as stipulated by the Centers Residential District B development standards. The
revisions shall be submitted prior to issuance of building permits for review and approval by
Development Services.
EFFECTIVE DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
Neil Watts, Development Services Director Date
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City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
REPORT AND DECISION OF APRIL 5, 2004
Advisory Notes to Applicant:
Administrative Site Plan & Environm ...... at Review Committee Staff Report
LUA-04-015, ECF, SA-A
Page 12 of 14
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
1. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to
the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work
shall be permitted on Sundays.
Building
1. Currently the 1997 UBC is utilized. In July 2004, the 2003 IBC becomes effective.
2. An updated soils report is required for the actual proposed structures.
3. Third floors in the townhouse units require two (2) exists over 500 sq. ft. floor area.
4. Accessible units per Table 11-B.
Fire Department
1 . One hydrant is required within 150 ft. of all structures and two additional hydrants are required within 300 ft. of
Bldg. 1, 2, 3 and one additional hydrant within 300 ft. of the other structures.
2. Separate plans and permits are required for the installation of the fire alarm, sprinkler and kitchen hood systems.
3. Provide a list of any flammable, combustible liquids or hazardous chemicals to be used or stored on site.
4. Gates used for security shall open a full 20 ft. width and have an "Opticom" type electronic opener with a manual
override.
Plan Review -Sanitary Sewer
1. This project is required to install an 8" sanitary sewer main to serve the new development. This project is required
to install an 8" sewer main in Duvall Ave NE across the full frontage of the parcel being developed.
2. The engineer shall study and evaluate the service area for the 8" extension in Duvall Ave NE.
3. Any use in the buildings subject to oils or grease shall require the installation of a grease interceptor or oil/water
separator as determined at the time of plan review.
4. If, per the City of Renton Fire Marshall any building is required to be sprinklered, then floor drains will be required
to be tied in to the sanitary sewer system.
5. This site is located in the East Renton Interceptor Special Assessment District (SAD). This fee is $224.52 plus
interest per residential unit and is $0.069 plus interest per square foot of the commercial property and is collected
at the time a construction permit is issued.
6. System Development Charges (SOC) are $540 per Multi-family unit and $0.126 per gross square foot of property.
These fees are collected at the time a construction permit is issued. Please note that any parcel that currently has
water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to
determine how much redevelopment credit applies.
Plan Review -Water
1. Per the City of Renton Fire Marshall, the preliminary fire flow for Bldg. 1 is 2250 GPM, for Bldg. 2 2,250 GPM,
2,500 GPM for Bldg. 3 and 2,000 GPM for the townhouse structures.
2. Per the City of Renton code when the required fire flow is over 2,500 GPM the fire hydrants shall be served by a
main which loops around the building or complex of buildings and reconnects back into a distribution supply main.
3. The project will be required to install a looped watermain in order to provide domestic water service, irrigation
services for the landscaping and fire protection to serve the new development. In the north portion of the site the
new water main will be required to be 12 inches in diameter and extended to the west property line and to the east
property line. The rest of the looped water main is only required to be 8 inches in diameter with a 12" extension to
the west property line at a distance of approximately 190 feet north of the south property line. Please see City of
Renton water drawing W943A for existing water main details.
4. The actual layout of the water main needs to be relocated into the drive lane.
5. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be
located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000
GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional
hydrants required is dependent on the calculated fireflow of the new commercial building. Refer to the Fire
Department comments for details.
6. Lateral s acin of fire h drants shall be redicated on h drants bein located at street intersections.
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REPORT AND DECISION OF APRIL 5, 2004 Page 13 of 14
7. Pressure reducing valves shall be installed at the domestic meter if the pressure exceeds 75 psi.
8. Water System Development Charges of $0.213 per gross square foot of property may be required if not
previously paid. The Development Charges are collected as part of the construction permit. Please note that any
parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your
project will be reviewed to determine how much redevelopment credit applies.
Plan Review -Surface Water
1. A conceptual drainage plan and report was submitted and meets the requirement that the drainage control plan be
designed per the 1998 King County Surface Water Manual Level 2.
2. The Surface Water SDC fees are $0.249 but not less than $715 per square foot of new impervious area. These
fees are collected at the time a construction permit is issued.
Plan Review -Transportation
1. The Duvall Ave. NE road way section shall include the installation of 20 ft. of paving, west of that shall be a
planting strip and west of that and adjacent to the property line shall be a 5 ft. sidewalk.
2. Street improvements to include curb, gutter and sidewalk along the full frontage of both NE 4th St and Duvall Ave
NE will be required to be installed'as a part of the building permit review, construction process.
3. The project will need to dedicate 10 ft. of right-of-way on Duvall Ave NE (if they have not already done so) for a
total of 30 ft. from centerline.
4. The locations of the three access points (with the middle access for emergency access only) on Duvall Ave NE
are approved.
5. The face of curb on Duvall Ave NE shall be located 20 feet from the right-of-way centerline to provide an overall
roadway width of 40 ft. providing a 14 foot through lane in each direction of travel and a 12 foot two-way turn lane.
6. The driveway approach location shown on NE 4th St shall be a right-inlright-out only access.
7. The face of the new curb on NE 4th St shall be located 33 feet from the right-of-way centerline on NE 4th St.
8. Additional street lighting along the frontage of the parcel being developed will be required to be installed by the
development. All street lights shall be designed and installed per City of Renton plans and specifications.
9. Construction of a commercial building will trigger a separate review.
10. A Traffic Report has been submitted with the formal application and is acceptable.
11. Construction of a commercial building will trigger a separate review.
12. A Traffic Report has been submitted with the formal application and is acceptable.
Plan Review -General
1. All required utility; drainage and street improvements will require separate plan submittals prepared according to
City of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network.
3. Permit application must include an itemized cost estimate for these improvements. The fee for review and
inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything
over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon
application for building and construction permits, and the remainder when the permits are issued. There may be
additional fees for water service related expenses. See Drafting Standards.
4. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code.
Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will
be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more
than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-
030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site
or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters,
stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces
shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete
list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide
the a licant to the Cit of Renton code book.
SA-Aerc_BALES.doc
City of Renton PIBIPW Department
BALES MIXED USE DEVELOPMENT
Administrative Site Plan & Environm\.--.,al Review Committee Staff Report
LUA-04-015, ECF, SA-A
REPORT AND DECISION OF APRIL 5, 2004
TRANSMITTED this 5th day of April, 2004 to the owners:
Bales Self Storage (George H. Bales, Jay Bales and Kim Bales)
PO Box 3015
Renton, WA 98056
TRANSMITTED this tJh day of April, 2004 to the applicant/contact:
Wayne Ivary, Ivary & Associates, Architects
551 NE 65th St.
Seattle, WA 98115
TRANSMITTED this 5th day of April, 2004 to the following parties of record:
No parties of record.
TRANSMITTED 5th day of April, 2004 to the following:
Jennifer Henning, Development Planning
Larry Meckling, Building Official
L. Rude, Fire Prevention
Gregg Zimmerman, PBPW Administrator
Lawrence J. Warren, City Attorney
South County Journal
Page 14 of 14
Land Use Decision Appeal Process Appeals of the land use decision must be filed in writing on or
before 5:00 PM April 19,2004. If no appeals are filed by this date, the action will become final. Appeals must be
filed in writing together with the required $75.00 application fee with: Hearing Examiner, C'ity of Renton, 1055 South
Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section
4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-6510.
SA-Aerc _BALES .doc
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PROJECT CRITERIA
IIIII
TAXPAltClU.'I~ ZONB-CS·(CX»oOmlCW.lUBUlD.UI)
WITH OVJ!II.U.YDlS1'1UCT ATNOJmi POPRnOt ... Of' SITD ANDOY1lJ.LAY Dm1JCT ..... Tsotn'H POII.TIONOFSITP.
tDTU7.a-.IIO,M6SQ.PT. ~SQ.I'l'. ATCOWMBRUAL MBA H.191'IQ.I"T.ATIWSlOSNllALAABA
i8f1JB~tL£~'fI.,A8'f FOOD USE
CONSTRUCION TYPe -III-N OCCUPANCY TYP& -B
aulLDING II 5710 SQ.n. COMMERCIAl-RETAIL USl CONSTRUCTION TYPI: _ IlIoN OCCUPANCY 1YP& _ a
BUIlDING ') ,o.zoo SQ, PT. COMMIRCtA~ _ RETAil USE CONSTRUCTION TVPI-~ 8PRlNKLERED OCCUPANCY TYPII_ •
DUII.DlNG IN 2008Q.I'T.IATT!.STANO (COMMERCIAl.) COHSTRUCTION TYP& _ VoN
OCCUPANCY TYPe -8
TOTAl.. 11ZI Of' COMMERCIAL BUlUDN08 -11,1.0 IQ.".
LOTCOVI!JtAOIOf'COIII~B~.1'.IeOi'U,I4I_1O.1n'
'!lNTJ6b QM1-QpM'NT
,'TOYHiOUIU • II BUIUIIMOS)· ZO TOWNHOUSE UNITS ,""HOusa BIZ!. 1,145 SQ.FT eACH CONSTRUCTION TYPE -v·, KIt SPRINKLERED OCCUPANCY TYPe_ ft., WITH U-, GAAAGI!
4-UNIT TOWNHOUS!$-(2 BlJILOIN08). t TOWNHouse UNITS TOWNHOUUBIZ&-,.to SPWITH 264 IQ.I'T.ATTACHEDGARAGf. CONSTItUCTlOHTYPIl-V.1 HRSPRINKLDlED OCCUPANCY TYPe-R·' WITH Uo, QAAAG!
2.UNIT TOI\INHOUSeI-(2 1IUIUlINQS1 •• TOMIHOUSE UNITS TOWHHOUSeSIZE-"U'8FWlTH264 SO. ".ATTACIiEO~GE CONITRUCTION TYPe-v·, H"SPRINKLERED OCCUPANCY TYPI! -R·t WITH lH GARAQI!
'·UNIT l'OWNHCMSEI-(t aun..DING8). 2 TOMIHOU8I UNfTB TOWNHousa BIZI!. 714 lSI' WITH .. SO. PT. ATTACHE£) GARAGE CONITRUCl1ON'1'YPI_v·' HA 8MJNIQ.ER!D OCC\IPAHCV TYPE -R·t WITH U-l CJARAGI
DETACHEOCIAAACIe_{I BUILDINGS). 11 PAIUCING STAWI (4on;nco:m~-;;~JJ4I4"'n.)
OCCUPANCYTYP8_U-'
COIro&MIJNrrraUlLDlNO .'OOOSQ.PT. CONSTRUCTION TYPE -V-N SPRlNKLeRED OCCUPANCY TYpe: _ 8
TOTAL RUIDOmAl. BUILOINO AFtU ..... 144. FT. PWl11DO 8Q. FT. COMMUNITY IUII.DINO
LDTCOWRAoI REllDEHTW. ARI!A
TOWNHOUSe BUII..DINQ l'I'J>I'A'. 2700 SO • .FT. FOOl'PRJNT a TYP& 'A' TOWNHOUses. ax 2700. 1UOD 80. FT.
TONNHOLraa 8UII..DIHQ 1VP& or • De6 eo. FT. FOOTPftlNT 21VP&'8'~·2X231S111. 411080."'.
TOWNHOUSe BUlI.DINO TYPe: V-111a so. FT. POOTPRIHT 2TVPEV~·2X" •• U108Q.FT.
TOWNHOU8e 8U1LDIHQ TYPa 'C" • no 8Q. "' 1'00TPfUNT 2 TYP& 'C" TOWNHOu8E8 • 2 X 715. 1110 sa ".
4 ClARAoeaATU48Q, FT. EACH. "'10. n.
1 QAAAQIAT 484 sa FT -484 8Q FT
COMMUNITY 8UlI.OINCI TOTAL IUl8IO£NTW. FOOTlI'RINT It'J~fiT
, 2T .. 1O POOTPRINT ,...,.7 LOT ARIA _ 2ft "I ....
Rp1QCNDA' pmrrr me Q!IIB!'iT'
10UN1T8 PEA ACAI MINIMUM, 20 UNf1'8A~1!8 MAXIMUM
AfteA 01' PROPERTY AT RUIDENTIAL CieVELOPUEHT. 81,_ SCI. FT •• 2.2 ACItE8. AT20UNfTlPERACRI,44UN1T8AR!AI..1..DlIVS). ntSPROJECT PROPOSEI TO 8UILO a4 UHITI.
MINIMUM I.AHOARI!A PO UNIT Rl!1lUIRED_ 1200 Ia. FT.
ACTUAL LAND AREA PER UNIT PRO\II)I9). 2It1 8Q."'.
PARKINO AEOUIIH!M~Nft
COIIIMIRCIALAImA
BUILDING 1111-2001)10, FT. FOOD aJ!FMCIAItEA 0 1 ITAI.LI788.IJ .••.• STALLS
BUII.DINO 12-I7IOIQ. FT. COUMUCIAl.O 41'1000_ D.OrIITAU..8
IUILDINaI A-10.JDQ1Q. PT. COMMERCIAl 0 4011000_ 40.' ITAUB
BIJI.O!NCI ... -NO IHDOOA rooo sERVICe AREA. ORIY&THAU, NO PAIOONO
=~:=!COIoIM!Rt:W.AAI!Al't!QtJIR'D.1:i::IBt±I
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INTIRIOR LAfC8CAPINCJ PROVID!D • 2IIOJCMFT.7 .... JNTmtJCm~PRCMDm.
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SITE PLAN N..it:::.
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C M S, INC.
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SHEET TITLE:
SITE PLAN
D-:.,.s'r. I CHIC~ .~'r.
PROJ. NO: 2024 DATE: '1-10-03
®
~ -'DEVELOPMENT SERVICES DIVISION 'It
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Neighborhood Detail Map 4
This requirement may be waived by:
1. Property Services Section
2. Public Works Plan Review Section
3. Building Section
4. Development Planning Section
PROJECT NAME: f,4Le-=:;:-It( IXeD· (~
DATE: '/t-~f: * O~. --trrr.e ~ A1f~Le() ~l DEVELOPMENT PLANNING c?~N ~IA~ CITY OF RENTON
FEB 20 2OO't
RECEIVED
Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls
:." '.
Kathy Keolker, Mayor
November 22, 2006.
Kenneth E. Peckham
SGhneider Homes, Inc.
6510 Southce~H,:rBlvd. #1
. Tukwila, WA 98 i 88
~
CITY -,~)F RENTON
PlanriinglBuildingIPtiblic Worlcs Department
Gregg. Zimmerman P .E., Administrator
Subject:'.' Approved Site Plan Set and Process to Obtain B~ildingPeimit for
Hillcrest Towniiomes,C:jtyFil~#LU:A04.;Q lSahdli0402S'S . .
.Dear Mr.Peckh3lll:
Eric10sed are your copies oftheftllatapproved SitePlalll11odifi~atioIi. 'Please retai~ these .
. .... ,for youttecoids and use iIi pryparing youf;buildfllgpelmit applicatioiIpackage(forms "
,.,., andinstruetions encJose,d). As .Iiote4··iiLS'eP.terp~ef.~5thand Octob~r';lstletters(copies .
. ' enclosed), westillrequtte phot6:graphi~' reCinti!,6IiS 'ofthefihai'approved plan set (only . .
Sheets SP-l; Loot, £L-1 ;~&nd EL-2 neecitob~ reduced). . . .' . .
.. ~.' . ".
· Additionally;Cls noted'in iIlySeptetiI~er5thand'Octoberlst letters,the City ryquires .
coml'letioIl'of a lotlineadju~tnient(application enc}o~ed) toelimmate an'e)(istinglot line
· that would bisect the proposed'~bl,liIdings~ 'In .order not to. delay ,issuance of your ....
building permit, I recOinmend'tiiat,youbegin thl$proc~ss:a!;soon;.a~ ,possible
because co~pletingal()t lineadjustI#eritcan tak~ significantly longer than a
building permit. . , ' .. ".
· :. . , ' ' .. :' , '.
Please send the reduced plans to my attention and feel free to call with anyquestions.
Sincerely,
~n~ ..
Laureen Nicolay, Senior Planner
Development Services Division
enclosures
~
-------l-OS-S-s-ou-t-h-a-ra-dy-W-ay--R-e-n-to-n,-W-as-hi-ngt-on-98-0-S-S -. ----~-R EN TON
~~.. .. . .. ~-., , AHEAI) OF THE CURVE
Novem1?er 14, 2006
KeWleth E. Peckhall1
Schneider Homes, Inc: .
6510 S.outliceriter Blvd: # 1
TukWila,WA 98188 '
CITY OF RENTON
Planning/BuildingIPublic Worlcs Department
Gregg Zimmerman P.E., Administrator
Subject: Approval of3rdMinorM~difkatio~ of ~pprov;edSite Plan, for Hillcrest
IownlIomes-A' Portioit of the Former Bales Mixed Use: Site Plan
City Files #LUA04~015and#U040258'" .' .'
, .' . Dear Mr. Peckham: . '" ' .. "
, This}etter is sent. toinf,orrny~m thatwehaveteviewed:yourNoyemberi~th proposed revisions
. ,to the residential portion.ofth~Balessite plan .. Aprevious sitecplan,wasapprovedby the City on '
March 30~ 2004 andmodified opOcto,ber r25, ~004 ,and Aprilg, 2005, The resid~mtialportion .of .
the final ~pproved site plan authorized a'total()t3~townhouse style upits. . .
-. ..' ' .. "' "'
You propose to sligl1t1y modify the locati6ns and,elevati()llsofthepreviously approved 35
townhouse units while~c1osely mip"6ringthe originalslte, layout andinaintlliningapproved,
. building heights; The original plan. had a tQtai of 14 buildings (r fourplexes, 6 duplexes, and one. '
detached unit) and the revisedp~an proposes 9 buildings {8.fourplexes and a triplex). WIiile the'
total nurilberof units will not change, the total building squ¥e footage are proposed to change
from 30,200 to 28,404 square feet, a reduction of 1,796 sq1,Jare feet: Pavement (lfeas are
. proposed to be reduced from 28,200 t023,720 squareJeet, a re9uction of 4A80 square feet.
RentohMunicipalCo'deSectioiis 4~8-070CI0i.and4-9':20OI authori~e the pirectOrof
Development Services to grant minor amendments to approved site plans. The Site Plan
regulationsde·fine a minor adjustment or modification to an approved site plan as changes which .. ,
do not involve more thana 10% increase in area orscaIe of the development,do not have a
, significantly greater impact on the enviroiunent and facilities, and do not change the boundaries
ofthe originally approved plan (RMC 4-9-200H).
-------------I-05-5-S-ou-ili--Gr-a-dy-w--ay---R-e~n-to-n,-W-~--hi-n~-o-n--98-0-55------~-----~
, Il:\ ~, _________ ,_, __ "~., "" . ---, AHEAD OF 'fHE CURVE
Mr. Kenneth E.· Peckham
November 14, 2006
Page 2
. . . . . .'
I find tha(the proposed plan revisions (date stamped Qctob~r 24 except fodandscapeplan~hich
is dated November 13th): l)WiU not incr¢aSe t:qeoverall buildirigareahy more than 10%, arid
. will in factreducethe. total building'sqvare footageaIid anlOuntof paved are(lS;2) will not have a'
greater .impact ontheenvironmentandfacilities;aQ.d3) does not' change t4e bOliIJ.daries of the .
originally approved 'plan .. ' .' .. . .' . .. " . '.' , ". . . '.' .
. . "., ..
:. TIl~pI:Oposed.,:changes,. as,depi~ted Qntllesitej>lans' a~~;el~v,ations re'ceived.by the.City6n·
.... ...Octol;Jer24, 2006 and the 'Ian<fscapiilg-j>lanre'ceived by the' City on. November 14, 200(i.are ' .
. . hereby:approved:as aminorniodjfication.toilie:pteviously approvedsite,plani ....... • , .... '; .' . . . , " . . .,.. "', . . . . . . . . . ; " . .~;. '. . '.'
..
< .• " This decision to. approv¢ thepioposed revisions: as <I; minor inodifi.catiol) i~ subject to afourteen
.';(14)dayappe~ipe#odfroltl,the·date,6fthisietter.'·:AriYappe~lso'fthe:adininistriltive.deci§i'~n·:;
'C', • . mllstbe,file~r with,th~C,ityofRentori Ji,,~~!'E~~~ne!~t!y'5.:rOp.~., N()\t~niber28i4';2q06; ; -If. .
',.;. ; "';Y9u;haveqllestioris:r~?ardmg this,)1)1!:e~Jiori(H~l}c¢; feerfr~e'tt~~c9n:tact L<i~ree~'Nic,<>lay:at (425} . . '.
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"'~c;;. Jeffr~y~:SkutIey"
'Davi~fE''c::laytoIl., ",.'
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.' <Steve Be¢k~·Party:ofR~Cord .'
Marc RouSSb;fartyofRec()rd
AmetaHtmninger, ...• •. ,., , .. , .. ,: . ", '", ," ',::
.' File #LUA04-Q15··
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.------_~I schneider homes, inc.
6510 Southcenter Boulevard. Suite #1 • Tukwila, WA 98188. (206) 248-2471 • FAX (206) 242-4209
November 10, 2006
Laureen Nicolay, Senior Planner
Development Services Division
City of Renton
1055 South Grady Way
Renton, W A 98055
Subject: Submittal of Final Requested Change needed for Administrative Approval
Of Proposed Minor Amendment to Site Plan, City File #LUA04-115
And U040258
Dear Laureen:
Attached to this letter please find two sets ofthe revised site plan that incorporates the
change you requested per your November 7, 2006 correspondence. We hope this
satisfies your requirement.
It is our hope that this last change allows the Director to approve the overall plan
modification. If you have any additional needs, please don't hesitate to contact me.
Kenneth E. Peckhma
Director of Acquisitions
& Project Development
Schneider Homes, Inc.
Attachments
www.schneiderhomes.com SC-HN-EI-245 P8
November 7, 2006.
Kenneth E. Peckham
Schneider Homes, Inc. .' .
. 6510 Southcenter Blvd, #1'
TukWila,W A 98188
WNJtf-O IS
CITY OF~ RENTON
PlanrtingIBuildingIPublic Works Department
Gregg Zimmerman P.E.,Administrator
Subject:. Approval of Parking, Landscaping and Refuse RegulatioriModifications for·
HiJkrest 'FowilIiom:es(ForrtterBales SitePl~lD), .
. City File~ #LUAO¢:015and,U040258 .. .
. .. .: '.., .
'. Dear Mr. Peckham: .
.• As part of all. ov~rallsiteplaIirnodificllti()n pr~posa,l;' you hav~ requested three development '
standards modifications: l)A I'nodification.toinci'ease theallowe'd number ofparkirig stalls by
fourteen;' 2) a modification. to have severa:llaildscape areas less than the'standardminimum of 5'
in width; and 3) a modifica,tion 16 ih~ refu~e and recycling standatdsto have i~divi4uai rather.
than communal n.~fuse containers; ", " ' ,
, "': :' '. ' -.,' . .
Background: . The project was ori'ginally approved urtder the;'old Center.Suburban(CS} Zoning '.
regulations with a Centers Residential Bonus District overlay, and is vestedto the code .. '
requirements of early 2004. If the requestedsitephirt modifications are approved, the subject
proposal would result in the constniction of 35 new townhouse styleapa:itment units in an area
where other newmulti~familydevelopments havereceritlybeen apProved. The proposed
development would be a gatedcornmunity with only a 20' wide access road looping through the .
site. Approval of the ,parking; landscaping and refuse standard modifications. will be n.~quited as a
condition of approval for the overall revised site plan.
ParkingModificatioll Summary: This project includes a request fora modification of Section
4-4-080FIOe of the City'sParkin~ Regulations in order to provide more than the exact number of
on-site parking spaces required by the code. The current parkingregulations require a total of2
parking spaces per dwelling unit or 70 spaces in this case. You would like to provide a total of84
parking spaces for the site, an increase of 14 spaces. This equates to a ratio of approximately 2.4
parking spaces per unit.
___ U_l:Ip_enn_'_'tsa_mp_le_SIM_O_di_:C_:~_O~_d:_O_u_th_G_r_ad-y-W-aY---R-en-t-o-n,-W-as-h-in-gt-o-n-9-S-0S-'s--------~
AHEAD OF THE C'URVE
""" '
.....
Mr. Kenneth E.Peckham
Novt:imber 7,2006
Page 2 '
, Landscaping Modification Summary: "Youhaye requested a lalldscape modHicationtoretain, '
, . several mirrowlandscape areas In front 'ofthe units> IF ormer lRMCSt;:ction 4-4-080 required all "
,:Uriios<;aping 1.0 be a,minimum of5~feet in "'idth. , ' ' " "
Refuse$tandardsModificatio~ Summary:' You have requesi~da code modification to allow '
(or individualiefuse/n:cycling service for thisdeYelopment. RMCSection 4-4-Q90 requires ','
multiple unit developmentS to provide a certaiJlsquare footage ofscreened,coInmunal refuse and,
:recyCIingar¢a, ,Wast~'Ma1iagement~ Rainier has, agreed in writing io provide pickup of re~se"
, : and recycling mate,rialat~achjndividualutllt. .." , '
'. . ~. .
'::.'. ,Mo'dificati~n Autbori,ty:: Section~ 4~",080Fd and4-4~090F: aiiow the,Adminis~at~r to grant' '
,nlodificatioris' from the'parking,'parklng)pt'iiandseapin&~andl"efuse standards; :Purs'uant to RM¢ ",4':9~250D2, }ri,oi~er,to.'ap~rpy~ :,.~$¢ap:oq~~t11e:A~~"tor.mustfihd that the: pi9posal , ',,' , ',' ",', ' ','
',' "mee~s theJolJowmgcntena .. , f'". { \" "JL:,
, " '1., . "Willmeei-th¢1gbji!iHives~qii4'stifefy;1"uric, tj, ',rl"nn,C>'"'1rn''' nce,e~vifon';'ent(J( "
":' ",.. "', ;'irotectionihd"mqi~iqiit{jbiliiyintended'OX'" ;'/';qziifements, bcded~pon, "",;' :
": " " ' . ' ,," sQuiiden{jn~eTingji!iJgTni!nPafld " , '
,,,', "j.' 'i?''''''4~'f':' t.. .. ", '.' :', 2, '<'WillnofPeinj~riQUs,tQiqth "3:,'_Confor~{to~}zei1"ent¥irifi
~:., 4. ,Can bef/io»[q}tqlbe .
"., : 5~Will not~£~edteal!ver~e.(w,
, "'.,' :~Art~lysis:, ',,' , "ttfl ." \ i~:t:0:~ 1 ,_ , z" ,~. ,.' , ",' ,,' , ''ij,'' ,~ /_:~~"
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1)' "Willmeettheobje~tj :~!}f(~ai!ty,function, ap~~araTJ~e, en)ronrnentai protection and ,-,
" .' ., .',' ' maiittainability in,tetlde(J:byjh'¢,.QodeLe,q!:!jr,em€~ts;"bo/et1 u~on'sound engineering ,,' " . d ... 'of) ... ",~. "~%,' ~ • ?:.","<h ~4 )'
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, The ,applicant contends tl1}tt~~ 841par.~ng sR~ces,1Qpoe provided on-~ite would'be ,
necessary to accommodate botR-residelLts,and"glfests of the town home complex. The Fire , . . _:. . . "..' . ",.~~ ~~%"'f'..,;z....qi ;r-"":>." _ '. . . I. • ".' :. . •
:PTevep.tiort Bureau tecomlliellds appr()val,of themodificati()rtto reQucethe:likelihwd 6[, '.,'
',' ", , 'parking ,in the ,20' inteijor access.roadlfrrelane.' Th,e reducedland~caJ>ingatea,is: n~t,." •.
. 'othetWise required by tli~ <::ode and would bC ljetter atareduced scaIeinli¢ti of simply " "
, ,ornittingthis lan'dscaping',altogether. ,ThepmposedindiVidual refiiSe/recycImg,containers : "
',,'. should functi(}n :effectiveJyfor thi~ground,:reIate.d 'residtmtial development', ,'I Jirid,the ',' 0,
, " , ,proposalwQuld, also mee~theobje¢tivesandsatety, ftinction,'appearartce, eriViromnental '.
, " protecti6n and maintilinat>:ilityintended by coderequireIhents, based upon sound: ',' ,
e~giIieering jmlgment" ' , '. '. ,',. " ., ' , , .
,Wi/fnol be injurious ';ootherprop(!rty(s) in/he v,icinity., '" ':,',' ., ,,'.. " "
th~'proposed parking satfsfies code'tequitemetltsforsta.ll'Width, depth, drive aisles,and .,'
" enieig~ncy' access. The code's on-site parking requir¢mentsare intended to eiinunate ,
parIGngii11pacts to surrouhqingptoperties.Bec;:ailsdhe new townhomeconutnmitYhas, .
noirtterrial street parking possibleandhasJimited public street parking ability (no
parking is allowed on DuvaJI), the extra on-site,parking spaces should mitigate for the '
lack of nearby publicstieet parking. The reduced Width landscape areas would not be
Ul:\Pennitsamples\Modification.doc
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Mr.' Kenneth E. Peckham
November 7, 2006
Page 3
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visiblefroin,outside the complex. The indiVidualrefuselrecycle proposal should h6t .
'impactadjacenf properties. Ther~fon!;lari1 able todett<rmine that ,proposal wouldIlot:be
, jnjurioust~ oth~r properties in the ~icin:ity~ . . . '. ... ..
3j· conjorm io the -intent imdpurposeoJ th~ Code ... "
See discussion undetcriterianumber,orte. "
'.' 4)' Can,be sho~nto bejustifiedandrequir¢dforthe use and situation inte"ded.,
'. -", The 14 extra stalls art< likely to be needed due"io,thelac,kofavailable 6n~streetpitrking .. '
The applicant was not mandatedtQ provide landscaping i~·'ftontofthel.lllits;,sothe .
. ' project .could have proposed. to elimimite rather thanrerluce the smalllabdscapeislands.
-, .'The proposalforindiyidual re, "¢'ontaiilers';s oul4he workable for:'ihe townhomes.'. .
. '., ...... ,.... ' .•. ·'t'--"\-:';~,7-... , ,'. . . ". .. " . .
5.) ., 'Willnot'cfeaie ad~erse,il. .t;'(),oth~tproperty'ies <z, ';~evidnity, ". -.. ' ,", ~sstatedunder cnt~~~u~~~lj;.~h~~ropose(l;extr~,sar~~~w~u19notcre,llte adyerse .• '.
ullpacts to other pr9,~eftIe~ mJne.V1cmlty. ill. fac~-;-th~m~(hf.~lltton couldpreyen~ .,.... . ...
'potential injury to(otlier,piqp~rties i th(:vicinity bYRr(~ntirig,problems with·overflow p~r:'dng. The 1~~scaB~~6dif('" "'iji~:1J ,. terri\p~~e 4~e and wo~ld,notb6 .. ' , .. ,."
. VIsIble fromout~Jde *eslte." cqntamerssliould not have: any more
'. ..,' impactsthatthe:kndi~du~lre:,_ ,.; .~d,t~th~e'bYSingl~farililYhml1es.
' ... ' . " '. c. -,' ,:p~ J" .'. .'~., 'i'{ ...... '. .'
..... Decis~on:the requeste\Jlarki~~,m~~W .' ~~l1p::roV~l\/}The~reJlue~te~landsc?lping Illodifi~ationis approved1"l;lt~;:r~qpested refuse/recfcIiD~f~:!li!! non is approved. '. " .,' _. '. .:<\ \: .'.~~~'~~-":"'~<:.' .. , .,; ,,' "jl·:f~:t:·o".. '. . , "Ap'p~~tPr6cess:~ These a~e~~rt}~~~~~:?et~IJwpa~~ti~.H~~::~.qiJ' I anydetcr.minatio~,~··
" wntt~n appe,~1~-ac~oIIlpame4oy~tR~~(~ulr~&~7f,.QO\fihhgi~~~:JPust be filed wtththe CIty's'. .
'. Heanng Exammec(1055 South GraQKWl!)"i R'~:p,ton, WA 9&p-S7, 42543Q:..6515) no more· than 141:
. . .• . •..• ,'.' ·H~ . . $0 ..... ·"llfo . . ... " '"'' . .' .. '
. : days from thed<\te of this decision. YOUr~;sP&'I!li~L~boulCrexplain the basis, forthe appeal. ....
Section 4-8-.1 10 ofthe RentonMunicipalcode provides further irtforrpationon the appeal
.process~
Sincerely,
tDeJtUJitr>
N~iIWatts, DireCtor
'. Development Services Division
cc: Jennifer Henning
Jeffrey Skutley
Parties of Record for LUA04-015
UI:\Pennitsamples\Modification.doc
; , "
November 7, 2006.
Kenneth E. Peckham
, Schneider Home's, mc. .
6510 Southcenter Blvd. #1
TukWila, WA98188 (,.
!J/1()1,;bI6
"CITY& RENTON
Planrting/Building/Public Worlcs Department .
Gregg Zimmerman P.E., Administrator
'. '. Subject: Final Change ne~dedforAdmirii~t~ati~eApproyalofProposed .
. MinorAlnend~enttoSitePlan~ City File #11JA04015~nd U040258
. ..", ," "
Dear Mr. Peckhani: ," ,,."
, Than}( you for your Octobei 24th: rbYi~~o~~; . They address heady aU my previous
concerns with one excep#on:Ple~eproposenibre landscaping ( e;g .• trees }'along the
. apartments nQrtherly b<irder Ipcated otttlieslibjecfptopertyas:\VaSdepicted on the former
Bal~s site plan,';
Once this· change is made, please ~ubmi(twocopi~s of revised plan she,et L I so that I can '
obtain the Director's approval 6fthe oveiall p1cml!1odification . , . .... .... ~/."' .
Sincerely,
~"fJ'~""" . . . ,...... : ....... , ..... .
Laureen Nicolay, Senior Planner
Development Services Divisiop
-------------1-05-5-S-o-rn-h-G-ra-~-W--.~---R-e-n-to-n,-W--as-hm-~--on--98-0-5~5------------~·
.tn._ . AHEAD OF THE CURVE
WASTE MANAGEMENT
Laureen Nicolay
City of Renton
Renton City Hall
1055 S. Grady Way, 6th Floor
Renton, WA 98055
Dear Laureen Nicolay,
DEVELOPMENT PLANNING
CITY OF RENTOr-!
OCT 272006
RECEIVED
WASTE MANAGEMENT
8111 First Avenue South
Seattle, WA 98108
(206) 762-1152
(206) 767-4605 Fax
After a review of the modification to the site plan for Hillcrest Town homes, I do
not foresee any problems or issues with servicing the 35 unit town homes. We
will be able to provide service at each proposed unit without any foreseeable
issues. If you have any additional questions or concerns please contact me at the
information provided below.
Thank you,
Rod Rosatto
Waste Management -Seattle
Special Projects Manager
206-391-9082 cell
206-505-9072 desk
rrosatlo@wm.com
cc: Harry Schneider
Schneider Homes
6510 Southcenter Blvd
Tukwila, WA. 98188
CITY OF RENTON
Kathy Keolklfr, Mayor
PlanningIBuildingIPublic Worl(S Department
Gregg Zimmerman P.E., Administrator
October 13,2006
Kenneth E: Peckham
Schneider Homes, Inc.
6510 SoutlH~enter Blvd. #1 .
Tukwila, W A98188
Subject: CharlgesNeeded for Administrative Approval of Proposed Minor Amendment·
to Site Pl~n, Ci~y File #LUA04-o15 and U040258
Dear Mr. Peckham: : '. ' .
. Thank yb~ for the revised plan se.twe received on October 12 th.and the request (or parking imd landscape .
. modifications. We are now in tIle process of those modiflcations and expect ariapprovaldecision shortly. In
order for the City t(); issue an approval for your requested min{)f site plan ameridIn~nt, the folloWing plan.
. changes and additional information, are. needed: " . . '.
1.' Modification for tndivid~alRef,uselRecyciing ~etvices: With-the most recent plan set you submitted,
a 'letter froin W liste Management was attached which stated that they doprovide individllal residential
. services in the yicinhy bfYQur project, butmo~etlianthis stat~lIlent is~eq~ed. In~rderto proce~s your
refusemodificatipn request, wenmst receive writtendocum~iltation, that.s'tatesWaste. Management has'
.. 're~ewedyour sjte planan~ agn;est~providere!use pic~kup serVice~,ateach propose~,unit. . " . . . . '. .' ': ,'. --
2 .. Land~caping al~~gtheNortheritPr~pertyqne:: As reCJ.llested in my October 5thh:tter, please propose
in9re landscapiitg alongthenortherlyborderI6cat¢d,o~~t~e:su6ject property (as was depiCted onthe ... ,"
former Bales site plan) rather than on tpe ablittIDg:'fetail site.please do. not depict any Jaridscaping located
on the abutlmgrefailsite as part ofthispi()jlosai. '.' . ~. . .. .
. 3. Land~caping abuttingD~vanAve::Tl1elandscapings.trip betWeen Duvall Ave and the NEguest
parking spaces appears to be less than 10' Wide: Landscaping regulati()ns requireth,atthis strip be a. .
rnininitim of 1 0' wid~ .. Please revise t4~ plan,so that this landscaping strip' is it least 10' wide; probably by
'. nirilovingone6tthe three guest,parking'·spaces. : .•.. '. " ',' " . '. , ....
. .'
Pleasefeelfree to contactine at425-430~ 7294 with any questions.
Sii:l.cerely,
~'~.";.
. '
LaureenN;colay ...
Senior Planner:
cc: Jeffrey S. Skutley
David Be Clayton
Steve Beck
Ameta Hettinger
File #LUA04"115
-------------IO-5-5-S-ou-th--G-rn-dy-W--ay---R-e-nt-o-n,-W-~-h-i-n~-0-n--98-0-55-------------~ -AHEAD OF THE CURVE
" .... I."~ ~int I schneider homes. inc.
6510 Southcenter Boulevard. Suite #1 • Tukwila, WA 98188. (206) 248-2471 • FAX (206) 242-4209
October 10, 2006
Laureen Nicolay
City of Renton
Planning/BuildinglPublic Works Dept.
1055 South Grady Way
Renton, W A 98055
RE: Request for Modification of Renton's Municipal Code
Dear Ms. Nicolay:
CITY OF RENTON
RECEIVED
ocr "1" 2006
BUILDINO Of VISION
This correspondence by Schneider Homes, Inc. requests approval of a modification to
Renton's Municipal Code in accordance with RMC 4-9-250D as it pertains to changes in
both landscaping and parking requirements per the city of Renton's adopted development
standards.
The first request for a code modification pertains to landscaping areas that do not meet
the minimum width of five feet, whereas in some instances Schneider Homes has
proposed the placement of landscaping areas that are as narrow as 2' 5" within the
proposed project. In accordance with your policies and procedures regarding
modification of Renton's Municipal Code we forward the following rationale in
addressing your decision criteria:
The approval of landscaping areas/strips that contain less than the minimum 5 feet of width as required
by code is proposed to provide a more aesthetically pleasing alternative for the project by providing a
vegetated buffer between driveways that serve as a break between the individual residential units. These
strips also provide less overall impervious surface area, and replace what would have been paved
driveway area with more environmentally friendly landscaped areas.
Approval of this modification to the existing Renton Municipal Code will meet the objectives and safety,
function, appearance, environmental protection, and maintainability intended by the Code requirements,
based upon sound engineering and judgment.
Approval of this modification to the existing Renton Municipal Code will not be injurious to the other
property(ies) in the vicinity.
Approval of this modification conforms to the intent and purpose of the Code.
Approval of this modification can be shown to be justified for the use and the situation intended.
www.schneiderhomes.com
-
Modification request page 2 -
Approval of this modificatioll to the existing Renton Municipal Code will not create adverse impacts to
other propeny(ies) in the vicinity.
The second request to modify Renton's Municipal Code pertains to this project exceeding
the maximum allowable parking spaces as proposed and shown in the attached site plan.
In accordance with your policies and procedures regarding modification of Renton's
Municipal Code we forward the following rationale in addressing your decision criteria:
The approval of a parking configuration that exceeds the maximum number of parking spaces per
Renton's Municipal Code by a total of 23 parking spaces should be approved based on the ability of
Schneider Homes to provide head in parking, therefore eliminating the potential for those living within
the project, or visiting someone who resides in the project from parking in non designated areas and
potentially creating a hazardous situation with regards to the necessity for fire department vehicles to
adequately maneuver within the project area in the case of emergency calls.
Approval of this modification to the existing Renton Municipal Code will meet the objectives and safety,
function, appearance, environmental protection, and maintainability intended by the Code requirements,
based upon sound engineering and judgment.
Approval of this modification to the existing Renton Municipal Code will not be injurious to the other
propeny(ies) in the vicinity.
Approval of this modification conforms to the intent and purpose of the Code.
Approval of this modification can be shown to be justified for the use and the situation intended.
Approval of this modification to the existing Renton Municipal Code will not create adverse impacts to
other propeny(ies) in the vicinity.
The third request for a modification to Renton's Municipal Code pertains to the
requirement that garbage collection areas be enclosed behind a sight obscuring fence.
Whereas the applicant for this project is requesting the right to eliminate the garbage
collection areas entirely given indication by Waste Management (the refuse collection
company serving the area) that they do allow for independent pick up of all garbage in
the area ofNE 4th Street and Duvall Avenue NE.
The approval of the elimination of the garbage collection areas that are atypically required per the city
of Renton's Municipal Code should be approved based on the ability of individual residents within the
proposed project to have their garbage and recyclables picked up at each individual driveway within the
proposed project, therefore eliminating the need for the garbage/recyclable collection areas and the
requirement that these areas be enclosed behind a sight obscuring fence.
Approval of this modification to the existing Renton Municipal Code will meet the objectives and safety,
function, appearance, environmental protection, and maintainability intended by the Code requirements,
based upon sound engineering and judgment.
Approval of this modification to the existing Renton Municipal Code will not be injurious to the other
propeny(ies) in the vicinity.
Approval of this modification conforms to the intent and purpose of the Code.
"
Modification request page 3 -
Approval of this modification-can be shown to be justified for the use and the situation intended.
Approval of this modification to the existing Renton Municipal Code will not create adverse impacts to
other property(ies) in the vicinity.
If you have further questions or concerns, please contact me at 206-248-2471.
October 5? 2006,
Kenneth E. Peckham
Schneider Homes, me.
6510 Southcenter Blvd: # 1
TUkwila,WA98188
~'
CITY ~F RENTON
PlanningIBuildingIPublic Worles Department
Gregg ZimmermaJl P.E~, Administrator
Subject: ,Changes needed for Administrative Approval of Proposed ,
Mblor Amendmt:nftoSitePlan, City File #LlJAQ441S andU0402S8
Dear Mr.Peckhanl: '
'.' ~ . . ",".
,,' Thank youfor therevisedplan ~et\VereceiY~90nSeptember72nd in response to our
, September 1st COmments; In 'Order fQrt~~qityto'issue,~napproval,for your "
requested minor siteplanamehdment"th,e (ollQwingplanchanges and additional
infonnation are needed: ,,-' ' " , -
~" . ';
1. Modifications Required wi~~,'Siie PlanAm~iufment Proposal: 'In our'last
,comments; we requestedthat'yousubriiitatormal request for the extra parking and
,nartow landscaping areas in'fr()nt of the units as'Sh,ownon yourAugust26thpiaiI set
'However, the latest plans instead eliminated, the extra parking and!landscaping areas .in
lieu of asking for modifications. m order to approve~he overall Site Plan Amendment
request, the Fire Prevention Bureau requires thatthe extra parking be added as depicted
on the August'26thplan'set~ This modification issnpported by City staff and ~ilJ.bl!'
. approved, if requested formally. Likewjse,the Planning staff requests that the narrow
landscaping areas in front ofthe units be added back as shown on the August 26th plan
set. This parking lot landscaping modification is supported by City staff and willbe '
approved, if requested formally., In conjullction with your final site plan submittal,
ple,ase prepare a short written request for these modifi~ations. See RMC 4-9-:-2S0D
(enclosed) for the criteria you should address in writing~ There is no fee for
requesting these modificati.ons and they can be processed at the same time as your site
plan amendment in no greater time.
-------------1-05-5-S-0U-fu-'-G-ra-d-y-W-a-y--R-e-n-to-n,-W--~-hi-n~--6n--98-0-5-5------------~
AHEAD OF THE CURVE
Mr. Kenneth Peckham
October 5, 2006
Pagel'
" , . . . '. .'
2. Changes toLandscapePI.an:PleaSe Il1<lke the folloWing changes:'.
'. Provide at least 3 different plant.species interspersed along the' perimeter "
Jandscapear~as to better protect against future singk·species blight. .
• Please propose more landscaping along the apartments northerly border located on
the subjectpropeJ1y{as waS depicted on the former Bales site plan) i;lther than
.' .. on the abutting r~tail site .. Please do not depict any landscaping lo~ated on the
abuttIng retail site as parf of this,proposal. .... .
• Please add back the SfrawherryTrees (pi"' similat} that were omitted ~incethe
AugUst 26th plans:
'3. ,Request forM~dification 'for;!.,div~IDia:lfRefus~~ecyclingService:ln lIeu of. . ., ..•
proyidil1g th(!.scr~eni~gdetai:~/ot:~,~?o~Unal refu~~i1 recy~ling ~eas as r~~uest~d iJ;l ' .•
()Uf September 1 stcommer;tJ$: ypuha~e 2n!~lU2",appl¥forl~\~.odlficatIbIi to SectIOn RMC
.', 4-4-:090 of our refuse aIl4r,e,~yc1iq!tstalldards to allotindivid:u~l, refuse serviye to be
'provided to eachunit. ij;,1~~eeh~ure!hatWaste Man~ge.,riJtfit;~R9iizier (800-592-9995},has reyi~wedyoUfsite pl~f:k,dit~;~~~ept 2q.c c·,,~ . '~.. . .~ch~naiJId~flun~t.lnconjllnction ..
, with your finalsjte'p(ansllbtititta1'("'O ··preparea~dttenrequestfor.: ' .
. these refuse/recY~lin~lco4e;~o" ,.',' ,c4-p-i~~rir(enclOSed}(Orthe,.:. .'
.'criteria you~houlda4dressin wriJ!l1 vide,verificattbnofWaSte •... " ..
. . " . .":' ;-&., • -i1 .. ,-t<,,",,'<-:.§l$.;. fJ '. . W,] .' .. Management's apProvallalo '. "j.th;YQ . cogtiiIJ1Qdi{!~ation •.....
'. ': ".' '\) \ ".\"'""'" '. '" '.' '" . .:/~:i?;;':'~r!J~'!l, .. ' ."
' .. 4. ,.OrititSignage from F~Jlcf'~I~iY~!i<t~~: ,Th~""y~:ti."fi. '" FOj~aingt1}e P!PPQsed fence' ....... .
" ai1dga~eele~ati~n drawings1~:r~9ti~st~~;. YpVi.1?roR,~~,. . 'cates cOll1plianc~ wi~h'fenc~ .
.. code regulatIons .. HQwever,oilitl.!efence el~yatIQJls, a ~l as beenadqedJo thef~ce '" . .: '.; .' '"" . . . '''>t~"':':'-~ "t~.<-, Y.:.,. '. ,y"'\' ";;~'J{,..."f" '.' _ ',:_ . .: .
that does not comply with the. signcodel,~;J0Q;7.tqQMhinifmirri. setback becatis.e the. fence is
proposed to be located iinmediately abuttirig~the prop~rtY line~-:thus the sign would not ;
. comply with the reqllired 10-fObtminimumsetback. We .recommend that youreinove Jhe', ..
. . signa.ge from the fence elevations' because a variance from the Sign Coqe regulations ' .'
, would take approxiIllatelYQ weeks to process. You, could apply s~arately for a Sign c()de '.'
variance should you desiretopursue,a sign at this loc'ation. You may wish to review' the
. City's setback,size,andh~ights limitations for residentialsignage foupdinRMC 4-4-
·100E4(enc1osed).
The required Duvall Avenue right-of-way d~dication has now been executed and the deed ,
of dedication was sent taKing County for recording on October 2nd. '
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Mr. Kenneth Peckham
OctoberS, 2006
Page}
Completionof:LotLine.Adj'ustIilent Required:'. Please apply for the lotline.adjustmertt
. to consolidat~theunderlying parcels as soonqs p"ssible~Qhuildirigpermit'processirtgis
not delayed; lhaye enclosed·th~ lot" lineadjustmentapplicationpackage~ . This complete
'. applicationpackageshoulO·beturnedin.1() the City prior' to final'approva'lofihe requested"
site plan amertdment. . .' .' ....
. PbotQgraphi~RedUctio"sofPI~~sRefjuired: bn~ the City has "";eived 1ina!~lans
corpplying withthechang¢s noted in this . letter, we will r~ql:lestfinai photo reductions of.
eachplansheet foiaichiving. . ... i '. .. '. . .
'. . .... .... . ....• " '.'.. . .' X\~$t.r$~+:,Yf~ ,
. Jllstforyour future informati<t, . ~.i!Tlg~lit?t~lan~iltSe0ee(te41aJerfotaii landscape<f .'
. areas with your J,uiIdirig ;rt\\,~~~~'-'~) ".
Please feel free to call ~e .~ 4~,5;130~ 7294 with ~y~qU~~!fOP.S~;
f~' '.' . fiX-i;) ~f': ~ :. . -\:: .', . y'" :',
. " .. Siricerely; ~~. i'
.. ' '~"./~ •• '//-~')".' ····.l.{ / ......... //t ·l,\
. . . -.. . .' . . ". ti-· '.1.\ ,'-" •
.. . ~~~:~=~aYShtley· '~Kt:~~~~~~~.~~
DavidE. Clayton'
Steve Beck
Arneta H~hninger
File #LUA04-115
'EnClosures ..... .
RMC 4·"4-:1 00E4
RMe4~9-250D
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.----~I sChn~der homes, inc.
6510 Southcenter Boulevard. Suite #1 • Tukwila, WA 98188. (206) 248-2471 • FAX (206) 242-4209
September 22, 2006
Laureen Nicolay
City of Renton
PlanninglBuildinglPublic Works Dept.
1055 South Grady Way
Renton, W A 98055
RE: Changes needed for Administrative Approval of Minor Amendment to Site Plan,
City File #LUA04-015 and U040258 -Bales Site Plan
Dear Ms. Nicolay:
This correspondence is in reply to the letter I received from you dated September 1, 2006.
Your second paragraph addresses the two code modifications -one for the landscape
areas and the other for the parking. At this time, the code modification is being dropped,
and we are complying as we changed to single car garages on the townhomes.
The plan will be relocated in regards to the sewer line being moved from under building
41-5.
The sidewalk treatment you specified in your correspondence has been revised per your
note on the plans and the Duvall Right-of-Way Dedication is currently being addressed as
is the completion of the lot line adjustment. Core Design is the process ofthis.
If you have further questions or concerns, please contact me at 206-248-2471.
7
. KEP:bjz CITYOfRENTON ReCE,YED
SEP 222006
BUlLOINGOIVISION
www.schneiderhomes.com SC-HN-EI-245 P8
Kathy KooIker, Mayor.
September 1,2006
KennethE.Peckham
Schneider Homes, Inc.
6510 Southcenter Blvd. #1
Tukwila, WA 98188
. -t CITY -=>.,' RENTON
PlanninglBuildinglPublic Works Department
Gregg Zimmerman P.E., Administrator
SUbject: Changes needed for Administrative Approval of Minor Amendment to Site
Plan, City File #LUA04-QI5 andU040258.
Dear Mr: Peckham:
Thank you for the revised plan set we received onAugust 26th. You have requested an
,administrative approval of a minor amendment to the approved Bales project site plan
(City File #LUA04-115).
Additional Elements Required with Site.Plan Amendment Proposal: In order to
approve the proposed site plan changes, the City will first need to formally approve in
writing two code modifications: a landscape modification to retain several narrow
landscape areas and parking code modification to allow extra parking spaces beyond that
allowed by the code. In conjunction with your final site plan submittal, youwill need to
prepare a written request for this modification in order to keep those proposed landscape
areas less than 5-feet in width. See RMC 4-9-250 D (enclosed) for the criteria you should
address in writing. This is also true for the parking.code modification needed forthe·23
extra parking spaces. Please use the same criteria from RMC 4-9-250D to justify in
writing your request for the extra number of spaces.
Site Plan Changes Needed: In order for the City to issue an approval for your requested . .
minot site plan amendment, the following.plan changes are needed:
A proposed sewer line connection will need to relocated out from under proposed
building 41-5. See plan sheet SP-I. Please contact Arneta Henninger (425-430-7298)
with any questions regarding this revision.
-------IO-S-S-,--S-ou-th-G-r-ad-y-W-a-y---R-en-to-n,-w-as-hin-· -gt-o-n-9-g0-S-S------~
® This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE
, Mr. Kenneth Peckham · ,
,September 1, 2006
, Page2
Site Plan Changes Needed (continued):
Please update the 2004 date listed on the plans.
Please change flush sidewalks to regular raised sidewalks.
, ' Clarify the fence location with a specific line type. Does the fence entirely enclose the
, complex? Is there a gate proposed for pedestrian access to the retail center north of the
site? '
... ,"""' .. ~ 'o,.~' '< -r-, .. 1 >'. . -" .• " •• ~',
, 'Changes to Landscape PhlD:.Pl~;~emakethe follO\vihg changes:
• Add the scale and no~h'arro~i" ' "
.' M3:ke the plant syrribols 01) l~geii«(c~nsistentwith··th~·symbols used on the
planti~g plan. Sinc'e perim·~terbuildipg setbacks haveb~en reduced from those
previously appr9ved;·pl~ase'Il1:~~~lJ!:~fu~~.:R<::rim:eterpl~lings proposed are able"
to proVide effeqfive screeniiig2toJt~lpjustifYreduction oft~e setbacks., We were . , : . _, '. .} ~;·~~-'·-·~~'';·'''K-.;i?'·P'''· _ ., .' ~ ,-:. :~., .-:" " ,unable to identify whaftype§:P"fplfUlts,vver¢propos¢d,lilong portionsofthe .'
westerly propet;!Yline;" ;''c:,l:~'1J~f1 ' ,0,:., ':' '" :.?
• ,Provide at least 3 dijJeKe1]t planti.s'PJ;cies in.terspersed along the perimeter
landscape areas fo b,ett~r,p:t;"oiect against fuiirre sihgl~~sp~¢les blight.
• Please propose laridsc~ping,aIong the northerfy,tiord.~rii the apartment site rather
thanon the abutting retaif'site\~< ',,' ,c;e "
• List the number of plants,Pf6pc,sea:·i., "
• Change the common name fro:m~:s.t[~",beny'''piant'' to Strawberry "tree" .
• ' Under the condition column,add,the term "multi stem" in the small tree category.
• Irrigation plan needed for aU landscaped areas with building permit s~bmittai;
, 'Elevation Details:
., Please provide a screening detail,plan (elevations) for the refuse & recycling areas
per RMC requirements '(RMC 4-4-090D). '
., 'please also provide the proposed fence and gate elevation drawings. Rentori code
, ,does limit residential fences to 4' in height within the 10' front yard area alorig .
Duvall. ,Will the pedesirianeIitranceto the retail center also be gated? If so,
, please note on the site plan and provide an elevation for the gate. .
Mr. Kenneth Peckham .
September 1, 2006
Page 3
. Sidewalk treatment required: *: In orderto better distinguish the p~destrian walkways .'
fr~m the drive aisles ov~r time,please revise plans to provide pavers or stamped concrete
. in place ofthe proposed:painted crosswalks. Please reviSe plans to provide standard
raised (not flush) sidewal1Fsand curbing along all pedestrian walkways throughout the
development to clearly&eparate the walkways from the roadway.
* Thesiie is in a destgn overlay district that stipulates extra dmenittes beyond the
underlying CSZone standards. Per RMC 4-2-120(CJ5), the project needs to
"orient(s) development to the pedestrian through such measures as providing
pedestrian walkways peyond tho8.f! required"by.th.e Renton 'Municipal Code (RMe),
encouraging pedestrianClm~niii~~':, .'(and ''pro~'iJte~safety and visibility through
such measures as .'. :. M~nlfhizing~c()nfliCt betwee1?:.jie~'ls{rian and traffic ... "
... ;·l/ '.~-~ .. ~, :< ;:"~~: ~: ii.~
~:J:r,;' '" ~~;~c·. ~.. ", ;:t.:.> ,".', ;;i .
Completion of Duvall 199ht-of.,. Way Dedication-Requq;e~': P,lease continue to work
with Core Design to prq~e~a;with the reqllired.l\Q;·right-of~wajdedication along Duvall
so that it is completed ~rior topuildirigpdfniitl:lppl~~.~tiori; .~.
. . . .,~ .'J;~~ . ~ '<5J;jb;/;l'~:<'~;:th'~"~::"'r:; 1<;:;:~ J
Completion of Lot Li.J1e j{~ju',~tment;R¢quii~!I: Please·ftpplY fQfthe lot line adjustment
to consolidate the undet!yingpArc(;i~:~~ sgtm aShR~~iblesb, buildirlg permit processing is
not 'delayed. I have end~se.g,die~l<:)t line ~djustmehi applk~i.ion package. This should at
least be in process priort&;final.;~pproval ofthereqllest~~::~iteRHIll amendment. . \':.;, " ." '" '1;::·/t'
Photographic Reductions of:~l;tns R~quired:Onc'(hhe\City has received final plans
complying with the changesnotedlin, this letter, we wi:tfiifequest final photo reductions of
each plan sheet for archiving. .' ........ ..,'.
Please feel free to call with any questions. Thank you, Laureen
Sincerely,
~/}/{5+-
''----J:':aureen Nicara'y
Senior Planner
cc: Jeffrey S. Skutley
David E. Clayton .
Ameta Henninger'
File #LUA04-1I5
C:" • '" ,.' ' . .
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DEVELOPMENT SERVICES DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all govemmental agencies to
consider the environmental impacts of a proposal before making decisions. An Environmental Impact
Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment. The purpose of this checklist is to provide information to help you and the
agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be
done) and to help the agency decide whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are Significant, requiring preparation of an EIS. Answer the questions briefly, with the most
precise information known, or give the best deSCription you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write
"do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary
delays later.
Some questions ask about govemmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the govemmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
USE OF CHECKLIST FOR NON PROJECT PROPOSALS:
Complete this checklist for non project proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For nonproject actions (actions involving decisions on policies, plans and programs), the references in the
checklist to the words "project," "applicant," and "property or site" should be read as "proposal,"
"proposer," and "affected geographic area," respectively. DEVELOPMENT PLANNING
CITY OF RENTON
Q:\WEB\PW\DEVSERV\Forms\Planning\envchlst. docO 8/29/03
FEB 20 2004
RECEIVED
A.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
BACKGROUND
Name of proposed project, if applicable: .--~A ~~ .....-.IA I I ~l..e S Jf.A I XEl?-V~ '--IffAV It -I'<-' """ ~~~ '-Pe-~/V\t:::.:1-JI
Name of applicant
WAYr-k! r. l~
WI I V'A~I ~ A~/Af~ I AfC.H ("~~
Address and phone number of applicant and contact person:
r.;-J;;' ~ ~-H~. . ~: ~,-r:;1-S-~ .c:;-~~/ WA G:9bJ I Iii ~~~ ~ WA~'IJe I V~
Date checklist prepared: I •• ,
I ~/ "':3/1 ~
Agency requesting checklist
c:;;;,rr( rt'P ~~N
Proposed timing or schedule (including phasing, if applicable): IA:::; . . . ~~ ~rn-~~~ or 't(.:I:J.., ~ ~4~1~\..; ~,f7~~ '~k~~~t~~ ~/~e:ljt"7l5~
Do you have any plans for fUture additions, expansion, or fu~ a~d to or connected
with this proposal? If yes, explain.
hlo
List any environmental information you know about that has been prepared, or will be prepared,
directly related to this ~~sal. I ~ -I --. -' I bh_rt=·~. ~(Jt? 1~C-~~N~~~{J~ '-.1'1 !p-",-_'''"I \ qtJ ).f/~""/' oz..-. ~ AL.-,/M.6iJ t--J oL.IVe. A-'4~?C1~. L,;, i", c ·
Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
t-J:=>
. List any governmental approvals or permits that wi~be needed for your proposal, if known. .
~f.,Jr? DG"V6t...-~M'G~. 7J .J5fJ /l.:!,?IUG t'efl..lrlfYlS PfZC'IV\ c;;: 1M ~ ~tJrc:;Jf..:J
Q:\ wEB\PW\DEVSERV\Forms\Planning\envchlstdoc 2
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12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range if known. If a proposal would occur over a range of area, provide the range or boundaries
of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if
reasonably available. W~ile you should submit any plans required by the agency, you are not
required to duplicate maps or detailed plans submitted with any permit applications related to this
checklist ~JE:.Cr "S1i'tE: IS ~cA~n .A-tf '"111\e ~#... . ~ O1IUJ~rw OF ~~ qr}f 4'. 11 O\J\),AlL. A-V-r;; I ~ t:::rz.,6~\ve;.-r011-<;Iils. ~\.j ~ ~\.-~~I~
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a.
b.
c.
d.
e.
f.
g.
h.
General descrtption of the site {circle on~in.g, hilly, steep slopes, mountainous,
other :tWa. r~JI2: \ F"I.,.,AT ~S w tiH ~~qlv6 ~ ~r~l? ~,i.;~--c;.-t..rr .
What is the steepest slope on the site (approximate percent slope?)
~/"d
What general types of soils are found on the site (for example, clay, sand, gravel, peat,
mUCk)? If you know the classification of agricultural soils, specify them and note any
prime farmland. "'?A ~ I:;;:;Y' ..::;1 ~ ) S! I.:f"(' ~IJO }
1-1 u~ '1 c?f'Z.A illI£~ .
Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indica.te source offill. ~t2,.~.OiV G prz...::,j'J;; S""~ -;-<,:1 f~Y'.A ~ ~.Ar?!Nd'1S A!)'" ~VIl,;I'?II)G;' f.AP'S". PIU-~_~'3 t'l..t1 a;u? jb ks-Vi!U..... ..;;.~ 1/~r14'-~1...ofE:;l") ~~4S, ~1h6'Pfl)G oF" Af'ftzor" 4~ cy .=J. .f='1u.. OF AW~ l..GI~ q' 'PH.> ..
Could erosion occur as a result of clearing, construction, or use? If so, generally
describe. \
NC)
About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)? 1 f 1..."
Q:\ WEB\PW\DEVSER V\Forms\Planning\envchlst.doc 3
2. AIR
3.
a. What types of emissions to the air would result from the proposal (i.e .• dust, automobile.
odors. industrial wood .smoke) during construction and when the project is completed? If
~y. generally describe and ~ive approximate quantities if kn°ittt ~....:t[~ ~!~V/fy:'M~C~~e~~~~A~~I~A~~ ~ -:-I"Ve;:HIC(;;;, ~x-/-t',;:s~_ w I ~ l-Jt." f1... 4;? :slL. -rtz;...6~1 t;.;-oP C;/1'9 LP ":'l'~ ""Sol IS' (;}G I) r )'1!!4? I b. Are there any 0 -site sources of emission or odor that may affect your proposal? If so.
generally describe.
I~
c. Proposed measures to reduce or control elJli~ns or other impacts to air. if an~. ~~~oro~ WI(;t., Afr"r'l ~ MAt)44J-e I~'S. IIJ~LJI?()Jc:dP W ~ f:.o ~ L.:6 ~~ f::?:::'tJJI--J DI)(U.v . ?::7 ~rz;.; ~ I lOrJ
WATER
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including year-
round and seasonal streams. saltwater. lakes. ponds. wetlands)? If yes. describe type
and provide names. If appropriate. state what stream or river it flows into.
~
2) Will the project require any work over. in. or adjacent to (within 200 feet) the described
waters? If yes. please describe and attach available plans.
f-I.c;,
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be. affected.
Indicate the source of fill material.
I~~
4) Will the proposal require surface water withdrawals or diversions? Give general
description. purpose. and approximate quantities if known.
N~
5) Does the proposal lie within a 1 OO-year flood plain? If so. note location on the site plan.
W.o
6) Does the proposal involve any discharges of waste materials to surface waters? If so.
describe the type of waste and anticipated volume of disch~rge.
W~
Q:\WEB\PW\DEVSERV\Forms\Planning\envchlst.doc 4
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4.
b. Ground Water:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give
general description, purpose,and approximate quantities if known.
l~
2) Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served (if applicable), or the number of
animals or humans the system(s) are expected to serve.
c.
1)
2)
a.
b.
c.
Water Runoff (including storm water): .
Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include qua. n. titles, if known.~~ W. ill this water flow? WiI.1 this water
flow into other waters, If s~# describe. 'M... f.2V~"';~ .. ~. ~1bVV' ~\)l Lbl V"O rkqF'5) c,.,/J~~11r~ INA .. I~Y~· ~~. Ak~<5, Wf~l. ct:::u n.:. \ tAJ,J ~ 'd IN I ll... t"Je CQ~ I t~,,!A 1I.Jiii1? I ~r1~} A}.J{) ~t...~Sr-~ 1-1,)11' exl IV ~IVJ~ 'S1JJA{1!,..
Could waste material enter ground or surface waters? If so, generally describe.
We.::>
Check or circle types of ve etation found on the site: .
__ deciduous tree· de ma~I., aspen, othero,rrl?\JvVa:Nj ) 'tLIJM) A"5f-i
~ evergreen tre redar, me, other l-teM G?c.1c-
V shrubs ~ grass
__ pasture
__ crop or grain
__ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
~ water plants: water lily, eel grass, ~i~oil~~~ther
__ other types of vegetation .W€E:;!·:l::ii
List threatened or endangered species known to be on or near the site.
I~
~ '/=3r; /\.,'pIU;; j pAv lUG #(l.. A~rt;4'? ~Atj~ A_~ ~-<~ i \f:1' ,t
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any: A~.i ..t$j ~f '~\'::::~<'r''''''~J ~< o~ .~
\)JILL.,. ~..;:1. t<.~-rA IW~Y'·Y<) I lJ~w j12.e~':-:;;"1 "5'rl'!~vr~;::;< ~ cq",,y)::.OCb ty
Q:\WEB\PW\DEVSERV\Fonns\PJanning\envchJstdoc 1)J1L.L. 6-r-JH,oJ)tJ6 V~k('"'~v O~5 ~ Ire
5. ANIMALS
a. Circle any birds and animals which have been observ~ on or near the site or are known
to be on or near the site:
b.
c.
d.
Birds: hawk, heron, eaglelSOn~irdi)Other Cf.o!b?!: -SPr! W~W5
Mammals: deer, bear, elk:'t;eaver, other ~+==-2"f ~Ut..r-~L
Fish: bass, salmon, trout, herring, shellfish, other .::::=:::! .... ~.-:_
List any threatened or endangered species known to be on or near the site. .
l~
Is the site part of a migration route? If so, explain
}..b
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed projecfs energy needs? Describe whether it will be used for heating, man~facturing, etc. e ~()' Col IT ron...-1Ac:;;:;rn tJ&:) tiG-411P c:;;;,
1..\ ;",1f) 1'a~) ~;t)~ ~'f/,P H~nk!~ '"
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
~
c. What kinds of energy conservation features are included in the plans of this proposal?
• "', I
List other proposed measures to reduce or control energy impacts, if any: II' , e~ ~I~ ~!PME.V"!,.4Ur.) j,~?j ft)('fU~5
-WI (; \; ~~. U 4''60 \~ i;t) 11...:,., I j} ~ ~ l)J' £.-'. . ..3 ut ft.A.-z.6
7. ENVIRO~~1A~T~?\C:/~~ 1? ~ve,-q?eS-. .
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk
of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe.
t,b
1) Describe special emergency services that might be required.
2) Proposed measures to reduce or control environmental health hazards, if any: t.J~~fe ~JI(2G,f) ,
Q:\ WEB\PW\DEVSERV\Forms\Planning\envcblst.doc 6
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8.
b. Noise
1) What types of noise exist in the area which may affect your project (for exampJe: traffic,
equipment, operation, other)? ~
2)
3)
What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)? l II . e
Indicate what h~ noise would come from the pite. ,.:.b 1:Se .A -5"~c, (~t? lP ttH CA~n,\,JCfIlt?~ MrJJp~/IaJJi"1f Q~IG':Le5 Wll,t... ~(;~ OO(l;IU~ ~).~tJ~/~.IJ j.,J ·f.J~/')-E. ~O~I~t? wrrH
V ~t·H ~~ ~ P~CifLZ PI fef.S {jJ f u... ~()1i-IJJ/-ieI-J .
Proposed measures to reduce or control noire impacts, if any: P/Zt?~ I ') o:::<:::.U f'1 Sf? ~~~~lJlrMt,g/.;r "'1f. H:)Of1.."S" O~r"'f!;P~.rL611t?('):5 UJI()v
I ~ 1-'1 \~ ,6/"/'Af"I h A II~ I ~ i~/""~lIKGr'r-. 'TI . plJtz,f1)G . """""'/f t.ot ..... ~g~# ~' ~ M()~,,~
LAND AND SHORELINE USE U~V~'14 I
a. ~tiStheCUrrentuseOfthesiteandad~'~tproP,ertieS? II P n /rL../ A I L..J\~ 1t1+;1'O(1!1l0/J or: ~ I~ /< Xc.,. v Ie 11~1·... rf'--'" ~5 -. . ,"-IRA~;-~e;,t,) C4;). ()4e<L:f1a() ~. ~~l ~'S" AUQ
,H-e;. ~ Pc:tpfP/~ ~ ~ ~~ ',~ V~·~
Has the site been used for agriculture? If so, describe.
,~ flJ je~~~ ttl~'(
b.
c. Describe an~ sJructu, res on the site. 1
-tT;tI..-;? I-fd ~-$~ ~ tJr) IUv J) c;;A-ft',Q ~s
d. Will any structures be demolished? If so, what?
-I-n I " ___ ~ .1\ I 1 """/'k --A fi K·"':'!?~s-' I vvO. f"'f:~)/~;;':;;;:'S" ~twicO I ~ ~\ d'·T~-.$ ..
e. What is the, current zoning classificati0t:Jn of~e site? ... '-'~.L ~H _I\~_rl"".h....... . ' """~) "-"'......,.... \ ~ \''''.-~'v r.:.N 1"""1"'-4""". ......
f. What is the current comprehensive plan designation of the site? Ce+J~ .cs;\)pJ\)r~J.J
g. If applicable, what is the current shoreline master program designation of the site?
f'J/h
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify. ~ ~~ \ -::; ~~f'? (tJ AqU\~ ~pU
i.
Q:\ WEB\PW\DEVSERV\Fonns\Planning\envchlst.doc 7
9.
10.
11.
j. ~roximatelY how many people would the completed project displace?
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing. ~ ~~._ .. _, , 1\ ~_ ~_4--r~W,J~;-.»,~ UtJ/t -~ wiLl-~
~V I ~ i V tJ ItS" CJJILL M~ A I t:>{)L.e; .. t~a-,,~ Go.
b. APpr~ln1ti/r..b.f'-many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing. -
I t;:X1~tJ ~ 1i1-Au<""rif~Ll4!.-ie~1 ~\J~ (JJI~\" ee 5(,.,.'MI~~-J? --IAlr?OL..e lW~
c. Proposed measures to reduce or control housing impacts, if any: . . ~ ~~ \)JIL~ W~)~ Wf-rH =t=~(~V~ ~w.ALJr-;i>~ 'f~ )AI~ IN\I~ ... ·It\t100Ctf ~ ~WbVIJ~
AESTHETIC(,F ~~H)G..., ~tJ/(..oIJi6~·
a. What is the tallest height of any proposed structure(s),'not including antennas; what is the
prinCipal exterior building material(s) proposed. . ..:g6 ~~~ c::"W~~~t? Yvl;j~'V~. wA~ ~("tH
. ~e ' ~d\w ~~ e C?M<~-a::1\...t!, ItJ I""", .;.. ~IJ C(P~
b. ,WhatvieWSintheimmedi~i~;Ywoj'd~l~e~O~Ob~?~~~': ,(rm--'. V tt::J}J"S t4'hM ~\""'Sf lUG , IW iJl ... -Sjo~ -, I I \... v , I:)
~~ ~ tH~ ~Ire... ~ ~ We.-e;y \)J I t..'-s-eA~~f1.~ c. Proposed measures to reduce or control aesthetic impacts, if any: t3Vf(.,Y.A~G-:S'" H-~V9 ~l..) ql GVrAfi!.t1 t>U'? ~ ,
~4~~ 1!J~1..,.IJrJS.f') -to ~'-V~ ~I? r.a~?:r:\.:r~
LIGHT A~Jhillrrc;;-I '.-. . .
a.
b.
What type of light or glare will the proposal produce? What time of day would it mainly ~"
occur?'.ft;1¢.Of\/)I-.. C4.-A~~ ~ ~~\~b. \V 110 ~ c.Afl. WI~. vvi:5
PVtt,,1U ~ 'tHe Dt31 ~!.-\ CH~ ftz?~ c,A\1.<;; 1 t~IL.On)-6 WI \J~tNS' bl)f1..l!)~ ~ NI~rr
Could light or glare from the finished project be a safety hazard or interfere with views?
hl<=>
Q:\ WEB\PW\DEVSERV\Forms\Planning\envchlstdoc 8
", .1", • --.,
d.
e.
f.
g.
Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private? crty~. ~~~I-;& ~~i)lfLll-?g ~~r. r'fZ:.?~~ }/A,fRrJ veM'S'~r'II.GL.IJl?1 £16 'P.4~r;u)~ ~fli/fJ ~ I ~~vl'-~ ~utz..~ A lJr;J)~ ~ffH-~/~ 01' tJ'W +11/-. '4 I
£ii)() ~: we.~ 41nE.. ~~ d\.lA(.,~ AVe., wiii the'project'usEr[oroccur in-me immedlale vicinity of) water, rail, or air transportation?
. If so, generally describe.
~
How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur. ~ ,Ji1"""''&ct~ ~}?F!~ ?!if'l.)~
Proposed measures to reduce or control transportation impacts, if any:
~ Ar1/j~ ~C-~P)
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, pOlice protection, health care, schools, other)? If so, generally describe.
~
b. Proposed measures to reduce or control direct impacts on public services, if any.
~~ R~~~'"~::::;
16. UTILITIES
c.
a. C!f()I~_.~~jties ~U~!!t1y ~v~ilabl~ at the site: ~ (~~~~~i~£~~_s~-s~ C~~.~_~~?~~",I~~~.~!~septic system, other. --"------
b. Describe the utilities that are proposed for the project, the utility providing the service, and
the general con. struction acti~ties on the site or in the immediate vicinity which might be
needed. el..e~ ic.tr1 "i r;,¢5 tfKre~? 'O~t7~ --p ..::;t1t$ ... 1:'(J~ ~VI~ eWtt:t/'~i"t WA1~t1" MAIL) ~ ~t..t~~~ W/+H ~.A? ., dJ t3.'~ MAIV nJ WJ~ 4"t~. -_ _ ' ~ OIJ\I:.~u.... ).vt, -c 11"1. g_~dtJ· "':;'-e!.~ ~~;... ~ S-vt-;r' , M~IIJ IIJ .
SIGNATURE Ne "frfJ·-4i. -C 111' ~ .' ~ ') ~~J<"ce. ~f1;\JI~ ~1 f.,41!.,)~E(l W~~ M,A~I.l~~iJr .
I, the undersigned, state that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non-Significance
that it might issue in reliance pon this chec ist should there be any willful misrepresentation or
willful lack of full disclosur 0 my pa
Proponent:
Name Printed:
Date:
Q:\WEB\PW\DEV SERV\Forms\Planning\envchlst doc 10
12.
13.
c. What existing off-site sources of light or glare may affect your proposal?
}J:+J=:.
d. Proposed measures to reduce or control light and glare i~acts, if any: f'~fk/~ ~fo.J.JDS~?IW~,I . .,f2e>b~ ~~H~~)6S W,(..~ ~1':)VC6 ~1')ff~
RECREATION U ~ ~ ~A ~?
a. What designated and informal recreational opportunities are in the immediate vicinity? ~ W~p M~!11~ '-pAru~
b. Would the proposed project displace any existing recreational uses? If so, describe.
~
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any: ., 111it!~~~u~~ \N~~ ~P-11 ~~s" LAWN ..A~
HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally describe.
+P
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
~~~N
c. Proposed measures to reduce or control impacts, if any:
f~~ 12-e!~/fZ.~~
"':' ....
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed access to the
existing street sy~tem. Show on site plans, if al)Y;", c6~ _Ie::; ~ G/~ f7~ ~~H r.,'1' lJe 6fT~ ~~ ,A/Jrj ~'11-1~ e,A~ r:?;, I OJ \I'~LL.. )r I)e;; • .
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop? ~~~/~
c. How many parking spaces would the completed project have? How many would the
project eliminate? I 54 ~A ~~ ~ Ir~ .
-, ~~s \)Jc::>~L.O ~ ~~IMIIJ~
Q:\ WEB\PW\DEVSERWorms\Planning\envchlst.doc 9
;.
J. ,-'J' J .... ;, .. ~J""
.1
City Of Renton
1 065 South Grady Way
Renton, WA 98055
Re: Bales Mixed Use Development, NE 4th Street and Duvall Avenue
CONSTRUCTION MITIGATION DESCRIPTION
1. Proposed Construction Schedule
A. May, 2004
1. Install TESC
2. Clear site
3. Grade site
4. Begin utility work
B. June 2004
1. Begin Foundation work on commercial buildings
2. Continue with site grading and utility work
3. Start street improvement work
C. July 2004
1. Begin foundation work on townhouses
2. Begin framing on commercial buildings
3. Continue with utility work and street improvement work
D. August 2004
1. Roof on commercial buildings
2. Begin framing on townhouses
3. Finish utilities
E. September 2004
1. Finish street improvement work
2. Begin interior work on commercial buildings
3. Begin roofing on townhouses
4. Pave site
; Je;LOPMENT PLANNING
.• IL CITY OF RENTON
F. October 2004
1. Begin Landscaping
FEB 20 2004
RECEIVED
}~
."i !"~ .
2~ Begin interior work on townhouses
3. Roofing on townhouses
G. November 2004
1. Landscaping
2. Interior work on townhouses
3. Garages for townhouses
H. December 2004
1. Interior work on townhouses
2. Finish work on townhouses
3. Roof on garages
I. January 2005
1. Interior work on townhouses
2. Finish work on townhouses
3. Complete garages
J. February 2005
1. Finish work on townhouses
II. Days and Hours of Operation
A. Monday through Friday, 7:00 AM to 6:00 PM
B. Saturday, 8:00 AM to 5:00 PM
ilL Measures to minimize job site impact
A. Install Temporary Erosion and Sediment Control system before
site work begins
B. Install construction entrances as designed
C. Clean all equipment before leaving site
D. Provide traffic flagging when required
E. Clean and sweep streets as required.
TRANSPORTATION
CONSULTING
NORTHWEST
{1 dil-;sion (~r TeN. Illc
1607 E. Main 8t
Auburn, WA 98002
DEVELOPMENT PLANNING
CITY OF RENTON
FEB 2 0 200~
RECEIVED
Ph (253) 931-0506
Fax 253-333-2340
tmiller@tcninc.com
www.tcninc.com
January 14, 2004
Robin Bales
Sea-Port Dozing & Development
10430 Renton Issaquah Rd SE
Issaquah, W A 98027
RE: Bales Mixed-Use Project Trip Generation Analysis
Dear Robin:
Per your request, Transportation Consulting Northwest (TCN) is pleased
to submit this required trip generation analysis for the proposed Bales
Mixed-Use on NE 4th St just west of Duvall Ave NE in Renton, W A.
The project consists of 34 townhome units, a 2,000 SF fast food restaurant
with drive thru,a 10,200 SF specialty retail building, and a 5,750 SF
general office building. In addition there is a proposed location for an
espresso stand.
Trip Generation
Trip generation for the site is estimated using data from the sixth edition of
Trip Generation. The Institute of Transportation Engineers (ITE)
compiling measured trip generation data from different land use types
from locations across the US publishes this report. A copy of the relevant
pages from Trip Generation is attached.
LUC 230 (Residential Condominium/Townhouse) was chosen as the land
use for the townhome units. LUC 834 (Restaurant with Drive Through)
was chosen as the land use for the fast food restaurant. LUC 814 (Specialty
Retail) was chosen as the land use for the specialty retail building. LUC
710 (General Office) was chosen as the land use for the general office
building.
The trip generation for the proposed espresso stand was not quantified
since virtually all trips will be pass-by. Hence, the espresso stand will not
add new trips to the surrounding street network. Additionally, the use is
speculative at this point.
The pass-by rate for the fast food restaurant was found from ITE' s
February 1995 Update to the fifth edition of Trip Generation. LUC 834,
Restaurant with Drive Through, was used and the pass-by rate was found
to be 47%.
The pass-by rate for the specialty retail building was estimated to be 20%.
The townhome units and the general office building have no pass-by
rateAs shown in Table 1, the project will generate 120 gross PM peak hour
trips of which 84 are new PM peak hour trips. Of the 84 new PM peak
hour trips 41 will be entering and 42 will be exiting.
Due to the mixed-use character of the development there will be some percentage of trips that
will visit more than one of the locations. These are known as "internal captured" trips. Per
discussion with the City of Renton this internal capture rate percentage is set at 20%. With the
project generating 1,670 gross daily trips it is computed that 896 trips will be new net daily trips.
Unit Size Rate %
D.U. 34 0.54 0% 67%
KSF 2.000 33.48 47% 35 52% 18 48%
KSF 10.200 2.59 26 20% 21 43% 9 57%
KSF 5.760 1.49 9 0% 9 17% 83%
120 84 41
49%
Dail Tri s Unit Size Rate
Residential Townhouse (LUC 230) D.U. 34 5.86 0% 20% $
Restaurant wi Drive-Thru (LUC 834) KSF 2.000 496.12 992 47% 20% 421 $
S ecial Retail (LUC 814) KSF 10.200 40.67 415 20% 20% 265 $
General Office (LUC 710) KSF 5.760 11.01 63 0% 20% 51 $
Totals 1,670 896 $
The mitigation fee is calculated by charging $75 per new daily trip. As seen above in Table 1 the
mitigation fee for the project is $67,200.00.
Conclusion
In conclusion the site will generate 84 new PM peak hour trips as well as 896 daily trips. The
mitigation fee for the project is $67,200.00. There is no other traffic analysis needed.
Timothy Miller, PE
Principal
Mr. Robin Bales Page 2
17
12
7
42
51%
..
Land Use: 230
Residential CondominiumfTownhouse
Description
Residential condominiumsllownhouses are defined as single-family J2W[lmbig units that have at
least one other stngle-tamity owned unit within the same building structure. Both condominiums
and townhouses are Included in this land use.
Additional Data
The peak hour of the generator typically coincides with the peak hour of the adjacent street traffic.
The sites were surveyed from the mid-1970s to the mjd..199Qs throughout the United States and
Canada.
The number of vehicles and the number of residents have a high correlation with average
weekday vehicle trip ends. The use of these variables is fimited, however, because the number of
vehicles and reside.nts is ohen difflCUtt to obtain or predict. The number of dweUing units is
generally used as the independent variable of choice because it is usually readily available, easy
to project, and has a high correlation with average weekday vehicle trip ends.
Source Numbers
4.92.94.95.97.100.105.106.114.168.186.204.237.253.293.319. 320. 321.390.412.418
Trip Generation. 6th Edition 360 Institute of Transportation Engineers
Residential CondomlniumfTownhouse
Average Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
53
185
50% enteong. 50%
900 1000 1100 1200 1300
x = Number 01 DwelrUl9 Units
X ActualOataPolnts -----. Av.ng. Rate
Atted Curve Equation: lorn = 0.850 Ln(X) ... 2.564 R'= 0.83
361 Institute of Transportation Engineers
Residen! :ondominiumITownhouse
Average Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
100
X Aetualo.taPolnts
Peak Hour of Adjacent Street TraffiC,
One Hour Between 4 and 6 p.m.
Number of Studies: 57
80a 900 1000 1100 1200 1300
x = Number of Dwelling Units
Atted Curve Equation: Ln{T) = 0.827 Ln(X) ... 0.309
Trip Generation. 6th Edition
Description
363 Institute of Transportation Engineers
Land Use: 834
Fast-Food Restaurant with
Drive-Through Window
This category includes fast·food restaurants with drive·through windows. This type of restaurant
is characterized by a large carryout clientele; long hours of service (some are open for breakfast,
all are open for lunch and dinner, some are open late at night or 24 hours); and high turnover
rates for eat-in customers. Quality restaurant (land use 831), high-turnover (sit-down) restaurant
(land use 832), fast·food restaurant without drive-through window (land use 833). fast·food
restaurant with drive--through window and no indoor seating (land use 835), and drinking place
(land use 836) are related uses.
Additional Data
It has been speculated that hamburger restaurants may generate trips at B higher rate than other
types of fast·food restaurants. The data base was tested in an attempt to verify this assumption:
the data neither verified nor disproved it. Future research;s needed in this area.
Some studies have been omined from this land use categoty' as a result of a detailed examination
of the existing data contained in this land use classification. The only sites now included (n this
land use are those that clearly identify that a driva.through facility was present at the site.
Users should exercise caution when apptylng statistics during the A.M. peak period as the
sites contained in the data base for this land use mayor may not be open for breakfast.
The sites were surveyed from the 19BOs to the 1990s throughout the United States. with many
conducted in the Milwaukee; Indianapolis; and Washington. D.C. metropolitan areas.
Source Numbers
163.164,168. lBO, 181, 241, 245, 278, 294, 300, 301, 319,338,340,342,343, 35B, 389, 438
Trip Generation, 6th Edition 1400 Institute of Transportation Engineers
Fast-Food Restaurant with Drive-Throuc 'indow
(834) -
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday,
Peak Hour of Adjacent Street Trallic,
One HourBetween 4 and 6 p.m.
Number of Studies: 105
Average 1000 Sq. Feet GFA: 3
Directional Distribution: 52% entering, 48% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates
33.48 8.15 • 117.15
Data Plot and Equation
x
300
~ w .~ I-j
~ 200
f . I-
x = 1000 Sq. Feel Gross Roof Araa
X Actual Oata Points
FiHed Curve Equation: Not given
Trip GensTatioll. 6th EdiUon
Description
1403
Land Use: 814
Specialty Retail Center
Standard Deviation
19.25
------AvelllgeRate
Institute of Transportation Engineers
Specialty retail centers are generally small strip shopping centers that contain a variety of retail
shops and specialize in quality apparel; hard goods; and services such as real estate offices,
dance studios, florists, and small restaurants.
Additional Data
The sites were surveyed from the late 19705 to the mid·1990s in Califomia, Georgia, and New
York.
Source Numbers
100,304,305,367,423
Trip Generation, 6th Edition 1223 Institute of Transportation Engineers
Fast-Food Res' ~mt wiih Drive-Through Window
(834)
Average Vehicle Trip Ends vs: 1000 Sq, Feet Gross Floor Area
On a: Weekday
Number of Studies: 21
Average 1000 Sq. Feet GFA: 3
Directional Distribution: 50% entering, 50% exiting
Trip Generation per 1000 Sq, Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
496.12 195.98 • 1132.92 242.52
Data Plot and Equation
5,000 ,----,------,---;----:----,----,----,----,
',000
~ w
.~ 3,000 I-
j
~ . ~ ~ 2,000 ,
I-
',000
X::: 1000 Sq. Feet Gross Floor Area
Fitted Curve Equation: Not given
Trip GenelaUon,6th Edition 1401 Institute of Transportation Engineers
Specialty Retail Center
(814)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area
On a: Weekday,
Peak Hour of Adjacent Street Trallic,
One Hour Between 4 and 6 p,m.
Number of Studies: 3
Average 1000 Sq. Feet GLA: 105
Directional Distribution: 43% entering, 57% exiting
Trip Generation per 1000 Sq. Feet Gross Leasable Area
Average Rate Range of Rates Standard Deviation
2.59 2.03 • 5.16 1.74
Data Plot and Equation CauUon -Use carefully -Small Sampltt Size
~ w
~ . ~ > t ~
" .. , . ...
10 20 30 40 70 80 90 100 110 120 130 140 150 160 110 180 190 200 210 220
x = 1000 Sq. Feet Gross Leasable Area
X Aetlllli D~Uo Points
Rtted Curve Equation: Not given
Trip Generation, 6th Edition 1225 Institute of Transportation Engineers
Specialty Retail Center
(814)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area
. On a: Weekday
Number of Siudies: 3
Average 1000 Sq. Feel GLA: 28
Direelional Distribution: 50% enlering. 50% exiling
Trip Generation per 1000 Sq. Feet Gross Leasable Area
Average Rate Range of Rates Standard Deviation
40.67 21.30 . 50.94 13.70
Data Plot and Equation Caution -USt1 Carefully -Small Sample Size
2,100
~ooo .... ; ..... ~.-.
'.900 , ....
1,700
-g ' ....
w '.'"
..••.• / ... ;.> .. /
.g.
1,400 l-
i '.300
m '.200 I 1,100 . ''"' I-900
..-•••••••••••• ~.>./ ...
......... ~"'. .. ' .' ...... ., ....
~/~ ... ,'" ..-................... ~ _./: .. ............. :;./'/
500 ······················x··
30 ..
X = 1000 Sq. Feel Gross leasable Area
X Actual Da~ Points ------AvonlgeRe:la
Fitted Curve Equation: Not given
Trip Generation, 6th Edition 1224 Institute 01 Transportalion Engineers
General Office Building
(710)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday,
P.M. Peak Hour
Number of Studies: 234
Average 1000 Sq. Feet GFA: 216
Directional Distribution: 17% entering. 83% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
1.49 0.49 . 6.39 1.37
Data Plot and Equation
.,000,----------,----------,--------'-----,
3,000
-g
w
~ j':
I ~ooo
~ ~
" I-
'.000
x '" toOO Sq. Feet Gross Roor Area
X ActualOalllPoints ------AvttnpRlite
Fitted Curve Equation: T"" 1.121(X) + 79.295
Trip Generation, 6th Edition 1054 Institute 01 Transportation Engineers
Description
Land Use: 710
General Office Building
A general offlca building houses multiple tenants; it is a location where affairs of businesses, .
commercial or industrial organizations, or professional persons or firms are conducted. An office
building or buildings may contain a mixture of tenants including professional servic.es; insurance
companies; investment brokers; and tenant services such as a bank or savings and loan
institution, a restaurant or cafeteria, and service retail facilities. Nearty all of the buildings
surveyed were in suburban locations. Corporate headquarters (land use 714), single tenant office
building (land use 715). and office park (land use 750) are related uses.
If Information is known about individual bulldings. it Is suggested that the general office
building category be used rather than office parks when estimating trIp generation for one
or more office buildings In a single development. The office park category Is more general,
and it should be used when a breakdown of individual or different uses is not known. If
the general office building category is used and if additional buildings, such as b!!"ks,
restaurants. or retail stores are Included In the development. then the development should
be treated as a multiuse project. On the other hand, if the office park category Is used,
internal trip making Is already reflected In the data and does not need to be considered.
When the buildings are interrelated (defined by shared parking facilities or the ability to
easily walk between buildings) or house one tenant. it is suggested that the total area or
employment of all the buildings be used for calculating the trip generation. When the
Individual buildings are isolated and not related to one another, it Is suggested that the trip
generation be calculated for each building separately and then summed.
Additional Data
Average weekday transit trip ends-
Transit service was either nonexistent or negligible at the majority of the sites surveyed
in this land use. Recent studies indicate increased use of transit, carpools, and other
transportation demand management (TOM) strategies. Information has not been
analyzed to document the impacts of TOM measures on the total site generation.
The average building occupancy varied considerably within the studies where occupancy data
was provided. For buildings with occupancy rates reported. the average percent of occupied
gross leasable area was 88 percent. '
In some regions peaking may occur earlier or later and last somewhat longer than the traditional
7:00 A.M. to 9:00 A.M. and 4:00 P.M. to 6:00 P.M. peak period time frames.
The sites were surveyed from the 19605 to the 19905 throughout the United States;
Trip Generation, 6th Edition 1043 Institute of Transportation Engineers
General Office Building
(710)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On Ii: Weekday
Number of Studies: 78
Average 1000 Sq. Feet GFA: 199
Directional Distribution: 50% entering, 50% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
11.01 3.se -28.80 S.13
Data Plot and Equation
15,000
14,000
13.000
12.000
11.000
~ 10.000 W ~ j': 9,000
:1J 8,000 ~ 7,000 8-j 6.000
" 5.000 t-
4.000
3,000
2.000
'.000
x = 1000 Sq. Feet Gross Aoor Area
------AveregoR.le
Fitted Curve Equation: Ln(T) "" 0.768 Ln(X) + 3.654
Trip Generation, 6th Edllion 1052 Instilute 01 Transportation Engineers
~
f is' :>
~
~ c i
~
<D ~
~
t
9. g
~ iir g-
" ~ '" i"
UI
Table VII-3
Summary of Weekday Pass-By Trips and Diverted Linked Trips
P.M. Peak Hour of Adjacent Street Traffic
Land Use 834 -Fast Food Restaurant With Drive Through Window
Name of
Developm8llt
1. Burger King
2. McOonaids
a.Wendy's
4.Wend>js
5. McDonalds
6. McDonalds
9. Confidential
10. Confidential
11. Confidential
13. Confidential
15. Confidential
16. ConlldenUal
17. Confidential
18. Confidential
20. Confidential
Seats
88
86
120
100
67
65
65
7.
150
SIZfl (Sq. Fest
GUll
-2.600
<5,000
<5,000
<5,000
<5,000
<5,000
1,350
3,239
1,862
3,584
4,224
2,912
3.286 "
2,400
2,952
Average Non-Pass-By Trip %
Average Primary Trip 'Yo
Avorage Diverted Linked Trip %
Average Pass-By Trip %
Location
Minneapolls-5L
Paul, MN
Chicago suburbs, It
Chicago suburbs, IL
Chicago suburbs, IL
Chicago suburbs, IL
ChIcago suburbs, IL
LoulsvUleAn!la, KY
louisville Area, KY
louIsville Area, KY
LouIsville, KY
New Albany, IN
Louisville Area. KY
louisville Area. KY
louisville Arua, KY
loulsvl1le Area, KY
53'14
29'14
24'14
47'14
Week-No. of TIme
day Inter· Period
Survsy views
Date
1987 50 3-7 PM
1987 80 3-6 PM
19B7 100 3-6 PM
1987 159 3-6 PM
1987 225 3-6 PM
1967 88 3-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
1993 nla 4-6 PM
Primary Non-Diverted Pass-Ad/acent
Trip Pass-Unked By Trip StreBt Pesk
(%) By Trip Trip (%) (%) Hour
27
22
26
24
35
25
14
56
25
31
("J Volume
82
45
44
52
65
4S
10
47
16
19
29
11
13
38
25
38
55
56
'8
35
88 2,055
2. 828
87 2,447
49 670
56 1,632
67 2,402
33 2,429
63 2,265
31 4,250
· .
SOUrc6
nla
Konig, O'Hara,
Humes, Rock
Kenlg, O'Hara,
Humes, Aock
Kenlg, O'Hara,
Humes, Flock
Kenlg, O'Hara,
Humes, Flock
Kenlg, O'Hara,
Humes, Rock
KAPOA! JCPWTO
KRPDA/ JCPWTO
KRPOA/ JCPWTD
KRPDAI JCPWTD
KAPOA! JCPWTO
KAPOA! JCPWTO
KAPOA! JCPWTO
KRPOAI JCPWTD
KRPOA/ JCPWTD
~~.ir~~~~iiiliii"~;.iil(i{;i;;_;;f:"_;',;,'_;;~<:illlii.:;_;,;;._'L,,;_'i.t~iiI!;i;;;_;L.;.
.. ~
DEVELOPMENT PLANNING CITY OF RENTON
" FEB 2 a 2004
URBAN CENTER DESIGN OVERLAY DISTRICT REPoRTiECelVED
The proposed residential development located in at the southern portion of the project site meets the
requirements of the Urban Center Design Overlay District B as follows:
Pedestrian Building Entries
All of the 34 townhouse units are provided with private entries that are designed to provide
individual ground floor connection to the outside. The entry to each unit has been located on a
fac,:ade separate from the garage door entries.
Transition to Surrounding Development
The proposed residential development provides a transition from the proposed commercial
development at the north portion of the site and the existing single family residential development
located along to the'south of the project site. The size of the proposed townhouse buildings is in
scale with the residential structures with townhouse building heights at 31 feet and 21 feet and
building lengths at 80 & 68 feet for the 4-unit townhouses and 40 & 48 for the 2-unit townhouses.
Location and Design of Parking
Parking required to support the 34 unit development is 60, with 51 parking spaces required to be
enclosed. Each of the 32 townhouse units have a one car garage located at the first floor of the unit.'
Each of the two barrier free townhouse units have an attached one car garage at the ground floor.
Five detached garages provide space for 18 cars, resulting in 52 total enclosed parking spaces for the
project. 9 surface parking stalls are provided for guest parking. No more than 4 stalls are
consecutively clustered within enclosed garages or with surface parking.
A loop road from Duvall Ave. NE provides access to the site and enclosed garages and surface
parking. The orientation of the townhouse entries and interior living spaces is away from the garage
entries and roadway. The townhouses on the exterior side of the loop road have building entries
orientated 90 degrees from the garage entries, and the ground floor family room, and second floor
living room face a private landscaped yard screened from the roadway and garage entries by the
building. The townhouses located at the interior side of the loop road have the building entries,
ground floor family room, and second floor living room facing the landscaped "Commons". The
buildings shield the entries, major living spaces and the landscaped community space from the
roadway and garage fronts.
Pedestrian Circulation
A continuous concrete walkway is located at the interior of the residential development to connect all
of the townhouse units and to connect to the central landscaped open space. The walkway is
extended to Duvall Ave. NE and to the community center located at the south edge of the site, and
extends to the north to connect with the pedestrian walkways in the commercial development.
Common Space
The townhouse development has been designed around a central 5500 sq. ft. landscape area that will
provide a common y open space linking the townhouses, and creating sense of community. In
addition, a 1500 sq. ft. community center with interior and exterior gathering spaces has been
provided to support family activities.
Landscaping
Landscaping and open space have been provided in excess of required amounts.
1"-
'I
Per code, the land area per dwelling shaH be 1200 sq ft. or 40,800 sq. ft. for the 34 units The
proposed land area per unit is 64,200 sq. ft. plus the 5500 sq. ft. central open space plus the
combined 6000 sq. ft. community bldg and surrounding open space.
Of the 40,800 sq. ft. ofland area required, 250 sq. ft. of a landscaped private yard area abutting each
unit is required. The proposed site plan provides 350 sq. ft. of private yards at each of the 20
perimeter townhouse units plus 8300 sq. ft of open space adjacent to these units. The site plan
provides 255 sq. ft. of private landscape yards attached to each of the 14 townhouse units at the
interior of the site.
Perimeter landscaping has been provided in accordance with code requirements with the 10 ft
landscape strip along DuvaII Ave. NE.
Interior landscaping has been provided in excess of requirements by code. A landscape area of 5% of
paved roadways and parking areas is required to be provided as interior landscaping with no area less
than 5 feet wide. The proposed residential development provides 17.7% interior landscaping with
3500 sq. ft. of interior landscaping and 19,670 sq. ft. of paving.
Building Character & Massing, Rooflines and Materials
The two one-story and 32 three story townhouse units are grouped into 3 two-unit buildings and 7
four-unit build'ings that are in scale with the neighboring buildings and are smaller in scale than the
size allowed per the code. Building materials and colors will be used to add interest and richness to
the facades. Ail of the buildings, with a stucco base, horizontal bevel siding mid course and
a cap of board & batten upper wall treatment, reflect a craftsman style structure .. Pitched gable roofs
with donners, knee braces and beam extensions reinforce the craftsman style. Detailed window &
door trim, private exterior decks, and exterior chimneys at each unit add to the residential character
of the development.
A palette of harmonious colors will be used to give individuality to each townhouse and at the same
time provide a unifying and cohesive residential complex. The colors for the stucco, bevel siding and
board and batten siding will range from beiges and dusty greens to rust. Door trim, window trim &
sash, waII trim, and roof eave and rake trim will be an off-white on alI buildings. An architectural
grade composition roofmg will be used on alI buildings the perimeter building roofs a dark gray or
brown and the interior building roofs a medium gray or brown.
The larger townhouse units have been located along three sides of the perimeter with the side facing
Duvall Ave. NE kept open. The smaller townhouse have been located at the interior on the north
and south side of the community open space. The low one story townhouse building has been
located at the east side to present a low proftle to DuvaII and to open the ends of the central open
space. The west end of the "Commons" has been left open with surface parking and one story
enclosed garages located there so views from the perimeter townhouses to the "Commons" are not
blocked ..
The total residential buildings, enclosed garages, and community center area is 27,870 sq. ft. and the
site area at the residential development is 96,397 sq. ft., therefore, the lot coverage is 29%. The
allowed lot coverage is 65%, therefore, the building massing is less than half of what is permitted by
code. The result is a low density residential development with ample open space and landscaping,
lAA
I V A R Y & ASS 0 C I ATE S. ARC HIT E C T S
PROJECT NARRATIVE
D
DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
ftee!IV!8
BALESMIXEDUSECOMMERCIAL/RESIDENTIALDEVELOPMENT
NE 4TH Street & Duvall Ave. NE
PROJECT BACKGROUND
The 190,346 square foot site, zoned Center Suburban (CS) , fronts on NE 4th Street and Duvall
Avenue. The site slopes down to the south from NE 4th Street at approximately 2% and the site
slopes up from Duvall Avenue towards the west at about 2%. A drainage swale runs through the site
sloping from west to east. The adjacent properties on the north, east and west sides are zoned Center
Suburban. The south property line of the site is the dividing line between the City of Renton and
King County with that adjacent King County property being zoned residential.
There are presently two structures on the site - a single-family residence, ~rrently occupied, and a
residence that has been converted into a real estate office. There are a"number of existing trees on
site and are located on the attached site survey plan.
The site is zoned Center Suburban. The north portion of the, site is located within the Centers
Residential Bonus District A, and the southern portion of the/site is located in Centers Residential
Bonus District B. ' "~..,
We are applying for a Site Plan Review on this project, which will be followed by the application for
the Land Use Development Permit and the Building Permit.
PROPOSED DEVELOPMENT
We are proposing to construct a mixed use development. On the north portion of the site, we are
proposing four buildings -Building #1 a one story fast food (Starbuck's type) containing 3200 sq.
ft. (2000 sq. ft. food service area) at the north west comer of the site, Building #2 a one story 5760
sq. ft commercial (retail) structure at the north east comer of the site, Building #3 a one story 10,200
sq. ft. commercial (retail) structure, and Building #4 a 200 sq. ft. drive through Latte Stand at the east
side of the site.
At the south portion of the site, in the District B Overlay Zone, we are proposing to construct a
multifamily residential complex that would consist of seven 4-unit townhouse buildings, and three 2-
unit townhouse buildings for a total of 34 units. Also located at this portion of the site will be 5
detached parking garages containing 18 stalls and a 1500 sq. ft. Community Building to serve the
residents. The south portion of the site is approximately 2.2 acres, so the proposed density of the
residential development is 15.5 units per acre which is less than the 20 units per acre allowed for the
District B Overlay.
Parking will be provided on site to meet city of Renton requirements with parking ratios of 4
stalls/lOOO sq. ft. of building for the commercial spaces and 1 stall per 75 sq. ft. of net food service
space at the drive-in facility. The parking requirements for the residential development at 1.75 stalls
per unit at 34 units equals 60 parking stalls required, with 51 to be located in enclosed garages. We
are proposing 52 parking spaces in enclosed garages and 9 open parking spaces for a total of 61
parking spaces.
1
/ .
New perimeter and interior landscaping will be installed to enhance the site setting and meet City
Standards. A 10 ft. landscape buffer separates this mixed-use development from the surrounding
street arterials. A 15 foot setback has been provided adjacent to the King County residential zoned
property along the south property line. 10 feet has been dedicated to the street right of way along
Duvall Avenue NE for street widening purposes.
During the construction period, the contractor will maintain a job trailer and portable toilets on site
in a location approved by the City of Renton.
OFFSTREET IMPROVEMENTS
New sidewalks, curbs & gutters and parking strips will be constructed along the south side of NE 4th
Street and the west side of Duvall Ave. NE as part of the development. The existing water mains in
NE 4th Street and Duvall Ave. NE will be tapped into and new water main extensions with a loop
system installed to serve the project. A new sanitary sewer line will be installed to serve the
development and will be extended and connected to the existing sanitary sewer main located at the
north side of NE 4th Street. The City of Renton is requiring that a 10 foot strip of property along the
west edge of Duvall Ave. NE be dedicated to the City for widening the street right-of-way.'
COVENANTS
There is currently a covenant created by the City of Renton that provides for a 30 ft. wide dedication
along Duvall Ave NE. In light of the current requirement from the City for a ten foot property
dedication along Duvall Ave NE, we are requesting that the current covenant be removed.
There is a currently a covenant in place that restricts ingress and egress t«> Parcels E & F to occur
only from Duvall Ave. NE. As designed, access to the proposed residential development on Parcels
E & F is provided by a roadway connection to Duvall Ave. NE~' .The property owner will proceed to
have this covenant removed. ' ,.~ ,
EASEMENTS
There is currently attached to Parcel D an egress, ingress and utility easement #92008312498. The
easement, located a the northwest comer of Parcel D, is 12.5 feet wide in the east-west direction and
100 ft. long in the north-south direction. Building and site improvements have been located outside
of this easement. As the easement is not required, the property owner intends too proceed with the
removal of this easement.
LOT UNE ADJUSTMENTS
For final development of this project, the interior lot lines between parcels A, B, C, D, E & F will be
adjusted to the lot line configuration shown on Preliminary Lot Line Adjustment Plan, Sheet 4A.
For purposes of project review by the city, the interior lot lines between said parcels will be
considered removed, with the 6 separate parcels constituting one single property defmed by the
exterior property lines as shown on the site plan. Parcels A, B, C, D, E, & F will remain as a single
property until the Lot Line Adjustment process for this project is completed and approved by the
City of Renton.
VEHICLE ACCESS
The Commercial/Retail development portion of the site will be accessed from NE 4th Street along
the north side of the site and accessed from Duvall Ave. NE on the east side of the site. The
proposed residential development is accessed from Duvall Ave. NE near the southeast comer of the
site. An emergency access driveway has been provided to serve the residential development from
Duvall Ave. NE.
2
/ ..
PEDESTRIAN ACCESS
We are proposing to construct sidewalks on site that will connect the four commercial buildings on
site to the new sidewalks in NE 4th Street and Duvall Ave. NE and connect the four commercial
buildings and residential development with pedestrian marked walkways.
GRADING AND EXCAVATION
Onsite, grading will be required to prepare building pads, roadways, parking areas and underground
utilities. Approximately 4500 cy of material will be excavated and 2500 cy of ftll material will be
placed.
SOIL CONDITIONS
The soil classification for native material on site is silty sand. See attached soils report.
LANDSCAPE
As shown on the survey plan that is a part of the Site Plan Review Application, there are .a number of
existing trees that will be removed in order to construct the proposed development. The trees that
will be retained are: 15" fir,2 -20" ftrs, 19" cedar, 24" cedar, 20" cedar, 48" cedar
Trees that will be removed are:
3-11" ftr, 19" fir, 2 -15" ftr,20" fir, 5-24" cedar, 48" cedar, 38" cedar,
27" cedar, 3" hemlock, 30" cedar, 2-26" cedars, 25:' hemlock, 24" maple,
26" maple, 22" cedar, 20" walnut, 14" cedar, 2::; 12" maple, 19" hemlock,
30" fir, 25" ftr,48" ftr,42" fir, 34 cottonw90ds10" to 20" and 13
cottonwoods 20" to 30", 12" & 9" fir, 10"'& 12" alder, 9 firs 9" to 25", 3-
10" & 2 -13" ftrS, 24" ash, 2 -20" ash, 52" asH, 12" plum.
,;,. I
CONSTRUCtION COST " ,. .
The construction cost of the Commercial/Retail development is ~cicipated to be about $1,300,000.
The construction cost of the Residential Development is anticipated to cost $3,500,000.
551 NE 651H STREET, SEATI1..E, WA 98115 PH: 206-525-8020 FX: 206-525-8021 e-mail ivary@nwlink.com
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PAGE# INDEX
SECTfTOWNfAANGE
'/
ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON·SIGNIFICANCE·MITIGATED (DNS·M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: BALES MIXED USE DEVELOPMENT,
PROJECT NUMBER: LUA-04-015, ECF, SA-A
LOCATION: SW OF NE 4TH STREET & DUVALL AVE. NE
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative Site
Plan approval for the construction of four commercial buildings totaling (19,360 sq, ft.) and 10 multi·family
buildings. The commercia! component would include retail, restaurant, office and a small espresso building.
Thirty four (34) townhouse and semi-attached units, a community building and common space are also
proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains two
structures proposed to be removed. Access would be provided from both NE 4th St. and Duvall Ave. NE,
Approximately 152 parking stalls, including surface and garage spaces, would be provided. The project also
includes the installation of landscaping. a pedestrian walkway and necessary utility and street improvements.
The project is located in the Residential Centers Bonus Districts A and B.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED
THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the land use decision must be filed in writing on or before 5:00 PM April 19, 2004. If
no appeals are filed by this date. the action will become final. Appeals must be filed in writing
together with the required $75.00 application fee with: Hearing Examiner, City of Renlon. 1055 South
Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal
Code Section 4·8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430·6510.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200,
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for proper file identification.
CERTIFrCATION
5 I, , hereby certify that copies of the
above docum t were posted by me in 3 conspicuous places on or nearby
the describ property on ~ -;t f5;za:zr-.,
...... ,"""', ""1/"'J..o'1 ~ ._J~ > _---. ...... ~ KAMe'II" _ Signed: L/IAl or ~ . .:-~S"S\ON"",~~"'~ST: Subs~r~b~sworn before me, a Notary Public, in and for th~of _
: ~ ... ~tO E"..f~1i'~~ington resldmg i~~ ,on the agk day of .:~. o)CJdY_
: :l:.~ _\.OTARy «\".. ~ ~ '0 ~ (/)." ~ : ~... : ~ ". r.·' ~ PUB' \v : <: : 1... \.0·0 ' ~~\ ~ .... ~! ~, ., ... · ••• 6·29-q •. ··~~ : f, '/:" •••••••• ...JJ..\~ .: -"1 OF W"S·p ........ ..
11"\,,,,,,,, ... , ...... ...
MARILYN KAMCHEFF
MY APPOINTME~IT I:XPIRES 6-29.07
Kathy Keolker-Wheeler, Mayor
April 26, 2004
Wayne Ivary
Ivary & Associates, Architects
551 NE 65th St.
Seattle, WA 98115
SUBJECT:
Dear Mr. Ivary:
Bales Mixed Use Development
LUA-04-015, ECF, SA-A
CITY. RENTON
PlanningIBuildingfPublic Works Department
Gregg Zimmerman P.E., Administrator
This letter is to inform. you that the appeal period has ended for the Environmental Review
Committee's (ERG) Determination of N()n~Significance -Mitigated fOr the above-referenced
p~~d .
No appeals were filed on the ERC determination or on the Site Plan Approval.
This decision is final and application for the appropriately required permits may proceed. The
applicant must comply with all ERC Mitigation Measures and Site Plan Conditions of Approval.
If you have any questions, please feel free to contact me at (425) 430-7382.
For the Environmental Review Committee,
Susan Fiala
Senior Planner
cc: Bales Self-Storage fOwner
-------------lO-S-s-So-u-th-a--ra-dy-W--ay---R-e-n-to-n-,W-a-s-~I-.q-gt-o-n~9-80-S-S------------~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE
Kathy Keolker-Wheeler, Mayor
April 1,2004
Waynelvary
Ivary & Associates, Architects
551 NE 65th St.
Seattle, \/VA 98115
SUBJECT:
Dear Mr. Ivary:
Bales Mixed Use Development
LUA-04-015, ECF, SA-A
CITY L F RENTON
PlanningIBuilding/Public Works Department
Gregg Zimmerman P.E., Administrator
This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that
they have completed their review of the subject project. The ERC issued a threshold Determination of
Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures
document. The Development Services Director approved the Site Plan with two (2) conditions. Please
refer to the staff report and decision enclosed:
Appeals of the land use decision must be filed in writing on or before 5:00 PM April 19, 2004. If no
appeals are filed by this date; the action will become' final. Appeals must be filed in writing together with
the required $75.00 application fee with: Hearing Examiner, City of Renton,. 1055 South Grady Way,
Renton, WA 98055. Appeals to the Examiner'are governed by City of Renton MuniCipal Code Section 4-
8-110.E. Additional information regarding the appeal process may be obtained from the Renton City
Clerk's 'office, (425) 430~651 O.
If the Environmental Determination is appealed, a public hearing date will be set and all parties notified.
The preceding information will assist you in planning for implementation of your project and enable you to
exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire
clarification of the above, please call me at (425) 430-7382.
For the Environmental Review Committee,
k~
Susan Fiala
Senior Planner
cc: Bales Self-Storage fOwner
Enclosure
-------------IO-S-S-s-o-ut-h-G-r-ad-y-W-a-y---R-e-nt-o-n,-W-a-s-hi-n-gt-o-n-9-8-0S-S-------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE
: i"
ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: BALES MIXED USE DEVELOPMENT
PROJECT NUMBER: LUA-04-015, ECF, SA-A
LOCATION: SW OF NE 4TH STREET & DUVALL AVE. NE
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative Site
Plan approval for the construction of four commercial buildings totaling (19.360 sq, ft.) and 10 multi-family
buildings, The commercial component would include retail, restaurant, office and a small espresso building.
Thirty four (34) townhouse and semi-attached units, a community building and common space are also
proposed, The multi-parcel 4,37 acre site is zoned Center Suburban (CS) and currently contains two
structures proposed to be removed. Access would be provided from both NE 4th St. and Duvall Ave'. NE.
Approximately 152 parking stalls, including surface and garage spaces, would be provided. The project also
includes the installation of landscaping, a pedestrian walkway and necessary utility and street improvements.
The project is located in the Residential Centers Bonus Districts'A and B,
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED
THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the land use decision must be filed in writing on or before 5:00 PM April 19, 2004. If
no appeals are filed by this date, the action will become final. Appeals must be filed in writing
together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal
Code Section 4-8-110.E. Additional information regarding the appeal process may be obtained from
the Renton City Clerk's Office, (425) 430-6510.
~
r.:I ~ en
oj > -< c::;::::= ..c:: -' 0 ... ; c=:::::::: -
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for proper file identification.
STATE OF WASHINGTON, COUNTY OF KING}
AFFIDA VIT OF PUBLICATION
PUBLIC NOTICE
Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising
Representative of the
King County Journal
a daily newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinaften'eferred to, published in the English language
continuously as a daily newspaper in King County, Washington, The King
County Journal has be~n approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County,
The notice in the exact form annexed was published in regular issues of the
King County Journal (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period, The annexed
notice, a
Notice of Environmental Determination
was published on Monday, 4/5/04
The full amount of the fee charged for said foregoing publication is the sum
of $llO..~l at the ra~ $15.50 per inch for the first publication and N/A per
Lily Nguyen
Legal Advertising Representative, King County Journal :£:,"'Ce (hi, 5'" d,y of Ape", 2004. \\ \\\ \ \ 11111111/// \\\ AGH II/ ,,\ .• ,l\t:. ~ft III .$' t"-..... '\.............. ~ ,~ ,,' \of' EXPir " ~ Tom A. Meaaher .:::, . .;::;, ... '~"> "'.s-", .:;.
Notary Publi~ for the State of Washington, Residing in Redmonci~:Wi~111~~~~'( \ -z. % ~ ~ .::. . ' • 0 ~5ju / • 0 -
Ad Nu~ber:841080 P,O.Nu~nber: .,. _ \0 /8 ,'-> j f;,-~
Cost of publIshIng thIs notIce II1cludes an affIdaVIt surcharge. -:;:. ... p\j'O" "'(;; .... 2 !2
.:;., .n '. 'l-.' :--:''' ::~ -/. V)-". MAY '2-' •• ' ~ ,.:::-"''i -1l" ............ , \,--'=:1 ,;,;,,'
////1/1 ~ 0 F '-S'< \\\\\"
IIII/IJIII\I\\\\\
NoTICE-OF ENVIRONMENTAL ,
, DETERMINATION .
ENVIRONMENTAL REVIEW I
1 COMMITTEE . l RENTON,WASHINGTON
r The . Environmental Review
Committee has issued a'
petermination of Non-Significance-!
Mitigated for the following project
:under the authority of the Renton
Municipal Code. I
BALES MIXED USE DEVELOPMENT
LUA-04-015, ECF, SA-A ,
The applicant is requesting
Environmental (SEPA) Review and
; Administrative Site, Plan' approval
'1, for, the construction of four com~,
mercial 'buildings totaling (19,360
i sq. ft.) and 10 multi-family build'
',ings. The commercial component
"would include retail, restaurant;
i;office and a small espresso building.
II Thirty four (34) townhouse and
'senii-attached units, a community
: bujlding and common space are also,
I
proposed. 'The multi-parcel 4.37,;
acre site is zoned Center Suburban i (CS) and currently contains two
l' structures proposed to be removed.
Access would be provided from both,
; NE 4th St. and Duvall Ave. NE.;
r Approximately 152 parking stalls,
,I including surface and garage i
'spaces, would be provided. The
: project also inclucies the installation
: of landscaping, a pedestrian walk-
i, way and necessary utility and
I street improvements. The project iSlj' I located in the Residential Centers
. Bonus Districts ,A and B. '
1 Appeals of the land use, decision
must be filed in writing on or before:
:5:00 PM April 19, 2004. Ifno appeals'
jare filed by this date, the action Willi
'become fmal. Appeals must be filed
in writing together with the required
, i$75.00 application fee with: Hearing:
'Examiner, City of Renton, 1055
ISouth Grady Way, Renton, WA 98055 .
iAppeals to the Examinel:-.are. ,gov-
Ilerned by City of Renton Municipal
ICode Section 4-8-UO.E. Additional'
·information regarding' the appeal
:process may be obtained from the
'Renton City Clerk's Office, (425) 430-:lWlO., '
-'Publisheci in,' the King County
IJournal AJlril 5; 2004. #841080, <
L
'-CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
DESCRIPTION OF PROPOSAL:
LOCATION OF PROPOSAL:
LEAD AGENCY:
LUA-04-015, ECF, SA-A
Wayne Ivary, Ivary & Associates, Architects
Bales Mixed Use Development
The applicant is requesting Environmental (SEPA) Review and Administrative
Site Plan approval for the construction of four commercial buildings totaling
(19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, 0 ffice a nd a small espresso building. Thirty four (34)
townhouse and semi-attached units, a community building and common space
are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban
(CS) and currently contains two structures proposed to be removed. Access
would be provided from both NE 4th st. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The
project also includes the installation of landscaping, a pedestrian walkway and
necessary utility and street improvements. The project is located in the
Residential Centers Bonus Districts A and B.
SW of NE 4th Street & Duvall Ave. NE
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process.
Appeals of the land use decision must be filed in writing on or before 5:00 PM April 19, 2004. If no appeals are filed
by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee
with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, W A 98055. Appeals to the Examiner are
governed by City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may
be obtained from the Renton City Clerk's Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Dennis Culp, Administrato
C;/2~ ~//~feHrrec~'
Renton Fire Department
April 5, 2004
March 30, 2004
DATE If'
DATE
DATE
CITY. RENTON
Kathy Keolker-Wheeler, Mayor
Planning/BuildinglPublic Works Department
Gregg Zimmerman P.E.,Administrator
April 1, 2004
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: Environmental Determinations
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by
the Environmental Review Committee (ERC) on March 30, 2004:
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
PROJECT NAME: Bales Mixed Use Development
PROJECT NUMBER: LUA-04~015, ECF, SA-A
LOCATION: SW of NE 4th Street & Duvall Ave. NE
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and
Administrative Site Plan approval for the construction of four commercial buildings totaling
(19,360 sq. ft.) and 10 multi-family buildings. The commercial component would include retail,
restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached
units, a community building and common space are also proposed. The multi-parcel 4.37 acre
site is zoned Center Suburban (CS) and currently contains two structures proposed to be
removed. Access would be provided from both NEAth St. and Duvall Ave. NE. Approximately
152 parking stalls, including surface and garage spaces, would be provided. The project also
includes the installation of landscaping, a pedestrian walkway and necessary utility and street
improvements. The project is located in the Residential Centers Bonus Districts A and B.
Appeals of the land use decision must be filed in writing on or before 5:00 PM April 19, 2004. If no
appeals are filed by this date, the action will become final. Appeals must be filed in writing together with
the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-
8-110.E. Additional information regarding the appeal process may be obtained from the Renton City
Clerk's Office, (425) 430-6510.
If you have questions, please call me at (425) 430-7382
::z;n~
Susan Fiala
Senior Planner
cc: King County Wastewater Treatment Division
WDr=w, Stewart Reinbold
David F. Dietzman, Department of Natural Resources
WSDOT, Northwest Region
_E-n-C-lo-s-u-re---I-O-S-S-s-ou-t-h-G-r-ad-Y-W-a-Y-_-R-e-n-to-n-, W-as-h-in-g-to-n-98-0-S-S-------~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE
• •
CITY OF RENTON
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE:
TO:
FROM:
STAFF CONTACT:
SUBJECT:
March 11,2004
Susa»~a /
Rebe~a l£ind
Don Erickson
Bales Mixed Use Development, SW ofNE 4th St. & Duvall Ave
NE; LUA-04-015, SA-A, ECF
Staff reviewed this project on December 9, 2003 and recommended not supporting the applicant's
latest proposal since "non-townhouse units" are not allowed in District B of the Suburban and
Neighborhood Center Residential Bonus District. The applicant's submittal states that all of the
units in District B will now be townhouse units with a maximum of four units per building. This is
confirmed by the elevations submitted with this application.
Based upon these same elevations it is clear that the rear fac;ades of Buildings 5,6,7,8, and 9 do
not meet the modulation requirement for at least a two-foot setback every 40 feet. In this case the
applicant has provided an eight-foot wide, 42-inch deep balcony at the second floor level of an
otherwise three story high unmodulated wall, some 80 feet long. Section 4-11-140M defines
"modulation" as:
MODULATION: "A measured and proportioned inflection or setback in a building's face
that breaks up an otherwise larger flat vertical plane into multiple offset sub-elements so as
to reduce the apparent bulk" (of a building).
Typically, modulation goes from the ground up to the roofline of a building. Breaks in exterior
walls where one fac;ade is setback a couple of feet and the next bay protrudes a couple more feet
are how this is most typically handled. In some cases balconies are given credit when they
continue up the fac;ade from floor to floor. Unfortunately, that is not the case with this application.
Similarly, the front fac;ades of Buildings 5, 6, 7, 8, and 9 also are not modulated or variated "a
minimum of two feet every 40 feet" as required in Section 4-3-095D.
Note: Staff was not able to comment on this at the pre-application stage since elevations were not
submitted at that time for our review.
The applicant has now submitted a landscape plan that indicates a 12' landscape strip along NE 4th
Street and large boulevard trees spaced every 30 feet. They also show small ornamental trees
within the parking bays and around the backs of the townhouse buildings.
Recommendation:
Do not support this application since it does not appear to comply with the special develQpment
standards for residential and residential commercial uses located within the Centers Residential
Bonus District (Section 4-3-095D.
Attachment
cc: Don Erickson
Document2\cor
•
Relevant Comprehensive Plan Land Use Policies:
Residential Policies:
Policy LV-ll. Future residential growth should be accommodated through:
b. development of vacant parcels in Renton's established neighborhoods;
Policy LV-98. Allow stand alone residential development of various types and urban densities in
portions of Centers not conducive to commercial development~
Center Suburban Policies:
Policy LV-ll8.3. Provide a medium intensity of development organized around a landscaped'
arterial boulevard with boulevard features and/or park like landscaping.
Policy LV-ll8.4. Design parking lots to include pedestrian connections to store entries.
Policy LV-1I8.5. Design parking lots to include both perimeter and interior landscaping to
reduce the visual effects of expanses of impervious suiface.
Policy LV-1I8.6. Promote the clustering of neighborhood serving commercial uses .
. Policy LV-1I8.8. Prohibit new garden style multi-family development with surface parking.
Townhouse developmen't which includes parking within structures is the preferred form of multi-
family development.
Suburban and Neighborhood Center Residential Bonus District Regulations:
Building Design:
1) Variation or modulation of vertical and horizontal fa~ades is required at a minimum of 2 feet
at an interval of a minimum of 40 feet on a building face.
2) Private residential entry features which are designed to provide individual ground floor
connections to the outside are required.
3) The maximum building length of a building shall be 100 feet, except for retirement
residences.
Building Location:
• The relationship of the dwelling, parking and street shall create the appearance of a single
family neighborhood.
• Residential units and any associated commercial development within an overall development
shaH be connected through organization of roads, blocks, yards, central places, pedestrian
linkages and amenity features.
• Front facades of structures shall address the public street, private street or court by providing
a landscaped pedestrian connection, and an entry feature facing the front yard.
H:\EDNSP\lnterdepartmental\Development Review\Preapps\Comrnents\CS\Bales Mixed-use Comm1-Residential.doc\d
• Bales Mixed Use Facility, NE 4th Street & Duvall Avenue SE
12109/03
Parking Location:
• Must be within an enclosed structure (detached or attached garage). Garage must be located
on a different fa~ade from the main entry of the building.
• The required .25 guest paces per attached residential units may be surface parking. No more
than 6 stalls may be consecutively cluster without an intervening landscaped area of
minimum of 5 feet in width by the length of the stall.
• Surface parking not allowed with the fIrst 3D-feet on any street frontage.
• Parking must be located to the rear of the primary structure or in a detached garage with rear
access.
H:\EDNSP\lnterdepartmental\DeveJopment Review\Preapps\Comments\CS\BaJes Mixed-use Comm1-ResidentiaJ.doc\d
4
City of R!I Department of Planning / Building / PUbliC.
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: E~~\·L. ~. COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2, 2 IU· ...... """'_"".,~1'\ p."","~
APPLICANT: Wayne Ivary PROJECT MANAGER: Susan Fialc ~~'" .. ~
PROJECT TITLE: Bales Mixed Use Development PLAN REVIEW: Arneta Henninger MAR 3 2004
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 sq ~ar~,fg~t ." .",./<. ' '''<=~IT
LOCATION: SW of NE 4th Street & Duvall Ave. NE
Nt::IGHBORHOODS.
WORK ORDER NO: 77219 AND S'iRATEGI(; PLANNING
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval for the
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th St. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Liqht/G/are
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10.000 Feet
14.000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative
Routing.doc
Date
Rev. 10/93
'.
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: March 23, 2004
TO: Susan
FROM: Arneta Henninger X7298 Ill~
SUBJECT: BALES MIXED USE APPLICATION ,
TYPICAL DUVALL AVE NE ROAD SECTION
The purpose of this memo is to add supplemental information regarding the Duvall
Ave NE road way section that shall be required as part of this project. The project
shall install 20 feet of paving, west of that shall be a planting strip and' west of that
and adjacent to the property line shall be a 5 foot sidewalk.
This is additional information to my previous comments. There are no other
changes in my previous review.
If you have any questions please call me.
Thank you!!
cc: Kayren K.
BobMahn
I:\memo.doc\cor
City of R~ Deparlment 01 Planning / Building / Public ~
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: PSf1::.s COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2, 2004
APPLICANT: Wayne Ivary PROJECT MANAGER: Susan Fiala
PROJECT TITLE: Bales Mixed Use Development PLAN REVIEW: Arneta Henninger
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 square feet
LOCATION: SW of NE 4th Street & Duvall Ave. NE I WORK ORDER NO: 77219
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval for the
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four(34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre:site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th St. and DuvaliAve. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements. ---. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities ~
Animals Transportation
Environmental Health Public Services
Energy/ HistoriclCultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
'I C -~
B.
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
are." whee dditional inf"",atio i, _ded 10 properly a"e" lhi, propo,al. '13 N
Date~ I
Rev. 10193
• • City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ~r .... dr;o~ Su""'" ~(....s COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2, 2004
II. (e,
APPLICANT: Wayne Ivary PROJECT MANAGER: Susan Fiala R ER F'~OFF/EIv'"
PROJECT TITLE: Bales Mixed Use Development PLAN REVIEW: Arneta HenninQer AA/I!4,A,.. '" c: IV E D
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 square feek ""rr OJ 2nnJ.
LOCATION: SW of NE 4th Street & Duvall Ave. NE WORK ORDER NO: 77219 /;jtJ'.(j[)l}JtYcP}¥,/~IO-;:
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approv;(?iPtlVe .
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th St. and Duvall Ave. NE. Approximately 152
parking stalls, including surface 'and garage spaces, would be provided, The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements,
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14.000 Feet
B. Ic;77 r-7jo~
R e P61R.,.. FOe.
S Q) C--L/ ~/?l31-Jf
I g c Q:) uP 0 A-rE:::: So, LoS
-rhiro/. f(oor<;. 1l..1
Sj .Jf~
1-\c..-rUAL PR.oPOS~(J 5TlZuLTU«.ES . ()?
U 1'\ ,. +-~ r ~ ~ V ,. r-e 12 ) t...-v 0 ~ >'-.-~ s -rH 5"00
d (oor ACC-C$~:b/~ VIIt,'1-s f.er 11-B
LV CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal. S;g"t",'Ofo;"d""'£:~ ~
Routing.doc Rev. 10193
Date
.. ~ -. • City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ~,'(""e.-COMMENTS DUE: MARCH .. 1.6.,200.:1 n -\ lE LGI ~ ;: I' , L~ APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2,\2004 C !J u \'/ LS
APPLICANT: Wa';Lne Ivary ! i L./~ I PROJECT MANAGER: Susan Fiala,
PROJECT TITLE: Bales Mixed Use Development 'II III PLAN REVIEW: Arneta Henninder: MAR -3 2004
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 squafe feet
LOCATION: SW of NE 4th Street & Duvall Ave. NE WORK ORDER NO: 77219 I CITY OF RENTON
C,OI: [-·c·; \ D"""', ~~ ',T .-.. -
SUMMARY OF PROPOSAL: The applicant IS requesting EnVIronmental (SEPA) Review and Administrative Site Plan approval for the
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space.are also· proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th St. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housing
Air Aesthetics
. Water Ught/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C.
IU ,
particular attention to those areas in which we have expertise and have identified areas of probable impact or
eded ,"-"ropedY '''e" th;, prop""'. '3 HI 1/
Date I
Rev_ 10193
·~
DATE:
TO:
FROM:
SUBJECT:
•
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
March 4, 2004
Susan Fiala, Senior Planner
Jim Gray, Assistant Fire Marshal ~I
Bales Mixed Use Development, NE 4th & Duvall Ave. NE
MITIGATION ITEMS;
1. A fire mitigation fee of $10,067.20 is required based on $.52 per
square foot of the new commercial square footage. The fire mitigation fee
for the residential units is $13,968.00 based on $388.00 per unit. ~ "6l:),11z...
FIRE CODE REQUIREMENTS:
1. The preliminary fire flow is 2500 GPM for Bldg. 3, 2250 for Bldgs. 1 &
2 and 2000 GPM for the Townhouse structures. One hydrant is required
within 150 feet of all the structures and two additional hydrants are
required within 300 feet of Bldg. 1,2,3 and one additional hydrant within
300 feet of the other structures.
2. Separate plans and permits are required for the installation of Fire
alarm, sprinkler and kitchen hood fire suppression systems.
3. Gates used for security shall open a full 20-foot width and be have an
" Opticom" type electronic opener with a manual override.
4. Provide a list of flammable, combustible liquids and any hazardous
chemical that are to be used or stored on site.
Please feel free to contact me if you have any questions.
" ~'
DATE:
TO:
FROM:
SUBJECT:
•
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
March 17, 2004
Susan Fiala
Arneta Henninger X7298
B~ES MIXED USE APPLICATION
NE 4TH ST & DUVALL AV NE LUA 04-015 SA
I have completed my review on the above application in Section 15, Township 23N,
Range 5E which proposed a mixed use development consisting of four commercial
buildings (retail, restaurant, office and a small espresso building. The site also proposes
34 townhouse buildings.
Existing Conditions:
Water--This project site is located in the 565 Water Pressure Zone. Static pressure is
approximately 71 psi at street level. There is an existing 8" watermain located in NE 4th
St. There is an existing 8" watermain located in Duvall Av NE. The 8" is connected to a
12" watermain in Duvall Ave NE in the general, vicinity of the proposed development.
Please see City of Renton watermain drawing W943 for detailed information.
Sanitary Sewer--There is an existing 24" sanitary sewer main (East Renton Interceptor)
in NE 4th St.
Storm--There are storm drainage facilities in NE 4th St and in Duvall Ave NE.
The site is located in the Aquifer Protection Zone 2.
CODE REQUIREMENTS
WATER:
• Per the City of Renton Fire Marshall, the preliminary fire flow for Bldg. 1 is 2250
GPM: for Bldg. 2 2250 GPM, 2500 GPM for Bldg 3 and 2,000 GPM for the
townhouse structures.
• Per the City of Renton code when the required fire flow is over 2500 GPM the fire
hydrants shall be served by a main which loops around the building or complex of
buildings and reconnects back into a distribution supply main.
• The project will be required to install a looped watermain in order to provide domestic
water service, irrigation services for the landscaping and fire protection to serve the
Bales Mixed Use (Revised) Application
Duvall AvNE •
new development. In the north portion of the site the new water main will be required
to be 12 inches in diameter and extended to the west property line and to the east
property line. The rest of the looped water main is only required to be 8 inches in
diameter with a 12" extension to the west property line at a distance of approximately
190 feet north of the south property line. Please see City of Renton water drawing
W943A for existing water main details.
• The actual layout of the water main needs to be relocated into the drive lane.
• Any new construction must have one fire hydrant capable of delivering a minimum of
1,000 GPM and shall be located within 150 feet of the structure and additional
hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the
structure. This distance is measured along the travel route. The number of
additional hydrants required is dependent on the calculated fireflow of the new
commercial building. Refer to the Assistant Fire Marshal comments for details.
• Lateral spacing of fire hydrants shall be predicated on hydrants being located at
street intersections.
• Pressure reducing valves shall be installed at the domestic meter if the pressure
exceeds 75 psi.
• Water System Development Charges are $915 per Multi-family unit and $0.213 per
gross square foot of property may be required if not previously paid. The
Development Charges are collected as part of the construction permit. Please note
that any parcel that currently has water and or sewer service is eligible for a prorated
system development charge. Your project will be reviewed to determine how much
redevelopment credit applies.
SANITARY SEWER:
• This project is required to install an 8" sanitary sewer main to serve the new
development. This project is required to install an 8" sewer main in Duvall Ave NE
across the full frontage if the parcel being developed.
• The engineer shall study and evaluate the service area for the 8" extension in Duvall
Ave NE.
• Any use in the buildings subject to oils or grease shall require the installation of a
grease interceptor or oil/water separator as determined at the time of plan review.
• If, per the City of Renton Fire Marshall any building is required to be sprinklered, then
floor drains will be required to be tied in to the sanitary sewer system.
• This site is located in the East Renton Interceptor Special Assessment District
(SAD). This fee is $224.52 plus interest per residential unit and is $0.069 plus
interest per square foot of the commercial property and is collected at the time a
construction permit is issued.
I:\Projects\BALESMIXUSEREVGF.doc\cor
Bales Mixed Use (Revised) Application
Duvall AvNE
~. L' , ....
• System. Development Charges (SOC) are $540 per Multi-family unit and $0.126 per
gross square foot of property. These fees are collected at the time a construction
permit is issued. Please note that any parcel that currently has water and or sewer
service is eligible for a prorated system development charge. Your project will be
reviewed to determine how much redevelopment credit applies.
STREET IMPROVEMENTS:
• Street improvements to include curb, gutter and sidewalk along the full frontage of
both NE 4th St and Duvall Ave NE will be required to be installed as a part of the
building permit review, construction process.
• The project will need to dedicate 10' of right-of-way on Duvall Ave NE (if they have
not already done so) for a total of 30 feet from centerline.
• The locations of the three access points (with the middle access for emergency
access only) on Duvall Ave NE are approved.
• The face of curb on Duvall Ave NE shall be located 20 feet from the right-of-way
centerline to provide an overall roadway width of 40 feet providing a 14 foot through
lane in each direction of travel and a 12 foot two-way turn lane.
• The driveway approach location shown on NE 4th St shall be a right-inlright-out only
access.
• The face of the new curb on NE 4th St shall be located 33 feet from the right-of-way
centerline on NE 4th St.
• Additional street lighting along the frontage of the parcel being developed will be
required to be installed by the development. All street lights shall be designed and
installed per City of Renton plans and specifications.
• Construction of a commercial building will trigger a separate review.
• A Traffic Report has been submitted with the formal application and is acceptable.
STORM DRAINAGE:
• A conceptual drainage plan and report was submitted and meets the requirement
that the drainage control plan be designed per the 1998 King County Surface Water
Manual Level 2.
• The Surface Water SOC fees are $0.249 but not less than $715 per square foot of
new impervious area. These fees are collected at the time a construction permit is
issued.
I:\Projects\BALESMIXUSEREVGF.doc\cor
Bales Mixed Use (Revised) Application
Duvall AvNE
CONDITIONS
Traffic Mitigation fees of $67,200 are required to be paid. This is a condition of the
project.
Erosion Control Measures
This project shall comply with the erosion control measures per the DOE manual. This
is a condition of the project. The drainage control plan shall be designed per the 1998
King County Surface Water Manual Level 2 --this is a condition.
GENERAL:
• All required utility; drainage and street improvements will require separate plan
submittals prepared according to City of Renton drafting standards by a licensed
Civil Engineer.
• All plans shall be tied to a minimum of two of the City of Renton Horizontal and
Vertical Control Network.
• Permit application must include an itemized cost estimate for these improvements.
The fee for review and inspection of these improvements is 5% of the first $100,000
of the estimated construction costs; 4% of anything over $100,000 but less than
$200,000, and 3% of anything over $200,000. Half of the fee must be paid upon
application for building and construction permits, and the remainder when the
permits are issued. There may be additional fees for water service related
expenses. See Drafting Standards.
• The site is located in Aquifer Protection Zone 2 and may be subject to additional
requirements per City code. Constructed secondary containment may be required if
more than 20 gallons of regulated hazardous materials will be present at the new
facility (RMC 4-3-050H2d(i». A fill source statement (RMC 4-4-060L4) is required if
more thCiln 100 cubic yards of fill material will be imported to the project site.
Construction Activity Standards (RMC 4-4-030C7) shall be followed if during
construction, more than 20 gallons of hazardous materials will be stored on site or
vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-
030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may
require a groundwater protection liner. Impervious surfaces shall be provided for
areas subject to vehicular use or storage of chemicals. This is not intended to be a
complete list of the APA requirements nor does this information substitute for the full
ordinance, it is only intended to guide the applicant to the City of Renton code book.
cc: Kayren
I:\Projects\BALESMIXUSEREVGF.doc\cor
-
Project Name 12~~::>· '~We1) U ~
HI""" .' \oVv\, +-~, \ _ t-. ~ ~ l\1':; Project A~dress -:.;:\'I":=:~~'"'\-:"' __ -I.hL~u~v.;,.;;~~..&.::I~~""'~~v~
Contact Person W ~I\N. l" ~
Address ______________ _
Phone Number ._. ____________ ~
Permit Number W~ -0 l\ -0\ G
, . Proje~t Description ________ ,.;,...-_____ -:--_____ _
'-:and Uso/Type: Method of Calculation:
IH ~esidential
g Retail
o JTE Trip Generation Manu.aI . .
lit'Traffic Study· . \RAtvS~Da.TVl.-T\UIO . COU'b.. o Non-retail o Other \ II~ (();Oo~, '.
Calculation:
.'~l\tp .. 'N~ "Yw5 ~
\u ~ ~lo I')~ dV
tf'D Transportation Mitigation Fee: "\01 ) dOD·
Calculated by: J6' ~~
Account Number: ___________ _
. Date of Payment ______ --:-____ _
Date: ~3,-+-1 y-++-I",--(fUV-r-Y_ } I I
• City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ~~.::.(..I ~s*t....,:) ~~<"" COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2, 2004
APPLICANT: Wayne Ivary_ PROJECT MANAGER: Susan Fiala FI ~~o:.Ftefv"'~
PROJECT TITLE: Bales Mixed Use Development PLAN REVIEW: Arneta Henninger 1M A ...... l;: , /I Ii D
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 square feet "1'11( (J J JOn!.
LOCATION: SW of NE 4th Street & Duvall Ave. NE WORK ORDER NO: 77219 t;jUILDING /)/1. .,
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval fo;~~C;N
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th St. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C.
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional info~ a ion is needed to properly assess this proposal.
Date
Rev. 10193
• City of Renton Department of Planning / Building / Public Works
EN V I RON MEN TAL & 0 EVE LOP MEN TAP P Lie A T ION REV lEW SH E E T
REVIEWING DEPARTMENT: 1>\.eV'l 'Rtt-v,w COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2, 2004
APPLICANT: Wayne Ivary PROJECT MANAGER: Susan Fiala
PROJECT TITLE: Bales Mixed Use Development PLAN REVIEW: Arneta Henninger
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 square feet
LOCATION: SW of NE 4th Street & Duvall Ave. NE I WORK ORDER NO: 77219
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval for the
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial componentwould
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th S1. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
LandlShoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
NaturalResources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where ad itional information is needed to property assess this proposal.
Signature of
Routing.doc
Date
Rev. 10193
• City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2, 2004
APPLICANT: Wayne Ivary PROJECT MANAGER: Susan Fiala
PROJECT TITLE: Bales Mixed Use Development PLAN REVIEW: Arneta Henninger
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 square feet
LOCATION: SW of NE 4th Street & Duvall Ave. NE I WORK ORDER NO: 77219
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval for the
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th St. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
LandlShoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
~~~
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where add; . nal informatio i needed to properly assess this proposal.
Date
Rev. 10193
• City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: -P("o IJ"'~ S'l..C'v\ ~s COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MARCH 2, 2004
APPLICANT: Wa PROJECT MANAGER: Susan Fiala
PROJECT TITLE: Bales Mixed Use Development PLAN REVIEW: Arneta Henninger
SITE AREA: 190,346 square feet BUILDING AREA ( ross): 85,704 s uare feet
LOCATION: SW of NE 4th Street & Duvall Ave. NE I WORK ORDER NO: 77219
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval for the
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be proyided from both NE 4thSt. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to property assess this proposal.
Signature of Director or Authorized Representative
Routing.doc
Date
Rev. 10193
· :..:}
City of Rento~ Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICA TION REVIEW SHEET
REVIEWING DEPARTMENT: __ ~ COMMENTS DUE: MARCH 16, 2004
APPLICATION NO: LUA-04-015, SA-A, ECF DATE CIRCULATED: MA~"
APPLICANT: Wayne Ivary
PROJECT TITLE: Bales Mixed Use Development " -J PLAN REVIEW: Arneta Henninger \ " ' . __
\V ..
SITE AREA: 190,346 square feet BUILDING AREA (gross): 85,704 square feet
LOCATION: SW of NE 4th Street & Duvall Ave. NE I WORK ORDER NO: 77219
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval for the
construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings. The commercial component would
include retail, restaurant, office and a small espresso building. Thirty four (34) townhouse and semi-attached units, a community
building and common space are also proposed. The multi-parcel 4.37 acre site is zoned Center Suburban (CS) and currently contains
two structures proposed to be removed. Access would be provided from both NE 4th S1. and Duvall Ave. NE. Approximately 152
parking stalls, including surface and garage spaces, would be provided. The project also includes the installation of landscaping, a
pedestrian walkway and necessary utility and street improvements.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the
Environment
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
\0,0\
3t2~
CF5
Probable Probable More Element of the
Minor Major Information Environment
Impacts Impacts t'/ecessary
Housing
Aesthetics
Light/Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10.000 Feet
14.000 Feet
C'5t-· (M'If\\..lOJ \~ -CO mmefO 5\Xl-G~. ()J\(\WAII~ -1'r\\A \-n-';;O.m i ~
'Q\
Probable
Minor
Impacts
ct:...
_~ abfa0~--
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
Probable More
Major Information Impacts Necessary
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where ad ·tional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative
Routing.doc Rev. 10193
PROJECT LUA-04-015, SA-A, ECF
Bales Mixed Use Development
City of Renton Department of Planning I Building I Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
(Continuation)
POLICE RELATED COMMENTS
10 Police Calls for Service Estimated Annually -Commercial Space
31 Police Calls for Service Estimated Annually -Multi-Family Space
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To
protect materials and equipment it is recommended that all materials and tools be locked up
when not in use. The site will need security lighting, and any construction trailer or storage
area should be completely fenced in with portable chain-link fencing. The fence will provide
both a physical and psychological barrier to any prospective criminal and will demonstrate
that the area is private property. Construction trailers should be kept locked when not in use,
and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted.
Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage
containers should be secured with heavy-duty padlocks and kept locked when not in use.
"No Trespassing" signs referencing the current City Code should be posted on the property
during the construction phase. These signs serve as a first warning to those that are
trespassing on the property. This will aid police in making arrests on the property after hours
if suspects are observed vandalizing or stealing building materials.
COMPLETED COMPLEX
All exterior doors should be made of solid metal or metal over wood, with heavy-duty
dead bolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If
glass doors are used, they should be fitted with the hardware described above and
additionally be fitted with a layer of security film: Security film can increase the strength of
the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry.
Access to the back of the buildings should be limited, preferably with security fencing, as
these areas could be vulnerable to crime due to the lack of natural surveillance by business
customers or tenants.
It is recommended that any convenience business (unspecified on project narrative) have
monitored, recorded security alarm systems installed. It's not uncommon for businesses to
experience theft and/or vandalism during the hours of darkness. An auxiliary security service
could be used to patrol the property during those times. It is important to direct all foot traffic
into the main entrance of any convenience store (to include the proposed fast food-type
business). Entrances should be monitored by recorded security cameras twenty-four hours a
Security Survey Page 1 of 2 04-015
day, since convenience stor€;, Jre often targeted by criminals. I alternative employee
entrances should have coded access to prevent trespassing. The business should have
panic buttons installed in the event emergency personnel is needed and the employee cannot
use the store phone. A cash drop safe should be in place, and no more than $150.00 should
be in· the register at any time. All windows should be kept clear and free of advertisement or
other signage. Blocking visibility from the street into the store creates an unsafe working
environment for employees.
If there are payphones in the business complex, it is recommended they be outgoing use
only. Convenience businesses tend to attract drug traffic, and having only the ability to call
out on payphones severely hinders this type of activity. .
All areas of this project need to have adequate lighting. This will assist in the deterrent of
theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe
travel for customers of the business complex.
Each business and multi-housing complex should have individual building numbers clearly
posted with numbers at least 6" in height and of a color contrasting with the building.
Addresses and/or unit numbers should also be illuminated so that they are easily located.
This will assist emergency personnel in locating the correct location for response.
Landscaping should be installed with the objective of allowing visibility -not too dense and
not too high. Too ,much landscaping will make customers, employees, and tenants feel
isolated and will provide criminals with concealment to commit crimes such as burglary.
Vehicular access to the espresso stand should be directed so that thoroughfares are not
blocked. Espresso stands are frequently targeted by burglars. Quality materials, including
doors and locking mechanisms as recommended above, should be used when constructing
the espresso stand.
It is key for a business complex of this size to have appropriate lighting and signage. "No
Trespassing" signs referencing the current City Code should be posted in conspicuous
locations throughout the property, including entrances to the property and parking areas.
These signs serve as a first warning to those that are trespassing on the property. I have
attached a copy of our Business Trespass Enforcement Authorization letter, which should be
submitted by the property manager. This letter gives authorization to the Renton Police
Department to trespass individuals off the property, at our discretion, without requiring the
presence of the property manager. "No Trespassing" signs must contain proper verbiage to
be enforced. I have attached a copy of our verbiage for your consideration.
I highly recommend that Bales Development have a Crime Prevention Representative
conduct a security survey of the premises once construction is complete.
Security Survey Page 2 of2 04-015
Trespass
Enforcement
WATCH
Quite often, business owners and managers are faced with crimes that occur on the property after the
businesses are closed and the employees have gone home. Some of the crimes that occur are burglary,
vandalism, graffiti, trespassing, drug dealing and robbery in the parking lots.
There is a way for police and business owners to discourage these types of crimes from taking place on
private property, and that is by enforcing the City of Renton's Municipal Trespass Code 6-18-10.
In order for police to be able to make an arrest for Trespass, business owners or managers need to
purchase signs and display them in conspicuous areas on the property.
These signs need to include the following language:
1. Indicate that the subject property is privately owned and;
2. Uninvited presence on the specified property is not pennitted during the hours the business is
closed, and;
3. Violators will be subject to criminal sanctions pursuant to Renton City Code 6-18-10.
MOST IMPORTANTLY -THE SIGNS SHOULD BE CONSPICUOUS FROM ALL POSSIBLE POINTS OF ENTRY
TO THE PROPERTY, AND ALSO BE PLACED ON THE t:XTERIOR OF THE BUILDINGS. This way when a
suspect is arrested, he/she will not be able to claim as a defense that he/she did not know he or she was
trespassing.
EXAMPLES FOR TRESPASS SIGNS:
NO TRESPASSING
This is private property. Persons without specific
business are not authorized to be on the premises
between the hours of (insert the hours your business is
closed).
Violators are subject to arrest and/or citation for
criminal Trespass pursuant to Renton City Code #6-18-
10 ..
NO TRESPASSING
No Trespassing after business hours
(insert specific times). Anyone on the
premises after business hours is subj ect
to arrest and/or citation for Criminal
Trespass and/or impoundment of
vehicle. Per Renton City Code #6-18-
10.
By enforcing the Trespass Ordinance, business owners and police will be sending a message to criminals
that they are not allowed to conduct criminal activity on the property. In making arrests for Trespass,
police may be preventing the more serious crimes from taking place.
COURTESY OF RENTON POLICE DEPARTMENT
CRIME PREVENTION UNIT
430-7521 or 430-7520
Renton Police Department
Business Trespass Enforcement Authorization
(Please Print) I/we ____________________________________________________________ _
As Owner(s) Manager(s) Agent(s) of the property named and located at:
(Name of Business)
(Address of business property)
In the City of Renton, do hereby request and authorize officers of the Renton Police Department, in their
official police capacity, to go upon or within those common areas generally open to the public and/or
tenants including hallways, stairwells, entrances, lawn, garden, driveways and parking lot areas. I further
request and authorize officers to go in and on those areas not open to tenants (as tenants) furnace rooms,
roof, storage rooms and separate office. This authority does not permit entry to the premises reserved
exclusively for a separate tenant business.
I I we do not authorize any person(s) to use the premises for any purpose which is not directly related to the
business(es) resident at the listed location. When the business(es) are closed, I I we do not authorize
anyone to use the open areas for any purpose.
The purpose of this authority is to prevent criminal activity including trespassing, loitering, vandalism,
theft, illegal drug trafficking and prostitution, which may be which may be occurring at the above described
premises.
I have posted the property with signs stating" NO TRF,$PASSINGILOITERING. This is private property.
Persons without business with the owner(s) or a tenant are not authorized to be on the premises. Violators
are subject to arrest and/or citation for criminal trespass pursuant to Renton City Code #6-18-10", or words
to that effect.
Officers are further authori;wd to act on my behalf in requesting unauthorized person( s) found upon the
property without legitimate I lawful purpose to leave the premises.
I agree to fully cooperate in any subsequent prosecution of trespass and other criminal offenses and agrees
to appear in court to testify if necessary.
This authority will remain in effect until rescinded by written notice to the Chief of Police, Renton Police
Department, 1055 South Grady Way, Renton WA 98055.
I hereby certify that I1we have the authority to make this request and authorization.
Name of requestor #1 AddresslPhonelPager # -24 hour contact number
Name of requestor #2 AddresslPhonelPager # -24 hour contact number
Business Name
Business Mailing Address I Business Phone
x ____ ~----------~----------------------------Signature of Requestor #1
Date: I -------
x __________________________________________ __ Date: I
Signature of Requestor #2
Signature checked by: ______________ _ Date: ----------
RPDI17 -3/12/02
-
DATE: March 2, 2004
lAND USE NUMBER: LUA04.Q15, SA-A, ECF
PROJECT NAME: Bales Mixed U •• Development
PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative
Slle Plan approval for the construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings.
The commercial component would include retail, restaurant, office and a small espresso building. Thirty four (34)
townhouse and semi-attached units. a community building and common space are also proposed. The multi-parcel 4.37
acre site is zoned Center Suburban (CS) and currently contains two structures proposed to be removed. Access would be
provided from both NE 4th S1. and Duvall Ave. NE. Approximately 152 parking stalls. including surface and garage spaces,
would be provided. The project also includes the installation of landscaping, a pedestrian walkway and necessary utility
and street improvements.
PROJECT LOCATION: SW of NE 41t1 Street & Duvall Ave. NE
OPTIONAL DETERMINATION OF NON.SIGNIFICANCE, MITIGATED (DNS·M): As the Lead Agency, the City of Renlon
has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment
period. There will be no comment period following the issuance of the Threshold 0 etermination of Non-Significance-
Mitigated (ONS-M). A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
February 20, 2004
Mardl 1. 2004
APPLICANTIPROJECT CONTACT PERSON: Waynelvary, phone (206) 525-8020, email ivary@nwllnk.com
Permits/Review Requested: Environmental (SEPA) Review, Site Plan Approval
Other Permits which may be required: NA
Requested Studies: Trip Generation Analysis, WeUand Reconnaissance, Geotechnical
Report, Drainage Technical Information Report
Location where application may be reviewed: Planning/Building/Public Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
96055
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Notlce.doc
Project site is designated Center Suburban (CS) on the Comprehensive Plan
Land Use Map and zoned Center suburban (CS). The proposed mixed use
development of commercial and residential buildings appears to comply with the
applicable CS zoning and development standards.
Geotechnical Report, Drainage Report, WeUand Reconnaissance and SEPA
checklist.
The proposal is subject to the City's Environmental (SEPA) Review Ordinance,
Zoning Code, Subdivision RegUlations, Land Clearing and Tree Cutting
Regulations, Public Works Standards, Uniform Building. Code, Uniform Fire Code,
and other appl1cable building and construction standards.
Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on Ihe proposed project.
These recommended MItigation Measures address project impacts not covered
by existing codes and regulations as cited above.
~:::ti'Z!Ef;~:;:u::/:,,~ent to SO. 52 per gross square foot of new commercial building area and $388.00 per
Traffic Mitigation Fee: equivalent to $75.00 per eech new average weekday trip attributable to the proposal; end
Paries M/tlgatJon Fee: equivalent to $354.51 per new multi family unit.
Comments on the above application must be submitted In wrlttng to Susan Fiala, Senior Planner, Development Services
Division, 1055.South Grady Way, Renton, WA 98055, by 5:00 PM on March 16,2004. If you have questions about this
proposal, or Wish to be .made a party of record and receive additional notification by mail, contact the Project Manager. ~r:,~~l:~ submits written comments wITI automatically become a party of record and will be notified of any decision on
CONTACT PERSON: Susan Fiala Tel: (425) 430-7382
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION·
If you would like to be m~de a party of record to receive further information on this proposed project, complete
thiS form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055.
File No.lName: LUA04-015, SA-A, ECF
NAME: ________________________________________ __
ADDRESS: ________________________________________ ___
TELEPHONE NO.: ________________ _
Notlce.doc
. . ......... """"",,,. . .. -.~ ... :-... ~N ~ "" ..;;::'-,f8.~ ......... OL "
CERTIFICATION : ""~ •• ~SSION '<:=":~. ',1. : ~ •• ~ .....,.~ •• .o(\ " , :0 .,\OTAb ~'. ~ ~ ~ : :0" 'Ty t1\~ '-____ ~ • .. .... en-~ ~ -;? ~'/) :~ ~ ~ ~ cP. \ USUC .: :
I. c;;;;:: ~ . hereby rtify that copies+<~e .. ~.29.01 ...•• ~~
above document were posted by me in ___ ~_.l"'0nspicuous places on or'~~"""'" ~r, -:
the described property on '" WAS\'\\ ........... ----------------~~f_~~~~~~~----------------------------~':!~\""""~
Signed: ~~Lf::!!::.::::",:::::~::"::::(::.....,~qJ/"t--1~t~~
ATTEST: Subscribed-~wo~re me, a Notary Public, in and for the S / . of .,
Washington residin~~ ,on the 6lf1-day of '"?rn.~ .:taC9'
MARILYN KAMCHEFF
MY APPOINTMENT EXPIRES 6-29-07
\ \ \
\
\
• CITY.' RENTON
... "u" ... ".-Wheeler, Mayor
PlanningIBuilding/Public Works Department
Gregg Ziinmerman P.K,Administrator
March 2, 2004
Waynelvary
Ivary & Associates, Architects
551 NE65th Street
Seattle, WA 98115
Subject:
Dear Mr. Ivary:
Bales Mixed Use Development
LUA-04-015; SA-:A, ECF
The Development Planning Section ofthe City of Renton has determined thatthe
, subject application is complete according to,submittalrequirements and,'therefore, is
accepted for review.
It is tentatively $cheduled for consideratidn;b~dheEnvironmental Review Committee on
March 30, 2003., Prior to thatreview;ypuwill be,nQtified if any additi0nal information is
" requireclto continue processing'yoUrapplicatiOrt' "
Pleasecontactmeat(425)'430~7382if ydtJnavekiny questions. '
Sincerely,
Susan Fiala
, Senior Planner
cc: Bales Self Storage fOwner
'--
-------------IO-S-S-s-ou-th--G-ra-d-y-W-ay---R-e-n-to-n-,W-a-s-hl-.n-gt-o-n-9-80-5-5------------~ * This paperrontains 50% recycled material, 30% post consumer AHEAD OF THE CURVE
• ,
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE: March 2, 2004
LAND USE NUMBER: LUA04-015, SA·A, ECF
PROJECT NAME: Bales MIxed Use Development
PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative
Site Plan approval for the construction of four commercial buildings totaling (19,360 sq. ft.) and 10 multi-family buildings.
The commercial component would include retail, restaurant, office and a small espresso building. Thirty four (34)
townhouse and semi-attached units, a community building and common space are also proposed. The multi-parcel 4.37
acre site is zoned Center Suburban (CS) and currently contains two structures proposed to be removed. Access would be
provided from both NE 4th SI. and Duvall Ave. NE. Approximately 152 parking stalls, including surface and garage spaces,
would be provided. The project also includes the installation of landscaping, a pedestrian walkway and necessary utility
and street improvements.
PROJECT LOCATION: SW of NE 4th Street & Duvall Ave. NE
OPTIONAL DETERMINATION OF NON·SIGNIFICANCE, MITIGATED (DNS·M): As the Lead Agency, the City of Renton
has determined that significant environmental impacts are unlikely tor esult from the proposed project. Therefore, as
permitted under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment
period. There will be no comment period following the issuance 0 f the Threshold Determination 0 f N on-Significance-
Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE: February 20, 2004
NOTICE OF COMPLETE APPLICATION: March 1, 2004
APPLICANT/PROJECT CONTACT PERSON: Wayne Ivary, phone (206) 525·8020, email ivary@nwllnk.com
Permits/Review Requested: Environmental (SEPA) Review, Site Plan Approval
Other Permits which may be required: NA
Requested Studies:
Location where application may
be reviewed:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Notice.doc
Trip Generation Analysis, Wetland Reconnaissance, Geotechnical
Report, Drainage Technical Information Report
Planning/Building/Public Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
'98055
Project site is designated Center Suburban (CS) on the Comprehensive Plan
Land Use Map and zoned Center Suburban (CS). The proposed mixed use
development of commercial and residential buildings appears to comply with the
applicable CS zoning and development standards.
Geotechnical Report, Drainage Report, Wetland Reconnaissance and SEPA
checklist.
The proposal is subject to the City's Environmental (SEPA) Review Ordinance,
Zoning Code, Subdivision Regulations, Land Clearing and Tree Cutting
Regulations, Public Works Standards, Uniform Building Code, Uniform Fire Code,
and other applicable building and construction standards.
• Proposed Mitigation Measures: . The following Mitigation Measures will likely be imposed on the proposed project.
These recommended Mitigation Measures address project impacts not covered
by existing codes and regulations as cited above.
Fire Mitigation Fee: equivalent to $0.52 per gross square foot of new commercial building area and $388.00 per
multi family dwelling unit; and
Traffic Mitigation Fee: equivalent to $75.00 per each new average weekday trip attributable to the proposal; and
Parks Mitigation Fee: equivalent to $354.51 per new multi family unit.
Comments on the above application must be submitted in writing to Susan Fiala, Senior Planner, Development Services
Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on March 16,2004. If you have questions about this
proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager.
Anyone who submits written comments will automatically become a party of record and will be notified of any decision on
this project.
CONTACT PERSON: .Susan Fiala Tel: (425) 430-7382
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION'
R-8
If you would like to be made a party of record to receive further information on this proposed project, complete
this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055.
File No.lName: LUA04-015, SA-A, ECF
NAME:
ADDRESS: ____________________________________________ ___
TELEPHONE NO.: ________________ __
Notice.doc
,-• , <,
LIST OF SURROUNDING
PROPERTY OWNERS
WITHIN 300-FEET OF THE SUBJECT SITE
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PROJECT NAME: fa !t-S l'VYVU d (M)
APPLICATION NO: _________________________ _
The following is a list of property owners within 300 feet of the subject site. The Development Services
Division will notify these individuals of the proposed development.
NAME ADDRESS
Q:\WEB\PW\DEVSERV\Forms\Planning\owners.docOSI29/03
ASSESSOR'S PARCEL
NUMBER
DEVELOPMENT PlANNING
CITY OF RENTON
FEB 20 2004
RECEIVED
(Attach additional sheets, if necessary)
NAME ADDRESS
Applicant Certification
ASSESSOR'S PARCEL
NUMBER
I, __ '....;~~~=-:...\ ,..,) __ ~;,::;,;;,:*_*,,,,;,,,,,,,,,,, ____ -,, hereby certify that the above list(s) of adjacent property
(Print Name)
owners and their addresses were obtained from: -." ..... ~""" _---~ R. AI.. \\\\ f~~~.·;.c;.ioAi{::t;)'I, ~ :'<. .. ' ~"':;t-' ... :J,. ••• -'6 I '" Q . ..."} '-0 • t1' ~ 'f o;r:o NOTARy~" -;D' I. : () -_._ m: .,
Title Company Records
King County Assessors Records
Signed~"T----
(Applicant)
14 1 I.. C/)' ,
Date 2... I () it,:' PUBLIC .: t
'f 0.... ... :
I, ~i·.~:19-0,,?>·#/
NOTARY 1\\\qC:'WAS~\~G_-':
..... "... --ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Wasfiihglon, res¥Jingat~ i1"'fsh~the~dayOf mbmr:vq ,20...Q:£.
Signed _h-(( _
(Notary Public)
-For City of Renton Use-.. -........ ~'" KA4f, """ _-:~'\,.;. •.•••.••. C~ tt,
CERTIFICATION OF MAILING f J'.~~sS'ON i";:.o"~"11.
, ~ .:!O:'~ T ~. "" 'I : :0 ~O ARy~\ ~
, ·0 '" (D'''' , hereby certify that notices of the proposed appli:atidn weNHMliled let ~ ., . pc' til ~ <p \ UB L\ .: ~ ~ 'I~;A'.. /01 II,;~· .. ?':~.~:~J ... ·· <f' :.:
Date: 2/2{ 0 4, •••• ,~[.,~~~~~ ...... -
(City Employee) .1
each listed property owner on -=~-\--_I..t..:....-__
NOTARY
A TT.Yfl: Sh:,ed and sworn before me, a Notary Public, in and for the State of Washington residing
at <h1 on the &P-day of '72J M..{JA ,20~
HEfF
MY APPOINTMENT EXPIRES 6-29-07
Q:\WEB\PW\DEVSERV\Fonns\P\anning\oWners.doc 2
I
1023059012
1023059037
1023059054
1023059065
1023059068
1023059086
1023059100
1023059117
1023059140
1023059303
1523059030
1523059031
1523059032
1523059032
1523059032
1523059032
1523059032
1523059032
1523059032
1523059032
1523059032
1523059032
1523059035
1523059036
1523059039
1523059057
1523059071
1523059072
1523059084
1523059094
1523059102
1523059124
1523059192
1523059193
1523059212
2050500010
518210 0041
518210 0042
7227000010
7227000020
/-< .,
\' 'J.lfetroScan / King (WA)
Owner Name Site Address
Odegard Robert/Elizabeth A;+ *no Site Address* Renton
Montgomery Jerry L 4526 NE 4th St Renton 98059
Lindberg Charles ClPenny *no Site Address* Renton
Vision House 4514 NE 4th St Renton 98059
UryGeorge R 4502 NE 4th St Renton 98059
Corbella BertlLaurie A 4520 NE 4th St Renton 98059
FIF W C Windsor Assoc L L.C 433 Bremerton Ave NE Renton 98059
Lindberg Charles ClPenny 4508 NE 4th St Renton 98059
Mcclinoy Timothy 4604 NE 4th St Renton 98059
Mjelde & Heinz 12744 SE 128th St.Kirkland 98034
Vue Fue YlMee Vang 13004 136th Ave SE Renton 98059
Bales George H/George JlKim 12814 138th Vac Ave Kirkland 98034
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 "Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Pearl Wesley/Alice Co-trustees 1105 Sunset Blvd NE Renton 98056
Bliss Violet F 330 Bremerton Ave NE Renton 98059
Bales Self-storage Partnership 301 Duvall Ave NE Renton 98059
West Coast Investments Inc *no Site Address* Renton
Griffith Lawrence L & Sharon 4701 NE 4th St Renton 98059
Bales Limited Partnership 4525 NE 4th St Renton 98059
Moberg David C/Candice L 12824 NE 138th Ct Kirkland 98034
Griffith Larry L 360 Duvall Ave NE Renton 98059
Bales George H/George JlKim J 4605 NE 4th St Renton 98059
Bales George H/George JIKim J *no Site Address* Renton
Moon Mike SuN oung Son 4615 NE 4th St Renton 98059
Pippin Cortess D 12922 136th Ave SE Renton 98055
Ratzsch Charles G *no Site Address* Renton
Hamblin Donald E 13005 138th Ave SE Renton 98059
4thlBremerton Associates 4513 NE 4th St Renton 98059
Denton James M SE 128th 136th Ave SE Renton
Prather Susan E 12905 136thAve SE Renton 98055
Buttar Baljinder SlRashpal K 4505 NE 4th St #A Renton 98059
Nicholas Kim A 4505 NE 4th St #B Renton 98059
Information compiled from various sources. Real Estate Solutions makes no representations
or warranties as to the accuracy or completeness of information contained in this report.
YB Owner Phone
1936 425-255-4941
425-271-1221
1943
1943 425-271-0395
1937 425-235-0679
1989
1938 425-271-1221
1984 425-277~8379
1977 206-725-5983
1977
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
2001 425-649-0303
1932 425-255-2782
1982
1950
1900
·1955
1928
1960
509-663-4511
1950
1982
425-333-5009
1960
1995
1995 425-226-9773
()JL{ /Olf
tAltttJ J./>O 15
City of Renton DEVELOPMENT PLANNING
CITY OF RENTON LAND USE PERMIT FEB 20 2004
MASTER APPLICA TION.~ECElvED
PROPERTY OWNER(S) PROJECT INFORMATION
..
NAME: '~o..(..,tl-s. SZ(..i" Sli>f-*&£
ADDRESS: 'rD ~c9'" "?:>e \ S-
PROJECT OR DEVELOPMENT NAME:
~ft-lZ-S M\""~i) tJ.~;L.. "bfl:v~WPM.;z,.,rr
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
CITY: R~I;-9 . .u ZIP: 'ISD'S'-
tJi.. '1"'"'-4 a \)u",.1H..L. 4vi~. JJ~
Cfao5l"
TELEPHONE NUMBER:
o· AL-~') 42."7<>(4, ,)~ING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): ~ IS2.·~C>S -'10.:;4 -Cl~ v' 'iC 1-I -0<,..
APPLICANT (if other than owner)
~~ .• ""~'~Ar.')_ -rlf io3q -en .. ~'5'"L'lJ" .. 'J~'1 i -o"i fo~<...-00
NAME:
\r...N\."("v q: ~V Acl1-'1
EXISTING LAND USE(S): 2. $,,..3l-i..a: ",..~./( .. 'r'
~S \ t) fiNLIl...
COMPANY (if applicable):
'~" ~'y J. ~-tX.-;A-r1L~ 1+f'....LI+(r .. i:.J-1J
PROPOSED LAND USE(S):
LQ~iI1UL4 + L t k~\~)t...J '''lA-l..
ADDRESS:
~Sl \.HE to "\ 'rl $'1"
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
<... '&.tJ ilL/{ S ...... ~ -.....Jl~.A-N ('-~.~
CITY: ~ ZIP: 'fBi'S-l1A-"ttt .. :1l
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): -S It 11'1 'rz:
TELEPHONE NUMBER
~~) S1.-~'~6L.U EXISTING ZONING: <:"~T6/L ~/)-~ t:>.A-/
CONTACT PERSON PROPOSED ZONING (if applicable): s-. ,.I\'"W1l..
,
NAME:
~1!. lu~1y
SITE AREA (in square feet): 1'1\9,34(..
SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED
COMPANY (if applicable): FOR SUBDIVISIONS OR PRIVATE STREETS SERVING
J::v.~ tl AsSOLI........r?) 1V-~, 1"£.<-1.3 THREE LOTS OR MORE (if applicable):
ADDRESS:
rU/~
'5~1 fJ-. '1"lT ST . Iz.. ~~ -
CITY: ZIP:
~~ ·1tl-iz:, q~/I)
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): IS.S-~ I'(S, / /tLI!.-il-
NUMBER OF PROPOSED LOTS (if applicable):
\ 'l-~Sd)~'r'A L. "-~ (.()M,II-\ ~u i\-L..
TE~PHONE NUMBER AND E-MAIL ADDRESS:
L...L:.l... ') 51-S" -t.c 1.-0
IJ.~ @. JJW L!.N~ ,~M
NUMBER OF NEW DWELLING UNITS (if applicable):
"34
Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp.doc08I29/03
iJlilt,
-.~ F )JECT INFORMATION (conl .led)
r---~-------.~~--------------------~
PROJECT VALUE: 14 , ~) dd-;..) ~ <
NUMBER OF EXISTING DWELLING UNITS (If applicable):
2-
IS THE SITE LOCATED IN ANY TYPE OF SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS ~f applicable): ~( ~J;.4. Sf-ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO RE~AI~ (if !'Ipplicable): I Soc. ~F' o AQUIFER PROTECTION AREA ONE . •• t
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS ~f applicable): IQ,3ld:> SF
~AQUIFER PROTECTION AREA TWO
o FLOOD HAZARD AREA
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): JJ.4 o GEOLOGIC HAZARD
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (If o HABITAT CONSERVATION
applicable): lB. ,~ SF o SHORELINE STREAMS AND LAKES
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (If applicable): 2.D~ 2..-~ ,'"-'
o WETLANDS
LEGAL DESCRIPTION OF PROPERTY
______ sq. ft.
_____ sq. ft.
_____ sq. ft.
_____ sq. ft.
_____ sq. ft.
(Attach legal description on separate sheet with the following infonnation included)
SITUATE IN THE ,v~ QUARTER OF SECTION i $"" , tOWNSHIP "2. ~ , RANGE 5" , IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications, being applied for:
-/tJoc) '? Po-t111 1. S~ YI..4N ·12.l!-\Jl~' 3 . .7O-o~ 2. e¥W ' «.Qt:{ fIAJ 4.
Staff will calculate applicable fees and postage: $ 6Q. ~0
AFFIDAVIT OF OWNERSHIP
~ • • \£1-""" ~~ • I. (Print Namels) ~L bM-i!-<" . ~!\'1 \\kUl..-') c • declare that I am (please check one) ?\... the current owner of the property
involved in this application or ___ " _ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
(Signature of OwnerlRepresentative)
Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp.doc08/29/03
I certify that I know or have satisfactory evidence that --::':"""':"'-:-----:---:--~___:'':'''''''':7
signed this instrument and acknowledged it to be hislheritheir free and voluntary act for the
uses and purposes mentioned in the instrumenl
Notary (Print) kh crndtc L -/fuh2 vrs
My appointment expires: /~ .. ~ ~ 0
rorm No. 14
Subdivision Guarantee (4-10· 75)
SCHEDULE A
The assurances referred to on the face page are:
A. litle is vested in:
GL •.. dntee No.: NCS-529S2-WAl
Page No.: 2
George H. Bales, as his separate estate, and George J. Bales and Kim J. Bales, husband and wife,
all as to Parcels A, D, ond C; Bales limited Partnership, a Washington limited Partnership CIS to
Parcel D; and in Bales Self-Storflge Partnershl("l, i'\ Washington General Partnership as to Parcels E
and F
B. That according to the Company's title plant records relative to the following described real
property (including those records maintained and indexed by name), there are no other
documents affecting title to said real property or any parltlon thereaf, other than those shown
below under Record Matters.
The following matters are excluded from the coverage of this Guarantee:
1. Unpatented Mining Claims, reservations or exceptions in -patents or in acts authorizing. the
issuance thereof.
2. Water rights, claims or title to water.
3. Tax Deeds to the State of Washington.
4. Documents pertaining to mineral estates.
DESCRIPTION:
Parcel A:
The West 100 feet of the East Half of the North Hillf of the Northwest Quarter of the Northeast
Quarter of the Northwest Quarter of Section IS, Township 23 North, Range 5 East, W.M., in King
County, Washington; .
Except the North 42 feet conveyed to King County for Southeast 12Bth Street by deed recorded
under Recording No. 5831773.
Parcel B:
The East 50 feet of the West 150 reet of the East Hillf of the North Half of the Northwest Quarter
of the Northeasl QUdrter of the NOIthwest quarter of Section IS, Township 23 North, Range 5
East, W.M., in King County, Washington;
Except the North 42 fef.'t convf'YPct to King County for Southeast 128th Street by deed recorded
under Recording No. 5831773.
Parcel C:
The East Half of the North Half of the Northwest Quarter of the Northeast Quarter of the
Norlhwest Quarter of Section 15, Township 23 North, Range S East, W.M., in King COUf'\ty,
Washington;
Except the West 150 feet thereof;
And Except the North 180 (eet thereof;
And Except any portion thereof lying within 138th Avenue Southeast.
First American Tille
__ ._ ... _____ "" ____ ,. " ._~ ........ _w~._. ___ . ___ .~._ .. ______ ~~ _____ ._
DEC-l~-e3 01:56 PM SEAPORTDOZING
. ,:i#~.:~.
';;"1 Form No. 11 Guarantee No.: NCS-S2952-WAI
Page No.: 3 Subdivision Guarantee ("-10-75)
Parcel D:
The East 80 feet of the Northwest Quarter of the Northwest Quarter of the Northeast Quarter of
the Northwest Quarter of Section 15, Township 23 North, R\lnge 5 East, W.M., in King County,
Washington;
Except that portion thereof for Southeast 128th Street, as condemned by King County Superior
Court Cause No. 632233.
Parcel E:
The North Half of the Southeast Quorter of the Northwest Quarter of the Northeast Quarter of
the Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M., .In King County,
Washington;
Except the East 20 feet thereof.
Parcel F:
The South Half of the South Hillf of the Northwest Quarter of the Northeast Quarter of the
Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County,
Washington;
Except that portion lying within 138th Avenue Southeast (now known as Duvall Avenue
Northeast. )
APN: 152305-9094-09
APN: 152305-9102-09
APN: 152305-9031-05
APN: 152305-9071-06
APN: 152305-9034-02
APN; 152305-9036-00
First American Tifle
..... ~'"
CERTIFICATE OF
LIMITED PARTNERSHIP
OF
BALES LIMITEO PAR1'N'XRSHlP
._-"
FilED
STATE OF WASHINGTON
AUG 1 1996
RALPH MUNRO
SECRETARY OF STAlE·
This Certificate of Limited Partnership of BALES LIMITED PARTNERSBIP (the "Partnership") is
being executed by the undersigned for the purpose of fOJ1Il1ng a limited partnership pursuant to
the Washington Revised Limited Partnership Act.
1. The name of the Partnership is BALES LIM1TE~ PARTNERSHlP.
2. The address of the registered office of the Partnership in Washington is 13427 -
156th Ave. SE, Renton I Washlngton 98059. The Partnership's registered agent
at that address is GEORGE H. BALES.
3. The name and mailing address of the general partner Is:
BALES MANAGEMENT TR.UST
13427 • 156th Ave. SE
Renton, Washington 98059
4. Street Address of Principal Office: in United States:
Address: 13427 ~ lS6m Ave. SE
Rentonl Washington 98059
This is the same address at which [he records of the partnership are [(J be located.
S. The latest date upon which the parm.ership will be dissolved is December 31, 2045.
IN WITNESS WHEREOF, the undersigned, constituting all of the general partners of the
Partnership, have caused this Certificate of Limited Partnership to be duly executed as .of the
dare which follows:
Date
General Panner
By GEORGE H.
BALES
BALES MANAGEMENT TRUST
C"I' ... lcy
Trustee
,
PAGE 02
02/19/2004 03:09 2538391941
CONSENT TO APPOINTMENT AS R~GISTERED AGENT
I, G~ORGE H. BALES, hereby consent to serve as Registered Agent, in
the State of Washington, for the limited pertnership herein named.
I understand that as agent for the partnership it wi 11 be my
reepollsibili ty to accept Service of· Proeess in the name of the
partnership and to immediately notify the Office of the Secretary
of state in the event of my resignation or of any change in the
~e9"i3tered Offic.e address of the limited partnership for which I am
agent.
DATE:
\ t1
: :
MASTER LICENSE SERVICE
REG~TRAnONSANDL~ENSES
UNI"!I'I!JV S17SIN!!§ Ii) .. , Hll !j05 IlllS
BUSINESS 1D ~: 001
LOCA'!'!ON: 0001
. ..; .• "" CR.Q.I\N!Z,Il,':' ION T'liE
"AP.~RI3Jo!IP
~i' SILt STORAQE ~TNlRSHI'
iALiS SELF ~ro~
16610 sm 12STH ST
MJtfTON we.. noU
omm~_'f INSt"U.~e$
TAX lU:GISTUTION ., ... "Il
,.r"~~ .. 'r,·~I1"'''~··'r; !, ... "~.
PAA'rNEaS: ,.( .:.:. ~~~:;;:) \.lr.· i .,...
GIOfl.GE il BALiS ,.\ \, l :::-:; ... , .
..... "I .-\,.'
UGZSTEJtEO TRADE RAAaS:
8J\.I.i8 SliW' S~iI
r .... t.:e. u~
, . ..
B2/19/2004 03:09 2538391941 PAGE B4
" Return Addre!!!!
Law Office orLateI C. McDougall
30640 PllCifil: Hwy. Sarah, Suitt D
Federal Way. WA 98003
WASHINGTON STATE RECORDER'S COVER SHEET
Doel.tZ-%1:t.~~'(~~~; 6e':t
•••• ' • .1 ..... IO~
Grantor{.): Oeorge H. Bales , II ..,1na:h "en"". nov lind on the t!a~C! of
acquisltion
Graatee(J)! BALES SELF STORAGE l'AATNERSHIP. a W'aaftiniton Ge!leUl
PaTtner~b1p. Georga H. Bales as so~~ G~neral Fartner
Allbttviafrd fegal desmpdon:
12·13-0! 9011 68" SEC 1:Z TWNSHP %3 RANGl5: THAT POR S 3/4 OF SW 1/4 OFf
SW 1I4.1i: OF' PSP '" L CO RJW tESS PO~ LY W OF LN BEG AT PT ON N MON OF SE
1281'11 ST WCH IS 591.18 IT E &. 30 FT NOr SW COR OF SEC & ETC. PROPERTY
ADDRESS 16'1% SE 1%81'11 ST
a3 I X] Additiona11esal is on page i-.2 o(document.
AI1t5SQII"S Prl)pll'rty Ta;l; Par(!(!VAecoliut Number! 122305-9011· .. 2
FILED FOR RECORD AT REQUEST or
iRANSNATION TITLE INSURANCE CO
.00 .00
:L~:.:U:IJ'::ll '::l41
S'DITE of WASHING'ION
I, SAM REED, Secrl!tary of State of the State of Washington a~a cu.stodiaj1 of its seal,
.";' . .-heteby issue this
CERTmCA'IE OF EXISTENCE/AUTHORIZATION
OF
liALES Ll1\11TED P ARTNERSHlP
I FURTHER CERTIFY that the records on file in this office show that the
above named. limited partnership was formed under the laws of the
State of Washington and was issued a Certificate of Limited Partnership
in Washington on August 1, 1996.
1 FURTHER CERTIFY that as of the date oi this certificate, no cancellation
has been filed, and that the limited partnership is duly authorized to
transact business in the limited partnership fonn in the State of Washington.
Date: March 14, 2001
Given under my hand and the Seal of HUI State
of Washington at Olympia.. the State CapltnI
. . ,",:
, ' .. ~ .
.:' ' .'
:.-':':,:' ... .':
'. "
:' ~.,
,:; '. " . .'" .
. ''';''J
<;',',
'-::" '
" ;), . ,
,', '.' ;.-:,
:. ~: . '
',," '
, ,~ .. '
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IMP"""RTANT INFORMATION
ABOUT YOUR
GEOTECHNiCAL ENGINEERING REPORT
More construction problems are caused by site subsur-
face conditions than any other factor As troublesome as
subsurface problems can be. their frequency and extent
have been lessened conSiderably in recent years. due in
large measure to programs and publications of ASFE/
The Association of Engineering Firms Practicing in
the Geosciences.
The following suggestions and observations are offered
to help you reduce the geotechnical-related delays.
cost-overruns and other costly headaches that can
occur during a construction project.
A GEOTECHNICAL ENGINEERING
REPORT IS BASED ON A UNIQUE SET
OF PROJECT-SPECIFIC FACTORS
A geotechnical engineering report is based on a subsur-
face exploration plan designed to incorporate a unique
set of project-specific factors. These typically include:
the general nature of the structure involved. its size and
configuration; the location of the structure on the site
and its orientation; physical concomitants such as
access roads. parking lots. and underground utilities.
and the level of additional risk which the client assumed
by virtue of limitations imposed upon the exploratory
program. To help avoid costly problems. consult the
geotechnical engineer to determine how any factors
which change subsequent to the date of the report may
affect its recommendations.
Unless your consulting geotechnical engineer indicates
otherwise. your geoted1l1ical engineering report should not
be used:
• When the nature of the proposed structure is
changed. for example. if an office building will be
erected instead of a parking garage. or if a refriger-
ated warehouse will be built instead of an unre-
frigerated one;
• when the size or configuration of the proposed
structure is altered;
• when the location or orientation of the proposed
structure is modified;
• when there is a change of ownership. or
• for application to an adiacent site.
Geotechnical engil1eers cannot accept respol1sibility for problems
which may develop if thefj are not consulted after factors consid-
ered in their report's development have changed.
MOST GEOTECHNICAL "FINDINGS"
ARE PROFESSIONAL ESTIMATES
Site exploration identifies actual subsurface conditions
only at those points where samples are taken. when
they are taken. Data derived through sampling and sub-
sequent laboratory testing are extrapolated by geo-
technical engineers who then render an opinion about
overall subsurface conditions.-their likely reaction to
proposed construction activity. and appropriate founda-
tion design. Even under optimal circumstances actual
conditions may differ from those inferred to exist.
because no geotechnical engineer. no matter how
qualified. and no subsurface exploration program. no
matter how comprehensive. can reveal what is hidden by
earth. rock and time. The actual interface between mate-
rials may be far more gradual or abrupt thana report
indicates. Actual conditions in areas not sampled may
differ from predictions. Nothing can be done to prevent the
unanticipated. but steps can be taken to help minimize their
impact. For this reason. most experienced owners retain their
geotechnical consultants through the construction stage. to iden-
tify variances. conduct additional tests which may be
needed. and to recommend solutions to problems
encountered on site.
SUBSURFACE CONDITIONS
CAN CHANGE
Subsurface conditions may be modified by constantly-
changing natural forces. Because a geotechnical engi-
neering report is based on conditions which existed at
the time of subsurface exploration. construction decisions
should not be based on a geotechnical engineering report whose
adequacy may have been affected by time. Speak with the geo-
technical consultant to learn if additional tests are
advisable before construction starts.
Construction operations at or adjacent to the site and
natural events such as floods. earthquakes or ground-
water fluctuations may also affect subsurface conditions
and. thus. the continuing adequacy of a geotechnical
report. The geotechnical engineer should be kept
apprised of any such events. and should be consulted to
determine if additional tests are necessary.
GEOTECHNICAL SERVICES ARE
PERFORMED FOR SPECIFIC PURPOSES
AND PERSONS
Geotechnical engineers' reports are prepared to meet
the specific needs of specific individuals. A report pre-
pared for a consulting civil engineer may not be ade-
quate for a construction contractor. or even some other
consulting civil engineer. Unless indicated otherwise.
this report was prepared expressly for the client involved
and expressly for purposes indicated by the client. Use
by any other persons for any purpose. or by the client
for a different purpose. may result in problems. No indi-
vidual other than the client should apply this report for its
intended purpose without first conferring with the geotechnical
enqineer. No person should apply this report for any purpose
other than that originally contemplated without first conferring
with the geotechnical engineer.
July 15, 2003
Sea-Port Dozing and Development, Inc.
P.O. Box 3015
Renton, Washington 98056
Attention: Mr. Robin Bales
Dear Mr. Bales:
Established 1975
E-10672
Earth Consultants, Inc. (ECI) is pleased to submit our report titled "Geotechnical
Engineering Study, Bales Mixed-Use Commercial Development, Northeast 4th Street and
Duvall Avenue Northeast, Renton, Washington." This report presents the results of our
field exploration, selective laboratory tests, and engineering analyses. The purpose and
scope of our study were outlined in our June 2, 2003 proposal.
Based on the results of our study, it is our opinion the site can be developed generally
as planned. Support for the proposed sports facility, retail building, and restaurant, can
be provided using conventional spread and continuous footing foundation systems
bearing on competent native soil or on newly placed structural fill used to modify
existing site grades. Slab-on-grade floors may be similarly supported.
We appreciate this opportunity to have been of service to you. If you have any
questions, or if we can be of further assistance, please call.
Respectfully submitted,
EARTH CONSULTANTS, INC.
Scott D. Dinkelman, LEG
Associate Engineering Geologist
MGM/SDD/csm
1805136th Place N.E., Suite 201, Bellevue, WA 98005
Bellevue (425) 643-3780 FAX (425) 746-0860 Toll Free (888) 739-6670
.. -
TABLE OF CONTENTS
E-10672
PAGE
INTRODUCTION................................................................................................. 1
General ........................................................................................................ 1
Project Description ........................................................................................ 2
SITE CONDITIONS............................................................................................. 3
Surface ........................................................................................................ 3
Subsurface................................................................................................... 5
Groundwater................................................................................................. 6
Laboratory Testing ........................................................................................ 6
DISCUSSION AND RECOMMENDATIONS............................................................. 7
General ......................................................................................................... 7
Site Preparation and General Earthwork............................................................ 7
Foundations .................... '" . . ... . .. . . ... . .. . .. .. . .. . .. . . . . .. .. . . . .. . . . . .. . . . . .. . . . ... ... . .. .. . .... . . . . 9
Slab-on-Grade Floors..................................................................................... 10
Retaining Walls............................................................................................ 10
Seismic Design Considerations....................................................................... 11
Excavations and Slopes................................................................................. 1 2
Site Drainage............................................................................................... 1 3
Utility Support and Backfill ........................................................................... 1 4
Pavement Areas........................................................................................... 1 5
LIMITATIONS ................................................................................................... 16
Additional Services....................................................................................... 1 6
Earth Consultants, Inc.
ILLUSTRATIONS
Plate 1
Plate 2
Plate 3
Plate 4
APPENDICES
Appendix A
Plate A1
Plates A2 through A 14
Appendix B
Plates B 1 and B2
TABLE OF CONTENTS
E-10672
Vicinity Map
Test Pit and Infiltration Test Location Plan
Typical Footing Subdrain Detail
Utility Trench Backfill
Field Exploration
Legend
T est Pit Logs
Laboratory Test Results
Grain Size Analyses
Earth Consultants. Inc.
General
GEOTECHNICAL ENGINEERING STUDY
BALES MIXED-USE COMMERCIAL DEVELOPMENT
NORTHEAST 4TH STREET AND
DUVALL AVENUE NORTHEAST
RENTON, WASHINGTON
E-10672
INTRODUCTION
This report presents the results of the geotechnical engineering study completed by
Earth Consultants, Inc. (ECI) for the proposed Bales Mixed-Use Commercial
Development to be constructed approximately 150 feet south and west of the
intersection of Northeast 4th Street and Duvall Avenue Northeast in Renton,
Washington. The general location of the site is shown on the Vicinity Map, Plate 1.
The purpose of this study was to explore the subsurface conditions at the site and
based on the conditions encountered to develop geotechnical recommendations for the
proposed buildings and associated asphalt-paved parking and drive areas. Specifically,
our scope of services consisted of the following:
• Assessing subsurface soil and groundwater conditions;
• Providing site preparation, grading, and earthwork procedures, including details
of fill placement and compaction;
• Assessing the suitability of existing on-site materials for use as fill, or
recommendations for imported fill materials;
• Providing recommendations for roadway cuts and fills, subgrade preparation, and
pavement design parameters;
• Providing utility trench excavation and backfill recommendations;
• Providing retaining wall recommendations;
• Conducting a seismic hazard analysis, including an evaluation of liquefaction
susceptibility ;
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
E-10672
Page 2
• Providing short-term and long-term groundwater management and erosion control
measures;
• Providing foundation design recommendations, including bearing capacity and
lateral pressures for walls and structures;
• Estimating potential total and differential settlement magnitudes;
• Providing temporary slope recommendations; and
• Providing site-specific drainage recommendations.
Project Description
We understand it is planned to develop the 4.37-acre, irregular shaped site with three
new buildings and associated asphalt-paved parking and drive areas. Based on
preliminary design information, the proposed development will include a restaurant
(Building 1), a two-story retail/apartment building (Building 2), and a large, indoor
sports and recreation facility (Building 3).
Building 1 will consist of an L-shaped, single-story, fast-food restaurant with an
approximate footprint of 2,000 square. The proposed restaurant building will likely be
constructed of concrete masonry units (CMUs) with a slab-on-grade floor. The
restaurant will be located in the northwestern corner of the site. We anticipate the
proposed restaurant will be constructed at or near existing grade.
Proposed Building 2 will consist of a two-story rectangular building that will include an
approximately 1,1 50 square foot, manager's apartment on the upper floor and 5,700
square feet of retail space on the main floor. The proposed building will be of CMU
construction with a slab-on-grade floor. Building 2 will be located in the north-central
portion of the site, adjacent to Northeast 4th Street. We anticipate the proposed retail
building will be constructed at or near existing grades.
We estimate footing loads for the restaurant and retail buildings of 1 to 2 kips per lineal
foot, column loads on the order of 10 to 15 kips, and slab-on-grade floor loads of 150
pounds per square foot (psf).
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 15, 2003
E-10672
Page 3
Building 3 will consist of an indoor sport and recreation facility that will occupy the
southern two thirds of the site with an approximate footprint of around 64,000 square
feet. The sport and recreation facility will include a fitness center, sporting good store,
day care service, staff offices, and several sports fields and courts. The fitness center,
store, day care center, and offices will be situated in a two-story portion of the
structure on the north side of the building with an approximate footprint of 10,000
square feet. The sports fields and courts will occupy the remaining 54,000 square feet
of the bLJilding.
The sports and recreation facility will be constructed of concrete, tilt-up panel
construction with a slab on grade floor. Based on our experience with similar projects,
we anticipate column loads will be on the order of 100 to 150 kips, and slab-on-grade
floor loads will be about 250 psf. We anticipate wall loads will be on the order of 3 to
4 kips per lineal foot.
We anticipate cuts and fills of ten feet or less will be needed to reach construction
subgrade elevations within the planned development area. Where feasible, suitable
soils generated from the site excavations will be used elsewhere on-site as structural
fill.
At the time our study was performed, the site, proposed building footprints, parking
and driveway configurations, and our exploration locations were approximately as
shown on the Test Pit Location Plan, Plate 2.
If the above design criteria are incorrect or change, we should be consulted to review
the recommendations contained in this report. In any case, Eel should be retained to
perform a general review of the final design.
SITE CONDITIONS
Surface
The subject site consists of a 4.37-acre, irregular shaped property located
approximately 150 feet southwest of the intersection of Northeast 4th Street and Duvall
Avenue Northeast in Renton, Washington (see Plate 1, Vicinity Map). The subject site
is bounded to the north by an existing gas station and Northeast 4th Street, to the
south and west by existing single-family residences and undeveloped property, and to
the east by Duvall Avenue Northeast and the gas station.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
E-10672
Page 4
The northwestern portion of the site contains two single-family residences, two
garages, and a small shed. The east-central portion of the site contains an old
concrete slab from a residence that has been removed. The residence in the
northwestern portion of the site in the area of the proposed restaurant is surrounded by
asphalt and concrete pavements. The existing structures and pavements will be
removed to make way for the planned development.
Portions of the site have been previously graded to provide level building pads for the
residences that currently occupy and previously occupied the site.
The southern third of site slopes gradually to the east-northeast with a maximum
elevation change of around 4 feet along a horizontal distance of approximately 350
feet between the western property line and the west shoulder of Duvall Avenue
Northeast.
The north side of the gently sloping bench is bounded by an approximately eight to ten
foot high north-facing slope that descends at a gradient of around 25 percent. The
north-facing slope forms the south flank of a small northeast trending swale that
extends through a portion of the site.
The north flank of the swale consists of an approximately four to eight foot high south-
southeast facing slope that extends from the centerline of the swale to a relatively
level bench area to the north that is currently occupied by the existing single-family
residences. The slope gradients along the north flank of the swale range from
approximately 15 to 30 percent.
The majority of the site is vegetated with dense growths of blackberry bushes and
miscellaneous brush with localized small diameter alder trees. The northeastern portion
of the site to the south of the existing gas station is vegetated with an area of medium
diameter alder trees. The residential lots in the northwestern corner of the site are
vegetated with grass, decorative shrubs and plants in planter areas, and localized large
diameter Douglas fir and cedar trees.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
Subsurface
E-10672
Page 5
Subsurface conditions were evaluated by excavating thirteen (13) test pits throughout
the proposed development areas. The approximate locations of the test pits are shown
on Plate 2. The test pits for our study were excavated to a maximum depth of eleven
and one half (11.5) feet below existing grade. Eel's test pit logs are included as Plates
A2 through A 14. Please refer to the test pit logs for a detailed description of the
subsurface conditions encountered at each test pit location. A description of the field
exploration methods is included in Appendix A. The following is a generalized
description of the subsurface conditions encountered.
At our test pit locations, we encountered a surficial layer of topsoil and either forest
duff or tall grass. The topsoil and vegetative layer was generally three (3) to four (4)
inches thick but ranged up to twelve (12) inches thick as encountered in Test Pit TP-
10. The topsoil layer was characterized by its dark brown to black color and the
presence of organic material.
Underlying the topsoil and vegetative layer in Test Pits TP-2, TP-5, and TP-13 we
encountered one to one and one half feet of very loose to loose fill, consisting of silty
sand (Unified Soil Classification, SM). The fill was characterized by its dark brown to
black color, its disturbed appearance, and the presence of wood and construction
debris. The existing fill is not suitable for support of foundations and should be
overexcavated from footing, slab-on-grade floor, and fill areas. In addition, the existing
fill should not be used as structural fill, nor should it be mixed with material to be used
as structural fill.
Underlying the topsoil and fill we typically encountered two to three feet of loose to
medium dense silty sand (SM) over dense silty sand with varying amounts of gravel.
The loose to medium dense native soils at our test pit locations were typically
encountered to three feet below grade but extended to eight feet in Test Pit TP-11.
The dense to very dense soil was typically encountered at three to five feet below
existing grade. The dense to very dense soils did contain localized pockets of poorly
graded sand that was often moist to wet.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 15, 2003
Groundwater
E-10672
Page 6
Light to moderate groundwater seepage was encountered in Test Pits TP-2 and TP-11
at eight (8) to eleven (11) feet below grade. In addition, mottled soil and increased soil
moisture were encountered at our test pit locations at widely varying depths
throughout the site. The observed seepage, mottled soil, and increased soil moisture
appear to be indicative of seasonal perched groundwater above the contact with
underlying, low-permeability soils and within pockets of permeable sand within the
surrounding low-permeability silty sand. Depending on the depth of anticipated cuts
and the time of year the grading is conducted, groundwater seepage may be
encountered in deep foundation or utility excavations. The contractor should be
prepared to address seepage in site and utility excavations.
The contractor should also be aware that groundwater levels are not static. There will
likely be fluctuations in the levels depending on the season, amount of rainfall, surface
water runoff, and other factors. Generally, the water level is higher and seepage rates
are greater in the wetter winter months (typically October through May).
Laboratory Testing
Laboratory tests were conducted on representative soil samples to verify or modify the
field soil classification and to evaluate the general physical properties and engineering
characteristics of the soil encountered. Visual field classifications were supplemented
by grain size analyses on representative soil samples. Moisture content tests were
performed on all samples. The results of laboratory tests performed on specific
samples are provided either at the appropriate sample dept,h on the individual test pit
logs or on a separate data sheet contained in Appendix B. It is important to note that
these test results may not accurately represent the overall in-situ soil conditions. Our
geotechnical engineering recommendations are based on our interpretation of these test
results and their use in guiding our engineering judgment. ECI cannot be responsible
for the interpretation of these data by others.
In accordance with our Standard Fee Schedule and General Conditions, the soil
samples for this project will be discarded after a period of fifteen (15) days following
completion of this report unless we are otherwise directed in writing.
Earth Consultants, Inc,
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 15, 2003
DISCUSSION AND RECOMMENDATIONS
General
E-10672
Page 7
Based on the results of our study, it is our opinion the proposed restaurant, retail
building, and sports and recreation facility can be constructed generally as planned.
Building support can be provided using conventional spread and continuous footing
foundation systems bearing on either competent native soils or on newly placed
structural fill. Slab-on-grade floors may be similarly supported.
At our test pit locations, we encountered localized areas of up to one and one-half feet
of loose to medium dense fill. If very loose to loose fill is encountered at construction
subgrade elevations it should be overexcavated and replaced with structural fi". If very
loose to loose native soil is encountered at construction subgrade elevations, it should
be compacted in-place to the requirements of structural fill, or overexcavated and
replaced with a minimum of twelve (1 2) inches of structural fill. Alternatively, the
footings may be extended through the fill to the underlying medium dense to dense
native soil.
This report has been prepared for specific application to 'this project only and in a
manner consistent with that level of care and skill ordinarily exercised by other
members of the profession currently practicing under similar conditions in this area for
the exclusive use of Sea-Port Dozing and Development, Inc., and their representatives.
No warranty, expressed or implied, is made. This report, in its entirety, should be
included in the project contract documents for the information of the contractor.
Site Preparation and General Earthwork
Building, pavement and areas to receive structural fill should be stripped and cleared of
surface vegetation, organic matter, existing foundations and pavements and other
deleterious material. Based on the thickness of the topsoil and vegetative layers
observed at the site, we estimate a typical stripping depth of four inches for most of
the site and up to twelve (12) inches in localized areas. Existing utility pipes to be
abandoned should be plugged or removed so they do not provide a conduit for water
and cause soil saturation and stability problems.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
E-10672
Page 8
Following the stripping operation and excavations necessary to achieve construction
subgrade elevations, the ground surface where structural fill, foundations, or slabs are
to be placed should be observed by a representative of ECI. Proofrolling may be
necessary to identify soft or unstable areas. Proofrolling should be performed under
the observation of a representative of ECI. Soil in loose or soft areas, if recompacted
and still yielding, should be overexcavated and replaced with a granular structural fill to
a depth that will provide a stable base beneath the general structural fill. The optional
use of a geotextile fabric placed directly on the overexcavated surface may also help to
bridge unstable areas.
Structural fill is defined as compacted granular fill placed under buildings, roadways,
slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and
footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose
thickness and compacted to a minimum of 90 percent of its laboratory maximum dry
density determined in accordance with ASTM Test Designation 0-1557-91 (Modified
Proctor). The fill materials should be placed at or near their optimum moisture content.
Fill under pavements and walks should also be placed in horizontal lifts and compacted
to 90 percent of maximum density except for the top twelve (12) inches, which should
be compacted to 95 percent of maximum dry density.
During dry weather, most granular soils that are compactable and non-organic can be
used as structural fill. Based on the results of our laboratory tests, most of the on-site
soils at the time of our exploration appear to be near their optimum moisture content
and should be suitable for use in their present condition as structural fill, provided the
grading operations are conducted during dry weather. However, laboratory testing
indicates the site soils have between 16 and 24 percent fines passing the No. 200
sieve. Soil with fines in excess of 5 percent fines passing the No. 200 sieve will
degrade if exposed to excessive moisture, and compaction and grading will be difficult
if the soil moisture increases significantly above its optimum condition.
Light to moderate groundwater seepage was encountered in Test Pits TP-2 and TP-11
at eight (8) to eleven (11) feet below grade. These soils 'were above their optimum
moisture content, and will need to be dried back to near optimum moisture levels if
intended for use as structural fill.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
E-10672
Page 9
If the site soils are exposed to excessive moisture and cannot be adequately
compacted then it may be necessary to import a soil that can be compacted. During
dry weather, granular, non-organic compactable soil with a maximum grain size of four
inches can be used. Fill for use during wet weather should consist of a fairly well
graded granular material having a maximum grain size of four inches and no more than
5 percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. A
contingency in the earthwork budget should be included for this possibility. Eel should
review the gradation of imported soil intended for use as structural fill.
Foundations
Based on the results of our study, in our OpIniOn, the proposed restaurant, retail
building, and sports and recreation facility can be supported on conventional spread
and continuous footing foundations bearing on competent native soil, or on newly
placed structural fill used to modify site grades.
At our test pit locations, we encountered localized areas of up to one and one-half feet
of loose to medium dense fill. If loose fill is encountered at construction subgrade
elevations it should be overexcavated and replaced with structural fill. If very loose to
loose native soil is encountered at construction subgrade elevations, it should be
compacted in-place to the requirements of structural fill, or overexcavated and replaced
with a minimum of twelve (1 2) inches of structural fill. Alt~rnatively, the footings may
be extended through the fill to the underlying medium dense to dense native soil.
For frost protection, exterior foundation elements should be placed at a minimum depth
of eighteen (18) inches below final exterior grade. Interior spread foundations can be
placed at a minimum depth of twelve (12) inches below the top of slab, except in
unheated areas, where interior foundation elements should be founded at a minimum
depth of eighteen (18) inches. Continuous and individual spread footings should have
minimum widths of eighteen (18) and twenty-four (24) inches, respectively.
With foundation support obtained as described, for design, an allowable soil bearing
capacity of two thousand five hundred (2,500) psf can be used for competent native
soils or newly placed structural fill. The allowable soil bearing capacity described
above is provided with a theoretical factor-of-safety in excess of three against actual
shear failure. For short-term dynamic loading conditions, a one-third increase in the
above allowable bearing capacities can be used.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 15, 2003
E-10672
Page 10
With structural loading as expected, total settlement of less than one inch is
anticipated with differential movement of less than one-half inch. Most of the
anticipated settlement should occur during construction as dead loads are applied.
Horizontal loads can be resisted by friction between the base of the foundation and the
supporting soil and by passive soil pressure acting on the face of the buried portion of
the foundation. For the latter, the foundation must be poured "neat" against
competent native soils or backfilled with structural fill. For frictional capacity, a
coefficient of 0.35 can be used. For passive earth pressure, the available resistance
can be computed using an equivalent fluid pressure of three hundred fifty (350) pounds
per cubic foot (pct). These lateral resistance values are allowable values, a factor-of-
safety of 1.5 has been included. As movement of the foundation element is required
to mobilize full passive resistance, the passive resistance should be neglected if such
movement is not acceptable.
Footing excavations should be observed by a representative of Eel, prior to placing
forms or rebar, to verify that soil conditions are as anticipated in this report.
Slab-on-Grade Floors
Slab-on-grade floors should be supported on competent native soil or on structural fill.
Loose native soils or structural fill disturbed during grading must either be recompacted or
overexcavated and replaced with structural fill.
The slabs should be provided with a capillary break consisting of a minimum of four
inches of free-draining sand or gravel. In areas where slab moisture is undesirable, a
vapor barrier such as a 6-mil plastic membrane should be placed beneath the slab. Two
inches of damp sand may be placed over the membrane for protection during
construction and to aid in curing of the concrete.
Retaining Walls
Retaining walls should be designed to resist the lateral earth pressure imposed by
retained soils.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
E-10672
Page 11
Walls that are designed to yield can be designed to resist the lateral earth pressures
imposed by an equivalent fluid with a unit weight of thirty-five (35) pcf. If walls are to
be restrained at the top from free movement, the equivalent fluid weight should be
increased to fifty (50) pcf. These values are based on horizontal backfill and that
surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads, or
other surcharge loads will not act on the wall. If such surcharges are to apply, they
should be added to the above design lateral pressure. The passive pressure and friction
coefficients previously provided in the Foundations section are applicable to the
retaining wall design.
To reduce the potential for hydrostatic forces building up behind the walls, foundation,
and freestanding retaining walls should be backfilled with a suitable free-draining
material extending at least eighteen (18) inches behind the wall. The free draining
backfill should have less than 5 percent fines (percent passing the No. 200 sieve,
based on the minus % inch fraction). The remainder of the backfill should consist of
structural fill. A rigid, schedule 40, perforated PVC drain pipe should be placed at the
base of the wall and should be surrounded by a minimum of one cubic foot per lineal
foot with three-eighths inch pea gravel. The pipe should be placed with the
perforations in the down position.
Seismic Design Considerations
The Puget Lowland is classified as a Seismic Zone 3 in the 1997 Uniform Building Code
(UBC). Earthquakes occur in the Puget Lowland with regularity, however, the majority
of these events are of such low magnitude they are not felt without instruments.
Large earthquakes do occur, as indicated by the 1949, 7.2 magnitude earthquake in
the Olympia area and the 1965, 6.5 magnitude earthquake in the Midway area, and the
2001, 6.8 magnitude Nisqually earthquake.
There are three potential geologic hazards associated with a strong motion seismic
event at this site: ground rupture, liquefaction, and ground motion response.
Ground Rupture: The strongest earthquakes in the Puget Lowland are widespread,
subcrustal events, ranging in depth from thirty (30) to fifty-five (55) miles. Surface
faulting from these deep events has not been documented to date. Therefore, it is our
opinion, that the risk of ground rupture at this site during a strong motion seismic event
is negligible.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
E-10672
Page 12
Liquefaction: Liquefaction is a phenomenon in which soils lose all shear strength for
short periods of time during an earthquake. Groundshaking of sufficient duration
results in the loss of grain to grain contact and rapid increase in pore water pressure,
causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must
be cohesionless with a grain size distribution of a specified range (generally sand and
silt); it must be loose; it must be below the groundwater table; and it must be subject
to sufficient magnitude and duration of groundshaking. The effects of liquefaction may
be large total and/or differential settlement for structures founded in the liquefying
soils.
In our opinion, the potential for liquefaction induced settlement of the medium dense to
very dense soils encountered at this site should be negligible.
Ground Motion Response: The 1997 UBC seismic design section provides a series of
soil types that are used as a basis for seismic design of structures. Based on the
encountered soil conditions, it is our opinion that soil type Sc, Very Dense Soil and Soft
Rock from Table 16-J should be used for design.
Excavations and Slopes
The following information is provided solely as a service to our client. Under no
circumstances should this information be interpreted to mean that ECI is assuming
responsibility for construction site safety or the contractor's activities; such
responsibility is not being implied and should not be inferred.
In no case should excavation slopes be greater than the limits specified in local, state
(WISHA) and Federal (OSHA) safety regulations. Based on the information obtained
from our subsurface exploration, the loose to medium dense fill and native soils
encountered at our test pit locations would be classified as Type C by OSHA/WISHA.
Temporary cuts greater than four feet in height in Type C soils should be sloped at an
inclination of 1.5H: 1 V (Horizontal:Vertical). The underlying dense to very dense native
soils would be classified as Type A soils. Temporary cut,s greater than four feet in
height in Type A soils can be sloped at an inclination of 0.75H:1V. If fractured or
saturated soils or seepage is encountered, the soil should be considered a Type C soil
and sloped accordingly. If slopes of this inclination, or flatter, cannot be constructed,
temporary shoring may be necessary. ECI should observe temporary slopes to verify
the OSHA soil type.
Earth Consultants, Inc,
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
E-10672
Page 13
Shoring will help protect against slope or excavation collapse, and will provide
protection to workers in the excavation. If temporary shoring is required, we will be
available to provide shoring design criteria.
Permanent cut and fill slopes should be inclined no steeper than 2H:1 V. Cut slopes
should be observed by ECI during excavation to verify that conditions are as
anticipated. Supplementary recommendations can then be developed, if needed, to
improve stability, including flattening of slopes or installation of surface or subsurface
drains.
Permanently exposed slopes should be seeded with an appropriate species of
vegetation to reduce erosion and improve stability of the surficial layer of soil.
Site Drainage
Light to moderate groundwater seepage was encountered in Test Pits TP-2 and TP-11
at eight (8) to eleven (11) feet below grade. In addition, we encountered mottled and
increased soil moisture at widely varying depths throughout the site. The observed
seepage and increased soil moisture is likely indicative of perched groundwater moving
along a contact with the underlying dense to very dense native soils encountered at our
test pit locations and in interbeds of clean sand within the surrounding low permeability
soil. Depending on the season and depth of anticipated cuts, it is possible that
groundwater seepage will be encountered in site excavations
If seepage is encountered in foundation or utility excavations during construction, the
bottom of the excavation should be sloped to one or more shallow sump pits. The
collected water can then be pumped from these pits to a positive and permanent
discharge point. Depending on the magnitude of such seepage, it may also be
necessary to interconnect the sump pits by a system of connector trenches.
ECI's representative, if needed, should determine the appropriate locations of
subsurface drains, during grading operations, at which time the seepage areas, if
present, may be more clearly defined.
Earth Consultants, Inc.
I
I ",
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 15, 2003
E-10672
Page 14
During construction, the site must be graded such that surface water is directed away
from the proposed building areas and areas to receive fill. Water must not be allowed
to stand in areas where buildings, slabs or pavements are to be constructed. Loose
surfaces should be sealed by compacting surfaces to reduce the potential for moisture
infiltration into the soils. Final site grades must allow for drainage away from the
building foundations. The ground should be sloped at a gradient of 3 percent for a
distance of at least ten feet away from the proposed buildings, except in paved areas,
which can be sloped at a gradient of 2 percent.
Footing drains should be installed around the perimeter of the buildings, at or just
below the invert of the footing, with a gradient sufficient to initiate flow. A typical
detail is provided on Plate 3. Under no circumstances should roof downspout drain
lines be connected to the footing drain system. Roof downspouts must be separately
tightlined to discharge. Cleanouts should be installed at strategic locations to allow for
periodic maintenance of the footing drain and downspout tightline systems.
Utility Support and Backfill
Based on the soil conditions encountered, the soils expected to be exposed by utility
excavations should provide adequate support for utilities.
Utility trench backfill is a primary concern in reducing the potential for settlement along
utility alignments, particularly in pavement areas. It is important that each section of
utility line is adequately supported in the bedding material. The material should be
hand tamped to ensure support is provided around the pipe haunches. Fill should be
carefully placed and hand tamped to about 1 2 inches above the crown of the pipe
before heavy compaction equipment is brought into use. The remainder of the trench
backfill should be placed in lifts having a loose thickness of less than twelve (1 2)
inches and compacted. A typical trench backfill section and compaction requirements
for load supporting and non-load supporting areas is presented on Plate 4.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 15, 2003
Pavement Areas
E-10672
Page 15
The adequacy of site pavements is related in part to the condition of the underlying
subgrade. To provide a properly prepared subgrade for pavements, the subgrade should
be treated and prepared as described in the Site Preparation and General Earthwork
section of this report. This means at least the top twelve (12) inches of the subgrade
should be compacted to 95 percent of the maximum dry density (per ASTM D-1557).
It is possible that some localized areas of soft, wet or unstable subgrade may still exist
after this process. Therefore, a greater thickness of structural fill or crushed rock may
be needed to stabilize these localized areas. Proofrolling of the pavement subgrade
should be performed with a loaded dump truck prior to paving. ECI should observe the
proofrol/ing and identify areas of unstable subgrade.
The following pavement section for lightly-loaded areas can be used:
• Two inches of asphalt concrete (AC) over four inches of crushed rock base
(CRB) material, or
• Two inches of AC over three inches of asphalt treated base (ATB) material.
Heavier truck-traffic areas will require thicker sections depending upon site usage,
pavement life and site traffic. As a general rule, the following sections can be
considered for truck-trafficked areas:
• Three inches of AC over six inches of CRB, or
• Three inches of AC over four and one-half inches of A TB.
Pavement materials should conform to WSDOT specifications. The use of a Class B
asphalt mix is suggested.
Earth Consultants. Inc.
GEOTECHNICAL ENGINEERING STUDY
Sea-Port Dozing and Development, Inc.
July 1 5, 2003
LIMIT ATIONS
E-10672
Page 16
Our recommendations and conclusions are based on the observed site materials,
selective laboratory testing, engineering analyses, preliminary design information, and
our experience and engineering judgment. The conclusions and recommendations are
professional opinions derived in a manner consistent with that level of care and skill
ordinarily exercised by other members of the profession currently practicing under
similar conditions in this area. No warranty is expressed or implied.
The recommendations submitted in this report are based upon the data obtained from
the test pits. Soil and groundwater conditions between test pits may vary from those
encountered. The nature and extent of variations between our exploratory locations
may not become evident until construction. If variations do appear, Eel should be
requested to reevaluate the recommendations of this report and to modify or verify
them in writing prior to proceeding with the construction.
Additional Services
As the geotechnical engineer of record, Eel should be retained to perform a general
review of the final design and specifications to verify the earthwork, foundation and
infiltration recommendations have been properly interpreted and implemented in the
design and in the construction specifications.
Eel should also be retained to provide geotechnical engineering services during
construction. This is to observe compliance with the design concepts, specifications or
recommendations and to facilitate design changes in the event subsurface conditions
differ from those anticipated prior to the start of construction.
Earth Consultants. Inc.
Reference:
Puget Sound Area
King County / Map 656
By Thomas Brothers Maps
Dated 2003
NOTE: This plate may contain areas of color.
Eel cannot be responsible for any subsequent
misinterpretation of the information resulting
from black & white reproductions of this plate.
Drwn.
Earth Consultants, Inc.
Geotechnical Engineering. Geology. EnVIronmental ScIences
conslruc1lon Tesling& ICBO I WABO Inspec1lon serVIces
Vicinity Map
Bales Mixed-Use Development
Renton, Washington
GLS Date June 2003 Proj. No. 10672
Checked MGM Date 7/1/03 Plate 1
r
L
I-
W
W
a:
I-
en
.c .... v
• W'
• Z
Existing D
Gas Station
402 ---------.'--
I
I . TP-4
404 1-' --'-'-,,~uilding #2'
, \ '~'--'-~-'-- --~.
" ~
3961.,:.< '
I '\:" "
I
1
I
I
3981, .'.
I I I."
I.' ".
DUVALL
'" a a
" ')
_,' .' I -j-"'-Approximate Location of
Eel Test Pit, Proj. No.
E-10672, June 2003
'---l I I Subject Site ___ ..J D Proposed Building
D EXisting Building
'. Ivary & Associates, Architects
8/12102
: This plate may contain areas of color. Eel cannot
Ir"l'IN"lnl'lihIA for any subsequent misinterpretation of
information resulting from black & white reproductions
plate.
Earth Consultants, Inc.
Geotechnlcal Engtneertng. Geology, Environmental ScIences
Construction 'Jesting & ICBO I WABO Inspection Services
Test Pit Location Plan
Bales Mixed-Use Development
Renton, Washington
GLS Date July 2003 Proj. No. 10672
MGM Date 7/1/03 Plate 2
\
4 inch min.
-
. .
. .. .
' •• 0 0Q o • 0
'.-:,;;;'.:;;.!',m\'1~~!m!~r:~;~r~t 0 0 0 ; 0 ~.j:.; 0°0 ... '0 /;~t~:.::.~))~:{{::~.:.}~;~~:~~'::{<~:~:::~~~~:: 0 .~o:; 0
.. ;.~ ... ; .;-:: .. : -. o.~.;. '0-. ""~~Q'" : .... ; ··~.":·a· .. : 6.· -.. -. 18 inch min.
Diameter
Perforated Pipe
Wrapped in Drainage
Fabric
:_...:..w:;,.":"':'P '. 00" 0 0 "".,-.---' o·~o a 0°.-, 0°.°
". • 0
111°0000°'0°0°0 o.
o 0 0 0 0 .0° • 0 0 0 1)0 a.,o
Q •• 0 o0-QG " .. ' ;. .~ : . ," ~ .• :1.I.a.=.~,*,-""",",-_",::", __ ,g",.~ ___ L..-
i . .: .....
t 2 inch min.
2 inch min. / 4 inch max. ~'21.nCh
min.
o
LEGEND
SCHEMATIC ONLY -NOT TO SCALE
NOT A CONSTRUCTION DRAWING
Surface seal; native soil or other low permeability material.
Fine aggregate for Portland Cement Concrete; Section 9-03.1 (2) of the
WSDOT Specifications.
Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or
slots facing down; tight jointed; with a positive gradient. Do not use flexible
corrugated plastic pipe. Do not tie building downspout drains into footing
lines. Wrap with Mirafl 140 Filter Fabric or equivalent.
TYPICAL FOOTING SUBDRAIN DETAIL
Bales Mixed-Use Development
Renton, Washington
ProJ. No. 10672 Drwn.GLS Date June 2003 Checked MGM Date 7/1/03 Plate 3
Non-Load Supporting
Areas
Aoor Slab or
Roadway Areas
Varies
1 Foot Minimum
Backfill
Varies
Bedding Varies
Proj. No. 10672 Drwn. GLS
LEGEND:
Asphalt or Concrete Pavement or Concrete Floor Slab
Base Material or Base Rock
Backfill; CompaCted On-Site Soil or Imported Select Fill
Material as Described in the Site Preparation of the General
Earthwork Section of the Attached Report Text.
Minimum Percentage of Maximum laboratory Dry Density as
Determined by ASTM Test Method 01557-91 (Modified Proctor),
Unless Otherwise Specified in the Attached Report Text.
Bedding Material; Material Type Depends on Type of Pipe and
Laying Conditions. Bedding Should Conform to the Manufacturers
Recommendations for the Type of Pipe Selected.
TYPICAL UTILITY TRENCH FILL
Bales Mixed-Use Development
Renton, Washington
Date June 2003 Checked MGM Date 7/1/03 Plate 4
I -
I
I
I
APPENDIX A
FIELD EXPLORATION
E-10672
Our field exploration was performed on June 18, 2003. Subsurface conditions at the
site were explored by excavating thirteen (13) test pits to a maximum exploration
depth of eleven and one half (11.5) feet below existing grade. The test pits were
excavated by Aikins' Excavating, subcontracted to ECI, using a rubber tire backhoe.
Approximate test pit locations were estimated by pacing from site features depicted on
the site plan provided by the client. The elevations were estimated based on
topographic data shown on the site plan. The locations and elevations of the test pits
should be considered accurate only to the degree implied by the method used. These
approximate locations are shown on the Test Pit Location Plan, Plate 2.
The field exploration was continuously monitored by an engineering geologist from our
firm, who classified the soils encountered, maintained a log of each test pit, obtained
representative samples and observed pertinent site features. All samples were visually
classified in accordance with the Unified Soil Classification System that is presented on
Plate A 1, Legend. Logs of the test pits are presented on Plates A2 through A 14. The
final logs represent our interpretations of the field logs and the results of the laboratory
tests on field samples. The stratification lines on the logs represent the approximate
boundaries between soil types. In actuality, the transitions may be more gradual.
Representative soil samples were collected and returned to our laboratory for further
examination and testing.
Earth Consultants, Inc.
MAJOR DIVISIONS
Coarse
Grained
Soils
More Than
50% Material
Larger Than
No. 200 Sieve
'Size
Fine
Grained
SoilS
More Than
50% Material
Smaller Tt-an
No. 200 Sieve
Size
Gravel
And
Gravelly
Soils
More Than
~O% Coarse Fraction
Retained On
No.4 Sieve
Sand
And
Sl\ndy
Soils
More Than
50% Coarse
Fraction
Passing No.4
Sieve
Silts
And
Clays
Silts
And
Clays
Clean Gravels
(little or no fines)
Gravels With
Fines ( appreciable
amount of fines J
Clean Sand (little or no fines)
Sands With
'Flnes (appreciable
,amount of fines)
Liquid Lim,t
Less Than 50
liquid Limit
Greater Than 50
Highly Organic Soil5
Topsoil
Fill
/
GRAPH
ISYMBOL
-V -V
-V -V .,j
IXXXXX;(X
X
LETTER
SYMBOL TYPICAL DESCRIPTION
Well-Graded Gravels, Gravel-Sand
Mixtures, Little Or No Fines
Poorly -Graded G(av~ls, Gravel-
Sand Mixtures, Little Or No Fines
Silty Gravels, Gravel-Sand-
Silt Mixtures
Clayey Gravels, Gravel-Sand-
Clay Mixtures
Well-Graded Sands, Gravelly
Sands, Little Or No Fines
Poorly-Graded Sands, Gravelly
Sands, Little Or No Fines
Silly Sands, Sand -Silt Mixtures
Clayey Sands, Sand -Clay MixtUres
Inorganic Silts & Very Fine Sands, Rock Flot.r,Silty-
Clayey Fine Sands; Clayey Silts. wI Slight Plasticity
Inpr.ganic Clays Of Low To Medium Plasticity,
Gr.avelly Clays, Sandy Clays, Siliy 'Clays', Lean
Organic Silts And Organic
Silty Clays Of Low Plas.ticity
Inorganic Si.lt!', Micaceous Or Diatomaceous Fipl;
Sand' Or . Silty Soils
Inorganic Clays 01 High
Plastici.tY, Fat Clays.
Organic Clays Of Medium To'High
Plasticity, Organic Silts
Peat, Humus, Swamp Soils
With High Organic Contents
Humus And Duff Layer
Hlllhly Variable Constituents
The discussion in the text of this report is necessary for a proper understanding of the nature
of the material presented in the attached logs,
C
qu
W
P
*
pet
LL
PI
DUAL SYMBOLS are used to indicate borderline soil classification.
TORVANE READING, tst
PENETROMETER READING, tsf
MOISTURE, % dry weight
SAMPLER PUSHED
SAMPLE NOT RECOVERED
DRY DENSITY, Ibs. per cubic ft.
LIQUID LIMIT, %
PLASTIC INDEX
Earth Consultants Inc.
I 2" 0.0. SPLIT SPOON SAMPLER
n 24" 1.0. RING OR SHELBY TUBE SAMPLER
I WATER OBSERVATION WELL
SZ DEPTH OF ENCOUNTERED GROUNDWATER
DURING EXCAVATION
~ SUBSEQUENT GROUNDWATER LEVEL WI DATE
LEGEND
Proj. No. 10672 Date July 2003 Plate Al
_ Test Pit Log
Project Name:
Bales Mixed-Use De'veIU/Jlllelll
Job No. I Logged by:
10672 MGM
Ext:avation Contaclor:
Aikin's 1::. it; •• !,!
Notes:
General
Notes
W
(%)
18.9
10.3
1·IUll
I--
1 r---
I--
2
I--
31--
I--
41--
-
5-
1--
6-
-
7-
-
8-
-
9-
-
10
enD o..CI en E :l~
Surface Conditions:
Test Pit No.:
TP-1
Ground Surface Elevation:
404'
Depth of Topsoil & Sod 3"
of
1
SM Reddish brown silty SAND, loose, to medium dense, moist
SM Brown silty SAND with gravel, medium dense, moist
-trace mottling
-becomes dense, gray at 4'
-becomes wet, contains pockets of poorly graded sand
Test pit terminated at 10.0 feet below existing grade. No groundwater
encountered during excavation.
NOTES:
Test pit elevations estimated based on topographic data shown on Site
Plan dated 8/12102.
Test pits excavated by Aikin's Excavating using a rubber-tired backhoe.
§ '" Test Pit Log '" Earth Consultants Inc. Bales Mixed-Use Development
§ Georectmlcal Fnglrn=;. GeoIogI.o;r.; II< F.nvIronmentdi Sclenll<;TS Renton, Washington
~ ~ Proj. No. 10672 I Dwn. GLS I Date July 2003 Checked MGMI Date 7/1/03 I Plate A2
Subsurface ..v, 'u,'"v .... depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and
judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of
lnfnnnminn n~ontort nn thia Inn
_ Test Pit Log
Project Name:
Bales Mixed-Use DevehJJ)IIIt:lll
of
1
Job No. I Logged by:
10672 MGM
Excavation Contactor:
Aikin's r:, '~:i 'H
Notes:
General
Notes
W
(%)
7.9
I---
(/)0 on (/) E ~Ji
SM
I ~~~8/03
Surface Conditions:
Test Pit No.:
TP-2
Ground Surface Elevation:
400'
Dark brown silty SAND, loose, moist (Fill), trace brick debris
1~~----~--------~------~------------~----------------------~ SM Reddish brown silty SAND. loose to medium dense. moist I---
2 I---
I---
3~~~~~~~--~~~~~=-----~~----~~--------------------~ SM Brown silty SAND with gravel. dense, moist I---
4 I----16.3% fines, contains pockets of poorly graded sand
-trace cobbles 5~~~~~~~~~~~~~----~~------~~~~----------------~ SM Gray silty SAND with gravel. dense, moist to wet '--
6 :--
-
7--pockets of poorly graded sand
-
8 '--
-
1 9=
10~~----~------------------------------------~------~--------~ Test pit terminated at 10.0 feet below existing grade. Groundwater
11.8
-becomes wet, light seepage at 8'
seepage encountered at 8.0 feet during excavation.
~ ~ Test Pit Log
§ ~ ~t!£?~~~I!~~' BalesR~:~,u:a~~:~~ment
~~------~------~~------~--------~--------~-----; m Proj. No. 10672 I Own. GLS I Date July 2003 Checked MGM I Date 7/1/03 I Plate A3
Subsurface conditions depicted represent our observations ~ the time and location of this exploratory hole, mC?dified by .,,'1:1 ... .,., .... 1:1 tests" analysis and ludgnent. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of
.nfnrrnof'"", nrDOAnf.art nn fhie IIVt
Test Pit Log
Project Name:
Bales Mixed-Use
Job No. Logged by:
10672 MGM
Excavation Contactor:
Aikin's
Notes:
u-.-0 .J:: General W -C.Q D.E a.....;
Notes (%) I!! >-G/u.
0 (!)en
9.0 2
3
4
5
14.0 6
7
8
9
10
11
~
b o iil
G/
Q.
E 1"11 en
en o 0.0 en E ~iii
SM
Date:
·6118/03
Test Pit No.:
TP-3
Sheet
1
Ground Surface Elevation:
396'
Surface Conditions: Depth of Topsoil & Duff 4"
Brown silty SAND with gravel, medium dense to dense, moist
-mottled
-1" of dark brown contact
of
1
SM Reddish brown silty SAND, medium dense, moist
SM Brown silty SAND with gravel, medium dense to dense, moist to wet
-pockets of poorly graded sand
Test pit terminated at 11.0 feet below existing grade. No groundwater
encountered during excavation.
~~--------~--~--~--~~----~------------r-----------------------------------------~ o ~
8 ..J
I-
Test Pit Log
Bales Mixed-Use Development
Renton, Washington
K~-------------.-------------r--------------r--------------r---------------.-----------; m Own. GLS Date July 2003 Checked MGM Date 7/1/03 Plate A4
condrtions depicted represent our at the time and location of this eJCPloratory hole, modified by engineering tests, analysis and
judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of
,nfnrn1'!:1ti"n nrDIPantOti "" .hie! It'V"I
Test Pit Log
Project Name:
Bales Mixed-Use
Job No. Logged by:
10672 MGM
Excavation Contacfllf:
Aikin's
Notes:
0-
General W .-0 .s= .s=.o 0...: Q.E Notes (%) ~ >-cuu.
0 C)(/)
2
3
4
5
4.7 6
7
8
9
cu (/)0 Ci 0.0 E (/) E IV ::Ji}; (/)
SM
SM
Date:
6/18/03
Surface Conditions:
Test Pit No.:
TP-4
Sheet
1
Ground Surface Elevation:
400'
Brown silty SAND, medium dense, moist
Gray silty fine SAND with gravel, medium dense to dense, moist
-trace cobbles
-24% fines
of
1
Test pit terminated at 9.5 feet below existing grade. No groundwater
encountered during excavation.
~ Test Pit Log ~ ~~~~!~~,~. BalesR~:~,u~:~~:!~~ment
~~-------------r------------~--------------r--------------r--------------~-----------; !3 GLS Date 7/1/03 Plate A5 ~~~f!roea~~~~~f~~~~~oluu~r~~~~~~~~I~oom~io~n~~~~~~h~o~le~,m~oo~ffi~~dby~emnQigiruneen~·n~g~tes~R~,a8rnlaa~~~iS~a8rn~d~~
judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of .nfnrn'1~inn n~lICIonfart nn thi~ II"V't
Test Pit Log
Project Name:
Bales Mixed-Use nl
Job No. I Logged by:
10672 MGM
Excavation Contador:
Aikin's t:~ ... , -+ing ~.~ ...
Notes:
General
Notes
W
(%)
8.1
11.5
0-.-0 ~.c Q.e l!! >. C)(I)
IIICIlL
~.,.;~
III U. f a tV (I)
r---
1 I---
2 I---
I---
31---
r---
4 I---
r---
5 I---
(1)0 u.c
(I) E :::J~
SM
SM
Test Pit No.:
TP-5
Ground Surface Elevation:
402'
Surface Conditions: Depth of Topsoil & Sod 5"
Brown silty SAND, loose, moist (Fill)
Reddish brown silty SAND, medium dense, moist
-contains gravel
-becomes brown
of
1
6r--r~~-r~~--~~~=-~----~--~--~--~--~----~-----------4 SM Gray silty SAND with gravel, medium dense to dense. moist -
7-
-
8 r--
-
9--becomes moist to wet -
10r-~----~------~----------------~--------------------~-------i Test pit terminated at 10.0 feet below existing grade. No groundwater
encountered during excavation.
§ _ Test Pit Log
T' . Earth Consultants Inc. Bales Mixed-Use Development
§ ~mlcalF.ng1neels.GeoIog1sIs&F.nv1ronl11ent"l~ Renton. Washington
~
m Proj. No. 10672 I Own. GLS I Date JuJ}' 2003 Checked MGM I Date 7/1/03 1 Plate A6
SlI""" •• a"", ......... mu .... depided represent our observations ~ the time and .Iocation of this _, hole. mpdified by .... ~n""<" "'If tests •. analysis and ludgment. They are not necessarily representative of other times and locations. We cannot accept responsibility the use or interpretation by others of
.nf,..,.",~inn nraoonfll:U"4 1"\" thie II'V't
Test Pit Log
Project Name:
Bales Mixed-Use De'vCIVfJIIIClll
Job No. I Logged by:
10672 MGM
Excavation Contaclor:
Aikin's ~, "1ti119
Notes:
0-
General W .-0 ~~i .s::..o
Notes Q.E GILL (%) I!! >-0 (!len
I--
1 r--
2 r--
r--
8.3 3 r--
r--
4 r--
I--
5 r--
r--
6 >--
c--
7-
-
8
en o 0..0 en E ::J >-en
SM
SM
I ~;~8/03 Test Pit No.:
TP-6
Ground Surface Elevation:
408'
Surface Conditions: Depth of Topsoil & Duff 2"-3"
Reddish brown silty SAND, loose, moist
Brown silty fine SAND, medium dense, moist
-trace mottling
-contains gravel
-becomes gray, dense
·01
1
Test pit terminated at 8.0 feet below existing grade. No groundwater
encountered during excavation.
'"
Earth Consultants Inc.
Q:on>dmlcal F.r\gI11et':ffi. GeoIoQ1sIs &. Envlronn",ntdl Sd""tl<tS
Test Pit Log
Bales Mixed-Use Development
Renton, Washington
~ Proj. No. 10672 Own. GLS I Date July 2003 Checked MGM I Date 7/1/03 I Plate A7
Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole, modified by engineering tests, analysIS and
judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of
.nf'l"V'I'Ytatinn n~on+AI"t """ fhio "'"
Test Pit Log
Project Name:
Bales Mixed-Use Develvf.J"'I::"~
Job No. I Logged by:
10672 MGM
Excavation Contactor:
Aikin's t:;""' ... ' .... ·;ng
Notes:
General
Notes
W
(%)
r--
1 r--
~
(/):8 () E (/) >-=>(/)
SM
Surface Conditions:
Test Pit No.:
TP-7
Ground Surface Elevation:
398'
Brown silty SAND, loose to medium dense, moist
of
1
9.5 2-~ 3r---r-~~r-~--~~~~~=-----~~----~~--------------------~ SM Gray silty SAND with gravel, dense, moist
11.6
-
4-
-
5-
f--
61--
r--
7r---becomes very dense
Test pit terminated at 7.5 feet below existing grade. No groundwater
encountered during excavation.
~
§ _~2!!!'u}~~'
I-
Test Pit Log
Bales Mixed-Use Development
Renton, Washington
ir-pr-oj-.N-O-.-1-0-6-72---~I~--.--G--LS-----r-IDat-e----JUIY--20-0-3--+-C-h-~-oo---M-G-M---'I'-Dat-e--7-'-1/-0-3-----J~p-lat-e--A-8--~
:>ubsurface concfilions depictoo represent our of?servations ~ the time and .Iocation of this hole, ~l?difl8d by "" 'If" '''':''' 'If tests,. analysis and
tudgment. They are not necessanly representatrve of other times and locations. We cannot accept responsibility for the use or Interpretation by others of
.mnrTTuxinn nroeontClll"l nn thio I~
Test Pit Log
Project Name:
Bales MDcecI-Use
Job No. Logged by:
10672 MGM
Excavation r.nnt""',nr·
Aikin's I-vr'~v.Q'lnln
Notes:
General W
Notes (%)
7.1
Proj. No. 10672
0 :8 :2 Q. E I!! >-Cl UJ
.c ti.......;
CD u... 0
2
3
4
5
6
7
8
9
10
GLS
UJO o..c UJ E ::> >-UJ
SM
SM
Test Pit No.:
TP-9
Sheet
1
Ground Surface Elevation:
404'
Surface Conditions: Depth of Topsoil & Duff 8"
Reddish brown silty SAND, loose, moist
-trace gravel
of
1
Mottled brown silty SAND with gravel, medium dense to dense, moist
-becomes gray, dense
-22.4% fines
Test pit terminated at 10.5 feet below existing grade. No groundwater
encountered during excavation.
Date July 2003 Checked MGM Date 7/1/03 Plate A10
Subsurface concfltions represent our observations at the time and location of this elCploratory hole, mocfrfJed by engineering tests, analysis and
judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of
.m""",,afinn nraeGnf0r4 nn 'hio II'V'I
Test Pit Log
Project Name:
Bales Mixed-Use DI
Job No. I Logged by:
10672 MGM
Excavation
Aikin's I::~ .... ' '1tirlR .~.~'
Notes:
General
Notes
W
(%)
6.4
1I~11l
r---
1
t--
2 f--
r---
3f--
t--
4 t--
f--
5~
-
6
-
7
enD o..CI en E ::J >-en
SM
SM
SM
I ~~~8/03
I Sh~
Test Pit No.:
TP-12
Ground Surface Elevation:
398'
Surface Conditions: Depth of Topsoil & Duff 4"
Brown silty fine SAND, loose, moist
Reddish brown silty fine SAND, loose, moist
of
1
Gray silty SAND with gravel, dense, moist, pockets of poorly graded
sand with silt
Test pit terminated at 7.0 feet below existing grade. No groundwater
encountered during excavation.
~ '" Test Pit Log ~ Earth Consultants Inc. Bales Mixed-Use Development
§ ~mlcal F.n~ Gc;oIogIsIs & F.nvlronmentdl Sdt:n11slS Renton, Washington
~~------------.--------------r--------------r--------------r--------------~----------~ m Proj. No. 10672 Own. GLS I Date Jul~ 2003 Checked MGM I Date 7/1/03 I Plate A13
~ubsur,a .... """"''''''" .. depicted represent our observations ~ the I and .Iocation of this exploratory hole, ~C?dified by "'''If'''''''''''' 'If tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responSibility the use or interpretation by others of
Im,,""oofi,," "rAC!onfarl nn fhie II'V"f
I -
!;l
~
b Cl fil
Test Pit Log
Project Name:
Bales Mixed-Use ....
Job No. I Logged by:
10672 MGM
Excavation ,...
A'k" r-. ..:. I In s ~_"'aLl"~
Notes:
0-
General W .-0 .r:.o
Notes I1.E
(%) I!! >-C)I/)
>< >< ><
>< >< ~
IClll
1/)0 i~i 0.0 lUlL I/) E
0 :::J >-I/)
c---SM
1 ,--
2-SM
-
3
Surface Conditions:
I Sh;a
Test Pit No.:
TP-13
Ground Surface Elevation:
394'
Black silty SAND with organics, loose, moist (Fill)
Reddish brown silty SAND, medium dense, moist
of
1
Test pit terminated at 3.0 feet below existing grade. No groundwater
encountered during excavation.
~~--------~--~--~--~~----~------------r------------------------------------------;
i_Test Pit Log Earth Consultants Inc. Bales Mixed-Use Development
§ Q,orecImlcal F.nglneffii. Geo4ogIsIs &. EnVlronment,,1 Sdt.ntt<;tS Renton, Washington
~~------------~-------------r--------------~-------------r--------------~-----------; ~ Proj. No. 10672 Own. GLS I Date July 2003 Checked MGM I Date 7/1/03 I Plate A14
~ubsurface comfltions depicted represerlt our ~, .g"V"~ at the time and location of this exploratory hole, modified by engineering tests, analysis and
judgment. They are not necessarily representative of other times and locations. We cannot acoept responsibility for the use or interpretation by others of
Inftvl"n'!ltinn ~.an+oII:W'f nn fhio II"V"I
iPPEND'X B
LABORA 110RY TEST RESULTS
I
E-10672
I Ealh Consultants, Inc.
Parti«;Je Siz.l~ Distribution Re rt
.s:
100
90
80
~, , t'-
f'
0::: W"',.. z~ u:
I-50 Z W ~ 40 W a.. \~'i ~~--H+.rr~-h~~-ili~~+-r-+-+-~rr~-r~~,*H*++;-+-;---1+HH1-~~r-~ 20~-B~++.~+.-~~~-r~+I~+HHr~r'+~~~++~+-~~HH~~~
% COBBLES % GRAVEL % SAND
,0 24.7 59.0
10 39.2
SIEVE PERCENT FINER
inches 0 0 size
1.5 100.0 74.2
3/4 88.6 74.2 3/8 80.0 70.3
GRAIN SIZE
060 0.719 2.68
030 0.182 0.118
010 >< COEFFICIENTS
o Source:
o Source:
I GRAIN SIZE -mm
!% SILT % CLAY
16.3
24,0
SIEVE PERC~NT FIN~
number I
size !
#4 75.3
#8 69.1
#16 64.3
#30 57.7
#50 43.6
#100 25.5
#200 16.3
Sample ;ro.: TP-2
Sample ~o.: TP-4
Client:
I
63.2
59.5
56.4
52.5
44.9
33.5
24.0
USCS AASHTO PL LL
8M
8M
SOIL DESCRIPTION
o TP-2: 4' -SM
Brown silty Sand wI gravel; 7.9% moisture
o TP-4: 5.5' -SM
Brown silty Sand wI gravel; 4.7% moisture
REMARKS:
o tech: CC
o tech: CC
Elev.lDepth: 4'
Elev.lDepth: 5.5'
EARTH
CONSULTANTS, INC.
Projec,~: Bales Mixed-Use Commercial Development, Renton
prOjQl1:t No.: ~-10672 Plate Bl
-. -.
I .
Particle Siz~ Distribution Report
.5 c i ~ .5 £ 8 ~ ~ .5 £ £ .5 .i ~ ,l 0 i ~ ~ II ~ OJ '" '" ..l, i i i
100 : 0
! : .,.~ 0 0 0 0 0 0 N 0 0 0 : 0 : 0 0 0
0 0 0 0 0 0 i 0 0 0 0
0 0 0 0 0 o~ 0 0 90 0 0 0 0 0 0 : 0
i'
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ 0 0 0 0 j 0 0
0 0
0 0 0 0 0 0 0 0 I 0 : 0
80 0 0 0 0 0 0 0 i 0 0 0 0 0
0 f' o 0 0 0 i 0 0 0 0 0 : 0 1\1 0 0 0 0 0
0 0 I 0 0 \ 0 0 0
0 0 0 0 0 0 0
0 0 0 o 0 0 0 i 0 0 0 0 0
70 0 o 0 0 0 0 0 0 0
0 0 ~, i 0 , 0 0 0 0
0 0 0 0 : 0
I
0 0
0:: 0
... ""
0 0 0
0 : ;). 0 0 0 0 0
0 0 0 0 0 0\ 0 0 W 60 I
Z 0 0 0 0 0 0 ....... ro. ~ 0 0 i' 0 0 0 0 0 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 I-0 0
50 0 0 0 0 0 I 0 0 0 0 0 z 0 0 0 0 0 0 ! 0 ~N 0 ~! 0 w 0 0 I 0 I 0 0 () 0 0 0 0 0 0 i 0 ~ 0
0 0 0 0 0 0 0 0
0:: 0 0 0 0 I 0 0 0 0
40 0 0 0 0 0 ! 0 W 0 : 0 I 0 ~ ~ 0 0 a.. 0 0 0 0 0 0
I 0 0 0 0 I 0 0 0 0 0 I 0 0 0 30 0 0 0 , 0 0 0 ~ 0 0 0 0 I 0 0 0 0 0 i
0 i 0 0 0
0 0 0 0 o 0 0 0 I 0 0 o 0 20 0 0 0 0 0 0 0 o 0 0 I :~ 0 0
t
0 0 0 0 0 0 0 0 0 0 0 0 I
0 0 I 0 0 : 0
10 0 ! 0
: i 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 I 0 0 0
I 0
0 0 0
0 0 0 0 0 0 0 0
200 100 10 i 1
GRAIN SIZE -mm
0.1 0.Q1 0.001
i
% COBBLES % GRAVEL % SAND '* SILT % CLAY USCS AASHTO PL LL
0 38.9 I 22.4 SM I I
0 88.2 ! 11.8 SP-SM
I I I
I
SIEVE PERCENT FINER SIEVE I PERCENT FINER SOIL DESCRIPTION i
Inches 0 0 number i 0 0 o TP-9: 5' -SM size size i Brown silty Sand wI gravel; 7.1 % moisture 1.5 85.4 100.0 #4 61.3 100.0
3/4 75.7 100.0 #8 56.6 100.0 o TP-l1: 3.5' -SP-8M 3/8 66.7 100.0 #16 52.S 100.0 Brown poorly-graded Sand wI silt; 5.1% #30 4S.6 9S.5 moisture #50 41.1 S1.3
#100 30.7 29.5
#200 22.4 11.S
>< GRAIN SIZE REMARKS:
060 3.93 0.224 o tech: CC
030 0.143 0.151
010 o tech: CC
>< COEFFICIENTS
Cc
! Cu
o Source: Sample No.: TP-9 Elev.lDepth: 5'
o Source: Sample Nd.: TP-l1 Elev.lDepth: 3.5' I I I
EARTH Client: f I
Project: I Bales Mixed-Use Commercial Development, Renton
CONSUL TANTS, INC.
I
. I Project No.: E-10672 Plate B2
I'
~ Copies
I
O'ISTRIBUTION
i E-10672 I
Sea-Port Dozing and Development, Inc.
P.O. Box 3015
Renton, Washington 98056
: Attention: Mr. Robin Bales ,
Earth Consultants, Inc.
'-"',
'iI
WETLAND RECONNAISSANCE ON BALES MIXED-USE PROPERTY
NE 4th Street & Duvall Avenue NE, Renton, Washington
by
ALTMAN OLIVER ASSOCIATES, LLC
ENVIRONMENTAL PLANNING & LANDSCAPE ARCHITECTURE
eNT PLANN\NG OEV%~~F RENTON
FEB 20 2{l04
RECE\VEO
I; .
. , "
~ •. ~. ~1~~&~~~&~~J~~
A
October 28, 2002
AOA~1830
· Robin Bales
Seaport Dozing and Development'
PO Box 3015 -
Renton, VVA 98056
· SUBJECT: WetlandRec·onnai~sance on Property Located at SW Corner of·
NE 4th Street al1d13Sth Ave .. SE in the City of Renton
(Renton File Pre-02-005)
Dear Robin:
At your request, On October 23, 2002 I conducted a wetland reconnaissan,ceon the
approximately 4-acre subject property utilizing the methodology outlined in the·.
Washington State Wetlands Identifieationand Delineation Manual (1997). Two,
existing· single-family residences with associated garages and landscaped areas are
Io.cated within the northwest portion ofthe site (Figure 1). The remainder of the site
· is undeveloped and consists primarily ofa deciduous forest in the central and
northeastern portions of the property and a mixture of scattered trees, brush
patches, and meadow in the souther.hportion of the site. , ,
Although the majority ofthe site consists of obvious Upland, a relatively small portion
of the central part ofthe property contained a hydrophytic plant c0rTlrnunity. This
plant community is located within an isolated topographic"depression ahd is
dominated by a canopy of black cottonwood (PopiJlusfnehoearpa) with an
understory of spirea (Spiraeadoug/asi/), red-osier dogwood (Comus seneea), and·
hawthorne (Crataegus sp.). Soil test plots dug throughout this topographic.
depression did not, ho.wever, reveal hydric soils and no evidence of wetland
" hydrology was observed during the October23rd site visit. It is my understanding
,that City of Renton staff did observe porided conditions within the depression during
a site visit in January or February of2002. It is also my understanding based upon
. your knowledge of the site that standing water within the depreSSion generally
· infiltrates within a day or two foJlowing a heavy precipitation event. 'Since no hydric
soils or evidence of wetland hydrology was observed during .the October23rd site·
visit, the depression was noUdentified as a wetland.
po Box 578 0 Carnation, WA 98014 • office 425.333.4535. fax 425.333.4509. altoliver@attbi.com
· .• I
Robin Bales'
October 28, 2002 ','
Page 2
_.. ..
Attachment A contains data sheets prepared forrep~~sentative 'locations within the
", topographic <;Iepression. These data sheets documentthe vegetation, soils, and '
hydro!ogy information that aided in the non~wetland boundary determination. '
I hope that this Information helps you in your plans for this property. However,
please be advised that the City of Renton has final say as to thepresemce or
absence of wetlands on the site and a concurrence from the City regarding the 'lack
of wetlands determination is strongly recommended prior to any detailed site
,planning. In the mea'ntime,ifyou!have-any questions pie~se give me a'call.
Sincerely,
. A\aNN~TES' LLC·
JMnA:ann' I', •
. Ecologist
Attachment A
ATTACHMENT A
DATA SHEETS
-
8-2
DATA FORM
ROUnNE ONSITE DETERMINATION METHOD1
Field Invest;gator(s2: AL-TM",J~ Date: I u-"2."3 -~'-
ProjecVSite; 1~(""'6 '" I J2.E=-,...!'To;:J State:WA County; ~.t=--===" ~f..1=-C:>=-_____ _
ApplicanllOwner: \'?A I,..-r-S Plant Community I:/Name: __ \~P_~_~3~ __________ _
Nole: If a more detailed site description is necessary, use the back of data form or a field notebook.
Do normal environmental conditions exisl at the plant community?
Yes 1--No __ (If no, explain on back) ,
Has the vegetation, soils, andlor hydrology been significantly disturbed?
Yos . ____ No )<. _ (If yes, explain on back)
Dominant Plant Species
1. f'$'v~ --trrd'0cc...~
2. _2-\'~)< <'("vl1a: ·'-"h
3. c.Q~-" oJ:' .x("; C~"
4. Srir .... e".,)" l)\e...<..,;·,
5.
6.
7.
8.
9. 10. _________ _
Indicator
Status
f-,-,\L
f{>..C-
(Acw
fJ..,:w
VEGETATION
Stratum Dominant Plant Species ..,-11. --------------------"\ .s-12. --------------
13. --------------------S 14. --------------------15. --------_____ __
16. ------------
17. --------------18. -------____________ _
19. ---------------------
20. ---------------------
Percent of dominant species that are OBL, FACW, andlor FAC rOO are
Indicator
Status Stratum
Is the hydrophylic vegetation criterion met? Yes...:;L-No __ Rationale: _____ -,--__________ :.....-____________________ _
'I> 5 () "Ii) f-tA-c 6-(L CAt ~T 1 £..ft-.
SOILS
Series/phase: Subgroup;2 _____________ _
Is the soil on the hydric soils list? Yes No Undetermined ____ -:-:-----:--:--_
Is the soil a Histosol? Yes No ~ Histic epipedon present? Yes~ No~
Is the soil: Mottled? Yes +:--No.L.. Gleyed? Yes __ No ~
Matrix Color: '0 if<'-'if..2-Mottle Colors: __________________ __
Other hydric soil indicators: ----__________________________ _
Is the hydric soil criterion met? Yes No ~
Rationale: . ~r~\7G-e~-C~~~~~0~,~-.A~-------------------------
HYDROLOGY
Is the ground surfaCB inundated? Yes No ~ Surface water depth;
Is the soil saturated? Yes __ No ~
Depth to free-standing water in prt/soiJ probe hole: _____ :........ _________________ _
List other field evidence of surface inundation or soil saturation.
Is the wetland hydrology criterion met? Yes No 1<
Rationale: --::-_-:-____ -:--_-=--_=--_____ --;:_~~----:-:--=_--_;;_-_=_-~~--Nc ()£,5~(2..vp..\ 10,.1 ell Sv\\)i::,.J(I-01-ev>->ul'''b 'it S;";L $.kTv(2.t\TIOr3
JURISDICTIONAL DETERMINATION AND RAnONALE
Is the plant community a wetland? Yes No ~
Rationale forjurisdictional decision: ,..-_-_-_-_-=-_______________________ _
Nt, cG.-! rf.,.. IA '"""<=-_-T
1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Commun~y
Assessment Procedure.
2 Class~ication according to ·Soil Taxonomy:
...
8-2
'. -' ~ '1: ' ~ . . . ~
DATA FORM
ROUnNE ON SITE DETERMINATION METHOD1
Fiakllnvest);jator(st ACTMAclr\ Date: IO·"L3-u1.,....
ProjecVSite:_r3.'1': ~ ((!"E.t .. s')",~ State: WA County: .-..l.:\o::::..Lf !!!~~l;!;z-_____ _
ApplicanVOwner: ~f;.l..~S Planl Community ~lName: _~..!.\'Y.:.....-j3---='"'"2..-=-______ _
NOr8: If a more detailed site description is necessary. use the back of data form or a field notebook.
~--------------------------------------------------
Do normal environmental conditions exisl al the plant community?
Yes 1-No __ (If no, explain on back)
Has the vegetation, soils, and/or hydrology been significantly disturbed?
Yes __ No --t---(If yes, explain on back)
--------~------------------------------------------
Dominant Plant Species
1. 'Pif(.J\u5:. +r~(..\\\)<.<.~
2. (""r"...I.'> S.::,\ (-'(.c,
3. S9.' c<,(?", 0"''6\.:..5: "
4. c.t~-\,,~) . .J '; '?to .
5. ~rt.."'-;A"5 \c..."\:\h\~S
6. ___________ __
7.
8.
9. 10. _________ __
Indicator
Status
VEGETATlON
Stratum Dominant Plant Species
f-A C T 11. ____________ _
,(p.,vJ ') ____ 12. -------------~ S 13. _________ _
~P{v-/I\"--5 14. ______ ~ ___ _
(-f;.cv-J .. 15. ---_______ _
16. ----________ ~-
17.---______ _
18. ------------
19.--------------
20.-----------
Percent ~f dominant spedes that are OSL, FACW, and/or FAC -<£ 0 .. ; I;.;
Is the hydrophy1ic vegetation criterion met? Yes ~ No __
Rationale: 7 ') s-~ .. {~ i--"<-C!L L,..Jb\'\~
SOILS
Indicator
Status Stratum
Series/phase: Subgroup:2 _____________ _
Is the soil on the hydric soils list? Yes No Undetermined _________ _
Is the soil a Histosol? Yes No;< Histic epipedon present? Yes __ No ~
Is the soil: "'lottled? Yes No""y""-Gleyed? Yes __ No _>'< __
Matrix Color: 191 <3-'i (-Z:-Mottle Colors: ________________ _
Other hydric soil indicators: --_____________________________ _
Is the hydric soil cri:erion met? Yes No ~
Rationale: -:--:: ____ --:-_=--___ -:-__ -:-~--___::__----------------
t.. ~ (Z.-o 1M. A 0 ~ 1.. W,' r\c.-./\ 'J'-'\..:. '\\ \..-~ 5
HYDROLOGY
Is the ground surface inundated? Yes __ No~ Surface water depth: __________ _
Is the soil saturated? Yes No,;;£-
Depth to free-slanding water in pit/soil pfobe hole: ________________________ _
List other field evidence or surface inundation or soil sa:uration.
Is the wetland hydrology crilerion met? Yes __ N0lS--
Rationale: ------r---------------c-----------'--~---;---
NO O&.sC(Z.V',A'(I)<);l M-E:"IV-=,-.J(c GP'l'c ... D,,.1(;, (,I.. S..:.'~ 5'A"V\Z~\I,,;:J
JURISDlcnm~AL DETERMINAnON AND RAnONALE
Is the plant community a wetland? Yes __ No;<:"
Rationale rorjurisdidiopal decision: ...,.-,,,.--_________________ ---____ _ Ni4 C(t..l '1t:.tf-.( A .......... R·
1 This data form can be used for the Hydric Soil Assessmenl Procedure and the Plant Commun~y
Assessment Procedure. -
2 ClassHication according 10 ·Soil Taxonomy."
IND CONI..'. MtW IN ;[ 'MTH F./Rfo5S N-\lL
:oRNER OF RETAINING
fALL 15 0.07' W[5f OF
'ROPERrY LINE
,-, , · · · I ~
,
\
\
\
\
! I
!
\ I ~
M
1 ~ Ml\NI1ATORY 10' J.J\l'\JDSCJ\l'E
45 19 43
~O' ijANDSCAPt:> BUFFER
REQIJIRED 1H)s SIDE
..
, ,
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
December 1, 2003
Susan Fiala, Senior Planner oj
Jim Gray, Assistant Fire Marshal~ri
Bales Mixed Use Rev. NE 4th & Duvall Ave. NE
Fire Department Comments:
1. The preliminary fire flow is 2500 GPM for Bldg. 3, 2250 GPM for Bldgs.
1 & 2 and 2000 GPM for the Townhouse structures. One hydrant is
required within 150 feet of the structures; two additional hydrants are
required within 300 feet of Bldgs. 1, 2, 3, and one additional for the other
buildings.
2. A fire mitigation fee of $10,067.20 is required based on $.52 per
square foot of the new commercial square footage. The fire mitigation fee
for the residential units is $13,968.00 based on $388.00 per unit.
3. Separate plans and permits are required for the installation of the
sprinkler and fire alarm systems.
4. Fire Department access roadways are required to within 150 feet of all
portions of the building exterior. Roadways are a minimum 20 in width
with a turning radius of 45 foot outside and 25 foot inside.
5. A secondary emergency fire department access roadway is required to
the residential complex. The security gate shall open a fu1l20-foot in
width and have an "Opticom" type electronic opener with manual
override.
6. Provide a list of the flammable, combustible liquids and any hazardous.
chemical to be used or stored on site.
Please feel free to contact me if you have any questions.
DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
RECEIVED
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: December 4, 2003
TO: Susan Fiala
FROM: Arneta Henninger X7298
SUBJECT: BALES MIXED USE PREAPPLICATION
NE 4TH ST & DUVALL AV NE PRE03-119
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT:
The following comments on development and permitting issues are based on the pre-
application submittals made to the City of Renton by the applicant. The applicant is
cautioned that information contained in this summary may be subject to modification
and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of
Adjustment, Board ofPublic"Works and City Council). Review comments may also need to
be revised based on site planning and other design changes required by the City or made by
the applicant.
I have completed my review on the above (revised) preapplication in Section 15,
Township 23N, Range 5E which proposed a mixed use development consisting of four
buildings, a fast food building, two commercial retail buildings and alatte Stand on the
north portion of the site. The proposal also includes five 4 unit townhouse buildings and
four 4 unit apartment buildings and a community building on the south portion of the site.
WATER:
•
•
•
•
•
This project site is located in the 565 Water Pressure Zone. Static pressure is
approximately 71 psi at street level. Pressure reducing valves shall be installed at
the domestic meter if the pressure exceeds 75 psi.
There is an existing 8" watermain located in NE 4th St.
There is an existing 8" watermain located in Duvall Av NE. The 8" is connected to a
12" watermain in Duvall Ave NE in the general vicinity of the proposed development.
Please see City of Renton watermain drawing W943 for detailed information.
Construction of a commercial building will trigger a separate review.
Per the City of Renton Fire Marshall, the preliminary fire flow for Bldg. 1 is 2250
GPM, for Bldg. 2 2250 GPM, 2500 GPM for Bldg 3 and 2,000 GPM for the
townhouse structures.
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Bales Mixed Use Revised Preapplication
DuvallAvNE
• Per the City of Renton code when the required fire flow is over 2500 GPM the fire
hydrants shall be served by a main which loops around the building or complex of
buildings and reconnects back into a distribution supply main.
• The project will be required to install a looped watermain in order to provide domestic
water service, irrigation services for the landscaping and fire protection to serve the
new development. In the north portion of the site the new water main will be required
to be 12 inches in diameter and extended to the west property line and to the east
property line. The rest of the looped water main is only required to be 8 inches in
diameter. Please see City of Renton water drawing W943A for existing water main
details.
• The actual layout of the water main will be determined based on final site plan
review.
• Any new construction must have one fire hydrant capable of delivering a minimum of
1,000 GPM and' shall be located within 150 feet of the structure and additional
hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the
structure. This distance is measured along the travel route. The number of
additional hydrants required is dependent on the calculated fireflow of the new
commercial building .. Refer to the Assistant Fire Marshal comments for details.
• Lateral spacing of fire hydrants shall be predicated on hydrants being located at
street intersections.
• Water System Development Charges of $0.183 per square foot gross area may be
required if not previously paid. The Development Charges are collected as part of
the construction permit. Please note that any parcel that currently has water and or
sewer service is eligible for a prorated system development charge. Your project will
be reviewed to determine how much redevelopment credit applies.
• Please note that all of the SDS fees are scheduled to change effective January 1,
2004. The new water fee will be $0.213 but not less than $1,525.
SANITARY SEWER:
• This project may want to consider signing a Temporary Service Agreement in lieu of
installing a 12" sanitary sewer main in Duvall Av NE at the minimum slope across the
full frontage of the parcels of land being developed.
• Any use in the buildings subject to oils or grease shall require the installation of a
grease interceptor or oil/water separator as determined at the time of plan review.
• If, per the City of Renton Fire Marshall any building is required to be sprinklered, then
floor drains will be required to be tied in to the sanitary sewer system.
• This site is located in the East Renton Interceptor Special Assessment District
(SAD). This fee is $224.52 plus interest per residential unit and is $0.069 plus
I:\Projects\BALESMIXUSEREVP Adoc\cor
Bales Mixed Use Revised Preapplication
DuvallAvNE
interest per square foot of the commercial property and is collected at the time a
construction permit is issued.
• System Development Charges (SOC) are $455 (new fee is $540) per Multi-family
unit and $0.106 (the new fee will be $0.126) per square foot gross site area. These
fees are collected at the time a construction permit is issued. Please note that any
parcel that currently has water and or sewer service is eligible for a prorated system
development charge. Your project will be reviewed to determine how much
redevelopment credit applies.
STREET IMPROVEMENTS:
• Construction of a commercial building will trigger a separate review.
• Street improvements to include curb, gutter and sidewalk along the full frontage of
both NE 4th St and Duvall Ave NE will be required to be installed.
• Additional street lighting along the frontage of the parcel being developed will be
required. All street lights shall be designed and installed per City of Renton plans
and specifications.
• A Traffic Report will be required to be submitted with the formal application. Traffic
Mitigation fees apply.
STORM DRAINAGE:
• There are storm drainage facilities in NE 4th St and in Duvall Ave NE.
• A conceptual drainage plan and report is required with the formal application for a
commercial project. A drainage control plan designed per the 1998 King County
Surface Water Manual Level 2 is required for this project as a SEPA condition.
• The Surface Water SDC fees are $0.183 but not less than $525 (new fee is $0.429
but not less than $715) per square foot of new impervious area. These fees are
collected at the time a construction permit is issued.
AQUIFER:
• The site is located in Aquifer Protection Zone 2 and may be subject to additional
, requirements per City code. Constructed secondary containment may be required if
more than 20 gallons of regulated hazardous materials will be present at the new
facility (RMC 4-3-050H2d(i». A fill source statement (RMC 4-4-060L4) is required if
more than 100 cubic yards of fill material will be imported to the project site.
Construction Activity Standards (RMC 4-4-030C7) shall be followed if during
1:\Projects\BALESMIXUSEREVP A.doc\cor
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" Bales Mixed Use Revised Preapplication
Duvall Av NE
construction, more than 20 gallons of hazardous materials will be stored on site or
vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-
030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may
require a groundwater protection liner. Impervious surfaces shall be provided for
areas subject to vehicular use or storage of chemicals. This is not intended to be a
complete list of the APA requirements nor does this information substitute for the full
ordinance, it is only intended to guide the applicant to the City of Renton code book.
GENERAL:
• All required utility; drainage and street improvements will require separate plan
submittals prepared according to City of Renton drafting standards by a licensed
Civil Engineer.
• All plans shall be tied to a minimum of two of the City of Renton Horizontal and
Vertical Control Network. '
• Permit application must include an itemized cost estimate for these improvements.
The fee for review and inspection of these improvements is 5% of the first $100,000
of the estimated construction costs; 4% of anything over $100,000 but less than
$200,000, and 3% of anything over $200,000. Half of the fee must be paid upon
application for building and construction permits, and the remainder when the
permits are issued. There may be. additional fees for water service related
expenses. See Drafting Standards.
cc: Kayren
1:\Projects\BALESMIXUSEREVPAdoc\cor
DATE:
RE'BElv!o
pEe 0 , 2003
8U/I"OWG DIVISION
MEMORANDUM
TO: Construction Services, Fire Prevention, Plan Review, EDNSP,
Project Planner
FROM: ' Neil Watts, Development Services Division Director
SUBJECT: New Preliminary Application: 't?I,r) ffixQd (he Le\jJsed
LOCATION: N i q/!J ;: '[)J'Wl \ I
PREAPP NO. ref 63-119
~ meeting with the africant has been scheduled for i {J8YY\:;; , Thursday, ~reCO;yn beaL , in one of the 6th floor conference rooms (new City
Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED
PRIOR TO 11 :00 AM to allow time to prepare for the 11:00 AM meeting.
Please review the attached project plans prior to the scheduled meeting with the
applicant. You will not need to do a thorough "permit level" review at this time. Note
only major issues that must be resolved prior to formal land use and/or building permit
application submittal. ' .
Plan Reviewer assigned is -&f--/tJ~V.\A'tlHit....".C,,",--__ ---
~'.
Please submit your written comments to "uLA.S~
least two (2) days before the meeting. Thank you. '
H:\Division,s\Develop.ser\Dev & Plan.ing\Template\Preapp2
Revised 9/00
(Planner) at
;'
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
December 11, 2003
Pre-Application File No. 03-119
Susan Fiala, Senior Planner, (425) 430-7382
Bales Mixed Use Development-Revised
General: We have completed a preliminary review of the pre-application for the above-referenced
development proposal. The following comments on development and permitting issues are based
on the pre-application submittals made to the City of Renton by the applicant and the codes in
effect on the date of review. The applicant is cautioned that information contained in this
summary may be subject to modification and/or concurrence by official decision-makers (e.g.,
Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $55, plus tax, from the Finance Division on the first floor of City Hall.
Project Proposal: The subject site is located at the southwest corner of NE 4th Street and Duvall'
Avenue NE. The property is currently developed with two structures, an occupied single-family
residence and a building converted into a real estate office and associated outbuildings, which
would be removed or demolished as part of the proposal. The site is 190,346 square feet in area'
(4.37 acres-gross).
A mixed use development is proposed including commercial-retail on the north portion of the site
and multi-family on the south portion. The commercial-retail area would consist of four one-story
structures with a total building square footage of 19,360 square feet. Building # 1 is proposed to
be a fast food building (3,200 sq. ft. -gross area); Building # 2 would be a commercial-retail
structure (5,760 sq. ft.); Building # 3 would be a commercial-retail structure (10,200 sq. ft.) and
Building # 4 would be a drive-through latte stand (200 sq. ft.).
The south portion of the site is proposed to contain 36 multi-family units including stacked flats
(apartments) ahd townhouses and a 1,500 sq. ft. community building. Detached and attached
garages and surface parking spaces would provide required parking for tenants and visitors.
The site includes multiple parcels. The applicant has not indicated if a lot line adjustment would be
requested to consolidate or adjust existing lots.
Two pre-application meetings have been previously reviewed for the subject site (Pre 02-070 and
03-047).
Zoning Requirements: The subject property is located within the Center Suburban (CS) zoning
designation. The northern portion of the site is located in Centers Residential Bonus District A,
and the south portion is in the Centers Residential District B. There is a residential component of
the "mixed-use" proposal; therefore, the standards of the Residential Bonus Districts are
applicable to the project.
The residential uses proposed include apartments and townhouses. According to RMC 4-3-095C.,
townhouses are permitted, however, apartments (stacked flats) are not. The proposal will need
to be redesigned to incorporate the appropriate residential use type.
The District B standards are also addressed in the memorandum provided by the City's Long
Range Planning Section (see attached).
Bales Mixed Use Developmenr ~ Revised
Pre-Application 03-119
Page 2 of 5
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Density Requirements: The allowed density range in the CS zone is a minimum of 10 dwelling
units per acre (dulac) to a maximum of 20 dulac. The Centers Residential District permits a
density bonus of up to 36 dulac when architectural innovation is demonstrated in the design of the
project. This may be accomplished through the modification process of RMC 4-3-095E and the
design criteria of RMC 4-9-25003.
The proposal for 36 dwelling units on the two southern parcels of the five parcel site would be
16.4 dulac. (16 dul 2.2 acres = 16.4 dulac) and would be in compliance with the density
requirement.
Development Standards: The development of the site would require compliance with the
applicable standards of the CS zone and Bonus District B as discussed below.
Minimum Land Area per Dwelling Unit - A minimum of 1,200 square feet of land area per unit,
including 250 square feet of landscaped yard abutting the unit, must be provided. The pre-
application submittal identifies that 9,000 square feet of landscaped yard would be required for 36
units, 9,320 sq. ft. is proposed. There would be 2,691 sq. ft. of land area per unit, as proposed.
For the formal site plan submittal, these square footages must be provided. .
Lot Dimensions -There are no minimum requirements for lot width or depth within the CS zone.
Lot Coverage -The maximum area permitted for building lot coverage is 65% of the lot area. The
proposed commercial-retail structures with a total ground floor area of 19,360 sq. ft. on the north
three parcels would be 20.7% (19,360 sq. ft.! 93,465 sq. ft. = 20.7%). The total ground floor
square footage of the residential component including the detached garages and community
center was not clear on the provided drawing to determine compliance. .
For the' formal land use application, all building footprints are to be provided in addition to the
building area of each structure.
Setbacks -The CS zone requires a minimum front yard setback of 10 feet and a maximum front
yard setback of 15 feet. A rear yard setback is· not required unless the property abuts a
reSidentially zoned property, in which case a minimum setback of 15 feet is required. The property
to the south is in King County but is designated as Residential Single Family on the
Comprehensive Plan Land Use Map; therefore the proposal would require a 15 foot setback
adjacent to the south property but no additional side yard setbacks would be required.
Reduced setbacks may be accomplished through the Site Plan Review Process to zero feet. The
maximum setback may be modified by the Reviewing Official if the applicant can demonstrate that
the site plan meets the criteria as listed in RMC 4-2-120. C.15.
The proposed commercial-retail structures are proposed to be setback 21 feet from NE 4th St.
which would require a modification. In initial review of the proposed site plan, staff strongly
suggests moving the two buildings fronting NE 4th Sf. to the maximum of 15 feet as the
appearance of the site plan does not indicate a need for a greater setback.
According to the District B standards, a three foot (3 ft.) minimum side yard setback is required
and no projections are allowed within the setback. The project does not comply with the· CS
maximum front yard setback unless a modification would be approved.
Building Limitations -The building design standards of District B of the Centers Residential
Overlay require variation or modulation of vertical and horizontal facades at a minimum width of 2
feet at intervals of 40 feet for each building face. In addition, private residential entry features
which are designed to provide individual ground floor connection to the outside are required.
The front entry is not permitted to be on the same fayade as the garage. The elevations provided
indicate that the front entry would be at a 90 degree angle from the garage door for the townhouse
units. Please see comments from EDNSP for further comment.
Building Limitation: Maximum Gross Floor Area -The CS zone limits the maximum gross floor
area of any single use, commercial or office, on a site to 65,000 square feet. The total square
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Pre-Application 03-119
Page 3 of 5
footage of the project is less than 65,000 square feet and no single use (individual building)
exceeds the maximum allowed; therefore, this proposal appears to comply with this provision.
Building Height -The CS zone permits a maximum building height of. 50 feet. District A allows a
maximum of 50 feet and District B allows a maximum building height of 35 feel. All buildings as
depicted in the submitted drawings are equal to or less than 35 feet in height and thus the project
would comply.
Building height is measured from the mid-point of a pitched roof to the average finished grade and
must be clearly indicated in the submitted plans.
Landscaping -Landscaping would be required along both street frontages, between structures,
and within common open space areas. All landscaped areas are to include an irrigation system.
In addition, parking areas exceeding 10,000 square feet in area are to provide a minimum of 5%
of the parking area in landscaping to reduce the barren appearance of the 101. All landscaped
areas must be a minimum width of 5 feet within the parking areas and include an underground
irrigation system. The proposal provides landscaped islands between every 10 to 12 continuous
parking spaces to reduce the barren appearance of the parking areas. Interior parking landscape
would be provided at a total of 2,690 sq. fl. (7.6%).
For the formal land use application, square footages should be clearly noted for each applicable
requirement and the total landscaping for the site (non-residential and residential).
Pedestrian Access -The CS zone requires a pedestrian connection from the street to the
entrances of the buildings. Pedestrian connections are shown on the pre-application submittal
drawings. The proposed connections would be from the public sidewalks on NE 4th Street and
Duvall Avenue NE to the entrances of the buildings and connect the overall site from the north
(commercial-retail) to the south (residential).
The provision of these connections must be shown and clearly noted on the formal site plan. Staff
recommends that pedestrian connections that cross internal roads are clearly designated through
painted stripes or varied materials.
Screening -Outdoor storage is not permitted in the CS zone. Outdoor loading, repair,
maintenance or work areas, if any, must be screened from adjacent or abutting residential
properties with a fence, landscaping, landscaped berm, or combination thereof. All surface-
mounted utility or mechanical equipment and rooftop equipment must be screened from public
view (RMC 4-4-095).
For the formal land use application, please identify the proposed location of mechanical
equipment, whether interior to the structure or on the rooftop, and how it would be screened.
Refuse/Recyclables -RMC 4-4-090 provides standards for refuse and recyclables. Garbage
dumpsters, refuse compactor areas and recycling collection areas must be fenced or screened.
Dumpsters are not permitted within required setback areas, as well as within 50 feet of a
residentially zoned property. Staff suggests that the applicant check with Rainier Waste
Management for approval of the location and access to the refuse and recyclable area(s}.
Dumpsters are labeled on the pre-application submittal drawing for the non-residential portion of
the project. However, no locations are identified for the residential portion. Please provide location
and screening method at the time of formal land use application.
Parking, Circulation and Loading: Parking regulations require a specific number of spaces
based on the amount of square footage dedicated to certain uses. The proposed development
would generate the following ratios:
•
•
Eating and drinking establishment-Combination sit-dawn-drive through restaurant: 1
space per 75 square feet of gross floor area.
Offices, general: A minimum of 3 and a maximum of 4.5 spaces per 1,000 square
feet of gross floor area.
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Bales Mixed Use Development -Revised
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Page 4 of 5
• Retail sales: A minimum of 4 and a maximum of 5 spaces per 1,000 square feet of
gross floor area.
• Multi-family residential: 1.75 spaces per dwelling unit.
The parking regulations specify standard stall dimensions of 9 feet by 20 feet and compact stall
dimensions of 8)h feet by 16 feet. Parallel stalls are to be 9 feet by 23 feet in size. Compact
spaces are not allowed to exceed 30% of the required spaces and 40% of the designated
employee parking. All compact stalls must be clearly designated.
An aisle width of 24 feet is required for 90 degree parking stalls and 20 feet is required for 60
degree parking stalls. Stall lengths may also be reduced by 2 feet provided there is sufficient area
to safely allow the overhang of a vehicle without protruding into required landscape areas'. Parking
must include ADA accessible spaces, for which the number of spaces in based on the total
number of stalls required.
Please note that any changes to the proposal may require other parking ratios which are to be
reviewed and addressed where applicable. It should also be noted that gross floor area is defined
as all areas excluding rest rooms, stairs, corridors, lobbies and mechanical rooms.
For the formal land use application, ADA, standard and compact spaces must be clearly labeled
and data of required vs. provided spaces given.
Loading -In the requirements for Loading Space Standards, RMC 4-4-080J, all new buildings
shall provide off-street loading space if the activity carried in the building requires deliveries to it of
people or merchandise. Loading space is in addition to required off-street parking.
Lighting: The applicant will be required to demonstrate how building, parking lot and any site
lighting would not "spill" over into adjacent properties surrounding the subject site. A detailed
lighting plan may be requested to be submitted at the time of building permits.
Lot Line Adjustment: As the subject site encompasses six (6) sep'arate parcels, staff
encourages the developer to consolidate lot lines. Past experiences have shown that buildings
constructed over several unde'rlying lot lines, may create unnecessary legal problems in the
future. The lot line consolidation process can be completed through a Lot Line Adjustment (LLA)
process, which can be reviewed simultaneously with the Administrative Site Plan Review Process.
SEPAIEnvironmental Issues: The project would require SEPA review based on the square
footage of the buildings and the number of dwelling units. The proposal would be brought to the
Environmental Review Committee for review as it is their charge to make threshold
determinations for environmental checklists.
Sensitive Areas -Based on the City's Critical Areas Maps, the site does appear to contain
wetlands. The Critical Areas maps indicate the potential for a large wetland located within the
subject site. As noted in previous pre-application comments, but reiterated within this review is the
following:
A wetland reconnaissance was provided with the pre-application materials as prepared. by
Altmann Oliver Associates for the pre-application meeting conducted in early 2003. The report
. indicated that vegetation meets the criteria of a wetland, however the soils and hydrology appear
not to meet the criteria. The reconnaissance was done in October 2002 which was the second
driest October since 1987 in the Seattle area.
A wetland consultant has been retained by the City to conduct independent secondary review of
wetland issues and reports. Staff may have the City's consultant perform a secondary review of
the site to determine the presence of potential wetlands. The cost would be paid by the City.
Additionally, if the City's consultant does determine wetlands are present. The applicant will be
required to have a wetlands report completed by a qualified wetlands biologist and submitted with
the formal land use application.
Modification Procedures: In order to consider modifications requested in conjunction with
projects located within the suburban centers residential bonus district, a project must first
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Bales Mixed Use Development -Revised
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Page 5 of 5
demonstrate superior design as well as compliance with modification criteria established
specifically for the bonus district.
Reql!,ests for modification must be submitted in writing with the formal land use application, or
prior to formal application, if desired (staff recommends addressing these issues prior to
application). The specific standard and reason for the requested modification must be provided.
It must be demonstrated that the proposed modification conforms with the intent and purpose of
the bonus district.
The modification request can be accomplished by providing City Staff with a detailed site plan and
architectural elevations depicting the proposed project. In addition, the applicant would need to
provide a project narrative with a detailed modification justification narrative, which would provide
necessary support for the proposed modifications.
Permit Requirements: All projects initiated that are over 4,000 square feet are subject to State
Environmental Policy Act (SEPA) review. All development in the CS Zone is subject to Level I Site
Plan Review. In review of the criteria to determine if a public hearing is required, the proposal is
less than the SEPA thresholds of: 1 ) 25,000 sq. ft. of nonresidential uses; 2) less than 300
parking stalls; 3) less than 10 acres; and 4) less than 100 attached/semi-attached dwelling units;
therefore, the site plan would be reviewed administratively.
The proposal would require Administrative Site Plan Review and Environmental (SEPA) Review.
Both permits would be reviewed in an estimated timeframe of 6 to 8 weeks. The application fee
for joint land use applications is full price for the most expensive permit (Site Plan at $1,000) and
half off any subsequent permits -~ of full fee for SEPA Review (Environmental Checklist) which
is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project
value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee). In addition, first class postage
($0.37) per mailing label would be required for notification to surrounding property owners.
If the proposal would include a Lot Line Adjustment, submitted concurrently with the other review
processes, the fee would be % of the full fee $225 ($450 is full price). Detailed information
regarding the land use application submittal is included in the packet. .
The applicant would also be required to apply for all applicable sign, building, electrical, plumbing
permits and other relevant permits as required by the City of Renton's Construction Services
Division. The review of these permits may occur concurrently with the review of the land use
permits, but can not be issued prior to the completion of any required appeal periods.
Fees: In addition to the applicable land use, building, construction and sign permit fees, the
following mitigation fees will be required prior to the issuance of building permits:
• A Transportation Mitigation Fee based on $75 per each new average daily trip attributable
to the project; and
• A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area
and $388.00 per multi-family unit; and
• . A Parks Mitigation Fee based on $354.51 per multi-family unit.
Additional Comments: In advance of submitting the full application package, applicants are
strongly encouraged to bring in one copy of each application material for a pre-screening to the
customer service counter to help ensure that the application is complete prior to making all
copies.
cc: Jennifer Henning
H :IDivision.sIDevelop.serlDev &plan. ing ISAFlPreApps120031 119_ Sa Ies Mixed_Revised. doc
CITY OF RENTON
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE:
TO:
FROM:
STDAFF CONTACT:
SUBJECT:
December 9,2003
Susan Fiala
JUfL/ Rebecca Lind
Don Erickson
Bales Mixed Use (Revised), NE 4th & Duvall Ave NE;
PRE 03-119
This is the third pre-application review of this site. The initial proposal included a self-service
storage unit on the larger, southern portion of the site. The second proposal included an indoor
sports arena on the southern portion of the site. The current proposal includes 36 apartment units
on the larger, southern portion of the site located in five, 3-story high, townhouse style buildings
. each with four units, and four, small two-story apartment buildings, each with four units.
The subject site is designated Center Suburban on the Comprehensive Plan Land Use Map and is
zoned Center Suburban. The southern residential portion of this development is located in the
District B Overlay zone. A copy of relevant land use policies is attached to this memorandum as
well as a copy of the last write-up for this site on May 2nd, 2003.
Analysis:
Whereas townhouse units are allowed in the Center Suburban/Center Neighborhood Residential
Overlay in District B, they are restricted to a maximum of four units per building. Apartments
that are flats are not allowed in this overlay district. As a result the 16 units in the proposed four
two-story buildings that are apartment flats, would not be allowed.
A continuing concern with this development is the proposed boulevard treatment, or lack thereof, .
along NE 4th Street, as well as the proposed landscape treatment along Duvall Avenue NE. There
has been considerable criticism of the City of late over the lack of a coordinated landscape
treatment along NE 4th Street as well as the dearth of good landscape treatment in this ~ajor
gateway corridor to residential areas to the east. As noted previously Policy LU-JJ8.3
specifically addresses "development organized around a landscaped arterial boulevard with
boulevard features and/or park like landscaping." The applicant will need to address both
perimeter and internal landscaping in detail prior to their final submittal.
·In terms of complying with Policy LU-118.6, regarding the clustering of neighborhood serving
commercial uses, the applicant appears to have complied by providing a mix of retail uses on the
northern portion of the site. The policy where the applicant appears to have the greatest challenge
is Policy LV-118.8 which prohibits garden style multi-family development in this zone.
Although some townhouse units have been provided and at-grade parking is primarily contained
in enclosed garages, the site layout and scale of development give the impression of a garden
\
Bales Mixed Use Facility, NE 4th Street & Duvall A venue SE
12/09/03
2
style development rather than a single-family detached neighborhood. The units, for example, are
not oriented to a normal street, but rather a loop access road with minimal front yards and multi-
car garages on it.
In terms of complying with the Suburban and Neighborhood Center Residential Bonus District
provisions for District B requirements for Building Design and Location (see attachment) the
current proposal does not to comply with many of these provisions. Were they permitted the rear
fa~ades of the proposed four-unit apartment buildings are not modulated. However, the five
townhouse buildings shown with balconies at the rear of these buildings do appear to meet this
criterion. Similarly, whereas the five townhouse buildings show individual residential entry
features at grade level, the four apartment buildings do not. The latter have entries at grade for
only the two lower units in each building. In terms of the maximum building length of IOO-feet,
all nine residential buildings appear to meet this provision.
In terms of building location, and creating the "appearance of a single family neighborhood" with
all street level garages facing onto the narrow internal loop road, and three-story townhouse style
buildings with their four garages per building, the resulting development looks anything like a
"single-family neighborhood." The minimallO-foot deep front yards in front of these three-story
high structures further reduce the impression of a single-family neighborhood. And in terms of
landscaped pedestrian connection(s) to the northern portion of the site with its retail stores and
services, staff notes that only a single, relatively minor, gated connection has been provided
between the two different land uses.
In terms of the location of parking, although it is nearly all enclosed within garages, the garages
themselves are not located on a different fa~ade or, at the rear of the primary structure in the case
of the townhouse structures. Clearly, the intent is that parking be located at the rear of the
primary structure. or in a detached garage, preferably with rear access. In this case virtually all
the garages have front access. .
Recommendation:
Do not support this latest revised proposal.
Prior to future submittal, the applicant must delete all non-townhouse units from their proposal
since the latter are not allowed in District B. And, if garages are to front on the internal loop
road, they need to located on a different fa<;ade than that of the main entrance to the building and
preferably at the rear of the primary structure or, in a detached garage with rear access.
The applicant should also be required to fully address the CS designation landscaping policies
and, in particular, the boulevard treatment along NE 4th Street and to a lesser extent that along
Duvall A venue NE. They also need to address landscape screening in the parking areas for the
retail portion of the site.
Attachments
cc: Don Erickson
H:\EDNSP\lnterdepartmental\Development Review\Preapps\Comments\CS\Bales Mixed-use Comm1-Residential.doc\d
Relevant Comprehensive Plan Land Use Policies:
Residential Policies:
Policy LU-ll. Future residential growth should be accommodated through:
h. development of vacant parcels in Renton's established neighborhoods;
Policy LU-9S. Allow stand alone residential development of various types and urban densities in
portions of Centers not conducive to commercial development.
Center Suburban Policies:
Policy LV-IIS.3. Provide a medium intensity of development organized around a landscaped
arterial boulevard with boulevard features and/or park like landscaping.
Policy LV-llS.4. Design parking lots to include pedestrian connections to store entries.
Policy LU-llS.5. Design parking lots to include both perimeter and interior landscaping to
reduce the visual effects of expanses of impervious surface.
Policy LU-llS.6. Promote the clustering of neighborhood serving commercial uses.
Policy LU-llS.S. Prohibit new garden style multi-family development with surface parking.
Townhouse development which includes parking within structures is the preferred form of multi-
family development.
Suburban and Neighborhood Center Residential Bonus District Regulations:
Building Design:
1) Variation or modulation of vertical and horizontal fac;ades is required at a minimum of 2 feet
at an interval of a minimum of 40 feet on a building face.
2) Private residential entry features which are designed to provide individual ground floor
connections to the outside are required.
3) The maximum building length of a building shall be 100 feet, except for retirement
residences.
Building Location:
• The relationship of the dwelling, parking and street shall create the appearance of a single
family neighborhood.
• Residential units and any associated commercial development within an overall development
shall be connected through organization of roads, blocks, yards, central places, pedestrian
linkages and amenity features.
• Front facades of structures shall address the public street, private street or court by providing
a landscaped pedestrian connection, and an entry feature facing the front yard.
H:\EDNSP\lnterdepartmental\Development Review\Preapps\Commen"ts\CS\Bales Mixed-use Comml-Residential.doc\d
Bales Mixed Use Facility, NE 4th Street & Duvall Avenue SE
12/09/03
Parking Location:
• Must be within an enclosed structure (detached or attached garage). Garage must be located
on a different fa~ade from the main entry of the building.
• The required .25 guest paces per attached residential units may be surface parking. No more
than 6 stalls may be consecutively cluster without an intervening landscaped area of
minimum of 5 feet in width by the length of the stall.
• Surface parking not allowed with the fIrst 30-feet on any street frontage.
• Parking must be located to the rear of the primary structure or in a detached garage with rear
access.
H:\EDNSP\lnterdepartmental\Development Review\Preapps\Cornmeots\CS\Bales Mixed-use Comml-Residential.doc\d
4
CITY OF RENTON
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE:
TO:
FROM:
STAFF CONTACT:
SUBJECT:
Susan Fiala
Rebecca Lind
Don Erickson
Bales Mixed Use Facility, NE 4th Street & Duvall A venue NE;
PRE 03-047
Staff reviewed a similar application for this site in August, 2002 from the same applicant (see
attachment). Many of the components of this latest proposal are similar to the applicant's earlier
proposal. The size of the westernmost building fronting on NE 4th Street has not changed
however the eastern building fronting on NE 4th Street is now a two-story 11,400 square foot
. building, replacing what previously was proposed to be a one-story 6,720 square foot building.
The two southern buildings in the previous scheme included 8,520 square feet of commercial in
one building and 50,866 square feet of practice soccer fields, in-line hockey and lacrosse in the
other building. The current proposal is for a single 52,500 square foot building on the southern
portion of the site. Its front portion would contain 19,444 square feet ·of commercial sports
related uses in a two story section, including a second floor observation deck overlooking the rear
high ceiling, one-story, portion containing two soccerllacrosse fields and a combination
basketball/volley ball court.
Analysis:
In our last analysis staff stated (see August 23, 2002 memorandum, attached):
1. In order to meet the intent of Policy LU-J18.3 regarding organizing development "around a
landscaped boulevard with boulevard features and/or park like landscaping" additional efforts
are necessary. These might include an increased landscaped setback along NE 4th Street as
well as Duvall A venue NE.
2. Whereas the parking areas appear to have both interior and perimeter landscaping pedestrian
connections, such as r~ised crosswalks are not apparent on the eastern half of the
development (Policy LU-'118.4). Similarly, it is too difficult tell at this preliminary stage
whether both perimeter and interior landscaping will be adequate to "reduce the visual effects
of expanses of impervious surfaces" (Policy LU-118.5).
3. Staff note that the east fa~ade of Building #4 (nearly 300' in length) will be highly visible
from Duvall A venue NE and should be modulated or otherwise treated in a creative
architectural manner to reduce its visual impact on Duvall A venue NE, a community arterial
(Policy LU-3J3).
J Bales Mixed Use Development, Scheme No.3
12/08/03
2
Whereas the overall architectural treatment of this proposal is quite good with decorative roof and
fenestration treatments, the use of arbors to breakup large unarticulated horizontal surfaces, etc.
none of staff's previous concerns relating to the landscaping and pedestrian circulation have been
addressed. Neither issues 1 or 2 above are addressed in this third pre-application. The applicant
apparently has not provided a landscaping plan with this latest submittal.
Recommendation:
Do not support this application until the applicant submits sufficient information showing how
they are addressing Policies LU-1I8.3, LU-1I8A, and LU-1I8.5.
Attachment
cc: Don Erickson
H:\EDNSP\Interdepartmental\Development Review\Preapps\Comments\CS\Bales Mixed Use Devel Scheme #2.doc\d
• •
Return after recording to:
George Bales
P.O. Box 3015
Renton, W A 98056
DECLARATION OF RESTRICTIVE COVENANT~
Grantors: Bales, George H., Bales, George J., Bales, Kim J!
Bales Limited Partnership
Bales Self-Storage Partnership
LEGAL DESCRIPTION: Por. N.W. 1'4 NE Y4; NW Y4, Section 15, TWP 23N, R 5 EWM I I
Tax Account Nos.
I
[X] Additional Legal is on Exhibit "A" of docun)ent.
I
i
152305-9094-09; 152305-9102-09; 152305-9031-05
152305-9071-06; 152305-9034-02; 152305-9036-00 I
!
I Whereas the Grantors(s), Owner(s) of said described property, desire to impose the I following restrictive covenants running
following described real property:
with the land as to use, present and future of the
!
I
I
See attached Exhibit "A" for legal descriptions. I
NOW THEREFORE, the aforesaid Owner(s) hereby establisJ, grant and impose
restrictions and covenants running with the land hereto attached described in Exhibit "A" with I respect to the use by the undersigned, their successors, heirs, and assigns as rollows:
I
I Installation of Off-site Improvements: The owner(s) of the above described
property, their successors, heirs and assigns, hereby agree and covenant tol participate in, sign a I .
petition in support of, and accept any future Local Improvement district CUD) or city initiated
proposal, and pay their fair share therefore, for the purposes of providing ithe necessary off-site
improvements required by the Renton Subdivision Ordinance. Said improyements shall include
but may not be limited to the installation of curbs, gutters, sidewalks and street paving. These
covenants are imposed in lieu of Section 9-1105(6) of Title IX of Ordinanc+ #1628 of the City of
Renton. I
DEVELOPMENT PLANNING CITY OF RENTON
FEB 20 2004
RECEIVED
I ,
.)
.. ,
Duration: These covenants shall run with the land. If at any time improvements are
installed pursuant to these covenants, the portion of the covenants pert~ining to the specific
installed improvements as required by the Ordinances of the City of Rebton, shall terminate
without necessity of further documentation; provided however, owner(s)! reserve the right to
:-~~~:.llY extinguish this document in the event owner(s) abandon de~elopment of the real
I
Any violation or breach of these restrictive covenants may be enf6rced by proper legal
procedures in the Superior Court of King County by either the City of R~nton or any property
owners adjoining subject property who are adversely affected by said breacn.
I
All lots within the described short plat shall be required to particip~te equally in off-site
improvments required by this covenant. I
i .~ i '('"1 -200 '
Bales S~lf~. rag~1rt.nneerrss~hi
By,' ~"
George H. Bales, General Partner
STATE OF WASHINGTON)
)
COUNTY OF KING )
SS
I
Bales-Limi!!?l Partne~ bY"~~"=-
George . Bales, Tnlstee of the Bales
I Management Trust of July 18, 1995,
General Partner for BAtES LIMITED
PAR TNERSHIP regist~red with the
State of Washington oJ August 1, 1996.
I !
I I certify that I know or have satisfactory evid~nce that GEORGE H.
BALES, GEORGE J. BALES and KIM 1. BALES, his wife, are the persons who appeared
before me, and said persons acknowledged that they signed this instrument and acknowledged it
to be their free and voluntary act for the uses and purposes mentioned in thel instrument
I
February 20of.
,? :
Subscribed and sworn to before me this dO ~
(
Notary Public in and dr e State of
Washington, residing at Issaquah.
I Printed Name: RhondaiRoberts
My commission expires 1-30-2006
STATE OF WASHINGTON
COUNTY OF KING
)
)
)
SS
On this day personally appeared bef6re me GEORGE H.
BALES, to me known to be the General Partner for BALES SELF STORAGE-PARTNERHSIP
described in and who executed the within and foregoing instrument, and acknowledged that he
I
signed the same on behalf of the Partnership and as his free and voluntary; act and deed, for the
uses and purposes therein mentioned.
GIVEN under my hlmci,and official seal this 7"'"'----='---T ~\\\mrr It,,/ (" ~"\\Qp.. L RO'III/. " ~O~·;,,\ss"o:.;·~~~ " ~ ~ • ·o~ ~-t.'.1> ~ "",,-~I-4<-L...S<=~oL-I--l~-tb,L-..l<:J<.------>"--§cr::~v JAN '%,".~~ No ary Public in and for the State of -*.~ tn. -W h' 'd' I ah ::: 30 (f> : *:: as mgton, res! mg at ssaqu .
-.,.:, 200'" • -. ~ '.~ o,s: ~ Pnnted Name: Rhonda Roberts ,.. 1,.."(;1", § . ....' ~ 0;..9-. WASY:~~.·~CJ~ My comrriission expires 1-30-2006 ~.I. '~b'" ",\CO'v ~~ '/111 .. v pv \\\\
STATE OF WASHINGTefflJll\\\\\ )
) SS
COUNTY OF KING )
On this day personally appeared before me GEORGE H.
BALES, to me known to be the Trustee of the Bales Management Trust of July 18, 1995, General
Partner for BALES LIMITED PARTNERSHIP registered with the State of Washington on
August 1, 1996 described in and who executed the within and foreg9ing instrument, and
acknowledged that he signed the same on behalf of the BALES MANAGEMENT TRUST and as
his free and voluntary act and deed, for the uses and purposes therein mentioned.
,
GIVEN under my hand and official seal this -¥-,,,,---7'
Notary Public in and for die State of
Washington, residing at Issaquah.
Printed Name: Rhonda Roberts
My commission expires 1-30-2006
! .. ~,
i
.. ·t
I i , , , :
PARCEL A:
PARCEL B:
PARCEL C:
PARCEL D:
EXHIBIT A
DECLARATION OF RESTRICTIVE COVENANTS
BALES, GEORGE H., GEORGE J. & KIM J.
BALES LIMITED PARTNERSHIP
BALES SELF-STORAGE PARTNERSHIP
The West 100 feet of the East Half of the North Half of the
Northwest Quarter of the Northeast Quarter of the Northwest
Quarter of Section 15, Township 23 North,: Range 5 East,
W.M., in King County, Washington; Except the North 42 feet
conveyed to King County for Southeast 128th Street by deed
recorded under Recording No. 5831773.
Tax Account No.: 152305-9094-09
The East 50 feet of the West 150 feet of the: East Half of the
North Half of the Northwest Quarter of the Northeast Quarter
of the Northwest quarter of Section 15, Township 23 North,
Range 5 East, W.M., in King county, Washington;
Except the North 42 feet conveyed to King County for
Southeast 128th Street by deed recorded under Recording
No. 5831773.
Tax Account No.: 152305-9102-09
The East half of the North Half of the Northwest Quarter of
the Northeast Quarter of the Northwest Quarter of Section
15, Township 23 North, Range 5 East, W.M., in King County,
Washington;
Except the West 150 feet thereof;
And Except the North 180 feet thereof;
And Except any portion thereof lying within 138th Avenue
Southeast.
Tax Account No.: 152305-9031-05
The East 80 feet of the Northwest Quarter of the Northwest
Quarter of the Northeast Quarter of the Northwest Quarter of
Section 15, Township 23 North, Range 5 East, W.M., in King
County, Washington; .
Except that portion thereof for Southeast 128th Street, as
condemned by King County Superior Court Cause No.
632233.
Tax Account No.: 152305-9071-06
PARCEL E:
PARCEL F:
The North Half of the Southeast Quarter of the Northwest
Quarter of the Northeast Quarter of the Northwest Quarter of
Section 15, Township 23 North, Range 5 East, W.M., in King
County, Washington;!
Except the East 20 feet thereof.
Tax Account No.: 152305-9034-02
The South Half of the South Half of the Northwest Quarter of
the Northeast Quarter of the Northwest Quarter of Section
15, Township 23 North, Range 5 East, W.M., in King County,
Washington;
Except that portion lying within 138th Avenue Southeast (now
known as Duvall Avenue Northeast.)
Tax Account No.: 152305-9036-00
· . /
Form No. 14
Subdivision Guarantee
Issued by
arantee No.: NCS-S29S2-WAI
Arst American Title Insurance Company
2101 Fourth Avenue, Suite 800, Seattle, WA 98121
Title Officer: Mike Cooper
Phone: (206) 728-0400
FAX: (206) 448-6348
EN1 PLANNING DeV~~~F RENTON
FEB 2 0 2004
RECEiVED
First American Title
Form No. 14
Subdivision Guarantee (4-10-75)
,arantee No.: NCS-S29S2-WAl
Page No.: 1
liABIliTY
FEE
First American Title Insurance Company
$
$
National Commercial Services
2101 Fourth Avenue, Suite 800, Seattle, WA 98121
(206) 728-0400 -FAX (206) 448-6348
SUBDIVISION GUARANTEE
3,000.00 ORDER NO.:
500.00 TAX $ 44.00 YOUR REF.:
First American Title Insurance Company
a Corporation, herein called the Company
NCS-S29S2-WAl
Subject to the Liability Exclusions and Limitations set forth below and in Schedule A.
GUARANTEES
Bales Limited Partnership
herein called the Assured, against loss not exceeding the liability amount stated above which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
liABIliTY EXCLUSIONS AND liMITATIONS
1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of
any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the
Assured because of reliance upon the assurance herein set forth, but in no event shall the
Company's liability exceed the liability amount set forth above.
3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence
as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W.,
and the local regulations and ordinances adopted pursuant to said statute. It is not to be used
as a basis for closing any transaction affecting title to said property.
Dated: October 08, 2003 at 7:30 A.M.
First American Title
Form No. 14
Subdivision Guarantee (4-10-75)
SCHEDULE A
The assurances referred to on the face page are:
A. Title is vested in:
.arantee No.: NCS-S29S2-WAl
Page No.: 2
George H. Bales, as his separate estate, and George J. Bales and Kim J. Bales, husband and wife,
all as to Parcels A, B, and C; Bales Limited Partnership, a Washington Limited Partnership as to
Parcel D; and in Bales Self-Storage Partnership, a Washington General Partnership as to Parcels E
and F
B. That according to the Company's title plant records relative to the following described real
property (including those records maintained and indexed by name), there are no other
documents affecting title to said real property or any porition thereof, other than those shown
below under Record Matters.
The following matters are excluded from the coverage of this Guarantee:
1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the
issuance thereof.
2. Water rights, claims or title to water.
3. Tax Deeds to the State of Washington.
4. Documents pertaining to mineral estates.
DESCRIPTION:
Parcel A:
The West 100 feet of the East Half of the North Half of the Northwest Quarter of the Northeast
Quarter of the Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M., in King
County, Washington;
Except the North 42 feet conveyed to King County for Southeast 128th Street by deed recorded
under Recording No. 5831773.
Parcel B:
The East 50 feet of the West 150 feet of the East Half of the North Half of the Northwest Quarter
of the Northeast Quarter of the Northwest quarter of Section 15, Township 23 North, Range 5
East, W.M., in King County, Washington;
Except the North 42 feet conveyed to King County for Southeast 128th Street by deed recorded
under Recording No. 5831773.
Parcel C:
The East Half of the North Half of the Northwest Quarter of the Northeast Quarter of the
Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County,
Washington;
Except the West 150 feet thereof;
And Except the North 180 feet thereof;
And Except any portion thereof lying within 138th Avenue Southeast.
First American Title
Form No. 14
Subdivision Guarantee (4-10-75)
Parcel D:
Jarantee No.: NCS-52952-WAl
Page No.: 3
The East 80 feet of the Northwest Quarter of the Northwest Quarter of the Northeast Quarter of
the Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County,
Washington;
Except that portion thereof for Southeast 128th Street, as condemned by King County Superior
Court Cause No. 632233.
Parcel E:
The North Half of the Southeast Quarter of the Northwest Quarter of the Northeast Quarter of
the Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County,
Washington;
Except the East 20 feet thereof.
Parcel F:
The South Half of the South Half of the Northwest Quarter of the Northeast Quarter of the
Northwest Quarter of Section 15, Township 23 North, Range 5 East, W.M., in King County,
Washington;
Except that portion lying within 138th Avenue Southeast (now known as Duvall Avenue
Northeast. )
APN: 152305-9094-09
APN: 152305-9102-09
APN: 152305-9031-05
APN: 152305-9071-06
APN: 152305-9034-02
APN: 152305-9036-00
First American Title
Form No. 14
Subdivision Guarantee (4-10-75)
RECORD MA TIERS:
1. General Taxes for the year 2003 .
Tax Account No.: 152305-9094-09
Amount Billed: $ 1,827.56
Amount Paid: $ 913.78
Amount Due: $ 913.78
Assessed Land Value: $ 132,000.00
Assessed Improvement Value: $ 32,000.00
(Affects Parcel No. A)
2. General Taxes for the year 2003 .
Tax Account No.: 152305-9102-09
Amount Billed: $ 1,603.18
Amount Paid: $ 801.59
Amount Due: $ 801.59
Assessed Land Value: $ 143,800.00
Assessed Improvement Value: $ 0.00
(Affects Parcel No. B)
3. General Taxes for the year 2003 .
4.
Tax Account No.: 152305-9031-05
Amount Billed: $ 2,552.61
Amount Paid: $ 1,276.31
Amount Due: $ 1,276.30
Assessed Land Value: $ 229,300.00
Assessed Improvement Value: $ 0.00
(Affects Parcel No. C)
General Taxes for the year 2003 .
Tax Account No.: 152305-9071-06
Amount Billed: $ 3,905.02
Amount Paid: $ 1,952.51
Amount Due: $ 1,952.51
Assessed Land Value: $ 253,200.00
Assessed Improvement Value: $ 97,900.00
(Affects Parcel No. D)
First American Title
Jarantee No.: NCS-S29S2-WAl
Page No.: 4
Form No. 14
Subdivision Guarantee (4-10-75)
Jarantee No.: NCS-S29S2-WAl
Page No.: 5
5. General Taxes for the year 2003 .
Tax Account No.: 152305-9034-02
Amount Billed: $ 1,667.81
Amount Paid: $ 833.91
Amount Due: $ 833.90
Assessed Land Value: $ 97,000.00
Assessed Improvement Value: $ 52,000.00
(Affects Parcel No. E)
6. General Taxes for the year 2003 .
Tax Account No.: 152305-9036-00
Amount Billed: $ 1,088.06
Amount Paid: $ 544.03
Amount Due: $ 544.03
Assessed Land Value: $ 97,000.00
Assessed Improvement Value: $ 0.00
(Affects Parcel No. F)
7. Facility Charges, if any, including but not limited to hook-up, or connection charges and
latecomer charges for water or sewer facilities of City of Renton as disclosed by instrument
recorded under recording no. 9606210966.
(Affects Parcel No. B, C and F)
8. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor:
Grantee/Beneficiary:
Trustee:
Amount:
Recorded:
Recording Information:
(Affects Parcel No. C)
George H. Bales, as unmarried man, as his separate estate, and
George J. Bales and Kim J. Bales, husband and wife
Waldo C. Downing and Judith A. Downing
Old Republic National Title
$68,500.00
09/15/1997
9709151619
First American Title
Form No. 14
Subdivision Guarantee (4-10-75)
.Jarantee No.: NCS-S29S2-WAl
Page No.: 6
9. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor:
Grantee/Beneficiary:
Trustee:
Amount:
Recorded:
Recording Information:
(Affects Parcel No. E)
Bales Self Storage Partnership, a Washington Partnership
Frontier Bank
Pacific Northwest Title Company of Washington, Inc.
$97,585.48
08/02/2002
20020802000192
10. Terms, conditions, provisions and stipulations of the Partnership Agreement of Bales Self
Storage Partnership, a Washington general partnership. A copy of the current agreement
and any amendments must be submitted prior to closing. Any conveyance or encumbrance of
the Partnership property must be executed by all of the General Partners.
11. Terms, conditions, provisions and stipulations of the Partnership Agreement of Bales Limited
Partnership, a Washington limited partnership. A copy of the current agreement and all
amendments must be submitted prior to closing. Any conveyance or encumbrance of the
. Partnership property must be executed by all of the General Partners.
Note: If the proposed transaction involves a sale of all or substantially all of the Partnership's
assets the written consent of all of the Limited Partners should be submitted, prior to closing.
12. Reservations and exceptions, including the terms and conditions thereof:
Reserving:
Reserved By:
Recorded:
Recording Information:
minerals
Northern Pacific Railway Company
June 20, 1900
192430
13. Right to make necessary slopes for cuts or fills upon said premises for Southeast 128th Street as
granted by deed recorded July 21, 1964 under recording no. 5764184.
(Affects Parcel No. A and B)
14. Right of King County to make necessary slopes for cuts or fills upon said premises for Southeast
128th Street, acquired by condemnation decree entered in King County Superior Court Cause No.
632233
(Affects Parcel No. D)
15. A document entitled ''Temporary Water Service Agreement", executed by and between James B.
Scappini and Renton Water Department recorded August 5, 1983, as instrument no. 8308050571
of Official Records.
(Affects Parcel No. E)
First American Title
Form No. 14
Subdivision Guarantee (4-10-75)
Jarantee No.: NCS-S29S2-WAl
Page No.: 7
16. The terms and provisions contained in the document entitled "Covenant to Annex to the City of
Renton" recorded August 5, 1983 as 8308050572 of Official Records.
(Affects Parcel No. E)
17. Covenants, conditions, restrictions and/or easements:
Recorded: September 26, 1985
Recording No.: 8509260631
(Affects Parcel No. C)
18. Covenants, conditions, restrictions and/or easements:
Recorded: September 26, 1985
Recording No.: 8509260634
(Affects Parcel No. D)
Note: The Renton City Council authorized removal of Condition NO.6 of said Declaration by
instrument recorded under King County Recording No. 9808170151.
19. Easement, including terms and provisions contained therein:
Recording Information: 9208312498
For:
Affects:
ingress, egress and utilities
Parcel D and other property
Document(s) declaring modifications thereof recorded December 11, 1992 as 9212112187 of
Official Records.
A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment
or policy. It is furnished solely for the purpose of assisting in locating the premises and First
American expressly disclaims any liability which may result from reliance made upon it.
First American Title
NOTICE
This Sketch is furnished as. a courtesy only by First American Trtle
Imtuance Company and it is NOT a part of any title commitment
or policy of title insurauce.
This Sketch is fumished solely for the purpose of assisting in
locating the premises and does not purport 10 show all higbwa:ys.
roads, or easements affeding the propezty. No reliance should be
placed upon this sketcll for the location O£ dimensions of the
property and no JiabiIity is assumed for the correctness thaeot:
~ 0 Pr' 'I;
~ t .... .: ~ ~
~ raO 1\
WI'
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ct~;,~,"
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oS
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lot I
lAo1
ORDER NO. S~ 9.6;;/ -/~
SUBDIVISION ~
REC NO.NOL.&PG. -="..--____ _
QTRLZ(W SEC I ~ TWP..li RNG S-
')-'" ".f!
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.
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_. __ .. _-------.-
Form No. 14
Subdivision Guarantee (4-10-75)
.Jarantee No.: NCS-S29S2-WAl
Page No.: 8
SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE
1. Except to the extent that specific assurance are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following:
(a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records.
(b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes
or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public
records.
(c) (1) Unpatented mining claims; (2) reservations or exceptions In patents or in Acts authorizing the Issuance thereof; (3) water rights, claims or title to water, whether
or not the matters excluded under (1), (2) or (3) are shown by the public records.
2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the
following:
(a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the deSCription set
forth in Schedule (A), (C) or In Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein
vaUlts, tunnels, ramps, or any structure or Improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth
in said description.
(b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by
one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial
proceeding which is within the scope and purpose of the assurances provided.
(c) The Identity of any party shown or referred to in Schedule A.
(d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee.
GUARANTEE CONDITIONS AND STIPULATIONS
1. Definition of Terms.
The following terms when used in the Guarantee mean:
(a) the "Assured": the party or parties named as the Assured in this Guarantee, or
on a supplemental writing executed by the Company.
(b) "land": the land described or referred to in Schedule (A) (C) or in Part 2, and
improvements affixed thereto which by law constitute real property. The term "land"
does not include any property beyond the lines of the area described or referred to in
Schedule (A) (C) or in Part 2, nor any right, title, interest, estate or easement in
abutting streets, roads, avenues, alleys, lanes, ways or waterways.
(c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument.
(d) "public records" : records established under state statutes at Date of
Guarantee for the purpose of imparting constructive notice of matters relating to real
property to purchasers for value and without knowledge.
(e) "date": the effective date.
2. Notice of Claim to be Given by Assured Claimant.
An Assured shall notify the Company promptly in writing in case knowledge shall
come to an Assured hereunder of any claim of title or interest which is adverse to the
title to the estate or interest, as stated herein, and which might cause loss or damage
for which the Company may be liable by virtue of this Guarantee. If prompt notice
shall not be given to the Company, then all liability of the Company shall terminate
with regard to the matter or matters for which prompt notice is required; provided,
however, that failure to notify the Company shall in no case prejudice the rights of
any Assured under this Guarantee unless the Company shall be prejudiced by the
failure and then only to the extent of the prejudice.
3. No Duty to Defend or Prosecute.
The Company shall have no duty to defend or prosecute any action or proceeding to
which the Assured is a party, notwithstanding the nature of any allegation in such
action or proceeding.
4. Company's Option to Defend or Prosecute Actions; Duty of Assured
Claimant to Cooperate.
Even though the Company has no duty to defend or prosecute as set forth in
Paragraph 3 above:
(a) The Company shall have the right, at its sole option and cost, to institute and
prosecute any action or proceeding, interpose a defense, as limited in (b), or to do
any other act which in its opinion may be necessary or desirable to establish the title
to the estate or interest as stated herein, or to establish the lien rights of the
Assured, or to prevent or reduce loss or damage to the Assured. The Company may
take any appropriate action under the terms of this Guarantee, whether or not it shall
be liable hereunder, and shall not thereby concede liability or waive any provision of
this Guarantee. If the Company shall exercise its rights under this paragraph, it shall
do so diligently.
(b) If the Company elects to exercise its options as stated in Paragraph 4(a) the
Company shall have the right to select counsel of its choice (subject to the right of
such Assured to object for reasonable cause) to represent the Assured and shall not
be liable for and will not pay the fees of any other counsel, nor will the Company pay
any fees, costs or expenses incurred by an Assured in the defense of those causes of
action which allege matters not covered by this Guarantee.
(c) Whenever the Company shall have brought an action or interposed a defense
as permitted by the provisions of this Guarantee, the Company may pursue any
litigation to final determination by a court of competent jurisdiction and expressly
reserves the right, In its sole discretion, to appeal from an adverse judgment or order.
(d) In all cases where this Guarantee permits the Company to prosecute or
provide for the defense of any action or proceeding, an Assured shall secure to the
Company the right to so prosecute or provide for the defense of any action or
proceeding, and all appeals therein, and permit the Company to use, at its option, the
name of such Assured for this purpose. Whenever requested by the Company, an
Assured, at the Company's expense, shall give the Company all reasonable aid in any
action or proceeding, securing evidence, obtaining witnesses, prosecuting or
defending the action or lawful act which in the opinion of the Company may be
necessary or deSirable to establish the title to the estate or interest as stated herein,
or to establish the lien rights of the Assured. If the Company is prejudiced by the
failure of the Assured to fum Ish the required cooperation, the Company's obligations
to the Assured under the Guarantee shall terminate. .
5. Proof of Loss or Damage.
In addition to and after the notices required under Section 2 of these Conditions and
Stipulations have been provided to the Company, a proof of loss or damage signed
and sworn to by the Assured shall be furnished to the Company within ninety (90)
days after the Assured shall ascertain the facts giving rise to the loss or damage. The
proof of loss or damage shall describe the matters covered by this Guarantee which
constitute the basis of loss or damage and shall state, to the extent pOSSible, the
basis of calculating the amount of the loss or damage. If the Company is prejudiced
by the failure of the Assured to provide the required proof of loss or damage, the
Company's obligation to such Assured under the Guarantee shall terminate. In
addition, the Assured may reasonably be required to submit to examination under
oath by any authorized representative of the Company and shall produce for
examination, inspection and copying, at such reasonable times and places as may be
designated by any authorized representative of the Company, all records, books,
ledgers, checks, correspondence and memoranda, whether bearing a date before or
after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if
requested by any authorized representative of the Company, the Assured shall grant
its permiSSion, in writing, for any authorized representative of the Company to
examine, inspect and copy all records, books, ledgers, checks, correspondence and
memoranda in the custody or control of a third party, which reasonably pertain to the
Loss or Damage. All information designated as confidential by the Assured provided
to the Company, pursuant to this Section shall not be disclosed to others unless, In
the reasonable judgment of the Company, it is necessary in the administration of the
claim. Failure of the Assured to submit for examination under oath, produce other
reasonably requested information or grant permission to secure reasonably necessary
information from third parties as required in the above paragraph, unless prohibited
by law or governmental regulation, shall terminate any liability of the Company under
this Guarantee to the Assured for that claim.
Form No. 1282 (Rev. 12/15/95)
First American Title
6. Options to Payor Otherwise Settle Claims: Term... ..on of Liability.
In case of a claim under this Guarantee, the Company shall have the following
additional options:
(a) To Payor Tender Payment of the Amount of liability or to Purchase the
Indebtedness.
The Company shall have the option to payor settle or compromise for or In the name
of the Assured any claim which could result in loss to the Assured within the coverage
of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is
issued for the benefit of a holder of a mortgage or a lienholder, the Company shall
have the option to purchase the indebtedness secured by said mortgage or said lien
for the amount owing thereon, together with any costs, reasonable attorneys' fees and
expenses incurred by the Assured claimant which were authorized by the Company up
to the time of purchase.
Such purchase, payment or tender of payment of the full amount of the Guarantee
shall terminate all liability of the Company hereunder. In the event after notice of
claim has been given to the Company by the Assured the Company offers to purchase
said indebtedness, the owner of such indebtedness shall transfer and assign said
indebtedness, together with any collateral security, to the Company upon payment of
the purchase price.
Upon the exercise by the Company of the option provided for in Paragraph (a) the
Company's obligation to the Assured under this Guarantee for the claimed loss or
damage, other than to make the payment required in that paragraph, shall terminate,
including any obligation to continue the defense or prosecution of any litigation for
which the Company has exercised its options under Paragraph 4, and the Guarantee
shall be surrendered to the Company for cancellation.
(b) To Payor Otherwise Settle With Parties Other Than the Assured or With the
Assured Claimant
To payor otherwise settle with other parties for or in the name of an Assured claimant
any claim Assured against under this Guarantee, together with any costs, attomeys'
fees and expenses incurred by the Assured claimant which were authorized by the
Company up to the time of payment and which the Company is obligated to pay.
Upon the exercise by the Company of the option provided for in Paragraph (b) the
Company's obligation to the Assured under this Guarantee for the claimed loss or
damage, other than to make the payment required in that paragraph, shall terminate,
including any obligation to continue the defense or prosecution of any litigation for
which the Company has exercised its options under Paragraph 4.
7. Oetermination and Extent of Liability.
This Guarantee is a contract of Indemnity against actual monetary loss or damage
sustained or incurred by the Assured claimant who has suffered loss or damage by
reason of reliance upon the assurances set forth in this Guarantee and only to the
extent herein described, and subject to the Exclusions From Coverage of This
Guarantee.
The Liability of the Company under this Guarantee to the Assured shall not exceed the
least of:
(a) the amount of liability stated in Schedule A or in Part 2;
(b) the amount of the unpaid principal indebtedness secured by the mortgage of an
Assured mortgagee, as limited or provided under Section 6 of these Conditions and
Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the
time the loss or damage Assured against by this Guarantee occurs, together with
interest thereon; or
(c) the difference between the value of the estate or interest covered hereby as
stated herein and the value of the estate or interest subject to .any defect, lien or
encumbrance Assured against by this Guarantee.
S. Limitation of Liability.
(a) If the Company establishes the title, or removes the alleged defect, lien or
encumbrance, or cures any other matter Assured against by this Guarantee in a
reasonably diligent manner by any method, including litigation and the completion of
any appeals therefrom, it shall have fully performed its obligations with respect to that
matter and shall not be liable for any loss or damage caused thereby.
(b) In the event of any litigation by the Company or with the Company's consent,
the Company shall have no liability for loss or damage until there has been a final
determination by a court of competent jurisdiction, and disposition of all appeals
therefrom, adverse to the titie, as stated herein.
(c) The Company shall not L .ole for loss or damage to any Assured for liability
voluntarily assumed by the Assured in settling any claim or suit without the
prior written consent of the Company.
9. Reduction of Liability or Termination of Liability.
All payments under this Guarantee, except payments made for costs, attorneys' fees
and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto.
10. Payment of Loss.
(a) No payment shall be made without producing this Guarantee for endorsement
of the payment unless the Guarantee has been lost or destroyed, in which case proof
of loss or destruction shall be furnished to the satisfaction of the Company.
(b) When liability and the extent of loss or damage has been definitely fixed in
accordance with these Conditions and Stipulations, the loss or damage shall be
payable within thirty (30) days thereafter.
11. Subrogation Upon Payment or Settlement.
Whenever the Company shall have settled and paid a claim under this Guarantee, all
right of subrogation shall vest in the Company unaffected by any act of the Assured
claimant
The Company shall be subrogated to and be entitled to all rights and remedies which
the Assured would have had against any person or property in respect to the claim had
this Guarantee not been Issued. If requested by the Company, the Assured shall
transfer to the Company all rights and remedies against any person or property
necessary in order to perfect this right of subrogation. The Assured shall permit the
Company to sue, compromise or settle in the name of the Assured and to use the·
name of the Assured In any transaction or litigation involving these rights or remedies.
If a payment on account of a claim does not fully cover the loss of the Assured the
Company shall be subrogated to all rights and remedies of the Assured after the
Assured shall have recovered its principal, interest, and costs of collection.
12. Arbitration.
Unless prohibited by applicable law, either the Company or the Assured may demand
arbitration pursuant to the litle Insurance Arbitration Rules of the American Arbitration
Association. Arbitrable matters may include, but are not limited to, any controversy or
claim between the Company and the Assured arising out of or relating to this
Guarantee, any service of the Company in connection with its issuance or the breach
of a Guarantee provision or other obligation. All arbitrable matters when the Amount
of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company
or the Assured. All arbitrable matters when the amount of liability is in excess of
$1,000,000 shall be arbitrated only when agreed to by both the Company and the
Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties.
The award may Include attorneys' fees only if the laws of the state in which the land is
located permits a court to award attorneys' fees to a prevailing party. Judgment upon
the award rendered by the Arbitrator(s) may be entered in any court having
jurisdiction thereof.
The law of the situs of the land shall apply to an arbitration under the Title Insurance
Arbitration Rules.
A copy of the Rules may be obtained from the Company upon request.
13. Liability Limited to This Guarantee; Guarantee Entire Contract.
(a) This Guarantee together with all endorsements, if any, attached hereto by the
Company is the entire Guarantee and contract between the Assured and the
Company. In interpreting any provision of this Guarantee, this Guarantee shall be
construed as a whole.
(b) Any claim of loss or damage, whether or not based on negligence, or any action
asserting such claim, shall be restricted to this Guarantee.
(c) No amendment of or endorsement to this Guarantee can be made except by a
writing endorsed hereon or attached hereto signed by either the PreSident, a Vice
President, the Secretary, an AsSistant Secretary, or validating officer or authorized
Signatory of the Company.
14. Notices, Where Sent.
All notices required to be given the Company and any statement in writing required to
be furnished the Company shall include the number of this Guarantee and shall be
addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707.
Form No. 1282 (Rev. 12/15/95)
First American Title
First American Title Insurance Company
COPIES OF DOCUMENTS
DEVELOPMENT PLANNING CITY OF RENTON
FEB 20 2004
RECEIVED
ORDER NO.: ~.29.s-2-
NOTICE
This Sketch is furnished as. a cour1esy only by FIrSt American Trtle
Insurance Company and it is NOT a part of any title COIIIIDitment
or policy of title insurance.
This Sketch is fumished solely for the purpose of assisting in
JocatiDg the premises and does not purport to show all highways,
roads. or easements affecting the property. No.reliance should be
placed upon 1bis sketch for the location or dimensions of the
property and no 1iability is assumed for the correctness th«eo[
~ 0 Pr' 'I,;:
i ~ ,.: .: 1\ ~
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ORDER NO. 5~ 9.6;:/ -r;<...,
SUBDIVISION At0: .~ ;
REC NO.NOL.&PG. -::::::===--_____ _ QT~ SEC jr TWP ~ RNG S-N
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AFTER RECORDING MAIL TO;
NMIe Old Republic T1IIe 8fId e.auw
Adell.-25022 104lIl Ave. SE &-. A
CIty. EIIRI. ZIp lW1I. WA 88031
Statutory Warranty Deed q '12-
THE GRANTOR SIIIrIe7 R. ScappIDI. AD U_.nW Wom •• for IDd in comidenIion of 510.00
IIld oIbcr loud IDd vaIuIb~ ~ III bad paid, cooveys and WII11IIII1 to Georp H. BIlla, A SIqle
Mall ad Gc.orp J •• \eI nil KIm J. Balel, HOIIrucI .IICI Wlralbe fol1owiJl1 deIcribed naI estIIe, .1hIasocI
in tho c-ty ofKlDe. SlllleofWubiqlon:
See Ellbibit "II." ItIIChd llerdo llId by 611 nrcn-IDa4. 11 part ._t
ABR. PTN. OF THE N.W. 1/4 OF SEC. 15, T23N, R5E, W.M.
Subject 10 Eaemnll, Ramritlolll, COYIUIID, Coadltlo .... Ratrtctiou lad "'p-eeIDUb of ncon!. If
lOy.
.?o4~"S~
FILED AT THE REQUEST OF
OlD REPUBlIC TITlf. LTD.
Asx:ssor's Property TM Parcel A_I Numbcr{a):
151305-9094-09. 1!l23CJS.91~
Dalcdlhls::;"-dayof ~<v\-' .1991
STAre OF WASHJNOTON
COUNTY OF KIDS
LPB-IO
VES11NG
~. .. ..
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.1
...
PARCEL A
The WIll 100 .. 01 .. &It l1li ",1IIe ....... lIIIoUII.Nartt....aquarllr 01'" NoIu-at
quaIW of the North ... quMIt at SecIIan 16, TowntIIIp 23 NortII, Range 5 Eaag W.M., In KIng
County, w.tIIrlgfan, .
EXCEPT Thlt1lclrlJ "2""~ eo KJngCounty for SouItI.-t 12811 sn.t." deed
reconIed under ReoorcIng Number 5831713.
~ PARCa8
The EaIt 50 .... 01l1li WIll 150"" of Ihe EIIt hilt ofllle NOf1II half of1he ~ quaI18r of
\he NorIIIMIt qI8W atilt NofIIIwIIIt qu8ltlf of 8ectIan 16, TOWIIINp 23 North. RMge 5 Eat,
W.M .• m KJnt County. ~.;
EXCEPT 1M Horth 42 .... Cllll\wyed eo KIng CaunIy for 80uIIIMIt 12811StrMt ." deed
reoorded under RecordiIg NumbIr 6831713.
POItion of the HortIM_ qudr d SedIon 16, TownIhIp 23 Nor1II. RMge 5 Eat. W.M.
Tax AccoUnt No. 1~ Ind 1523011-8102-G1
;1
_~~_~REC~~ TO:
--. _ .......... -: --."--:. -...... "' ........ -,---,,-,,-~ -.-'
twMGeGgeH. ....
........ 13401 IS6th .beD". SI
CIty ....... ~ leaton, VA 980S9
.. -.-.'----.--.' "
Statumry Wamnty Deed C\ I~
1111 GRANTOR Waldo C. DowDt.a alld Jadlda A. Ih"nl ..... H1:; aM wlr. rew aDd ill
tGIIIlcIaadon of SIO.OO IIIIIIIIIIIr 100II IIICI Ylluable coaIdcndaaa in hind pald, _".,. aDd WUPDla 10
GeDrp H. "IJII, All Uaunted Mu" u hll ..... n ....... uti Ctorp J. Bald lid KIa ......
HlIIbaDd IIId WIlt tile toUv.riaa doII:n'bed tal .... tItuat.d III tho c-ty orJC.lq, !!We ofWuhIa&flJll!
'I'HE EABJ' dALF or 1111 NORTH HAIl or TIll NOJmlWlS1' QUARTU 01 11D
NORTllBASf QUAl11tR or THE NOR'I'II'WIST QUARTIR or SlCI'JON 15, TOWNSHIP ».
NOR11l, RANGI 5 lASt, W.KIN KmG COUNTY, WASJIINGTON. ucm'lti WlSt15lfttt'l'iliUOPi AM) .
EXeI" 1RI NOIl'l1IIIO PBEr'lllUlOFI ANP
EXan ANY POR'nON 1'IIERBOF LYING WITHIN 138111 A VENUE SOUTHEAST:
SlTUATllNnDCOUNTYOFKlNG,SfATEOrWASlDNGTON.
SUBJICTTO:
Sec albelled rider _riled "Iblllblt A It 11_0 llId wlIld by tIUI mereoce it .... 111 .ade a.,.rt lienor
9rPbcr<l
FUD fJ tHE REQUEST OF
OlD I£pU8I..\C tmE. l1D.
ASSCUj)I's Property Tax Pln:el ACCOUIl1 Numbm{'):
1S2J05..903J~
omcIlhiJ /f day or ""'<{,.o::t;I9d""'=-___ ....>. 1991
#,Lcli: e,D ~
ja'J4I4W d,«~ J~ A. DowDIa. /1'
~
STATE OF WASJIDIOTOH } IS
COUNTY OF KlNC
I ~~ han Nlisl'actary ovidcacc tW W.1do C. Douillaaad Jldllll A. DowaiIIJ ...
the pcnoIU. .)efln me, IIId Mid pcnoIII 1Idcnow/eclaed IhII die)' '1aDed IIIiI atrumeol IIId
.cknow· ~ IIIId volunlDy aeI ror Ihe uses ... d J"IIP05CS 1IICIIti0lled In this •
Dded: ltNt,}, ~, .' "~of?t'\-. \I.".~.~:-f \. ,;-": ".,~ .. .:' ,,-.~, ....... .,+.' '" .......... . -' ............ .
--_ ........ _-lJ'B.IO
g i "f"i'" ~ i i=n:; ~ :.
iI '0 1~ 0 ,
III I 0 til
'Of I P-I '" "-n ;: ... "-11\ 0
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, ·RESSNA~~,~~~~.~~~~~1HE!EOF:
'c:ontiIWIid Iii '
Deed 1'IOin: NaItIIIiIJt PicllctRall'lliar 00mpeIrt(NdW~ NdIem, Inc.)
RecordId: ' .bii2ll:'1800' , ' '
.rj->~_~J~~-<~,,(; .. "-"--~"'':'':~'<! -,'"" ' ... ,"r .... ,' .. ~ " .... -'-'0" ,
~:wIi, __ .u."~"~,,,,,~~,;,"~OIII!Jn~ Ot-Itr_~; ___ till _.-,tpChd:QII"I\IIfIa:e" ~ be~ fur IIIIJIOdnQ IIIIdmlrlli'W'iif~ednICttnO"'.~·ilwiiv1hUiillt. tu the". Itt ~ end
IMIgnt "'.Pi!'t.1D1!ia:JI(8UIIt!ipll awneIS. ai,~'~ heIta. ~ CIr .. 1IgnI. U. riiaIkIt
, V\IIUe aI-the._mlMlg,~~ c:ornmenciId.oI. ~ dthe ,\IfaIce""" be used !OI'UCI\cpiIfIIIIonI.Cf~It-*t.Ind~enylnlPO"h.lbI~
No.~~bi.nm8dl. tcih ~·~ot~ dthe........ct niIAini'" .:,"':'-., "',' :. , -,
AtS'\'RtC'nONS. ~ AIDcoveNAN1S AND THE lERMS/H) OQNDITIONS
HR£OF. ~trrf ~ 0I .. 1rIcIIonI" any. baMd upon I8Ce, color, AIIIgIon, ...
handIcIp. fIiniIIaI itIIIUt. 01 neUonaI 0IIgIn unIeIt end qMf 1D the 8IIl8nt !hal laid CcMnanI (It) II
e.npI LIlCIar ChI!IMt 42. sectiOn 3607 d the Urilt8d sial. Code 01 (b) reIIIIes to handicap tu
doeInot dIIatmtnIte IgIIlnat hIIncIic:apped peqons:
Irnpoeat bV InItrument
RecoIdIng No.: 8509260631
. -
-
•
After Recording. Relurn \0
"ome: Dilles SIC"'g. Partnership
Address: I J401 156· Avenue SE
Renlon, W A 98057
berow No: 99030024
Abbrevlaled Lego! De.criplion:
Full Legal Dcs(ription:
PlOpcrty Tax Parcel No: 152305·9034·02
••
STATUTORY WARRANTY DEED
THE GRANTOR(S). Gregory S. Galusha and Lync:tle Renee BOt\Joff. husband and wife, for and in
considcrGtion ofTEN DOLLARS ($10.00) AND OlliER GOOD AND VALUABLE CONSIDERA llON.
in hand paid, conveys and warrants to Bales "'storage Partnership, a Washington ~
Partnership, GRANTEE(S), the following described real estalc, sirualed in the County of King, Stale of
Washin~ton: *Self-
THE NORlli HALF OF THE SOUTHEAST QUARTER OF THE NORmWEST QUARTER OF TIlE
NORlllEAST QUARTER OF llIE NORTHWEST QUARTER OF SECTION 15. TOWNSHIP 23
NORTH, RANGE 5 EAST. WILLAMETIE MERIDIAN, IN KING COUNTY, WASHINGTON:
EXCEPT THE EAST 15 FEET THEREOF RESERVED fOR ROAD.
SUBJECT TO: Righls, Reservations, RestriCtions, Agreements. Covenants andlor Easements as disclosed
in the prdiminary :illc commitmenl issued by First American Tille Insurance Co., Order 40296S-I.
Paragraphs No.3. 6, 7 & 8.
STATE Of WASHINGTON
SS.
COUN"IY OF KING
I cenify lhal I know Of have sahsfaclory cvidcnu thaI Grel!ory S. Galwha aDd Lyncnc: Ren.oc HoIIIVIf islm lIIe
p<rson(.) who appeared befo .. me, .rvt said peISOR(.) acknowledged thaI helshdtbey signed this instrumenl and
acknowledged illo be hi.,1lerltheir ffee a.1<I "olunlary act for the uses and purposcs mentioned in the insllllrnCnt.
G,vrn under my hand and offiCIal se.llhis~_ day of ApriL 1999. ~ \ on:lClH..~
\ VICTORIA M. WISE ~ . · ... >tJI~-S11I .. I~ NOTARY PUBLIC in and for the Stale of
Washinglon. midinllal Seank
My commi$liod expirn: 11/1612000
c:;
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lit c c. t; c
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All., ~otOIhg RebIm To;
Rtts Escrow CO.
879 Rainier Avenue Nonh, A·104
P.O. Box 1480
Renlon, Washington 98057·1480
•
• -
STATUTORY WARRA.TY DBltD
THE GRANTOR:
DALPAV PROPERTIES. L.L.C .. a WashilJllDDUmiIed Liability Company;
11'-~
1: r. 8 ;a .. ~
i ~
i
8 ...
a:
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8
For ard in cnnsidelllliouoltEN AND NOli 00 ($ 10.00) OOU.AJlS and other I!OOd JIIId vabail" considmlioo,
in hand paid. and lIS accomodaling an IRe 1031 Like-Kind Tax DcffMtld Exc~ convep andWamut5
W , 3/~~
THI: GRANTU: :'~J R~PUBllC TInE, LTD. 2(Z;~DCo
BALES SELF-STOIlAGE PARTNKaSBIP, aWlIJhiDilllnOencnllPar1nmhip;
LEGAL DESCRIPTION:
The rollowing descn'bed Real Eatate in the CoUJ1y of Kil\&. S\aIe of WasIlingIoo. to ",it:
Por NE';. of the NW'/4 in Sec 15. Twp 23 N, Rg 05 E, WM, KCW;
full legal Description 15 ooolainod on P"", J, a5 EXHIBIT • A· of Ibis SIaIUtOIY Wamuly Dccd
which is made a pari heRof by mCRncc theRIo,
ASSESSOR PROPERTY TAX PARClL ACCOUNT "'IIMBIR A"D ADDRESS:
Tax Partd A~ NunRr is I S1305-90J6.OO; Levy Cock 2104,
Common Address is: 301 Duvall A~'e1lJl: N,R. RCDIOO, WIIb!Dpm 980";
Dated April 1.5. 1999
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VESTING
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SUBJECT TO:
Agreements, Easements. Reservations and Restrtctlons as may be contained in Slate and Fedaral
Patents or 810 may be apparant on the pr8niaes.
2. Notice of AddllJonal Tap Charge or Connection ChargllS In favor of the City of Renton for Water and
Sawer as discloSBd under King County rec:ordlno no. ~8300397.
3. Reservations and Elap:Jons In favor or Northern Pacific RaJtway (BurlingtDn Nr./them. Inc.) as
disclosed undar KIng County recording nD. 1112430 on " .. ne 20.1900.
ACCEPTED end APPROVED:
Ba/a Self~ PIIWIII~
~ Oeorp: H. BaIcI. GmenIJ Panuer
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EXHIBIT 'A'
LEGAL DESCRIPTION
The South Hall of the East Half of the South Half of the Northwest Quarter of the Northeast
Quarter of the Northwest Quarter of Seellon 15. Township 23 North. Range 05 East. W.M .•
In King county. Washington;
EXCEPT Ihal portion lying wilh JlRlh Avenue S.E. (now known 85 Duvall Avenue N.E.);
ow ...... Jll306 W393B:99IIWWD.CIIP
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When recorded return to:
Robert J. Verzani
Attorney at Law
30640 Pacific HIghway South
Federal Way, WA 98003 E1770418
ea/l!/Z'" 11'3& KING COUNTY, lolA
014 ....
slel $31 :~: II PAGE 081 OF eet
Grantor
Grantee
STATUTOBY' \IUU\ANTY Dl!(l¢1)
I) Feighner, George 2) Feighner, Joyce
Bales LUDltcd Partnership, a limrted partnenlup ReilStered WIth the state of
Washington on August I, 1996, with Bales Management Trust, Established
under Agreement dated July 18, 1995, George H Bales, or hlS successors,
Trustee, as General Partner to be detennmed
Legal DescrIptiOn Section 15 Townslup 23 Range 5 NE quarter NW quarter
Assessor's Tax ParcellD# 152305-907\-06 CS I ;;J.Oa..C5 --k
THE GRANTO~ GEORGE FEIGHNER and JOYCE FEIGHNJ:;b!:an~d
wife, for and in consideration of Ten Dollars and other va1uable consideration in hand paid.
conveys and warrants to BALES LIMITED PARTNERSIDP, A LIMITED
PARTNERSIDP REGISTERED WITH THE STATE OF WASHINGTON ON
AUGUST 1, 1996, WITH BALES MANAGEMENT TRUST, ESTABLISHED UNDER
AGREEMENT DATED JULY 18,1995, GEORGE H. BALES, OR HIS SUCCESSORS,
TRUSTEE, AS GENERAL PARTNER TO BE DETERMINED, Grantee, the following
described real property situated in the County of King. State ofWashlngton:
The east 80 feet of the northwest quarter of the northwest quarter of the
northeast quarter of the northwest quarter of Section 15, TownshiP 23
North, Range S East, W.M., in King Comty. Wash.; EXCEPT that portion
thereof for Southeast 12Slb St, as condemned in King County Superior
----?J Court No. 632233,
SUBJECT TO: 1) Facihty charges, if any by the CIty of Renton by
mstrument recorded June 21, 1996 under Recording No. 9606210966; 2)
Covenants. conditions, restrictions and/or easements by instrument
recorded on September 26, 1985 under Recording No. 8509260634.
Dated: August '2-. 200f' ~=c 1:q~ bs +~.Al
George Feighner Joyce Fetghner
VESTING
STATE OF WASHINGTON
COUNTY OF KING
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On this day personally appeared before me George Feighner and Joyce Feighner, to me
known to be the indlVldual(s) described In and who executed the within and foregoing
mstrwnent, and acknowledged that they signed the same as their free and voluntary act and
deed, for the uses and purposes therein mentioned.
GIVEN under my hand and official seal this L day of August, 2000
No Public in and fi eState of Washington,
resi at 3~~~~~ . Printed Name~; \LzZ4 ~ C
My commission expires' rz -1-'2..J:X)/
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CERTIFICATE
WHEN RECORDED RETURN 10: r, the u~::;:T'signed, ~'I Clerk of the
City of Renton, W3:>hington, certify that this is a true Office of the .:[iy d'·rk
Renton t.lunj'ii'~ I liiliiding
200 MiI!!'-venuc; South
Rento~VA 9!S1)~ o . ..., t'-.-·
and correct copy of. !.
Subscribed and Seal ~
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~ ...... --..... -CITY OF RENTON, WASHINGTON
ORDINANCE NO. 4612
AN ORDiNANCE OF THE CITY OF RENTOH, WASRDlGTO!i,
ESTABLJ:SlUHG AN ASSBSSKBHT DISTRICT POR SAHITARY SRWlm
SERVICE :or A POR.TION' OP 'l'BE SOUTH HIGlILANDS, IIXATmm
DOWNS, AND MAPLEWOOD SUB-BASnrs AND ESTABLJ:SllDlG THE
MOUNT OF THE CHARGE UPON CONNECTION TO THE P'AC:tLIT:tES.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON. DO ORDAIN
AS FOLLOWS:
SBCTION I. There is hereby created a Sanitary Sewer
Service Special Assessment District for the area served by the Bast
Renton Sanitary Sewer Intercepto~ in the northeast quadrant of the
City of Renton and a portion of its urban growth area within
unincorporated King County, which area is more particularly
described in Exhibit "'A" attached hereto. A map of the service
area is attached as Exhibit ~B.~ The recording of this document is
to provide notification of potential connection and interest
charges. While this connection charge may be paid at any time, the
• City does not require payment until such time as the parcel is
cormected to and thus benefiting from the sewer facilities. The
property may be sold or in any other way change hands without
triggering the requirement, by the City, of payment of the charges
associated with this district.
SECtION II. Persons connecting to the sanitary sewer
facilities in this Special Assessment Di5trict and which properties
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ORDINANCE -4612
have not been charged or assessed with all costs of the East Renton
Sani tary Sewer Interceptor I as detailed in this ordinance, shall
pay, in addition to the payment of the connection permit fee and in
addition to the system development charge, the following additional
fees;
A. Per Unit Charge. New connections of residential dwelling
units or equivalents shall pay a fee of $224.52 per dwelling unit
and all other uses shall pay a Wlit charge of $0.069 per square
foot of property. Those properties included within this Special
Assessment District and which may be assessed a charge thereunder
are included within the boundary legally described in Exhibit "A"
and which boundary is shown on the 'mz.p attached as Exhibit "B."
SECTION XII. In addition to-the aforestated charges, there
shall be a charge of 4.11\ per annum added to the Per Unit Charge.
The . interest charge shall accrue for no more than ten (10) years
from the date this ordinance becomes effective. Interest charges
will be simple interest and not compound interest.
SECTION IV. This ordinance shall be effe,ctive upon its
passage, approval, and thirty (30) days after publication'.
PASSED BY THE.CITY COUNCIL this'lQtn day of ___ J~u~n~e __ ~~L 1996.
Clerk
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ORDINANCE 4612
APPROVED BY THE MAYOR this 10th day of ___ J_u_n_e __________ , 1996.
JeB e Tanner, Mayor
Lawrence J. Warren, City Attorney
Date of Publication: 6/14/96
ORD.576:5/20/96:as.
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Exhibit A
LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISTRICT
FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR
Portions of Sections 8,9. to. 11. 14. 15. 16. 17.21 and 22 all in Township 23N,
Range 5E W.M. in King County. Washington
Section 8, Township 23N, Range 5E W.M.
All of that portion of Section 8. Township 23N. Range 5E W.M. lytng East of the
East right-of-way line of SR-405 and South of the following describe(fline:
Beginning at the intersection of the East line of said Section 8 with the centerline
of NE 7th Street: thence Westerly along said centerline of NE 7th Street to its
intersection with the centerline of Sunset Boulevard NE; thence Northerly along
the centerline of Sunset Boulevard NE to the North line of the Southeast JA of
said Section 8: thence West along said North line to the East right-of-way line of
SR-405 and the terminus of said line .
. Section 9, Township 23N, Range SE W.M.
All of that portion of Section 9. Township 23N, Range 5E W.M.lying South and
East of the following described line:
Beginning on the centerline ofNE 7th Street at its intersection with the centerline
of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to
its intersection with the centerline of Monroe Avenue NE; thence North along said
centerline to the South line of the Northeast % of said Section 9; thence East
along said South line to its intersection with the centerline of Redmond Avenue
NE; thence Northerly along said centerline to its intersection with the centerline of
NE lOth Street: thence East along said centerline to the East line of said Section
9 and the terminus of said line.
Section 10, Township 23N, Range 5E W.M.
All of that portion of Section 10. Township 23N. Range 5E W.M. lying Southerly
and Westerly of the following described line:
Beginning on the West line of Section 10 at its intersection with the North line of
the South ~ of the North lh of said Section 10; thence East along said North line'
to its intersection with the centerline of 142nd Avenue SE; thence Southerly
along said centerline to its intersection with the North line of the Southeast 'A of
said Section 10; thence East along said North line to its intersection with the East
line of said Section 10 and the tennJnllS of said line.
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Legal Description of the Special Assessment District
for the City of Renton -East Renton Interc;eptor
Section 11, Township 23N, Range 5E W.M.
All of the Southwest 1A of Section 11. Township 23N. Range 5E W.M..
Section 14, Township 23N, Rang~ 5E W.M.
PaKe 20[3
All of that portion of Section 14. Township 23N, Range SE. W.M. described as
follows:
All of the Northwest 1A of said section. together with the Southwest V-t of said
section. except the South Ih of the Southeast ',4 of said Southwest 1A and except
the plat of McIntire Homesites and Ih of streets adjacent as recorded in the Book
of Plats. Volume 58. Page 82. Records of King County. Washington. and except
the South 151.55 feet of the East 239.435 feet of Tract 6. Block 1 of Cedar River
Five Acre Tracts as recorded in the Book of Plats, Volume 16, Page 52, Records of
King County, Washington, less Ih of the street abutting said portion of Tract 6,
Block 1, and less Tract 6, Block. 2 of said Cedar River Five Acre Tracts. less Ih of
the street adjacent to said Tract 6, Block 2, and except the South 82.785 feet of
the East 150 feet of Tract 5, Block 2 of said Cedar River Five Acre Tracts and less
Ih the street adjacent to said portion of Tract 5. Block 2.
Section 15, Township 23N, Range 5E W.M.
All of that portion of Section 15. Township 23N, Range 5E. W.M., except the
Southwest 1A of the Southwest ~ of the Southwest JA of said section.
Section 16, Township 23N, Range 5E W.M.
All of that portion of Section 16, Township 23N. Range 5E W.M .. except that
portion of the Southeast % of the Southeast JA of the said Section 16 lying East of
the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of
Plats Volume 39, page 39, Records of King County Washington and its Northerly
extension to the North line of said Southeast JA of the Southeast 1A of the said
Section 16 and except that portion of said sectlon lying Southerly o,f the Northerly
right-of-way line of SR-169 (Maple Valley Highway), .
Section 17, Township 23N, Range 5E W.M.
All of that portion of Section 17, Township 23N. Range 5E W.M.. lying
Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway)
and Easterly of the East right-of-way line of SR-405 less that portion lying
generally West of the East and Southeasterly line of Bronson Way NE lying
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Legal Description of the Specitll Assessment District
for the City of Renton -F.ilst Renton Interceptor Page3of3
between the South line of the NE 3rd Street and the Northeasterly margin of SR-
405.
Section 21$ Township 23N, Range 5E W.M.
All that portion of Section 21, Township 23N, R 5E W.M. lying Northeasterly of
the Northeasterly right-or-way line of SR-169 (Maple Valley Highway) and West of
the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of
Plats, volume 39, page 39, Records of King County. Washington.
Section 22, Township 23N, Range 5E W.M.
All of that portion of Section 22, Township 23N t Range 5E W.M. described as
follows:
All of the Northwest IA of the Northeast V<l of said Section 22 lying Northerly of the
Southerly line of the Plat of Maplewood Heights as recorded in the Book of Plats.
volume 78. pages 1 through 4. Records of King County. Washington.
• Together with the North 227.11 feet of the West 97.02 of the Northeast lA of the
Northeast JA of said Section 22.
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Exhibit B
EAST RENTON INTERCEPTOR
Special Assessment District Boundary
1 :24,000
-------City limits
(ZT.Z.2J Special Assessment District
i _____________________ .... ____ ~
AF11!R RSCORDINO MAIL TO:
i\AIdIaa .... MaM If. ...
CIty, SI-. ZIp ....... WA ....
DUD or TRUST /1.\ 'i"""\
(FtW _ III d'Ulttlu/WIDIrbrpJIt 1IIIIy) :/ \ \ v
nus DEED OF nUSI', .... IIIiIlIdI4tIf 01 Slpt .... n. bd.-Georwe H. .... Aa Uamarrled
Maa, .. lIII ..,.,.,. .... ad Georp J. .... ucI JCba BallI, H .......... WIfe, ORAHTOR. wIIOIo
eiWiasi. ;014'1_._ MatlOUlTlllt, ii iiWpaiIIIaIi. l1WS11!l!.' 1IIMdt .. 111201 'I1IIrd AweaR, SIe.
1410, s.we. WA "101.II1II Waldo C. DDtnI .... JaMtIJ A. DonkIlolIllNl!l'lClAllY ...... ..."... ia7l1
W .... tStred, u.c.dI, WA 1ID2O.
'IVr1WI!SSImf: ~......." ....... ..us II1II _~ 10 T_ ill TIIISI, willi JICIWCr of Ale, the followtnJ
daori!Ied IaI ~ Ia ~CouDIy. WasIIInpcI:
See .slllbtl A ........ ItentD aDd .ade a .. rt knot
Tax Acct. No.: 152305-9031-05
{}O~13t7
FIlfD IiTlHE ~ (lll.
OlD REPUBUC T1Tl£.llD>,
Abbrev. Legal: ptn of nw 1/4 of Sec. 15, Twnshp 23 N, Rng 5 E
wblI:b IQI pDpCIly Ia .... -.I prIDclpoIly rer ~ or r.m.IaI P"JI'*I, .... willi 011 .............. ~
... ...... -Or ....... ~ IIeJaaaIIII or ID III1 wile ~ and die MtIII,. ---JIIOfi1I
II>oraI{
11IIs deed II fOrlhc pIIIpIIIO at --. pcr{af.-of..., ...-of a.-herd. -.ined, ... .,.,,-or
Ibc ..... ~ Sbly-lIPt no_Del lIlY. a.lldnd ADd 00Il00 DoU-($61,500.00) wIIb IDIacsI, ID --.. with
!he _ of • pnIII'-Y "'* of _ dodc ~ ~ 10 8GIeIidafy Gf onIct .... made by 0tInI0r. IIId 011
~ IIIOdiJIaIiaas ODd .............. dIaeo( ..., abo such tUnhcr ..... 1lIIY be *,varKBI or laaed by 8eDcf1Cilly 10
0-, Of .. y oflhclr .......... or .. I"", 1DpIber wIIb iDll:rcsldlereocullllCb,. .. sbaJl be fIIUd upon.
To prOUd Ihc-my orlhb llaoI ofTnlsl, OlIn ... _..., qna:
I. To bcp !he pI1IpCI1y In aood condIIloIIlIIII repair; to pamlloo -Ihaeot, 10 c:ompIda.., bulJd1na. _
orimpnl>aDeal beina buih or IboaIIo be bulb ~ ... _ ~ III1 buIIdIa&. _er ~ .........
..... 1dI ",." be dImapd III' cIcsItoyed; aDIl to COIIIPIY willi 011 !awl, III'IIIIIaIIceI RJIIIbdIons, ~ c:mdIIiom IIId
.-ictiIDI a/fectIna tile IJRIPOIIY.
z. To pey bdorc dd~ all t.wfttI ..... 1Od _ upoD !be property; 10 keep the propMf ftw..., dar
01011 oct... ch.sa.1I_or_brIaocs Impoirina!he....tty ollhb Deed ofT ......
1. To keep 011 bulldlnp now or""""" erected on die .........,. cIs:ribod IMniD CIIIIIiDuousIy iDIured epIJIIl .....
by fire or odICf hazIrdIln on _1liii_than IIIe IDllldeIlI-...IbydllJ Deed orTIUIl AUpol1da shill behold bJ
IIIe Ba!dIciIIy. IIId be iD SIICb aJlllpIIIlcs u die BcncIlciII)' mqllJlllll'Wl lOll ......... peyob ... ftnI '" Ihc BcacI1cIIry ..
ill iDlarallIII)' ...... lOll ......... die 0.-. The _ coII&cud adcr lOy a..u.-polley IU)' be oppIW IIpoD fIIJ
indebIcdDaI hctcby ........ ia ouch onIct u tile 8cnefici.." aMll doIamlae. Such oppllc.olian by die BeneftcIII)' thaII DOl
...... dIso:onIIn_ Dr my ...,...u..p ... forecl..., IhiJ Deed or TNIL Ia Ibc ""'" of f~ aU riahII 01 Ibc
Grantor ill insIInIICe polldcs then in fora obaIl pass 10 tile ~ II die fora:ksn IllIG.
4. To defend l1li)' KllOIlar pnx:oodiaa pIDpIIItb1&1D aft'CId the....my brnIIIf or tbc rilllil .. powa1I of IIcDdIcIIry
or T ......... ood to..,. 011 _ ond cxpeasa, iDchIdln& _ .ftitle ........ -...yo. r_ '" • .-.able -. ill my
sucIt ICIIoo or JI"OCIIl'IlDI, MIl In III)' suit toraapt bJlIaIdkIlIY'" I'oftcIoIe dais Deed ofThDl.
,. To pey 011 COllI, f_ ond ...,.... &I COI-*t wiIIIlhiJ Deed ofTntsl. IadadiD& tbc IIIpII*I of tbc ~
inaImd Ia IIIfon:iDa die ob ..... ICICUIaI bonD7 ad T..-'I ... -..sy'a filii .... 11 bICIIrrod, • pvYidod by
-..c.
6. SbouIcI a-r.J11D..,. wbco ... ., ...... --. ~ pnatl-.liIat, 11M" l _ ........ dIMpa ..... 1be prepeIt7 ~ cIeat:rIbcd, I!enefidIIy lIlY ..,. .... _ lOll lite __ pUI, willi ~ III .... '* ... fortlo la .... _........s......,.. JIIaII beaddod 10 .... _ll*loltbcdeltl-"" III IbIa Deed ofTNIL
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•... " of Itg h1~t~! jifif tH,H till fl I '.' tJll~ i lit f. f Ir II i! . iii a of ~ f J IIr ~.
'i'x 11,1 ~. a I IfJ "llllt·':· 'i il'~ ddl II .g 1 J II i' I I I 4": I' f :1 r.flf It l!hJ h h!~i j!!h! :!if ,I Ifrll tl iiI. r -lth illll, h,· II ' Ia.!i.f I ". dU<a J· ... I I'" J I Illf J al I tl J, J-i' f i if i 4"l.
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g) !iil~ f8 iii; ~ , :;1, 1,1, il; 11 I.i ~ffI!,. a 1&·. I.!lu '.
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RETURN ADDRESS;
Fronller Bank
Redmond
17000 Avondale Way NE
PO Box 805
Redmond, WA 98052
DATE; July 2, 2002
(
DEED OF TRUST
Reference # (If applicable) __________ _
Grantor(s}:
1. BALES SELF STORAGE PARTNERSHIP
Additional on page_
FILED BY PNwi Grantee(s)
1. Frontier Bank
2 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC, Trustee
Legal DescnptlOn. NW,15-23-05
Assessor's Tax ParcellD# 152305-9034-02
Addltconal on page 2
THIS DEED OF TRUST Is dated July 2, 2002, among BALES SELF STORAGE PARTNERSHIP,
A WASHINGTON PARTNERSHIP ("Grantor"); Frontier Bank, whose mailing address is
Redmond, 17000 Avondale Way NE, PO Box 805, Redmond, WA 98052 (referred to below
sometimes as "Lender" and sometimes as "Beneficiary"); and PACIFIC NORTHWEST TITLE
COMPANY OF WASHINGTON, INC, whose mailing address is 215 COLUMBIA STREET.
SEATTLE, WA 98104-1511 (referred to below as "Trustee"). qfI?J I
DEED OF TRUST
(Continued) Page 2
CONVEYANCE AND GRANT For valuable consideration, Grantor conveys to Trustee In trusl with power of sale, nght
Of entry and possession and for the beneflt of Lender as Beneficiary, all of Grantor's nght, IIUe, and mterest In and to lhe
follt/wlng described real properly, together wllh all exJsbng or subsequently arectsd or affixed bUlldmgs, Improvements and
lIxtures, aU easements, nghls of way, and appurtenances, aD wafer, waler nghls and ditch rights (Including stock In utdlbas
W1lh dllch or Irngabon nghts), and all olher nghts, royalbes, and pronts mlabng 10 the mal propertyl including wllhout hllUtabon
aU minerals, all, gas, geolhermal and Similar malters, (the "Real PropertY") located In KING County, State of
Waahlngton;
The north half of the southeast quarter of the northwest quarter of the
northeast quarter of the northwest quarter of Section 15, Township 23
North. Range 5 East, W.M., in King County, Washington;
EXCEPT 13Blh Avenue Southeast.
The Real Property or Its address Is commonly known as 12815 138th AVENUE SOUTHEAST,
RENTON, WA 98056. The Real Property tax Identification number is 152305-9034-02
CROSS-COLLATERALlZATION, In addlnon to the Nole, thiS Deed of Trust secures all obllgabons, debts and bablhlles, plus
Interest thereon. of Grantor 10 Lender, or anyone or more of Ihem, as well as aD clallns by Lender agamst Grantor or any onB
or more of them, whether now exiSllng or hereafter ansln9, whether related or unrelated to the purpose of the Note, whether
voluntary or olhelWlSO, whether due or not due, direct or morect, determined or undetermined, absolute or conbngent,
hqUicleted or unliqUidated whether Grantor may be hable indIVIdually or jomUy WIth others, Whether obligated lIS guarantor,
surety, ac;commodahon party or oth91Wlse, and whether rtlCovery upon such amounts may be or hereefter may become
barred by any statute of limitatIOns, and whether the obtlgahon 10 repay such amClunls may be or hereafter may become
otherwise unenforceable
Granlor hereby aSSigns as secunly to Lender, aU of Granto~s nght, bile, and Inlerest III and to all leases, Rents, and prohts of
the Properly ThIS 8SSIgnment IS recorded In accordance Wllh RCW 65 08070, the lien coealed by thIS assignment Is Intended
to be speCIfIC, perfected and choate upon the recording 01 thl$ Deed of Trust Lender granls to Grantor a license to collecl
Ihe Rents and profits, which IlCe",ie may be revoked al Lender's option and shaD be automallcaJly revoked upon acceleration
of an or part of the Indebtedness
THIS DEED OF TRUST, INCLUDING THE ASStGNMENT OF RENTS AND THE SECURITY INTEREST IN THE RENTS
AND PERSONAL PROPERTY, IS GIVEN TO SECURE (A) PAYMENT OF THE INDEBTEDNESS ANO (8)
PERFORMANCE OF ANY AND ALL OBliGATIONS UNDER THE NOTE, THE RELATED DOCUMENTS, AHD THtS DEED
OF TRUST. THIS DEED OF TRUST IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS
PAYMENT AHD PERFORMANCE Except as olherwlS9 prOVIded In thIS Deed of Trust, Grantor shall pay to Lender all
amounts secured by thiS Deed 01 Trust as they become due, and shall stncllyand In a timely manner perform all of Granlo~s
obbgabons under the Nole, tlus Deed of Trust, and the Related Documents
POSSESSION AND MAINTENANCE OF THE PROPERTY. Granlor agf]~es that Grantor's possession and use of the Properly
shall be gove-r.ed by Ihe foliowmg pro'J]slons
Possession and Use Un"l the oc;currence of an Event of Delaull, Grantor may (1) remain In possession and con1rot of
the Properly, (2) use, operate or manage the Properly, and (3) collect the Rents from the Property (thIS prIVIlege IS a
license from Lender 10 Grantor automahcally revoked upon defautt) The lotloWing prOVISIons relate to the Use 01 Ihe
Property or to other IImllatlons on the Property The Real Property IS nol used pnnClpal1y tor agncultural purposes
Duty to Maintain Grantor shall malnlaln lhe Properly In tenantable conditIOn and prompUy perform all repairs,
replacements, and maintenance necessary to preserve Its value
Nuisance, Waste, Grantor shaD not cause, conduct or permll any nulS8nce nor commit, permit, or suffer any stnPPlng of
or waste on or to the Properly or any portion of the Property. Wllhout bmiling the generalily of the foregoing, Granlor wrll
not remove, or grant 10 any other party the nght to remove, any bmber, mmerals (Including 011 and gas), coat, clay,
scor18, SOIt, gravel or rock products Wllhout Lender's Pllor wntten consent
RemOVal of Improvements, Grantor shall not demolISh or remove any Improvements Irom the Real Property Without
Lender's pnor wnllen consenl N. a condition to the removal 01 any Improvements, Lender may reqwre Grantor 10 make
arrangements satlslactory to Lender to replace such tmprovements with Improvements of atleasl equal value
Lencler's Right to Enter Lender and Lender's agents and representabves may enter upon the Real Property at aU
reasonable times to attend to Lender's ",leresis and to I"specl Ihe Real Property for purposes ot Granto~s compliance
With the terms and condilions of thIS Deed of Trust
Compliance With Governmental ReqUirements. Grantor shall prompOy comply, and shall prompUy cause compliance
by all agents, lenants or other persons or enblles of every nalure whalsoever whD renl, lease or 0lh9lWlse use or occupy
the Property In any manner, wllh all laws, ordinances, and regulations, now or herealler In elfact, of all governmental
authonlKls applICable to the use 0/ occupancy 01 the Properly, Inctudmg wtlhouillmitabon, the Amenoans Wdh DlSablhbes
Act Granlor may oonlest 10 good fanh any such taw, ordmance, or regulahon and Withhold ocmphance dunng any
proceeding, Inctudlng appropnate appeals, so long as Grantor has nobhed Lender In wntlng pnClr 10 dOing so and so
long as, m Lende~s SClle OpInion, Lender's Interests In the Properly 8Ie nol jeopardJzed Lender may reqUire Grantor to
pesl adequate sBCunly or a surely bond, reasonably sallSfactory 10 Lenclar, to protect Lender's mteresl
Duty 10 Protect. Grantor agree~ nelt~er to abandon or leave unattended the Properly Grantor shall do all other acts, In
addJhon to those acts set fanh above In thiS sechon. which from the character and UW 01 lhe Properly ere reasonably
necessary to protect and preserve the Properly
DUE ON SALE -CONSENT BY LENDER Lender may, at Lender's opllon, (A) declare Immedlalely due and payable aU
sums secured by thiS Deed 01 Trust or (8) Increase the mterest rate prOVided for In the Note or other document eVIdenCing
the Indebladness and Impose such other conditions as Lender deems appropnale, upon the sete or transler, wllhout lender's
prIOr wntten consen~ of aU or any part of Ihe Reat Properly. or any Interesl In the Real Property A "sale or transfer" means the
conveyance 01 Real Properly or any nght, "lie or Interest In the Real Properly, whether legal. beneflClat or eqUilabte, whelher
voluntary or mvoluntary, whelher by oulJlght sale, deed, Inslallmenl sale contract, land ct/ntrac!, contract for deed, leasehold
Interest WIth a term greal .. than three (3) years, lease-optlon contrac~ or by sale, asslgnmen~ or transfer of any beneficial
Interest In or to any land trust holdlng bHe to the Real Properly, or by any other method 01 conveyance of an Interest In the
Real Property If any Granlor IS a corporahon, partnership or limited bab~lty oompany, transfer also mdudes any change In
ownership 01 more than twenty-five percenl (25%) of the vobng stock, partnership Inleresls or limited habdlty company
.nleresls, es the case may be, of such Granlor However, this opllon shall not be exerCised by Lender If such exerCIse IS
prohibited by lederallaw or by Washington law
DEED OF TRUST
(Continued) Page 3
TAXES AND LIENS The lollowlng prol/lslons relallng 10 Ihe laxes and liens on Ihe Property are part 01 thiS Deed 01 Trusl
Paymenl. Granlor shall pay when due (and m all events pnor 10 delinquency) all faxes. special faxes. assossmenls.
charges ImcludlnlJ waler and sewer). ~nes and Imposilions levl9d against or on accounl oIlhe Property. and shaD pay
when due all chums for work done on or for services rendered or malenal furnished 10 the Property Grantor shall
malntron the Property free of an liens haVlllg pnonty over or equal to the Inlerest of Lender under Ihls Deed 01 Trusl.
excepllor lhe Il9n Of laxes and assessments nol due and excepl as otherwise prOVided In Ihls Deed 01 Trust
RighI 10 Contesl Grantor may Wllhhold paymenl of any tax, assessment, or CiSlm In conndon wllh a good faith
dlspule over Ihe obhgabon 10 pay, so long OS Lender's Interesl In Ihe Property IS nol )8opardlwd II a hen anses Of IS
hied as a result of nonpaymenl, Granlor shall wllh,n ~fteen (t5) days after the lien anses or, If a ilen IS hied, Within Ilfteen
(15) days after Grantor has nobce of Ihe ~hng, secure tile dlscharge 01 the hen, or If requested by Lender, deposrt wllh
L&nder cash or a suthclent corporate surety bond or olher seounty sahslactOty 10 Lender 10 an amount su!llCient 10
dIScharge Ihe lien plus any costs and aHorneys' fees. or other charges Ihal could accrue as a resull 01 a loreclosure or
sale under the hen In any conle:ll, Grantor shall delend Iiself and Lender and shan sabsfy any adverso Judgment before
enforcemenl agalnsllhe Property Grantor shall name Lender as an addllronal oblrgee under any surely bond furnIShed In Ihe contest proceedings
EVtdence 01 Payment. Granlor shall upon demand furnish to Lender sabsfactory IlVIdence 01 paymenl of the taxes or
assessmenls and shall aulhol12e the approprlale governmental othaallo deliver to Lender at any hme a wnHen slalemenl
01 the faxes and assessmools against Ihe Property
NoUce 01 ConstrucUon Grantor shall nobly Lender at leasl hHeen (16) days before any work IS commenced, any
selVlCBS are furnished, or any malenals are supplied 10 the Property, If any mechanIC'S hen, matenalm"n's hen,-or other
hen could be asserted on account of Ihe work, Services, or malenals Granlor WJII upon request of Lender lurlll$h 10
Lender advance assurances sellslactory 10 Lender Ihat Gramor can and Win pay the cost 01 such Improwrnenls
PROPERTY DAMAGE INSURANCE The loll OWing proVISIons relatmg 10 Insunng the Property are a part of tlus Deed 01
Trust
Malnlenance 01 Insurnnce Grantor shalt procure and maintain pohaes 01 hre Insurance With standard extended
coverage endorsements on a laIr value basIS lor the fulllrlSurable value covenng a1llmprovemenls on Ihe Real Property
In an amounl suffiClenl to aVOid applleabon of any COInsurance clause, and WIth a standard mortgagee clause In favor of
Lender Grantor shall also procure and maintain comprehensIVe general liability lIISurance m such coverage amounts as
Lender may request With Truslee and Lender being named as addrbonallnsureds III such hab~rty Insurance poilCIBS
Addlbonany, Grantor shan malnlSln such olher Insurance, Includlnl) but nol hmrted 10 hazard, bUSIness m!errupbon, and
bOiler Insurance, as Lender may reasonably reqUIre PoliCies shaD be wnHen In form, amounts, coverages and basIS
reasonably acceplable 10 Lender and ISSued by a company or comparues reasonably acceptable 10 Lender Granlor,
upon requesl of Lander, Will dehver 10 Lender from blne to hme lhe POlICIes or certificates 01 IrlSurance 10 form
sahsfactory 10 Lender, Including sbpulauons thai coverages will nol be cancelled or diminIShed wllhout at least Ihuty (30)
days pnor wntten noloce 10 Lender Each Insurencij policy also shall Include an endorsemenl prOVIding that coverage In
favor 01 Lender will nol be Impaired In any way by any act, OmISSion or delault of Grantor or any other per.;on Should
the Real Property be located In an area deSignated by Ihe Dlreclor 01 the Federal Emergency Managemenl Agency as a
special Hood hazard area, Grantor agrees 10 obtain and mallltain Federal Aood Insurance, If available, Wllhln 45 days
atter nollce IS given by Lender lhal the Property IS localed In a specIe I Hood hazard area, for the fuJI unpaid pnnClpa!
balance of Ihe loan and any prior hens on Ihe property secunn\! Ihe loan, up 10 the malOmum pOlICY limits set under the
Nahon.1 Flood Insurance Program, or as Otherwise reqUired by Lender, and 10 malnlam such Insurance lor the lerm 01
the loan
Appllcallon of Proceeds Granlor shan promptly nobry Lender of any loss or damage to the Property Lender may
make prool of loss If Granlor falls to do so Wllhm IIfteen (15) days 01 the casually Whelher or nol Lender's secunty IS
Impaired, Lender may. al Lender's elechon, receIve and relaln Ihe proceeds of any Insurance and apply Ihe proceeds 10
the reducllon of Ihe Indebtedness, payment 01 any hen affecting Ihe Property, or the restorabon and repair 01 Ihe
Property If Lender elects 10 apply the proceeds to reslolabon and repair, Grantor shall repair or replace the damaged or
deslroyed Improvements In a manner sallSfaclory 10 Lender Lender shan, upon sahstaolory proof 01 such expendllure.
payor reimburse Granlor from the proceeds for Ihe reasonable cost of repair or restorabon If Granlor IS not In defauR
under Ihrs Deed of Trust Any proceeds whIch hav" nol been dISbursed Wlilun 160 days after lhelr recerpt and which
Lender has not commlHed to the repaor or reslorahon of the Property shall be uSijd hrst 10 pay any amounl oWing to
Lender under Ihls Deed of Trust, then 10 pay accrued Interest, and the refll8lnder, If any, shaD be apphed to the pnnapal
balance 01 the Indebtedness If Lender hotds any proceeds after payment In-full Of Ihe Indebtedness, such proceeds
shaD be paid wllhout mteresllo Granlor as Granlor's Interests may appear
Granlor's Reporl on Insurance Upon request 01 Lender, however nol more lhan once a year, Grantor shaD furnISh to
Lender a report on each 9XlShng poocy of InSUrence shOWing (I) the name 01 the Insurer, (2) the nsks Insured, (3)
Ihe amounl 01 the policy, (4) the property Insured, Ihe then current replacement value of such propeny, and the manner
ot delermlnlng that value, and (5) the expiration date 01 the pohcy Grantor shan, upon request of Lender, have an
Independenl appralSB' sabsfaclory to Lender detemnlne the cash valua reptacement cost of the Property
LENDER'S EXPENDITURES. It any acbon or proceeding IS commenced lhal would matenally aHeet Lend9f's Interest 11\ the
Property or If Grantor falls to comply wllh any proVISion oIlhlS Deed of Trust or any Related Documen1s, Including but not limIted to Granlor's failure 10 dlSCharge or pay when due any amounts Granlo, IS reqUired 10 dIScharge or pay under IhlS Deed 0' Trusf or any Relaled Documents, Lender on Grantor's behall may (bul shaD not be obhgated to) lake any acbon thaI Lender
deems appropnate, mcludlng bul nol IImlled 10 dISchargIng or payrng aD taxes, herlS, secunly Interesls, enoumb,ances and
other claims, at any bme IE/VIed or ptaced on the Property and paymg aU costs lor msunng, malntamlng and preSerMII Ihe
Property AU such expenditures IIlcurred or paid by Lender for such purposes WJII Ihen bear Inlerest at the rate charged
under Ihe Nole from Ihe dale Incurred or paid by Lender to Ihe dale 01 repaymenl by Grantor AU such expenses Win become
a part of the Indebtedness and, al Lender's opbon, WID (A) be payable on demand, (e) be added to the balance of lhe
Nota and be apportioned among and be payable Wllh any ,"slaHment payments to become due dunng either (1) Ihe term 01
any applicable Insurance poliCY, or (2) lhe remwolng term 01 the Nole, or (C) be treated as a battoon payment which WIll be
due and payable at Ihe Nole's matunty The Deed 01 Trust also Win secure payment of these amounts Such nght shan be In
addlbon to aU olher ngllts and remedies 10 which Lender may be enblled upon Delault
WARRANTY, DEFENSE OF TITLE The follOWing prOVISions refallng to ownership of the Property are a part 01 thIS Deed of
Trusl
Title Granlor warrants Ihal (a) Granlor holds good and marketable bUe of record 10 Ihe Property In tea SImple, free
and clear of all liens and encumbrances olher than Ihose set lorth In the Real Property descnpbon Of In any tille
Insurance policy, "lie report. Of final bile op,mon Issued In lavor of, and accepted by, Lend911n connecbon wllh thiS Deed
of Trusl, and (b) Granlor has Ihe lull nghl, power, and aulhonty to execute and delIVer thiS Oeed of Trust 10 Lender
Defense 01 TlUe, Subject 10 the exceploon m Ihe paragraph above, Granlor warranls and wdt forever defend Ihe bUe 10
Ihe Property agalnsllhe lawful claims 01 all persons In the event any echon or proceeding IS commenced that questions
Granlor's hUe OJ Ihe mleresl of Trustee or Lender under thiS Deed 01 Trust, Grantor shall defend the achon al Granlor's
_______ ~.,.. - --~......, __ _r r .... -I--~ _ ..... _""'-~_ ... _ .... __________________ _
DEED OF TRUST
(Continued) Page 4
expense Grantor may be the nomlnat party In such proceeding, but lender shan be entlfled to par1lctpale In the
proceedIng and to be represented In the proceeding by counsel of Lender's own chOIce, and Grantor will delIver, or
cause 10 be delIvered, 10 Lender such InslTUments as Lender may request from tune to bme to perm~ such par1rcrpa~on
Compliance Wllh Laws. Granlor warrants thallhe Properly and Grantor's us .. of Ihe Property complres Wllh all eXISIlng
appbcable taws, ordinances, and regulatloos 01 governmentat authcntres
SUrvival Of RepresenlaUons and Warranlles All representabons, warranbes, and agreotments made by Granlor In IhlS
Deed 01 Trusl shalt survrve Ihe execulron and dehVltry 01 thIS Deed 01 Trust, shalt be contrnurng In nature, and shan
remain an IUlilorce and ellec:t unbl such bme as Grantor's Indebtedness shall be paid In lull
CONDEMNATION. The 10llOWlng prOViSIons relabng 10 condemnabon proceedings are a part 01 thIS Deed 011rusl
ProceedIngs II any proceedrng In condemnahon IS fl!ed, Granlor shalt prompfly nobly Lender In wrrllng, and Grantor
shall promptly lake such steps as may be necessary 10 delend the actIon and obtain Ihe award Grenlor may be Ihe
nominal party In such proceeding, bul Lender st.atl be enbUed to parlrcrpate In Ihe proceedlng af1d 10 be repr&Senled In
Ihe proceedrng by counsel 01 rls own choree aU al Granlor's expense, and Granter wdl delIVer O( cause to be dehvered 10
Lender such Instruments and documenlahon as may be requested by Lender from bme 10 hros to permn such
partrclpabon
ApplicatIOn 01 Net Pracee4s "an or any part 01 the Property IS condemned by emInent domarn proceedings or by any
proceedIng or purchase In lIeu of condemnation, Lender may at lIs elecban requrre that an or any portron Of the net
proceeds 01 the award be applied to Ihe Indebtedness or the reparr or rastoraton of the Property The net proceeds ot
Ihe award shall mean Ihe award alter paymenl 01 all reasonable cos Is, expenses, Bnd attorneys' lees Incurred by Trustee
or Lender In connecbon wrlh Ihe condemnahon
IMPOSITION OF TAXES, FEES AND CHARGES BY GOVERNMENTAL AUTHORI1IES ThelolloWing prOViSIons relahng to
governmental taxes, fees and charges are a part Of IhlS Deed 01 Trusl
Current Taxes, Fees and Charges. Upon request by Lender, Grantor shall execule such documenls In addl~on 10 thIS
Deed 01 Trust and take whatever olher aebon IS requesled by Lender to perfect and conbnue Lender's ben on the Real
Property Grantor shan rermburse Lender lor an taxes, as descnbed below, logether Wllh an expenses Incurred In
recording, perfecbng or conbnulng Ihls Deed Of Trust, including WIthout lrmllabon an taxes, laes, documentary stamps.
and olher charges for recording or reglStenng !hr. Deed 01 Trust
Taxes The follOWing shan consfllute taxes to whrch thiS seellon appbes (1) a specIfic tax upon thIS type 01 Deed of
Trust or upon all or any part of the Indebtedness secured by IhlS Deed 011rust, (2) a speCific tax on Granlot whICh
Granlor IS authonzed or reqUired 10 deduct from payments on Ihe Indebledness secured by this type 01 Deed 01 Trust,
(3) a tax on thIS type 01 Deed 01 Trust chargeable agalnsl the Lender or the holder 01 the Note, and (4) a spacrfic tax on
all or any portion of the Indebtedness or on payments 01 pnnClpat and Interest made by Granlor
Subsequent Taxes If any tax to whICh th,s sectIon applies IS enacted subsequenllo the date ollhlS Deed 01 Trust, Ihls
evenl shalt have the same effect as an Evenl 01 Default, and Lender may exercise any or all of rls aVilllable remedies for
an Event 01 Delault as proVided beloW unless Grantor eIther (1) pays the tax before d becomes dehnquent, or (2)
conlesls Ihe tax as proVIded above In 100 Taxes and uens section and deposrls wllh lender cash or a suHrc.ent
corporale surety bond or other securrty sabslactory 10 Lender
SECUftlTY AGREEMENT, FINANCING STATEMENTS The 100IoWing prOVISIOns relallng 10 thrs Deed 01 Trusl as a secunly
agreement are a part 01 thiS Deed of Trust
Sec\lrJty Agreement ThIS Instrument shall constrtute a Secunty Agreement 10 the exterrl any of lhe Property conslrlutas
~xluras, end Lender shatl have all 01 the nghts 01 a secured party under lhe Unllorm Commercral Code as amended from
Irrne 10 lime
Security Interest Upon request by Lender, Grantor shall execute ~nanCing statements and take whatevBr other achon
IS requested by Lender 10 perfect and conlinU9 Lender's secunty rnteresl rn \he Rents and Personal Property In eddlbon
10 recordIng thIS Deed 01 Trust rn Ihe real property records, Lender may, at any bme and wllhout further authonzabon
from Grantor, Ille executed counlerparts. COPies or reproductIons 01 thIS Deed 01 Trust as a financing statement Grantor
shall reImburse Lender lor all expenses Incurred In perfeobng Or conbnurng thrs secunty mterest Upon default, Granlor
shall nol remove, sever or detach the Personal Property Irom the Properly Upon delaull, Grantor shaD assemble any
Personal Property not aff.xed 10 Ihe Property .n a manner and at a place reasonably convenient 10 Grantor and Lender
and make It available to Lender WIthIn three (3) days after recerpl 01 Wllllen demand Irom Lender to Ihe extent permlUed
by appllC8ble law
Addresses The malhng addresses ClI Grantor (debtor) and Lender (secured party) Irom whICh information concerning
the secunty Intereslgranted by IhlS Deed 01 Trust may be obtaIned (each as reqUired by Ihe Undorm CommerCIal Code)
are as slaled on Ihe Ivsl page ollh .. Deed 01 Trust
FlJRTHER ASSURANCES, ATTORNEY-IN-FACT The 101l0Wing proVISIons ralabng to lurther assurances and
anorneY-ln-Iacl are a part 01 thIS Deed 01 Trust
Further Assurances At any lime, and from bme 10 lime, upon request 01 Lender, Granlor wdl make, execute and
deliver. or WID cause 10 be made, executed or delIvered, 10 Lender or to lender's deSignee, and wOOn requesled by
lender, cause 10 be laed, recorded, relded, or rerecorded. as 100 case may be, al such bmes Bnd In such offices and
places as lendor may deem appropnale, any and aD such mortgages, deeds 01 trusl, secunly deeds, secunty
agreements, financing sIatements, conhnuabon statements, Instrumenh; of furtOOr assurance, certrfrcates, and olher
documents as may, .n the sote op,n,on 01 Lender, be necessary or desrrable .n order to elfectuale, comptete, perfect,
contrnue, or preserve (1) Granlor's oblIgatiOns under Ihe Note, Ihrs Deed 01 Trusl, a~d the Related Documenh;, and (2)
the bens and secunly '"terests created by thIS Deed 01 Trust liS flrsl and pnor ~eros on the Property, whether now owned
or hereafter acqUired by Granlor Unless proh.blled by law or Lender agrees to the contrary In wnbng, Grantor shalt
r",mburse Lender for all costs and expenses Incumad In connecbon With Ihe matters referred to 10 Ihrs paragraph
Attorney-In-Fact. "Grantor lads 10 do any 0I11le Ihlngs relemad to In the preceding paragraph, Lender may do so lor
and In Ine name 01 Granlor and at Granlor's expense For such purposes, Granlor hereby Irrevocably appornls Lender
as Grantor's attorneY-ln-lacllor the purpose cl makIng. execubng, delrvenng, fiI.ng, recordIng, and de.ny all olher thIngs
as may be necessary Or dBslrable, rn Lender's sole opuuon, 10 accomptlsh tha malters referred to m !he precadrng
paragraph
FULL PERFORMANCE "Granlor pays al Ihe Indebtedness When due, and otherwIse performs allhe oblrgabons Imposed
upon Granlor under this Deed 01 Trusl, Lender shag execute and deliver 10 Truslee a requesl for fuU reconveyance and shaU
execute and dellller to Grantor sUllable statements 01 lerrrunabon of any hnanang stalement on ble eVidenCing Lender's
securrly Intarest In Ihe Renls and the Personal Property Any reconveyance lee shall be paid by Grantor, II permItted by
appbcable law The grantee rn any reconveyance may be descnbed as the "person or persons tegalty enllUed Ihereto", and
the recrtals In tha reconveyance 01 any maHers or lacls shan be COnclUSIve proof 01 the truthlulness 01 any such maliers or
lacts
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DEED OF TRUST
(Continued) Page 5
EVENTS OF DEFAUlT Each of the followmg, at Lender's optIon, shall consbtute an Event of Default under thIs Deed 01 Trust
Paymenl Detault Granlor falls 10 make any payment when due under Ihe Indebledness
Olher Oelauna Grantor fads to comply wIth or to perform any other term, obllgallon, covenant or condlbon contlllned In
thIS Deed of Trusl or In any of tha Related Documents or 10 comply Wllh or 10 per10rm any term, obllgallon, covenant or
condlbon contamed In any other agreement between Lender and Grantor
CompUance Default FaIlure to comply WIth any other term, obtlgabon, covananl or condlllon contained In thIS Deed of
Trust, the Note or In any of the Relaled Documents If such a fadure IS curable and d Grantor has not been gIven a
nobce of a breach of the same prOVISIon of ttus Deed of Trust wrtllln the precedtng twelve (12) months, It may be cured
(and no Event of Default WIll have occurred) • Granlor, after Lender sends wntl9n nonce demandIng cura 0/ such failure
(a) CUIBS the fadure wllhln ten (10) days, or (b) d the cure requlI'es more than ten (10) days, Immedlalely onlltates sleps
sufbC1enl to cure the faIlure and thereafter conbnuas and completes alt reasonable and necessary steps suffICIent to
produce compbance as soon as reasonably practIcal
Detault on Other Payments. Failure 01 Grantor WIIhm the bme requlfed by thts Deed of Trust to make any payment for
taxes or Insurance, or any other payment necessary 10 prevent Idlng of 0110 eRect dIScharge of any ben
False Statements, Any wanranly, representabon or statemenl made or furnIShed to Lender by Grantor or on Grantor's
behalf under Ihts Deed 01 Trust or Ihe Relaled Documents IS false or mISleading," any malenal respect. ellher now or al
the bme made or lurnlShed or becomes false or rrusleacltng at any bme Ihereafter
Defecllve CollateraJllAllon ThiS Deed of Trusl or any of lhe Related Documents ceases to be m fuD force and effect
(mcludlng faIlure of any collateral documenllo creale 8 vabd and pertacted secunly In!erest or Il8n) al any hme and for
any reason
Death or Insolvency The dlssolulton or terrrunabon of Granlor's flXIslence 8$ a gOlOg bUSIness or the death of any
per1ner, the msoJvancy 01 Grantor, Ihe appomtment of a receIver for any part of Granlor's property, any asSlgnmenl lor
the benebl 01 credItors, any type of credItor workout, or the commencement of any proceeding under any bankruptcy or
Insolvency laws by or agamsl Grantor
Creditor or Forfeiture Proceedings Commencement 01 foreclosure or forfellure proceedings, whether by JUdICIal
proceedlng, sell-help, repossessIon or any olher method. by any creditor of Grantor or by any governmenlal agency
agalnsl any property secunng the Indebtedness ThIs Includes a garnlshmenl of any of Grantor's accounts, Including
depOSIt accounts, With Lender However, tlus Event of Delault shall nol apply If there IS a good f8lth dIspute by Granlor
as to Ihe vahdlty or reasonabt9n8SS of Ihe claIm which IS the basIS of the credItor or forfellure proceedIng and. Grantor
gIves lender wrlHen notIce of Ihe credrtor or lorfellure proceedtn9 and depOSIts WIth Lender mOnies or a surety bond 101
the credItor or lorfelture proceeding, In an amount delermll'led by Lender, In lIs sole dlscrehon, as beIng an adequate
reserve or bond lor the dIspute
Breach 01 other Agreement, Any breach by Grantor uncler the terms of any olher agreemenl between Grantor and
Lender that IS not remedIed wrthm any grace PBfIOd prOVIded therem, includIng wllhoul hmtlabon any agreemenl
concerntng any Indebtedness or olher obllgabon of Granlor 10 Lender, whether 8XJSbng now or later
Events Affecllng Guaranlor_ Any of the precedIng events occurs wllh respect to any Guaranlor 0/ any of Ihe
Indebledness or Bny Guaranlor dIes or becomes Incompelenl, or revokes or dlsputes Ihe validIty 01, or babillty under,
any Guaranty of the Indebtedness In the event of a death, Lender, a1 lis opbon, may, but shall not be reqUIred to,
permll the Guarantor's eslate 10 assume uncondlbonally the obbgabons arISIng under Ihe guaranty on a manner
satISfactory to Lender, and, '" dOIng so, cure any Evenl of Defaull
Adverse Change. A matenal adverse change occurs In Granlor's IInanctal condlbon, or lender belIeves the prospect 01
paymenl or performance ollhe Indebtedness IS Impaired
RighI 10 Cure II such a faIlure IS curable and If Granlor has not been gIven a nobce 01 a breaoh of the same proVIsIOn
of thiS Deed of Trust wllhln the preceding twelve (12) months, d may be cured (and no Event of Default wdl have
occurred) If Grantor, aller lender sends written nobce demandong cure of such fatlure (a) cures lhe faIlure WIIhon len
(10) days, or (b) If Ihe cure reqwres more lhan ten (10) days, ImmedIately Indlales steps sufflClenllo cure the falfure and
thereaner conbnuas and completes all reasonable and necessary sleps sufficoent 10 produce oompllance as soon as
reasonably pracbcal
RIGtfTS AND REMEDIES ON DEFAULT II an Evenl 01 Default occurs under thIS Deed of Trusl, al any bme thereafter,
Trustee or lender may exerCISe anyone or more of the follOWIng nghts and remedlBS
Elecllon 01 Remedies Elec1ton by Lender to pursue any remedy shan nol exclude pursull of any other remedy, and an
elaebon to make expendllures or to take actIon 10 perform an obbgabon of Granlor under thIS Deed of Trust, after
Granlor'$ failure 10 perform, shall nol aHecilender's nghl to declare a detauft and exercISe Its rllmedles
Accelerale tndebledness Lender shall have the nght allis opbon 10 declare the enbre Indeb1ednass nnmedlately due
and payable, Includmg any prepaymenl penally winch Granlor would be reqUired 10 pay
Foreclosure Wllh raspect to all or any part 01 the Real Property, the Trustee shaD have the nghl to 9X9fcose lis power of
sale and to foreciOlOe by nollce and sale, and lender shan have the r'!lht to foreclose by Judlclaf foreclosure, on eother
case on accordance WIth and 10 Ihe tull exlent prOVIded by applicable law
uee Remedies, WIth respect 10 aU or any pM of the Personal Property, lender shall have aD the nghts and remedies of
a S9CWed party under the Um10rm Commercial Code
Collecl Renfs_ lander <haU have the nght, WithOUt nollOO to Orantor 10 take pc-SS9SS1on of and manage the Property
and collecllhe Rents, Includong amounts past due and uopall;!, amI apply the nel proceeds, over and above Lender's
costs, against the Indebtedness In furtherance 0/ this nght, Lender may require any tenant or other user 01 the Property
to make paymenls of renl or use fees dlrecUy to lender If the Rents are collected by lender, then Grantor Irrevocably
d9Slgnatas Lender as Grantor's atlorney-<n-Iact 10 endorse Inslrumenls receIVed In payment Ihereol In the name 01
Grantor and 10 negobate the same and collect the proceeds Payments by lenants or tither users 10 Lender In response
to Lender's demand shall sabsly the obllgabons lor whIch the paymenls are made, whether Of not any proper grounds
for the demand e)(\sted Lender may exercIse lis fights under thIS subparagraph eIther In person, by agent, or through a
fecetver
Appotnt ReceiVer Lender shall Mve Ihe right to have a receIVer appOInted to take possessIon 01 all or any part of Ihe
Properfy, wllh the power to prolect and preserve the Property, 10 operale Ihe Property precedIng or pendIng foreclosure
or sale, and 10 coUect the Rents from the Property and apply Ihe proceeds, over and above the cost 01 the rec .. vershlp,
agaInst the Indebtedness The recerver may serve WIthout bond II permrlted by law Lender's nghllo the appomtment
01 a reCOlver shall eXIst whether or not Ihe apparent value 01 the Property exceeds Ihe tndebtedness by a substanbat
amount Employmenl by Lender shan not dlSquabfy a person from seMng as a r8C8IVer
Tenancy al Sullerance If Grantor remains In possBSSlon of the Property alter Ihe Property IS sold as pro'JIded above or
..,...
'C:::> , CC> -
• _-~ • .,.,.. ... ...:Ie.-_,::<~ _____________________ _
DEED OF TRUST
(Continued) Page 6
Lender othelWl$e becomes entrtied to posseSlllon 01 the Property upon default 01 Grantor, Grantor shall b8CQme a
tenant at sufferance of lender or the purchaser 01 the Property and Shall, at lender's opbon, e~her (1) pay a
reasonable rental lor the usa of the Property, Or (2) vacate the Property Immediately upon the demand of lender
Olher Remedies Truslee or Lender shan have any olher nght or n.medy provided In thIS Deed of Trust or the Nole or
by taw
Nollce 01 Sale Lender shal give Grantor reasonable nobce 01 the time and place of any public sale of the Personal
Property or of the bme after which eny pnvate sale or olher '"tended dlspO$iIlon of the Personal Property IS to be made Reasonable nobce shall mean nol,ce Qlven at least ten (10) days before the lime of the sale or dISPOSItion Any sale 01
Personal Property may be made m conlunchon With any sale of the Real Property,
Sale Of the Property To the extent pernulted by app~cable law, Grantor hereby WIlJV8S any and all nghts 10 have Ihe
Property marshalled In exercosmg lis rights and remedies, the Trustee or Lender shan be free 10 seD aD or any part of the
Property together or separalely, In one sale or by separale sail"> Lender shall be entilled 10 bid at any public sale on aD
or any portion 01 the Property
Atlorneys' Fees, Expenses, If Lender Inst~ules any sull or acton 10 enforce any of the lerms of thiS Deed of Trusl,
Lender shan be snnlled to recover such sum as the court may adjudge reasonabla as attorneys' fees at !nat and upon
any appeal Whether or nol any cout! acbon IS Involved, and to the extent not prohlblled by law, aU reasonable
expenses Lender inCurs that 10 lender's opJnlon are necessary at any lime for the prolecllon of Its Inlerest or the
enforcement of lis nghis shan become 8 part of the Indebtedness payable on demand and shall bear InIeJBSt at the Note
rale from the date of the expend~ure untd rep8ld Expenses covered by thiS paragraph Include, Without hmllallon,
however subject to any limits under appbcabte law, lender's attorneys' lees and Lender's legal expenses, whether or not
there IS a tawsult, Includmg attorneys' fees and expenses for bankruptcy proceedmgs (Including efforts to modify or
vacet .. any automallc stay or IOJuncbon), appeals, and any anbcipated posl--judgment coJJecbon S8fV1C8S, the cost of
searching records, obtalnmg bile reports (including Ioracloswe reports), surveyors' reports, and appr8lSat lees, bile
Insurance, and fees lor the Trustee, to the extent permitted by applicable law Grantor also Will pay any cowl costs, m
addillon to all other sums prOVided by law
Rights of Trusfea Trustee shall heve aU 01 the nohts and dubes of Lender as sel'orth In this seebon
POWERS AND OBLIGATIONS OF TRUSTEE, The foDoWlOg prOVISIOns ralabng to the powers and obligations of Trustee
(Pursuanl 10 lender's Instruchons) ana part 01 thos Deed of Trust
Powers o. Trustee In addrtJon to all powers of Trustee anslng as a matter of taw, Trustee shall have the power to take
the foRowlng achons With respect to the Property upon the wrillan request 01 Lender and Grantor (8) 10m In praparlng
and hllng a map or plat 01 the Reat Property, Including Ihe dedlCabon of s!reels or olhar nghls 10 the publiC, (b) lOIn In
granling any easement or creating any restnetlon on the Real Properly, and (e) JOin In any subordlnallon or olher
agreement affectng this Deed of Trust or the Interest of Lender under ttus Deed of Trust
Obligations to NoUIy Trustee shall not be obligated to noh/y any olher party 01 a pending sate under any other trust
deed or ban, or of any achon or proceeding In Which Granlor, Lender, or Trustee shall be a party, unless reqUIred by
applicable law, or unless the acbon or proceeding IS brought by Trustee
Trustee Trustee shall meet all qUMllcahons reqUired tor Trustee under applicable law In addobon to the nghts and
remedlGS set lorth above, with re$pect to all 0' an) part of tho Property, the TlllSlee shan have the noht to foreclose by
nollce and sale, and lender shan have Ihe fight to foreclose by ludlCllllloreclosure, In eother case m accordance With and
10 the full extent prOVided by applicable taw
Successor Trustee Lender, at Lender's opbon, may from time to bme appOint a successor Trustee to any Trustee
apPOinted under thIS Deed 0/ Trust by an Instrument executed and acknowledged by Lender and recorded In the oRlee
of the recorder of KING County, State of Washington Th8 Instrument shall contain, '" adClihon 10 aD other maHers
reqUIred by slate law, the names of the onglnsl Lender, Trustee, and Grantor, the book and page or the Audllor's File
Number where thiS Deed Of Trusl IS recorded, and the name and address of the successor trustee, and the Instrument
shall be executed and acknowledged by Lender or Its successors m mterest The successor trustee, Without conveyance
of the Property, shall succeed to all the litte, power, and dulles eonfernad upon the Trustee In thiS Deed of Trust and by
apptlCSbte law This procedure tor subshtullon of Trustee shall govern to the exclUSion 01 afl other prolllSlons for
subsbtutlon
NOTICES Subject 10 applicable law, and except lor nobce reqUired or allowed by law to be given on another manner, any
nobce reqUired to be given under thIS Deed 01 Trust, Inctudlng wllhoul IImltahon any noboe of default and any nollce of sale
shall be gIVen In wnhflg, and shaD be effecwe when actually delivered, when actually received by te'efacslmde (unless
olherwlss reqUinad by taw), when depOSited With a nationally recognized overrught couner, or, II mailed, when depOSIted In
the United States mad, as hrsl class, certified or regIStered mall postage prepaid, directed to the addresses shown near the
beglnnulg 01 thiS Deed 01 Trust All caples 01 nol!ces of foreclosure from the holder of any han whICh has pnonly over thiS
Deed 01 Trust shall be sent to Lander's address, as shown near the begmmng otlhls Deed 01 Trusl Ally party may change ~
address lor nobces under Ihls Deed of Trust by glVlflg formal wnlten nobce to the other parties, speclfymg that tha purpose of
the notice IS to change the party's address For nooce purposes, Grentor agrees to ·keep Lender Informed at all limes 01
Granto,'s current address SUbiect to applicable law, and except for nobce reqUIred or allowed by law to be gIVen In another
manner, If there IS more than one Grantor, any nobce gIVen by Lender to any Grantor IS deem9<lto be notice given 10 all
Grantors
MISCELLANEOUS PROVISIDNS. The follOWing mlsceDaneous prOVISions are a part 0/ thiS Deed of Trusl
Amendments ThIS Deed of Trus~ together With any Relalad Documents. consbbules the enbre undBl"Stand.1'\g and
agreement of the parnes as to the matters set lorth In thiS Deed of Trust No allerabon of or am90dment 10 this Deed ot
Trust shall be effectIVe unless gIVen In wnbng and signed by the party or parbes sought to be charged or bound by the
allerabon or amendment
Annuat Reports If the Property IS used for purposes other than Grantor'$ rBSldenc&, Grantor shaD furrush to Lender,
upon request, a cerbhed statement 01 net operabng rncome receIVed from Ihe Property dunng Grantor's previOUS hscal
year In such form and detail as Lender shaD reqwre "Net operating Income" shall mean all cash recerpls from the
Property less aH cash expendrtures made In connechon With the operation of the Property
Caplton Headings. Capbon headmgs In Illls Deed of Trust are for convenience purposes only and are nof to be used to
Inlerpret or delrne the prOVISions of lhos Deed of Trust
Merger There shall be no merger of the Intere$! or estate created by tAis Deed 01 Trust With any other Interast or estate
In the Property at any lime held by or lor Ihll benehl 01 Lender In any capaCity, Without the wnHBn consent 01 Lender
Governing Law This Deed of Trust win be governed by, construed and enforced In acccrdance with federal law
and the laws or Ihe State of WashIngton This Deed of Trust has been accepted by lender In the Slate 0'
Washtngton,
Choice of Venue, I! there IS a laWSUit, Grantor agrees upon Lender's request to sub mil to the ,unsdicbon of the courts 01
.~
en
King County, Slate of Washington
DEED OF TRUST
(Continued) Page 7
No W",ver by Lender Lender shall nol be deemed 10 have waIVed any nghls under this Deed of Trust unless sllch
waIVer IS given m wnhng and signed by Lender No delay or ollllSSlon on Ihe part of Lender In exerasmg any rrght shall
operate as a waiver of such nghl or any other nght A wwver by Lender of a proVISIon of thIS Deed of Trust shall nol
preludlce or conslilute a waiver of Lender's nghl othelWlSB 10 demand slnet compliance wdh that prOVISIon or any other
prOVISIOn of \Ius Deed of Trust No pnor W8Jver by Lender, nor any course of deabng between Lender and Granlor, shag
conslilute a W8Jver of any of Lender's nghts or of any 01 Granlor's obbgabons w; to any future Iransachons Whenever
the consent of Lender IS raqUlred under \Ius Deed of Trust, Ihe glarrtJng of such consenl by Lender In any Instance shan
nol consbtute conbnulng consent 10 subsequenllnsiances where such consent IS reqUIred and In all cases such consent may be granted or wllhheld In the sole dlscrabon of Lender
Severabntty "a court of competent Junsdrebon Hnds any prOVISIon of tlus Deed of Trust to be Illegal, Invalid, 01'
unenforceable as to any CIrcumstance, thai finding shall nol make the offendtng provtSlOn Illegal, mvalld, or
unenforceable as to any other ClfcumslBnce If feasible, the offendtng prOVISlun shaD be COnSIdered modified so Ihalll
becomes legal, vabd and enlorcellble If !he offendmg proVISIOn cannot be so moddled, 1\ shall be conSidered deleled
from thts Deed of Trust Unless olherw~ required by law, Ihe Inegahly, Invabdlly, or unenforceablhly of any proViSIon of
thIS Deed of Trust shall nol affect the legabty, vahdtly or enforceablbty 01 any other prOVISIon of this Deed of Trusl
Successors and Assigns SUbject 10 any homlabons slated In thIS Deed of Trust on transfer Of Grantor's mterest, thts
Deed of Trust shall be binding upon and Inure to the beneht of the parbas, thell' SUccessOIS and aSSIgns If ownership Of
the Property becomes vesled In a person olher than Grantor, Lender, WIthout nobee to Grantor, may deal Wllh Granto~s
successors With reference to thiS Deed of Trust and lhe Indebtedness by way of forbearance or extenston Without
releastng Grantor from the obhgabons of Ihls Deed 01 Trust or habdlly under the Indebtedness
Time Is of the Essen"e Time IS of the essence In the performslII'9 of thIS Deed of Trusl
Waiver 0' Homestead Exempllon. Grantor hereby releases and waIves alt nghts and benebls of Ihe homeslead
exempbon laws of !he Slate 01 WaShington as to an Indebtedness secured by Ihls Deed of Trusl
DEFINITIONS. The follOWIng capltall~ed words and terms shall have the foUOWlng meanings when used In thIS Deed 01 Trust
Unless spuclhcany stated to Ihe contrary, all references to dollar amounts shaD mean amounts In lawful money of Ihe Unoted
Slates of Amenca Words and lerms used In the smgular shaliinelude lhe plural, and Ihe plural shall tnclvde the songular, as
the context may reqUIre Words and terms not olllerwrse dehned rn thIS Deed of Trust shaD have the mearungs attnbuted 10
such lerms In the UnIform CommerCJ81 Code
Benellclary The word "BenefiCIary" means Fronber Bank, and Its successors and assigns
Borrower The word "Borrower" means BAlES SELF STORAGE PARTNERSHIP, and all olher persons and enbbes
slgnong the Not. In Whatever capaCIty
Deed 01 Trust The words "Deed of Trust" mean thIS Deed of Trust among Granlor, Lender, and Trustee, and lnellides
WIthout Iomrtabon aU asslgnmenl and securory Inlarest proViSIOns relabng to lhe Personal Property and Rents
Default The word "Default' means Ihe Defaull set forth In thiS Deed of Trust In the secIlon bt!ed 'Default'
Event 0' DelBUlt. The words 'Event 01 Delaulr' mean any of the events 01 delault sellorth In thts Deed of Trusl In Ihe
events Of defaull secl",n of thIS D..cd of Trust
Grantor The word 'Grantor" means BAlES SELF STORAGE PARTNERSHIP
Guarantor The word "Guarantor" means any guarantor, surety, or accommodalJon party of any or all of the
Indebtedness
Guaranty, The word "Guaranty" means the gllaranly from Guarantor to Lender, Includtng without bmrtabon a gvaranly of
all or part of the Nole
ImprOVements The word 'Improvements" means an elCl$tlng and future Improvements, buddlngs, structures, mobde
homes affIXed on the Real Property, laCIIllJes, addtbons, replacements and other construcbon on !he Real Property
Indebtedness The word 'Indebtedness" means aU pronclpal, Interest, and other amounts, costs llnd expenses payable
under the Note or Related Documents, logether With aD renewals aI, extensiOns 01, modoltcaloons of, consolldabons of
Bnd sub.btuhons for Ihe Note or Relaled Documents and any amounts expended or advanced by Lender to doscharge
Granlor's obtogabons or expenses Incurred by Trustee 01' Lender 10 enforce Gramor's obbgatlons under thIS Deed of
Trusl, together With Interesl on such amounls as prOVided In !his Deed of Trust
Lender The word '\.endeo" means Fronber Bank, Its successors and assogns
Nole. The word "Nols" means the promissory nole dated July 2, 2002, in the original principal amount of $97,585,48 from Grantor to Lender, together With all renewals of, extensIons of, modtltcabons of, rehnanClOgs 01,
cOrlSohdabons ai, and subsbtuhons for the promISsory nota or agreemenl
Personal Property. The words "Personal Property' mean all eqUIpment, fudures, and olhar arltcles 01 personal property
now or hereafter owned by Grantor, and now or hereafter attached or affixed 10 the Real Property, together With all
accesstons, parts, and additions 10, aD replacements 01, and an substItutIons lor, any of such properly, and together wrth
all ISsues and prol~s thereon and prooeedS(lnclUdlng WIthout kmtlatlon alilMurance proceeds and refunds of premrums)
Irom any sale or other dosposlbon oIlhe Property
Property The word "Property" means coUecHvely the Real Property and tha Personal Properly
Real Property The wOl'ds "Real Property" mean the real property, Interests and nghts, as turther descnbed In Ihls Deed olTrusl
Related Documents The words "Related Documenls" mean all promISSOry notes, credd agreements, loan agreements,
guarant,es, sacvnly agreements, mortgages, deeds of trust, secunty deeds, collateral mortgages, and all other
Instrumenls, agreements and documents. whether now or hereafter 8Xlsbng, executed In connecbon WIth the
Indebtedness, prOVided, that Ihe envrronmenlallndemnrly agreements are not "Related Documents' and are nol secured
by thIS Daed 01 Trust
Rents. The word "Rents" means aU present and future rents, revenues, Income, Is,mes, royalbe., prohls, and other
benefits denved from tha Property
Trustee. The word ''Trustee' means PACIFIC NORTHWEST nTLE COMPANY OF WASHINGTON, INC, whose m81ling
address IS 215 COlUMBIA STREET, SEAffiE, WA 98104-1611 and anysubsblula or successor trustees
--------.. ~ ...... ----~----------------~--.-~--~--. ,---
L:"
CI1'S
DEED OF TRUST
(Continued) Page 8
GRANTOR ACKNOWLEDGES HAVING READ AlL THE PROVISIONS OF THIS DEED OF TRUST, AND GRANTOR
AGREES TO ITS TERMS
GRANTOR
aALESSEL~ ByG4~BALES
PARtNERSHIP
STATE OF _W_A_S_H_I_N_G_T_O_N ___ _
COUNTY OF KING ----------------
SELF STORAGE
)SS
)
On thiS 4th day of July , 20 ~ before me, the underSIgned
Notary PtJbllC, personally appeared GEORGE H BALES of BALES SB.F STORAGE PARTNERSHIP, and personalty known
10 me or proved 10 me on the basIS Of sabslactory eVidence to be a of the partnership Ihat executed the Deed of Trust and
acknowledged Ihe Deed 01 Trust to be the free and votunlary act and deed Of the partnership, by authOrity of statute or Its
PartoolShlj) Agreement, for the US9S and purposes therell\ mentioned, and on oalh stated thaI he or she IS authonzed to
exec d of T t and In fact executed the Dead of Trust on behalf of the partnership
By Resldlngat Federal Way
My commtsslon exptres 7 -1-0 5
REQUEST FOR FULL RECONVEYANCE
To , Trustee
The underSigned IS the legal owner and holder 01 aU Indebtedness secured by thiS Deed of Trust You are hereby requested,
upon payment 01 all sums owmQ to you, to reconvey Without warranty, to the persons enhlled thereto, the nght, tille and
Interest now held by you under the Deed 01 Trust
Dale __________________ __ Beneftclary _________ _
By: ------------tb· _____________ _
38n
," =!.: _.' .,~ /' _",-_!;t/. .. y.
·--~ .. ~ ,. , .... _. ~:.
, .. /'.,.,. /. ~'.,' ~, . ~~~:~~~~! ... ~-...
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4. ., ....... -': " .... .... .
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· .. II .. reJD .... ""I:> •• ~r" ... F ... H8l.o ....... Al.,.o ... So:.ppt"1&Sblrle,..S~ .• pplnl
fortl:e eonaideratiori of.. $ 900.00 •••••••••• Dollan
and also of benefits to ~Cilrue to.... ... ".!}~.!1! .............. ;.by r~1l of IIJin, out Ind "tabli.binl 1\ publi~ road
·tb~UgL.t.h~:l,~~?;t\;g:~tr~~, ~d<~€i.~ii~.~~~f~:d_rib .... eOIlYe)'.~ "" r~lm.. • ,nd quil.
claim ........ 10 the County oL..... King..... Slate of WI.hington. for Uie of
·tbe i>nbHc-fMeYff, .••• public road and birhw.a~--!!! il!terest ill_lhe follOWing dewrihrd rul .. 1111 •. vi&.,
The N. 42 !"t. of. the !i. 1$0 ft •. of. the 1l.E.t of the N.W.~orthrjT~z:-:;--OT
the N. W.i-. 15, TWp. 2)R. 5 E.~.M/
Contai :nore
168th Ave. S.E.)
'upon'tbe abuu.ln, property. and on each :::~~'.:::~:;:~[i>;J:i:::--IUId lpecilieatlOllllor higbway purpo.e.,
bad beeD acquired b .. l'ondenmatlon "roceed.
}!a8IliJ:~Oil,
Slate of WubiDIton.
.__. A: D. 191,'. :,/ .
.~' ..
~'7"'=="'7O=;==:==:=;:=:':=======:==~======;========·-c~-~-=.:.--=-:::::-= ---.~ . __ _
. NOlary Public in and fot the Sla'e of Wasbington. resid;'lg at.
II. o
o ~
E-Z
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.~Jf~~·'·;·~:;~lt ~'y;
.~ ,. .. I!f. j/. before me. a !l:olary I'!,blic
-----------
;~}/Jr .. : 10-13-03; 3:13PM;EXems I:>y the II:>, Inc . -, .. ;2062960911
. .. # 31 5
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f· · . ,.
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IN j'HE SUPERIOR COURT OF TI~ STATE
KING CCUl-lTY, a lega.l subdivision
ot the S~ata or Washington,
Peti tioner,
vs.
APTEX, INC.:1 et al
Respondents.
)
)
)
)
)
)
)
)
)
)
)
)
~-------------------------------)
OF WASHINGTON FOR KING COUNTY
NO. 632 2 3 3
DECREE OP APPROPRIATION
PARCEL NOS. 1, 11, 14, 19~ 30
1;
~-. .. TP-IS MATTER having come on duly a.nd regIllarly be.fore ~\~r~e~ .. : ...
judg(} i'or a decree o.f appropriation pursuant to RCW 8. 08. o661:'pet..itt~r ..
Cl~' 0
appearing by Charles o. Carroll, Prosecuting Attorney £or Ki~o~tt.1' ~ c.n -;!':-. ~ ...... c:>
through his deputy, Robert Kuvara, and the petitioner having ~ ~to --~ "::7"~ .-.
tho re~lstry o.f the court the compensation provided in this ju~e~or d>
compensation (by the court) entered on March~1965 for pnrcela #1,
11, li~, 19 ar~ )0, the said pa~cels being described below
NOt! , THEREFORE t
IT IS ORDERED, ADJUSTED, AND DECREED that an ownership interest ror
road purposes as described in Exhibit "A" attached hereto be, and hereby
is, appropriated and conveyed to the petitioner in the real proper~y
described in Exhibits B-~, B-l1, B-l4~ B-19, B-30, attached hereto,
situate in King County, Washington; and
IT IS FURTHER ORDERED; ADJUDGED, AND DECREED that the petitioner
in tho owner for ~oad purposes in the parcels o~ real property, and ia
entitled to enter into possession of, and at all times herea£ter use and
possess, said real property as against all parties kno~n·and unknown.
DONE XN OPEN COURT this~h day or March 1965.
\ \-..
i
10-13-03; 3:13PM;EXems by the Ib, Inc ;2062960911
of. • •
RES 0 L UTI 0 N
NO. 289B4
WHEREAS, the Board of' County COmlTlissione!'s of' King County ha.ve
determined it to be necessary to acqu.iI'e the land and property here-
inafter described f'or the public purpose of' county road rights-o£-
'Way, to~wit:
S.E. 12Bth Street (132nd Ave. S.E. to l68th Ave. S.E.)
WHEREAS, it appears that King County is unable t_o agree wi th
the owners of' said land and property 1:01" it's purchal:Je and must resort
to condemnation proceedings to acquire same as provided by law, now
there.fore
B1~ IT RESOLVED by the Board of County Cor.unissioners o:f King
County, Hashington, tha.t the Prosecuting Attorney of King County be
and is hereby aut~orized and directed to begin .condemnation proceed-
ings to acquire property and property rights together with rights to
construct and maintain slopes rOr cuts and.f'ills on certain a.butting
propor~y on nnd ot the f'ollo~ing described property in King County
S. E. l28th Str0et (132nd Ave. S.B. to lS8th Ave. S.E.)
A strip of' land 84 reet in width, having 42 feet o~ such width
on each side 01' the following described centerline:
Boginning at the Northwest co~ner of Sec. 15, Twp. 23N.R. 5 E.W.H., thence Easterly a distance of 11,727.00 reot to·
a terminus at a point on the centerline or 158th Avo. S.E.,
said 'point being N. 72°51 t 3811 East a distance of )2.17 feet
from the Northea.st corner ot: the N. ~·l.~:! of the N. W. ~ or Sec.
1), Twp. 2) N. R. S E.W.H.
PASSED this 2Jrd
ATTEST;
ROBERT A. HORRIS
Clerk or the Boa~d
BY RALPH R. STENDER
Deputy
day or November 1964·
BOARD OF COUNTY C01'lNISSIONERS
KING COUNTY, HASHINGTON
BD HtiNRO
Cha.irman
SCOTT ':JALLACE
COlTll'llissioner
JOHN T. O'BRIEN
Cornmiss ioner
# 41 5
10-13-03; 3:13PM;Exems by the I b, Inc ; 206296.0911 # 5/ 5 . : ."~' ...... . .' ...
, :'?~S;i; ;~~;>; "
:, ,DanCl-ip tion '~.rha Ean~ 80 teet of ,the Northwost ~ 0.1' the l'JorthNG.st !o'l of' the NorthOo.st":,:,::-,~'.:,~;,!:,:1
"::i: of; tbl North\-1est ~ of Section ,15" Township, 23 North. Ra.nge 5 Ea:st.':w,,~~r~'iV~,~;:;·:'!(~
:>ituato in the County of' h1n~, "State or ~·/oshington.
':;0:'.' .:', .:.: ..
::""
. ',' . '" ','.: -',
. ,'.: . .' .. .';. ....
Vi:r'gioia HolvldS Brown,' wifo
Kenneth L. Brown
Owner
Au~itor's
, ,
Elna Pedersen and Theodo:re:','Peders'e'n~';',:"{',~'::'(~
his Wir9 .. ' '. • .• . \\;i"i!jt?lf~
Judgrne nt, Ore dl.,tor , : ''':',: .. ,J'~'",""';!)": •• ::"~,,
Execution, 'Do"~ke ts J' ~"Vol! ... i261.i:',:/':f;\Y;~~,
Page 271, ,Judgine'nt,' '#:3'i912j};:~'S::},i}:;~
King county' Sup~:rio:r.:: ';,¢~¥~~l~~~:i;i1:~ Cause #564045,' , ... '. ' "", "'-'-"(.~"."
Aptex, Inc. ..' . .Jntlt~
Judgmen t Cre~l tpr, ,'.' >,'z;;··,~,e:{'?,;·: ;;i--;
Execution poc}ce ts j ',V~li,,'~';:2,>7J;,~:~~~<t
Page 12$, ,J~dgment,:'#3'26s.6s;::'(r;J{
Ki ng Oounty' Superior. ',Cour:ti?':'~;, ':1.~;:
Northern Pacific Rsilw'ay
Prorlt n'P~endre
Do~dJ recorded in ~!5L,.., Page 38t;'.
;.-
.. '
'i.~r ,;
t.{, STATE O~ WASHINGTON)
) ss
)
AGREEMENT . ", .. ", . ::<::/~;;.
DATE July 21, 1983
of
15. niP 23. RG OS.
1/4 less Co. Rdless
. ".
granting it pemitto ccmnect a
Aven ue S. E. • :.FG1";:<;"~"r~·;·;;(X •..• .
.a~~ve propert~ .• ".·.~±!fJm:~~;-':!~iy·;"!:'.'
successors~ he1rs\and<'asS1ps. hereby
in supportof:t·~a'ccept.aDy
. tiated proposal. otherlth8ri:L;lrD~;'a and
of the waterma1nTiii;';;138th·Ave~i s. E
the RentonSubdivis'iOntOtd1tulnc:e~' or as .. " . ~:,; :{:: ··:;~~~.~~::~~~~f:~/~i~.~;:?·:'·>-.::i'::,: ';":.-'
have hereunto. set and year ..
_______________________ (S~)
D
I. • a Notary Public in and for the State of wa.shin .. g~'A.
residing at -~~~.a;...q..U;~~~~i"-' do hereby ce.rti!.y _that ~n. this ~~y of~ 19~. personally ~( _
and who executed the within instrument
the same as ~
therein mentioned.
and official
filED fOR RECORD AIlWlUEt'i Of
om:£ if. cnUUll I£)I1IlK 1\IG&l lUI. ----. .---
described herein
---:-~s...-,,......,,-si~ed and sealed
for uses and purpose
.... '~. , .. ;
~ II _, i.-;~~;: .
:~ :~.~) .. .':'
J-.ereinafter
agree to ,sign the necessary
'liDift~;of~1:Yi-~;:;(!it5/~f Renton. Washingf;ri.' '~ "':-':!.~~~'~-~ ~:, ~; ~:~~~'&:~~~~~~~~~~::,:~·~>::.~;-;~~~.i~,::. ' '. '~:::'.:-.-:~~~,'
,and on'the te'~lDorefullY set forth below.
,,'%. ",., -..
of the property t~ whichi~-:; ,
. "'llIPj3. RG 05.
"Co. Rd 1 ess
83.·'0;:;,,(:5
RECf! ;:-
CHSHSL
·:·\,W.'·.'· "J:?~~~:'
to annex is given as a conditio'Jt~fo
.. ·~:?{i~~.' .. Renton' . ,j; <.,.
the covenant to
subsequently acquiring a~y right. title
as, the premises.
their.heirs. successors or assi~s.
described premises
unto the City of Renton at such time as the assessed valuation of the subject
i; ~ufficierit to qualify under the 75\ method pursuant to RCW 35A.14.120.
together with such other adjoining or contiguous area as the City or other
petitioners may determine. The owners further agree, when so notified b~ the
City. to promptly circulate and execute such Petition and to comply with all the
requirements of law regarding such annexation. If the owners. their successors
filED fOR RECORD At REllUESt OF
":r"
112,
(
assigns;fail
. ~ :~I.~"·
, 'servi~es.
",c, S.Filing:,These ;)d:i/: :<~,~:;;,::,:;:,,! {t:,~~:,; IN!i,H~E,ss'!\ffiEREOF
'<":"~,,~hiS ,:,.21s~day of _-'----,.--'
:,>'; """.'. ',' ,,~;,:;/:;':i3;~:f~j:~~'2', ,": ,:,'
. : ~ ":::;.
purposes therein
", GIVENtirider ',~Yhand a.nd :<,,:;;h~,,:~~ :"i.~t~~:::~~~,:,'~,',',',;~t~~~:~:f!'t!::':' '::c~
'" ;~',',;, ", :,;,:,
. :r·
1
. .......;~);t~r;:~::t~t
sUccesSors~~heirS. and assigns as follows:
:" ':)f~>·.:::':~>: "':'\ ;~:::."'.:'
." .-' ./" :," ".;,. ~ <'
3. ..Slt~. Plan approval shallbe{required. for any'Su~t.· c levlalqprrient'
·":ij .~;~;~;,"?: .. (~~_.:.~.B.~v..'J,~;.:i~~mentofaIl·SUbj~t'-:~~.I~)C'.".;/ ""." ~,~~)~,<,
.. :!.. . ~~~:.-'\~)'; ' .. -
'-.:\~';;~;':., . . ," -. -.
4. At"the time of any future development or redevelopment all parcels N~E. 4th Street (S.E. 128th Street)' shall contribute on a front footage '.
t.hitr fair share of the costs of making necessary I'O')d
Including signalization. channelization. and restriping. AU those Or1lID8l~
owners with frontage along U6th Avenue S.E. shall also contribute on
-' .. i'.;·;·~t· ;'~" ' .: ". ,·.·.·.frontfootage basis their fair share of the costs to whatever range of.
'i~;rOvements is deemed appropriate theta by the City of Renton.
, At the Ume of future development or redevelopment access to Parcel
shall be by 136th Avenue S.E. only.
\ , 6. ~t the time of future developmellt or redevelopment Parcel 12 shall
\ to access primarily off of l36th Avenue S.E.; and If sec:.:ondarY '':;\lj~~.'t\tt. desired off of N.E~ 4th Street (S.E. l28th Street). Parcel'2
\iUJ .. UIU5 a joint (common)a~~eSS agreement with Parcel n. ; :' . . . " "'. " .. . .' . . .. ",.
J 7.~i;i, ';~C:at1on of the easterly thirty (30) feet of Parcel 14 for the Wi~l~ ~f •
j Duvall AvenU8 11.::.
j . FD.ED fOR RECORD al_1 Of ~:l~ ·';~;':~~,._~r.:i;.:,~¥i~*'ft'
.""...'
.,
l
< ; ~ I ~ 1
I ! ,"
On December 31. 202~. if at any time
the portion of the covenants pertaining
........... "" .. ·in~talledllnrll)r'Oviemienlts as reQUi~(fby the Ordinances of the City of Renton shall
WHEREOF. I have hereunto set my hand and affixed my official seal the day
•
I I f !
I .i );·~:;".·~'!r<~.:,.,.I~;'7~1·
,., .... -
. written.
'--... ...,j
Notary Public In and for the State of Washington •...
residing at tZu.t ..... ~
',' .. ~
"', ;\1
,
· .......... .
WHEREAS.
:;":'testrlctivecoveriants running with the
;'IG2.~dElSClribt!ld· rea. property.
. .." ..
At the time of any
N.E. 4th Street (S.E.
their fair o(inaklng neCessary road improvements
including signaliizaltlorl •. C~f~lliialtion; arid~ttt"trlg. All those property
36th Averiue S.E.'~11 also contribute on a
front footage basis '.' share of the costs to whatever range of
improvements is deerried~~r:opriate there by the City of Rentoo. ",,'.Jlft</ ,.,' " .
S. At the time of future de\lelopment or redevelopment access to Parcel .1
6. .
7.
shall be by n6th Avenue S~E~ ooly.
conclude a
or redevelopment Parcel #2 shall be
of 136th Avenue S.E.: and if recondary
Str"eet (S.E.l~th Street). Parcel 12 must
Dedication of the easterly thirty (30) feet of Parcel tl4 for the widening of
" .! '. ':~"i:~;)~;~:~tr""":'
" 'tc ".,
,L.
DURATION
These covenants shall run with the land and expire on December 31. L.02S. If at any time
improvements are installed pursuant to these covenants. the portion of the covenants pertaining
. to the specific installed improvements as requlr8d by thaOrdinancesof the City of Renton shall . '-',' .
..:~~imir.ate without necessity of further documentation.
-'}:::?~ ..
Any violation or breach of these restrictive covenants may be enforced by proper legal
procedures in the Superior Court of King County by either the City of Renton or any
property owners adjoullnq subject pr0p8rty who are adversely affected by.said breach.
"\
:-~ .
. day personally appeared b~fore m~ George D. Feighner'and Joyce J. Fe
/-~~'~~.'.:;, . .' ;~. :,.::<'>' ," .' <,";~
to ,me k:-Qwn to be'the ;ndivldualS described in and who e"ecutedthe within and foregoing
instrument. and acknowledg~d that they signed the same asthf:ir free and voluntary
act and deed. for tht usesdnd \,urposes therein mentioned.
GIVEN under my hand and offi~1 seal this ,."'~*!:'§:~.!~
.. c."O_ ... OO ...... T l"OtYI~
Notary Public in and for the State of Washington.
residing at
EXHIBIT -A-
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:> uJO:ol!: W <..0 ~:5~ 0 '" :'1 ~ ')-0 u: COW V? ~
-
-
·l
e
Retvrn Address:
City Clerk's Office
City orRcnlon
1055 s. Grady Way
Renton, WA 98055
RELEASE OF RESTRlCJ1VE COVEN4NTS I'JVDtS1Y To Pared N.1IIbcr: 1513059071 J054$OOIO 1 SlI'CCIlnlenurion: NE4thSlnelIlld l36mA_NE
Adcnact Nulllbtr(') of Dacumcnts wigncd 01 ftlased: Addirional ftf_ numben ....... poa<: __ •
Graotor(I): Gnatec(t):
I. George Felghoer, 4tb IDd BrrmmoD 1. George Felgluaer, 4th ud BreaMrtoD
AJsoeulIlrl Aaodata
LEGAL DESCRlI'TION: P~ll-The NonIo ..... 114 on ... NonII_11401 .... ~III~ or .... ~ 114 olScclion !S.
To ...... ip 23 _. Ron ... , Eut, W.M. EXCEPT .... Wal7,5 feel_r; A/'IO £XCl!PT!he EallIO r ... -r. AND EXCEPT '"'porI;''' _w:ycd IoKin~COIIIIty r«mod by Docd.......w undcrAllllltar·ll'ileNo. ,.3 1m, EXCEPToIJeoollllll ..........
.... I~"IM 10 .. ploft: rOf ..................... ; Si_ID lito c ....... , orKin .. Stale arw_ .....
P.,..I). The WI IOrctt .r .... N_wat II~ of the NotIIIWCSII14 or .... Nor1Iast lI~of"" .....,.,.....1I40r_ n.
ToW1ISbip 2) North. Ron ... S. W.M. in Kina County. Wuhin"",,; EXCEI'T IIIat ponion Ibmof(<< S.E Inti> Strut; .. """"""'"
in Kina County Supcriot Court N_ 6m3).
Whaas die G ..... I-. N ........ obove, arc die hokkn or • ..-ictivc _"1ICqU1Rd &om !he IIbove umed
GtllllOI'(s) cIIlcd ScpIcmbcT ), 1915 and ncorded under bconIina lIumbon QS09260634 ODd 18S0926063l .II1II
'joinlacc:asc:uanerll ruonIcd IItIdet /19212112117 of King County, SIIIC ofWuhinllon: ODd ---
WHEREAS, die City of RcIItOll, Wasllillston did ~ cataiD RSlridive cov_1I u • oonditioD of the
_1Iioa and tmIIIing of Ihc IIIbjecI propa1ia in 191.S.
WHEREAS, die n:IIriaivc eoYCOlllts wac ..--dcd onlbe III~ propatIa UDder ~.1I8S(92606)4111d
111509260632.
WHEREAS. Conditivn /16. of die ralli.live COVCIIMII required the subjca prvpa1Ics 10 _tude • joint
1_) I<c ..... the time orr ...... dcvclopmcnl or JCdevdopnatl or the IIIbjtd propatIa. l1Icjoiat _
_ , WII!hen m:ordaI lilt baIh dacribed JIIOPCIIia ulldef nconIiDa m 12112181.
WHEREAS, the Rmlon City COIIIICiIIJl1lloriud JCmOVII of Condition /16 oUbc JaUicIiye..",..,.. III Junt n,
1991.
NOW, THEREFORE. the City ofReoIDlt doahcRbyltlllhoria the JemOVJI ofCondltion/16 or the oboYe
dcacribcd ralridin covmonlI 011 !he 1II1II deacribed above, mil _val of1llc joinl _ ~.-tIed
under kina County rccooIins 19212112187 011 the IlIIddacribcdaboft.
---" ... " ..
J
/' qo11
P,
o •
-
C,\11'.MPlCOVNR£L.DOCIbh PormOSOOOS
-,
>-I' ,I
I
, ,
.: ."
,',
; I
o
•
JOINT ACCESS EASE~IIHlT
DOCHNAHL -FEIGHNER
Whereas the City of Renton has requested that odJolnin6
properties join In devel~ping a single access area for both
properties for acc('ss and utiliti<.'5. now therefore it is ngr('ed
by and between
C. Dennis Dochnhal and Bernadene Dochnahl, husband and
wife. owners of: Lot 1 of King County Short Plat No. 1079069.
record<.'d under King County R('cord<.'r's No. 300204073. King
County. Washington. and
Gl'org(' D. Feighnl'r and Joyc(' J. Feighner. husband and
wif('. own('rs of: The East 80' of the N\~ 1/4 of thl' NW 1/4 of
th(' Nil 1/4 of th(' N\'/ 1/4 of Section 15. Township 23 N. Range 5
E. W.M .• in King County. Washington. EXCEPT that portion
ther('of for Sf 128th Str('et 05 condemned in King County Supe-
rior Court Cause No. 632233.
That an ras('m('nt is h('reby granted for ingress. egress and
utllitirs. to servl' both ownerships. over and across an area 30
fl'pt in width. which begins at th(' North end of thl' common line
between th(' abovl' parcels and runs thence South<.'rly along said
common lin(' a distancl' or 100 feet and is over the Westerly 12-
1/2 feet of the Frighner reol proprrty and 17-1/2 fert of thl'
Uochnohl real prop~rty.
Improvements on said easement area shall be constructed by
the party desiring same at that party's costs. Any construc-
tion shall bl' done in a workmanlik<.' manner and the adjoining
property shall be restored as close to its original condition
as reasonably possible .
Maintenance and [('pair of said improvements shall be han-
dled by and paid for the the using party, with equal sharing if
used by both parties.
I" ,n DATEn~~-day o[ C:10L~u~ -A::i~~"C~ ~
Georg(' D. Feighner
fiLED for Record at Request Oi
Name'DIW U y J) ~cH dA /fL ~2-()O k RKd h gJJ N,t£: ~l-
RfAI;rl.d. {rdvi 9fO ~(,..
;6,,' .... ,tai':'·' .. '-... : . . . . : .......... ' \ • :I"!-:;~:i ',. '. . ., . .', . .' .. "; ".!r-.. ~~~
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co 0"-~ N
w M x t-en
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LW 0"-=:I Cl
c.r
'-
• •
STATE OF WASHINGTON ) ) ss
COUNTY OF KING )
On this day personally appear~d before me C. Dennis and
Bernadene Dochnahl. to me known to be the individuals described
in and who executed the within and foregoing instrument. and
acknowledged that they s~gnQd the same as their free and volun-
tary act and deed. for the Uses and purposes therein mentioned. , ~,
my hand and _official st'al this 2..1-day of
199Z. () " '.I .
/ I.. ,r,_._ • ~ .,-, ~ .x.tt, ..... I, __ ~
toTAR BLI
of Washington, residing at:
My comPlission expires: ;;. -f-
STATE OF I'IASHINGTON ) ) ss
COUNTY OF KING )
On this day personally appeared before me George D. foelghner and Joyce J. Feighner. to me known to be the indivIdu-
als described in and who executed the within and foregoing in-
strument. and acknowledged that they signed the same as their
free and voluntary act and deed, for tht' uses and purposes
therein mentioned.
r my
-Z-
, "
'.
."
..
... 'f
. ", ." ,"
'11',' .~. ~~: ....... :' ': .•. ' ... ',. ,.... , ,,', ~~~f1"'''~'~'::~'s ~ " .JA __ :"" ... ' . ." ,':" ".~\J ~f:1it.4"*.~1'~. , :'.~;~0~~3jZiii2kl .. Oj-':':':j":'~
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• •
REVISED
JOINT ACCESS EASEMENT
DOCIINAIIL -FE lGIlNER
Wh~r~os the City of Renton has reqursted that adjoining ~
proprrties join in developing a single access area for both
properties for accrss and utilities. now therefore it is agreed a
by and brlwe~n ~
C. Dennis Oochnhal and Bernadene Oochnahl. husband and ~
wlfe. ownrrs 0[: l.ot 1 oC King County Short Plat No. 1079069. a
recorded under King County Recorder's No. 8002040734. King
County. Washington. nnd
George D. Fe1ghner and Joyce J. Feighner. husband and. wife. owners of: The East BO' of the NW 1/4 of tht' NW 1/4 of
tht' NE 1/4 of thf NW 1/4 of Section 15. Township 23 N. Range 5
E. W.N .• In King County. Washington. EXCEPT that portion
thl'rt'of for SE 12Bth Stret't as condemned in King County Supe-
r lor Cuurt C~.ust' No. 632233.
That an t'asempnt Is hereby grantrd for ingress. egrpss and
utiiitit's. to st'rvp both ownerships. over and ncross an area 30
frrt in width. which begins at the North end of the common line
betwt'en thp above parcels and runs thence Southerly along sold
common line a distance of 100 f~('t and Is over the Westerly 12-
1/2 feet of th£' (!eighnpr r('al property and the Ilast('rly 17-1/2
f('('t of thr Dochnahl real propprty.
Improvrments on sold easement area shall be constructed by
the party dl'siring saml' at that party's costs. Any construc-
tion shall be done in a workmanlikt' mann~r anJ the adjoining
property shall be restored as close to its original condition
as reasonably possible.
Maintenance and repair of said improvements shall be han-
dlt'd by and paid for thl' thl' using party. w~ th ('qual sh;lring j [
used by both parties.
-1-
•
.,
..
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=
STATI! OF WASHINGTON
COUNTY Of KING
S5
• •
,) On th 1s day/ pe nona 11 y appear!' d brf orr mrt ,.!l<. " , ... ~ .... r-J...'a , .•• (>.; t ., .. c;!.t..<I,,~ ... kl, to mE' known to be tht> individuals
!'scribrd in and who t>xrcutrd thr within and foregoing instru-
mrnt, and acknowlrdgvd that th!'y signed thr samr as thrir frer
and voluntary act and drrd, for the uses and purposrs therein
mt-nt iont'd.
STATil OF Wi\SIIlNGTON )
) S5
COUNTY Of KING ) C
,On tll-ifs ~aYlP('rsonallY aPPl'ared brfon' mc.-: ... /l_c-"-r-.·.J~. ,I 'f'_'J,-.I" .. " l.'(.:I..doml' known tobc.-lhr individualS d~-; (rig d in and ho exrcuted the within and foregoing'lnstru-mrnt~ and arkno ledged that they signl'd thr sam~ as their fret>
and volunt1:&"ry a(.l and .Jerd, for thr uses and purposes tht>rrln
mrntioned.
-2-
..
• •
REVISED
JOINT ACCESS EASEMENT
DOCIINAIIL -I'E lGlINER
Whereas the City of R~nton has requested that adjoining
properti~s join In developing a singl~ acc~ss area for both
properties for acc~ss and utilities. noW therefore it is agreed
by ilnd between
C. Dennis Duchnhal and Bernadene Dochnahl. husband ann
wifr, owners of: Lot 1 of King COIl'lty Short Plat tlo. 1071)069. record~d under King County Recorder's No. 8002040734. King
County. Wilshington. and
George D. Feighner and Joycr J. Feighn~r, husband and.
wife. ownl'fS of: The East 80' of the NW 1/4 of the NW 1/4 of the NE 1/4 of the NW 1/4 of Section 15, Township 23 N, Range 5
E. W.M .• in King County. Washington. EXCEPT that portion
thprrof for SE 128th Street as condemned in King County Supe-
rior Court Cause No. 632233.
That an easement is hereby granted for ingress, rgress and
utilitips. to servr both ownerships. over and across an area 30
feet in width, which begins at the North end of the common line
hetween the above parcels and runs thence Southerly along said
common line a distance of 100 fert and Is over the Westerly 12-
1/2 fert of thr f-eighner rral property and the Easterly 17-1/2
[ePt of the Dochnahl reill propt·rty.
Improvrm~nt5 on said ~asem~nt arra shall be constructed by
the party deSiring same at that party's costs. Any construc-
tion shall b~ done in a workmanlike manner and the adjoining
property shall be restored as close to Its original condition
as rrasonably possible.
Maintenance and repair of said improvements shall be han-
dled by and p~id for the the using party, with equal sharing if
used by both parties.
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STATE OF WASHINGTON
COUNTY OF KING
5S
• •
J On ,this d.~Y..rp{'rsonallY appl'arrd bl'for(' mU ... · ',.~~.r. <l-
/0 C<, ,. ,; ,' .• ,,'-• y..~_. (I, ,'-,I.. c.. ~o me-known to bl.' thl.' Ind 1 '61dual s
drscritipd In and who expcuted tht' within and foregoing instru-
ml'nt, and acknowledged that they signed the same as th('lr (rep
and voluntary act and deed, for the USI.'S and purposl.'s therein
mentioned.
r q I '!EN undrr my
\'-. (l n, 6. s ... )
,II,
hand and official s('t'1 thl!: /0 -day of
1991./~?. . . ,,-,p .,; .. '~~ t·,_, , l .c..-~. .J Q. .f~.l ___ (J' 2--. o ARY PUBLIC In and fOf thl' State I
of Washington, fesiding at: /('/ I
My commission ('xpirps: ',' / I (f •
STATE Or: WASIIINGTON )
) 5!:i
COUNTY OF KING ) (,' .
) ,On this day personally appeafl'd befofe me.:,J.h,jk,,\·:"]<:<-if. .
.. , • \ ,. ( .,...1 ,to m(' known to bl' thl' individ als~. l'-'
serl I.' In ilnd who exrcutl.'d the within and fOf('going I nstru-
m('nt, nd arknowlpdgrd thilt thry sign('d till' saml' as thl'ir (fpp
and volunt-:fry aet and d('('d, for the usrs <l1I·j purposC!!'i lht'rt'in
m('ntionl'd, '
(' GIVEN undl', my
t., g' r t '.)
-2-
1
Printed: 02-20-2004
Payment Made:
,J
\J ___ TV OF RENTON
. 1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA04-015
02/20/200401:15 PM
\.
!
DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
RECEIVED
Receipt Number: R0400837
Total Payment: 1,529.60 Payee: BALES SELF STORAGE
Current Payment Made to the Following Items:
Trans Account Code Description
5010 000.345.81.00.0007 Environmental Review
5020 000.345.81.00.0017 Site Plan Approval
5955 000.05.519.90.42.1 Postage
Payments made for this receipt
Trans Method Description Amount
Payment Check #5741 1,529.60
Account Balances
Amount
500.00
1,000.00
·29.60
Trans Account Code Description Balance Due
3021
5006
5007
5008
5009
5010
50ll
5012
5013
5014
5015
5016
5017
5018
5019
5020
5021
5022
5023
5024
5036
5909
5941
5954
5955
5998
303.000.00.345.85
000.345.81.00.0002
000.345.81.00.0003
000.345.81.00.0004
000.345.81.00.0006
000.345.81.00.0007
000.345.81.00.0008
000.345.81.00.0009
000.345.81.00.0010
000.345.81.00.0011
000.345.81.00.0012
000.345.81.00.0013
000.345.81.00.0014
000.345.81.00.0015
000.345.81.00.0016
000.345.81.00.0017
000.345.81.00.0018
000.345.81.00.0019
o
000.345.81.00.0024
000.345.81.00.0005
000.341.60.00.0024
000.341.50.00.0000
604.237.00.00.0000
000.05.519.90.42.1
000.231.70.00.0000
Park Mitigation Fee
Annexation Fees
Appeals/Waivers
Binding Site/Short Plat
Conditional Use Fees
Environmental Review
Prelim/Tentative Plat
Final Plat
PUD
Grading & Filling Fees
Lot Line Adjustment
Mobile Horne Parks
Rezone
Routine Vegetation Mgmt
Shoreline Subst Dev
Site Plan Approval
Temp Use or Fence Review
Variance Fees
Conditional Approval Fee
Comprehensive Plan Amend
Booklets/EIS/Copies
Maps (Taxable)
Special Deposits
Postage
Tax
.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
,"
.. ·w ,-.
~ CORE ~DESIGN
Core Design, Inc.
14711 N.E. 29th Place Suite #101
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
PRELIMINARY STORM DRAINAGE
CALCULATIONS
Prepared by:
Project Manager:
Core Project No.:
Date:
FOR THE
BALES PROPERTY
RENTON, WASHINGTON
James A. Morin, P.E.
David E. Cayton, P.E.
03127
January 2004
DEVELOPMENT PLANNING CITY OF RENTON
FEB 20 2004
RECEIVED
ENGINEERING· PLANNING· SURVEYING
BALES PROPERTY
TABLE OF CONTENTS
1.0 Project Overview
2.0 Off-Site Analysis
3.0 Flow Control/Water Quality Facility Analysis and Design
3.1 Hydraulic Analysis
3.2 Existing Conditions
3.3 Developed Conditions
3.4 Detention Routing Calculations
3.5 Water Quality Volume
1.0 PROJECT OVERVIEW
The Bales property is located in Section 15, Township 23 North, Rang 5 East
W.M. near the intersection of 138th AVE, SE and SE 128th ST in Renton,
Washington (See Figure I-Vicinity Map). The site is approximately 4.5 acres. The
project proposes a mixed use development to construct 34 townhome units and 3
commercial buildings with the supporting roads, curb, gutter, sidewalk and
utilities. See Figure 2-Site Plan, for the overall site plan.
The existing site is forested. See Figure 3-Landcover for a scaled aerial map of
the property.
The City of Renton requires Level 2 flow control and the Basic Water Quality
menu for the site as specified in the 1998 King County Surface Water Design
Manual. The on-site generated runoff will be conveyed to two combined
detention! water quality vaults. The two vaults will share one common control
structure All drainage discharge from the pond will be conveyed via pipe to
Maplewood Creek as shown in the plan.
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2.0 OFF-SITE ANALYSIS
Upstream Tributary area
This site is located at the top of a drainage basin, the only flow that enters any of
the proposed improvements is the surface runoff from the proposed frontage
improvements. This offsite drainage remains in the street conveyance system as is
not detained.
See below for a detailed narrative of the downstream system.
Downstream Analysis
See Figure 6-Downstream Hydrology, as an aid in the following discussion.
The storm water runoff that leaves this site, and does not infiltrate, moves to the
east side of the property along 138th Ave SE where the flow enters a conveyance
system by way of a catchbasin where it is conveyed through the Van Gard
property to the east in an I8-inch pipe. The storm water then flows to a release
point in the wetland area near the outfall from the Van Gard detention pond where
it flows to an unnamed stream that continues south and through the Puget Colony
Homes plat. Copies of drainage complaints for this location are included in the
appendix of this report. The stream channel continues south for another mile until
it combines with water from Maplewood creek
From this location the stream valley opens even more. Isolated pools of sediment
deposition and steeper areas of erosion exist along the channel here. This
continues until 0.8 miles from the discharge point where the stream enters a pond
at the North-East edge of Maplewood Golf course.
2-1
3.0 FLOW CONTROL / WATER QUALITY FACILITY ANALYSIS / DESIGN
3.1 HYDRAULIC ANALYSIS
The drainage analysis was modeled using the King County Runoff Time Series
(KCRTS) software version 4.2. The site soils are Alderwood (AgC), KCRTS
group, Till. The site is located in Sea-Tac rainfall region with a sale factor of 1.0.
See the Appendix for the soils map and scale factor exhibits.
3.2 EXISTING CONDITIONS
The Bales property is 4.5 acres. The exiting site is all forested for computational
purposes. This information was used to produce the Predeveloped Runoff
Timeseries (PREDEV) in the KCRTS program.
PREDEVELOPED CONDITIONS Total area = 4.4 ac
Ground Cover Area (ae)
Till-forest 4.4
Impervious Area (measured) 0.0
See the KCRTS calculations in the Appendix for the detail
3-1
3.3 DEVELOPED CONDITIONS
The developed site will consist of 75% impervious area with the remaining area
assumed to be till-lawn.
The modeled detention vault will be split into two vaults with on common control
structure located just north of the northern most driveway along138th AVE SE.
This information was used to produce the Developed Runoff Timeseries (DEV) in
the KCRTS program.
DEVELOPED CONDITIONS Total area = 4.4 ac
Ground Cover Area (ae)
Till-lawn 1.1
Impervious Area (measured) 3.3
See the KCRTS calculations m the Appendix for the detail
3.4 DETENTION ROUTING CALCULATIONS
The City of Renton requires that the Level 2 Flow Control standard applies to this
proj ect. This standard requires that the proposed pond outfall match Yz the
predeveloped release rate and not exceed the other predevloped design stonn
events up to the 50 year event. The pond is also required not to exceed frequericy
and duration for these storm events.
Using the appropriate release rates the developed timeseries was modeled in a
vault with 7.S-feet of water depth and a pond bottom of 8,700 sf (290' x 30'). A
two orifice control structure was design to meet the release rates and frequency
duration standards. See the Appendix of this report for the detailed KCRTS
calculations. The resultant vault volume required was 67,860 cf.
The volume provided on the plan is 68,100 cf. Therefore the vaults, as shown on
the plans are adequate to provide the required volume and maintain the frequency
and duration of storm runoff from the project.
Live Storage
67,860 cf required
3.5 WATER QUALITY VOLUME
,"-.j
The basic water quality menu (KCSWDM 6.4.1.1, page 6-68):
Vr = 0.90* Ai + 0.25* Ag X Rl12
Vr = [0.90*(3.3*43560) + 0.25*(1.1 *43560)] x Rl12
Vr = (129,373 + 11,979) x 0.47 /12
Vr = 5,537
Vb= 3 x Vr
Vb = 3 * 5,537
Vb = 16,610 cf
Dead Storage
16,610 cf required
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-
I
cOif ~DESIGN
1471' NE 29th Place, #JOJ
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
ENGINEERING. PLANNING· 5U~VEYING
:53 / IE: F=> '-~ f'..J
BALES PROPERTY
DATE JAN, 2004
DESIGNED JAM
DRAWN JAM
SHEET OF
1 1
PROJECT NUMBER
03127 .
SEC. 1.5, TWP. 23N, RGE 5£, w.M.
$CAl E-1--100'
r T T
FIGURE 3
c6iE ~DESIGN
14711 NE 29th Place, #101
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
ENGINEERING· PLANNING· SURVEYING
SITE LANDCOVER
BALES PROPERTY
DATE JAN, 2004
DESIGNED JAM
DRAWN JAM
SHEET OF
1 1
PROJECT NUMBER
03127
• ••• 1 ...
SEC. 15, TWP. 23N, RGE 5£, W.M ..
'"." ~,---...~-''''I'~ .. -.
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SCALE: 1--100'
i 100 !
FIGURE 4
c6iE ~DESIGN
14711 NE29th Place. #JOJ
BelleVtJf!, Washington 98007
425.885.7877 Fax 425.885.7963
ENGINEERING· PLANNING· SURVEYING
EXISTING SITE HYDROLOGY
BALES PROPERTY
DATE JAN, 2004
DESIGNED JAM
DRAWN JAM
SHEET OF
1 1
PROJECT NUMBER
03127
,',
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FIGURE 5
c6iE ~DESIGN
1471 I NE 29th Plac", #101
Bellew", Washington 98007
425.8857877 Fax 425.885.7963
ENGINEERING, PLANNING, SURVEYING
DATE JAN, 2004
DESIGNED JAM
DRAWN JAM
SHEET OF
1 1
PROJECT NUMBER
03127
SEC. 15, TWP. 23N, RGE 5E.? W.M
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FIGURE 6
c6iE ~DESIGN
J4711 Nf 29m Placft, #101
Bellevue, Washington 98007
425.885.7877 Fax 425.885.7963
ENGINEERING, PLANNING, SURVEYING
DOWNSTREAM HYDROLOGY
BALES PROPERTY
DATE JAN. 2004
DESIGNED JAM
DRAWN JAM
SHEET OF
1 1
PROJECT NUMBER
03127
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City of Ren;ton -Storm Sv~t~m M ~n _
USGS Quad. Map
Release Rates
Flow Frequency Analysis
Time Series File:predev.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates---
Flow Rate Rank Time of ·Peak
(CFS)
0.277 2 2/09/01 18:00
0.075 7 1/06/02 3:00
0.205 4 2/28/03 3:00
0.007 8 3/24/04 20:00
0.122 6 1/05/05 8:00
0.213 3 1/18/06 21:00
0.180 5 11/24/06 4:00
0.355 1 1/09/08 9:00
Computed Peaks
Time Series File:dev.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates---
Flow Rate Rank Time of Peak
(CFS)
0.898 6 2/09/01 2:00
0.755 8 1/05/02 16:00
1. 07 3 2/27/03 7:00
0.843 7 8/26/04 2:00
1. 01 4 10/28/04 16:00
0.956 5 1/18/06 16:00
1.23 2 10/26/06 0:00
1. 79 1 1/09/08 6:00
Computed Peaks
Time Series File:rdout.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates---
Flow Rate Rank Time of Peak
(CFS)
0.259 2 2/09/01 20:00
0.060 6 1/07/02 4:00
0.215 3 3/06/03 22:00
0.042 8 8/26/04 8:00
0.052 7 1/08/05 6:00
0.118 5 1/19/06 0:00
0.201 4 11/24/06 8:00
0.368 1 1/0~/08 12:00
Computed Peaks
-----Flow Frequency Analysis-------
--Peaks Rank Return Prob
(CFS) Period
0.355 1 100.00 0.990
0.277 2 25.00 0.960
0.213 3 10.00 0.900
0.205 4 5.00 0.800
0.180 5 3.00 0.667
0.122 6 2.00 0.500
0.075 7 1. 30 0.231
0.007 8 1.10 0.091
0.329 50.00 0.980
-----Flow Frequency Analysis-------
--Peaks Rank Return Prob
(CFS) Period
1.79 1 100.00 0.990
1. 23
1. 07
1. 01
0.956
0.898
0.843
0.755
1. 60
2
3
4
5
6
7
8
25.00 0.960
10.00 0.900
5.00 0.800
3.00 0.667
2.00 0.500
1. 30 0.231
1.10 0.091
50.00 0.980
-----Flow Frequency Analysis-------
--Peaks --Rank Return Prob
(CFS) (ft) Period
0.368 7.83 1 100.00 0.990
0.259 7.75 2 25.00 0.960
0.215 6.71 3 10.00 0.900
0.201 6.43 4 5.00 0.800
0.118 5.25 5 3.00 0.667
0.060 5.00 6 2.00 0.500
0.052 4.83 7 1. 30 0.231
0.042 3.14 8 1.10 0.091
0.329 7.82 50.00 0.980
Duration Comparison Anaylsis
Base File: predev.tsf
New File: rdout.tsf
Cutoff Units: Discharge in CFS
-----Fraction of Time--------------Check of Tolerance-------
Cutoff Base New %Change Probability Base New %Change
0.062 0.91E-02 0.55E-02 -39.S 0.91E-02 0.062 0.052 -15.7
0.069 0.75E-02 0.51E-02 -31. S 0.75E-'02 0.069 0.053 -23.S
0.076 0.64E-02 0.49E-02 -23.5 0.64E-02 0.076 0.054 -29.4
0.OS3 0.5SE-02 0.47E-02 -lS.l 0.5SE-02 0.OS3 0.059 -29.3
0.090 0.52E-02 0.46E-:-02 -11. 6 0.52E-02 0.090 0.067 -25.2
0.097 0.47E-02 0.45E-02 -5.9 0.47E-02 0.097 0.OS3 -14.4
0.104 0.41E-02 0.40E-02 -3.1 0.41E-02 0.104 0.102 -1. 5
0.111 0.37E-02 0.35E-02 -5.3 0.37E-02 0.111 0.109 -2.1
o .11S 0.33E-02 0.32E-02 -3.0 0.33E-02 o .11S 0.116 -1. 3
0.125 0.30E-02 0.2SE-02 -7.1 0.30E-02 0.125 0.122 -2.6
0.132 0.27E-02 0.23E-02 -12.S 0.27E-02 0.132 0.126 -4.3
0.139 0.24E-02 0.22E-02 -9.6 0.24E-02 0.139 0.130 -6.0
0.146 0.21E-02 0.20E-02 -S.4 0.21E-02 0.146 0.139 -4.3
0.153 0.lSE-02 o .lSE-02 3.7 0.lSE-02 0.153 0.157 2.9
0.160 0.15E-02 0.17E-02 14.0 0.15E-02 0.160 0.171 7.1
0.167 0.13E-02 0.16E-02 23.S o .13E-02 0.167 O.lSl S.6
0.174 0.11E-02 0.15E-02 2S.6 o .l1E-02 0.174 0.lS6 7.0
O.lSl 0.S6E-03 0.13E-02 52.S 0.S6E-03 O.lSl 0.200 10.0
O.lSS 0.77E-03 0.l1E-02 44.7 0.77E-03 O.lSS 0.203 S.4
0.195 0.62E-03 0.9SE-03 57.9 0.62E-03 0.195 0.211 S.4
0.202 0.47E-03 0.S2E-03 72 .4 0.47E-03 0.202 0.216 7.4
0.209 0.36E-03 0.67E-03 S6.4 0.36E-03 0.209 0.222 6.3
0.216 0.29E-03 0.49E-03 66.7 0.29E-03 0.216 0.22S 5.9
0.223 0.26E-03 0.34E-03 31.3 0.26E-03 0.223 0.235 5.5
0.230 0.21E-03 0.2SE-03 30.S 0.21E-03 0.230 0.241 4.9
0.237 0.lSE-03 0.23E-03 27.3 0.lSE-03 0.237 0.243 3.0
0.243 0.16E-03 0.lSE-03 10.0 0.16E-03 0.243 0.247 1.4
0.250 0.15E-03 0.l1E-03 -22.2 0.15E-03 0.250 0.247 -1.2
0.257 o .l1E-03 0.33E-04 -71.4 o .l1E-03 0.257 0.252 -2.0
0.264 0.82E-04 O.OOE+OO -100.0 0.82E-04 0.264 0.255 -3.5
0.271 0.33E-04 O.OOE+OO -100.0 0.33E-04 0.271 0.258 -4.8
Maximum positive excursion = 0.020 cfs 10.0%)
occurring at 0.180 cfs on the Base Data:predev.tsf
and at 0.200 cfs on the New Data:rdout.tsf
Maximum negative excursion = 0.024 cfs (-30.2%)
occurring at 0.079 cfs on the Base Data:predev.tsf
and at 0.055 cfs on the New Data:rdout.tsf
Retention/Detention Facility
Type of Facility:
Facility Length:
Facility Width:
Facility Area:
Effective Storage Depth:
Stage 0 Elevation:
Storage Volume:
Riser Head:
Riser Diameter:
Number of orifices:
Detention Vault
290.00 ft
30.00 ft
8700. sq. ft
7.80 ft
392.00 ft
67860. cu. ft
7.80 ft
12.00 inches
2
Orifice # Height
(ft)
0.00
4.95
Diameter
(in)
0.94
2.06
Full Head
Discharge
(CFS)
0.067
0.195
Pipe
Diameter
(in)
1
2
Top Notch Weir: None
Outflow Rating Curve: None
Stage Elevation Storage
(ft)
0.00
0.01
0.02
0.03
0.04
0.05
0.06
0.07
0.08
0.21
0.34
0.47
0.61
0.74
0.87
1. 00
1.14
1. 27
1. 40
1. 53
1. 66
1. 80
1. 93
2.06
2.19
2.33
2.46
2.59
2.72
2.85
2.99
3.12
(ft)
392.00
392.01
392.02
392.03
392.04
392.05
392.06
392.07
392.08
392.21
392.34
392.47
392.61
392.74
392.87
393.00
393.14
393.27
393.40
393.53
393.66
393.80
393.93
394.06
394.19
394.33
394.46
394.59
394.72
394.85
394.99
395.12
(cu. ft) (ac-ft)
O.
87.
174.
261.
348.
435.
522.
609.
696 .
1827.
2958.
4089.
5307.
6438.
7569.
8700.
9918.
11049.
12180.
13311.
14442.
15660.
16791.
17922.
19053.
20271.
21402.
22533.
23664.
24795.
26013.
27144.
0.000
0.002
0.004
0.006
0.008
0.010
0.012
0.014
0.016
0.042
0.068
0.094
0.122
0.148
0.174
0.200
0.228
0.254
0.280
0.306
0.332
0.360
0.385
0.411
0.437
0.465
0.491
0.517
0.543
0.569
0.597
0.623
6.0
Discharge
(cfs)
0.000
0.002
0.003
0.004
0.005
0.005
0.006
0.006
0.007
0.011
0.014
0.016
0.019
0.021
0.022
0.024
0.025
0.027
0.028
0.030
0.031
0.032
0.033
0.034
0.035
0.036
0.0.37
0.038
0.039
0.040
0.041
0.042
Percolation
(cfs)
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3.25
3.38
3.52
3.65
3.78
3.91
4.04
4.18
4.31
4.44
4.57
4.71
4.84
4.95
4.97
4.99
5.01
5.04
5.06
5.08
5.10
5.12
5.25
5.39
5.52
5.65
5.78
5.92
6.05
6.18
6.31
6.44
6.58
6.7l
6.84
6.97
7.10
7.24
7.37
7.50
7.63
7.77
7.80
7.90
8.00
8.10
8.20
8.30
8.40
8.50
8.60
8.70
8.80
8.90
9.00
9.l0
9.20
395.25
395.38
395.52
395.65
395.78
395.91
396.04
396.18
396.31
396.44
396.57
396.71
396.84
396.95
396.97
396.99
397.01
397.04
397.06
397.08
397.10
397.12
397.25
397.39
397.52
397.65
397.78
397.92
398.05
398.18
398.31
398.44
398.58
398.71
398.84
398.97
399.10
399.24
399.37
399.50
399.63
399.77
399.80
399.90
400.00
400.10
400.20
400.30
400.40
400.50
400.60
400.70
400.80
400.90
401.00
401.10
401.20
28275.
29406.
30624.
31755.
32886.
34017.
35148.
36366.
37497.
38628.
39759.
40977.
42108.
43065.
43239.
43413.
43587.
43848.
44022.
44196.
44370.
44544.
45675.
46893.
48024.
49155.
50286.
51504.
52635.
53766.
54897.
56028.
57246.
58377.
59508.
60639.
61770.
62988.
64119.
65250.
66381.
67599.
67860.
68730.
69600.
70470.
7l340.
72210.
73080.
73950.
74820.
75690.
76560.
77430.
78300.
79170.
80040.
0.649 0.043
0.675 0.044
0.703 0.045
0.729 0.046
0.755 0.046
0.781 0.047
0.807 0.048
0.835 0.049
0.861 0.050
0.887 0.050
0.913 0.051
0.94l 0.052
0.967 0.052
0.989 0.053
0.993 0.054
0.997 0.058
1.001 0.063
1.007 0.071
LOll 0.081
1.015 0.092
1.019 0.099
1.023 0.102
1.049 0.118
1.077 0.132
1.102 0.143
1.128 0.153
1.154 0.163
1.182 0.171
1.2080.180
1.234 0.187
1.260 0.195
1.286 0.202
1. 3140.208
1.340 0.215
1.366 0.221
1.392 0.227
1.418 0.233
1.446 0.239
1.472 0.244
1.498 0.250
1.524 0.255
1.552 0.260
1.558 0.262
1.578 0.573
1. 598 1.140
1. 618 1. 870
1.6382.670
1.658 2.950
1.678 3.210
1.698 3.450
1.718 3.670
1.738 3.880
1.758 4.080
1.778 4.270
1.798 4.450
1.817 4.620
1.837 4.790
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
9.30 401.30 80910. 1.857
9.40 401.40 81780. 1.877
9.50 401.50 82650. 1.897
9.60 401.60 83520. 1.917
9.70 401.70 84390. 1.937
Hyd Inflow Outflow Peak
Target Calc Stage Elev
1 1. 79 0.35 0.37 7.83 399.83
2 0.90 0.28 0.24 7.21 399.21
3 1. 07 0.21 0.21 6.69 398.69
4 0.91 0.20 0.20 6.39 398.39
5 0.96 0.18 0.11 5.17 397.17
6 0.75 0.06 0.05 4.87 396.87
7 0.57 ******* 0.05 4.63 396.63
8 0.84 ******* 0.04 3.14 395.14
----------------------------------
Route Time Series through Facility
Inflow Time Series File:dev.tsf
Outflow Time Series File:rdout
Inflow/Outflow Analysis
Peak Inflow Discharge: 1. 79 CFS at
Peak Outflow Discharge: 0.368 CFS at
Peak Reservoir Stage: 7.83 Ft
Peak Reservoir Elev: 399.83 Ft
Peak Reservoir Storage: 68154. Cu-Ft
1. 565
Flow Frequency Analysis
Time Series File:rdout.tsf
Project Location:Sea-Tac
Ac-Ft
4.950 0.00
5.100 0.00
5.250 0.00
5.400 0.00
5.540 0.00
Storage
(Cu-Ft) (Ac-Ft)
68154. 1.565
62748. 1.441
58204. 1.336
55586. 1. 276
44945. 1.032
42352. 0.972
40244. 0.924
27290. 0.626
6:00 on Jan 9 in Year 8
12:00 on Jan 9 in Year 8
---Annual Peak Flow Rates--------Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob
(CFS) (CFS) (ft) Period
0.259 2 2/09/01 20:00 0.368 7.83 1 100.00 0.990
0.060 6 1/07/02 4:00 0.259 7.75 2 25.00 0.960
0.215 3 3/06/03 22:00 0.215 6.71 3 10.00 0.900
0.042 8 8/26/04 8:00 0.201 6.43 4 5.00 0.800
0.052 7 1/08/05 6:00 0.118 5.25 5 3.00 0.667
0.118 5 1/19/06 0:00 0.060 5.00 6 2.00 0.500
0.201 4 11/24/06 8:00 0.052 4.83 7 1. 30 0.231
0.368 1 1/09/08 12: 00 0.042 3.14 8 1.10 0.091
Computed Peaks 0.332 7.82 50.00 0.980
Flow Duration from Time Series File:rdout.tsf
Cutoff Count Frequency CDF Exceedence_Probability
CFS % % %
0.004 25974 42.358 42.358 57.642 0.576E+00
0.011 7484 12.205 54.563 45.437 0.454E+00
0.018 7673 12.513 67.076 32.924 0.329E+00
0.025 7073 11.535 78.611 21. 389 0.214E+00
0.033 5217 8.508 87.118 12.882 0.129E+00
0.040 3533 5.762 92.880 7.120 0.712E-01
0.047 2489 4.059 96.939 3.061 0.306E-01
King County Water and Land Resources CVVLR) Division
201 S Jackson St, Suite 600
Seattle, WA 98104-3855
FAX
To~ BAlr~
C9u,~
Fax: (1/)5) m· 7763 _
Phone: <l/l5) ~ .. 1i71
Date;
N~ber ofpag~s including cover sheet: ~
From: Cindy Torkelson
WLR Stormwater Services Section
Phone: @Q) 296-1900
Fax Number: aQ§} 296~O 192
RE: Levell Analysis , . _
To "follow is a list of complaints received by the Water and Land Resources Division Drainage Services
Section. Complaint numbers beginning prior to 1990-XXXX.have been archived and are no longer in
our possession. They can still be retrieved, ifnecessary. but-will take additional time and may not be . '
beneficial to your research due to their age, development which has occUIIed, etc.' If you are interested"
in reviewing the actual complaints, they can be pulled (time pennitting) for your review. "".Copies. can b~
obtained for $ .IS per page, and $2.00 per page for plans.
Keys:
TyDe of IlIvestiention
C Action Bequest
BCW Bll~iness' lbr Clem Water
CCF Responso to Inquily
.CL Claim
EH Embreement on Hold
ER EnforcemcnlR.evlew
FCC,FCR,FCS Facility Complnlrus
PI SWM Fee inquIry
FIR. SWM Pee Review
FIB SWM Fee on Hold
-LS Lawsuit
RR Facility Engineering Review
NDA Neighborhood Drainllge'AssISUIDCO
WQC Wllter QuBlity Complain.
WQE Wsu:r Qualky En1'I:m:cIIlent
WQR. WlW:r Qua\it)' Engineering Revi~
WQA WIItCf QulIIII)' Audit
WQO W8lCr Qualit)' -Other
Sl.S2,SNJ Engineering Studies
Type of Problem
DCA
DDM
DES
DL'E
DTA
lNQ
MMA.
MMF
MMO
MMM
MNM
MNW
SWF
WQB
WQD
WQl
REM
ORT
NWD
Devclopmcnt/CollSttl1ctlon
1)mi~ • MlsccllaD.Cl)us
DraInage -EroaionlScdimer>lntion ,
DnrinllG'l-lJJndslidalEanh Movement
Drainagc Tcclmica\ Assistance
Draina~t -0enetaI Inquiry
Main1Cnllllcc • Aesthctics
MainttDanee • Flooding
Maintell8ftce • Genara1
Mainu:nanec • Mowing
MainlelUlnee -Needs. Maint=Jancc
Mainteaen'oc-NoxiolS Weeds
SWM Fcc Questions . ...
Wmr Quality -Best MJIIIagamont PnU:tices
War.et Quallqt -Dumping
Water Qoalliy -mitit Connection
SWM Fee ·Remcasuramrmt
SWMF-arant
SWM Fee-New Discount
·Subject to Public Disclosure RqIIirements 1. ReceIpt of written request for doc;umcnts 2.. Jleview and approval by ProSCC;Uhnl» Attorney's offiQ.!
KING COUNTY DEPARTMENT OF PUBLIC WORKS
SURFACE WATER MANAGEMENT I5lto'lSION
COMPLAINT INVESTIGATION REPORT
NATURE OF COMP~INT: ~
LOCATION: ~
COUNCIL DIST. -\i~--COMPLAINANT: t::>.o 1..1 ~ ~ QbJ'=!.
Address /4 () .11 S t" It '2...".,;1 ?>t CIty ~ State
IIIotONENO. "
. HOMe: l~£' ~I'" 'ZIp"j4IJftt, WORK: 2.,c.. -44' c
PLAINT RECEIVED BY:
DETAILS OF INVESTIGAnON: No Cl Photos:Yes a::: No 0
Q!jillll.\y
On site 3-15-91.
The area of concern is relatively level with a general slope from north to south. There
is vacant property north of SE 132nd St that has been ditched to 132nd. To the west is
a private residence that is ditched and culverted under an access road to an RID pond,
and this is draining to the vacant property. The RID pond also drains to the vacant lot.
Ditches and culverts were clean and functioning. This run off is then culverted under
132nd and to the south •
. Photo 1) Fenced RID pond north of 132nd. .
2j Looks west at end of 132nd and access road to right.
3 Looks east at ditch on north side of 132nd.Cross culvert beyond truck. 4. Ditched area that drains into ditch on 132nd.
COMPLAINT INVESTIGATED BY: ~ DATE: ~ -'B -'I
ACTION TAKEN: ~-?~-.,(. ~. f'<JiJ c....{IJ o.wI le:f~ Mitr;; '''' ,.~.,.I-"Q~ ...... R'~ (~J,. ~c...S
, "-lr~' L" ~'S("J~~~ rJ ~IJ"'''''''' S,Je",.J. ;VO fVe:r,~ j~"'T'()N JoT -rlh..s 7iPl..r. f.tttf,..)
. f-r'v~-I i),;:pOF/~I"Du -n P~e. b. 5~ 8'· (J ~ I
Complainant advised of action possible or taken by: Phone ~ Letter 0 PersonaJ Conta~ 9
Complaint Action Handled ~Y GlM::JL ~ ~~ /tf~~ 'c';Closed; r-(: 1/ OK'd: ~~
I
"'"" ...... _."-'-."-'I:..1CJ ___ .&.CJ--,.~III.--I'-_ ..... I'_~ _______________ .... ~llV::::.:.:.: .... ~ ... .;;::...,.,_...-' .;..;;-;:;.".;. ... .-.,J ___ _
Sketch
'1
1
t
2 -"? If I( CD lit e.'
\ r \'\ ~
_[ ___ "_1..9_ .. ____ I~\_\:.l.l' II---'-J.'! f«C'-<
c!p" \' -/ ~ __ --______ --__ ------------__ ~i~\~~
\ \'
/lot 0 II
. , ri"
--..,...... .
r ..
1
... ®-KING COUNTY DEPARTMENT OF PUBLIC WORKS ~ __________ C_O_M __ ;_~_F_~~_~_W_;;_V_R_~;_~_~_~~_A_~_~_D_~_~R_IOE_Np_O_R_T~~ ____ ~I~
NATURE OF COMPLAINT:
SEC 2.:.i. RGE LOCATION: -S~1i B ~OLl PG.. ..... " ..... 10 ____ _
: COMPLAINANT" COUNCIL OIST. _C? __ _
A4C1N!NO.
: i1 r-cJ. ..,.-( HOME: 2.35 -7/()~
: Address ('1oa"1 se 1'53 oS, ID;N1PtJ. state~ WORK:
'PLAINT RECEIVED BY:
1._ .AILS OF INVESnGATlON:
COMPLAINT INVESTIGATED BV-
Sketch on reverse side: Yes C! No C Photos: Yes 0 _No 0 CIIIuIIl!r
• -0
..
'i I; . r
~ 1
..
i\.in~ COli 1lI~' r.~e"c'm h't'
TIM HILL
<tot) ).;.in,:\ CIIIJJl1\' (;"111' hllll"" ;.)n Thlrn A,"t·"ill'
)ioI>lIr,lfI. W .. ~hlll~I"'1 !trll'",
(206) 29~1I"O
JaAuary 14, 1991
Mr. Benn O. Lamb
14105 Southeast 133rd Street
Renton, WA 98056 .
RE: Drainaoe Concerns -Southeast 133rd Street
Dear Mr. Lamb:
... ,
.. ' .. :-
Thank you for your November 25. 1990 letter expressing your concerns about
su~face water problems on the street in f~on~ of your property.
The Surface Water Management Div; s; on has camp' eted the "YahnDrainage S-cudy,
Phase II." ihe first phase of this study identified all of t.he problems with
this drainage basin and the magnitude of those problems. The pnase II portion
of the study identified solutions and recommendations for solving these
problems. The study has recommended three areas which must be addressed ~o
solve the problem on your s~reet: (1) to provide an adequate upstream s~orm
water. storage facility; (2) to increase the capacity of the drainage system in
the basin; and (3) to provide erosion protection of the downs~ream naturai chan-
nel and reduce the siltation of the Cedar River.
Based on the results of the· study, the proposed solution to the flooding and
erosion proble~$ will require a Capital Improvement Program,eClP) project estima~~~ ~~~Qt9Q~. This project cannot be' started until all existing CIP -f~ ~'-project comrni-cments are fulfilled. The Surrac:e Water Management Division has a
commitment to design and construct S12~3 million in CIP projects over a five-
year period (1987 -1991), These CIP projects address serious flooding and ero-
sion problems similar to the problems you are facing. All available funds are
being used to address these problems and. without additional funding-) your CIP
project canno't be constructed in 1991. -
The Surface Water Management Division will consider this CIP proj~c~ for funding
2S part of a new fiv~-year CIP beginning 1r. 1992. This $300,000 projec't will
likeiy be high on the priori~y list. Piease be a~are, however, that there are
unmet CIP project needs ; n K i n9 County estimated at over S80 mill fon. Given
this de~and for projects, this project must be evalua~ed along side other com-
peting projects and scheduled accordingly .
-, ...-. --Y. ;" c:.. ... , \::=--
.. ,,::.". ... 11
Mr. Benn O. Lamb
J ilnuary l4 t 199i
Page Two
II ....... ..,. .... ...., I .""""" .4._'
YOUl'" request to c1ean the open ditches was invest.igatec1. The ditches appear ",0
be clear of debris and are functioning correctly. Tne reason the 'area floods is
due to a hck of capacity in the pipe system that connect.s to the open ditcnes.
These pipe systems are on King County r;gnt-of • ..,ay and Oft PrlYs",e property. To
correct. t.he 1ack of capacit.r ;n this system, it will require the CIP proj~ct
tilat was identHied in our engineering study.
The issue of the ~wo mobile homes on one site is a temporary condition. Tne
second mobile home was insulled because of a medica' hardship. Before this was
allowed by the Bui1ding and Lana Development Division. a notice was sent to
nei~hborjn9 property owners for their comments. Tne Public Health Department
approved the septic tank system for these mobile homes.-The Surface Water
Management Division will investigate the fil'ing of the open ditch to determine
if the drainage has been,i,mpac'ted by the site changes.
Thank you again for bringing your concerns to mY attention. If you need addi-
tional information concerning the drainage prOblem, please ~on'tac:t Jim Kramer t
Surface Water Management Division Manager~ at 296-6585.
S i ncere1.Y,
Tim Hil j
King County Executive
c TH :80: 1m
(Ol08-4,5)
cc: Lois Schwennesen, DirectQr, Parks, Planning and Resources Department
AiTN; Gregory Kipp, !"anager, Su'ilding and Land Developrnen't Division
Gary Kohler, Manager, Resiciential Products Section
Bruce Miyailar-a, Ac"Cing Dire:t.or, S~attle-King County Depart~nt of Healtl1
Paul Tanal{j~, Director, Department of PubHc Works
hTTN: Louis J. Haff, County Road Engineer. Roads and Engineering Division
Jim Kramer, Manager, Surface Water Management Division
l~ KING COUNTY DEPARTMENT OF PUBLIC WORKS :r...~
SURFACE WATER MANAGEMENT DIVISION ~(""'''' ~ -.r.~
1Dt" I~ COMPLAINT INVESTIGATION REP. 85L/ ,
08to Flacfcs:
NATURE OF COMPLAINT: rt/:7()P/ A/ V-R'b -9/
LOCATlON: I '5-~t? S-/4'z." Q AIr A I/~ ;.p 4LNTO If" , SEC' L2...~RGE:!:-
KROLL PG. _lIJ.
1/4N COUNCIL DIS!. ,
COMPLAINANT: eOT't>$#tdI!. HCM~ Z-S5J.fJ q B" J
Address /~t/P~ /qz,ul AV£ City tf.IVnJN State Wd::, Zlp'7t1'fJS1. ~~ WORK:
DETAILS OF COMPLAINT: 7($'4.Jo~tI9/ P/I?t7PM-//J-'19",,0 I()O y~ Fl.O#QS K Sy.e-~
~e.(jHe5~ {'1J1"f!lNIA.lt-tJp .enrl#c; At.tJ,II.I1--1~31t.{):lT 13,.,11> S T IfNf713sJ4;r.
" I1/'1Q /"~P-~~,pL." I !>$'~ '.7" ... ' I $&.?t, S7 r • =-~4' £ ;90"»1! 1':1¥ P ~ J
'~PLAINT RECeiVED BY:
~ _.AlLS OF INVESTlGAnON: Sketch on reverse side: Yes CI No CI Photos: Yes CJ _No LI CUlmIr,
COMPLAINT INVESTlGATEO BV; DATE:
Complainant advised of action possible or taken by: Phone 0
Complaint Action Handled By ~ M)b~ S tVt!J uJ ... .,..,
Letter ~ Personal Contact 0
CIOSed:B/20/Q, , 10:, •
:
I®f=-.' KING COUNTY DEPARTMENT OF PUBUC WORKS ~'
SURFACE WATER MANAGEMENT,DIVISION C C. F ..... ~~ i~
t I COMPLAINT INVESTIGATION REPORT ~UI'" §~ i'~1
~iz "L-!r.;~i
'--C'\,I
t OaIeAec'I2: " . i NATURE OF COMPlAINT: tl/l~/NAU f' 2,.3 . '1'-
C) . // ,v SEC L£.TWP z; RGE ~
: ~LO;;.;;;CA:.;..;.:n;,.;.;O;,.;.;N_! ___ ~V"'.J:JI~'4.:.IoIit;,.:.tOo~r::;tr:...-.=.t.e?1::J4::.::'P.;.:.W~y~/7~t:e~'PJ...:.Jkll;:.-,,5 ______ ~' ...:::';.:;5 .... , ""e"""~_IKROLL PG. r ~
: COMPLAINANT:.$. R £ N L J4M/2 COUNCIL DI5r. --=IJ __
, PHmtI!/IoIQ. , HOME: ____ _
: Address Jl:I/t2-)'-se ,,;,.-n: City State ZIp WORK:
· DETAILS OF COMPLAJNT: :LIIMbl"" lilt! '~ fllll'l
ql'~ZrI"
tj/rP;lf
· 4J f 1.p"5"~
~9/.1)~/~
'11·P71t.
, ". q 1'1/71)
: i'}/'t7.1ZJ · ,/.tll,'1
; 1/.p777
· q,.~d' I Z.
· (j I.~j~'
:_ t;'o"\"'1PLAINT RECEIVED BY:
.ILS OF INVESTIGATION:
COMPLAINT INVESTIGATED BY:
Sketch on reverse side: Yes 0 No CI Photos: Ves CJ _No CJ OuIntlty
ACTION TAKEN: IV\.~, l-.c-.~Io u.;J..r~:feJ 011\ t;-fQ.+u.S c~ C;WIVl-f::'M 5
Q(.c..~(?c;.c; Lot-~ ~? Jt{c.(, 'tJo act re...a I
" ~ cclfa..c.~ B-2B-'i( ,~.. . 0
Complainant advised of action possible or taken by: Phone 0 Letter ~ Personal Contact CJ
DATe:
Complaint Action Handled By 2('10. AAJJL4I <;11\ 0 Lv' Closed; ~4 S h.&( {
d III".... !)!,,, OK'd:tiJJ2-
'""Ialt
14105 SE 133 aenton, ~A 98056
20 August 1 991
Surface ;/[ater Z'!anagement DiVision
400 Yesl.er
Seatt~e, wA 98104
Dear Mr. !ramer:
As ~ou can see from the attached copy, we here in ?uget
CO~ODY have lived up to our part of the agreement we
struck in June. Chris and Barbara. Crosby have been
g~ven copies of the permission forms to let County
repa.i.r crews have access to their property. These forms
were received by them on August 19, 1991.
I think that the rest is now up to you. If you ha~e not
recieved the forms back signed in a reasonab~e ~~-th o£
time, then we here in 1?uget Col.o~ would expect the County,
to take enforcement action against the Crosbys.
I~ the County sees fit not to fo~o~ through with this, then
we here in Paget Col.ony wM-1l be forced to seek other remedies
ava.ilable to us at l.aw.
I rea.l.1ze that this is a strong letter, but ItthroWi.ng down
the ga:untl.etll is not what it is a.bout. I want you to
understand. that this neighborhood is very serious in this
matter, and we will not let :i i; rest until we have '3.
sat~sfactory reso~ution.
co: .?.a.ndy SnoW'
",ves .?!Ull.iP'Cs
:hris ~ Sarbara :rosby
~~ you,
~v
.3erm u. ~amb
, .. :..:.. .... ' -~ ... ~ ... -----------'''-.. _.-
Xing County Counci1
King County Courthouse
Seatt~e, WA 98104
'Dear Wes:
14105 SE 133
Renton, WA 98056
1 9 August 1 9~1
Dan Leonard. has played "te~ephone tag" With you fer
the past few days, and I'dec~ded that a ~etter might
make more se~se at this pOint.
In our June meeting here in Pu.get CO~OILY, I agreed to
get signatures trom owners of two lots. Those Signatures
would permit County repair vehicles/personnel on the
respective lots.
Mr. Leonard. recieved a fax:from Randy Snow, SWM, on
7-18. The:fax was the forms, which the property owners
had onJ.y to sign. I brought them around and. got them
signed and mailed back on 7-19. These signatures were
obtained by me in good faith, lackinginformati.on which
is readi~y availa.b~e to County employees, wh1ch. sta.tes
names and addresses of legal owners.
Now, it seems, one of the signatures I obtained was not,
1n fact, a property owner's. Wi.th the he~p of Mr. Snow
I got the name and address ot the owners. sent them a
registered letter explainjng the situation, enclosed the
forms to si.gn and 1n..structed them to return them to Mr.
Snow at SWM.
I • .&.&....'" ..&..J
I recieved a c~ from Barbara Crosby, one of the owners,
this afternoon. (The other owner is Chris Crosby; addres~:
P.O. Box 2851, Renton, WA 98056.) She stated that she
wanted to cooperate, but did not want to sign the papers
because the outfit which is instaJling the drainfields to~d
her to give no one access to her property. I pointed out
that the County agreed to return the property to 1 ts original
condi tion, and tol.d her that if she refUsed to sign, she
might prOVi.de a cause of action for the County or for us l..'I'l.
the ne~ghborhood.
She asked to speak to someone " in authority." I gave h,er
Jim Kramer' s phone number. .
The point of this l(~tter i~ to kee'D you posted on the status
of this matter, and to ~et you know that I am beginnjng to
feel the agreement which flowered ~ June is rapi~Y beginning
to wilt in August.
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A:a.;ything yOU. Can do to move this along ,would be greatl~ appreCiated.
CC: Randy Snow
Jim Kramer
Bruce Li.ang
Thank you,
~D
Benn O. Lamb
• '
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.r" ,/"'~.
.' -.; ...... . "', .. :."::
'~ ..,... ... ". '-" '.~ ..............
King County
Surface Water Management Division
Oepartmenr of Public Works
Yesler Buildjng
400 Ye5ler Way. Room 400
Seml!!, WA 9f110+-UiJ'7
(zo6) 296-6519
August 28, 1991
Mr. Benn O. Lamb
14105 So'utheast 133rd Street
Renton, WA 98056
RE: Puget Colony Project
Dear Mr. Lamb:
r • .1."+/.1.";)
>Wrv\ ~ __
Thank you for your August 20, 1991 letter concerning the planned repair of
the pipe across Lots 37 and 44 of Puget Colony Homes.
Chris and Barbara Crosby have both expressed their willingness to grant
access to County forces to repai.r the pipe across their property. I expect
to shortly rece1ve their written penniss10n in the form of the temporary
access easement and right of entry documents which were forwarded to them •
Upon receiving these, we will schedule the project at the earliest possible
date.
Thank you again for your concern and assistance in this matter. If further
infonmaticn is needed, please call Randy Snow, Drainage Investigation Unit
Eng1neer. at 296-6519.
S1ncerely,
J15ram1?/F-r
Manager
JK:RS:vs
MZ2:LT12
cc; Bruce Laing. King County Councilmember
~ ••• c:.r... ••••
~: Wes Phillips. Legi~lat1ve Aide
Tim Hill, ~ing county Executive
Chris and Barbara Crosby
Dick Thiel, P.E., Manager. Engineering Services Section
ATTN: Curt Crawford. P.E., Acting Supervising Engineer. Drainage
Investigation Unit
-
Received by.
-
KING COUN1Y SURFACE WATER MANAGEMENT DIVIS
DRAINAGE INVESTIGATION REPORT
Page': INVESTIGATION REQUEST
Received from: (please print plainly for scanning). (Day)
NAME:_---=])~o(.J?1=..;...;..brD=__=.....;.S..;../G~· i;...t..I_..;....ah_ffl_·_:ed ______ PHONE, ___ _
ADDRESS: I '-10/0 S E.. 13'i t'h 51. ' City. !<-tnfuiJ Statlt_, --..:.
;6 <,"~.~ 'f Location of problem, if diffB_re_n_t: ---::L()Oy-h6!ts __ ~ /lib ~ 1fV'~~ __ . ____ ~
Reported Problem:
SE~ ~~~y
8 e -l"ore.. r~t.I~.f-~-I-lny
1 ... -·'0'.3/ -~\ , ... Sieck No:
r-:o Field In·.·asiig!!ii.:'l:'l Need&d __ _
eas;n t-. C t<.. Coun:::iI Dist ./2-Charge No: -----'----------~-----~------------.-----.
RESPONSE: Citizen notified on 9-22-~oy
-CLe. C~ ~~ s~f-phone I~ner in person
10 -,-;.-'.~~ l?a~ ~
DISPOSITION: Turned lO en by OR: No fu~her action recommended beC;i!' -----------
_ Lea~ agency has been notified; __ --:-":"""----:~--:--:----;-~~_:_----~::::::::_:_;. bl -bl ~r·lo·, l'll .. r •••• ;ti;.:~lion addresses pro f r-ro em has been corrected, _ No problem hes been identified. ,'" ...
-Sefl File J1_r ....... _--
_ P,i,,'aie problem -NDA.'> williior consir:ier because:
~ Water originates onsite 2nd/or on neighboring parcel
_ Location i.s outside SWM se~a;;j' ,_ Other (Specii)'j:
DATE CLOSED: /0/1.5' 175' by: --If!.V ~ /) __ "-.
. ... . ... -. --..... ---JA/r-ti J/,t'll tl / fJ rr' _"-"\
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complaint 95-0763 Dembi"oski, Alfred
investigated by Doug'Dobkins on 9-18-95
Mr. Dembroski is requesting to vacate some ROW along 140th avenue SE.
The area in question is unopened ROWand not maintained. The only drainage
th~t I could,find was' at the end of SE 132nd avenue which crossed the 140th
Ave. SE ROW from the west to the east. This is a 12-concrete pipe. No other
pipes or drainage systems were found in this ROW.
Drainage within the plat of Puget Colony Homes drains away from the 140th
avenue southeast right-of-way to the southeast On the westside of the 140th
Ave sa ROW there are 4 large parcels which have no drainage systems affected
by this proposed vacation of ROW.
Right of Way isnkt improved for travel.
see attached drawing
KiNGCO~YWA~Afm~~~~~DMSIQ~.):'
. DRAJNAGE INvEsn:GATiON@O~T.:." I J I ..
Page 1: INvEmGAllON R!QimsT ":'" ", ,. I
• • • • r • • ••• • .. . ', '. ,",',' ,
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Lot No: H? Block No: Plat name; "~eit Co t> ttn1-j ~
Other agencies involved: No field investigation requireci,-_
\5 ~
S T R KroB ZIt) ~ Th.Bros! New (p'5Jp If?.
Old fj5D~
Basin LN:.. Council District ~ Charge No. ___ ----
RESPoNSE: Citizen notified on ______ by: __ phone __ letter _ in person
DISPOSmON: Turned to _ on ____ I _ .... ' __ by_ OR! No further action recommended because!
_ Lead agency has been notified:, ____________________ ':":--
~ Problem has been conecb:d. ~ No problem has been identified. .:......-Prior investigation addresses problem:
SlmF.o.EiI .
_ Private problem -NDAP will not consider because:
___ Water originates onsite andlor on nclghboring parcel.
_____ Location is outside WLRD Service Area. __ Other (Specify):
, DATE CLOSED: 11:> Iq~ By; ~ ..
, i . \ ".\
11V ..... J...,) r • .L.o/.,L:J
. ,.' '.' $' , 1,'p .• , tWtr,'· ••• dw'g 11 Osr ,{ .., ... srr: ... X:,:. .... .~.~~_ ,. I ••
•
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Gettle, larry
From:
Sent: To:
Cc;
Subject:
Kara, Wendy
Wednesday, January 06,19998:36 AM
Gettle, Larry
Jacobson,Jeff
drainage complaint In Puget Colony Homes
. Hers's Info on a c;lralnage Clomplaintwas reported to me at 14013 SE 133rc1 Sl Cindy Oearmlt lsp?) called
reporting that her hOllS8 and yard has seWed. They releveled the house last summer and now it's settled again.
Cabinets pulled away from walls, walls cracking, fenceposts out of the ground, etc. She says the problems started
this past year. Her husband thinks It might be the result of a small project that we had Jeff Jacobson do for their
neighbors last year. We had a small drain line installed that outlets to a basin near their house. Her husband
thinks the basin is "broken", so the water doesn't have anywhere to go. I think Jeff would be the ideal candidate to
investigate this one since he's already familiar with the area. ,:
Whoever goes can talk to me first We have a project planned for the next couple months (pending funding)
behind the house in question; but it won't solve this problem (though it may help slightly)., Let me know when
someone might go out so I can let CIndy know. Her phone number Is (425)277-6953. Thank you I
Page 1
11V.-r ..... ..." I • .L..-I'.L..J
~G COUNTY WATER AND LAND RESOURCES DMSION
·DRAlNAGE INVESTIGATION REpORT
Type'''' e·
. .' . Fru;No. '00-397
Received from: ., .. , .,,' ,. ., .
NAME~'-Mrl.'-., YAHa-J .' (Eve) L )
ADDRESS: 141 Db-Sb/51-·~
(Day) ctf25}
PHONE 2 '2.' -2/1 5'"
City g;;;;.;.F6\A-State. __ Zip C; r{) S 7
LoCATION OF PROBLEM, IF DIFFERENT:
-
J0, 11/0 /JeIIr ir-
hJa,! ~ /fO(Jd'J me; Jff
Lot No: Block No:
Other agencies involved: No field investigation requireiD~
S T
I;
R Parcel No. /5230 D f d /7 Kroll flOE Th.Bros! New 65tP lI~if2
Basin t...r:B Council District I:L Charge No. '
REsPoNSE: Cirl";" notified on De & l> • by; ~ phone _1 __ i. p=on .
'))I)J-.I ,At...L'HArVS.«R....; . .,J 7 M~ ~ Y Ali /J -rb P)S' tt,1.I1 S "~~\IWl1 IV?,
(1{ 'P f (l-&~. 'IJb l ,.J v.. k.h; G6S"",S;q1L? s~ w"t9$ Sr1411 ~ ~ J€5D
lJ l"'" r:/ HI S / J¥~r+---riJ r ~ •
DISPOSITION: Turned to on I I by_ OR; No further action recommended because: X-Lead agency has been ~otified; ;) /II) ~ 7" . 1><2"J A 1-T i-/,q vi oS .t;.1t-~ Problem bas been corrected. No problem i?as been identified. _ Prior investigation addresses probJem:
_ Private problem -NDAP will not consider because;
___ Water originates o~site and/or on neighboring parcel.
__ ~Location is outside WLRD Service Area.
DATE CLOSED: ct. I b rC'l) By: l:>~ .
SEE FILE # __ _
_---::Other (Specify):
1<fJ) ,0 SvJ&E:S
PRO J E C T C R I l' E R I A
TAX PAACEL #152305-9094-09
ZONE -CS -(COMMERCIAL SUBU RBi\N)
Wrn-l OVERLA.Y DISTRICT AT NORTH POPRTION OF SITE AND OVERLAY
DISTRICT B AT SOUTH PORTION OF SITE
LOT SIZE -190,346 SQ. FT.
93,949 SQ. Ff. AT CO~V1ERCIAL AREA
96,397 SQ. FT. AT RESIDENTIAL AREA
COMMERCIAL BUILDINGS
BUILDING #1 3200 SQ. FT. FAST FOOD USE
CONSTRUCION TYPE -III-N
OCCUPANCY TYPE -B
BUILDING #2 5760 SQ. FT. COMMERCIAL -RETAIL USE
CONSTRUCTION TYPE -III-N
OCCUPANCY TYPE -B
BUILDING #3 10,200 SO. FT. COMMERCIAL -RETAIL USE
CONSTRUCTION TYPE -III-N SPRINKLERED
OCCUPANCY TYPE -B
BUILDING #4200 SO. FT.LATTE STAND (COMMERCIAL)
CONSTRUCTION TYPE -V-N
OCCUPANCY TYPE -B
TOTAL SIZE OF COMMERCIAL BUILlDNGS -19,360 SQ. FT.
LOT COVERAGE OF COMMERCIAL BUILDINGS = 19,360/93,949 = 20.6%
RESIDENTIAL DEVELOPMENT
4-UNIT TOWNHOUSES -(5 BUILDINGS) = 20 TOWNHOUSE UNITS
TOWNHOUSE SIZE = 1.945 SO.FT EACH
CONSTRUCTION TYPE -V-l HR SPRINKLERED
OCCUPANCY TYPE -R-l WITH U-l GARAGE
4-UNIT TOWNHOUSES--(2 BUILDINGS) = 8 TOWNHOUSE UNITS
TOWNHOUSE SIZE = 1419 SF WITH 264 SO. FT. ATTACHED GARAGE
CONSTRUCTION TYPE -V-l HR SPRINKLERED
OCCUPANCY TYPE -R-l WITH U-1 GARAGE
2-UNIT TOWNHOUSES--(2 BUILDINGS) = 4 TOWNHOUSE UNITS
TOWNHOUSE SIZE = 1419 SF WITH 264 SO. FT. ATTACHED GARAGE
CONSTRUCTION TYPE -V-l HR SPRINKLERED
OCCUPANCY TYPE -R-l WITH U-1 GARAGE
2-UNIT TOWNHOUSES--(1 BUILDINGS) = 2 TOWNHOUSE UNITS
TOWNHOUSE SIZE = 784 SF WITH 264 SO. FT. ATTACHED GARAGE
CONSTRUCTION TYPE -V-l HR SPRINKLERED
OCCUPANCY TYPE -R-1 WITH U-1 GARAGE
DETACHED GARAGE -(5 BUILDINGS) = 18 PARKING STALLS
(4 garages at 968 sq. ft .. each and 1 @ 484 sq. ft.)
CONSTRUCTION TYPE -VoN
OCCUPANCY TYPE -U-1
COMMUNITY BUILDING -1500 SO. FT.
CONSTRUCTION TYPE -VoN SPRINKLERED
OCCUPANCY TYPE -B
TOTAL RESIDENTIAL BUILDING AREA =64.844. FT. PLUS 1500 SQ. FT.
COMMUNITY BUILDING
LOT COVERAGE RESIDENTIAL AREA
TOWNHOUSE BUILDING TYPE "A" = 2700 SO. FT. FOOTPRINT
5 TYPE "A" TOWNHOUSES = 5 X 2700 = 13,500 SO. FT.
TOWNHOUSE BUILDING TYPE "B" = 2365 SO. FT. FOOTPRINT
2 TYPE "B" TOWNHOUSES = 2 X 2365 = 4730 SO. FT.
TOWNHOUSE BUILDING TYPE "C" = 1185 SO. FT. FOOTPRINT
2 TYPE "C" TOWNHOUSES = 2 X 1185 = 2370 SO. FT.
TOWNHOUSE BUILDING TYPE "D" = 795 SO. FT. FOOTPRINT
2 TYPE "C" TOWNHOUSES = 2 X 795 = 1590 SO FT
4 GARAGES AT 924 SO. FT. EACH =
1 GARAGE AT 484 SO FT"
COMMUNITY BUILDING
TOTAL RESIDENTIAL FOOTPRINT
3696 SO. FT.
484 SO FT
1500 SO. FT.
27,870 SO FT
27,870 FOOTPRINT 196,397 LOT AREA = 29% < 65%
RESIDENTIAL DENSITY FOR DISTRICT B
10 UNITS PER ACRE MINIMUM, 20 UNITS ACRES MAXIMUM
AREA OF PROPERTY AT RESIDENTIAL DEVELOPMENT = 96,880 SO. FT. = 2.2
ACRES. AT 20 UNITS PER ACRE, 44 UNITS ARE ALLOWED. THIS PROJECT
PROPOSES TO BUILD 34 UNITS.
MINIMUM LAND AREA PER UNIT REQUIRED = 1200 SQ. FT.
ACTUAL LAND AREA PER UNIT PROVIDED = 2691 SQ. FT.
--_._---------
PARKING REQUIREMENTS
COMMERCIAL AREA
BUILDING #1 -2000 SQ. FT. FOOD SERVICE AREA @ 1 STALL 175 S.F. = 26.66
STALLS
BUILDING #2 -5760 SQ. FT. COMMERCIAL@ 411000 = 23.04 STALLS
BUILDING #3 -10,200 SQ. FT. COMMERCIAL @ 4/1000 = 40.8 STALLS
BUILDING #4 -NO INDOOR FOOD SERVICE AREA, DRIVE-THRU, NO PARKING
TOTAL PARKING AT COMMERCIAL AREA REOUIR'D = 91 STALLS
TOTAL PROVIDED = 9 j STALLS
RESIDENTIAL AREA
34 UNITS@ 1.75 STALLS PER UNIT = 60 STALLS REQUIRED
PROPOSED PARKING -52 STALLS IN ENCLOSED GARAGES & 9 UNCOVERED
= 61 STALLS PROVIDED.
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LANDSCAPINn
COMMERCIA,_ AREA
5% OF 'lARKING AREA TO BE IN LANDSCAPING
PARKI~G AREA OF COMMERCIAL AREA = 35,286 SO. FT. X .05 =
1764 SO. FT. 01' INTERIOR PARKING LANDSCAPING REQUIRED.
INTERIOR LANDSCAPING PROVIDED =
2690 S<lI FT = 7.6% INTERIOR LANDSCAPING PROVIDED.
RESIDENTIAL AREA
REQUIHED UW LANDSCAPE AREA = 250 SO. FT. DIRECTLY CONNECTED
TO 'JNI f. WITH 34 UNITS, 8500 SQ. FT. OF INTERIOR LANDCAPE AREA
REQUII~ED.
10,<170 SQ. n. OF LANDSCAPING DIRECTLY ATTACHED TO EACH UNIT IS
PR()VII)ED, 11l:mG WITH 7920 SQ. FT. OF LANDSCAPED COMMON
AREAS AT TijE SITE INTERIOR. THIS EXCLUDES LANDSCAPED AREAS IN
PERIM: ,TER SETf3ACKS.
PAVINCl & PAilKING AREA ON SITE = 19,670 X 5% ~ 983.5 SQ. FT. OF
INTERIJR LAlJDSCAPING REQUIRED
3510 Sl. FT. OF LANDSCAPING AT INTERIOR DRIVEWAY AND PARKING
AREA~ HASilEEN PROVIDED.
AV:e .
.. _-_ ... --.. _--_. _ .. _.--_ ... _... --.--.. ------
S~I~T~E~P--L--A--N-------lli~--------~N~., __
SCALE: 1" = 30'-0" V
.'
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eMS, INC.
GENERAL CONTRACTORS
16855 Woodinville -Redmond Road
Woodinville, WA 98072
PH: 425-488-9300 FX: 425-481·3991
•
•
SHEET TITLE:
SITE PLAN
,-' .:. :.\.
REV. NO. REV. DATE
I le/II/","-;'
DWG BY: CHK'D BY:
91<1< wll
PROJ. NO: 2024
DATE: 11-10-03
OF
FEB 20 2004
RECE!VED
,
RJ o 10' 20'
SCALE: 1" = 20'
FND I' IRON PIPE
IJ/YELLO'w' PLASTIC CAP
'LS ~6012' O,2'N X O,3''w' OF
CORNER
406
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C-----'di"'---~-=~-.~~--.------.---------. --.------
N88'09' 42''w'
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.' FENCE AS BUILDER
, OPTION/DESIGN,~-, .
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£104
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NOTE EMERGENCY ACCES
WITH GATE
NOTE LOCATE MONUMENT
AT BUILDER OPTION/DESIGN
Plant List
Symbol
(i);:---0--t=== 0----
@----
0---
G--
Botanical Name! Common Name
Deciduous Trees
ACER RUBRUM 'SUNSET'ISUNSET RED MAPlE
PRUNUS SUB, 'YOSHINO'IYOSHINO CHERRY
. Coniferous Trees
CALOCEDRUS DECURRENSIINCENSE CEDAR
THUJA PLiCATAIWESTERN RED CEDAR
Small Trees
ACER CIRCINATUMNINE MAPlE
Shrubs
RHODODENDRON 'UNIQUE'/RHODODENDRON
ARBUTUS UNEDO 'COMPACTNSTRAWBERRY TREE
RHAPHIOLEPSIS U.M. 'GULF GREEN'IOWF WHITE RHAPIOLEPIS
EUONYMUS AlATA 'COMPACTA'/COMPACT BURNING BUSH
VIBURNUM TINUS 'SPRING BOQUET'/SPRING BOUQUET VIBURNUM
VIBURNUM BURKWOODIII8URKWOOD VIBURNUM
SPIRAEA 'ANTHONY WATERERfANTHONY WATERER' SPIRAEA
VIBURNUM DAVIDIl/DAVID VIBURNUM
Groundcovers
ARCTOSTAPHYLOS UVA·URSIIKINNIKINNICK
GAULTHERIA SHALLON: 14 TOTALARENSALAL;
MAHONIA NERVOSA: \4 TOTAL ARENGASCADE OREGON GRAPE,
POLYSTICUM MUNITUM: \4 TOTAL ARENSWORD FERN
~ SEEDED LAWN
Planting Notes:
Size/Spacing
2' CAUAS SHOWN
2" CAUAS SHOWN
6-8' lAS SHOWN
6-8' lAS SHOWN
10 GAL lAS SHOWN
24" lAS SHOWN
2GAU4' O.C.
5GAU3' O.C.
1 GAU 4' O.C
2GAU4' O.C.
2GAU5'OC.
1 GAU3'O.C.
1 GAU 30' O.C.
1 GAll 30' O.C.
1 GAU 18' O.C
4' POT/18' O.C.
1 GAU 18' O.C.
Comments
B&B
B&B
B&B
8&B
MULTI·STEM
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
CONTAINER
L. __
Qty.
11
'12.
60
3
13
15
66 Ie.,
87
6
23
50
1840
830
415
415
1. SLOPES IN LAWN AREAS SHALL GENERALLY BE 3:1 RATIO OR LESS. IN OTHERS, SLOPES UP TO 2:1 MAY BE ACCEPTABLE WHERE SOILS
ARE SUITABLE .
2, ALL PLANTINGS TO RECEIVE AN AUTOMATIC, UNDERGROUND IRRIGATION SYSTEM. PLANTINGS SHALL BE GROUPED TOGETHER BY
WATER REQUIREMENT. WITH THE EXCEPTION OF LAWN AREAS, 25 PERCENT MINIMUM OF REQUIRED LANDSCAPING SHALL BE
DROUGHT TOLERANT SPECIES.
3. NO PLANT MATERIAL GREATER THAN TWELVE INCHES IN HEIGHT SHALL BE LOCATED WITHIN TWO FEET OF A CURB OR OTHER
PROTECTIVE BARRIER IN LANDSCAPE AREAS ADJACENT TO PARKING SPACES AND VEHICLE USE AREAS.
4. DECIDUOUS TREES SHALL BE MINIMUM 1.5INCH CALIPER SIZE MEASURED 4.5 FEET ABOVE ROOT BALL AT THE TIME OF PLANTING
(WITH THE EXCEPTION OF TREES DENOTED AS 'MULTI-STEM'),
5. EVERGREEN TREES SHALL BE A MINIMUM SIX FEET IN HEIGH MEASURED FROM TREE TOP TO THE GROUND AT TIME OF PLANTING.
6. AT TIME OF PLANTING, SHRUBS SHALL BE A MINIMUM:
7.
8.
9.
SMALL SHRUBS: 12 INCHES
MEDIUM SHRUBS: 18 INCHES
LARGE SHRUBS: 24 INCHES
GRASS AND REQUIRED LANDSCAPING AREAS SHALL CONTAIN AT LEAST FOUR INCHES OF TOPSOIL AT FINISH GRADE.
SOIL IN PARKING LOT LANDSCAPED AREAS MUST BE NONCOMPACTED TO A DEPTH OF 18 INCHES PRIOR TO ANY PLANTING.
ALL LANDSCAPE AREAS TO RECEIVE MINIMUM TWO INCHES MULCH.
, .
CITY OF RENTON
RECEIVED
NOV 13 2006
BUILDING DIVISION
APPROVAL SHALL NOT BE CONSTRUED
AS THE AUTHORITY TO VIOLATE OR
CANCEL ANY PROVISIONS OF CODES.
ORDINANCES, OR OTHER REGULATIONS
ENFORCED BY THIS CITY
DATE# APPROVED BY jt1t
PERMIT# kV!ro1:~ 0(5
PBPW2·05 10i99
•
JEFFREY S. SKUTLEY
ARCfflTECT
22106 SI! I34TH ST
buq ...... W A 98027
687-5905 6I7-6O!13 (Fax)
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REVISIONS
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If )·is·{'C-·
,;P. {D''l,O(''
pt 1i)·.<!2 .0(.
1:)\2 \ \-\ 0 -/)b
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DATE,_--:-__ _
!I/~~J-I SCALE! ,. .L.-( ')
DRAWN: ____ _
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-:=~-~:;:o-' :1
FND 1" IRON PIPE
W/YELLOW PLASTIC CAP
"LS #6012" 0.2'N X 0.3'W OF
CORNER
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- -
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EXISTING FENCE ~
FORAn] HOUSING
PROJECT
;
406
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ARClliTECTURAL SITE PLAN
1" 20'-0" 35 UNIT TOWNHOMES
APPLICATION FOR SITE PLAN MODIFICATION
IMPERVIOUS SURFACE AREA:
SITE PLAN BUJGS SIDEWALK PAVEMENT TOTAL
ORIGINAL 30,200 SF 5.340 SF 28.200 SF 63740SF
REVISED 28,404 SF 7180 SF 23720SF 59304 SF
DIFFERENCE 4436 SF LESS
PARKING:
GARAGE PARKING: 70 STALLS IN GARAGE
OPEN PARKING = IS STALLS
TOTAL PARKING = 84 STALLS = 2.3 STALLS PER UNIT
BREAKDOWN: 49 STANDARD IN GARAGE
21 COMPACT IN GARAGE
I STANDARD OPEN
NOTE: NO HANDICAPPED STALLS
ARE REQUIRED OR PROPOSED
2 COMPACT OPEN
84 TOTAL PARKING STALLS
i··········· .
202.31 sqjr
61 STANDARDSTALLS=73%
23 COMPACT STALLS=27%
AUACHED l.A.NDSCAPE
250 SF OF ATTACHED LANDCAPE PER UNIT: 35 UNITS
X 250J= 8,750 SF REQ'D. 8,820 SF PROVIDED
OPENSPACl?
250 SF OF ATTACHED LANDCAPE PER UNIT: 35 UNITS
X 250 SF= 8,750 SF REQ'D. 8,820 SF PROVIDED
1m 126.I8'qjr
GENERA.1 LANDSCAPING
6,064 SF PROVIDED IN CWSE PROXIMITY TO BLDG
ENTRYS AND WALKWAYS
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CEDAR SIDING;
ICAL 2X2
CEDAR SIDING.
DUMPSTER ENCLOSURE -FRONT (TYP)
~~~r~T1.::;?t-.:~~:;;_-> ~5_:' _-'_I _"r-,
CEDAR TOP
/." I I\J CAP-MITER
.y. __ '-:_-C.Cc:-'-'-"-'--_-/-:_lot CORNERS
5TL_ pOSTS
ElEYOND ~itlIl::n=
VERTICAL IXb
, CiEDAR 5IDING;
AL TERNA TE WI 2x2)
CUREl
CONC_ SLAB
DUMPSTER ENCLOSURE-SIDE(TYP)
A
1
2Xb P.r_ RAlLIS)
BEYOND ITYP,)
5TL, P05T5
BEYOND
_______ L_
------/------------
DUVALL AVE, / D
5TL, P05TS
(
/
Cf '>
/
/
\
/
10'-0" STREET
DEDICATION
-' L'6Z,," 6C1 "DON
----------1
4S'
-J 42"
36" I L 1
30"
24"
-18"
-12"
6"
J.---017-112" ----f
OPTIONAL LIGHTED TOPS
L2
DIFFUSER TYPE
CAe Clear Acrylic 0
CPC Clear Polycarbonate Cl
WAC White Acrylic 0
WPC White Polycarbonate ~
LIGHT SOURCE
50-100 MH __ W 0
35 -100 HPS W 0
'j" '--28PLC Fluorescent -:i'-'i.-:'-w r
INC Incandescent ___ W 0
~L6
VOLTAGE
QT ,.
(Quad Tap 120, 208, 24~ ~
TT (Tri Tap 120, 277, 347) 0
NOTE: Plaase circle connected
voltage, If none is indicated, fae·
tory will pre-wire at 120\1.
120V Reactor
480 Single
(HPS only, in most wattages) 0
~~e;s.N
(800) 267-3175 (905) 238-264f
1280 Fewster Drive Mississaug ..
Ontario L4W 1A4 Canad.
Fax (905) 236-9060
Email saleS@hcltighting.com
WEB www.hcilighting.com
OPTICAL SYSTEMS ~
BR glass refractor IES type III 0
BR glass refractor IES type V 0
LV louver reflector IES type V 0
OC dual optical cone IES lype V C' ...
BL bare lamp 'ttl
(recommended for white diffusers only
OPTIONS ,
EB1 single 1~ 10 steel eye bolt
EB2 double 1" 10 steel eye bolt o
Lighted Bollard Ordering Sequence Example
BOLLARD -TOP -DIFFUSER -LIGHT SOURCE -VOLT. -OPTICS -OPTIONS -COLOR Non-.';O:::~:~~~: _O:~::: ~;~~::c,~
B844 -L3 -WAC -50MH -120V -BL-EB2 -RAL 9011 8644-B -EB1-RAL 9011 :::J
TYPICAL LIGHT BOLLARD
2xb CEDAR TOP--,
CAp-MITER CORNERS
DUMPSTER SIZE CALCULATIONS
COMMERCIAL BUILDINGS
~~~mli'lfiil:1nilflff VERTICAL IXb
SIDING;
AREA BUILDING 1,2,3 &4 = 19,360 SQ FT
19,36011000 X 5 '" 96,8 SQ FT REQU IRED
FOR RECYCLABLES
VERTICAL 2X2
-CEDAR 51DINCio
5TL, pOStS
19,36011000 X 10 = 193,6 SQ FT REQUIRED
FOR REFUSE
TOTAL AREA REqUIRED = 290.4 sq, FT,
SIZE OF ENCLOSURES PROVIDED '"
2 @ 156 sq, FT, EACH = 312 sq, FT, PROVIDED
RESIDENTIAL BUILDINGS
DUMPSTER ENCLOSURE-REAR (TYP) A RECYCLE CONTAINER AND A REFUSE CONTAINER
IS PROVIDED FOR EACH TOWNHOUSE LOCATED INSIDE
OF THE ATIACHED GARAGE
F199 SERIES LUMINAIRE 1&11 ~ .. !;;~~ .. ""., " .. ~.~, -"."
Misslssauga ON L4W 1A4
sales@hcilighting.com
www.hcilighUng.cQm
Fax (905) 238-9061) .
F199-L
W¢,.hl"nl'"
EPA 12sqfl
Toll-free (800) 267-3175 Tel. (905) 238-2648
Description. The F199 Series luminaire shan consist of an Inject" n-.
molded prismatic diffuser, a spun aluminum shade assembly ~mo a
cast aluminum fitter (capital), The hinged refractive diffuser shall be
secured with stainless steel hardware. The ballast shall feature quick
disconnect plugs for easy ballast maintenance. The ballast shall be
factory wired, tested and mounted on a keyholed cast aluminum plate
together with a 4kV porcelain sockel. Lamps are not included and shall
be supplied by olher.s An electrical components shall be Ullisted and
labeled.
Installation. Thd fixture shall accept either a 3" 00 or 4" 00 IE; ')11
(please specify) .1Ild shall be secured to an arm with three hex socRel
screws spaced 1100 apart and a security bolt. Order arm separately.
Finish. AU applicable parts shall receive a standard electrostatically"
applied thermm"t polyester powder coat smocth semi gloss frnish with·
a four part corro-"on inhibiting process
____________________ .J To assemble a .. atalog number, list all codes sequentially.
1. SIZE 4. VOLTAGE
F199-L (25''W x 22"H) QT (Quad Tap 120, 208, 240@ 'tr
TT (Tri Tap 120, 277. 347) a
NOTE: Please Circle connected voltage. If nom<
"2 DIFFUSER TYPE is indicated, factory will pre-wire ,,1120'1.
120V Reaclo'-
External Prismatic Acrylic 480 Single o
,
!
6, OPTIONS ,
,1
FUS internal fusing "",".~
PCB luminalre Integrate~ ";
button Iype photoceli"?';
' .. 1 HSS house side shield .J "\
EAC
EPC External PrisrTllltic Polycarbonate 0
7, COLOR
3. LIGHT SOURCE (mdtcate wattage)
5 OPTICS
BL
50-175 MH 17~_w '-
bare lamp (standard for this fixture,
due to external prism<ltic optics)
Black RAL 9011
Green RAl 6005
BronzeRAL8019
Grey RAL 7012
White RAL 9016
Option: pulse start ballast
'35 -150 HPS
CFL Fluorescent
INC Incandescent
_w
w
w
o
o
o
o
IES type III
IEStypeV
For mor~ Imormallor, on "PlICal $1.\tem.\, see Opl"" sed"n
Pho!omel~cs am alSO """'!able ,TIlES farm~. coo·"'1 fado'Y
OT your HCI sale, lep,"s""lolll'e
o
Custom
o
o
o
"
TYPICAL LIGHT POLE LUMINAIRE
POLE P409-4P
o 49'
f.--.18'---1
DESCRIPTION
The pole Shall con.ist 01 a clam-.rlell
base cover and a shaft The ~sa
(mer shall be mode from
a two-p,ece cas~ng socured to the
pole shaft wrth four sis tamper res'sliml
SCrI!WS and shall ~e round in shape The
(:8siings shall be 01 unltorm wall thick·
ness wllh no warping or mold shilling
a~d $hall be formed trl.>e 10 the Original
paMm with complele d€1~il. The 4"00
shaFt sholl DB made of e~lruded JlOrJ-
fiuted alummum ~nd shall be clrcumle<·
entlally welded to an 8-5IB"OD alum>nllm
Bxtruslon. A cast alummum don~1 shal!
cover the wald.
DIMENSIONS
The pole sh~tl be l(X' l~ height
The bnse shall be 18' in diameter
MOUNTING
The pole shall be supplied wilh a sturdy
ste~1 tsmplate and With 4 Mot d'pped
gal"ani~ed 3/4" x 24-10"9 "C' type
anchor bolts .... ,th two nuts ~nd two
wBshers each. These will install on an
11-112' bait Circle wilh ~rlChor oolt.
extending 3' above the ground level.
An OptlOn"1 3'H x 3"00 tenon's avail·
able for n)(\ur~ mounting, Custom tenon
SIZeS mal' be available, A 5"0\' x 6'H
se""ee door shail be located al 24-to
center Irom Ihe bottom 01 pole
FINISH
All applkoble part. shstl re<;eive" stan<i-
srd electrOSta11caily applied tIlerrnoset
polyester poodel coalsmoo1h semi gloss
finish w,1~ a four part corrosion milibiling
prOG6SS
CONTACT INFORMATION
1800) 267-3175 (905) 236-2648
1280 FlIWster Drive MisSissauga
Ontario L4W 1A4 C",t;u:la
Fax (905) 238-906( ~
Email sal"S@hCiIl9hti!l'-'~'"I1;I" WEB www.heillghllllg.COffl;
;
COLOR AND OPTIONS
There ale fiv~ $ta~dard RAt Mbr6 '~
chon~ irom Bla<;k ~~11. Greeo e~
Bronze 8019, Grey 7D12 and WhiIii
0016 Cuslorn colors are ava'iablo ~
an ,u.pc~a.,g.c. A va~eI1. at OPbOl1'! a.",labie Fo, more ,nforma1lon pJeaf>4
SM tne Frmshes and OptION ~~
---, r--!
I » .. ~
J
11-1/2"
Access Door
EPA INFORMATION OPTIONS
Moo.l
!lumber
P448-4PA-10
P44B·4?A·12
P44$"~PA·14
P448·4PA·16
P448·4PA·18
P448·4PA·2{l
P448-4PC·10
P448·4PC-12
P448-4PC_,4
P448.4PC·16
P4411-4PC·18
P448-4PC·20
He,ght Wall
(It) thickness (t~)
10 0125
i~' 0.125
14 0125
16 0125
18 0.125
20 0125
w
" " " 08
20
0.n6
0.225
0226 0226
0,n6
one
EPA ,allng
80 mph 00 mph 100 mph
(Sq It) (sq It) (sq.H)
~j 71 10,17 B.2B
~'16 7,:;4--597
652 521 424
4'8~1 3.15
312 2.50 2.03
t 74 1.39 1.13
2342 1874
1699 13.59
1304 '10.43
10:36 8.29
7% B.3A 5~12 4.7~"
15. 5
-11.06
8.49
6.75 5.20-0"
Her, I-/d. nellh .. r d .. signs n"rrecommMIis ,.oncrete footln9 size
SRT single roc<oplacl<l
OR.T double re~ep1acle
GFI GFI reoeptaclG
BAl-BM single 00
24"L baroner arm
BA1-eM s,ngleclamp-or>
24-L banner arm
BA1H-BM Single bolt-on
~
24'L benner arm with hog M .
BA1H-CM Single damp-on ~
24-L banner ann wilh hog rir4_~
BA1-BBM single bOlt·oll :ij
bre~k·"wa~i 24"L banner arm.;'f
BA1H-SB.M Single b(,i!-Oll ~'.'
break-away 24"'L ba' ann:
With hog n!lg •
SS1_CM s'ngl" clamp-OIl ~
s.!reet s 9 .
Ordering Sequence Example -
Luminaire FiHer Diffuser Light Source Voltage Optical ~ystem AITJI ~J.iguration Pole Finish oFif
F100-L 84 FPC 150HPS 120V lV-L5 A30T 2A P409-4~P~A~-1~2 __ R~A",L~
(, 100> "'" ""R,' .r,,'''''''''' or. P>p)m ... od Un"","".,.... n ... ".,".n" _lb .... SO"'fl<.IIl"",,.t< ,."""0<,, ,"" ... """""' ".ho> !
TYPICAL LIGHT POLE
.. •
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PROJ.
DATE:
DEVELOPME
CIT'V Of
9
16
FDUND CONG. MON iN
CASE' WITH HRAS5 NAIL.
CB -I
RI" CL~' 405.6-" il J!1."
UNABLE TO GET iNVERTS ~ -:g:: lIB
ca'iliiil'<g
ce
RUvi £L =404.37' mm UNABLE TO GET iNVERTS
\ ( ~tt:Aict~09.86' C:J iNV(R;~, E, 4th~STREET
1766.92' RiM n 404.92'
rL.OW LINE
Tl-iAN 25'
~pr
SBlr02'58"E: 2585.79'
CB RfM E:L=40S.58'
if" 6" CONGo W. =.399.71'
IE 12" COND. = 399.58'
lil
!,IM £L~ 401.70'
646.45'
fOUND 3" SV{?FAC:r F;'FAS-S"'-'"
DISK WITH FUNCI-!
~ (J ,-08
I£)! .RIM EL=40S16' oil IE 8" COlve. E. 403.80' ..
EDGE OF ASPHALT '"
END OF WOOD FENCE
IS 0.22> NORTh OF
F'RUPERT'( UIVE
fE 12" CONG, W. =398.87'
IE: 12" METAL E. 396.55' il
CORNER Or-RETAINiNG
WALL IS 0,05' WEST OF
PROPEF?Tf LINE
FOUND 1/2" REBAR AND-Il
CAP "HARSTAD 18781"
N86'E 0.12' FROM
CALC. CORNER
CORNER or RETAINiNG
WALL IS 0.07' weST Of
PROPERlY UNE
[ND OF" ROCKE!~'t' is 5.
WE:::"! OF PROPEfHY
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26" cEJJAR
20" ..
30" FIR
it
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~" iRON FOUND 1_, Q 67' ·~ipr:. 535 £ ;"ORNEP 1"'. , ~A'''''' '-J. ;'-P(;~"
i ___ .. ".J
MAPLE
26" MAPLE
-----396__t__ ~
20" WALNut
'*'14" 12" cOnONWOOD
/ 2" COITONWOOO
~
10" COTTONWOOD
COTTDNWOOD
SBlrD2'58'E 153.35'
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13" GO"rrON'WOOD
~
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BALES MIXED-USE COMMERCIAL
DEVELOPMENT
,,. .............. -----
RENTON, WASHINGTON. Duvall Ave ;1, N.E, 4th Street
10"
26" CEDAR-I··,
11" HR* ;4" r:1Rt_~-:: 9~R
12" CaITONWDOD I ~ ~
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DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
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SHEET TITLE:
NEIGHBORHOOD
PLAN
REV. NO. REV. DATE
OWG BY: CHK'O BY:
gIck. wtl
PROJ. NO: 2024
DATE: 11-10-03
z.
J:\2003\031 2'7\PREI.IMINARV\03127P01.ow., 1/23/04 2:12: 17 PM, "'..II!!
I FOl,..ll'/D C-01"~C. MON IN
CASE WITH EJRASS NAJL
9v/W
~ . , _ .. _ .. ",--' .
~f!i
FOUND 3" SURF/ICE BRA,SS,
DISK ~t'l1}-/ PUNCH /
!l!1Il
N ES 0/11..\ c:str m ~
I SRi 128TH sr\
\. ,', ) 588'02'58'"[ 2585.79' b~l 5
.jc
"
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- - --@-=------r: -:-~--I--=-=-=-=="::"':::==~=----',
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172.42'
/ _~:, I / ~ \ END OF WOOD FENCE 6 'J. I.' IS 0.22' NORTH OF "'.
" PROPERTY LINE .~ i EDGE OF ASPHALT _ ,_ -
" \-. ':.' .1 ~ ~02 BOc, 3u.06 ".'., ..• __ 1. ;' , . 1/ '"
WALL IS 0.05' WEST OF / 1\:; OF ;ROPE;-r' ~ , ':, Ii:;,.' j ..... , -, :. " .,': I rt q
PROPERn-LINE G,NE II \, " , , ~ i: . " .. '
., crt' '. 1 \ a a , .".'
FOUND 1 /2" REBAR ANO-/ I d--t> ,:~, -.'l. -.. ' ,:'.!
CAP, ''HARS~AD 18781" . ; I,: 'l'1 1 ';, a ; .,:. ,r
N8B, 0.12 FROM , crt' 1,1'. I _.~ ; ! .' ' /1
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16855 Woodinville ~ Redmond Road
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INTERIOR PROPERTY LINES
PN-PARCEL A-152305-9094-0
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PN-PARCEL C-152305-9031-0
PN-PARCEL 0-152305-9071-0
PN-PARCEL E-152305-5034-0
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EXISTING EXTERIOR PROPERTY-·_·-
LINES TO REMAIN
EXISTING INTERIOR PROPERTY -~ ~ ~ .-
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u>MM~t-lI1\ ~
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REV. NO. REV. DATE
OWG BY: CHK'O BY: eWe. wtl
PROJ. NO: 2024
DATE: 11-10-03
DEVELOPME~fT PLANNING CITY OF RENTON
FEB 20 2004
RECE!VED
2 3
OPFICE !3EDROOM !3EDROOM OFFICE OFFICE
13 TH I3AT
Cc.. I5ATH CL.
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FLOOR PLANS &
ELEVATIONS @
BLDG. #5-9
TYPE "A" 4
UNIT TOWNHOUSE
REV. NO. REV.' DATE
OWG BY: CHK'O BY:
gIck lilt!
PROJ. NO: 2024
DATE: 11-10-03
I I
DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
RECEIVED
A
B
3RD FLOOR PLAN @ 4 UNIT TOWNHOUSE
TYPE "6"-BLDG. lIZ' (BLDG. 11 SIH) IN'
SCALE: liS' = 1'-1:1''' \!.!J
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ROOM
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SHEET TITLE:
FLOOR PLANS &
ELEVATIONS @
SLDG. #10&11
TYPE "s" 4
UNIT TOWNHOUSE
REV. NO .. REV. DATE
DWG BY: CHK'D BY:
gklc. 111\1
PROJ. NO: 2024
DATE: 11-10--03
".: .
,~
DEVELOPMENT PLANNING
CITY OF RENTON
1=EB 20 2004
F1ECEIViED
--~--
MASTER
l3EDROOM
o
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BEDROOM
2
CL CL
2
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l3EDROOM
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ROOM
D
KITCi-lEN
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2
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SCALE: 118"=1'-0"
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SHEET TITLE:
FLOOR PLANS &
ELEVATIONS @
BLDG. #12&13
TYPE "C 2
UNIT TOWNHOUSE
REV. ~ NO. REV. DA IE
DWG BY: CHK'D BY:
~ IIItI
PROJ. NO: 2024
DATE: 11-10-03
I~
DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
RECEIVED
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1ST FLOOR PLAN 'Cil 2 UNIT TOWNHOUSE
TYPE "0 II -BLDG, 14
TOWNHOUSE SIZE: 184 SF.
LUI 264 S.F ATTACHED GARAGE SCALE: 118"=1'-0'
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SHEET TITLE:
FLOOR PLANS &
ELEVATIONS @
BLDG. #14
TYPE "0"
2 UNIT TOWNHOUSE
REV. NO: REV, DATE
OWG BY: CHK'O BY:
gIcI< wtl
PROJ. NO: 2024
DATE: 11-10-03
DEVELOPMENT PLANNING
CITY OF RENTON
FEB 20 2004
RECE!VED
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(2 CAR GARAGE) ~
SCALE: 1I8"=I'-!Z?" GARAGE SIZE: 484 S.F. ~
2
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WW -z -Ie::: 0 I-« Z
CO w c:r:
SHEET TITLE:
FLOOR PLANS &
ELEVATIONS @
BLDG. #16-20
2 & 4 CAR
GARAGE
REV. NO. REV. DATE
DWG BY: CHK'O BY:
SIck. IIItl
PROJ. NO: 2024
DATE: 11-10-03
IS
FEB 20 2004
RECEIVED