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HomeMy WebLinkAboutLUA98-003 o . A PORTION OF SW 1/4, NE 1/4 SECTION 8, CO51 4 I I p••4 f �\ TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., 1I��1 I CITY OF RENTON. KING COUNTY, WASHINGTON l R �r r a; i Y R . 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KING COUNTY, WASHINGTON Lo I I��� AND SPECIFICATIONS i S OF THE Orr Of ROO.ANO THE s nE Rm V. r'r'/AP..STY•.r5 AND TM Y Y S E S $ y 8 S 8 R z R._ E $ I $ S /Q sEsunaRa _ - . - - _ m v\�((wry ,. L1r ;IJWU n r"x \\ •\-- \-1`\\ \ ' _ �uii+rpR ,�\ :filt.11 �Imc, 1 '� ® eapuc. aw•mrm, / • --Z •o,Rm z.Rw•s..oval¢MI PONE DEPARTWENT.ME ,ur.r"o n,vuu r �x.e\ .x a:a cc ` ''\\ ll—'-1 _� ._- / /PER CITY RE a STANDARDS N �- TE � •\ \ � ism m.): 0GTONS OF CASTING OAP. SO ME MO tt TOR s5 A5mAVM SA FOR r ‘110 , _ W Q Lac. 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SANITARY SEWERPROFILE!ALL^m`5 RbADI '-20'ROU 1 xo\ cw WOK w O. ,-mo-.z.-»v e-L o a rAie.rrartrAeu.o�m A PORTION OF SW 1/4, NE 1/4 SECTION 8, OD �i MD SPEDDIGTEMS OF TM MAY^• ^^° eP WED NM n TAN,rqw v TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., -1 is " '®°'6^r'www,A F (E.momoT. CITY OF RENTON. 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TYPE.,RCOMN(s WEA MAX,NRAP— DN`COMM NINMNTIIN }EYLrrerr - z B(DeMPEID)CEDERU. T`F1C"L UN.D. - - C•tne ND M•ONID NA DETN.` We STDNE TRIM rYeR.AL ALL paRILLE 4M2N4 1) 1 II V!•M.R O.PLY MAO SINN. TO NAvI EGRREN' OAR BUN.MEAD \ /\ W f.OM NNVL RNN C.In'IiR': R 'AiATJI MYE TYPICAL(Y1w�" tl�• /,: • 1/X.A 1/4-1 PoR TON Snort(PS) gg i QI 1 -%aSN CEDAR = - '9_ � _ / \ --- ali //`\ 4111L til MMFG -9 A-ttF• + N ID SIENNA 's — - — is1.. t_ t ....W C...ARIA nvr.eN: x L { !i' ' _ = t ��_Bow _— VI I = _— _—_ -a_ ism I ryo ffii !ii � i�� Ti R _ _ PtAeN'6 t�: .IIVi\ - \1 r��\� ��-_ -_ Y — \T� _ 9GFLR r _ii §, < wow comma., / T .T..sNo- — _ _ - _ _ \�, \\.1 s1.1 R v\ Ntr v, N 1/2rb DE VeLf:D GPlMR ... • T. b. • ---1 —� �= \-- p sE»+�DYER'TYVER-COR P�wL, _ — i I �, —'1\l�ii%/.IiM� rw«•- €�INPLL,RArIp1 anRR1GR(eLw.. t• ` - - — _ "WRAP YPIUL LLNA --- , _ T. v ■■MMM 'SjtPL"T _ __ (I O ^. nI Il GUB nR w1DIN(. pp I .- _ - IJ❑ -__. =llh+=+I la _- F = _ _ -__ _ -_._ -MwTwr Lecw U Ewoa b [�. O _ ELLY.CORNER V1 EVE/4415 N ,,.mR"IL Iti,s- I= �oel— rnl I� 7 ��}.��� _ an W 10 a E"wrrsrexN wars • .. ......st I -I —I ��I 3 UlLJ —mil I - n x +� \ �\T°POf sTTn�tirns.0 r j t I .. I --: �� I;I �17-1 c ■ ■ L�I. = --I--1 I I u LI• ,DPaP LL a 3.. tii "II I,L 1 . ■.�I,,i I IO _ I 1'= - • „ FF, z LR6 OF CONG.ETAIR6 ICI p T.O.S.µ 4,44.4�(* .v..) -- _ I.. _.._- -I //1_.•' [ II I / - —. Tor Or6T.NN4L_ U 'N"1 O I. I'• ...DEW-POD L+aTAIL -- TN / \ - 1 ,.. I'N m»aY nv \ "�-T.Ds.x - raR wN +A rr*ITRAaU•n4Q) -'I II f mPDPsenrMti U PRONr.!(TRY DOCK Ca.C.CUM NA" 6s uDes-IS/ - 21tU ROW*,ytNN CEMR SRIRT ED SOUTH ELEVATION TYRUI. T I/1.•.I'UP . NnO RD TOP PIC-TURF r.. a»a rwc,rala Al, NTS BLDG 4 EXT.ERIOR ELEVATIONS 2At SCALE.Wt".�'Or - - -- A 20 1111 . •I �. w. all -ei +Lr--' { III W ,• jam�`k` 6 __ _ III a.Q..r.,..-> _ - • • -,'{ ,irk-i1 aF _;-._I • •ccr.«s spy F t "1,.-_,.".'.... ..- .mow '3'3 a tr.tam _ I., 11 ,, , '1- 4.\:$.I,'.tv .b&N-gomm!I.` �`i 2 € R : r 11111 InNII■3'■■■■■ MI - - [^ia , , ' it IIIII IIIIII dill h_I_I_I U Ar0� N -IVICINITY MAP A — 0 < No—,.... N •'l i-I t0 FENCE DETAIL N !171 , ....... .3 ..ate \� w 50 AI.75_ y •iV.4T' 14' 741 I.-) 7"II(*-) ,_ (,Y *« LEGAL DESCRIPTION I + su•D 4'xvM FW_r�_ R-1 M R ^9 aH� s N- — f V D. i ly _ lewms a x•�cau.n...vwcmll i c.11E(x4C DIK•,. �,AI I o V \ C n �`�:',1 E.�nC 3 8 Y R 311 3 S i I x -g A € 8 1 3 A £ `' �j ow it 1 •fig - • - L itr Oda .![plc,L..l , �� \5n.42! 1 f u`rv•�. Y �0/ I, r� b� •\OG C Nl _ - _ XV`���_ �� �� n o -- ndloE z V1 _ y N , , r 1�� � 1 , 41 . : i P -r1 .- — SrroN NFxrs _/,,.,i.„- t ti i N. e,« ,rei \ , � ! 4 • 9G' • F ~ ,. aTnr"` �/I l. h Di•AW.INC..e,. i ? °; i; aJmu r• e 011 d\ d�IC7 L� I31e 11` �1 wave \ ]i�j]�g${Yi , - �,. IN O _ �1 1 e . '191/' II _ Ie.v,EW w �.1 1.\ �Ka a a, 'I I Il�_�,0�: ,UL�� ^ -a� �, '. ��� �rac' E� e . t3 �Q• - - HONUHW NEIGHBORHOOD MAP • '4 ►.\ 'R5 gIliwiW•\ p '"� F" • D... i1 IMIL .� I I 7ir.... ae 1• .y�1 HIM.r.7. •.F.1= 1•• 2m N nnsr Flinn ��o ...P-t si' 11 , x - 1!—% CAM 961.1 R • � Ti) o SITE DATA , '1*A r -,• -n �t�liF �,1� \ _a x F bra ADDa.ESS e21 511N5ET GLVD NE nFxrON WAD.I1N.aTON ` 5 D Tn •lud,� I I. L; • . .F•'.l . II - • 0J � .`�.:, G.7 W z ZONE nM-L nE�IDEMIAL MULTI TAM ILY WF1LL it, `IA ` t \� ` 11� \ r r!_,' ''� !1 �rawer. X LOT AREA +2,250 5.r On •1, AChE� 'L 4 E 1 6 6'6 -- M 'ZE^moo w CA �.O•I = EYIS71Nu LOT-COv.RA4E , 14.20 SF OF.. 5.53/4 t�� T F•® • • ■, ..jl �I�kV \ I+1 f.'PROPO'k.V LOr COVEP.K.•E • 12.120 4 1420• 13,T40 5 F. 01+ St./e1I 6, '�. 1 F' i!!ff" ,l ' lD WITab` �• 3 OEI.sITY ALLOWED • 2A W/ACRE On 11 u...11S - -____ __ _- 1 I.- .ha 111���III�VVVI� .- I �.. L•-'DEN5I TY PTWPOSED • ID UNITS �I •� �- .yam -- h 3 OCCG.UPA.IT faPOUP • P.•I TOWNHOU=L -I i MI -� Vitt 7- 4. 177// `#1 I 1�' O CON STPIUC.TION Tr PC-• V.N NON .2_5/I;LG17. TT 2y.�y' �Air511111 } ♦ aPARKING FIE[u.InED - I.S•/UNIT r- 0.25/UNIT• S2 STA1.L5 Il (lPMKIN(:• FROri0ED 2/UNIr 4 2• ?G 4rrLLS (r) i \ \ I \ AATTWVWtIAII ALK- U . bUIWINCa HEIGHT ALLOWW • 55'T.AX (22/2..•2lD.,I S) o Fwu_ u I L. .-NI•TI, • - VOIWINU HL14Hr PROP.TOED• 35'HAX (2%7R.F11ES) I,N ABcv,,v TO nWNN y/,IarU :#3-crvlL PnAwINaS FD., 111PL VIOUS mu..C/,..LULA7101, I ' i'.ga5I1,-1.1.0 II 5..E 51.-11= No Ab5 TOK AOWI TIONAL .1TL Fv.Iu1tC bLIA11-i .5t-'.7'L a T[n5 1 TOTAL AIL.*CONGI...>Nw F1450P. AR El.• 24,750 S.F F011.U11..0 1. 5112.SF, I 1,1,114ra 2• 5117.SF. L N.ej 4P ` 1L 201 'IFi.4T1 1.- 24' 2425 . A e2. 17007 DUIWIN6 s- 5141 Sr •{ -- `11.�IT - - - -- { \ S�._.AF.O L1c•1.1 5,..LIH4 4- 51H cr Tv r1Gi.LCHOC�'w C1 1 PUIL,.NG 5• 41e*5• aD [Are ATS �1..-1H44• 2. SF SITE PLAN [Are 'I ua 77 PI.OI.•.ui 11,41 1rvU+ Zf.y- `r -aI f4/: IVL :wJ5F .. Ia.-Mr, 1 • Io nr S, 'WCI:L.ePAn = 0.22s ,.r Al LFYF_NSLr:• T.!00 a © CITY OF RENTON .0' Planning/ Building/Public Works yk�• c �, ;y 4 , f :LW Mill Avenue South - Renton, Washington 98055 ec - �',e, o JAM 19 8 �4�':e:� p 5 CC 0 ti FI.4 -H 8 . if Pt OM SkiPOATAGE 813790-0420-02 399499 YAMADA KCJI 901 SUNSET BLVD NE ►i0-313 98056 RENTON WA YAMA901 98056204E 1398 18 03/25/98 RErYAMADA 'KOJq MOVED LEFT NO ADDRESS=URN TO SENDER I TURN ..-- •>,Sb'/j -- . 2E61 L 1INARI F TO FORWARD TO Bc8Vrl ' ('-'14 ! WRITER_ F. >c ld 0 1l1114 : „114„44,1.,.111.4I1i11,iu.4fil.,11:10 4,a..u..,11.,,11..; © CITY OF RENTON • Planning/Building/Public Works d ,, ':::w +, .a-= .... 200 Mill Avenue South - Renton, Washington 98055 c FES 0 3'9 8 Ot `A " 0 2 9 5 W V. ADDRESS SERVICE REQUESTED q Er a PR"ETFR 7150564. �I�s- µdsTAoE Koji Yamada ���,� 901 Sunset Blvd. NE Renton, WA 98056 YAMA901 980562004 1398 18 03/25/98 RETURN TO SENDER rAMADA ' KOJI IR N -�v ,•`Ic'r�1 MOVED LEFT NO ADDRESS `1 �''-:.ate-`.... , r ,`� IINARI F Tel FORWART] 10 .' - G�C1 r ....?.......v +I 1 E R ^__._- \��,'J �1Cas s-��o in I III Irk l'ik4ANIAW dii#Pal.•,11L1111,1,111,1,U„JORI4a.1,.11..,tl..,l1,;-1 p CITY OF RENTON _ Planning/Building/Public Works , . y "1��- _; 1 Cr 200 Mill Avenue South - Renton, Washington 98055 y F Kb 0 3'9 8 W.�64�y� I'7471 - 0 2 9 5 * ¢W VY/lai.Z ADDRESS SERVICE REQUESTED 04 O 4 - 9$ - # - P b 0i r4 S . g� * P TAQE Mr. & Mrs. Kevin Gunhus 901 Sunset Blvd NE#D214 Renton, WA 98056 €'Ur i! .1 f TO _ '' t ' , co r S ;'lf _ ars/z.zes" 11,I„I„1,11.1.1,11,I,4flitilliiiiilthaii,,lli,r.ilil . . 0 © CITY OF RENTON Planning/Building/Public Works ,, • `:o v 200 Mill Avenue South - Renton, Washington 98055 N L FEl 0 3'9 8 pre.7, sI - D 2 9 5 ADDRESS SERVICE REQUESTED 0 tE III 4 - 9 8 - - R 0 ifika:3 ff I, v�4s o e Mr. Yah-Chin Hsu 901 Sunset Blvd NE#A104 Renton, WA 98056 a 3 WRIfL. , ' - --;J , L _. 93r���-=3 . • 4ax8 _ •Ii!ii;i5ti:iitt,:i:i:iiilitit 1i ' i 1ittibi I I>»'HI ;111,11i11hitIh,rfl ,t pm- wr----viimpr- 0 0 Cirrvk OF RENTON Planning/Building/Public Works J • li :.. Vi--.SW s'.; -- -r. , CC — rfAITC1 ... : 200 Mill Avenue South - Renton, Washington 98055 0 (- FEB 0 3'9 8 :g,i..4 a;:,% - 0 2 9 5 * u) ,-- .., cr. ADDRESS SERVICE REQUESTED et acii 4 - 9 8 - 8 • It 0 RTC j i W.I . Ms. Marian Chasse 901 Sunset Blvd NE#D113 Renton,WA 98056 RETURN-----,-::' I / - — i TO WRITER fl. :fila RUTO 4 • fil".a.1e2S iliiiiiiiiiiiirtilitillilt;ililltiffialiltillitlfirititild ' Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 20031001000930 CHICAGO TITLE EAS 22.00 PAGE 001 OF 004 10/01/2003 11:35 KING COUNTY, WA Title: EASEMENT Property Tax Parcel Number: 319900035 FOR EMERGENCY ACCESS Project File#: Street Intersection: Reference Number(s)of Documents assigned or released:Additional reference numbers are on page G ra n tor(s): G ran tee(s): I.G RysT �A - H&icHT.S ToL' )1 OM ES 1. City of Renton,a Municipal Corporation 2. ASSOC-iAT ON) 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 property: Additional legal on page 3 (Abbreviated or.f rll legal must go here. ) LEGAL DESCRIPTION: T VI, �,� +ii1, . TITLE INS. CO PORTION OF TRACTS 3 AND 4 OF HARRIES HOME GARDEN TRACTS,ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38 IN KING COUNTY, WASHINGTON. 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 emergency access over,under,through,across ar d upon the above,described property(the right-of-way)in King County.Washington. TI is 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. IN WITNESS WHEREOF.said Grantor has caused this instrument to be executed this ` 2. day of 20,0 7 V-7 ('"47/j----- #('11 ere S J.n,l CHICAGO TITLE INSURANCE COMPANY has placed the document of record as a customer courtesy 251 acrPptg no liab[li(y for th3 accuracy or validity of the document. 2077-001 EmrgcyAccessEsmt Page I INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) 1 certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument,on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) acl7j On this 1 a day of MCA. .). ,before me personally appeared `Ti:Dcdd V.j t=i-cy x'r4- to me known to be P - s, er4 of the corporation that ,'`+ `Ot`. '0'� : executed the within instrument,and acknowledge the said instrument to be the free x •x�•.,1.6' and voluntary act and deed of said corporation,for the uses and purposes therein .` '-- ,, mentioned.and each on oath stated that he/she was authorized to execute said r< kOTAgy*•.‘ instrument and that the seal affixed is the corporate seal of said corporation. o .: PS : - •Y r - i• •0 ,.t •'•p .i, - Notary Public in and for the Stateof Washington 0P wA,sNO,> ,'."`*,( ,i Notary(Print)—r:yn4. N. DQl� ^ My appointment expires:0e4nt-kn /6, ,-)CnG Dated: !Aci, i a 2 c 3 2077-OOI EmrgcyAccessEsmt Page 2 Exhibit A WO# Legal Description PID GRANTOR: Street: EXHIBIT A LEGAL DESCRIPTION 20' FIRE/EMERGENCY ACCESS EASEMENT THAT PORTION OF THE FOLLOWING DESCRIBED PROPERTY: THE NORTH 50 FEET OF TRACT 3,HARRIES GARDEN HOME TRACTS,ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS,PAGE 38 IN KING COUNTY, WASHINGTON. TRACT 4 OF HARRIES GARDEN HOME TRACTS,AS PER PLAT RECORDED IN VOLUME 34 OF PLATS,ON PAGE 38,RECORDS OF KING COUNTY; EXCEPT THE NORTH 78 FEET,AS MEASURED ALONG THE EAST LINE THEREOF OF THE EAST 115 FEET,AS MEASURED ALONG THE NORTH LINE THEREOF;SITUATE IN THE CITY OF RENTON,COUNTY OF KING, STATE OF WASHINGTON MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID TRACT 4 AND PROCEEDING ALONG THE NORTH LINE OF TRACT 4 NORTH 89°51'22"EAST 85.37 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID NORTH LINE NORTH 89°51'22"EAST 20.55 FEET TO A POINT ON A CURVE; THENCE ALONG A CURVE TO THE LEFT HAVING A BACK TANGENT BEARING SOUTH 17°46'30"WEST,A CENTRAL ANGLE OF 35°19'05",AND A RADIUS OF 25.00 FEET ALONG AN ARC DISTANCE OF 15.41 FEET; THENCE SOUTH 17°32'35"EAST 31.77 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE LEFT HAVING A CENTRAL ANGLE OF 72°36'03",AND A RADIUS OF 25.00 FEET ALONG AN ARC DISTANCE OF 31.68 FEET; THENCE NORTH 89°51'22"EAST 50.75 FEET; THENCE SOUTH 71°24'49"EAST 104.30 FEET TO A POINT ON THE WESTERLY MARGIN OF SUNSET HIGHWAY; THENCE ALONG SAID WESTERLY MARGIN SOUTH 17°29'28" WEST 5.95 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE LEFT HAVING A CENTRAL ANGLE OF 00°49'03"AND A RADIUS OF 985.37 FEET ALONG AN ARC DISTANCE OF 14.06 FEET; THENCE NORTH 71°24'49"WEST 101.48 FEET; THENCE SOUTH 89°51'22"WEST 47.46 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 72°36'03"AND A RADIUS OF 45.00 FEET ALONG AN ARC DISTANCE OF 57.02 FEET; THENCE NORTH 17°32'35"WEST 31.77 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 27°14'17"AND A RADIUS OF 45.00 FEET ALONG AN ARC DISTANCE OF 21.39 FEET TO THE TRUE POINT OF BEGINNING. mnmIL* i+ 85.37' I :— IC C =I r i :13 , r-I 0 = 1 , T 4L6\ 0 510 20 50 C5 I� 1� Nit\ I SCALE 1" = 50' 2 ��+_ 11• � `�L8 —� / awn .--- --- 2 -------- , L 9,.._.9 . ..., L s ci I I: -1=1- LINE TABLE CURVE TABLE LINE LENGTH BEARING CURVE LENGTH RADIUS DELTA L1 5.95 51 729'28"W Cl 14.06 985.37 0'49'03" L2 101.48 571'24'49"E C2 57.02 45.00 72'36'03" L3 47.46 N89'51'22"E C3 21.39 45.00 2714'17" L4 31.77 517'32'35"E C4 15.41 25.00 3519'05" �3 L5 20.55 N89'51'00"E C5 31.68 25.00 72'36'03" CjT'UPE L6 31.77 $17'32'35"E ' '.•'pF WA L7 50.75 N89'51'22"E �y L8 104.30 571'24'49"E N „ '.� o Baima & Holmberg Inc. ENGINEERS & SURVEYORS 11332 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 98027 (425) 392 - 0250 IST • 1°A'A1.,. EXHIBIT " A" EXPIRES LAB 11/30/04 20' FIREIEM 1RGEN CY ACCESS EASEMENT „ , CITY _ .IF RENTON mill Planning/Building/Public Works Department Besse Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 16, 1999 Mr. Herbert Mull New Concept Homes Inc. P.O. Box 1229 Issaquah, WA 98027 SUBJECT: Crystal Heights Townhomes Project No. LUA-98-003, SA-A, V-A, ECF Dear Mr. Mull: We are in receipt of a letter from your architect George Goodfellow concerning proposed patios or porches that extend into the required side yard setback for Building #4. The site plan for Crystal Heights Townhomes was approved specifically with on-grade patios. In fact, condition#3 of the site plan approval states that the applicant shall limit projections into the required setback areas as consistent with Section 4- 31-8.D.6. This code provision only allows decks or porches not exceeding 18 inches in height above the finished grade to project into the required yard setback. This code requirement was discussed explicitly and at great length in the body of the report because the proposed site plan included numerous projections into required setback areas in attempting to maximize use of the site. At this point, your alternatives are either to revise building plans to meet the code requirement or to apply for a variance from the code standard. Variances to allow for projections into setbacks for residential uses are an administrative decision. No public hearing is required. Processing of a variance would take approximately 6 to 8 weeks. It is unlikely that staff would support a variance request given the circumstances as discussed above. If you wish to apply for a variance, please contact the Development Services Division for application materials. If you have any further questions, please call me at(425)430-7219. Thank you. Sincerely, • Peter Rosen Project Manager cc: George Goodfellow • Jennifer Henning 1055 South Grady Way-Renton,Washington 98055 S ( 0 H Z O l November 11, 1999 City of Renton Planning&Building Department S T 200 Mill Ave. South Aom ARCHITECTS, P.S.C. Renton WA 98055 Attn: Mr. Peter Rosen Senior Planner ARCHITECTURE Re: Crystal Heights Townhomes Project LUA98-003, SA-A, VA, ECF Dear Mr. Rosen, PLANNING I have been asked to consult your office concerning a problem which has developed during the construction of the Crystal Heights Townhomes Project at 821 Sunset Blvd. N.E. INTERIORS Apparently the exterior finish grade along the southern property line at the rear of building#4 can not be brought up high enough to facilitate concrete patios on grade as indicated on the approved site plan and construction drawings. In lieu of patios on grade, the General Contractor is requesting permission to employ exterior porches with stairs down to a concrete landing on grade per the attached sketch. Unfortunately, this design does not conform tot he requirements of table 4-31-7D2g (1) "Projection Into Set Backs". At worst case, these uncovered porches will extend four feet beyond the allowable intrusion for porches exceeding 18"above finish grade. The General Contractor is requesting that the City of Renton allow this projection into the 12'-0"building set back line at building#4 only. If this is acceptable to you,please indicate by signing the attached sketch and returning it to my office. Thank you for your consideration. Sincer y your :77‘. George oo llow Architect - chic;7=N7ci+7—! ' RECEIVED cc: New Concept Homes NOV 1 2 1999 919 124TH AVE N . E . File SUITE 101 BUILDING DIVISION BELLEVUE, WA 98005 425 . 455 .3203 425 . 455 . 9351 ( FAX) iww.sconzohallstrom.com S ( O HZO SA iI 1 II 1 u 1.�. - - - �^goo - - - - - - - - - - - - T - - ilI,� a' 41-11LLST-120ill 1 MP ; ARCHITECTS, P.S.C. I / 919 124TH AVE NE / BELLEWE. WA 98005 TEL: 425.455.3203 \ FAX 425.455.9351 ww w.sconzohallstrom.com 1 ww.soonzoholistrom.com �' JOB NO: 91001 �� EXISTING 11114. / /1/ DRAWN: JAG \ _ PHASE I o /,/ CHECKED: GHG ------ �\_ _ / DATE: Il-11-99 \ ' r4I lllllllllllll / / / (p/ C4 BUILDING *4 ; H \ BSBL // / / rrZ C4 - 1 --- T ,i) 4 ., w . —UNCOVERED PORCH / O . 1 Z Cg PER SHEET °2 / I h S 1 TE 101.,AN E-' z SCALE: 1"=40' C4 O NORTH -.I U I OF Z. SCONZO BSSL2'-0" 4._0 — I ( �I I \ WALL ) e( GUARDRAIL PROPERTY LINE — SAY WINDOW FLOOR A PORCH —r T SUBFLOOR -HA LLST410 m 11 t ARCHITECTS, P.S.C. 919 124TH AVE NE C STAIRS I n illQ m BELLEVUE, WA 98005 0 F 8 TEL: 425.455.3203 • I -, X Q V FAX: 425.455.9351 Ill www.sconzohallstrom.com ' CONCRETE LANDING JOB NO: 91O01 ., I GRADE DRAWN: JAG /\///\\//\\�/ ,\\\///\\///\ CHECKED: GNG I"MAX • %✓ /\\ DATE: 1I-11-99 \\•\\\/:.• 0 X BLDG.FOUNDATION /j< Q E 4' HIGH MAX. `fl E /• • RETAINING C //`, WALL ON r SLAB 1 • � v LINE `LEI' . . GRADE • C/1 /,\\//\ 14 O PROJECTION OF UNCOVERED , 3 REAR PORCH INTO REQUIRED SETBACK SCALE: 1/4".I'-0" Z THE GENERAL CONTRACTOR REQUESTS IA O Frr PERMISSION TO PROJECT INTO REQUIRED SIDE YARD SET BACK AS INDICATED ABOVE E P APPROVED BY: X DATE: U ZOF2 1 ' .A cn • V Return Address: = City Clerk's Office City of Renton 1055 S. Grady Way Renton WA 98055 Please print or type information Document Title(s): Declaration of Restrictive Covenants Reference Number(s)of Documents assigned or released: [on page of document(s)] N/A Grantor(s)(Last name first,then first name and initials): 1. Herbert E. Mull 2. 3. 4. 0 Additional names on page of document Grantee(s)(Last name first,then first name and initials): ($ 1. City of Renton 2. 3. 4. 0 Additional names on page of document N Legal Description(abbreviated: i.e. lot,block,plat or section,township,range): North 50 feet of Tract 3 of Harries Garden Homes Tracts, recorded in Vol. 34 of Plats, page 38. Ll Additional legal is on page 1 of document Assessor's Property Tax Parcel/Account Number: (801) 311-990-0025; (821) 311-990-0030 ❑ Additional legal is on page of document The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. DECLARATION OF RESTRICTIVE COVENANTS WHEREAS,New Concept Homes, Inc. as owner of the following real property in the City of Renton, County of King, State of Washington: The north 50 feet of Tract 3 of Harries Garden Homes Tracts, according to the plat thereof recorded in Volume 34 of Plats, page 38, situated in the City of Renton, County of King, State of Washington. Tract 4 of Harries Garden Home Tracts, according to the plat thereof recorded in Volume 34 of Plats, page 38, less the north 78 feet as measured along the east line of said tract and • the east 115 feet as measured along the north line of said tract(Tract 4), Harries Garden _ Home Tracts, according to the plat thereof recorded in Volume 34 of Plats, page 38, 3 situated in the City of Renton, County of King, State of Washington. The north 78 feet as measured along the east line of East 115 feet as measured along the north line of Lot 4, Harries Garden Home Tracts, according to the plat thereof recorded in Volume 34 of Plats, page 38, situated in the City of Renton, County of King, State of Washington. NOW, THEREFORE, the proposed structures on above parcels will cross a common lot line of more than one parcel. Therefore the aforesaid owner will not sell any of the above 3 tax parcels as a separate parcel. RBERT E. MULL, President New Concept Homes, Inc. STATE OF WASHINGTON ) ss COUNTY OF KING ) On the �--� day of Oe.W-GC_. 1998, before me personally appeared the person(s)who executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said person(s) for the uses and purposes therein mentioned. IN WITNESS THEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN. Notary Public in and for the State of Washington, ,,�0�1111%, Residing ate t / • • RCif .Hq� :o tolARyPTA w Name of Notary Public = :" • : 06.03.00401 Address �i1�O�� � ��wt• City, State, Zip '1 d'' OO/7-& r“ o ',ITY OF RENTON ` + BOARD OF PUBLIC WORKS .11'NT\ Jesse Tanner, Mayor August 20, 1998 DEVELOPMENT SERVISES CITY OF RENTON AUG 21 1998 BAIMA& HOLMBERG Attn: Chad Allen RECEIVED 100 Front Street South Issaquah, WA 98027 SUBJECT: VARIANCE,CRYSTAL HEIGHTS TOWNHOMES LUA-098-003,821 SUNSET BLVD.NE Dear Mr. Allen: On August 19, 1998, the Board of Public' Works reviewed your application and granted a Variance to driveway slopes, subject to the engineer/surveyor certifying that the "as-built" driveways do not exceed a 15% grade at any point, and that the angle of departure from Sunset Blvd. NE to the private roadway, will accommodate all Fire Department vehicles without damage or hanging up of the vehicles. If you have any questions concerning this action, please contact Paul Lumbert, Board Coordinator, at(425)430-7304. Sincerely, ' Mickie Flanagan,Recording Secretary cc: Board Members Paul Lumbert 1055 South Grady Wa -Renton,Washington 98055 (425)235-2569 H:\DIVISION.S\BPW\VARIANCE\CRYST y.DOacsimife (425)235-2541 4, CITY OF RENTON `I Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 2, 1998 Mr. George Goodfellow Sconzo/Hallstrom Architects 919 124th Avenue NE,#101 Bellevue,WA. 98005 RE: Crystal Heights Townhouses-LUA98-003, SA-A,V-A,ECF Dear Mr. Goodfellow, This letter is to clarify and correct my previous letter of September 1, regarding changes to the approved site plan for the Crystal Heights Townhouses. The proposed changes to the approved site plan would be considered a minor modification to the site plan. Please send four copies of a full-sized revised plan, a PMT reduction, and a letter outlining the changes and requesting approval of a modification to an approved site plan. The other subjects covered in my letter still pertain. A short plat would be required to establish 3 lots on the property. The RM-I zone requires a density of 10 to 20 dwelling units per acre. The short plat as shown would not meet the minimum density requirements for Lots 2 and 3. The revised site plan may not be approved because Unit 10 appears to be a single, detached unit and new single family dwellings are not permitted in the RM-I zone. If you have any questions or need further assistance,please call me at(425)430-7219. Sincerely, Peter Rosen Senior Planner cc: New Concept Homes,Inc. • 200 Mill Avenue South - Renton, Washington 98055 .. CITY OF RENTON wLL :'. Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 1, 1998 Mr. George Goodfellow Sconzo/Hallstrom Architects 919 124th Avenue NE, #101 Bellevue,WA. 98005 RE: Crystal Heights Townhouses-LUA98-003, SA-A,V-A,ECF Dear Mr. Goodfellow, We are in receipt of your fax addressing changes to the approved site plan for the Crystal Heights Townhouses. The property presently consists of 2 legal lots. In order to establish 3 lots on the property short plat approval would be required. Short plats creating 4 lots or less are reviewed administratively. The shared access easement off Sunset Blvd. NE should be as a private street, with the access easement included within Lots 2 and 3 to the benefit of Lot 1. The changes to the approved site plan would be considered a"major adjustment." The site plan review ordinance Section 4-31-33.F. defines a major adjustment as "a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a 10% change in area or scale." The proposed change to the site plan includes reducing the number of units from a total of 18 to 15 which constitutes more than a 10% change. The code requires review and approval by the approval body which approved the original site plan, in this case the Zoning Administrator. A new site plan application would be required for processing a major adjustment. Unit 10 appears to be a single unit in a detached building. This is considered a single-family unit and new single family dwellings are not permitted in the RM-I zone. If you have any questions or need further assistance,please call me at(425)430-7219. Sincerely, Peter Rosen Senior Planner cc: New Concept Homes,Inc. 200 Mill Avenue South - Renton, Washington 98055 fiUG--24-1998 17: 10 FROM SCONZO i HALLSTROM TO 4252774455 P.01/02 SCONZO /HAY. ...FROM ARCHITECTS 919 124TH AVE.NE BELLEVUE.WA.98005 TEL:(425)455-3203 FAX 455.9351 FAX TRANSMITTAL Date : Attn: `R,q7.. 5,4 tVR. c�cr�tt�`�, Fax: 4Zc 277-4' Company: CAA' OF i 'TMA - - -- From: Cql5C7111ekG Re: ex.-LesTM._ * -r `C .t•.l 3_SG rRpzecr Number of Pages Faxed, including this Page: a Comments: i 1 .� • -r AtH � T -+��-�f'''� �fr6 ?Alt At l C? ZIJ ATE • litE t�O OW J -AWE # lcE0 1 P 'rff1$ is AcL LE ) rat E=0 r' ci') AC4S ExWroaCt kiclAas TO HAbk) /45- 4S 1-3) 1,�3 -rOLL)14 #OV S€ U fJ frS - B6--Asq It,QLCATE 6 ,3 Guizmw > '-r catme- cinJ 11C' Q S �uA1 �t iJ fL 'F I L, D As A iU 1st d) 7b - The i-`C' 5V15P1 trrga0 ;j EST A- VA , EcF Copy To: FAxcuv YSTi.L - kE. ( 1 -rrs N - —-- L --- ---""Ille y Mti4J Loc D€ r1 " j LOT r-ciu wr (0 ' �p.LS 7 ` Li I0 (Li c� � F ---_ . B.F: ; Extst! Ln , �_ � 4 cz . tz_tti1L'L (5: t Z 0 40' k. ------ lip ip - & E ScQ� ' t 12 lilllllN i� iii �s ?jS 3 � � r 2 I.7 5- re. uU se. t �.or # I �. --- 2 �� j -pWp- t-K Uri �n t 13 It Ilb , � . tNCl,,Uo$ (I cRR(6R } E=ur , . FREE "TYPE 'h' dK Cr 4 — - r �r I1N!1UI W 1 �2 �S 4:911 Fi:tctu64 .- + 2♦ Z . Z 7 M1N. , 2 Mix r 01 coyE J&C 3 S % 5 . t 4 t..ar 4 ui _or AREs Q - .. I� 13 E 0 __ __�, FxtsfiN� �.-or zx 3 2,a?5 c i400Sir L I. .. .. _ : 74 -OT' 0 Z. 4Z 75 s F �„v'f' SF tI.e,. i J PROP. Uri.cr, 3 S �3 Muir$ �cv Lb 13x I .75= 2r3 5714-14 —tee. -�`W.I.- . _ ye'aw i'7k BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday, August 19, 1998 6th Floor Conference Room No. 602 IN ATTENDANCE: Jim Hanson,Chairman Larry Meckling,Building Official Dave Christensen,Utilities System Chuck Duffy, Fire Prevention Paul Lumbert,Plan Review Mickie Flanagan,Recording Secretary Jennifer Toth-Henning, Planning Judy Walter, P/B/PW Admin. Lisa Zurhorst, Finance Margy Doohan, Finance VISITORS: Thomas O'Connor, Stiegman Short Plat James Jaeger, Stiegman Short Plat MINUTES 1. CALL TO ORDER: The meeting was called to order at 8:30 am. 2. APPROVAL OF MINUTES: MOVED BY CHRISTENSEN,SECONDED BY MECKLING to approve meeting minutes dated, July 22, 1998. MOTION CARRIED. 3. REQUESTED ACTION: • VARIANCE, Crystal Heights Townhomes, LUA 098-003, 821 Sunset Blvd. NE, applicant requests a variance for driveway slopes. Action: Following a brief discussion, MOVED BY MECKLING, SECONDED BY CHRISTENSEN,to grant the variance subject to the engineer/surveyor certifying that the"as-built"driveways do not exceed a 15% grade at any point and that the angle of departure from Sunset Blvd.NE to the private roadway will accommodate all Fire Department vehicles without damage or hanging up of the vehicle. MOTION CARRIED. 4. OLD BUSINESS: • Lisa Zurhorst of the Finance Department to discuss past due revocable permit accounts. Discussion: The Board requested of P/B/PW Administration to provide copies of records of what each Revocable Permit was for. Chairman Jim Hanson will assign an inspector to visit each site and determine whether the permit is being used or has been abandoned. Letters will be sent to applicants before turning accounts over for collection. Cirri_ OF RENTON Planning/Building/Public Works Department ] e Tanner,Mayor Gregg Zimmerman P.E.,Administrator July 14, 1998 George Goodfellow Sconzo/Hallstrom Architects 919 124th Avenue NE, #101 Bellevue,WA. 98005 Dear Mr. Goodfellow: SUBJECT: Crystal Heights Townhouses-LUA98-003, SA-A, V-A,ECF After conferring with City Planner, Peter Rosen, I have the following comments in response to your letter dated July 10, 1998: Item#2: The administrative variance for the special setback requirement was approved and the variance report and decision attached to the back of the site plan report. Item #3: The code allows bay windows to project up to 2 feet into required setbacks provided that the windows are a maximum of 10 feet wide and are limited to 2 per facade. Buildings 3 and 4 include bay windows (2 per building facade) which project 2 feet into the required side yard setback. However, the roof overhang over the bay windows extends further into the required setback area, exceeding the maximum projection of 2 feet. The code provision 4-31-8.D.6 "Allowed Projections into Setbacks" does not include decks as a type of structure that may project into required setbacks. In fact, it clearly states that only uncovered porches and decks not exceeding 18 inches above finished grade may project into setbacks. Buildings 1 and 2 have cantilevered decks which project into the 15 foot rear yard setback. Item#4: Regarding the second floor addition of Building 6, Mr. Rosen was clear that the issue was whether the building addition would increase the level of non-conformity to the setback requirement. Expansion of a second story into the required setback "airspace" would increase the degree of non-conformity with the zone standard even though the building footprint is not proposed for expansion. Item #5: Exhibit 'C' Site Parking Overlay - The compact guest parking stalls at the west end site do not appear to meet required parking stall and aisle dimensions. I hope this letter responds to your questions and concerns. If you have further questions, please call Peter Rosen at(425) 430-7219. Sincerely, ames Hanson Zoning Administrator cc: New Concept Homes,Inc. 200 Mill Avenue South - Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer ir SCONZO/HALLSTROM ARCHITECTS 919-124TH AVENUE NE,SUITE 101 BELLEVUE,WA 98005 DEVELOPMENT SERVICES (425)455-3203 CITY OF RENTON (425)455-9351 FAX JUL 1 0 1998 RECEIVED Date: July 10, 1998 City of Renton Planning/Building/Public Works 200 Mill Ave. S. Renton, WA 98055 Attn: James C. Hanson Zoning Administrator Re: Crystal Heights Townhouse Project LUA—098—003, SA-A, V-A ECF Dear James C. Hanson, The following is an itemized letter of response to the City of Renton"Report& Decision"letter received from your office and dated July 1, 1998. See copy of page 16 of said letter, Caption"F. Decision"attached. See also revised drawings and exhibits attached. 1. The owner or owners Civil Engineer will file the appropriate lot line, adjustment or Covenant. 2. Please advise as to variance approval status. 3. Site Plan conforms to Section 4—31- 8D.6. Please identify each area which you deem is not in conformance. 4. Please see attached letter to Mr. Peter Rosen,Project Manager, item#8. This shows that Mr. Rosen approved the second Floor Addition. See also Exhibit 'A' which documents my notes taken during preliminary communication between Mr. Rosen and myself. See Exhibit `B' which documents my notes taken during a telephone call from Mr. Rosen to myself. Please let me know if you intend to not honor our verbal agreement. Mr. James Hanson July 10, 1998 Page 2 5. See attached Exhibit `C' Site Parking overlay. Please confirm if this back out space shown is acceptable. I will have Site Plan/Landscape/ Civil revised per Exhibit `C' based on your approval. 6. The Civil Engineer will provide a written request. End of itemized letter of response. Please reply to this letter in writing as soon as possible. Sincerely, 7z., r-re George Goodfellow, Architect cc: File • SCONZO/HALLSTROM ARCHITECTS 919-124TH AVENUE NE, SUITE 101 BELLEVUE, WA 98005 �(�_qS6 (425)455-3203 /r (425)455-9351 FAX -0/t c 614601-)e- January 29, 1998 , C� r 1.0 L g RJ G l O�J S City of Renton 000 Planning/Building/Public Works �:, F 200 Mill Ave. S. (�� � �5� .� Renton, WA 98055P "' Attn: Mr. Peter Rosen Project Manager Re: Crystal Heights Townhouse Project Project No. LUA-98-003, SA-A, ECF Dear Mr. Rosen The following is an itemized letter of response to the issues raised in our telephone conversation of January 28, 1998, concerning the above reference project. 1. See attached letter of request for an administrative variance. (Special Setback) 2. See attached letter of request for definition modification. (Tandem Parking) 3. See Civil Engineers Sheet # CI of 6 for interior roadway profile indicating a maximum interior roadway grade of-13.688%. Please provide Public Works Administrative Approval for interior roadway in excess of 8% slope. 4. Table 4-3.1-7D2 g(1) "Projections into Setbacks" allows a 2'- 0" x 10' —0" bay window intrusion into the required 12' side yard setbacks. Unit #'s 1D, 6D, 7C, 9C, 13C and 15C only, have 2'- 0" x 10'- 0" Cantilever Bay Windows which intruded as allowed (see Plans and Elevations). 5. Table 4-3.1-7D2 g (1) "Projections into Setbacks" allows"Decks 18" or higher above grade at any point..." To intrude a maximum of 2'- 0" x (no maximum) beyond an interior setback line. Unit #'s 1D, 2D,3D, 4D, 5D and 6D only, have Cantilevered Decks which intrude 2'- 0" into the rear yard setback (see enlarged Partial Site Plan attachment #1). Note that all units (except unit 18B) have on grade patios which intrude into the required side and rear yard setbacks up to the required landscape buffers. As allowed per table 4-3.1-7D2 g (1). I Mr. Rosen January 29, 1998 Page 2 6. Each building for this project must conform to the 1994 Uniform Building Code definition of"Basement" and of"Story" to conform with Building and Zoning Code requirements. (See attached exhibit #2 which illustrates the compliance of each structure. 7. Building's# 5 and 6 include existing structures which are to be remodeled and are also to receive additions. The area of each building is as follows: BUILDING# 5 EXISTING AREAS: NEW AREAS: 1ST Floor: 855 S.F. 1362 S.F. 2nd Floor: 495 S.F. 1390 S.F. Basement: 0 S.F. 80 S.F. Garage: 0 S.F 1371 S.F. Total Conditioned Area= 1350 S.F. 2832 S.F. - Total Conditioned Area New and Existing= 4182 S.F BUILDING# 6 EXISTING AREAS: NEW AREAS: 1ST Floor: 728 S.F. 0 S.F. 2nd Floor: 494 S.F. 114 S.F. Basement: 728 S.F. 0 S.F. Garage: 0 S.F. 0 S.F. Total Conditioned Area= 1950 S.F. 114 S.F. Total Conditioned Area New and Existing= 2064 S.F. . Mr. Mr. Rosen January 29, 1998 Page 3 8. There is to be no foot print expansion with-in the non-conforming side yard setback area at Building# 6 (unit 18B) at any floor level as designed. Sincerely, `4°4er ‘id George Goodf low, Arc itect Cc: HM/N.C.H. Inc. Cc: File • . - - . • - • . . , . • , • - . _ JIITLJUPS • - . I - -5.7z..G-isc poi or -F-012 -ryp fIJ ' vs V I .4-P— scx p-r-. r5e56-c>. •6' . 0.__. __i_7-,--rrsc- _ ---- - _ < CD UP ClgAVE ek_161-.1 K) flod I,S-E. 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OF RENTON ..� ' Planning/Building/Public Works Department Jesse Canner,Mayor Gregg Zimmerman P.E.,Administrator February 19, 1998 Mr. George Goodfellow Sconzo/Flallstrom Architects 919 - 12i th Avenue NE, #101 Bellevue WA 98005 SUBJECT: Crystal Heights Townhomes Project No. LUA-98-003,SA-A,V-A,ECF Dear Mr. Goodfellow: 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, on February 17, 1998, issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM March 9, 1998. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Appeals of the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] must be filed in writing on or before 5:00 PM March 9, 1998. If no appeals are filed by this date, the action will become final. Appeals must be filed in writinc together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235- 2501. The SitE Plan review decision is pending on the Administrator's decision regarding the requested parking code modifica ion and the decision on the variance from the special setback requirement. 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 (4;?5) 235-2719. For the Environmental Review Committee, Peter Rcsen Project Manager cc: Ms. Paula Page; Ms. Celeste Kalasauntas/Parties of Record New Concept Homes, Inc./Owners Enclosure DNSMLIR nn( 200 Mill Avenue South - Renton, Washington 98055 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-003,SA-A,V-A,ECF APPLICANT: New Concept Homes PROJECT NAME: Crystal Heights Townhomes DESCRIPTION OF PROPOSAL: Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in di iveways. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a vdriance from the Special Setback requirement (Section 4-31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. VOCATION OF PROPOSAL: 821 Sunset Boulevard NE MITIGATION MEASURES: 1. The building permit submittal shall incorporate the recommendations of the geotechnical report regarding site preparation, grading and construction of foundations. 2. The applicant shall pay the appropriate Fire Mitigation Fee of$388.00 per multi-family unit. The Fire Mitigation Fee is estimated to be $6,208 and is payable at the time of issuance of Building Permits. 3. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $7,032. This fee is payable prior to the issuance of Building Permits. 4. The applicant shall submit a Construction Mitigation Plan which meets the submittal requirements under Section 4-36-5. Haul hours for construction-related truck traffic shall be restricted from 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 5. The applicant shall pay a Park's Department mitigation fee of$354.51 per multi-family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of Building Permits. CIT`_ OF RENTON Bell I Planning/Building/Public Works Department Jesse Fanner,Mayor Gregg Zimmerman P.E.,Administrator February 19, 1998 Washing on State Departm rant of Ecology Environmental Review Section PO Box 47703 Olympia WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination and Environmental Checklist for the following project reviewec by the Environmental Review Committee (ERC) on February 17, 1998: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED CRYSTAL HEIGHTS TOWNHOMES/LUA-98-003,SA-A,V-A,ECF Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a variance from the Special Setback requirement (Section 4-31- 8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi- Iamity (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. Location: 81 Sunset Blvd. NE. Comme Its regarding the environmental determination must be filed in writing on or before 5:00 PM March 9, 1998. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Appeals of the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] must be filed in writing on or before 5:00 PM March 9, 1998. 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, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235- 2501. If you ve questions, please call me at (425) 235-2517. For the 'Environmental Review Committee, Peter Ri Isen Project Manager cc: King County Water Pollution Control Division, Metro Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Shirley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Joe Jainga, Puget Sound Energy AGNCYI TRIX)C1 200 Mill Avenue South - Renton, Washington 98055 This paper contains 50%recycled material,20%post consumer 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICA TION NO(S): LUA-98-003,SA-A,V-A,ECF APPLICANT: New Concept Homes PROJEC r NAME: Crystal Heights Townhomes DESCRIF'TION OF PROPOSAL: Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The proposal ncludes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a variance from the Special Setback requirement (Section 4-31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. LOCATION OF PROPOSAL: 821 Sunset Boulevard NE LEAD AC ENCY: 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 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority Df Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM March 9, 1998. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasor ably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Appeals 3f either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM March 9, 1998. If no appeals are filed by this date, both actions w II become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner City of Renton, 200 Mill Avenue South, nton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton C ty Clerk's Office, (425)-235-2501. PUBLICATION DATE: February 23, 1998 DATE OF DECISION: February 17, 1998 SIGNATL RES: )/ 7 t Gregg Zimmerman, Administrator DAT� Department,of Planning/Building/Public Works • aq7/779r Jim She AT pnerd D Facilities department -" 3/7/9 Lee add ire hief �f DATE Renton Fie Department DNSMSIG.0 OC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-003,SA-A,V-A,ECF APPLICANT: New Concept Homes PROJECT NAME: Crystal Heights Townhomes DESCRIPTION OF PROPOSAL: Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a variance from the Special Setback requirement (Section 4-31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. L)CATION OF PROPOSAL: 821 Sunset Boulevard NE N ITIGATION MEASURES: 1. The building permit submittal shall incorporate the recommendations of the geotechnical report regarding site preparation, grading and construction of foundations. 2. The applicant shall pay the appropriate Fire Mitigation Fee of$388.00 per multi-family unit. The Fire Mitigation Fee is estimated to be $6,208 and is payable at the time of issuance of Building Permits. 3. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $7,032. This fee is payable prior to the issuance of Building Permits. 4. The applicant shall submit a Construction Mitigation Plan which meets the submittal requirements under Section 4-36-5. Haul hours for construction-related truck traffic shall be restricted from 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 5. The applicant shall pay a Park's Department mitigation fee of$354.51 per multi-family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of Building Permits. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES ADPLICATION NO(S): LUA-98-003,SA-A,V-A,ECF A'PLICANT: New Concept Homes PROJECT NAME: Crystal Heights Townhomes DESCRIPTION OF PROPOSAL: Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building h,:ight of 35 feet. The proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a v,iriance from the Special Setback requirement (Section 4-31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. LOCATION OF PROPOSAL: 821 Sunset Boulevard NE 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 ,iot subject to the appeal process for environmental determinations. ]3UILDING 1. Existing house- change of occupancy, engineering for structures required. 1:lRE 1. Required fire flow is 2,500 GPM. Three fire hydrants are required. One hydrant with 1,000 gpm is required within 150 feet and additional hydrants are required within 300 feet of each structure. 2. Revise internal roadway turnaround to meet fire truck turning radius requirements of 25-feet inside an 45-feet outside. 3. Fire alarm and sprinkler systems are required for each building. Separate plans and permits are required by the Fire Department. 4. Interior drive shall be marked as a fire lane with no parking in the required 20 foot width. PLAN REVIEW Sewer New sewer main (private) will be required to serve the easterly side of the site from the existing 8 inch City main located in easement at the west side of the site. New building will require sidesewer connections at a cost of$60/each. wastewater(SDC) fees of$350/unit will be required. Storm Drainage Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 KCSWDM as adopted by the City of Renton. Bioflltration will be required for the site if more than 5,000 s.f. of new impervious surface subject to vehicular use is proposed by the project. Surface water(SDC) fees of$0.129 per s.f. of new impervious area on the site will be required. Water New water main (extension), and fire hydrants will be required to meet fire flow requirements, current Fire Codes and Fire regulations. New water meters for domestic and irrigation will be required and nust be sized to meet current UPC requirements. Water(SDC) fees of$510/unit will be required. :Transportation New curb, gutter, paving, driveways, sidewalks and street lighting will be required along the Sunset 13lvd. frontage. All new required street improvements must meet current City codes/standards. PARKS >ll landscaped and irrigated areas outside the property line are to be maintained by the property owner. OFCITY RENTON'' • CURRENT•PLANNING DIVISION. • AFFIDAVIT OF SERVICE BY;MAILING On the 94 day of 14.41 , 1998, I deposited in the mails of the United States, a sealed envelope containing "Repo zond ¶ec.1S1av documents. This information was sent to: Name Representing VICu) GJ cet 1Owv:$.. INS.GeovciG Good puJ tte stvavvn Vkitti►;1-t edt! 1 .uda Pa5c. Ce.\€ kte \a5ou vtt'aS (Signature of Sender) CSlf`Jl to- k• Se,c�c►�' STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that 5 ��____ signed this instrument and acknowledged it to be his/her/their free and voluntary act for eth uses and purposes mentioned in the instrument. Dated: ),,t4-3 . q. /qr S �' 7QJz �7 ll�n'rit��r Notary Pub c in and for the S ate of Washington Notary (Print) My appointmen COMMISSION EXPIRES 6/29/99 Project Name: Cblituk 9�{� -roLA)v,hovre,s Project Number: LV a . 98 •003 , SP - 1V'A %E( NOTARY.DOC • REPORT City of Renton Department of Planning/Building/Public Works DELI SION ENVIRONMENTAL REVIEW& ADMINISTRATIVE LAND USE ACTION REPORT DATE: February 17, 1998, Revised July 1, 1998 Project Name: Crystal Heights Townhomes Applic ant:: New Concept Homes Owner: New Concept Homes File Number: LUA-098-003, SA-A, V-A, ECF Project Manager: Peter Rosen Project Description: Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The proposal includes 37 parking spaces, with 32 spaces in garages and 5 open parking spaces for guests. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a variance from the Special Setback requirement (Section 4-31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. The environmental determination for the proposal was issued in February 1998. The applicant has revised the application for site plan approval (submitted June 1998) to add 8 additional parking spaces as required by code. Four new parking spaces would be provided in garages and four additional open parking spaces as guest parking. Proje(:t Location: 821 Sunset Blvd. NE Exist. Bldg. Area: 2 single family residences - Proposed New Bldg. Area: 23,458 s.f. 3,300 s.f. Site id rea: .97 acres, 42,250 s.f. Total Building Area SF: 26,758 s.f. El EL E: 11 I L qr+ - -4/ • --p 6 ❑ \ , a -aaC T4IDE Li n SITES a '��z r� n♦ donr > Q Project Location Map (� p �' a t CRYSHELDOC of R?nton P/B/PW Department Envirc ntal Review Committee Staff Report CRYSTI L HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 2 of 18 `REPORT REVISED JULY 1, 1998 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant seeks environmental review, administrative Site Plan Review, and approval of an administrative Variance to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The buildings are oriented facing toward the interior of the property, around the 20 foot wide access drive. The proposal does not include common open space areas. The units have private deck and patio areas off the back of the buildings, oriented toward the perimeters of the property. The applicant requests approval of a variance from the Special Setback requirement (Section 4-31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. There are 2 existing single family residences on the property. These would be completely remodeled to comprise Units 17 and 18. All of the proposed residential units are ground-related with private exterior front entries and garages. Buildings 1 and 2 are located on the west part of the parcel and contain 3 attached "D" units. The "D" units are approximately 1,700 square feet and have 2 bedrooms and a single car garage. Buildings 3 and 4 are located in middle of the property and each contains 4 attached "C" units. The "C" units are approximately 1,286 square feet and have 2 bedrooms and 2 car tandem garages. Building 5 is located in the northeast corner of the parcel and would have 3 attached units, 2 of which are "C" type units and the other is one of the remodeled existing residences. Building 6 would include one unit and is the other remodeled existing residence. The environmental determination for the proposal was issued in February 1998. The applicant has revised the application for site plan approval (submitted June 1998) to add 8 additional parking spaces as required by code. Four new parking spaces would be provided in garages and four additional open parking spaces as guest parking. The revised proposal includes a total of 37 parking spaces, with 32 spaces provided in garages and 5 guest parking spaces. Access to the parcel is proposed via a single driveway off Sunset Boulevard NE. PART TWO: ENVIRONMENTAL REVIEW A. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: (1) Earth Impacts: The site slopes steadily down from east to west. The topography over the east 2/3 of the property slopes generally between 12% to 16%. The steepest slopes are on the west portion of the site and are approximately 25% to 35%. The application includes a geotechnical report prepared by Earth Consultants, Inc. The study includes recommendations for site preparation, grading and construction of foundations that should be incorporated into the final building design. CRYSHEI DOC Ciiy of Fenton P/B/PW Department Envirc ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 3 of 18 'REPORT REVISED JULY 1, 1998 The applicant has submitted a conceptual grading plan that indicates grading for the access drive and then the ground floor elevations of the building pads. The applicant has not provided an estimate for cut and fill activities on the site. Potential erosion impacts that could occur during site preparation and construction would be mitigated by City Code requirements for measures addressed in a Temporary Erosion and Sedimentation Control Plan (TESCP) and a Construction Mitigation Plan. Mitigation Measures: The building permit submittal shall incorporate the recommendations of the geotechnical report regarding site preparation, grading and construction of foundations. Policy Nexus: SEPA Ordinance. (2) Air Impacts: Impacts to air quality can be anticipated during construction and after occupancy of the proposed project. Impacts during construction would include increased levels of airborne particulates (especially dust) from disturbance of exposed soils and emissions from construction equipment exhaust. A construction mitigation plan is required by code and will include measures to minimize airborne dust, and limit hauling hours to off-peak periods. Exhaust from construction vehicles is regulated by State and City Codes. After construction, impacts would be primarily associated with residential traffic. These vehicular emissions are subject to State emission standards and would have a minor impact on overall air quality, not considered significant to warrant special mitigation measures. Mitigation Measures: No mitigation measures are required. Policy Nexus: NA (3) Water Impacts: The applicant has indicated that there are no wetlands located on the site and the site does not lie within the 100-year floodplain. The environmental checklist states that 64% of the site would be covered in impervious surfaces. Runoff from the proposed development would be collected by a series of pipes and catch basins within paved areas. An underground detention pipe is proposed which would then release stormwater to a bioswale and level spreader on the west edge of the property. The stormwater detention and water quality system will be required to meet those standards of the King County Surface Water Design Manual as adopted by the City. Mitigation Measures: No mitigation measures are required. Policy Nexus: NA (4) Fire Protection Impacts: The proposal would add new construction to the City which would potentially impact the City's Fire Department. A Fire Mitigation Fee would apply to all new construction at a rate of$388 per multi-family unit. The Fire Mitigation Fee is CRYSHEI DOC • City.of Fenton P/B/PW Department Envirc ntal Review Committee Staff Report CRYSTIL HEIGHTS TOWNHOUSE, LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 4 of 18 REPORT REVISED JULY 1, 1998 estimated to be $6,208 for the 16 new residential units. The mitigation fee is payable at the time of issuance of Building Permits. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee of $388.00 per multi-family unit. The Fire Mitigation Fee is estimated to be $6,208 and is payable at the time of issuance of Building Permits. Policy Nexus: Fire Mitigation Fee Resolution and adopting Ordinance, SEPA Ordinance. (5) Transportation Impacts: Access to the project is proposed via a single driveway off Sunset Boulevard NE. The internal drive is 20 feet wide and the hammerhead at the west end provides sufficient turnaround area. The proposed multi-family development would result in an increase in traffic trips and therefore would be subject to the City's Transportation Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 5.86 average daily trips per unit or 93.76 for the 16 additional dwelling units. The Transportation Mitigation Fee is calculated to be $75 per each average daily trip attributable to the project. The traffic mitigation fee is estimated to be $7,032. The applicant will be required to submit a Construction Mitigation Plan which states the transportation routes for the transport of materials to and from the site, directed to major transportation routes to lessen impacts on the adjoining neighborhood. Construction-related truck traffic could impact traffic flows if occurring during peak traffic flow periods. This truck traffic should be limited to off-peak hours. Mitigation Measures: The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $7,032. This fee is payable prior to the issuance of Building Permits. The applicant shall submit a Construction Mitigation Plan which meets the submittal requirements under Section 4-36-5. Haul hours for construction-related truck traffic shall be restricted from 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. Policy Nexus: Transportation Mitigation Fee Ordinance, SEPA Ordinance. (6) Parks and Recreation Impacts: The applicant is proposing to construct 18 multi-family units. There are no recreational facilities or useable open space areas proposed on the subject site. The future residents would need to use existing and future recreation facilities located throughout the City. In order to mitigate for impacts to the City of Renton's recreation facilities, the City requires a mitigation fee of $354.51 per multi-family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of building permits. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of $354.51 per multi-family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of building permits. Policy Nexus: Park Mitigation Fee Ordinance, SEPA Ordinance. CRYSHE'.DOC City.of Renton P/B/PW Department Envin .ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE., LUA-98-003,SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 5 of 18 REPORT REVISED JULY 1, 1998 CRYSHEI.DOC City of Renton P/B/PW Department Envin ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE., LUA-98-003, SA-A, V-A, ECF REPOR.-OF FEBRUARY 17, 1998, Page 6 of 18 REPOR"REVISED JULY 1, 1998 B. Recommendation Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON- SIGNIFICANCE- MITIGATED. X Issue DNS-M with 15 day Comment and A••eal Period. Issue DNS with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. C. Mitigation Measures 1. The building permit submittal shall incorporate the recommendations of the geotechnical report regarding site preparation, grading and construction of foundations. 2. The applicant shall pay the appropriate Fire Mitigation Fee of $388.00 per multi- family unit. The Fire Mitigation Fee is estimated to be $6,208 and is payable at the time of issuance of Building Permits. 3. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $7,032. This fee is payable prior to the issuance of Building Permits. 4. The applicant shall submit a Construction Mitigation Plan which meets the submittal requirements under Section 4-36-5. Haul hours for construction-related truck traffic shall be restricted from 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 5. The applicant shall pay a Park's Department mitigation fee of $354.51 per multi- family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of Building Permits. CRYSHE .DOC City,of i?enton P/B/PW Department Envin ?ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE. LUA-98-003, SA-A, V-A, ECF REPOR`OF FEBRUARY 17, 1998, Page 7 of 18 REPOR'REVISED JULY 1, 1998 Advil ory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental deter nination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILDING 1. E xisting house - change of occupancy, engineering for structures required. FIRE 1. Required fire flow is 2,500 GPM. Three fire hydrants are required. One hydrant with 1,000 gpm is required within 150 feet and additional hydrants are required within 300 feet of each structure. 2. Revise internal roadway turnaround to meet fire truck turning radius requirements of 25-feet inside an 45- feet outside. 3. F ire alarm and sprinkler systems are required for each building. Separate plans and permits are required by the Fire Department. 4. Interior drive shall be marked as a fire lane with no parking in the required 20 foot width. PLAN REVIEW Sewei New s ewer main (private) will be required to serve the easterly side of the site from the existing 8 inch City main located in easement at the west side of the site. New building will require sidesewer connections at a cost of$60/each. wastewater(SDC)fees of$350/unit will be required. Storm Drainage Drains ge system and temporary erosion control plans for the site shall be designed in accordance with the 1990 KCSWDM as adopted by the City of Renton. Biofiltration will be required for the site if more than 5,000 s.f. of new impervious surface subject to vehicular use is proposed by the project. Surface water (SDC) fees of$0.129 per s.f. of new impervious area on the site will be required. Water New water main (extension), and fire hydrants will be required to meet fire flow requirements, current Fire Codes and Fire regulations. New water meters for domestic and irrigation will be required and must be sized to meE t current UPC requirements. Water (SDC)fees of$510/unit will be required. Transportation New curb, gutter, paving, driveways, sidewalks and street lighting will be required along the Sunset Blvd. frontage. All new required street improvements must meet current City codes/standards. PARKS All landscaped and irrigated areas outside the property line are to be maintained by the property owner. CRYSHE .DOC City of i?enton P/B/PW Department Envin !ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE„ LUA-98-003, SA-A, V-A, ECF REPOR"OF FEBRUARY 17, 1998, Page 8 of 18 REPOR"REVISED JULY 1, 1998 PART THREE: ADMINISTRATIVE LAND USE ACTION - REPORT & DECISION A. Type of Land Use Action x 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, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing Al, Site Plan (Received January 7, 1998). Exhibit No. 3: Drawings A3, A4, A5 Floor Plans for Buildings 1 and 2 (Received January 7, 1998). Exhibit No. 4: Drawings A10, All, Al 2 Floor Plans for Building 3 (Received January 7, 1998). Exhibit No. 5: Drawings A16, A17, A18 Floor Plans for Building 4 (Received January 7, 1998). Exhibit No. 6: Drawings A23, A24, A25 Floor Plans for Building 5 (Received January 7, 1998). Exhibit No. 7: Drawing A28, Floor Plans for Building 6 (Received January 7, 1998). Exhibit No. 8: Drawing A7, Exterior Elevations Building 1 & 2 (Received January 7, 1998). Exhibit No. 9: Drawing A14, Exterior Elevations Building 3 (Received January 7, 1998). Exhibit No. 10: Drawing A20, Exterior Elevations Building 4 (Received January 7, 1998). Exhibit No. 11: Drawing A27, Exterior Elevations Building 5 (Received January 7, 1998). Exhibit No. 12: Drawing A30, Exterior Elevations Building 6 (Received January 7, 1998). Exhibit No. 13: TESC Plan (Received January 7, 1998). Exhibit No. 14: Grading and Drainage Plan (Received January 7, 1998). Exhibit No. 15: Water Plan (Received January 7, 1998). Exhibit No. 16: Sanitary Sewer (Received January 7, 1998). Exhibit No. 17: Landscape Plans (Received January 7, 1998). Exhibit No. 18: Building Permit Submittal, Revised Site Plan (Received June 1, 1998) C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-31- 33(D) of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and Divisional Reviewers: 1. GENERAL CRITERIA: A. CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS AND POLICIES; The site is designated Residential Multifamily Infill (RM-I) in the Comprehensive Plan. The designation is intended to "encourage the development of infill parcels in existing multi- family districts with compatible projects" (Objective LU-L). The proposed multi-family use is appropriate to the designation. 1) The proposal appears to be consistent with the following RM-I policies. Policy LU-64. Development density should generally be in the range of 10-20 dwelling units per acre. CRYSHE .DOC • City of Renton P/B/PW Department Envin ?ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE° LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 9 of 18 REPOR -REVISED JULY 1, 1998 At about 19 units per acre, the proposal is consistent with the density guidelines for gross area. The slopes along the west portion of the site are designated greenbelt and in this area may limit the proposed development. Policy LU-65. New development in Residential Multi-family Infill designations should be compatible in size, scale, bulk, use, and design with other existing multi-family developments. Policy LU-67. Siting and design of new structures should be sensitive to site constraints and adjacent uses. Provision of adequate buffers or setbacks or scaling down building heights may be required to transition from Residential Multi-family Infill designations to adjacent lower density uses. The area adjacent across Sunset Blvd. NE is Residential Single Family, a lower intensity designation. The proposed site design appears to minimize the scale and intensity of the development from the viewpoint of the single family area. Policy LU-69. Residential Multi-family Infill designations should not be expanded. Land within the districts should be used efficiently to meet multi-family housing needs. The proposal is supported by the following Housing Element Objective and Policy. Objective H-F: Provide market rate housing for the widest potential range of income groups through the private sector including moderate income households. Policy H-40. Encourage innovative site planning to achieve density goals and reduce housing costs. 2. Areas of potential inconsistency with the Comprehensive Plan Policy LU-68. Adequate green spaces, recreation, design amenities, signing and lighting should be determined as part of the site planning process. Allowable densities should be based on meeting these objectives. The lot coverage of the structures and paved area does not leave any significant green space. 3. Advisory Policy LU-66. Design standards should be applied that reflect present development patterns and are sensitive to unique features and differences among established neighborhoods. Standards should address, but not be limited to: 1) building height, width, and length; 2) front, side, and rear yard setbacks; 3) maximum lot coverage; 4) location of driveways, garages, and parking areas; 5) number of garages and off-site parking spaces; 6) roofline; and 7) compatibility with adjacent uses. Policy LU-78. Trees should be planted along residential streets. Policy LU-290. Street trees should be used to reinforce visual corridors on major boulevards and streets. (Community Design policies) Policy LU-291. Beautification and screening of parking lots should be encouraged through appropriate landscaping, fencing and berms. (Community Design policies) B. CONFORMANCE WITH EXISTING LAND USE REGULATIONS; The project site is designated Residential Multi-Family Infill (RM-I) on the City Zoning Map. Multiple-family dwelling units are permitted as a primary permitted use in the RM zone. Unit 18 is a single detached unit, remodeled from an existing single family residence. This detached unit would be considered a single-family use. The RM-I zone allows outright single-family residences that are legally existing as of the effective date of the ordinance. CRYSHE .DOC City of Renton P/B/PW Department Envir ?ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE,' LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 10 of 18 REPOR"-REVISED JULY 1, 1998 Density: The allowable density range in the RM-I zone is 10 to 20 dwelling units per net acre. The subject site is 42,250 square feet (0.96 acres). The proposal for 18 townhouse units would have a net density of 18.75 dwelling units per acre which complies with the density provision of the RM-I zone. The west portion of the site has been mapped as a greenbelt area and is therefore subject to the Greenbelt Regulations of Section 4-31-35. It is estimated that approximately 6,534 square feet (.15 acres) of the site is within the greenbelt area. The Greenbelt regulations apply to those areas first designated as greenbelt but then also containing identified physical criteria, or slopes exceeding 25% in the case of the subject property. Approximately 2,600 square feet of the mapped greenbelt area has slopes greater than 25% and is therefore subject to regulation. The code requires a reduction in development density in greenbelts. The allowable development density is to be reduced to 1/4 of the current zoning designation and then an additional 5% for each 1% of slope in excess of 25%. The 2,600 square foot area has an average slope of 31%. Therefore, 55% of the RM-I base density is allowed, or 11 dwelling units per acre within this greenbelt area. The reduced density required for the greenbelt area is irrelevant to the proposal. If the entire 2,600 square foot greenbelt area is subtracted from the total site area (42,250 s.f. - 2,600 s.f. = 39,650), the remaining 39,650 s.f. area could accommodate the 18 townhouse units within the allowable density range. Setbacks: The RM-I zone requires a minimum front yard setback of 20 feet. The subject proposal complies with the front yard setback requirement along Sunset Boulevard NE. The standard for rear yard setbacks in the RM-I zone is 15 feet. However, the rear of the subject property abuts a lot zoned R-1 and the code requires a 25 foot rear setback where a RM lot abuts a lot zoned RC, R-1, R-5, R-8 or R-10. The purpose of the special setback provision is to buffer higher density multi-family development from single-family uses. However, the abutting property is under a powerline right-of-way and therefore could not be developed with structures. The applicant is requesting a variance from the special setback requirement. Variances from residential setback requirements are administrative decisions. The analysis of the variance request is provided at the end of this report. The applicant will either have to revise the site plan to meet the special setback standard or receive variance approval from the requirement. Buildings 1 and 2 have cantilevered decks which project into the 15 foot rear yard setback. The code allows uncovered decks and porches less than 18 inches above the finished grade to project into required setbacks. This provision would not apply to the proposed decks on Buildings 1 and 2. The applicant should revise the site plan to meet the setback requirements. The required side yard setback in the RM zone is based on the lot width. A minimum of 12 feet is required for lot widths 120 feet or greater. The proposed site plan indicates the 12 foot side yard setback line. Buildings 3, 4, and 5 have on grade patios which are permitted to project into setback areas. Buildings 3 and 4 also include bay windows (2 per building facade) which project 2 feet into the required side yard setback. The code allows bay windows to project 2 feet into setbacks provided that the windows are a maximum of 10 feet wide and are limited to 2 per facade. The proposal meets this provision. However, there is a roof overhang over the bay window which extends further into the required setback area. The code allows for a maximum 2 foot projection into required setback areas. The applicant should revise the site plan so that the bay windows and roof overhangs project at a maximum of 2 feet into the required side yard setbacks. Building 6 (Unit 18B) is a remodel of an existing residence. The residence is non- conforming with regards to the side yard setback requirement of 12 feet. According to the applicant, the remodeling would not expand the building footprint within the non-conforming side yard setback area. However, the elevation drawing A30 indicates an extension of the CRYSHE .DOC City of)fenton P/B/PW Department Envir antal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE.) LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 11 of 18 REPOR"'REVISED JULY 1, 1998 second floor within the non-conforming area. The site plan should be revised so there are no additions which increase the level of non-conformity with the code provision. The proposed site consists of 2 legal parcels. It appears that the proposed structures would cross the common lot line between the parcels. The applicant should either do a lot line adjustment or record a covenant restricting the sale of one of the separate lots. Height: The RM-I zone allows for a maximum building height of 2 1/2 stories and 35 feet. The applicant is proposing a 35 foot maximum building height and 2 1/2 stories. According to elevations provided by the applicant, it appears that the proposed basement would not meet the definition of a building story and therefore the proposed buildings comply with the 2 1/2 story height limit. Lot Coverage: The RM-I zone allows for a maximum building coverage of 35% and a maximum impervious surface coverage of 75%. The proposed building coverage is equal to approximately 33% of the site area (13,740 s.f. building area/42,250 s.f. site area). The application submittal indicates that 26,865 square feet is developed with impervious surfacing, which equals 63% of the site area. Landscaping: The code requires landscaping of setback and open space areas. The setback areas are landscaped with a variety of plantings. The required building setbacks are the only open space areas provided and are the only opportunity to provide private open space for the individual units. The proposed landscaping would limit access and ability to utilize these small open space areas. The landscape plan should be revised to provide rear yards accessible to the individual units wherever possible. Parking: The Parking Code requires 1 1/2 parking spaces per multi-family dwelling unit, plus 1 guest parking space for every 4 units. This standard would require 32 parking spaces for the 18 units. The applicant's previous submittal counted driveway spaces as tandem parking and requested a parking code modification to allow the tandem spaces to count towards required parking. The request was denied. The applicant has revised the application (submitted June 1998) to add 8 additional parking spaces to meet code requirements. The revised proposal includes a total of 37 parking spaces, with 32 spaces provided in garages and 5 guest parking spaces. The proposal includes 6 "D" type units with a single car garage (6 parking spaces). Units 17 and 18 are also proposed with single car garages (2 parking spaces). There are 8 "C" units with 2 car tandem garages. The tandem garages count as 1 1/2 parking spaces, or as 12 parking spaces. The Administrator's decision on the parking code modification request (dated February 26, 1998), stated that the 2 spaces in tandem garages could only satisfy the parking requirement for the individual townhouse units. Parking garages with 4 spaces are proposed under Units 13C and 7C (8 parking spaces). These garage spaces would back out to the common drive which is 20 feet wide. Townhouse units across the drive have driveways (minimum 12 foot length) for backing out prior to entering the drive. If both of these backout areas are considered, the proposal would meet the code required 24 foot wide drive aisle required for 90 degree head-in parking. The proposal includes 5 open parking spaces outside of garages for guest parking. The revised proposal meets parking standards as outlined in the Administrator's decision. C. MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES; There are existing single family residences bordering the subject property to the north and south. These residences would be impacted by the proposed development. The applicant proposes to remodel the 2 existing residences on the site as part of the project. The residence on the south part of the property is setback approximately 7 feet from the south property boundary, which does not conform to the RM-I standard of a 12 foot setback CRYSHE .DOC City of 1?enton P/B/PW Department Envin mtal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE., LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 12 of 18 REPOR i REVISED JULY 1, 1998 requirement. The code does not allow the applicant to expand the building footprint or add to the building where it does not meet the required setback. The applicant has proposed a 6 foot high fence along the north and south property lines to reduce impacts on the adjacent residences. The proposal would not directly impact other surrounding properties and uses. To the east of the subject property are single family residences, but the grade change and Sunset Boulevard NE create a separation from the subject site. The proposed construction may impact the west views of these residences. However, preservation of views is not presently regulated by the City. Multi-family residential uses are anticipated to develop in this area according to the Comprehensive Plan and the zoning designation. The compatibility with surrounding uses and zoning was considered with the adoption of multi-family zoning for the site and the surrounding area. D. MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE; The proposal would not result in adverse impacts to the site. The application includes a geotechnical report with recommendations for clearing, grading and construction on the steeper slopes of the site. Stormwater runoff would be collected and detained in an underground pipe before release. The project would be required to provide stormwater treatment and detention in conformance with City standards. E. CONSERVATION OF AREA-WIDE PROPERTY VALUES; The proposed multi-family development is consistent with the existing and anticipated land use patterns in the area. The project is expected to conserve or maintain area-wide property values. F. SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; Access to the project is proposed via a single driveway off Sunset Boulevard NE. The internal drive access is 20 feet wide and the hammerhead at the west end provides sufficient turnaround area for service trucks and emergency vehicles. The interior roadway profile indicates a roadway grade of 13.7%. The Parking Code allows a maximum driveway slope of 8%. The Board of Public Works may allow a driveway to exceed 8% but not more than 15%. The applicant should apply in writing to the Board of Public Works for approval of the driveway. The site plan does not include any provision for pedestrian circulation internal to the site, Sidewalks will be required along the property frontages Sunset Boulevard NE. G. PROVISION OF ADEQUATE LIGHT AND AIR; The proposal includes 6 buildings. The buildings are sufficiently separated and setback from property boundaries to allow for adequate light and air circulation. H. MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS; Noise and odors may be anticipated during the construction phase of the project. The code limits construction activities to the hours between 7:00 a.m. and 8:00 p.m. After the initial CRYSHE.DOC City of Renton P/B/PW Department Envir )ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 13 of 18 REPORT REVISED JULY 1, 1998 period of construction, the proposed residential land use is not expected to generate noise, odors, or unhealthy conditions beyond what could be normally anticipated for residential uses allowed by the underlying zoning. I. AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE;AND The project site is adequately served by utilities to accommodate the proposed land use. The applicant will be required to install improvements as required by Code. See the Advisory Notes section of this report for detailed information concerning utilities and public services. J. PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. The project proposal would improve the vacant condition of the site, adding a residential use which is consistent with the zoning. The development may aid in preventing neighborhood deterioration and blight. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. D. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1) Request: The Applicant, New Concept Homes, Inc., has requested Environmental Review and Site Plan Approval for development of the Crystal Heights Townhouses. 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. The applicant's site plan and other project drawings are entered as Exhibits No. 2 thru 17. 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Residential Multi-Family Infill (RM-I) 5) Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Residential Multi-Family Infill (RM-I) Zoning designation. 6) Existing Land Use: Land uses surrounding the subject site include: North: Single family residence, multi-family residential; East: Single-family residential; South: Single- family residence, undeveloped; West: Undeveloped greenbelt, Interstate 405. CRYSHE .DOC City o1 Renton P/B/PW Departmen Eni nental Review Committee Staff Report CRYS FAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPOT'T OF FEBRUARY 17, 1998, Page 1f-of 19 REPOI'T REVISED JULY 1, 1998 E. Conclusions 1) The subject proposal complies with the policies and codes of the City of Renton, except as described in the report. 2) The proposal complies with the Comprehensive Plan designation of Residential Multi-Family Infill (RM-I) and with the Zoning designation of Residential Multi-Family-Infill (RM-I). F. Decision The Site Plan for Crystal Heights Townhouses, File No. LUA-98-003, SA-A, V-A, ECF, is approved subject to the following conditions. 1. The proposed structures would cross the common lot line between 2 legal parcels. The applicant shall either complete a lot line adjustment to eliminate one of the lots or record a covenant restricting the separate sale of one of the lots. The covenant or lot line adjustment will require approval of the Development Services Division. Either alternative shall be completed prior to the issuance of building permits. 2. The applicant shall either revise the site plan to meet the 25 foot special setback requirement or shall receive approval of a variance from this requirement. Either the revised site plan or approval of the variance shall be accomplished prior to issuance of building permits. 3. The applicant shall revise the site plan to limit projections into required setback areas to a maximum of 2 feet, consistent with Section 4-31-8.D.6. This would apply to bay windows, roof eaves and decks over 18 inches above finished grade. The revised site plan shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 4. Building 6 (Unit 18B) is a remodel of an existing residence which is non-conforming with regards to the side yard setback requirement of 12 feet. The building plans indicate an extension of the second floor within the non-conforming area. Building plans for Building 6 shall be revised so there are no additions which increase the level of non-conformity with the side yard setback requirement. Revised plans shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 5. The site plan and landscape plan shall be revised to provide a minimum of 24 foot backup aisle for all parking stalls. 6. The applicant shall apply in writing to the Board of Public Works to allow a driveway to exceed 8% but not more than 15%. Approval by the Board of Public Works shall be required prior to the issuance of building permits. CRYSH il.DOC City o1 Renton P/B/PW Departmen En) nenta/Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSca LUA-98-003, SA-A, V-A, ECF REPOI'T OF FEBRUARY 17, 1998, Page 16 of 19 REPO!'T REVISED JULY 1, 1998 EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: 1 - P James C. Hanson, Zoning Administrator date TRAN. MITTED this 7th day of July, 1998 to the applicant and owner: New Concept Homes, Inc. 1467C NE 8th, #115 Belle\ue, WA. 98007 Georc a Goodfellow, Sconzo/Hallstrom Architects 919 1;24th Avenue Ave. NE#101 Belle\ue, WA 98005 TRAN.;MITTED this 7th day of July, 1998 to the parties of record: Paula Page 901 S inset Blvd. NE#C111 Rentoi, WA 98055 Celes e Kalasountas 717 S inset Blvd. NE Rentoi, WA. 98056 TRAN:;MITTED July 7, 1998, to the following: Larry Mi cckling, Building Official Art Lars)n,Fire Marshal Neil Wats,Public Works Division Lawrence J.Warren,City Attorney South County Journal Land Use Action Appeals The ac ministrative land use decision will become final if the decision is not appealed within 14 days of the date of approval. An apr eal of the decision must be filed within the 14 day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). An appeal to the Hearing Examiner is governed by Title IV, Section 4-8-11.3, which requires that such appeals be filed directly with the Hearin] Examiner. Appeals must be made in writing on or before 5:00 PM on July 20, 1998. Any appeal must be accompanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte(private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the court. CRYSH=I.DOC City of F'enton P/B/PW Department Envii ental Review Committee Staff Report CRYST AL HEIGHTS TOWNHOUSE„ LUA-98-003, SA-A, V-A, ECF REPOR OF FEBRUARY 17, 1998, Page 16 of 18 • • REPOR REVISED JULY 1, 1998 City of Renton REPORT Department of Planning/Building/Public Works & ADMINISTRATIVE VARIANCE DECISION LAND USE ACTION A. Project Description /Background: The RIAl-I zone includes a Special Setback Standard requiring a 25 foot side or rear setback where a RM lot abuts a lot zoned RC, R-1, R-5, R-8 or R-10. The subject property abuts an R-1 lot to the west, and therefc re the 25 foot setback applies to the rear yard. The applicant requests approval of a variance from 9-e Special Setback Standard, proposing to meet the 15 foot rear yard setback requirement which is the 5 tandard setback for the RM-I zone. B) �.1ONSISTENCY WITH VARIANCE CRITERIA Section 4-31-19F.3. lists 4 criteria that the Zoning Administrator is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Zoning Administrator shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The property abutting the subject site to the west is zoned R-1 because it is mapped as a greenbelt area. It is mapped as a greenbelt because it is a powerline utility corridor. No development is permitted under the Puget Power transmission line. The intent of the special setback provision is to buffer higher density multi-family development from single-family uses. However, this situation does not apply due to restrictions on building under the powerline. The applicant suffers an undue hardship because of special circumstances related to the location and surroundings of the subject property. The strict application of the Zoning Code deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The intent of the special setback provision is to buffer higher density multi-family development from single-family uses. Because construction of all structures would be restricted under the powerline easement adjacent to the subject property, the granting of the variance from the setback requirement would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. CRYSHE .DOC City of Renton P/B/PW Department Envii ental Review Committee Staff Report CRYST4L HEIGHTS TOWNHOUSE., LUA-98-003, SA-A, V-A, ECF REPOR;-OF FEBRUARY 17, 1998, Page 17 of 18 REPOR;-REVISED JULY 1, 1998 c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The standard rear yard setback in the RM-I zone is 15 feet. Approval of the variance application would allow the applicant to reduce the setback to the 15 foot standard. Hence the approval would not constitute a grant of special privilege inconsistent with limitations on other uses and properties in the vicinity and zone. d. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: Approval of the variance application would allow the applicant to reduce the rear yard setback from 25 feet to the 15 foot rear yard setback which is the standard in the RM-I zone. This could be considered the minimum variance necessary to accomplish the applicant's objectives. C. FINDINGS, CONCLUSIONS & DECISION Havinc reviewed the written record in the matter, the City now makes and enters the following: 1. Findings 1) Request: The Applicant, New Concept Homes, Inc., has requested approval for an Administrative Variance for development of the Crystal Heights Townhouses. 2) Administrative Variance: The applicant's administrative variance application complies with the requirements for information for a variance. The applicant's site plan and other project drawings are included as part of the application. 3) Existing Land Use: Land uses surrounding the subject site include: North: Single family residence, multi-family residential; East: Single-family residential; South: Single-family residence, undeveloped; West: Undeveloped greenbelt, Interstate 405. 2. Conclusions 1) The variance application meets the variance criteria as analyzed above. The approval of the variance would be consistent with the RM-I zoning designation and with the objectives of the zoning code. CRYSHEI.DOC City of Renton P/B/PW Department Envi ental Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE., LUA-98-003,SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998, Page 18 of 18 . , . REPORT REVISED JULY 1, 1998 3. Decision The Administrative Variance for the Crystal Heights Townhouses, File No. LUA-98-003, SA-A, V- A, ECF is approved with no conditions of approval. SIGNATURE: 0',-/-W Cr j/L1,--- ames C. Hanson,Zoning Administrator date TRANSMITTED this 1 t day of `tam , 1998 to the applicant and owner: New Concept Homes, Inc. 14670 NE 8th,#115 Bellevue, WA. 98007 George Goodfellow, Sconzo/Halllstrom Architects 919 124th Avenue Ave. NE#101 Bellevue, WA 98005 TRANSMITTED this grh day of t , 1998 to the parties of record: Paula Page 901 Sunset Blvd. NE#C111 Renton, WA 98055 Celeste Kalasountas 717 Sunset Blvd. NE Renton, WA. 98056 TRANSMITTED all.Ly 1t , 1998 to the following: Larry Meckling,Building `Official Art Larson,Fire Marshal Neil Watts,Public Works Division Lawrence J.Warren,City Attorney South County Journal CRYSHEI.DOC SCONZO/HALLSTROM ARCHITECTS 919-124TH AVENUE NE, SUITE 101 BELLEVUE,WA 98005 (425)455-3203 (425)455-9351 FAX June 1, 1998 City of Renton Planning/Building/Public Works Department 200 Mill Avenue S. Renton, WA 98055 Attn: Mr. Greg Zimmerman Re: Plan Check No. B98007 Crystal Heights Townhomes Project 821 Sunset Blvd. Dear Mr. Greg Zimmerman, The following is an itemized letter of response to the City of Renton corrections letter dated February 26, 1998. Also see revised documents (attached). Planning Comments: 1. See revised Site Plan and Floor Plans showing (9) Parking Stalls added to site and under Buildings 3 & 4. End of letter of response. Sincerel , zvele, co-el/7/Z, George Goodfellow of ae��° Cc. File OCEom V IS\OP1 CITY & RENTON a�"' Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 5, 1998 Mr. George Goodfellow Sconzo/Hallstrom Architects 919 124th Avenue NE,#101 Bellevue,WA. 98005 RE: Crystal Heights Townhouses-LUA98-003, SA-A,V-A,ECF Dear Mr. Goodfellow, In a letter to you dated March 3, we requested a revised site plan to meet parking code requirements. To date we have not received revised plans. If we do not receive revised plans by June 5, 1998 your application will be withdrawn and you will be required to resubmit an application when you are prepared to resume. If you have any questions or need further assistance,please call me at(425)235-2719. Sincerely, Peter Rosen 6a— Senior Plann er cc: New Concept Homes,Inc. 200 Mill Avenue South -Renton,Washington 98055 • 5 This paper contains 50%recycled material,20%post consumer 1111) ell V7Washington State Northwest Region 1 Department of Transportation 15700 Dayton Avenue North P.O. Box 330310 Sid Morrison Secretary of Transportation Seattle,WA 98133 9710 (206)440-4000 DEVELOPMENT PLANNING CITY OF RENTON DATE: March 13, 1998 MAR 2 0 1998 TO: City of Renton, Project Manager RECEIVED 200 Mill Avenue South Renton WA 98055 Subject: SR 405 MP 5.44 CS 1744 Mitigated Determination of Nonsignificance-Crystal Heights Townhomes 18 units .4,,,k, I File No.LUA-98-003,SA-A,ECF FROM: obert A. Josephs , PE, Manager of Planning& Local Coordination Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North, MS 122 P. O. Box 330310 Seattle, WA 98133-9710 Thank you for giving us the opportunity to review this project, which is located at 821 Sunset Blvd. NE. Our response is below: The State recommendeds that a traffic study be prepared to analyze the state intersections that are impacted by ten or mor{of the projects peak hour trips and also determine what mitigation measures, if any, would be required. We also, would like the opprotunity to review the drainage report, slope analysis and geotechnical study, if the state drainage or right of way is impacted. If you have any questions, please contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of my Developer Services section VEE:vee File Name CITL DF RENTON _ L . tall I Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator • March 11, 1998 • Mr. George Goodfellow Sconzo/Hallstrom Architects 919- 124th Avenue NE, #101 Bellevue, WA 98005 SUBJECT: Crystal Heights Townhomes Project No. LUA-98-003,SA-A,V-A,ECF Dear Mr. Goodfellow: • This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed and this decision is final. The applicant must comply with all ERC Mitigation Measures. If you have any questions, please feel free to contact me at (425) 235-2719. For the Environmental Review Committee, We,\_ Peter Rosen Project Manager cc: Ms. Paula Page; Ms. Celeste Kalasauntas; Ms. Patricia Tatarek/Parties of Record New Concept Homes, Inc./Owners FINAL.DOC 200 Mill Avenue South - Renton, Washington 98055 Gam]This oaoer contains 50%recycled material.20%nost consumer 411 fit 40. Washington State Northwest Region WI Department of Transportation 15700 Dayton Avenue North Sid Morrison P.O. Box 330310 Seattle,WA 98133-9710 Secretary of Transportation b (206)440-4000 bVELOPMFNT p CITY OF REPLANNING DATE: February 13, 1998 MAR 2 1998 RECE1VEn TO: City of Renton, Project Manager 200 Mill Avenue South Renton WA 98055 Subject: SR 405 MP 5.44 CS 1744 Notice of Application-Crystal Heights Townhomes 18 units File No.LUA-98-003,SA-A,ECF FROM: Robert A. Josephson, PE, Manager of Planning & Local Coordination Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North, MS 122 P. O. Box 330310 Seattle, WA 98133-9710 Thank you for giving us the opportunity to review this project, which is located at 821 Sunset Blvd. NE. Our response is below: The State recommendeds that a traffic study be prepared to analyze the state intersections that are impacted by ten or mor of the projects peak hour trips and also determine what mitigation measures, if any,would be required. We also,would like the opprotunity to review the drainage report, slope analysis and geotechnical study, if the state drainage or right of way is impacted. If you have any questions, please contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of my Developer Services section VEE:vee File Name CIT OF RENTON se& I Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 3, 1998 Mr. George Goodfellow Sconzo/Hallstrom Architects 919 124th Avenue NE, #101 Bellevue,WA. 98005 RE: Crystal Heights Townhouses -LUA98-003, SA-A,V-A, ECF Dear Mr. Goodfellow, The site plan application for the Crystal Heights Townhouses included a request to modify the Parking Code to allow for tandem parking. The Administrator of Planning/Building/Public Works issued a decision in a letter to you dated February 26, deciding to count the parking within the tandem car garages but not the tandem parking proposed in driveways. According to the decision, the site plan would have to be revised to provide 9 additional parking spaces outside the garages. The City of Renton Regulatory Reform Ordinance (Chapter 36) requires a final decision on a permit application within 120 days. However, the code excludes time periods in which an applicant is requested to provide additional information, perform required studies, or to correct plans. Therefore, the 120 day time limit shall recommence when corrected plans are received to the satisfaction of the Development Services Division. If you have any questions or need further assistance,please call me at(425) 235-2719. Sincerely, 01 (1)Q:7:7-- Peter Rosen Senior Planner cc: New Concept Homes,Inc. 200 MillQ Avenue South - Renton, Washington 98055 `)This paper contains 50%recycled material,20%post consumer • �► CITY IF RENTON :.iL..'. Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator DEVELOPMENT NANNING February 26, 1998 CITY OF RENTON Mr. George Goodfellow FEB 2 1998 Sconzo/Hallstrom Architects RECEIVED 919 124th Ave.NE #101 Bellevue,WA 98005 SUBJECT: CRYSTAL HEIGHTS TOWNHOMES,LUA98-003; SA-A; V-A; ECF PARKING CODE MODIFICATION REQUEST Dear Mr. Goodfellow: I have reviewed your request for modification from the City of Renton Parking Code Modifications for the proposed Crystal Heights Townhomes project located at 821 Sunset Boulevard NE. Our response follows. Summary of Request: The applicant, New Concept Homes,.is proposing to develop 18 residential townhouse units. The site is located at 821 Sunset Boulevard NE. The applicant is seeking a deviation from the City's Parking and Loading Ordinance (Section 4-14) in order to count tandem parking spaces in garages and driveway aprons toward meeting the parking requirements. Background The Parking Code requires 1 1/2 parking spaces per multi-family dwelling unit, plus 1 guest parking space for every 4 units. This standard would result in 32 parking spaces for the 18 townhouse units. The applicant is proposing a total of 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. Of the 28 parking spaces in garages, 20 spaces are in 2 car tandem garages. The Parking Code allows for tandem parking to satisfy required parking only for single family and two-family (duplex) residences. Therefore, the applicant is requesting a deviation from Parking Code requirements to allow tandem parking for both the garage spaces and for 10 driveway aprons. The proposal includes only two common parking spaces, one handicap space located at the east end of the site and another space at the west end of the site. It is noted that the internal drive access within the site is only 20 feet wide and parking would be prohibited in order to maintain emergency access. Therefore, on-site parking would be limited to garages and driveways as presently proposed. Section 4-14-1.C.1.a. allows the Administrator to grant modifications from the parking standards for individual cases provided that the modification meets the following criteria: 1) Conforms to the intent and purpose of the Code; and 2) Can be shown to be justified and required for the use and situation intended; and 3) Will not create adverse impacts to other property(ies) in the vicinity; and 4) Will be made prior to detailed engineering and design. no,mcnt2 200 Mill Avenue South - Renton, Washington 98055 ® Thy'..paper coat;errs 50"„recycled reaterial,20'.,post consume( Page 2 February 26, 1998 Analysis 1) Conforms to the intent and purpose of the Code; Tandem parking is defined in the code as: "The parking of one motor vehicle behind another where one does not have direct access to a parking aisle without moving the other vehicle. Tandem parking is allowed only in single-family and duplex residential zones." The intent of the provision is to avoid blocking ingress or egress to required parking spaces. The applicant states that the tandem parking is designed so it will not impede the vehicle access of neighboring units. The tandem garages are not shared by the units and access to the garages would be limited to the owners of the units. This situation is similar in terms of ownership and control of garage access to that of single family residences and therefore appears to meet the intent and purpose of the Code. The applicant also proposes 10 driveways for tandem parking. While the driveways would be for access to the individual townhouse units, there would less ability to control guests or other unauthorized users from parking in the driveways and blocking garage parking. In addition, the driveways.proposed for tandem parking have an apron length of approximately 15 feet. City standards require a 20 foot length for a driveway apron that is proposed to be used as a parking space. The tandem parking in driveways does not appear to meet the intent and purpose of the code provision. 2) Can be shown to be justified and required for the use and situation intended; The request to allow the tandem parking in garages to satisfy the parking requirements appears to be justified for the townhouse units. The garage space would be clearly associated with and controlled by the owners of the individual units. The tandem garage arrangement is necessary because the narrow width of townhouses would preclude using double wide garages. It is preferable to satisfy parking requirements within garage structures, in order to avoid large areas devoted to surface parking. The tandem parking on driveways may be problematic because it would encourage driveway parking on aprons which are not of sufficient length for safe backing out and if the driveway parking is needed to satisfy the normal parking needs required of the development, it is likely to result in more frequent blocking problems during periods of peak parking need. 3) Will not create adverse impacts to other property(ies) in the vicinity; and The proposal for tandem parking in garages would provide 2 spaces per unit, which exceeds the parking code requirement for 1 1/2 parking spaces per unit. This would provide sufficient parking if the-applicant can also provide an area for guest parking. Due to the location of the site along Sunset Boulevard NE, there are no nearby public streets or neighborhoods that could absorb overflow parking. This is positive in that surrounding neighborhoods would not likely be impacted by spill-over parking. However, the lack of off-site parking makes it more imperative to ensure that adequate guest parking is provided on-site. 4) Will be made prior to detailed engineering and design. The applicant has requested the parking modification with the application submittal for site plan review. This stage of design development is prior to preparation of detailed engineering plans for the site. However, it is noted that architectural plans of sufficient detail have been made such that the applicant has submitted for building permit approval concurrent with the site plan application. Page 3 February 26, 1998 Decision The request to count tandem parking within garages is approved subject to the condition that these spaces satisfy only the parking requirement for the individual townhouse units, essentially allowing the 2 tandem spaces to cover the 1 1/2 parking spaces per unit requirement. Thus, the 10 townhouse units with 2-car tandem garages would satisfy the parking requirement for 15 spaces (rather than counting as 20 spaces). The other 8 townhouse units provide a single car garage, so 23 of the required 32 parking spaces would be accounted for in garages. However the request to count the tandem parking in driveways is not approved because the driveway lengths are insufficient for backout area and the driveways are problematic for guest parking requirements. Therefore, the applicant should revise the site plan to provide 9 additional parking spaces outside of the garages. 5 of these spaces should be located and designated as guest parking to satisfy the code requirement of 1 guest parking space per 4 units. Sincerely, QUA.eqy ►Gvl�'�l��t��'� 3 Gregg Zithn'ierman,Administrator Planning/Building/Public Works Dept. cc: Peter Rosen Jana Huerter • REPORT City of Renton Department of Planning/Building/Public Works DECISION ENVIRONMENTAL REVIEW& ADMINISTRATIVE LAND USE ACTION REPORT DATE: February 17, 1998 Project Name: Crystal Heights Townhomes Applicant: New Concept Homes Owner: New Concept Homes File ,Vumber:: LUA-098-003, SA-A, V-A, ECF Project Manager: Peter Rosen Project Description: Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a variance from the Special Setback requirement (Section 4-31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. Project Location: 821 Sunset Blvd. NE Exis,. Bldg. Area: 2 single family residences - Proposed New Bldg. Area: 23,458 s.f. 3,300 s.f. Site Area: .97 acres, 42,250 s.f. Total Building Area SF: 26,758 s.f. ,2) / y ov • E i ❑ a /q;ci s \ 0 --clrk Lkit\iiit„ - 1 - -- , _:\,�� \ ni .Q D 0y`3\� __-__ knO :' on IN m r. '�Q�IIt7cs ITE ❑ Z .5, 0.1 IN J ���as-r- Ipd IA q� Qot---= NF pQ C1 ,44 -g d ' sPIQI .aProject Location MapCl . b OE Il l d, i ERCRPT DOC NEIGH BOR--H00p . MAP A City of,I?enton.P/B/PW Department Envi ,ental Review Committee Staff Report CRYST AL HEIGHTS TOWNHOUSL, LUA-98-003, SA-A, V-A, ECF REPOR; OF FEBRUARY 17, 1998 Page 2 of 19 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant seeks environmental review, administrative Site Plan Review, and approval of an administrative Variance to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The buildings are oriented facing toward the interior of the property, around the 20 foot wide access drive. The proposal does not include common open space areas. The units have private deck and patio areas off the back of the buildings, oriented toward the perimeters of the property. The applicant requests approval of a variance from the Special Setback requirement (Section 4- 31-8.D.7.b), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. There are 2 existing single family residences on the property. These would be completely remodeled to comprise Units 17 and 18. All of the proposed residential units are ground-related with private exterior front entries and garages. Buildings 1 and 2 are located on the west part of the parcel and contain 3 attached "D" units. The "D" units are approximately 1,700 square feet and have 2 bedrooms and a single car garage. Buildings 3 and 4 are located in middle of the property and each contains 4 attached "C" units. The "C" units are approximately 1,286 square feet and have 2 bedrooms and 2 car tandem garages. Building 5 is located in the northeast corner of the parcel and would have 3 attached units, 2 of which are "C" type units and the other is one of the remodeled existing residences. Building 6 would include one unit and is the other remodeled existing residence. The proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. A parking modification is required to allow for tandem parking in garages and driveways. Access to the parcel is proposed via a single driveway off Sunset Boulevard NE. PART TWO: ENVIRONMENTAL REVIEW A. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: (1) Earth Impacts: The site slopes steadily down from east to west. The topography over the east 2/3 of the property slopes generally between 12% to 16%. The steepest slopes are on the west portion of the site and are approximately 25% to 35%. The application includes a geotechnical report prepared by Earth Consultants, Inc. The study includes recommendations for site preparation, grading and construction of foundations that should be incorporated into the final building design. The applicant has submitted a conceptual grading plan that indicates grading for the access drive and then the ground floor elevations of the building pads. The applicant has not provided an estimate for cut and fill activities on the site. ERCRP1 DOC City of.i2enton P/B/PW Department Envi ental Review Committee Staff Report CRYST AL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPOR "OF FEBRUARY 17, 1998 Page 3 of 19 Potential erosion impacts that could occur during site preparation and construction would be mitigated by City Code requirements for measures addressed in a Temporary Erosion and Sedimentation Control Plan (TESCP) and a Construction Mitigation Plan. Mitigation Measures: The building permit submittal shall incorporate the recommendations of the geotechnical report regarding site preparation, grading and construction of foundations. Policy Nexus: SEPA Ordinance. (2) Air Impacts: Impacts to air quality can be anticipated during construction and after occupancy of the proposed project. Impacts during construction would include increased levels of airborne particulates (especially dust) from disturbance of exposed soils and emissions from construction equipment exhaust. A construction mitigation plan is required by code and will include measures to minimize airborne dust, and limit hauling hours to off-peak periods. Exhaust from construction vehicles is regulated by State and City Codes. After construction, impacts would be primarily associated with residential traffic. These vehicular emissions are subject to State emission standards and would have a minor impact on overall air quality, not considered significant to warrant special mitigation measures. Mitigation Measures: No mitigation measures are required. Policy Nexus: NA (3) Water Impacts: The applicant has indicated that there are no wetlands located on the site and the site does not lie within the 100-year floodplain. The environmental checklist states that 64% of the site would be covered in impervious surfaces. Runoff from the proposed development would be collected by a series of pipes and catch basins within paved areas. An underground detention pipe is proposed which would then release stormwater to a bioswale and level spreader on the west edge of the property. The stormwater detention and water quality system will be required to meet those standards of the King County Surface Water Design Manual as adopted by the City. Mitigation Measures: No mitigation measures are required. Policy Nexus: NA (4) Fire Protection Impacts: The proposal would add new construction to the City which would potentially impact the City's Fire Department. A Fire Mitigation Fee would apply to all new construction at a rate of$388 per multi-family unit. The Fire Mitigation Fee is estimated to be $6,208 for the 16 new residential units. The mitigation fee is payable at the time of issuance of Building Permits. ERCRP1.DOC City of. Renton•P/B✓PW Department Envi ental Review Committee Staff Report CRYS1 AL HEIGHTS TOWNHOUSL.b LUA-98-003, SA-A, V A, ECF REPOR -OF FEBRUARY 17, 1998 Page 4 of 19 Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee of $388.00 per multi-family unit. The Fire Mitigation Fee is estimated to be $6,208 and is payable at the time of issuance of Building Permits. Policy Nexus: Fire Mitigation Fee Resolution and adopting Ordinance, SEPA Ordinance. (5) Transportation Impacts: Access to the project is proposed via a single driveway off Sunset Boulevard NE. The internal drive is 20 feet wide and the hammerhead at the west end provides sufficient turnaround area. The proposed multi-family development would result in an increase in traffic trips and therefore would be subject to the City's Transportation Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 5.86 average daily trips per unit or 93.76 for the 16 additional dwelling units. The Transportation Mitigation Fee is calculated to be $75 per each average daily trip attributable to the project. The traffic mitigation fee is estimated to be $7,032. The applicant will be required to submit a Construction Mitigation Plan which states the transportation routes for the transport of materials to and from the site, directed to major transportation routes to lessen impacts on the adjoining neighborhood. Construction- related truck traffic could impact traffic flows if occurring during peak traffic flow periods. This truck traffic should be limited to off-peak hours. Mitigation Measures: The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $7,032. This fee is payable prior to the issuance of Building Permits. The applicant shall submit a Construction Mitigation Plan which meets the submittal requirements under Section 4-36-5. Haul hours for construction-related truck traffic shall be restricted from 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. Policy Nexus: Transportation Mitigation Fee Ordinance, SEPA Ordinance. (6) Parks and Recreation Impacts: The applicant is proposing to construct 18 multi-family units. There are no recreational facilities or useable open space areas proposed on the subject site. The future residents would need to use existing and future recreation facilities located throughout the City. In order to mitigate for impacts to the City of Renton's recreation facilities, the City requires a mitigation fee of $354.51 per multi-family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of building permits. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of $354.51 per multi-family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of building permits. Policy Nexus: Park Mitigation Fee Ordinance, SEPA Ordinance. ERCRP1.DOC City of. Renton P/B/PW Department Envii enta!Review Committee Staff Report CRYS1 AL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPOR-OF FEBRUARY 17, 1998 Page 5 of 19 B. Recommendation Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON- SIGNIFICANCE- MITIGATED. X Issue DNS-M with 15 day Comment and A••eal Period. Issue DNS with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. C. Mitigation Measures 1. The building permit submittal shall incorporate the recommendations of the geotechnical report regarding site preparation, grading and construction of foundations. 2. The applicant shall pay the appropriate Fire Mitigation Fee of $388.00 per multi-family unit. The Fire Mitigation Fee is estimated to be $6,208 and is payable at the time of issuance of Building Permits. 3. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $7,032. This fee is payable prior to the issuance of Building Permits. 4. The applicant shall submit a Construction Mitigation Plan which meets the submittal requirements under Section 4-36-5. Haul hours for construction-related truck traffic shall be restricted from 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 5. The applicant shall pay a Park's Department mitigation fee of $354.51 per multi-family dwelling unit. The Park's mitigation fee is estimated to be $5,672.16 and is payable with issuance of Building Permits. ERCRP1.DOC City of,Renton P/B/PW Department Envir ental Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPOR -OF FEBRUARY 17, 1998 Page 6 of 19 Advi:=ory Notes to Applicant: The l Dllowing 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 prod oss for environmental determinations. BUILDING 1. existing house - change of occupancy, engineering for structures required. FIRE 1. Required fire flow is 2,500 GPM. Three fire hydrants are required. One hydrant with 1,000 gpm is required within 150 feet and additional hydrants are required within 300 feet of each structure. 2. Revise internal roadway turnaround to meet fire truck turning radius requirements of 25-feet inside an 45-feet outside. 3. Fire alarm and sprinkler systems are required for each building. Separate plans and permits are required by the Fire Department. 4. Interior drive shall be marked as a fire lane with no parking in the required 20 foot width. PLAN REVIEW Sewer New sewer main (private) will be required to serve the easterly side of the site from the existing 8 inch City main located in easement at the west side of the site. New building will require sidesewer connections at a cost of $60/each. wastewater (SDC) fees of$350/unit will be required. Storm Drainage Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 KCSIWVDM as adopted by the City of Renton. Biofiltration will be required for the site if more than 5,000 s.f. of new impervious surface subject to vehicular use is proposed by the project. Surface water(SDC) fees of$0.129 per s.f. of new impervious area on the site will be required. Wate New water main (extension), and fire hydrants will be required to meet fire flow requirements, current Fire Codes and Fire n:gulations. New water meters for domestic and irrigation will be required and must be sized to meet current UPC equirements. Water(SDC) fees of$510/unit will be required. Transportation New(urb, gutter, paving, driveways, sidewalks and street lighting will be required along the Sunset Blvd. frontage. All nev required street improvements must meet current City codes/standards. PARk S All lar dscaped and irrigated areas outside the property line are to be maintained by the property owner. ERCRP1.DOC City of Renton P/B/PW Department Envi rental Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPOR r OF FEBRUARY 17, 1998 Page 7 of 19 PART THREE: ADMINISTRATIVE LAND USE ACTION - REPORT & DECISION A. Type of Land Use Action x 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, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing Al, Site Plan (Received January 7, 1998). Exhibit No. 3: Drawings A3, A4, A5 Floor Plans for Buildings 1 and 2 (Received January 7, 1998). Exhibit No. 4: Drawings A10, All, Al2 Floor Plans for Building 3 (Received January 7, 1998). Exhibit No. 5: Drawings A16, A17, A18 Floor Plans for Building 4 (Received January 7, 1998). Exhibit No. 6: Drawings A23, A24, A25 Floor Plans for Building 5 (Received January 7, 1998). Exhibit No. 7: Drawing A28, Floor Plans for Building 6 (Received January 7, 1998). Exhibit No. 8: Drawing A7, Exterior Elevations Building 1 & 2 (Received January 7, 1998). Exhibit No. 9: Drawing A14, Exterior Elevations Building 3 (Received January 7, 1998). Exhibit No. 10: Drawing A20, Exterior Elevations Building 4 (Received January 7, 1998). Exhibit No. 11: Drawing A27, Exterior Elevations Building 5 (Received January 7, 1998). Exhibit No. 12: Drawing A30, Exterior Elevations Building 6 (Received January 7, 1998). Exhibit No. 13: TESC Plan (Received January 7, 1998). Exhibit No. 14: Grading and Drainage Plan (Received January 7, 1998). Exhibit No. 15: Water Plan (Received January 7, 1998). Exhibit No. 16: Sanitary Sewer (Received January 7, 1998). Exhibit No. 17: Landscape Plans (Received January 7, 1998). C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4- 31-33(D) of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and Divisional Reviewers: 1. GENERAL CRITERIA: A. CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS AND POLICIES; The site is designated Residential Multifamily Infill (RM-I) in the Comprehensive Plan. The designation is intended to "encourage the development of infill parcels in existing multi-family districts with compatible projects" (Objective LU-L). The proposed multi-family use is appropriate to the designation. 1) The proposal appears to be consistent with the following RM-I policies. ERCRPT DOC City of Fenton P/B/PW Department Envii ental Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 8 of 19 Policy LU-64. Development density should generally be in the range of 10-20 dwelling units per acre. At about 19 units per acre, the proposal is consistent with the density guidelines for gross area. The slopes along the west portion of the site are designated greenbelt and in this area may limit the proposed development. Policy LU-65. New development in Residential Multi-family Infill designations should be compatible in size, scale, bulk, use, and design with other existing multi-family developments. Policy LU-67. Siting and design of new structures should be sensitive to site constraints and adjacent uses. Provision of adequate buffers or setbacks or scaling down building heights may be required to transition from Residential Multi-family Infill designations to adjacent lower density uses. The area adjacent across Sunset Blvd. NE is Residential Single Family, a lower intensity designation. The proposed site design appears to minimize the scale and intensity of the development from the viewpoint of the single family area. Policy LU-69. Residential Multi-family Infill designations should not be expanded. Land within the districts should be used efficiently to meet multi-family housing needs. The proposal is supported by the following Housing Element Objective and Policy. Objective H-F: Provide market rate housing for the widest potential range of income groups through the private sector including moderate income households. Policy H-40. Encourage innovative site planning to achieve density goals and reduce housing costs. 2. Areas of potential inconsistency with the Comprehensive Plan Policy LU-68. Adequate green spaces, recreation, design amenities, signing and lighting should be determined as part of the site planning process. Allowable densities should be based on meeting these objectives. The lot coverage of the structures and paved area does not leave any significant green space. 3. Advisory Policy LU-66. Design standards should be applied that reflect present development patterns and are sensitive to unique features and differences among established neighborhoods. Standards should address, but not be limited to: 1) building height, width, and length; 2) front, side, and rear yard setbacks; 3) maximum lot coverage; 4) location of driveways, garages, and parking areas; 5) number of garages and off- site parking spaces; 6) roofline; and 7) compatibility with adjacent uses. Policy LU-78. Trees should be planted along residential streets. Policy LU-290. Street trees should be used to reinforce visual corridors on major boulevards and streets. (Community Design policies) Policy LU-291. Beautification and screening of parking lots should be encouraged through appropriate landscaping, fencing and berms. (Community Design policies) B. CONFORMANCE WITH EXISTING LAND USE REGULATIONS; The project site is designated Residential Multi-Family Infill (RM-I) on the City Zoning Map. Multiple-family dwelling units are permitted as a primary permitted use in the RM zone. Unit 18 is a single detached unit, remodeled from an existing single family residence. This detached ERCRPI.DOC City of Renton P/B/PW Department Envir 9ntal Review Committee Staff Report CRYS7.AL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPOR -OF FEBRUARY 17, 1998 Page 9 of 19 unit would be considered a single-family use. The RM-I zone allows outright single-family residences that are legally existing as of the effective date of the ordinance. Density: The allowable density range in the RM-I zone is 10 to 20 dwelling units per net acre. The subject site is 42,250 square feet (0.96 acres). The proposal for 18 townhouse units would have a net density of 18.75 dwelling units per acre which complies with the density provision of the RM-I zone. The west portion of the site has been mapped as a greenbelt area and is therefore subject to the Greenbelt Regulations of Section 4-31-35. It is estimated that approximately 6,534 square feet (.15 acres) of the site is within the greenbelt area. The Greenbelt regulations apply to those areas first designated as greenbelt but then also containing identified physical criteria, or slopes exceeding 25% in the case of the subject property. Approximately 2,600 square feet of the mapped greenbelt area has slopes greater than 25% and is therefore subject to regulation. The code requires a reduction in development density in greenbelts. The allowable development density is to be reduced to 1/4 of the current zoning designation and then an additional 5% for each 1% of slope in excess of 25%. The 2,600 square foot area has an average slope of 31%. Therefore, 55% of the RM-I base density is allowed, or 11 dwelling units per acre within this greenbelt area. The reduced density required for the greenbelt area is irrelevant to the proposal. If the entire 2,600 square foot greenbelt area is subtracted from the total site area (42,250 s.f. - 2,600 s.f. = 39,650), the remaining 39,650 s.f. area could accommodate the 18 townhouse units within the allowable density range. Setbacks: The RM-I zone requires a minimum front yard setback of 20 feet. The subject proposal complies with the front yard setback requirement along Sunset Boulevard NE. The standard for rear yard setbacks in the RM-I zone is 15 feet. However, the rear of the subject property abuts a lot zoned R-1 and the code requires a 25 foot rear setback where a RM lot abuts a lot zoned RC, R-1, R-5, R-8 or R-10. The purpose of the special setback provision is to buffer higher density multi-family development from single-family uses. However, the abutting property is under a powerline right-of-way and therefore could not be developed with structures. The applicant is requesting a variance from the special setback requirement. Variances from residential setback requirements are administrative decisions. The analysis of the variance request is provided at the end of this report. The applicant will either have to revise the site plan to meet the special setback standard or receive variance approval from the requirement. Buildings 1 and 2 have cantilevered decks which project into the 15 foot rear yard setback. The code allows uncovered decks and porches less than 18 inches above the finished grade to project into required setbacks. This provision would not apply to the proposed decks on Buildings 1 and 2. The applicant should revise the site plan to meet the setback requirements. The required side yard setback in the RM zone is based on the lot width. A minimum of 12 feet is required for lot widths 120 feet or greater. The proposed site plan indicates the 12 foot side yard setback line. Buildings 3, 4, and 5 have on grade patios which are permitted to project into setback areas. Buildings 3 and 4 also include bay windows (2 per building facade) which project 2 feet into the required side yard setback. The code allows bay windows to project 2 feet into setbacks provided that the windows are a maximum of 10 feet wide and are limited to 2 per facade. The proposal meets this provision. However, there is a roof overhang over the bay window which extends further into the required setback area. The code allows for a maximum 2 foot projection into required setback areas. The applicant should revise the site plan so that the bay windows and roof overhangs project at a maximum of 2 feet into the required side yard setbacks. Building 6 (Unit 18B) is a remodel of an existing residence. The residence is non-conforming with regards to the side yard setback requirement of 12 feet. According to the applicant, the remodeling would not expand the building footprint within the non-conforming side yard setback ERCRPI.DOC City of Fenton P/8/PW Department Envir :nta/Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 10 of 19 area. However, the elevation drawing A30 indicates an extension of the second floor within the non-conforming area. The site plan should be revised so there are no additions which increase the level of non-conformity with the code provision. The proposed site consists of 2 legal parcels. It appears that the proposed structures would cross the common lot line between the parcels. The applicant should either do a lot line adjustment or record a covenant restricting the sale of one of the separate lots. Height: The RM-I zone allows for a maximum building height of 2 1/2 stories and 35 feet. The applicant is proposing a 35 foot maximum building height and 2 1/2 stories. According to elevations provided by the applicant, it appears that the proposed basement would not meet the definition of a building story and therefore the proposed buildings comply with the 2 1/2 story height limit. Lot Coverage: The RM-I zone allows for a maximum building coverage of 35% and a maximum impervious surface coverage of 75%. The proposed building coverage is equal to approximately 33% of the site area (13,740 s.f. building area/42,250 s.f. site area). The application submittal indicates that 26,865 square feet is developed with impervious surfacing, which equals 63% of the site area. Landscaping: The code requires landscaping of setback and open space areas. The setback areas are landscaped with a variety of plantings. The required building setbacks are the only open space areas provided and are the only opportunity to provide private open space for the individual units. The proposed landscaping would limit access and ability to utilize these small open space areas. The landscape plan should be revised to provide rear yards accessible to the individual units wherever possible. Parking: The Parking Code requires 1 1/2 parking spaces per multi-family dwelling unit, plus 1 guest parking space for every 4 units. This standard would require 32 parking spaces for the 18 units. The applicant is proposing a total of 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. There are 6 "D" type units with a single car garage. A total of 10 "C" units have 2 car tandem garages. Units 17 and 18 are proposed with single car garages. Tandem parking spaces are not permitted for multi-family residential uses. The intent of the provision is to avoid blocking egress or ingress to parking. In this case, the tandem garages are only for the individual units and there are no common or shared driveways. The applicant has requested a modification from the parking code requirement, to allow for a tandem parking arrangement. The applicant would have to either receive approval of the parking modification or revise the site plan to comply with the code requirement. C. MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES; There are existing single family residences bordering the subject property to the north and south. These residences would be impacted by the proposed development. The applicant proposes to remodel the 2 existing residences on the site as part of the project. The residence on the south part of the property is setback approximately 7 feet from the south property boundary, which does not conform to the RM-I standard of a 12 foot setback requirement. The code does not allow the applicant to expand the building footprint or add to the building where it does not meet the required setback. The applicant has proposed a 6 foot high fence along the north and south property lines to reduce impacts on the adjacent residences. The proposal would not directly impact other surrounding properties and uses. To the east of the subject property are single family residences, but the grade change and Sunset Boulevard NE create a separation from the subject site. The proposed construction may impact the west views of these residences. However, preservation of views is not presently regulated by the City. ERCRPF-.DOC City of ifenton P/B/PW Department Envii ental Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPOR -OF FEBRUARY 17, 1998 Page 11 of 19 Multi-family residential uses are anticipated to develop in this area according to the Comprehensive Plan and the zoning designation. The compatibility with surrounding uses and zoning was considered with the adoption of multi-family zoning for the site and the surrounding area. D. MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE; The proposal would not result in adverse impacts to the site. The application includes a geotechnical report with recommendations for clearing, grading and construction on the steeper slopes of the site. Stormwater runoff would be collected and detained in an underground pipe before release. The project would be required to provide stormwater treatment and detention in conformance with City standards. E. CONSERVATION OF AREA-WIDE PROPERTY VALUES; The proposed multi-family development is consistent with the existing and anticipated land use patterns in the area. The project is expected to conserve or maintain area-wide property values. F. SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; Access to the project is proposed via a single driveway off Sunset Boulevard NE. The internal drive access is 20 feet wide and the hammerhead at the west end provides sufficient turnaround area for service trucks and emergency vehicles. The interior roadway profile indicates a roadway grade of 13.7%. The Parking Code allows a maximum driveway slope of 8%. The Board of Public Works may allow a driveway to exceed 8% but not more than 15%. The applicant should apply in writing to the Board of Public Works for approval of the driveway. The site plan does not include any provision for pedestrian circulation internal to the site, Sidewalks will be required along the property frontages Sunset Boulevard NE. G. PROVISION OF ADEQUATE LIGHT AND AIR; The proposal includes 6 buildings. The buildings are sufficiently separated and setback from property boundaries to allow for adequate light and air circulation. H. MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS; Noise and odors may be anticipated during the construction phase of the project. The code limits construction activities to the hours between 7:00 a.m. and 8:00 p.m. After the initial period of construction, the proposed residential land use is not expected to generate noise, odors, or unhealthy conditions beyond what could be normally anticipated for residential uses allowed by the underlying zoning. I. AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE; AND The project site is adequately served by utilities to accommodate the proposed land use. The applicant will be required to install improvements as required by Code. See the Advisory Notes section of this report for detailed information concerning utilities and public services. ERCRP1.DOC City of R(+nton P/B/PW Department Envir )ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT )F FEBRUARY 17, 1998 Page 12 of 19 J. PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. the project proposal would improve the vacant condition of the site, adding a residential use Nhich is consistent with the zoning. The development may aid in preventing neighborhood deterioration and blight. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. D. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1) Request: The Applicant, New Concept Homes, Inc., has requested Environmental Review and Site Plan Approval for development of the Crystal Heights Townhouses. 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. The applicant's site plan and other project drawings are entered as Exhibits No. 2 thru 17. 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Residential Multi-Family Infill (RM-I) 5) Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Residential Multi-Family Infill (RM-I) Zoning designation. 6) Existing Land Use: Land uses surrounding the subject site include: North: Single family residence, multi-family residential; East: Single-family residential; South: Single-family residence, undeveloped; West: Undeveloped greenbelt, Interstate 405. E. Conclusions 1) The subject proposal complies with the policies and codes of the City of Renton, except as described in the report. 2) The proposal complies with the Comprehensive Plan designation of Residential Multi- Family Infill (RM-I) and with the Zoning designation of Residential Multi-Family-Infill (RM-I). ERCRP -.DOC City of Renton P/B/PW Department Envin )ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE LUA-98-003, SA-A, V-A, ECF REPORT JF FEBRUARY 17, 1998 Page 13 of 19 F. Decision The Site Plan for Crystal Heights Townhouses, File No. LUA-98-003, SA-A, V-A, ECF, is approved subject to the following conditions. 1. The proposed structures would cross the common lot line between 2 legal parcels. The applicant shall either complete a lot line adjustment to eliminate one of the lots or record a covenant restricting the separate sale of one of the lots. The covenant or lot line adjustment will require approval of the Development Services Division. Either alternative shall be completed prior to the issuance of building permits. 2. The applicant shall either revise the site plan to meet the 25 foot special setback requirement or shall receive approval of a variance from this requirement. Either the revised site plan or approval of the variance shall be accomplished prior to issuance of building permits. 3. The applicant shall revise the site plan to limit projections into required setback areas to a maximum of 2 feet, consistent with Section 4-31-8.D.6. This would apply to bay windows, roof eaves and decks over 18 inches above finished grade. The revised site plan shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 4. Building 6 (Unit 18B) is a remodel of an existing residence which is non-conforming with regards to the side yard setback requirement of 12 feet. The building plans indicate an extension of the second floor within the non-conforming area. Building plans for Building 6 shall be revised so there are no additions which increase the level of non-conformity with the side yard setback requirement. Revised plans shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 6. The site plan and landscape plan shall be revised to provide accessible and usable rear yards for the individual units in the required building setback areas wherever possible. Revised plans shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 7. The applicant shall either receive approval of the parking modification to allow tandem parking spaces or shall revise the site plan to comply with the parking code requirements. Either alternative shall be completed prior to the issuance of building permits. 8. The applicant shall apply in writing to the Board of Public Works to allow a driveway to exceed 8% but not more than 15%. Approval by the Board of Public Works shall be required prior to the issuance of building permits. ERCRP n.DOC City of Renton P/B/PW Department Envin antal Review Committee Staff Report CRYSTT L HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 14 of 19 EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: James C. Hanson, Zoning Administrator date TRANSi iIITTED this day of , 1997 to the applicant and owner: New Concept Homes, Inc. 14670 NE 8th, #115 Bellevt,e, WA. 98007 George Goodfellow, Sconzo/Hallstrom Architects 919 121th Avenue Ave. NE#101 Bellevi e, WA 98005 TRANS v1ITTED this day of , 1997 to the parties of record: Paula Page 901 Sunset Blvd. NE#C111 Renton, WA 98055 Celest( Kalasountas 717 Sunset Blvd. NE Renton, WA. 98056 TRANS WITTED , 1997 to the following: Larry Me:kling, Building Official Bob Arth u,Land Use Inspector Art Larsc i,Fire Marshal Neil Wat s,Public Works Division Lawrence J.Warren,City Attorney South Cc unty Journal ERCRP -.DOC City of F enton P/B/PW Department Envir antal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE, LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 15 of 19 • Environmental Determination Comment Process Comments regarding the environmental determination must be filed in writing on or before 5:00 PM March 9, 1998. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determ nation, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor City of Renton Development Services Division 200 Mill Avenue South Renton, WA 98055 • Environmental Determination and Land Use Decision Appeal Process Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision mist be filed in writing on or before 5:00 PM March 9, 1998. If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner City of Renton 200 Mill Avenue South Renton, WA 98055 Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. ERCRP" .DOC City of Fenton P/B/PW Department Envin sntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSES LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 16 of 19 City of Renton REPORT Department of Planning/Building/Public Works DECISION ADMINISTRATIVE VARIANCE LAND USE ACTION A. Project Description/Background: The R VI-1 zone includes a Special Setback Standard requiring a 25 foot side or rear setback where a RM lot abuts a lot zoned RC, R-1, R-5, R-8 or R-10. The subject property abuts an R-1 lot to the west, and tl-erefore the 25 foot setback applies to the rear yard. The applicant requests approval of a varian:e from the Special Setback Standard, proposing to meet the 15 foot rear yard setback requirE ment which is the standard setback for the RM-I zone. B) CONSISTENCY WITH VARIANCE CRITERIA Section 4-31-19F.3. lists 4 criteria that the Zoning Administrator is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Zoning Administrator shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The property abutting the subject site to the west is zoned R-1 because it is mapped as a greenbelt area. It is mapped as a greenbelt because it is a powerline utility corridor. No development is permitted under the Puget Power transmission line. The intent of the special setback provision is to buffer higher density multi-family development from single-family uses. However, this situation does not apply due to restrictions on building under the powerline. The applicant suffers an undue hardship because of special circumstances related to the location and surroundings of the subject property. The strict application of the Zoning Code deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The intent of the special setback provision is to buffer higher density multi-family development from single-family uses. Because construction of all structures would be restricted under the powerline easement adjacent to the subject property, the granting of the variance from the setback requirement would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. ERCRP- .DOC City of;'enton P/8/PW Department Envir )nta/Review Committee Staff Report CRYST IL HEIGHTS TOWNHOUSE LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 17 of 19 c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The standard rear yard setback in the RM-I zone is 15 feet. Approval of the variance application would allow the applicant to reduce the setback to the 15 foot standard. Hence the approval would not constitute a grant of special privilege inconsistent with limitations on other uses and properties in the vicinity and zone. d. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: Approval of the variance application would allow the applicant to reduce the rear yard setback from 25 feet to the 15 foot rear yard setback which is the standard in the RM-I zone. This could be considered the minimum variance necessary to accomplish the applicant's objectives. C. FINDINGS, CONCLUSIONS & DECISION Having reviewed the written record in the matter, the City now makes and enters the following: 1. Findings 1) Request: The Applicant, New Concept Homes, Inc., has requested approval for an Administrative Variance for development of the Crystal Heights Townhouses. 2) Administrative Variance: The applicant's administrative variance application complies with the requirements for information for a variance. The applicant's site plan and other project drawings are included as part of the application. 3) Existing Land Use: Land uses surrounding the subject site include: North: Single family residence, multi-family residential; East: Single-family residential; South: Single-family residence, undeveloped; West: Undeveloped greenbelt, Interstate 405. 2. Conclusions 1) The variance application meets the variance criteria as analyzed above. The approval of the variance would be consistent with the RM-I zoning designation and with the objectives of the zoning code. ERCRP- .DOC City of E enton P/B/PW Department Envirc ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSE, LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 18 of 19 3. Decision The kiministrative Variance for the Crystal Heights Townhouses, File No. LUA-98-003, SA-A, V- A, ECI=is approved with no conditions of approval. SIGNATURE: James C. Hanson, Zoning Administrator date TRANSMITTED this day of , 1998 to the applicant and owner: New Concept Homes, Inc. 14670 NE 8th, #115 Bellevi e, WA. 98007 George Goodfellow, Sconzo/Halllstrom Architects 919 124th Avenue Ave. NE#101 Bellevt.e, WA 98005 TRANS WITTED this day of , 1998 to the parties of record: Paula Page 901 Su iset Blvd. NE#C111 Renton, WA 98055 CelestE Kalasountas 717 Sunset Blvd. NE Renton, WA. 98056 TRANS"WITTED , 1998 to the following: Larry Me kling,Building Official Art Larso i,Fire Marshal Neil Watt;, Public Works Division Lawrence J.Warren,City Attorney South Cc unty Journal ERCRP1.DOC City of F enton P/B/PW Department Envin >ntal Review Committee Staff Report CRYSTAL HEIGHTS TOWNHOUSEo LUA-98-003, SA-A, V-A, ECF REPORT OF FEBRUARY 17, 1998 Page 19 of 19 Land Use Action Appeals The administrative land use decision will become final if the decision is not appealed within 14 days of the date of approval. An appeal of the decision must be filed within the 14 day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). An appeal to the H caring Examiner is governed by Title IV, Section 4-8-11.B, which requires that such appeals be filed directly with the Hearing Examiner. Appeals must be made in writing on or before 5:00 PM on . Any appeal must be accompanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte(private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow th am to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the C ourt. ERCRP -.DOC CITY OF RENTON CURRENT PLANNING DIVISION . AFFIDAVIT OF SERVICE BY MAILING On th a 26111 day of VU.1 1 , 1997, I deposited in the mails of the United State;, a sealed envelope containing EEC. ddtevwttvta -tads documents. This information was sent to: Name Representing Depart ment of Ecology Don H irter WSDOT KC Ws stewater Treatment Division Larry Fisher Washington Department of Fisheries David F. Dietzman Department of Natural Resources Shirle r Lukhang Seattle Public Utilities Duwamish Indian Tribe Rod IV alcom Muckleshoot Indian Tribe Joe Js inga Puget Sound Energy (Signature of Sender) Ia ti. - S-c e� STATE OF WASHINGTON ) SS COUNTY OF KING ) I cent fy that I know or have satisfactory evidence that �n tn" �I` Se signed this instru nent and acknowledged it to be his/her/their free and voluntary act forhe uses and purposes menti tined in the instrument. Datec: Notary Public and for the State of Whington Notary (Print) MARILYN KAMCHEFF My appointment ex Project Name: cnical; ttet9wrts ToovA,Nomes Project Number: LUPt , g005 ,5W-K1,V , E6 r. NOTARY DOC AFFIDAVIT OF PUBLICATION Kristina Thompson, being first duly sworn on oath states that he/she is the Legal Clerk of the NOTICE OF ENVIRONMENTAL SOUTH COUNTY JOURNAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE 600 S. Washington Avenue, Kent, Washington 98032 RENTON,WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non- a daily newspaper published seven (7) times a week. Said newspaper is a legal Significance - Mitigated for the following project under the authority of the Renton newspaper of general publication and is now and has been for more than six months Municipal Code. prior to the date of publication, referred to, printed and published in the English language CRYSTAL HEIGHTS TOWNHOMES continuallyA,ECF as a dailynewspaper in Kent, KingCounty, Washington. The South CountyL Environmental ntal review Y 9 Environmental review for construction of Journal has been approved as a legal newspaper by order of the Superior Court of the 18 residential townhouse units in six sepa- State of Washington for King County. rate buildings. Location: 821 SunsetBoulevard NE. The notice in the exact form attached, was published in the South County The 15 day comment and appeal period Journal (and not in supplemental form) which was regularly distributed to the subscribers for this project will run concurrently. The duringthe below statedperiod. The annexed notice, a comment/appeald at5:00PMperiods fort 19 project willn end at 5:00 PM on March 9, 1998. Written comments shall be forwarded to the Development Services Division Land Use Crystal Heights Townhomes Review Supervisor. Information on the pro- ject file and the mitigation measures as published on: 2/23/98 imposed by the City of Renton's Environmental Review Committee are available at the Development Services The full amount of the fee charged for said foregoing publication is the sum of$45.08 Division, Third Floor, Municipal Building, Legal Number 4268 Renton,5 50. Appeal hprocedures ington 5 5. Phone: 3 are va available in the City Clerk's office,First Floor,Municipal Building. Published in the South County Journal Ln[/��,i► ) February 23, 1998.4268 Legal Clerk, uth Co jnty Journal 9 Subscribed and sworn before me his�-� day of rile" , 19 (r O\.{P F. Ny .• StON •'h,� •.•/ r��s F+.o :`s Notary Public of the State of Washington o`r 0 T A R y�N� '; residing in Renton King County, Washington 9TF • , 10 lc''• F WAS\\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON TI•a Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mltigated for the following project under the authority of the Renton Municipal Code. CRYSTAL HEIGHTS TOWNHOMES LUA-98-003,SA-A,V-A,ECF Environmental review for construction of 18 residential townhouse units in six separate buildings. Location: 821 Sunset Boulevard NE. The 15 day comment and appeal period for this project will run concurrently. The comment/appeal pE riods for this project will end at 5:00 PM on March 9, 1998. Written comments shall be forwarded to th 3 Development Services Division Land Use Review Supervisor. Information on the project file and the m tigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. Appeal procedures are available in the City Clerk's office, First Floor, Municipal Building. Piblication Date: February 23, 1998 Account No. 51067 c ismpub.dot 140TICE ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: CRYSTAL HEIGHTS TOWNHOMES PROJECT NUMBER: LUA-98-003,SA-A,V-A,ECF Proposal to construct eighteen(18)residential townhouse units in six(6)separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feel. The proposal includes 38 parking spaces,with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway oil Sunset Boulevard NE. The proposal requests a variance from the Special Setback requirement(Section 4-31-8.D.7.b),proposing a 15 foot rear yard setback Instead o1 the 25 foot setback required where a Residential Multi-family(RM)zoned lot abuts a Residential 1-DU/AC(R-1) zoned property.Location:821 Sunset Boulevard NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Comments regarding the environmental determination must be filed In writing on or before 6:00 PM March 9, 1996. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee Is based on erroneous procedure,errors of law or fact,error In judgment,or the discovery of new evidence that could not be reasonably available al the time of the determination may submit written comments.After review of the comments,If the Environmental Review Committee finds there is not sufficient evidence to amend its original determination,then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be fled with: Jana Hun ter,Land Use Review Supervisor,City of Renton Development Services Division,200 Mill Avenue South,Renton,WA 98055. Appeals of the environmental determination[RCW 43.21.0075(3),WAC 197-11-680]must be filed in writing on or before 6:00 PM March 9,1998. If no appeals are fried by this date.the action will become final.Appeals must be filed in writing together with the required 875.00 application fee with: Hearing Examiner,City of Renton,200 Mill Avenue South,Renton,WA 98055.Appeals to the Examiner are govemed by City of Renton Municipal Code Section 4-9-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-235- 2501. Ly 7 . U V 9TH n o r-U... o G❑ .13 1 Qr. ..... ti\ \ JJJ�\\ \ �o h 92y Cf :�I❑Qllrl� .\ F\al:"'ll (I.\ •:..-Jr�l :e..", ' �� to c;�T_Itvji I. l \\' P � ell Q , � p p 'o I� ' Wes \fr IL �. i � W • N.E.��Qr(�, �` �� %s l J °a 0Q Qs ,lT= 3T`1 ■ D . Kf, \� • I n n1411�1( > OR FURTHER INFORMATION,'LEASE CONTACT THE CITY OF RENTON,DEVELOPMENT T f' SERVICES DIVISION AT(425)235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION I Please Include the project NUMBER when calling for proper file identification. I CERTIFICATION • I, �n Mt v6.4-1 , hereby certify that 3 copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on k-bnitCy/fr) 2o,1 11S • Signed: -� � 4 i-1-) ATTEST: Subcribed and orn before me, a Nortary Public, in and for the State of Washington residing in , on the a c/74)- day of 26 /l l?e MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 IOTKE - ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: CRYSTAL HEIGHTS TOWNHOMES PROJECT NUMBER: LUA-98-003,SA-A,V-A,ECF Proposal to construct eighteen (18) residential townhouse units in six (6) separate buildings. The buildings would be 2 stories with basements and a maximum building height of 35 feet. The proposal includes 38 parking spaces,with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard NE. The proposal requests a variance from the Special Setback requirement(Section 4-31-8.D.7.b),proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-family (RM) zoned lot abuts a Residential 1-DU/AC (R-1) zoned property. Location: 821 Sunset Boulevard NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM March 9, 1998. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure,errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments.After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Appeals of the environmental determination[RCW 43.21.0075(3),WAC 197-11-680]must be filed in writing on or before 5:00 PM March 9,1998. 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, 200 Mill Avenue South, Renton,WA 98055. Appeals to the Examiner are govemed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235- 2501. —3 ��, • U U • 9TH \ n• z zc. y _ ,� `� � co. o ° a �_ 1 rik ~ I 9Tti \ • �, 0i � N.E. • cl\ 1-3 ''CO CI le Ls...1.1...R \ " ! 1 I \\\ "-..' , \\ •\ ,— ' �� �] I ❑ o 8TH PL. • --1 1111111P% ign r3 0 1.6 L_I___-j1L__2_.-21 1---)!CT) Lii I • r •cs r�. IP Z Q d� 7. T_ j i '� B �� , o - • N E 8 •�,,-- l i .._31 rj sz 4 " L� �I f Q • �\ . -.\\ ,� D y0 N rs i 1:2) 1, 0 N.E 1 \1 FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON DEVELOPME T Tti SERVICES DIVISION AT(425)235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper,file identification. ' ! SCONZO/ IALLST ROM ARCHITECTS 919-124TH AVENUE NE, SUITE 101 BELLEVUE, WA 98005 (425)455-3203 (425)455-9351 FAX January 29, 1998 City of Renton Planning/Building/Public Works 200 Mill Ave. S. Renton, WA 98055 Attn: Mr. Peter Rosen Project Manager Re: Crystal Heights Townhouse Project Project No. LUA-98-003, SA-A, ECF Dear Mr. Rosen The following is an itemized letter of response to the issues raised in our telephone conversation of January 28, 1998, concerning the above reference project. 1. See attached letter of request for an administrative variance. (Special Setback) 2. See attached letter of request for definition modification. (Tandem Parking) 3. See Civil Engineers Sheet # Cl of 6 for interior roadway profile indicating a maximum interior roadway grade of-13.688%. Please provide Public Works Administrative Approval for interior roadway in excess of 8% slope. 4. Table 4-3.1-7D2 g (1) "Projections into Setbacks" allows a 2'- 0" x 10' —0" bay window intrusion into the required 12' side yard setbacks. Unit #'s 1D, 6D, 7C, 9C, 13C and 15C only, have 2'- 0" x 10'- 0" Cantilever Bay Windows which intruded as allowed (see Plans and Elevations). 5. Table 4-3.1-7D2 g(1) "Projections into Setbacks" allows "Decks 18" or higher above grade at any point..." To intrude a maximum of 2'- 0" x (no maximum) beyond an interior setback line. Unit#'s 1D, 2D,3D, 4D, 5D and 6D only, have Cantilevered Decks which intrude 2'- 0" into the rear yard setback (see enlarged Partial Site Plan attachment #1). Note that all units (except unit 18B) have on grade patios which intrude into the required side and rear yard setbacks up to the required landscape buffers. As allowed per table 4-3.1-7D2 g(1). ,RFOF v:" AN 3 i. 1998 pEVE► errttNT PI�NN�NG CITY of RetdTON Mr. Rosen January 29, 1998 Page 2 6. Each building for this project must conform to the 1994 Uniform Building Code definition of"Basement" and of"Story" to conform with Building and Zoning Code requirements. (See attached exhibit #2 which illustrates the compliance of each structure. 7. Building's# 5 and 6 include existing structures which are to be remodeled and are also to receive additions. The area of each building is as follows: BUILDING# 5 EXISTING AREAS: NEW AREAS: 1ST Floor: 855 S.F. 1362 S.F. 2nd Floor: 495 S.F. 1390 S.F. Basement: 0 S.F. 80 S.F. Garage: 0 S.F 1371 S.F. Total Conditioned Area= 1350 S.F. 2832 S.F. Total Conditioned Area New and Existing= 4182 S.F BUILDING# 6 EXISTING AREAS: NEW AREAS: 1 ST Floor: 728 S.F. 0 S.F. 2nd Floor: 494 S.F. 114 S.F. Basement: 728 S.F. 0 S.F. Garage: 0 S.F. 0 S.F. Total Conditioned Area= 1950 S.F. 114 S.F. Total Conditioned Area New and Existing = 2064 S.F. Mr. Rosen January 29, 1998 Page 3 8. There is to be no foot print expansion with-in the non-conforming side yard setback area at Building# 6 (unit 18B) at any floor level as designed. Sincerely, iri 4 George Goodf low, Arc itect Cc: HM/N.C.H. Inc. Cc: File SCONZO/HALLSTROM ARCHITECTS 919-124TH AVENUE NE, SUITE 101 BELLEVUE, WA 98005 (425)455-3203 (425)455-9351 FAX January 30, 1998 City of Renton Planning/Building/Public Works 200 Mill Ave. S. Renton, WA 98055 Attn: Mr. Peter Rosen Project Manager Re: Crystal Heights Townhouse Project Project No. LUA 98 003, SA-A,ECF Subject: Request for Administrative Variance Dear Mr. Rosen, The following is a request for an Administrative Variance to be granted for the proposed Crystal Heights Townhouse project at 821 Sunset Blvd.. This request concerns Code Section 4.31-80.76 which requires a 25' rear yard setback for RM zoned property abutting RI zoned property. This is a request to allow a standard RM rear yard setback of 15'-0" in lieu of this "Special Setback" requirement due to the following: 1. The applicant suffers in undue hardship from the strict application of this "Special Setback" since the adjoining RM-1 property is actually a Puget Sound Power and Light Transmission High Tension Wire Power Line R.O.W. easement which abuts SR 405. This "Special Setback" requirement would unduly limit the development area of the subject property since the R-1 adjoining property is not likely to be developed. 2. The granting of this variance will not be materially detrimental to the public welfare or injurious to the property in the vicinity since the adjoining R-1 property is not likely to be inhabited. RECEIVED JAN 3 61998 DEV CIT PLANNING (OF REN ON 3. If approved, this variance will not constitute any privilege inconstant with that of other RM zoned properties in the vicinity. 4. This request is a minimum variance of allowing standard RM zoned Setbacks to accomplish the desired result. Please process this "Request for Variance" and inform me of your decision as soon as possible. Thank-You Sincere , Goff G dp 0 I 1 0 li/Z,, George Goodfellow, Architect Cc: HM/N.C.H. Inc. Cc: File SCONZOO/IIALLSTROM ARCHITECTS 919-124TH AVENUE NE, SUITE 101 BELLEVUE, WA 98005 (425)455-3203 (425)455-9351 FAX January 29, 1998 City of Renton Planning/Building/Public Works 200 Mill Ave. S. Renton, WA 98055 Attn: Mr. Peter Rosen Project Manager Re: Crystal Heights Townhouse Project Project #LUA-98-003, SA-A, ECF Subject: Request to modify tandem parking regulation. Dear Mr. Rosen, The following is a request to modify the City of Renton's definition 4-14-2 which allows tandem parking in single family or duplex housing zones only. This is a request to allow tandem parking for the above referenced multi-family townhouse project since the use of tandem parking as designed will not impede vehicle access of neighboring units. Please process this request to allow tandem parking for the Crystal Heights Townhouse Project. Please inform me as to your decision as soon as possible. Thank-you Sincerely, ce0ele �.� CE,IVED orge Goo llow, Ar itect JAN 3 0 1998 Cc: HM/N.C.H. Inc. oEvE►.ONMENY PLANNING C�.T,�of R�NTON Cc: File . #.6 ....0 1: 1.. 1 +.I)(16 • Xe =1..v�, . %J��� S NOI1 4111MMEr �313 21 t 12131X3 Z'SI 0019 -easystA s _,,rkr, ,.�,e�.� Q -- - 1q/W J NOIIVA I1 ' 1Sb'3 sq ,.nla .„� •dcva/..WNa J%u -,";tn�".A.- _ III �iIli (OI.G•n x+t+)QTrinvA -J Ji�t�--- �-411� - 1=1--I, I - 7mun .cw �7 wv114 1 ...4 K .J.JanC •IIJt1 - �_ ,. ---" I 11.--.i - • [t 1 _ 110 'own e- \ r1(� I �lyJ 1-7 'vTfiJIJAl I p M 10; O y '\-\ .-\-_- -T� !— I —� _ -. 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City.,, ...en ton Department of Planning/Building/F Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEW!VG DEPARTMENT: Ai rp COMMENTS DUE: JANUARY 26, 1998 APPLICATION NO: LUA-98-003,SA-A,ECF DATE CIRCULATED: JANUARY 12, 1998 APPLICA JT: New Concept Homes, Inc. PROJECT MANAGER: PETER ROSEN PROJEC"TITLE: Crystal Heights Townhouses WORK ORDER NO: 78327 LOCATION: 821 Sunset Boulevard NE SITE ARE A: 42,250 Sq.Ft. (0.97 acres) l BUILDING AREA(gross): 2 existing SFR SUMMARY OF PROPOSAL: Proposal to construct 18 residential townhouse units on a .97 acre site. The project includes six(6) buildings Nith a maximum height of 35 feet. Proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. access is proposed via a single driveway off Sunset Boulevard NE. A. EN'IRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element o 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 X Housing X Air X Aesthetics X Water X Light/Glare X Plants x Recreation X Land/Shore line Use X Utilities X Animals X Transportation X Environme)tal Health X Public Services X Energy/ X Historic/Cultural X Natural Resources Preservation Airport Environment 10,000 Feet y e s 14,000 Feet no More information is necessary to establish whether the future buildings are shielded so as to not penetrate the Airport' s Horizontal Surface elevation of 179' above sea level . This can be accomplished by the applicant clearly showing that the future buildings will be shielded, per Federal Aviation Regulation Part 77. 15(a) . The proposed 35 foot height would place some portions of buildings above the Airport' s Horizontal Surface. B. POL ICY-RELATED COMMENTS This is an area over which low flying aircraft operate, throughout the day and night. Issuance of a building permit should be done only if this area, the site and the use of the property is considered compatible with the operation of the airport by present and future types of aircraft. This is particularly important because the majority of the aircraft traffic pattern and aircraft operations are to the east of the airport at very low altitudes. C. COL)E-RELATED COMMENTS The ground height at the site is between 148 and 190 feet. The Airport horizontal surface above the site is 179 feet, which, unless the future buildings are shielded, as addressed by Federal Aviation Regulation Pat 77.15(a) , copy attached, the buildings would penetrate the horizontal surface. If the applicant cannot show that the future buildings are clearly shielded, then a Notice of Proposed Construction must be reviewed by the FAA prior to the issuance of building permit. We have n,/viewed this a ''ation with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad .1 al informa on needed to properly assess this proposal. Signature irector or Authorized Representative Date DEVAPP.D Rev.10/93 • NOTICE OF PROPOSED CONSTRUCTION OR ALTERATION §77.13 Construction or alteration requiring notice §77.15 Construction or a on not requiring notice. (a) Except as provided in§77.15,each sponsor wh— .,poses any of the following No person is required to the Administrator for any of the following construc- construction or alteration shall notify the Administrator in the form and manner bon or alteration: prescribed in§77.17: (a) Any object that would be shielded by existing structures of a permanent and (1)Any construction or alteration of more than 200 feet in height above the ground substantial character or by natural terrain or topographic features of equal or greater level at its site. height, and would be located in the congested area of a city, town, or settlement (2)Any construction or alteration of greater height than an imaginary surface extending where it is evident beyond all reasonable doubt that the structure so shielded will outward and upward at one of the following slopes: not adversely affect safety in air navigation. (i) 100 to 1 for a horizontal distance of 20,000 feet from the nearest point of (b)Any antenna structure of 20 feet or less in height except one that would increase the nearest runway of each airport specified in subparagraph(5)of this paragraph the height of another antenna structure. with at least one runway more than 3,200 feet in actual length,excluding heliports. (c)Any air navigation facility, airport visual approach or landing aid, aircraft arrest- (ii) 50 to 1 for a horizontal distance of 10,000 feet from the nearest point of ing device, or meteorological device, of a type approved by the Administrator, or the nearest runway of each airport specified in subparagraph(5)of this paragraph an appropriate military service on military airports,the location and height of which with its longest runway no more than 3,200 feet in actual length,excluding heliports. is fixed by its functional purpose. (iii) 25 to 1 for a horizontal distance of 5,000 feet from the nearest point of (d)Any construction or alteration for which notice is required by any other FAA regulation. the nearest landing and takeoff area of each heliport specified in subparagraph (5)of this paragraph. §77.17 Form and time of notice. (3) Any highway, railroad, or other traverse way for mobile objects, of a height (a) Each person who is required to notify the Administrator under §77.13 (a) shall which,if adjusted upward 17 feet for an Interstate Highway that is part of the National System of Military and Interstate Highways where overcrossings are designed for send one executed form set of FAA Form 7460-1,Notice of Proposed Construction a minimum of 17 feet vertical distance, 15 feet for any other public roadway, 10 or Alteration,to the Manager,Air Traffic Division,FAA Regional Office having jurisdiction feet or the height of the highest mobile object that would normally traverse the over the area within which the construction or alteration will be located. Copies of road, which aver is greater, for a private road, 23 feet for a railroad, and for a FAA Form 7460-1 may be obtained from the headquarters of the Federal Aviation waterway or any other traverse way not previously mentioned, an amount equal Administration and the regional offices. to the height of the highest mobile object that would normally traverse it, would (b) The notice required under§77.13 (a) (1)through (4) must be submitted at least exceed a standard of subparagraph(1)or(2)of this paragraph. 30 days before the earlier of the following dates— (4) When requested by the FAA, any construction or alteration that would be in (1)The date the proposed construction or alteration is to begin. an instrument approach area(defined in the FAA standards goveming instrument (2)The date an application for a construction permit is to be filed. approach procedures)and available information indicates it might exceed a standard However, a notice relating to proposed construction or alteration that is subject c of Subpart C of this part the licensing requirements of the Federal Communications Act may be sent to the FAA at the same time the application for construction is filed with the Federal (5)Any construction or alteration on any of the following airports(including heliports): Communications Commission,or at any time before that filing. (i)An airport that is available for public use and is listed in the Airport Directory of the current Airman's Information Manual or in either the Alaska or Pacific (c)A proposed structure or an alteration to an existing structure that exceeds 2,000 Airman's Guide and Chart Supplement feet in height above the ground will be presumed to be a hazard to air navigation (ii) An airport under construction,that is the subject of a notice or proposal on and to result in an inefficient utilization of airspace and the applicant has the burden file with the Federal Aviation Administration, and except for military airports, it of overcoming that presumption.Each notice submitted under the pertinent provisions is clearly indicated that that airport will be available for public use. of Part 77 proposing a structure in excess of 2,000 feet above ground,or an alteration (iii)An airport that is operated by an armed force of the United States. that will make an existing structure exceed that height must contain a detailed showing directed to meeting this burden.Only in exceptional cases,where the FAA concludes (b) Each sponsor who proposes construction or alteration that is the subject of a that a clear and compelling showing has been made that it would not result in an notice under paragraph(a)of this section and is advised by an FAA regional office inefficient utilization of the airspace and would not result in a hazard to air navigation, that a supplemental notice is required shall submit that notice on a prescribed form will a determination of no hazard be issued. to be received by the FAA regional office at least 48 hours before the start of the construction or alteration. Id► In the case of an emergency involving essential public services, public health, or public safety,that requires immediate construction or alteration,the 30 day require- (c) Each sponsor who undertakes construction or alteration that is the subject of ment in paragraph (b) of this section does not apply and the notice may be sent a notice under paragraph(a)of this section shall,within 5 days after that construction by telephone, telegraph, or other expeditious means, with an executed FAA Form or alteration reaches its greatest height,submit a supplemental notice on a prescribed 7460-1 submitted within five (5) days thereafter. Outside normal business hours, form to the FAA regional office having jurisdiction over the area involved,if— emergency notices by telephone or telegraph may be submitted to the nearest FAA (1) The construction or alteration is more than 200 feet above the surface level Flight Service Station. of its site;or (e) Each person who is required to notify the Administrator by paragraph (b) or (c) (2) An FAA regional office advises him that submission of the form is required. of §77.13, or both, shall send an executed copy of FAA Form 7460-2, Notice of Actual Construction or Alteration,to the Manager,Air Traffic Division,FAA Regional Office having jurisdiction over the area involved. ADDRESSES OF THE REGIONAL OFFICES Western Pacific Region Southern Region Great Lakes Region New England Region HI,CA,NV,AZ,GU KY,TN,NC,SC,GA,AL, ND,WI,MI,SD,IL,OH,MN,IN MA,NH,VT,RI,CT,ME Western-Pacific Regional Office MS,FL,VI,PR Great Lakes Regional Office New England Regional Office Air Traffic Division,AWP-530 Southern Regional Office Air Traffic Division,AGL-530 Air Traffic Division,ANE-530 15000 Aviation Boulevard Air Traffic Division,ASO-530 2300 East Devon Avenue 12 New England Executive Park Hawthorne,CA 90260 3400 Norman Berry Drive Des Plaines,IL 60018 Burlington,MA 01803 Tel.310-297-1365 East Point,GA 30344 Tel.312-694-7568 Tel.617-273-7143 Mail Address: Tel.404-763-7646 Southwest Region Eastern Region AWP-530 Mail Address: NM,TX,OK,AR,LA NY,PA,WV,VA,DC,MD,DE,NJ P.O.Box 92007 Federal Aviation Administration Southwest Regional Office Eastern Regional Office Worldway Postal Center Southern Regional Office Air Traffic Division,ASW-530 Air Traffic Division,AEA-530 Los Angeles,CA 90009 Air Traffic Division,ASO-530P 4400 Blue Mound Road JFK International Airport Alaskan Region Atl nta,GA 303320 Fort Worth,TX 76193 Fitzgerald Federal Building AK Tel.817-624-5534 Jamaica,NY 11430 Alaskan Regional Office Northwest Mountain Region Mail Address: Tel.718-553-1228 Air Traffic Division,AAL-530 WA,OR,MT,ID,WY,UT,CO Department of Transporation Fax:718-553-1384 222 West 7th Avenue Northwest Mountain Regional Office Federal Aviation Administration Anchorage,AK 99513 Air Traffic Division,ANM-530 Fort Worth,TX 76193-0530 Tel.907-271-5893 1601 Lind Avenue,SW Central Region Mailing Address: Renton,WA 98055-4056 NE,IA,MO,KS Federal Aviation Administration Tel.206-227-2530 Central Regional Office Alaskan Regional Office Fax:206-227-1530 Air Traffic Division,AAL-530 Air Traffic Division,ACE-530 222 West 7th Avenue,Box 14 601 East 12th Street Anchorage,AK 99513-7587 Kansas City,MO 64106 Tel.816-426-3408 FAA Form 7460-1 11-931 Supersedes Previous Edition DNIS 11": r TT� � �I ��,�I� 1 ' 1a 1.a.,11 - IN I µ ,� r ram- �' - 711E\ . 116 ..2:4041 1 RI, •t- _ --% ik4, / Ibh r ,I :eNIF3;11:-:.I . 12 ..._. . t ,, • .. 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PROJECT OR DEVELOPMENT NAME: NAME: New Concept Homes , Inc . C4rystal Heights Townhouses PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 14670 N . E . 8th , nll5 821 Sunset Blvd . N . E . KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: ZIP: ' Bellevue , Wa . 98007 (801 ) #311-990-0025 (821 ) #311-990-0030 TELEPHONE NUMBER: EXISTING LAND USE(S): 425/747-6312 Single Family Residence ( 2 ) APPLICANT (if other than owner) PROPOSED LAND USES: NAME: Townhouse Units ( 18 ) COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applica'c' RFCFPIFI CITY: ZIP: EXISTING ZONING: JA �{1�t1pp 199C RM- I Je'Jac,,rvoG,,. ,'�.vVNWG TELEPHONE NUMBER: PROPOSED ZONING ,). ITY OF RENTON CONTACT PERSON. RN-I SITE AREA (SQ.FT. OR ACREAGE): NAME: George. Goodfellow , 42 ,,25ii0SS'. F :` 0 . 9.7 acres rT` • • 7 COMPANY (if applicable): PROJECT VALUE: • rs ' - ..0,M •' . , . Sconzo/Hallstrom Architects S1 , 750 . 000 ADDRESS: IS THE S•TE LOCATED IN THE AO'_,:ER PROTECTiO?: E 919 124th Ave . N . E . #101 No CITY: ZIP: IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTAL_ Bell e v u e Wa . 98005 SENSITIVE AREA? TELEPHONE NUP.IEER: 425/455-3203 No 11 i i u �i E . \' -. Ul /: u y .. � o Gii . - ' ' R-1 IV --- 1 - 11 - --4/ -.- -- -8--P- - 1=1 ni-de_i_IL ft -__ 1 • , , ' 70 9'1.rcs? , C-?. I -1____7_I_____ ,n_g_ 5 1=1 `/ <>1EJ5o Q Drn • E=1_, S r}==1 i t ii ,' III t. SITE Q : EJEJT.* 1.El.. Eri ti4Ii 10.\ lEj R7-1 0 ui 17i D • till NM 16:77 0 4 Q. LT a ,,,,,,,, 4 v., ,.i. „ , 6 ,____,' - , ,,,, Dita,,, , ,P-f--y-,- - - L _ 0 0---- . -,.‘„ < • _ cf:in , ,,:„ . N£ 11; 0 'J1 . itsQ hill441 b.1. - • Fr /4 zi NEIGHBORHOOD . MAP A , - ,--„I=E_- - i_= oo= - __ -- - _N Ica .0 NO° l� City tenton Department of Planning/Building/F......., Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CfV&IV im.;e 1 COMMENTS DUE: JANUARY 26, 1998 APPLICATION NO: LUA-98-003,SA-A,ECF DATE CIRCULATED: JANUARY 12, 1998 APPLICANT: New Concept Homes, Inc. PROJECT MANAGER: PETER ROSEN 1... PROJECT TITLE: Crystal Heights Townhouses WORK ORDER NO: 78327 � `� '')r, Q LOCATION: 821 Sunset Boulevard NE .�`t e SITE AREA: 42,250 Sq.Ft. (0.97 acres) BUILDING AREA(gross): 2 existing SFR '` Sy `w cr SUMMARY OF PROPOSAL: Proposal to construct 18 residential townhouse units on a .97 acre site. The project includes six(6) buildings with a maximum height of 35 feet. Proposal includes 38 parking spaces,with 28 spaces in garages and 10 spact driveways. access is proposed via a single driveway off Sunset Boulevard NE. 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-RELATED COMMENTS • C. CODE-RELATED COMMENTS X 1 5 "1' 7 ! )q k{vv 5 ' c i't/{-, o(= ac.c..P4 -ic-)C7 iN&eeiAi F-0,e Sr/2vc1 -i r 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. �� 46:7‘& Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 City ... .tenton Department of Planning/Building/F.,.,, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: TaY`CS COMMENTS DUE: JANUARY 26, 1998 APPLICATION NO: LUA-98-003,SA-A,ECF DATE CIRCULATED: JANUARY 12, 1998 APPLICANT: New Concept Homes, Inc. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Crystal Heights Townhouses WORK ORDER NO: 78327 LOCATION: 821 Sunset Boulevard NE SITE AREA: 42,250 Sq.Ft. (0.97 acres) I BUILDING AREA(gross): 2 existing SFR SUMMARY OF PROPOSAL: Proposal to construct 18 residential townhouse units on a .97 acre site. The project includes six(6) buildings with a maximum height of 35 feet. Proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. access is proposed via a single driveway off Sunset Boulevard NE. 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/ HistorldCulturai Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet �,L/�� B. POLICY-RELATED COMMENTS K-2odizQ,CA42474 azie Coo OuA/o6L. `,=''`'� C. CODE-RELATED COMMENTS 7-10 c/I/� �� ' 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 nee d to properly assess this proposal. (-1.)10(—i )qi ‘ ///9/03- Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 ,1 .- Arr City „. .tenton Department of Planning/Building/, ...,.,c Works r_r ,v cm, t-,,,' y ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET • 'r REVIEWING DEPARTMENT: fire, prom-Hal COMMENTS DUE: JANUARY 26, 1998 APPLICATION NO: LUA-98-003,SA-A,ECF DATE CIRCULATED: JANUARY 12, 1998 APPLICANT: New Concept Homes, Inc. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Crystal Heights Townhouses WORK ORDER NO: 78327 LOCATION: 821 Sunset Boulevard NE SITE AREA: 42,250 Sq.Ft. (0.97 acres) ( BUILDING AREA(gross): 2 existing SFR SUMMARY OF PROPOSAL: Proposal to construct 18 residential townhouse units on a .97 acre site. The project includes six(6) buildings with a maximum height of 35 feet. Proposal includes 38 parking spaces,with 28 spaces in garages and 10 spaces in driveways. access is proposed via a single driveway off Sunset Boulevard NE. 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 LighVGlare ` 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 /1)0 vv I/ on �`,traet6 A fieG( B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS e D V ` ��/t/t�2d'�4 a D,1,(,e-v 5 We have re iewed this application with .articular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addit nal information is needed y properly assess this proposal. A ; l iq/ 9 r' Sig nat4i�Irr of Director or Aut orized Re resen .tive Date DEVAPS P / Rev.10/93 . • • TAR , CITY OF RENTON FIRE PREVENTION BUREAU -NTo� MEMORANDUM DATE: March 5, 1997 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marsh SUBJECT: Crystal Heights Townhomes, 821 Sunset Bl. NE Fire Department Comments: 1. Fire hydrant requirements will be based on the required fire flow calculations. We need the total square footage and type of construction of each of the buildings to calculate the fire flow. One hydrant with 1000 GPM is required within 150 feet of each structure, and additional hydrants are required within 300 feet of the structure. The number of additional hydrants will be based on the required fire flow, one hydrant for each 1000 GPM or fraction thereof. 2. All buildings two stories and 5 or more units and three story buildings require sprinklers. Fire alarm systems are also required. Separated plans and permits are required for fire alarm and sprinkler systems. 3. A fire mitigation fee of$388.00 per unit is required. 4. Interior drive shall be marked as a fire lane with no parking in the required twenty foot width. Marking shall be as required by City Ordinance. Please feel free to contact me if you have any questions. 4 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Transportation Comments Due: JANUARY 26, 1998 Application No.: LUA-98-003,SA-A-ECF Date Circulated: January 12, 1998 Applicant: New Concept Homes, Inc. Project Manager: Peter Rosen Project Title: Crystal Heights Townhouses Work Order No: 78327 Location: 821 Sunset Boulevard NE Site Area: 42,250 Sq. Ft. (0.97 acres) Building Area(gross): A. Environmental Impact(e.g.Non-Code)Comments A. No Comment. B. Policy-Related Comments No. Comment. C. Code-Related Comments Transportation: New curb, gutter, paving, driveways, sidewalk and street lighting will be required along the Sunset Blvd. NE frontage. All new required street improvements must meet current City Codes/Standards. Traffic mitigation at $75/daily trip (in and out) of the site will be required. The calculated fee for the proposed buildings is$7/111OG. �-f 4—f , —= /`2 2 61 Signature of Director or Authorized Representative Date grnfldr lua 98003b * 30 �- O + )9IR • w V mT R 1 SP E R:Ty KTt a I\ 'tVI/T GiATI0. FEE .. .r7:<Nvwane•sww^Z, wcw.:-w«...e..nxr....•.v.-A�:v►+.A.wP....ie».... '`o..a:nr«ci.,aa. Project Name Cist4 / hfelC iitS TTwv( houses Project Address g Z 1 5 uHse t Blvd kE • Contact Person Co►ic c,t Hovws 1 n c. Address 11-14)70 qt" 115) 13ellkVue g007 Phone Number 4 25 - 7 4 7 - 6 312 Permit Number L v4 - Q g - DD 3 Project Description l Y.side14 t I&,I town IIo L?v 4 (h G hldio 0.7 3� Pu✓ ���� 5/Mc...es Land Usse,Type: • Method off Calculation: Re"fir" "cQ CA4do/ Or Residential @' ITE Trip Generation Manual Tow'1 O ❑ Retail 0 Traffic Study C230 "p 38 Z ❑ Non-retail 0 Other 5 du�l y -tY,ps f_e2 Calculation: rqcc) a✓Cvate daily tr,Ps ( l$) (5, $6 ) = 10 5 . 4 tv ps A--t $75 p-e-t -t-Y1P (1D5 . 41)( 475) _ $ 7q ( I• °c) o° Transportation Mitigation` � Fee: "7�( Il , Calculated by: A vC (�t/Q'Nu/ Date: l A 3/ Account Number: • e • • Date of Payment • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Surface/Wastewater Comments Due: JANUARY 26, 1998 Application No.: LUA-98-003,SA-A-ECF Date Circulated: January 12, 1998 Applicant: New Concept Homes, Inc. Project Manager: Peter Rosen Project Title: Crystal Heights Townhouses Work Order No: 78327 Location: 821 Sunset Boulevard NE Site Area: 42,250 Sq. Ft. (0.97 acres) Building Area(gross): A. Environmental Impact(e.g.Non-Code)Comments A. No Comment. B. Policy-Related Comments No. Comment. C. Code-Related Comments Surface Water: Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 KCSWDM as adopted by the City of Renton. Biofiltration will be required for the site if more than 5,000 sq. ft. of new impervious surface subject to vehicular use is proposed by the project. Surface water (SDC) fees of$0.129 per sq. ft. of new impervious area on the site will be required. Waste Water: New sewer main (private) will be required to serve the easterly side of the site from the existing 8" City main located in easement at the west side of the site. New building will require sidesewer connections at a cost of$60/each. Waste water(SDC)fees of$350/unit will be required. ' f > 3 Signature of Director or Authorized Representative Date grnfldr 1ua98003/ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department Water Comments Due: JANUARY 26, 1998 Application No.: LUA-98-003,SA-A-ECF Date Circulated: January 12, 1998 Applicant: New Concept Homes, Inc. Project Manager: Peter Rosen Project Title: Crystal Heights Townhouses Work Order No: 78327 Location: 821 Sunset Boulevard NE Site Area: 42,250 Sq. Ft. (0.97 acres) Building Area(gross): A. Environmental Impact(e.g. Non-Code) Comments A. No Comment. B. Policy-Related Comments No. Comment. C. Code-Related Comments New water main (extension), and fire hydrants will be required to meet fire flow requirements, current Fire Codes and Fire regulations. New water meters for domestic and irrigation will be required and must be sized to meet current UPC requirements. Water(SDC) fees of$510/unit will be required. t cL /1t Signature of Dir ctor or Authorized Representative Date grnfldr lua 98003a .* City _. .!enton Department of Planning/Building/I :Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ta, COMMENTS DUE: JANUARY 26, 1998 APPLICATION NO: LUA-98-003,SA-A,ECF DATE CIRCULATED: JANUARY 12, 1998 APPLICANT: New Concept Homes, Inc. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Crystal Heights Townhouses WORK ORDER NO: 78327 LOCATION: 821 Sunset Boulevard NE SITE AREA: 42,250 Sq.Ft. (0.97 acres) I BUILDING AREA(gross): 2 existing SFR SUMMARY OF PROPOSAL: Proposal to construct 18 residential townhouse units on a .97 acre site. The project includes six(6) buildings with a maximum height of 35 feet. Proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. access is proposed via a single driveway off Sunset Boulevard NE. 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 6-7)M2-1 44 x -fo pofic1 d 4 e/ B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have iden"ed areas of probable impact or areas where ad "tional information is needed to properly as ss this proposal. o n1, - x (.1.2_ -I1- 7F Signature f Director or Authorized Representative ate DEVAPP.DOCRev.10/93 PROJECT LUA-98-003, SA-A, ECF Crystal Heights Townhouses City of Renton Department of Planning / Building /Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 16.56 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common 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 should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. COMPLETED BUILDING Coded access as entry to each unit is recommended. Each unit should have solid core doors, preferably metal or metal over solid wood with peep holes and heavy-duty dead bolt locks. The bolts need to be at least 1-1/2" in length when extended and installed with 3" wood screws. Sliding windows, including the glass patio doors, will need additional locks. These locks will need to secure the windows from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. (This applies especially to the bottom floor windows that are hidden from view.) The leading to the front door of each unit should be lattice or metal railing so visibility is possible through the stairway. There should not be any solid walls in any stairway that would serve to limit the visibility up and down the stairs and provide a place for a criminal to hide while waiting for a homeowner to return home. In additional, any balcony walls or outside fencing also needs to be made of either metal or wood lattice or railing - no solid walls for the same reasons. Extra security lighting needs to be installed in any parking areas, pathways, or stairways. Measures should also be taken to provide lighting for the common trash dumping site. Page 1 of 2 PROJECT LUA-98-003, SA-A, ECF Crystal Heights Townhouses City of Renton Department of Planning / Building /Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) Since this site is located away from the townhouse, proper lighting should be provided to assist in making the area safer for the residents. Each unit should have their individual unit numbers listed clearly, with the numbers at least 6" in height of a color that contrasts with the color of the townhouse and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Landscaping around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. Page 2 of 2 © CITY OF RENTON ..u. Planning/Building/Public Works ., . SIG - Fri ✓ 200 Mill Avenue South - Renton, Washington 98055 O ` FES 0 3'9 8 01.90 ft - 0 ,2 9 5 W V, ADDRESS SERVICE REQUESTED 0[1 ►4 • 9 8 - N - I 0 NI. 4 C.S`. pO p l* iTAGE Mr. Lonnie Pappas 901 Sunset Blvd#A303 Renton,WA 98056 RETURN a r .,,-(,),,-3-"v4,1 1 E661 L TO 'h R I TER ^----,i 1 A G s,ii t .,,> WVJ0, ADDRESS I:NKN©Vid >cl 6ss-6- y3s: 1 ft s i _ ; i , •s III,i,dill„hilt,ili„i,l,i„ I'dim li,,,l Airinewwwwwwwwwwwwwwwwwwommin © CITY OF RENTON Planning/Building/Public Works v` ` : ,.• ;� """'--""'---, 2uu Mill Avenue South - Renton, Washington 98055 y ` FEd 0 3'9 8 D 2 9 5 W V. .k ADDRESS SERVICE REQUESTED Q . g 8 _ - Pi Q U'5 q 5 y ,' 1 u564 • POSTA04 Ms. Cheryl McCoy 901 Sunset Blvd NE#C309 Renton, WA 98056 MCC0901 980562026 1197 23 02/06/98 FORWARD TIME EXP RTN TO SEND MCCOY'C{{ERYL A 19640 615T PL NE SEATTLE WA 98i55-i9i2 RETURN TO SENDER 4' WWashington State Northwest Region Ai Department of Transportation 15700 Dayton Avenue North Sid Morrison P.O. Box 330310 Seattle,WA 98133-9710 Secretary of Transportation (206)440-4000 DEVE!_n^MENT PLAN Cl.,_.Y OF RENTON DATE: January 28, 1998 r-t 13 06 1998 TO: City of Renton, Project Manager RECEIVED 200 Mill Avenue South Renton WA 98055 Subject: SR 405 MP 5.44 CS 1744 Notice of Application-Crystal Heights Townhomes 18 units File No.LUA-98-003,SA-A,ECF FROM: Robert A. Jose hskn, PE, Manager of Planning & Local Coordination Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North, MS 122 P. O. Box 330310 Seattle, WA 98133-9710 Thank you for giving us the opportunity to review this project, which is located at 821 Sunset Blvd. NE. Our response is below: The State recommendeds that a traffic study be prepared to analyze the state intersections that are impacted by ten or mor of the projects peak hour trips and also determine what mitigation measures, if any,would be required. We also,would like the opprotunity to review the drainage report, slope analysis and geotechnical study, if the state drainage or right of way is impacted. If you have any questions, please contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of my Developer Services section VEE:vee File Name ( j) NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: FEBRUARY 2,1998 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-98-003,SA-A,V-A,ECF/CRYSTAL HEIGHTS TOWNHOUSES DESCRIPTION: Proposal to construct 18 residential townhouse units on a.97 acre site. The project includes six(6)buildings with a maximum height of 35 feet. The west portion of the site consists of 25%to 35% slopes. Proposal includes 38 parking spaces,with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard. The proposal requires approval of a variance from the Special Setback requirement(Section 4-31-8.D.7.b.),proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-Family(RM)zoned lot abuts a Residential 1-DU/AC(R-1)zoned property. The proposal also requires approval from the Board of Public Works for a driveway exceeding an 8%grade. The proposal requests a modification from the Parking and Loading Ordinance to allow for tandem parking in garages and driveways. The Code presently allows tandem parking only for single-family and duplex residential uses. GENERAL LOCATION: 821 Sunset Boulevard NE STUDIES REQUIRED/OR AVAILABLE: Drainage Report;Slope Analysis;Geotechnical Study • PUBLIC APPROVALS: Environmental Review(ECF) Administrative Site Plan Approval(SA-A) Administrative Variance(V-A) Comments on the above application must be submitted In writing to Peter Rosen,Project Manager,Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on March 9,1998. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mail,contact Mr.Rosen at (425)235-2917. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: JANUARY 07,1998 NOTICE OF COMPLETE APPLICATION: JANUARY 12,1998 DATE OF NOTICE OF APPLICATION: FEBRUARY 2,1998 . \ ca i R-1 9 'Q i .11 - -1z-- — r ..E ,v111 SITE °`�Loi�r -1 ,:�na. stlifaa+ rel z rcunnai on nor. J \4 �s • — ;a �G CERTIFICATION • • I, SGUIG(,9 v i i vi h•�-4-1 , hereby certify that copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on Fcbrwa 3f Ia6/S • Signed: V -4 rt i-I' AITEST: Subcribed and sworn before me,a Nortary Public,in the State of : Washington residing ni e,„ LA. , on the R day of ` 4,Q /4 y ---ram d.,1-ty-v r\--`at.„,.0 ax-ig MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 • Ps ru �'WNrcL� NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: FEBRUARY 2, 1998 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-98-003,SA-A,V-A,ECF / CRYSTAL HEIGHTS TOWNHOUSES DESCRIPTION: Proposal to construct 18 residential townhouse units on a .97 acre site. The project includes six(6) buildings with a maximum height of 35 feet. The west portion of the site consists of 25%to 35% slopes. Proposal includes 38 parking spaces, with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard. The proposal requires approval of a variance from the Special Setback requirement(Section 4-31-8.D.7.b.), proposing a 15 foot rear yard setback instead of the 25 foot setback required where a Residential Multi-Family(RM)zoned lot abuts a Residential 1-DU/AC (R-1)zoned property. The proposal also requires approval from the Board of Public Works for a driveway exceeding an 8% grade. The proposal requests a modification from the Parking and Loading Ordinance to allow for tandem parking in garages and driveways. The Code presently allows tandem parking only for single-family and duplex residential uses. GENERAL LOCATION: 821 Sunset Boulevard NE STUDIES REQUIRED/OR AVAILABLE: Drainage Report;Slope Analysis;Geotechnical Study PUBLIC APPROVALS: Environmental Review(ECF) Administrative Site Plan Approval(SA-A) Administrative Variance(V-A) Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services Division, 200 Mill Avenue South, Renton, WA 98055, by 5:00 PM on March 9, 1998. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mail, contact Mr. Rosen at (425)235-2917. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: JANUARY 07,1998 NOTICE OF COMPLETE APPLICATION: JANUARY 12, 1998 DATE OF NOTICE OF APPLICATION: FEBRUARY 2,1998 uI/- o // g R-1 RM — -c---d/ -: °-.-� a #i • ,•-• -------zunhii-,..N 5 i A $` SITE % +`5..4W ra 0♦ :m . , . • z. St II) draw ‘1_ VC- 4I ira] NC iIn x • - q P a - N gap__E;;_::: �]d i , r GENMALOT.DOC El • Ms. Karla Tt ornsberry Mr. & Mrs. William Crayton Ms. Harriet Houghton 901 Sunset 13Ivd NE#A101 6344 - 138th Place SE 901 Sunset Blvd NE#A201 Rernton, WI 98056 Bellevue, WA 98006 Renton, WA 98056 Mr. Phuong Tat Ms. Leta Rae O'Neal Mr. Lonnie Pappas 5022 Lake \,iew Drive#200 901 Sunset Blvd NE#A301 901 Sunset Blvd #A303 San Ramon CA 94583 Renton, WA 98056 Renton, WA 98056 Mr. Gerald Polack Mr. Jay Gutka Mr. Robert Hesting 2001 NE 12'h Street 844 Sunset Blvd NE 812 Sunset Blvd NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98055 Puget Sound Power& Light Mr. James W. Kopp Ms. Rachel Christensen Property Ta. Dept. 707 Aberdeen Ave. NE 815 Aberdeen Avenue NE PO Box 90858 Renton, WA 98056 Renton, WA 98056 Bellevue, 'A A 98009 Mr. Endres Ms. Maude Russell Mr. Frank Vetti 823 Aberdeen Avenue NE 851 Aberdeen Avenue NE 595 Crystal Drive Renton, WA 98056 Renton, WA 98056 Grants Pass, OR 97527 Mr. Tony Srialls Mr. Yah-Chin Hsu Ms. Celeste Kalasountas 901 Sunset 31vd. NE#A102 901 Sunset Blvd NE#A104 717 Sunset Blvd. NE Renton, WA 98056 Renton, WA 98056 Renton, wA 98056 Mr. George Kalasountas Munson Investment Co. Mahmoud M. Khatibi 11080 E. Hcney Mesquite Drive 807 Lake Street S. #303 2805- 194th Avenue SE Scottsdale, ,NZ 85262 Kirkland, WA 98033 Issaquah, WA 98027 Mr. Kenneth Stewart Mr. Robert Hesting Mr. Terry Sweet 2132 High A venue NW 812 Sunset Blvd. NE 714 Sunset NE Renton, WA 98056 Renton, WA 98055 Renton, WA 98056 Mr. Stepher Blansfield Ms. Cheryl Galt Shop & Save Coporation 711 Aberdeen Avenue NE 12628 SE 169th Place 701 Sunset Blvd. NE Renton, WA 98056 Renton, WA 98058 Renton, WA 98055 Mr. Nick An crews Koji Yamada Ms. Sharon Jones 907 Aberdeen Avenue NE#1 901 Sunset Blvd. NE#D313 Ms. Kay Lapage Renton, WA 98056 Renton, WA 98056 901 Sunset Blvd. NE#D312 Renton, WA 98056 Mr. & Mrs K 3n Hour Mr. Darren Shoda Mr. Akio Murata 901 Sunset 3lvd. NE#D213 901 Sunset Blvd. NE#B306 633 S. Radbury Place Renton WA 98056 Renton WA 98056 Diamond Bar, CA 91765 Ms. Pamela Medzegian Ms. Ellyn Sebastian Ms. Stacia Smith 901 Sunset 31vd NE#C110 901 Sunset Blvd NE#C208 901 Sunset Blvd. NE#C210 Renton WA 98056 Renton WA 98056 Renton WA 98056 Ms. Deborah Kisinger Mr. Chung Choi Mr. & Mrs. Mark Fristo 901 Sunset 3lvd NE 901 Sunset Blvd. NE#C310 901 Sunset Blvd. NE#D112 Renton WA 98056 Renton, WA 98056 Renton, WA 98056 Mr. & Mrs. F obert Rasmussen Mr. & Mrs. Kevin Gunhus Ms. Madeline Donchers 901 Sunset 3lvd. NE#D114 901 Sunset Blvd NE#D214 901 Sunset Blvd NE#D215 Renton WA 98056 Renton, WA 98056 Renton, WA 98056 Ms. Molly\A illiams Ms. Janet Nielsen Ms. Patricia Tatarek 901 Sunset 31vd NE#B105 901 Sunset Blvd NE#B107 901 Sunset Blvd NE#B206 Renton, WA 98056 Renton, wA 98056 Renton, WA 98056 Mr. & Mrs. F Ivin Smith Ms. Mardell Kromer Ms. Paula Page 901 Sunset 3lvd NE#B207 901 Sunset Blvd NE#B307 901 Sunset Blvd NE#C111 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mr. & Mrs. F'ey Evangelista Ms. Julia Glocker Ms. Cheryl McCoy 901 Sunset 3lvd NE#C209 901 Sunset Blvd NE#C211 901 Sunset Blvd NE#C309 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ms. Marian Ohasse Ms. Nancy Voris Ms. Sook Kim 901 Sunset 31vd NE#D113 901 Sunset Blvd NE#D115 901 Sunset Blvd NE#A204 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mr. Steve Grunert Mr. Thomas Caven Ms. Diana Merritt 901 Sunset 31vd NE#A302 901 Sunset Blvd NE#A304 901 Sunset Blvd NE#B106 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ms. Eleonor3 Braze) Mr. Gary Chase Ms. Grace Arfsten 901 Sunset 31vd NE#B205 853 Aberdeen NE 861 Aberdeen Avenue NE Renton, WA 98056 Renton, WA 98055 Renton, WA 98056 • Ms. Darlene Beckley 901 Sunset 3lvd. NE#D314 Renton, WA 98056 %0 - CIT F RENTON "N) Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 28, 1998 Mr. George Goodfellow Sconzo/Hallstrom Architects 919- 124th Avenue NE, #101 Bellevue, WA 98005 SUBJECT: Crystal Heights Townhouses Project No. LUA-98-003,SA-A,ECF Dear Mr. Goodfellow: As we discussed by telephone today, an administrative variance will be necessary for processing the Crystal Heights Townhouse project. I am enclosing the variance justification criteria which you need to address and this is the only additional application information required. Your variance request pertains to code Section 4-31-8.D.7.b., Special Setbacks. The permit fee for an administrative variance is $100.00. We can process the variance application concurrent with the other land use permits. When we receive your variance application and the other information that we discussed for project analysis, we will reschedule the project review in a timely fashion. Please contact me, at (425) 235-2719, if you have any questions. Sincerely, J � Peter Rosen Project Manager cc: New Concept Homes, Inc./Owners VARAPP.DOC 200 Mill Avenue South - Renton, Washington 98055 This oaoer contains 50%recycled material.20%cost consumer I 1111 \C6 :ecS .s4Iii,\ s .,,,:-7.,,;4:‘c •_!v•-,ii,.-----: -...., s- : _....,„ (.-', vo teA Ni tivvvt\oe4/ N itive t,oviird- .a .- .._,;:- ._ RoWle o tit) A eAt( Irtr. ,1 .,.. ,, , -, . - - ,.._ , . .;, L U k T6—CD3 A- k E e r $ . C cy5k--n ,A-etiA/1.\i- [ N vx/i.cnic4e Ceiii\6 (Ai N-1 (60 5 Q usA20 c , „ mz yyvt t n Cp vCC:4( 14 7--Th C- .ekt UY‘6\1 S a y ibey1 T r o \-e-c\ f\Act,wa_sr4 61,11C y be-A-au,l)•ft--fivA Seri--u t(.2 3 7c)--t. v t.s pv, i 6 IN ao .. iiiiiii illi iiilli lm 11 ill --- , \\.\ e 01.1 ,Vt-ees \LQ‘ no, 4 -61.1:c .1 t. l 4110 .,._Qc., ‘--,v\ c.\4 r _l DEVELOPMENT ITY OF REN ON LNG JANUARY 19, 1998 JAN 2 2 1998 PETER ROSEN RECEIVED PROJECT MANAGER DEVELOPMENT SERVICES DIVISION 200 MILL AVENUE SOUTH RENTON,WA 98055 PROJECT: LUA-98-003,SA-A,ECF,CRYSTAL HEIGHTS TOWNHOUSES DEAR MR. ROSEN, I AM RESPONDING REGARDING YOUR NOTICE FOR THE ABOVE PROJECT AT 821 SUNSET BLVD NE. PLEASE DO NOT LET THEM BUILD THIS PROJECT. I LIVE AT 901 SUNSET BLVD NE. THIS PROJECT WOULD BLOCK MY VIEW AND THE SUNSHINE,NOT TO MENTION THE LOSS OF PRIVACY. IT TOOK ME SEVERAL YEARS TO BE ABLE TO AFFORD A HOME OF MY OWN. I WAS NOT ABLE TO AFFORD A HOUSE SO A CONDO WAS THE NEXT BEST THING. I CHOOSE THIS CONDO BECAUSE IT WAS PRIVATE,QUIET,FACED SOUTH AND THERE WAS NO ONE BEHIND ME. I WAS TOLD THAT THE LOT BEHIND ME COULDN'T BE BUILT ON DUE TO THE EASEMENTS THERE FOR THE UTILITIES. I BEG OF YOU TO RECONSIDER THIS PROJECT. WE ARE ALL SO CRAMMED TOGETHER AS IT IS. ENOUGH IS ENOUGH. I WORK IN CONSTRUCTION AND KNOW THAT THE PROFIT MARGIN IS VERY LOW. THE MONEY THAT THESE DEVELOPERS WOULD MAKE ISN'T ENOUGH THE LESSON THE QUALITY OF LIFE FOR ALL OF THE TENANTS AT 901 SUNSET THAT HAVE ENJOYED THE PRIVACY AND PEACE OF OUR HOMES. YOU (17,:j CD( PAULA PAGE 901 SUNSET BLVD NE#C 111 RENTON,WA 98056 :s © CITY OF RENTON Planning/Building/Public Works t'• F <y .y 'no 200 Mill Avenue South Renton, Washington 98055 cc 9 0 �p� 3'g 8 • ` � w 0 2 W 114 4 -31 - 1 - t OM' f Pgs�rAaa4 813790-0110-07 PAPPAS LONNIE+O'DELL,PATTI 209999 901 SUNSET BLVD . RENTON WA ODEL901 RETURN6TO4SENDER 20 01/23/90 NO FORWARD ORDER ON FILE UNABLE TO FORWARD RETURN TO SENDER AUTO #*98056 © CITY OF RENTON _u. Planning/Building/Public Works do,#. . •`,, ;;ti -� 200 Mill Avenue South Renton, Washington 98055 it ' Q 9 5 • N r. J11N 13 S 8 �� a Pt �t4 - �$ - 11 - t �rA��ri� ii SG3b4 %SPMAOE 813790-0040-02 249999 HSU YAH-CHIN L 901 SUNSET BLVC NE 041fl4 98056 RENTON WA _ NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD �F'�(� ��` `y` � .,,sviyi NO SUCH# ATTEMPTED,NOT KNOWN—� REFUSED INSUFFICIENT ADDRESS MOVED,LEFT NO ADDRESS �t n I � DECF.""" `"'„'T "`""cn nnx r�t(1SF.D_ NO FWD , IT01THIJ 61 knr� VAC ICJ d co ADDRESS UNKNOWN ���_ � o as9&a�6 a 0 CITY OF RENTON "IL Planning/Building/Public Works '• • ....._ g„• , Vv....17i were* ....1 ...I k }... < Mill Avenue South - Renton, Washington 98055 cc - c_ ttns.Vi - cD JAN 1 3'9 a Ok..4i;.. — 0 2 9 5 i 1r) * iliC :7'1 4 j 8 • II f 3 1410401s4 p d I s I tar,F. i (7- iti 1" G 81379C-0340-09 CHASSE YARIAN L 249999 901 SUNSET BLVD NE VD-113 RENTON WA 98056 Ti ' #4,1M941 li i ii i i ',;,:, RUc. - ! ----,es'"?c”--)Ii! ii iiiiiii=1:;:;•• • •••p:1 1,1,1.,11,111,1,1milliti1lifi1lifiiiii1ialii --/-1 ____ a © CITY OF RENTON Planning/Building/Public Works �w' R ��,,�;,. ",a--' —1t 200 Mill Avenue South - Renton, Washington 98055 0 - JAN 1 3'S a v�°et:, : 0 2 9 5 722750-0060-08 BANDA EMILIO R 499999 9616 S 252ND 118201 KENT WA 98031 ^ofPcSSFr Ut'KNOWN 1RETURN Ti., F_;ENDEP ilia i tt966479B3Iti ., ___ © CITY OF RENTON ..IL Planning/Building/Public Works yt-• ':'$. .', ,�"- - .i or 200 Mill Avenue South - Renton, Washington 98055 cc �� � o JAN 1398 •1 � _ '�6 • ,8 Iw1t T�G 3�4 P� AGE �* 813790-0390-08 GUNHUS KEVIN T+JULIE L 249999 901 SUNSET BLVD NE VD214 RENTON WA 98056 NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD NO SUCH# ATTEMPTED,NOT KNOWN RPPI rccr INSUFFICIENT Ar---- DECEASED VACANT N 1` � �c4 44/2-t 'S IIlI„I,tillis ,fIlt,lIlI.I,I,I,,.111,I1tIII,.IIll,ILI.g,II,1 © CITY OF RENTON ! Planning/Building/Public Works -- �' 200 Mill Avenue South - Renton, Washington 98055 c - V:1"r`'1 ' c JAN1 98 4.44:ot = 0 .295 O'04 ' S8 ' If051T3 �. y��g. PD�TAGE 813790-006C-07 SPARROW NANCY M 901 SUNSET BLVO NE A202 249999 RENTON WA 98056 ,' 411T0 410:0436ase, IIJ,,1,,1,11in:1I1IsliltesItI.0 III,JII,1IilllIEtlh«,IItsl �,__ ', CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING he PROPERTYsubj OWNERS within 300 feet of tect site PROJECT NAME: Crystal Heights Townhouses APPLICATION NO: LLJP ` e>• 003. SW-12% 1-EC#` 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 ASSESSOR'S PARCEL NUMBER Hour Kenny 901 Sunset Blvd . NE #D213 813790-0380-00 & Hour Shirley REnton , Wa . 98056 Shoda Darren A 901 Sunset Blvd . NE #B306 813790-0190-00 Renton , Wa . 98056 Murata Akio 633 S Radbury Place 813790-0210-06 Diamond Bar , Ca . 91765 Medzegian Pamela L 901 Sunset Blvd . NE #C110 813790-0230-02 Renton , Wa . 98056 Sebastian Ellyn L 901 Sunset Blvd . NE # C208 813790-0250-07 Renton , Wa . 98056 Smith Stacia 901 Sunset Blvd . NE #C210 813790-0270-03 Renton , WA. 98056 Kisinger Deborah A 901 Sunset Blvd . NE 813790-0290-09 Renton Wa . 98056 Choi Chung HO 901 Sunset Blvd . NE #C310 813790-0310-05 & Mei Lan Renton , Wa . 98056 Fristo Jr Mark 901 Sunset Blvd NE #D112 813790-0330-01 & MArjorie E Renton , Wa . 98056 Rasmussen Robert 901 Sunset Blvd Ne # D114 813790-0350-06 & Denise J Renton , Wa . 98056 Murata Akio 633 S Radbury Place 813790-0370-02 Diamond Bar , Ca . 91765 Gunhus Kevin T 901 Sunset Blvd . NE #D214 813790-0390-08 & Julie L Renton , Wa . 98056 Donckers Madeline 901 Sunset Blvd . NE #D215 813790-0400-06 Renton , Wa . 98056 (Attach additional sheets, if necessary) .. I (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER • Applicant Certification I, p ..fs --.6-1.-Qz-c- , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ElCity of Renton Technical Services Records ❑ Title Company Records King County Assessors Records I Si ned s+--•..—..— Date ���147 (Applicant) NOTARY ATT, TED: S bs bed. n`d s rn before me, a No ry Public, i Wt, __State of Washirton, red I gat 17 on the / day of � . i 9%i'. Signe i$ i (Notary Public) • •***For City of Renton Use**** CERTIFICATION OF MAILING I, hereby certify that notices of the proposed application were mailed to (City Employee) each listed property owner on • Signed Date: NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at on the day of , 19 Signed Itslprop.doc REV 07/95 2 CITY OF RENTON 11 DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: Crystal Heights Townhouses 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 ASSESSOR'S PARCEL NUMBER Williams Molly 901 Sunset Blvd NE #B105 813790-0130-03 Renton , Wa . 98056 Nielsen Janet C 901 Sunset Blvd NE #B107 813790-0150-08 Renton , Wa . 98056 Tatarek Patricia 901 Sunset Blvd NE #B206 813790-0170-04 Smith Alvin H 901 Sunset Blvd NE #B207 813790-0180-02 & Irene D Renton , Wa 98056 Kromer Mardell L 901 Sunset Blvd NE #B307 813790-0200-08 Renton , Wa . 98056 Murata Akio 633 S Radbury Place 813790-0220-04 Diamond Bar , Ca . 91765 Page Paula 901 Sunset Blvd . NE #C111 813790-0240-00 Renton , Wa . 98056 Evangelista Rey C 901 Sunset Blvd . NE #C209 813790-0260-05 & Maria J Renton , Wa . 98056 Glocker Julia M 901 Sunset Blvd . NE #C211 813790-0280-01 Renton , Wa . 98056 Mccoy Cheryl A 901 Sunset Blvd . NE #C309 813790-0300-07 Renton , Wa . 98056 Murata Masatoshi 633 S Radbury Place 813790-0320-03 Diamond Bar , CA . 91765 Chasse Marian L 901 Sunset Blvd . NE #D113 813790-0340-09 Renton Wa . 98056 Voris Nancy C 901 Sunset Blvd . NE #D115 813790-0360-04 Renton , Wa . 98056 (Attach additional sheets, if necessary) • (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER • Applicant Certification I, PE-4,4 4L5 r-kZo , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records ❑ Title Company Records 11(ing County Assessors Records Signed�f. `—a Date 1o/i/`j7 (Applicant) NOTARY ATT ED: ' Su scri d a d sworn before me, a Notary Public, ig,and,f9r the State of Was_Ington, residi at /�L � on the day of f'JLZ '� , 1¢/ . l Signed (Notary Public) ****For City of Renton Use** CERTIFICATION OF MAILING I, , hereby certify that notices of the proposed application were mailed.to (City Employee) each listed property owner on Signed Date: NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at on the day of , 19 Signed listprop.doc REV 07/95 2 CITY'.OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: Crystal Heights Townhouses • 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 ASSESSOR'S PARCEL NUMBER Kim Hae Sook 901 Sunset Blvd . NE A204 813790-0080-03 Renton , Wa . 98056 Grunert Steve A 901 Sunset Blvd . NE #A302 813790-0100-09 Renton , Wa . 98056 Caven Thomas L 901 Sunset Blvd . NEAA304 813790-0120-05 Renton , Wa . 98056 Merritt Diana J 901 Sunset Blvd . NE #B106 813790-0140-01 Renton , Wa . 98056 Brazel Eleanore E 901 Sunset Blvd . NE #B205 813790-0160-06 Renton , Wa . 98056 Chase Gary E 853 Aberdeen NE 722750-0055-05 Renton , Wa . 98055 Arfsten Grace 861 Aberdeen Ave . NE 722750-0065-03 Renton , Wa . 98056 Thornsberry Karla L 901 Sunset Blvd NE #A101 813790-0010-08 Renton , Wa . 98056 Crayton William D 6344 138th P1 SE 813790-0030-04 & Pamela S Bellevue , Wa . 98006 Houghton Harriet A 901 Sunset Blvd NEAl201 813790-0050-09 Renton Wa . 98056 Tat Phuong A 5022 Lake View Dr . #200 813790-0070-05 San Ramon , Ca . 94583 O ' Neal Leta Rae 901 Sunset Blvd NE #A301 813790-OO90-01 Renton Wa 98056 Pappas Lonnie 901 Sunset Blvd #303 813790-0110-07 & O ' Dell Patti Renton , Wa . 98056 (Attach additional sheets, if necessary) (Continued) • NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification I, 4.-tkil.S Se-o•-1ZD , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records ❑ Title Company Records !!I King County Assessors Records Signed Date ib//97 (Applicant) NOTARY ATT r, ED: Sub 'crio:d a d,worn before me, a Notary Public, ' n for the State of Washington, residi '; at d on the / day of t�L , ?9. r Signed ff i i afil';IP1r/ (Notary Public) vinsorien ***For City of Renton Use"`' CERTIFICATION OF MAILING I, : , hereby certify that notices of the proposed application were mailed to • (City Employe a) each listed property owner on • Signed Data: NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at on the day.of 19 Signed Iislprop.doc REV 07/95 CITY OF RENTOrJ DEVELOPMENT:SERV.ICES DIVISION LIST OF SURROUNDING `PROPERTY OWNERS within;;300 feet of ahe subject site.. PROJECT NAME: Crystal Heights Townhouses 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 ASSESSOR'S PARCEL NUMBER Polack Gerald M 2001 N . E . 12th St . 311990-0155-06 Renton , Wa . 98056 Gutka Jay T 844 Sunset Blvd . N . E . 311990-0175-02 Renton , Wa . 98056 Nesting , Robert W . 812 Suset Blvd . N . E . 311990-0181-04 Renton , Wa . 98055 Puget Sound Power & Property Tax Dept . 605650-0100-08 Light PO Box 90868 Bellevue , Wa . 98009 Kopp James Wesley 707 Aberdeen Ave . N . E . 722750-0025-02 Renton , Wa . 98056 Christensen Rachel L 815 Aberdeen Ave . N . E . 722750-0035-00 Renton , Wa . 98056 Endres Mr . 823 Aberdeen Ave . N . E . 722750-0045-08 Renton , Wa . 98056 Russell Maude F . 851 Aberdeen Ave . N . E . 722750-0050-00 Renton , Wa . 98056 Banda Emilio R 9616 S . 252nd #B201 722750-0060-08 Kent , Wa . 98031 Vetti Frank 595 Crystal DR . 722750-0070-06 & Frances L Grants Pass Or . 97527 Smalls Tony E 901 Sunset Blvd . N . E . #A102 813790-0020-06 Renton WA . 98056 Hsu YAh-Chin L 901 Sunset Blvd . NE #A104 813790-0040-02 Renton , Wa . 98056 Sparrow Nancy M 901 Sunset Blvd . NE k202 813790-0060-07 Renton , Wa . 98056 (Attach additional sheets, if necessary) (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER I Applicant Certification I, pE-M .h15 5C.c,-t?.00 , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: El City of Renton Technical Services Records ❑ Title Company Records C Cing County Assessors Records Signed c -4—� 'c Date /1g, (Applicant) NOTARY ATTES ED: S bscri e. a sworn before me, a N tar Public, l a or the State at Wasington, g Y residi t on the / day of 1 ge%). Signed , (Notary Public) . 11 -1 +}+'�For'Cify of Renton-Use....... ,. .'....:. /.......:::::'...'.;I:Iii...-•:.'::''...: :::'...-'...1i..:::......i...::::i::'...........-......:::•••••••......:-.:*:••••••:•••?'.....iCERTIFICATION':OF MAILING; >' . , hereby cert,' i I, fy that notices of the proposed application were mailed to .(City'Employee) each listed property owner on Sined • Date' NOTARY A EST: Subscribed and sworn before•me, a Notary Public, in and for:the State of Washington residing at on the day of , 19 Si ned list op.doc REV 07/95 1 2 CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: Crystal Heights Townhouses 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 ASSESSOR'S PARCEL NUMBER Kalasoktntas George P 11080 E . Honey Mesquite Dr . 311990-0005-08 Scottsdale , Az 85262 Kalasountas George P 11080 E . Honey Mesquite Dr . 311990-0011-00 Scottsdale , Az . 85262 Munson Investment Co 807 Lake St . S . #303 311990-0035-02 Kirkland , Wa . 98033 Khatibi Mahmoud M . 2805 194th Ave . S . E . 311990-0051-01 Issaquah , Wa . 98027 Stewart Kenneth J . 2132 High Ave . N . W. 311990-0170-07 Renton , Wa . 98056 Resting Robert W . 812 Sunset Blvd . N . E . 311990-0180-05 Renton , Wa . 98055 Sweet Terry 714 Sunset N . E . 311990-0185-00 Renton Wa . 98056 Puget Sound Power Property Tax Dept . 605650-0400-05 & Light PO Box 90868 Bellevue , Wa . 98009 Blansfield Stephen M 711 Aberdeen Ave . N . E . 722750-0030-05 Renton , Wa . 98056 Galt Cheryl 12628 S . E . 169th Pl . 722750-0040-03 Renton , Wa . 98058 Shop & Save Corp . 701 Sunset Blvd . N . E . 311990-0010-01 Renton , Wa . 98055 Kalasountas Juliette 717 Sunset Blvd . N . E . 311990-0020-09 v Celest REnton , Wa . 98056 Andrews Nick 907 Aberdeen AVe . N . E . #1 311990-0050-02 & ROdopi Renton , Wa . 98056 (Attach additional sheets, if necessary) (Continued) • NAME ADDRESS ASSESSOR'S PARCEL NUMBER 'i Applicant Certification I,' 17Er4Mt.5 ✓-t-.49/4/Z0 , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records oitle Company Records King County Assessors Records Signed ----c--- Date 14//97 (Applicant) , NOTARY . ATT TED: St,ibscrib and savor before me, a Notary Public dl_lor the State of Was ngton, resi I at • on the / day of ((((((111111��� fr`' ;`. , 19`i) . Sine fi,., (Notary Public) . **+#For City of>Renton'Use++.t+ 'CERTIFICATION OF MAILING. I, , hereby certify that notices of the proposed application were mailed to (City Employee) each listed:property owner on Signed Date NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of \Vashirigton residing at on the day of 19 t Signed lislprop.doc REV 07195 • CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY 'OWNERS within 300 feet of the subject site PROJECT NAME: Crystal Heights Townhouses 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 ASSESSOR'S PARCEL NUMBER Yamada Koji 901 Sunset Blvd . NE #D313 813790-0420-02 Renton , Wa . 98056 Jones Sharon 901 Sunset Blvd . NE #D312 813790-0410-04 Kay Lapage Renton , Wa . 98056 Beckley Darlene Y 901 Sunset Blvd . NE #D314 813790-0430-00 Renton , Wa . 98056 • (Attach additional shi i5;4if..tfadetS )l4Y,II AM (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER • Applicant Certification I, r..l,i.(LS .SGot%-ire) , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records ❑ Title Company Records king County Assessors Records Signed 2� ----5— � Date 1°419/ (Applicant) R NOTARY A j STED: /.scribed. nd swornbefore me, a Notary Public, a �ij ��or the State of VVas gton, res'i. • at Af 4c// on the / day of (f'ff1�k. , IS . ,� 11.111,�► Sign, 7 (Notary Public) +*+*For City of Renton Use* ** CERTIFICATION OF MAILING AlN ,. hereby certify that notices of the proposed application tivere mailed to (City Employee): each listed property owner on 1• 1..4. $ Signed Zaka tt. Date: > A •' , 1g-' NOTARY AT1 ES I": Subscribed an9i sv;orn before me, a Notary PuE"!ic, in and for the State of ty^.'ashin jton re idinr at on the / day of 19 . it)14:6; 57trof''Pr*L'"4e1 lislprop.doc REV 07/95 MARILYN KAMCHEFF 2 COMMISSION EXPIRES 6/29/99 . u r1 I % . ',4'Nrro NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS a DATE: JANUARY 12,1998 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The • following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-98-003,SA-A,ECF I CRYSTAL HEIGHTS TOWNHOUSES DESCRIPTION: Proposal to construct 18 residential townhouse units on a.97 acre site. The project includes six(6)buildings with a maximum height of 35 feet. The West portion of the site consists of 25%to 35%slopes. Proposal ' includes 38 parking spaces,with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard. GENERAL LOCATION: 821 Sunset Boulevard NE STUDIES REQUIRED/OR AVAILABLE: Drainage Report;Slope Analysis;Geolechnical Study PUBLIC APPROVALS: Environmental Review(ECF) Administrative Site Plan Approval(SA-A) Comments on the above application must be submitted in writing to Peter Rosen,Project Manager, Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on February 23,1997. It you have questions • about this proposal,or wish to be made a party of record and receive additional notification by mail,contact Mr.Rosen at • (425)235-2917. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: - JANUARY 07.1998 • NOTICE OF COMPLETE APPLICATION: JANUARY 12,1998 DATE OF NOTICE OF APPLICATION: JANUARY 12,1998 il ril S ITE ° �til„rf1�,.�7mn �� �a ri�l3,f_i/ o 4 -A,11111 &Ir�J` 1 ea_ ll�]i • .\ olitt IL L�fIrl a dd Q,P., NU •7 tPo. NEIGHBORHOOD. MAP L nr�rE:_r_,-_.co.___=__ - N CERTIFICATION tr - aA1. A/ 'Yl Y1KI1 e hereby certify that "> copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on . JGt�lttia.Yt9 13. lit >a •• Signed: (SA cL2 ,1-n1A/wi t"- 1 STATE OF WASHINGTON ) • ) SS COUNTY OF KING ) • I certify that I know or have satisfactory evidence that i nit signedthis instrument and acknowledged it to be his/her/their free d voluntary act for the uses and purposes mentioned in the instrument. Date Q(), )1 i Notary P tic in an for the Stale hinglon Notary (Print) MARII yN KAMci EFF • My appointmentai • 29/99 .0IARY,DOC •I TIR `.P- Nr-c0 NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: JANUARY 12, 1998 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-98-003,SA-A,ECF / CRYSTAL HEIGHTS TOWNHOUSES DESCRIPTION: Proposal to construct 18 residential townhouse units on a .97 acre site. The project includes six(6)buildings with a maximum height of 35 feet. The West portion of the site consists of 25%to 35%slopes. Proposal includes 38 parking spaces,with 28 spaces in garages and 10 spaces in driveways. Access is proposed via a single driveway off Sunset Boulevard. GENERAL LOCATION: 821 Sunset Boulevard NE STUDIES REQUIRED/OR AVAILABLE: Drainage Report;Slope Analysis;Geotechnical Study PUBLIC APPROVALS: Environmental Review(ECF) Administrative Site Plan Approval(SA-A) Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on February 23, 1997. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mail, contact Mr. Rosen at (425)235-2917. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: JANUARY 07,1998 NOTICE OF COMPLETE APPLICATION: JANUARY 12,1998 DATE OF NOTICE OF APPLICATION: JANUARY 12,1998 Q Vt' o❑ •/ 9wT /-arH R-I R M -1 -11---) -. .���' \/ a .a DC a W ,IL Q�daIIr `�s SITE h mu�riaillz ei ft $y� L Nam• ' B.r��• t i �, �J�1,p47 L7 1 ig aQ 7T,i . NEIGHBOR-HOOP . MAP A -,ra- -�--_-__ - GENMALOT.DOC CIT`_ OF RENTON ,.11. \ Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 12, 1998 Mr. George Goodfellow Sconzo/Hallstrom Architects 919 - 124th Avenue NE, #101 Bellevue, WA 98005 SUBJECT: Crystal Heights Townhouses Project No. LUA-98-003,SA-A,ECF Dear Mr. Goodfellow: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on February 3, 1998. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me, at (425) 235-2719, if you have any questions. Sincerely, 0,61,„ Peter Rosen Project Manager cc: New Concept Homes, Inc./Owners ACCPTITR.BOC 200 Mill Avenue South - Renton, Washington 98055 CITY OF RENTON DEVELOPMENT SERVICES`DIVISI .. • MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION Note: If mere is more than one legal owner, please attach an additional notarized Master.Application for each owner. PROJECT OR DEVELOPMENT NAME: NAME: New Concept Homes , Inc . Crystal Heights Townhouses PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 14670 N . E . 8th , # 115 821 Sunset Blvd . N . E . CITY: ZIP: • KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 3ellevue , Wa . 98007 (801 ) #311-990-0025 (821 ) #311-990-0030 TELEPHONE NUMBER: EXISTING LAND USE(S): 425/747-6312 Single Family Residence ( 2 ) APPLICANT (if other than owner) PROPOSED LAND USES: NAME: Townhouse Units ( 18 ) COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: IMF ADDRESS: PROPOSED t COMPREHENSIVE PLAN MAP DESIGNATION (if applica 5 SEn CITY: ZIP: EXISTING ZONING: RM- I TELEPHONE NUMBER: PROPOSED ZONING (doklistiA404. eci CONTACT PERSON RM- I • SITE AREA (SQ. FT. OR ACREAGE): NAME: 42 250 S F: , 0 . 91 ,acres George. Goodfellow ti• "4•' •41., 1•4• : ••,'�e•:.- COMPANY lifaespiidahlei: PROJECT VALUE: • Sconzo/Hallstrom Architects $ 1 , 750 . 000 ADDRESS: IS THE SITE LOCATED II 1'f9'E'AQ'I ER P OTECTION AREA? 919 124th Ave . N . E . #101 No 1 1998 CITY: ZIP: i �pNN►NG IS THE SITE LOCATED If6>ti,6 f�rQF ENVIRONMENTAL. Bellevue Wa . 98005 SENSITIVE AREA? CI TELEPHONE NUMBER: 4 2 5/4 5 5-3 2 0 3 No LEGAL DESC TION OF PROPERTY (Attach ser to sheet;if necessary) LEGAL DESCRIPTION THE NORTH 50 FEET OF LOT 3 AND ALL OF LOT 4 OF HARRIES GARDEN TRACTS, AS PER PLAT RECORDED IN VOLUME 34 OF PLATS, PAGE 38. RECORDS OF KING COUNTY, WASHINGTON. -• TYPE OF APPLICATION &FETES Check all application types that apply`-City.staff will determine fees. ANNEXATION $ SUBDIVISION: COMP. PLAN AMENDMENT $ REZONE $ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ _ TENTATIVE PLAT $ _ ONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ SITE PLAN APPROVAL- A- $ / o_/ _ FINAL PLAT $ _ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ VARIANCE $ (FROM SECTION: ) _ PRELIMINARY _ WAIVER $ _ FINAL _ WETLAND PERMIT $ _ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _ VARIANCE $ _ EXEMPTION $No Charge ENVIRONMENTAL REVIEW $ 5190,'� REVISION $ AFFIDAVIT OF OWNERSHIP I, (Print Name) , declare that I am (please check one)_the owner of the property involved in this application„k the authorized representati a to act for the property owner (please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. , ATTE : Subscribed ),d sworr to before me, a Nota,iy Public, in and E. • for. a State of residi tJ1.. ,it**,ele.je 46 (N me of Owner epres ntative) 4t 94 the fz_day cf Ignature Owner/Repre ntative) (Si Notary Public) (This sect' to .e . pleted by City Staff.) City File Number: /Ai/Mr-00�: SA: SHPL CU LLA PP FP TP SP RUMP V . AAD W FPUD SM SME :>MHP BSP I'A CPA TOTAL FEES: $ 1 C ? '' TOTAL POSTAGE PROVIDED: $ ' Lj .740 f.1ASTERAP.DOC REVISED 9/96 e • • OF DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL .CHECKLIST PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know"or"does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "propt'lp~gtttould be read as "proposal," "proposer," and "affected geographic area," respectively. JAN 11998 DEV 1 CITY OF{RENTONN►NG • • . Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: Chrystal Heights Townhouses 2. Name of applicant: New Concept Homes , Inc . 3. Address and phone number of applicant and contact person: 14670 N . E . 8th #115 Phone : 425/747-6312 Bellevue Wa . 98007 ' 4. Date checklist'prepared: Z- (6 -q7 5. • Agency requesting checklist: clrr G,P ME-.>To ) INASi4Iki tTO Building Department 6. Proposed timing or schedule (including phasing, if applicable): Start construction ppon issuance of Building Permit 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. INot to our Knowledge 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No 10. List any governmental approvals or permits that will be needed for your proposal, if known. SEPA review Building Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. Remodel two existing single family residences into two townhouse units . Construct sixteen new townhouse units . All on a 0 . 97 acre site . Work to include all related site work . 2 Environmental Checklist 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not _• required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 821 Sunset Blvd . N . E . B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one)•010 oiling,,hilly, steep slopes, mountainous, other • Relatively with flat a gentle slope to the west . b. What is the steepest slope on the site (approximate percent slope?) 25% over + 616 S . F . c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. To be determined by soils investigation . d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge . e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Cut and fill on site . f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 26,, 8G5 5F 42 (v+% 3 Environmental Checklist • h. Proposed measures to reduce or control erosion, or other impacts to the earth, if P Pany: Generally practiced erosion control methods would be implemented as required . 2. AIR • a. What types of emissions to the air would result from the proposal (i.e.,dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Normal cons t r u c t i o n vehicular emissions and dust can be expected during construc- tion: Vehicular emissions after construction will be traffic generated from the completed project . b. Are there any off-site sources of emission or odor that.may affect yourproposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Water will be used to control dirt as required . 3. I WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No 4 Environmental Checklist 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water: 1) - Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known.N 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'ofthe system;the-number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and:method .of.collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Source of storm water run-off will be from roof and asphalt areas . Water will be directed to an on site storm water system and will be tied into existing City system 2) Could waste material enter ground or surface waters? -If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Storm water system . 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other shrubs X grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants:water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing vegatation will be removed . 5 Environmental Checklist C. List threatened or endangered species known to be on or near the site. None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping per City requirements . 5. ANIMALS a. Circle any birds and animals which have been observed.on-or-near•the.site-or.are known to be on or near the site: (see next page) None Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other • Fish: bass, salmon, trout, herring, shellfish, other b. List anythreatened or endangered species known to be on or near the site. 9 P None c. Is the site part of a migration route? If so, explain No d. Proposed measures to preserve or enhance wildlife, if any: None 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy(electric. natural jq 7 oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The above items will be used for lighting and heating purposes . b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Project to comply with Washington State Energy Code . 7. ENVIRONMENTAL HEALTH 6 Environmental Checklist 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. No 1) Describe special emergency services that might be required. None 2) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic,-.construction,*-operation, other)? Indicate what hours noise would come from the site. Normal construction noise . 3) Proposed measures to reduce or control noise impacts, if any: Normal construction methods . 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Current Use : Single family Adjacent : N . Multi family , E . & Id . -Single famliy-W . Power Ease r b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. . There are two residences on the property which will be retained and remodeled as part of the project . d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? RM- I f. What is the current comprehensive plan designation of the site? 7 Environmental Checklist g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not to our knowledge . i. -Approximately how many people would reside or work in the completed project? + 2 people per unit = 36 j. Approximately how many people would the completed project displace? +4 k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Project will meet current code requirements . 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 18 middle income housing b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None . Existing single family unit will be remodeled . c. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 35 ' , -wood siding & composition roofing b. What views in the immediate vicinity would be altered or obstructed? No c. Proposed measures to reduce or control aesthetic impacts, if any: N/A 8 Environmental Checklist 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? No b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Site will be served from Sunset Blvd . N . E . 9 Environmental Checklist , b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes ; Not known c. How many parking spaces would the completed project have? How many would the project eliminate? 38 stalls , - None d. Will the proposal require any new roads or streets,-or.improvements to.existing roads or streets, not including driveways? If so, generally describe:(indicate whether.public or private? No e. Will the project use (or occur in the immediate ..vicinity=of) water,::rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day.would be generated by the completed:project? If known, indicate when peak volumes would occur. Not known at this time . g. Proposed measures to reduce or control transportation impacts, if any: None 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. No b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse_ service, telephone)sanitary sewer(eptic system other. 10 Environmental Checklist b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Existing utilities will be extended to site to service the project . A new sanitary sewer system will be installed . C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It -is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this-checklist-should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Y.i L 74 Name Printed: Cvs017.4E 4 . troop Date: C- (GP, I9G('1( it Environmental Checklist D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions.on policies, plans and programs. You do not need to fill out these sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water;:emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? - Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likelyto affect land and shoreline use, includingwhether it would P P allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 12 8, e,pr (./ STEWART TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Senior Title Officer, Julie Goodman Title Officer, Lori Gamman Unit No. 8 FAX Number 206-343-8403 Telephone Number 206-343-1328 Savren Service Corporation 201 Wells Avenue South Title Order No . : 276276 Renton, Washington 98057 Attention: Stephanie Customer Ref . : 2003 A. L. T. A. COMMITMENT SCHEDULE A Effective Date : August 22 , 1995, at 8 : 00 a.m. 1 . Pacific Northwest Title Insurance Company Policy (ies) to be issued: ALTA Loan Policy Amount $90, 000 . 01 to $100, 000 . 00 Standard ( ) Extended (X) Premium $ 239 . 00 Tax $ 19 . 60 REFINANCE/PRIOR RATE NOTE : THE FORTHCOMING LENDERS POLICY WILL REFLECT THE SPECIFIC LIABILITY CONTAINED ON THE INSURED DEED OF TRUST. Proposed Insured: FIRST FEDERAL SAVINGS OF RENTON 2 . The estate or interest in the land described herein and which is covered by this commitment is fee simple . 3 . The estate or interest referred to herein is at Date of Commitment vested in: NEW CONCEPT HOMES, INC. , a Washington corporation (NOTE : SEE SPECIAL EXCEPTION NUMBER 6 REGARDING EXECUTION OF THE FORTHCOMING DOCUMENT (S) TO BE INSURED) . 4 . The land referred to in this commitment is situated in the County of King, State of Washington, and described as follows : rThe north 78 feet as measured along the east line of east 115 feet as measured along north line of Lot 4 , Harries Garden Home Tracts, 6).( according to the plat thereofthereofpepp9r0140.n Volume 34 of Plats, \ page 38, in King County, Washington. JAN - 1998 CEVELO m NT PLANNING CITY OF RENTON STEWART TITLE COMPANY OF WASHINGTON, INC. A.L.T.A. COMMITMENT Schedule B Order No . 276276 I . The following are the requirements to be complied with: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II . Schedule B of the Policy or Policies to be issued (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment . B . GENERAL EXCEPTIONS : 1 . Rights or claims of parties in possession not shown by the public records . 2 . Public or private easements, or claims of easements, not shown by the public record. 3 . Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises . 4 . Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen' s Compensation Act not shown by the public records . 5 . Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government . 6 . (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7 . Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal . 8 . General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9 . Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes . C. SPECIAL EXCEPTIONS : As on Schedule B, attached. A_ 9 Order No. 276276 A.L.T.A. COMMITMENT SCHEDULE B Page 2 SPECIAL EXCEPTIONS : 1 . RESTRICTIONS CONTAINED IN DECLARATION OF PROTECTIVE RESTRICTIONS AS HERETO ATTACHED: RECORDED: April 13 , 1993 RECORDING NUMBER: 9304130969 2 . Right of the public to make necessary slopes for cuts or fills upon said premises in the reasonable original grading of streets, avenues, alleys and roads, as dedicated in the plat . 3 . DELINQUENT GENERAL AND SPECIAL TAXES AND CHARGES : YEAR: 1995 TAX ACCOUNT NUMBER: 311990-0030-07 LEVY CODE: 2100 CURRENT ASSESSED VALUE: Land: $50, 000 . 00 Improvements : $56, 500 . 00 DELINQUENT GENERAL TAXES : AMOUNT BILLED: $1, 470 . 55 AMOUNT PAID: $ 0 . 00 AMOUNT DUE : $1, 470 . 55 PLUS INTEREST DELINQUENT SPECIAL DISTRICT: AMOUNT BILLED: $1 . 25 AMOUNT PAID: $ . 63 AMOUNT DUE: $ . 62 PLUS INTEREST 4 . DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: New Concept Homes, Inc. , a Washington corporation TRUSTEE: Stewart Title Company of Washington, Inc. BENEFICIARY: Kirkland Bank of Commerce AMOUNT: $75, 250 . 00 DATED: December 15, 1994 RECORDED: December 15, 1994 RECORDING NUMBER: 9412151062 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. (continued) • Order No . 276276 A.L.T.A. COMMITMENT SCHEDULE B Page 3 5 . Matters relating to ALTA Extended Policy coverage and/or Homeowners Endorsement coverage : The results of our inspection will be furnished by supplemental report . 6 . Evidence of the identity and authority of the officers of New Concept Homes, Inc . , a Washington corporation to execute the forthcoming instrument must be submitted. NOTE 1 : A search of the records has disclosed nothing derogatory against New Concept Homes, Inc . . NOTE 2 : Please be aware that should this transaction cancel, there will be a minimum cancellation fee of $50 . 00 plus tax of $4 . 10 . NOTE 3 : The Loan Policy to issue will contain a Form 8 . 1 (Environmental Protection Lien) Endorsement . END OF SCHEDULE B Title to this property was examined by: Barry Teschloq Any inquiries should be directed to one of the title officers set fortl in Schedule A. BT/dst/1834X t (,' .STEWART TITLE COMPANY of Washington, Inc. ORDER NO. IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. PD1 14 22ICs CAA- oc-t'J 1-1-0 Mt- 1 eAc S V. 3 Li 3 S 1+5 IR 17q 34OT. 11 7 250 D llXo t. 18b•G6 23a C:..._.... 43G 684e.ir, C 6 4. v° 280 9 ' h:n''Pi 379.OS 75.20 141 i \ 5 zp , 21 3i9 +2 Ns. o �f ,^•1 N 4 -a 30 • 21.0.71 t 131 9l e 3 31 ti 03 1 32 ,,, I N r\ A o 0 12'3.17 . STEWART TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Senior Title Officer, Gary Bean Title Officer, Grae Bean Unit No. 10 FAX Number 206-343-8404 Telephone Number 206-343-1331 New Concept Homes 14700 Northeast 8th, Suite 110 Title Order No. 148932 Bellevue, Washington 98007 Attention: Cliff Mull LOT BOOK REPORT SCHEDULE A Effective Date: July 3, 1991 at 8:00 a.m. Liability: $5, 000.00 Charge: $ 300. 00 Tax: $ 24. 60 According to the Company' s property records relative to the following described real property (but without examination of those Company records maintained and indexed by name) : The north 50 feet of Tract 3, Harries Garden Home Tracts, according to the plat thereof recorded in Volume 34 of Plats, page 38, in King County, Washington; AND Tract 4 of Harries Garden Home Tracts, according to the plat thereof recorded in Volume 34 of Plats, page 38, in King County, Washington; EXCEPT the north 78 feet, as measured along the east line thereof, of the east 115 feet, as measured along the north line thereof. JAN '! 1998 U CITY OF R!NTON ING • Order Number: 148932 LOT BOOK REPORT SCHEDULE B A. The last recorded instruments purporting to transfer title to said real property are: STATUTORY WARRANTY DEED DATED: May 9, 1990 RECORDED: May 17, 1990 RECORDING NUMBER: 9005170986 GRANTOR: Clarence E. Hill and Christina Hill, husband and wife GRANTEE: Clifford J. Mull and Jody Mull, husband and wife QUIT CLAIM DEED DATED: December 28, 1984 RECORDED: May 28, 1985 RECORDING NUMBER: 8505280798 GRANTOR: Herbert E. Mull and Philippina Mull, his wife GRANTEE: Clifford J. Mull, a single man B. There are no mortgages, deeds of trust or contracts which purport to affect said property, other than those shown below under Exceptions. C. There are no other documents which purport to affect said real property, other than shown below under Exceptions. No liability is assumed regarding (a) matters affecting the beneficial interest of any mortgage or deed of trust which may be shown herein as an exception, or (b) other matters which may affect any such mortgage or deed of trust. No liability is assumed regarding any liens, claims of lien, defects or encumbrances other than those specifically provided for above, and, if information was requested by reference to a street address, no liability is assumed that said real property is the same as said address. EXCEPTIONS: 1 . This Report is restricted to the use of the addressee, and is not to be used as a basis for closing any transaction affecting title to said property. The liability hereunder is limited to $5, 000. 00. (continued) Order Number: 148932 LOT BOOK REPORT SCHEDULE B Page 2 2 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: City of Renton PURPOSE: Public utilities (including water and sewer) AREA AFFECTED: Westerly 10 feet of Lot 3 RECORDED: September 6, 1977 RECORDING NUMBER: 7709060797 3 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: Pacific Northwest Bell Telephone Company PURPOSE: Underground communication lines, conduit and above ground cabinet AREA AFFECTED: As constructed over southerly 7 feet of the easterly 7 feet of Lot 3 RECORDED: July 13, 1990 RECORDING NUMBER: 9007131302 4. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Clifford J. Mull and Jody Mull, husband and wife TRUSTEE: Stewart Title Company BENEFICIARY: Clarence E. Hill and Christina B. Hill, husband and wife AMOUNT: $92, 000. 00 DATED: May 9, 1990 RECORDED: May 17, 1990 RECORDING NUMBER: 9005170987 AFFECTS: Lot 3 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. (continued) Order Number: 148932 LOT BOOK REPORT SCHEDULE B Page 3 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: New Concept Homes, Inc. , a Washington corporation, Herbert E. Mull and Clifford J. Mull, as their interests may appear TRUSTEE: Strasburg & Levy, P. S. BENEFICIARY: Covenant Mortgage Corporation AMOUNT: $1, 125, 000. 00 DATED: November 16, 1990 RECORDED: November 20, 1990 RECORDING NUMBER: 9011200268 AFFECTS: Lot 4 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. END OF SCHEDULE B Title to this property was examined by: Rickie Foley-DeLong Any inquiries should be directed to one of the title officers set forth in Schedule A. RFD/tr/8691t 0 .STEWART TITLE COMPANY of Washington, Inc. ' ORDER NO. I-IS95) IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance ern .� hereon. _ Poi 14A22iE 6Ai20C(J Hot" T I cTS V. 3Li SS • /f5 0 IR 09 0 3(,0I- M 2-5o 7 0 /GY. I6fo GB Zia 431. 68 44.14. , 6 . b9m 28 e 9 Ty CSThj • ti niH 379.08 75.20 \ 5 z �� 29° 319 41. (�s lob.LL 4 �� a . IV `° 30 260.71 'V 139.a1 7 3 31 t 2 h 32 /4 4.75 184 A• 1 n , O 1 123.17 • V - f Standard Coverage STEWART TITLE GUARANTY COMPANY A. L.T.A. OWNER' S POLICY SCHEDULE A Order No. : 118412 Policy No. : 9941-570337 Policy Date: May 17, 1990 Policy Amount: $97, 000. 00 at 3 : 15 p.m. 1. Name of Insured: CLIFFORD J. MULL and JODY MULL, husband and wife 2 . The estate or interest in the land described herein and which is covered by this Policy is: FEE SIMPLE 3 . The estate or interest referred to herein is at date of Policy vested in: CLIFFORD J. MULL and JODY MULL, husband and wife 4. The land referred to in this Policy is described as follows: The north 50 feet of Tract 3, Harries Garden Home Tracts, according to the plat thereof recorded in Volume 34 of Plats, page 38, in King County, Washington. v°) 10,0 lvI 9' NN+NG OvVco% FZ SON E Standard Coverage STEWART TITLE GUARANTY COMPANY A. L.T.A. OWNER' S POLICY SCHEDULE B Policy No. : 9941-570337 This policy does not insure against loss or damage by reason of the following: GENERAL EXCEPTIONS: 1 . Rights or claims of parties in possession not shown by the public records. 2 . Easements, or claims of easements, not shown by the public record. 3 . Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or liens under the Workmen' s Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Taxes or special assessments which are not shown as existing liens by the public records. 8. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. SPECIAL EXCEPTIONS: As on Schedule B, attached. (continued) J Policy No. : 9941-570337 A. L.T.A. OWNER' S POLICY SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: City of Renton PURPOSE: Public utilities AREA AFFECTED: The westerly 10 feet of the north 50 feet of said premises RECORDED: September 6, 1977 RECORDING NUMBER: 7709060797 2 . Right of the public to make necessary slopes for cuts or fills upon said premises in the reasonable original grading of streets, avenues, alleys and roads, as dedicated in the plat. 3 . GENERAL TAXES: FIRST HALF DELINQUENT MAY 1; SECOND HALF DELINQUENT NOVEMBER 1: YEAR: 1990 AMOUNT BILLED: $687.92 AMOUNT PAID: $343 .96 AMOUNT DUE: $343 . 96 TAX ACCOUNT NUMBER: 311990-0025-04 LEVY CODE: 2100 CURRENT ASSESSED VALUE: Land: $20, 300. 00 Improvements: $30, 400. 00 4. DEED OF TRUST TO SECURE AN INDEBTEDNESS: GRANTOR: Clifford J. Mull and Jody Mull, husband and wife TRUSTEE: Stewart Title Company BENEFICIARY: Clarence H. Hill and Christina B. Hill, husband and wife AMOUNT: $92, 000. 00 DATED: May 9, 1990 RECORDED: May 17, 1990 RECORDING NUMBER: 9005170987 END OF SCHEDULE B JG/ap/8028q er HOMEOWNER'S INFLATION PROTECTION ENDORSEMENT ATTACHED TO POLICY SERIAL NUMBER 9941-570337 ISSUED BY STEWART TITLE GUARANTY COMPANY The Company, recognizing the current effect of inflation on real property valuation and intending to provide additional monetary protection to the Insured Owner named in said Policy, hereby modified said Policy, as follows: 1. Notwithstanding anything contained in said Policy to the contrary, the amount of insurance provided by said Policy, as stated in Schedule A thereof, is subject to comulative annual upward adjustment in the manner and to the extent hereinafter specified. 2. "Adjustment Date" is defined, for the purpose of this Endorsement, to 12:01 a.m. on the first January 1 which occurs more than six months after the date of Policy, as shown in Schedule A of the Policy to which the Endorsement is attached, and on each succeeding January 1. 3. An upward adjustment will be made on each of the Adjustment Dates, as defined above, by increasing the maximum amount of insurance provided by said policy (as said amount may have been increased theretofore under the terms of this Endorsement) by the same percentage, if any, by which the United States Department of Commerce Composite Construction Cost Index (base period 1967) for the month of September immediately preceding extends such Index for the month of September one year earlier; provided, however, that the maximum amount of insurance in force shall never exceed 150% of the amount of insurance stated in Schedule A of said Policy, less the amount of any claim paid under said Policy which, under the terms of the Conditions and Stipulations, reduces the amount of insurance in force. There shall be no annual adjustment in the amount of insurance for years in which there is no increase in said Construction Cost Index. 4. In the settlement of any claim against the Company under said Policy, the amount of insurance in force shall be deemed to be the amount which is in force as of the date on which the insured claimant first learned of the assertion or possible assertion of such claim, or as of the date of receipt by the Company of the first notice of such claim, whichever shall first occur. PROVIDED, HOWEVER, this Endorsement shall be effective only if one of the following conditions exists at Date of Policy: a. The land described in this Policy is a parcel on which there is only a one-to-four family residential structure, including all improvements on the land related to residential use, in which the Insured Owner resides or intends to reside; or, b. The land consists of a residential condominium unit, together with common elements appurtenant thereto and related to residential use thereof, in which the Insured Owner resides or intends to reside. This Endorsement is made a part of the Policy or Commitment and is subject to all the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modified any of the terms and provisions of the Policy or Commitment and prior endorsements, if any, nor does it extend the effective date of the Policy or Commitment and prior endorsements or increase the face amount thereof. Signed under seal for the Company, but this Endorsement is to be valid only when it bears an authorized countersignature. Issued by: STEWART TITLE GUARANTY—COMPANY. Stewart Title Company Countersligned f of Washington, Inc. )7''', �' �.y- C:� 1201 Third Avenue, Suite 3800 / / f� Gam' Seattle, Washington 98101 (206) 622-1040 Authorized Signatory NOTE: In connection with a future application for title insurance covering said land, reissue credit on premium charges (if applicable at all) will be allowed only upon the original face amount of insurance as stated in Schedule A of said Policy. Inflation Endorsement HOMEOWNERS ENDORSEMENT ATTACHED TO AND MADE A PART OF POLICY OF TITLE INSURANCE SERIAL NUMBER 9941-570337 ISSUED BY STEWART TITLE GUARANTY COMPANY Herein called the Company 1. This Endorsement shall be effective only if at date of Policy there is located on the land a structure designed for and used as a residence of not more than four families. The Term "structure" includes the principal dwelling structure on the land and all other improvements related to residential use, except lawns, shrubbery or lawns, shrubbery or trees and except perimeter fences and perimeter walls. 2. The Company insures the Insured, as of date of Policy shown in Schedule A, against loss or damage, not exceeding the amount of insurance stated in Schedule A, and costs, attorneys' fees and expenses which Company may become obligated to pay hereunder, sustained or incurred by said Insured by reason of: a. The existence of any of the following matters: (1) Lack of a right of access from the land to a public street; (2) Taxes or assessments that are not excepted from the coverage of this Policy in Schedule B; (3) Unrecorded statutory liens for labor or material arising from a work of improvement on the land completed at date of Policy, except liens arising from a work of improvement for which the Insured has agreed to pay or for which the Insured, at date of Policy, knows payment has not been made. b. The enforced removal of said structure or the interference with the use thereof for ordinary residential purposes based upon the existence of: (1) The encroachment of said structure onto adjoining lands or onto any easement referred to in Schedule B or onto any unrecorded subsurface easement; (2) The violation of any enforceable covenants, conditions and restrictions; (3) The violation of any zoning ordinance, but this Endorsement does not insure compliance with building codes, housing codes or other exercise of governmental police power. c. Damage to said structure resulting from the exercise of any right to use the surface of the land for the extraction or development of minerals. This Endorsement is made a part of said Policy and is subject to the Schedule, Conditions and Stipulations thereof except that General Exceptions paragraphs 2, 3, 4 and 7 of Schedule B shall not limit or exclude the insurance otherwise provided by this Endorsement. Signed under seal for the Company, but this Endorsement is to be valid only when it bears an authorized countersignature. Issued by: STEWART TITLE GUARANTY COMPANY Stewart Title Company Countersigned of Washington, Inc. .. /f ` 1201 Third Avenue, Suite 3800 r , �. Seattle, Washington 98101 • (206) 622-1040 Authorized Signatory Homeowners Endorsement ' ^ °- - STEWART TITLE COMPANY ��f , Inc. ORDER NO. IMPORTANT:This io not a Plat of Survey. It |o furnished aoa convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. PO` . � J 1MI- NORTH "7 � ' . ~ ' � . '�,+ r5 . , STEWART TITLE COMPANY ' " of Washington, Inc. ORDER NO. 1 184 17 IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. PD 1 6 a t 3 73 :V . , �� Y • S1 .f, 4 3i9 4, sv. i., ..,,, , t • ti .. , 4 Q .f .: NORTH r 2(00 7., c� 3 Y074 �.ti \ .. / til-fl .o jt O ? l.4 75 f= - SCONZO/HALLSTROM ARCHITECTS 919-124TH AVENUE NE, SUITE 101 BELLEVUE,WA 98005 (425)455-3203 (425)455-9351 FAX October 6, 1997 City of Renton Current Planning Division 200 Mill Avenue S. Renton, Wa 98055 Atten: Laureen Nicolay Associate Planner RE: Project Narrative For: Crystal Heights Townhomes 821 Sunset Blvd. NE Dear Ms. Nicolay: The following is a detailed description of the new"Crystal Heights" townhome project to be constructed at 821 Sunset Blvd. N. E. Renton, Washington. The existing property is comprised of(2) single family residential lots (801 & 821 Sunset Blvd. NE). The (2) lots are to be combined to one lot of 42,250 SF or 0.97 acres. The current zoning is RM-I. Currently there are (2) existing single family homes on the site (see site plan sheet Al). The existing homes are to be remodeled and will become townhouse units 17 and 18. These two homes are about 50 years old and will require significant upgrading. Unit #17 is a two story structure with a detached single car garage. This existing garage is to be removed. A new single car garage will be added to unit #17 as indicated. Unit #18 is a two story structure with an attached deck/ carport on its west side. This deck/ carport is to be removed. A new single car garage will be added to unit #18 as indicated. The existing property is modestly landscaped around each home and has no paved areas, curbs, gutters, or side walks. There are only gravel driveways. Any existing drain fields and septic systems will be removed. There is no existing storm water control system in evidence. The majority of the property is composed of thick (blackberry) stickery foliage making it inaccessible. The existing topography gentlytow. f�����tthP The property has a slopes territorial view of Boeing field and the Olympic Peninsula beyond. general, the existing JAN` 199 PLANNING CITY OF RE.NTON October 6, 1997 Page 2 property has been neglected and is in need of improvement. The new"Crystal Heights" multi-family project will be comprised of 6 buildings with a total of(18) two story townhouse units with basements. Townhouse units #1 through 6 will be type `D' unites located in buildings#1 and#2. These units comprise 1,700 SF of conditioned area each. These `D' units are to have a single car garage, great room, kitchen, dining area, two bedrooms, and 2 1/2 baths. Each `D' unit will have a large deck oriented towards the view and a basement rec room with a patio. Townhouse units 7 through 16 are to be type `C' units located in buildings#3, 4 and 5. These units comprise 1286 SF of conditioned floor area each. These type `C' units have living, dining, kitchen, (2) bedrooms, and 21/2 baths. Each type `C' units have small front balconies, rear patios and a(2) car tandem garage/shop area within an expanded basement. The remaining units#17 and 18 are (2) story existing homes which will be completely remodeled. Unit 17 comprises 1610 S.F.. The (1) required barrier free unit has been designed into unit #17. Unit 18 comprises 2064 S. F.. The exterior character of these (2) existing homes is just right for the architectural treatment planned for the new"Crystal Heights" project. All (18) units will together, comprise 26,758 S.F. of new conditioned floor area. The exterior environment will be comprised of familiar and traditional architectural features and detailing. Exterior elements such as signage, mail stations, and even dumpster enclosures will suggest this common theme. The paved areas are to be per city standards with extruded concrete curbing. Street improvements as required will be employed. New landscaping will boarder the site perimeter and frame each building. The project will be connected to all city utilities, sewer, storm, water, electrical, etc. The maximum building height is 35', the total # of parking places is 38 (2 per unit), the lot coverage is 33%. In general, the proposed "Crystal Heights" project should fit well into the existing neighborhood both architecturally and socially. There are no special concerns or issues such as view blockage, traffic impacts or incompatibility between uses. Thank you. Sincerely, 77,44y Ocr,c) George Goodfellow Architect New Concept Homes, Inc. 14670 N.E. 8th, Suite 115 Bellevue, WA 98007 747-6310 • FAX: 747-6312 January 6, 1998 TO WHOM IT MAY CONCERN: The undersigned, Herbert E. Mull, herein states that George Goodfellow of Sconzo/Hallstrom Architects, located at 919 124th Ave. NE, Bellevue, WA 98005 is authorized to act as my agent for the Crystal Heights project. L&Ld--2,4a-e, erbert E. Mull, President jAN 7 1998 DeV C�T1'OF�►� o'�iVING N • -9 • STATE OF es. County of On thin day of A. D. 199(1.)before me, the under- signed, a Notary Public in and for th t of duly commissioned and sworn personally appeared and tom kno t re ident —may Secretary,respectively,of the corporation that executed the foregoing instrument,and acknowledged the said instrument to be the free and volun- tary act end deed of said corporation, for the uses and purposes therein mentioned, and on o h stated that_he C>o authorized to execute the said instrument and that the seal affixed is th corporate seal of said corporation. WITNFSS my hand;s4p1 iai seal hereto affixed the day an y r in this certificgfe ab ve written. `• • • EXPfR••• A,• Notary Public in and for the S to of trffra Gv •GjO 10 �1 �� •••- residing • i/Selc•pozl��rebyCarpoore*•:ICOR TITLE INSURANCE COMPANY OFCALIFORNIA Form L 2 • • P J;SS •j• (7 • • • t, • I - BAIMA & HOLMBERG INC. DRAINAGE ANALYSIS FOR CRYSTAL HEIGHTS TOWN HOMES JUKE 13,1997 Baima& Holmberg Job No. 1414-001 Prepared for: New Concept Development Co. 14670 NE 8th St. Suite 115 Bellevue, WA 98007 1199$ De ‘`)1 OF 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • (206)392-0250 • FAX(206)391-3055 • JOB BAIMA & HOLMBEF INC. SHEET NO. OF 100 Front Street South CALCULATED BY _ DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE e eGh/hSfr��ra e Ahz�/�S�S' TL7e rvr?p ram: 4 A e ._.. ,fie f'/Uk!s "-ct- . G i ?to.._. _ rze e -F ,-� �, ,� r��t f. rY', L s. . f A r,., /a ... 5 ic: rc X;, .<, c/y /.? 71.7 f .. % .. r.� w,k:,���. �/ 3.3c f-hre, v ii 6-..3 . ...: ._. G r-4- !/�-�G� Pr Z.._ le).c e°_s' G�_. ... Q71/n e /,.! 7 a' 204) / / G�.sG'A.. The ..gip;p� r�� e � . ._�.�/OP!) A" C? 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Cr4 ( j1)l fl..) ,^ ) I' t+ / : /: 1 • - ^i .i ) A X e.) ) 1 / ? C.. `-7J . . PRODUCT 204-I(Single Sheets)205-I(Padded) • JOB BAIMA & HOLMBER_, .NC. SHEET NO. 4 OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE i Al. .. i i - • G•r ,.>� ;) 4 _ e.,. . �� 7 �, / y /7 ll l r w. , f j > > • a•7 / ) ' / , ) r� 4 I rye ', 2 et t� r -r , - / . • i - • - ,. r ►' ,) r— 1 • PRODUCT 204-1(Single Sheets)2054(Padded) . JOB /`/,I%•/`E C'/ BAIMA & HOLMBER.N, INC. - /'� SHEET NO. � OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE ••� R1 D : c -, r . .). C' /' .f •/ , /r f L i - - • • lr /09 1 �•� ,_. `......)! ' r j /- • • = 2;._,, r i.; Y) , y j PRCDUCT2b41(Single Sheets)2051(Padded) /' /4" - dc .3 JOB BAIMA & HOLMBER—, INC. SHEET NO OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE i l CAS • ?. L. PRODUCT 204-1(Single Sheets;205.1(Padded) t T `T NCB Coitl•T Tiro N_- ******************** S .C.S . TYPE-lA DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2 . 00" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 9 83 . 0 . 1 98 . 0 9 . 1 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN 1 . 0 . 9 83 . 0 . 1 98 . 0 9 . 1 PEAK-Q (CFS) T-PEAK (HRS) VOL (CU-FT) . 15 7 . 83 2616 ******************** S .C.S . TYPE-lA DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 2 . 95" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 9 83 . 0 . 1 98 . 0 9 . 1 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN 1 . 0 . 9 83 . 0 . 1 98 . 0 9 . 1 PEAK-Q (CFS) T-PEAK(HRS) VOL (CU-FT) . 33 7 . 83 5136 0 ******************** S .C.S . TYPE-lA DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 3 . 95" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 . 9 83 . 0 . 1 98 . 0 9 . 1 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN 1 . 0 . 9 83 . 0 . 1 98 . 0 9 . 1 PEAK-Q (CFS) T-PEAK (HRS) VOL (CU-FT) . 55 7 . 83 8079 4'io0 SCREENED MPSTES W &uREC CLE BINS CONC. PATIOSCrY2 STING RESIDENCE c _ o7- - +s w • 7. \ ` �� 319.a2' ;, I 1 \ ,\ • t • \\, I NES 51'00"E 1 ! •••••.„,.. "',.. , . \ 1 \ 1 • • '' \Ir '1D \ *--, . Limn ----\'-, . • i I `, BLDG ' 1 �C • 8C 9C 1 OC I� i r EXISTING ' . 7 4.• RESIDENCE \ \ 1 \_ TO REMAIN I ` \ \`'I I j REMODEL TO i • BLDG #3 i BLD 5 UNIT \\ `� \\ ` \, ` 11 C' 12C 17 REMOVE i • �\.2D, \ t I . 1 GRAVEL \` \ \` \ \ \\\ • ` �� � - - �.; ' fiji 4,1 .\\ , I , - '-1-_-- \ \ Ifi ,. J{ • REMOVE EXTING �`r ASPHALT DRIVE Y I IAl_\ ` ♦ { CONC. DRIVES jj ADD.NEW;12' X 20' •II�'- ` I WAL{CS. STAIRS 1 ( • I F, 1 \ .\L — & LANDINGS. TYP.• • �I S Y 1 • •� ` � \ _ 14D \ —1 1 'i , i { I - - =u REMOVEVEXISTINC TREES �� \ / \ �? H \ i i BLDG �'2 I \ I , ►� 'I,AIL STATIC\ t 69 _ t \j i MAIL STATI 1 _ - I \, , '•., Q — ADD NEW 12• X 20• GARAGE \ ;�� / \� r. 1 t --' it \ l �= i 1 I I /�411, ....."----.... 74-..--'' FIRST FLOOR 5D j , DECKS ( i , 1 1 ,` i \� spI I I i I \ \. \ 1 1 1 JC 1 4C 1 5C RESIDENCE { ' • \ - i 1 6 C • TO REMAIN 1/---,.....,1! ' , y I REMODEL TO i 1 6O , \\ \\ \� I • ELDG '#4 UNIT',,! _ 20 1--! 1 \ I 18 / �) ; II I :� \ i I 1 LJ•\ r 1.• I BLDG #6_L. `•\ ./ . g / ! k \ % I ID • j ,` SE9'51'00 E 235.25' �� i j I a 1 / \ `\ 1 EX1511NC TREES TO REMAIN + \• \.(........,.N..tt' \ l REMOVE EXISTING - 1 I / 1- . ` `, 1 SCREENED DLIMPSTERS`••s ' / �` \ &RECYCLE BINS CARPORT/DECK > -- + / 11 '3 EXISTING RESIDENCE- - - 1 N o3 . V / C.") I ]r�>>/"G,;, / JOB BAIMA & HOLMBER_, .NC. SHEET NO. / ' PG' OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE - ,• y _ .. , C77_ . c ' ' - i // ) .p ,; y ;- J /fir f J C _ ✓.._l{ ' r r '' - /7 6_70 .r 0 i-/..r' • t r; • .i f.—, • .......fir �•— <- . ..., y . . .....1 .. - .. /. i •.., ... ..y is / et .� .. .-- PRODUCT 2041(Single Sheets)205.1(Padded) JOB BAIMA & HOLMBEI INC. SHEET NO. OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE \ r 4 ' / /: .`" PRODUCT 204 1(Siegb Sheets)295.1(Padded) vF. LPG) 0NL2 ; F.To/ems ******************** S .C.S . TYPE-lA DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2 . 00" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .4 86 . 0 . 6 98 . 0 5 . 0 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN 1 . 0 .4 86 . 0 . 6 98 . 0 5 . 0 PEAK-Q (CFS) T-PEAK(HRS) VOL(CU-FT) .36 q..2_ 7 . 67 4873 ******************** S .C. S . TYPE-lA DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 2 . 95" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .4 86 . 0 . 6 98 . 0 5 . 0 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN 1 . 0 .4 86 . 0 . 6 98 . 0 5 . 0 PEAK-Q (CFS) T-PEAK (HRS) VOL(CU-FT) . 60 () 7 . 67 7917 ******************** S .C.S . TYPE-lA DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 3 . 95" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 .4 86 . 0 . 6 98 . 0 5 . 0 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN 1 . 0 .4 86 . 0 . 6 98 . 0 5 . 0 PEAK-Q (CFS) T-PEAK (HRS) VOL(CU-FT) . 86 7 . 67 11227 Lioo JOB BAIMA & HOLMBEF INC. SHEET NO. OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY_ DATE SCALE f v�7 Ai 7 .7'r1 A/ TX A//T S 2 tV .wP- o-33 .5_ /4// '-d Ae re%si ram-/cis a = i U 5, e- .5. o .... i-- ok..( ( 3e /0 d/,,, e vs%i-2i e. yYz (., sue' /o -,V,71 oc, — T,, 71/ de( , A . 4' '/- ``&/,‘-. -P - /g-36 p-f 3 30f/. Or').4-.Z. = / ( 7 7-.? c c ,Z-£ "` 2, rZ.d A':ce.154.1 -= _6•_57 ;r C 7Jz ........ . PRODUCT 200.1(Single Sheets)205-1(Padded) . p .ETT-WrZe ' ' TA yr /De.sr Ai RISER OVERFLOW DEPTH FOR r1N.1MARY PEAK INFLOW = . 20 _ 2 SPECIFY ITERATION DISPLAY: Y - YES, N - NO SPECIFY: R - REVIEW/REVISE INPUT, C - CONTINUE PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: . 86 . 55t, AP!lpi.; . 55 6 . 99 1411 TEST HYD 1 : . 60 . 33 K/O A/41 .A . 32 4 . 56 970 TEST HYD 2 : . 36 �� �I�dw . 13 3 . 02 580 SPECIFY: D - DOCUMENT, R - REVISE, A - ADJUST ORIF, E - ENLARGE, S - STOP ENLARGEMENT OPTION: ALLOWS FOR INCREASING STORAGE AT A SPECIFIED STAGE HEIGHT, TO PROVIDE A FACTOR OF SAFETY. ENTER: STORAGE-INCREASE (%) , STAGE-HEIGHT(ft) PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: . 86 .55 .40 5 . 97 1662 TEST HYD 1 : . 60 . 33 . 28 4 . 08 1110 TEST HYD 2 : . 36 . 15 . 12 2 . 64 630 SPECIFY: D - DOCUMENT, R - REVISE, A - ADJUST ORIF, E - ENLARGE, S - STOP PERFORMANCE : INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: . 86 . 55 .40 5 . 97 1662 TEST HYD 1 : . 60 . 33 .28 4 . 08 1110 TEST HYD 2 : . 36 . 15 . 12 2 . 64 630 STRUCTURE DATA: R/D TANK (FLAT GRADE) RISER-HEAD TANK-DIAM STOR-DEPTH TANK-LENGTH STORAGE-VOLUME 7 . 00 FT 7 . 00 FT 7 . 00 FT 47 . 7 FT 1836 CU-FT Reee P Awe/v -c TRIPLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX (CFS) BOTTOM ORIFICE : . 00 . 200 MIDDLE ORIFICE : 2 . 15 3 . 00 . 250 TOP ORIFICE : 2 .28 6 . 50 . 100 ROUTING DATA: STAGE (FT) DISCHARGE (CFS) STORAGE (CU-FT) PERM-AREA(SQ-FT) . 00 . 00 . 0 . 0 . 70 . 06 95 . 6 . 0 1 .40 . 09 261 . 5 . 0 2 . 10 . 11 463 . 5 . 0 2 . 80 . 13 686 . 1 . 0 3 . 00 . 13 751 . 9 . 0 3 . 50 . 23 918 .4 . 0 4 . 20 . 29 1150 . 7 . 0 4 . 90 . 34 1373 .4 . 0 5 . 60 . 38 1575 . 3 . 0 6 . 30 .42 1741 . 3 . 0 6 . 50 .43 1778 . 6 . 0 7 . 00 . 55 1836 . 9 . 0 JOB BAIMA & HOLMBEF INC. SHEET NO. OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE S0S4-i�L .oSl�N 1'1 ^- 0 .35 ;--/-e S/ap-e 3 AeP7L� 0, 33 0, 13C s 7.7 F/v c.i' Me,s ter; ( s-eo,-e ) e., : 614. 88 ' -•42 rev TT 4 _ _ l� a _ 01- 1/o 5 3, /7. PRODUCT 204-t(Single Sheets)205 I(Padded) Br sW ALE ,l)se—si- A Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name : 1414-001 Comment : BIOSWALE DESIGN Solve For Bottom Width Given Input Data: Left Side Slope 3 . 00 : 1 (H:V) Right Side Slope 3 . 00 : 1 (H:V) Manning' s n 0 . 350 Channel Slope 0 . 0200 ft/ft Depth 0 .33 ft Discharge 0 . 13 cfs Computed Results : Bottom Width. . . . 0 . 88 ft AZWA 504.i. w;o% /,- 2' Velocity 0 . 21 fps O,C J.enif4 Flow Area 0 . 62 sf Flow Top Width 2 . 86 ft Wetted Perimeter 2 . 97 ft Critical Depth 0 . 08 ft Critical Slope 4 .54 ft/ft Froude Number 0 . 08 (flow is Subcritical) Open Channel Flow Module, Version 2 . 01 (c) 1990 Haestad Methods, Inc . * 37 Brookside Rd * Waterbury, Ct 06708 JOB BAIMA & HOLMBEI.., INC. SHEET NO. OF 100 Front Street South CALCULATED BY DATE ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 CHECKED BY DATE SCALE 7-Ty l/, 1 . . . . ... . ....... G o/,L w, 4„. 7 = 3 SD U;O,a- a0 = a. 5 .S 3: / ses Fr-Pe rot .23 _ /, .27 7 PAOCUCT 204-1(Single Weis)205 I(Padded) . \ 1 l / 1 I 1 1...J 1 1 b.) . / I:: 1 . Q J U u ih. ).'-i) P. 1 . r-1.(;\._i 1,,,/, n crri -_=___9:n-f._ i R-1 R __ 1 ii, a; iv, -- rI -N 1 J L-8--1 - L bJ. P] El 9) &'' F-11 s-t n it , 7 - p 44 E=V1 n D. E ■ J d-I rr -SITE Q C D , -$6Qu. - D 0%,. � �s� \ C)'-it . g. - i r Z---1-177---Ne .7----- _ Tit° i rm --- .s:r.11 . . _ iiii -7, r2tiat LT- 4---/ a �� d n J � . kk v , : mis is: : • --ii , Illpir/c7 1111MS E:=1 0 r:/ opal 1111111k11 11 k2 =1L.Lj -ci Ciiii LT7 t---1 - NEIGHBORHOOD . MAP A __ cim= _ 01 .... 2.00 1NN\NG Oov p�0 P';-04 DATA - -/7 FIE.0.1E-cr - e-g-YSTA.L- 1-1-6atti-rs Pizs APp• ey• : 400-Dr-0.-aLlat../J S LCD PE. AKIALY S S • S . ArTAC,I+6› RAN Q)c H!Ism— TOTAL_ iTE AR-EA = 42)2.5-o Sr c17 AcKes .c> prs rro -2e/c. ct. Sc.z-Pc:s -3c.o7 _5F og eX, op sr-re Ti-US Arar-ACAJ e)E CArA0g.i zt:> AB • SIC)PE 4 A. e A.S ALLOWABLE DEUS ITY iMF-COCnOii ALLOOE0 DE:Mt1y 25% Col , (1Q 3,-)/Ac-r--0 X- 51/%(-Ke: = o.ct 7 _ 2_G `4, 36,Z- SF_ Cio 0/AccE)x . z.o - 4/Acte +3( = 0-033. 27% 362 _sF (20 ao(Kgs) •Is 3/k_r-F. Y 562 -;-155610) = 0.025- 302. s (z0 c)ofAc..g.c.„)x . 10 2.7ne_e_t. z (3244-5560) 4 a 0 1 _ 2_1 36,2_ S CzO /Acts)x . 05 . (/Acra- • 30 70 36z, SF (CO c)0 &FE) X - 00= OfiC_E7. _0 .49 3 1 % 3&i SF C-t0 /Acz ) x. 00= 0/AtgE " - 32% 3c,z. s_F (2.0f)u//',,c4c-) X, 0 0 0//..cec 0 g II -.2 .0 33 r/o 3C,i SF ClOcWACI.E..) X • 00 ofAccE ox 0 34 + I s (20r)0/Aus_-.) . o 0 0/A-z ' 0 x 0 5ue›TEDrocc.-- UpirS _ -6-PrAC- Stis Avrzik)- -4-2,25D it- S6,07 (STr--k= Sco?6- AP:r-As) = _35/&43 t (woo .5ems rs 6 4- c_r_o,40 6F 4:35•6,0 = . A (26(30) - I 7. 74 trrs 0.15-s Pcrs = orrAt_ UNri-S AN( L.c-oi,&.-:".c) 17, 1 CRICP I 126,2- I SG'a I " CP*A-..-I -36%.2-.I I 15 t AiritIggehiiitt.004754410 Air : L2.5"Ye 2 ,1/4 2-7 1/4 I 2e'7 I 2,1% I I I: + 1- EXISTINCso -1 4 13 11 PUMPSTE.12•5 C-.01,1L, PATIOS pchtoulcE. -± I-. - a I <... CITY.OF RENTON DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST . PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or"does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. RECEIVED JAIL 7 1998 DEVELOPMENT PLANNING CITY OF RENTON l % Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: Chrystal Heights Townhouses 2. Name of applicant: New Concept Homes , Inc . 3. Address and phone number of applicant and contact person: 14670 N . E . 8th #115 Phone : 425/747-6312 Bellevue Wa . 98007 4. Date checklist'prepared: !Z- (C -17 5. Agency requesting checklist: CITY c>F rtE1JTO0..) , le AS W 11.iGtiTO1J Building Department 6. Proposed timing or schedule (including phasing, if applicable): Start construction ppon issuance of Building Permit 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Not to our Knowledge 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No 10. List any governmental approvals or permits that will be needed for your proposal, if known. SEPA review Building Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. Remodel two existing single family residences into two townhouse units . Construct sixteen new townhouse units . All on a 0 . 97 acre site . Work to include all related site work . 2 E'nvironmental Checklist 2. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 821 Sunset Blvd . N . E . 13. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one);011. oiling, hilly, steep slopes, mountainous, other • Relatively flat with a gentle slope to the west . b. What is the steepest slope on the site (approximate percent slope?) 25% over + 616 S . F . c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. To be determined by soils investigation . d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge . e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Cut and fill on site . f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? z(,, 8G5 s F o 2 6+% 3 f Environmental Checklist h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Generally practiced erosion control methods would be implemented as required . 2. AIR a. What types of emissions to the air would result from the proposal (i.e.,dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Normal construction vehicular emissions and dust can be expected during construc- tion-. Vehicular emissions after construction will be traffic generated from the completed project . b. Are there any off-site sources of emission or odor that may affect yourproposal? If so, generally describe. N o c. Proposed measures to reduce or control emissions or other impacts to air, if any: Water will be used to control dirt as required . 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) • Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No 4 I Environmental Checklist 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water: 1) - Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known.N 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage;;industrial, containing;the:following chemicals...; agricultural; etc.). Describe the general size'of the system;the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and.method .of.collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Source of storm water run-off will be from roof and asphalt areas . Water will be directed to an on site storm water system and will be tied into existing City system 2) Could waste material enter ground or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Storm water system. 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other shrubs X grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants:water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing vegatation will be removed . 5 Environmental Checklist c. List threatened or endangered species known to be on or near the site. None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping per City requirements . 5. ANIMALS a. •Circle any birds and animals which have been observed on-or near the site or•are known to be on or near the site: (see next page) None Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None c. Is the site part of a migration route? If so, explain No d. Proposed measures to preserve or enhance wildlife, if any: None 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy electric. natural qa'oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The above items will be used for lighting and heating purposes . b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Project to comply with Washington State Energy Code . 7. ENVIRONMENTAL HEALTH 6 / t Environmental Checklist 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. No 1) Describe special emergency services that might be required. None 2) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example:.traffic,-:construction, •operation, other)? Indicate what hours noise would come from the site. Normal construction noise . 3) Proposed measures to reduce or control noise impacts, if any: Normal construction methods . 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Current Use : Single family Adjacent : N . Multi family , E . & IL -Single famliy-W . Power Eased. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. . There are two residences on the property which will be retained and remodeled as part of the project . d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? RM- I f. What is the current comprehensive plan designation of the site? 7 V k Environmental Checklist g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not to our knowledge . i. Approximately how many people would reside or work in the completed project? + 2 people per unit = 36 j. Approximately how many people would the completed project displace? +4 k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Project will meet current code requirements . 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 18 middle income housing b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None . Existing single family unit will be remodeled . c. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 35 ' ,-wood siding & composition roofing b. What views in the immediate vicinity would be altered or obstructed? No c. Proposed measures to reduce or control aesthetic impacts, if any: N/A 8 I Er iironmental Checklist LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? No b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None '13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. Done c. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Site will be served from Sunset Blvd . N . E . 9 If J. Environmental Checklist b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes ; Not known c. How many parking spaces would the completed project have? How many would the project eliminate? 38 stalls , - None d. Will the proposal require any new roads or streets,-or improvements to.existing roads or streets, not including driveways? If so, generally describe:(indicate whether.public or private? N o e. Will the project use (or occur in the immediate ..vicinity:of) water,:=rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be ,generated by the completed.project? If known, indicate when peak volumes would occur. Not known at this time . g. Proposed measures to reduce or control transportation impacts, if any: None 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. No b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse. service, telephone)sanitary sewerrsebtic system)other. 10 • Z Ern ronmental Checklist b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Existing utilities will be extended to site to service the project . A new sanitary sewer system will be installed . C SIGNATURE .1, 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 upon this•checklist.should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Cleor E . ri6ryove .t..C7to Date: 2-C- 140/ i Gct r 11 r Environmental Checklist D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and programs. You do not need to fill out these sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. . .When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water, emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 12 DEVELOPMENT SERVICES DIVISIC WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED ;MODIFIED COMMENTS REQUIREMENTS: ;I'. BY: BY _ : Calculations, Survey, Drainage Control Plans Drainage Report 2 Elevations, Architectural3AND4 . Elevations, Grading 2 Existing Covenants.(Recorded Copy)4 Existing Easements (Recorded Copy) 4 Flood Plain Map,•if applicable a Floor Plans 3AND4 Geotechnical ReportAHo3 Grading Plan, Conceptual 2 Grading Plan, Detailed s King County Assessor's Map Indicating Site4 Landscaping Plan, Conceptual< Legal Description 4 List of Surrounding•Property.Ownersa Mailing Labels for Property Owners 4 Map of Existing Site.Conditions;4 Master Application Form 4 Monument Cards(one per monument) , Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions(PMTs) Postage 4 Public Works Approval Letters Title Report or Plat Certificate 4 Topography Map (5' contours)3 Traffic Study 2 �VR. Tree CuttingNegetation Clearing Plan 4 Utilities Plan, Generalized 2 Wetlands Delineation Mapa B Wetlands Planting Plan 4 Wetlands Study 4 f:?/,) This requirement may be waived by: 1. Property Services Section PROJECT NAME: (1 JY) f I1ef;9 j! f vt�►'i�; i�� 2. Public Works Plan Review Section 3. Building Section DATE: I/_t1 e 7 4. Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9800110 Amount : 1, 521 . 76 01/07/98 15 :45 Payment Method: FIN Notation: #28971 NEW CONCP Init : LMN Project # : LUA98-003 Type: LUA Land Use Actions Parcel No: 311990-0030 Site Address : 821 SUNSET BL NE Total Fees : 1, 521 . 76 This Payment 1, 521 . 76 Total ALL Pmts : 1, 521 . 76 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0017 Site Plan Approval 1, 000 . 00 000 . 05 . 519 . 90 .42 . 1 Postage 21 . 76 trP Y r%rat v 17-7/ u **************************************************************** City of Renton WA Reprinted: 02/09/98 10:32 Receipt **************************************************************** Receipt Number: R9800750 Amount: 100.00 02/09/98 10:31 Payment Method: CHECK Notation: #29143 NEW CONCE Init: LMN Pro jec<:_LUA98-003 ,Type: LUA Land Use Actions Parcel No: 311990-0030 Site Address: 821 SUNSET BL NE Total Fees: 1,621.76 This Payment 100.00 Total ALL Pmts: 1,621.76 Balance: .00 **************************************************************** Account Code Description Amount 000.345.81.00.0019 Variance Fees 100.00 • r '"'r -GEOTECHNICAL ENGINEERING STUDY - ti-g 0 CRYSTAL HEIGHTS '' 821 SUNSET BOULEVARD t->= RENTON, WASHINGTON �r , X 1.qi- 4 - Iv u :„4._t`:' E-7870 4 . . y,.a , r ., Se• ptember 24, 1997 1.� PREPARED FOR �' NEW CONCEPT HOMES 14444;a, 5 KyleR. ampbell, P.E.. e; 4, Manager of Geotechnical Services �N?:L'�: fi q/S/`� Si '7 IEXPIRES 2 /3/,999 Douglas S. Lynne, P.E. s Project Engineer41 ., rf,�sr �i• k .1.`•'it :f Earth Consultants, Inc. "'d..x .- " t . ".Y . 1805 - 136th Place Northeast, Suite 201 -` ,f1`' '' '=� ` `E ' ':• Bellevue, Washington 98005 ,,;..E, �k , (206) 643-3780 r.,,,. ti' i ,... a r_. y ,;x sn-',X r mK . k`,. . .-,.-: .1 'r" t i v'-.;,. '� , •}� a :4 i , Ir �' r`...d � � �� �}y'.� N-1i ' '1t5 k b1!,•. _e�• 'ro� a' •.x2: _ ':�. r;.t... _ _. 'i�.: a..l::.. ..��_�?4_:'-4n�.=`.0 :1„.7•._�:'s 9x , IMPORTANT INFORMATION ABOUT YOUR GEOTECHNICAL ENGINEERING REPORT More construction problems are caused by site subsur- technical engineers who then render an opinion about face conditions than any other factor. As troublesome as overall subsurface conditions,-their likely reaction to subsurface problems can be, their frequency and extent proposed construction activity,and appropriate founda- have been lessened considerably in recent years,due in tion design. Even under optimal circumstances actual large measure to programs and publications of ASFE/ conditions may differ from those inferred to exist. The Association of Engineering Firms Practicing in because no geotechnical engineer, no matter how the Geosciences. qualified,and no subsurface exploration program, no matter how comprehensive,can reveal what is hidden by The following suggestions and observations are offered to help you reduce the geotechnical-related delays, earth, rock and time.The actual interface between mate- cost-overruns and other costly headaches that can rials may be far more gradual or abrupt than a report occur during a construction project. 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 A GEOTECHNICAL ENGINEERING impact. For this reason, most experienced owners retain their REPORT IS BASED ON A UNIQUE SET geotechnical consultants through the construction stage,to iden- tify variances.conduct additional tests which may be OF PROJECT-SPECIFIC FACTORS needed,and to recommend solutions to problems A geotechnical engineering report is based on a subsur- faceencountered on site. exploration plan designed to incorporate a unique SUBSURFACE CONDITIONS set of project-specific factors.These typically include: the general nature of the structure involved,its size and CAN CHANGE configuration; the location of the structure on the site and its orientation; physical concomitants such as Subsurface conditions may be modified by constantly- access roads. parking lots,and underground utilities, changing natural forces. Because a geotechnical engi- and the level of additional risk which the client assumed neering report is based on conditions which existed at by virtue of limitations imposed upon the exploratory the time of subsurface exploration,construction decisions program.To help avoid costly problems,consult the should not be based on a geotechnical engineering report whose geotechnical engineer to determine how any factors adequacy may have been affected by time.Speak with the geo- which change subsequent to the date of the report may technical consultant to learn if additional tests are affect its recommendations. advisable before construction starts. Unless your consulting geotechnical engineer indicates Construction operations at or adjacent to the site and otherwise, your geotechnical engineering report should not natural events such as floods,earthquakes or ground- be used: water fluctuations may also affect subsurface conditions •When the nature of the proposed structure is and,thus, the continuing adequacy of a geotechnical changed. for example, if an office building will be report.The geotechnical engineer should be kept erected instead of a parking garage,or if a refriger- apprised of any such events.and should be consulted to ated warehouse will be built instead of an unre- determine if additional tests are necessary. frigerated one; .when the size or configuration of the proposed GEOTECHNICAL SERVICES ARE structure is altered; PERFORMED FOR SPECIFIC PURPOSES •when the location or orientation of the proposed AND PERSONS structure is modified; •when there is a change of ownership, or Geotechnical engineers' reports are prepared to meet •for application to an adjacent site. the specific needs of specific individuals. A report pre- Geotechnical engineers cannot accept responsibility for problems pared for a consulting civil engineer may not be ade- which may develop if they are not consulted after factors consid- quate for a construction contractor, or even some other ered in their report's development have changed. consulting civil engineer. Unless indicated otherwise, this report was prepared expressly for the client involved and expressly for purposes indicated by the client. Use MOST GEOTECHNICAL "FINDINGS" by any other persons for any purpose,or by the dient ARE PROFESSIONAL ESTIMATES for a different purpose, may result in problems. No indi- vidual other than the client should apply this report for its Site exploration identifies actual subsurface conditions intended purpose without first conferring with the geotechnical only at those points where samples are taken,when engineer.No person should apply this report for any purpose they are taken. Data derived through sampling and sub- other than that originally contemplated without first conferring sequent laboratory testing are extrapolated by geo- with the geotechnical engineer. TABLE OF CONTENTS E-7870 PAGE INTRODUCTION 1 General 1 Project Description 1 SITE CONDITIONS 3 Surface 3 Subsurface 3 Groundwater 4 Laboratory Testing 5 DISCUSSION AND RECOMMENDATIONS 6 General 6 Site Preparation and Grading 7 Foundations 9 Retaining Walls 12 Slab-on-Grade Floors 13 Seismic Design Considerations 14 Excavations and Slopes 15 Site Drainage 17 Utility Support and Backfill 19 Pavement Areas 19 LIMITATIONS 21 Additional Services 22 APPENDICES Appendix A Field Exploration Appendix B Laboratory Testing ILLUSTRATIONS Plate 1 Vicinity Map Plate 2 Test Pit Location Plan Plate 3 Typical Footing Subdrain Detail Plate 4 Typical Utility Trench Plate Al Legend Plates A2 through A7 Test Pit Logs Plate B1 and B2 Grain Size Analyses Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY CRYSTAL HEIGHTS 821 SUNSET BOULEVARD RENTON, WASHINGTON E-7870 INTRODUCTION General This report presents the results of the geotechnical engineering study for the Crystal Heights townhouse development located at 821 Sunset Boulevard, 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 provide recommendations for site preparation, as well as present geotechnical information for the proposed site development. Project Description At the time our study was performed, the site, and exploratory locations were approximately as shown on the Test Pit Location Plan, Plate 2. We understand the site is to be developed with eight townhomes. Construction is anticipated to be wood frame with conventional concrete foundations. Due to existing topography, retaining walls up to about eight feet are anticipated for some of the foundation walls. The remainder of the site will be asphalt drive areas and associated landscaping. Grade modifications are anticipated to be in the range of four to eight feet. Based upon our experience with similar structures, we anticipate structural loading to fall within the following ranges, including maximum dead plus live loads: • Wall footings - 2 to 3 kips per lineal foot • Maximum column load - 50 to 70 kips • Slab loads - 150 pounds per square foot (psf) If the above design criteria are incorrect or change, we should be notified and allowed to review our recommendations in light of actual design information. In any case, it is recommended that Earth Consultants, Inc. be retained to perform a general review of the final construction design. Earth Consultants,Inc. • � , 411 • Earth Consultants Inc. Geotechnical Engineers.Geologists&Environmental Scientists September 24, 1997 E-7870 New Concept Homes 146-7870 Northeast 8th Street, Suite 135 Bellevue, Washington 98007 Attention: Mr. Herbert Mull Dear Mr. Mull: We are pleased to submit our report titled "Geotechnical Engineering Study, Crystal Heights, 821 Sunset Boulevard, Renton, Washington." This report presents the results of our field exploration, selective laboratory tests, and engineering analysis, as well as geotechnically related recommendations for the proposed site development. The purpose and scope of our study was outlined in our August 4, 1997 proposal. Based on the subsurface conditions encountered at the above referenced site, it is our opinion that the proposed townhomes may be supported by shallow spread footings bearing on structural fill or competent native soil, provided that the recommendations contained in this report are incorporated into the construction specifications. If you or your consultants have any questions about the content of this report, or if we can be of further assistance, please call. Respectfully submitted, EARTH CONSULTANTS, INC. Kyle R. Campbell, P.E. Manager of Geotechnical Services DSL/KRC/kml 1805-136th Place N.E.,Suite 201,Bellevue,Washington 98005 Bellevue(206)643-3780 Seattle(206)464-1584 FAX(206)74-608-60 Tacoma(206)272-6608 • GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 2 SITE CONDITIONS Surface The site covers approximately two acres and is located at 821 Sunset Boulevard. The parcel is bounded by the 1-405 right-of-way to the north, by single-family residences to the east and west and by Sunset Boulevard to the south. Site drainage is to the north with the majority of the drop in elevation located in the 'northern portion of the parcel. Overall drop is approximately thirty feet from the south property line to the north property line. Currently the parcel is developed with two single-family residences. Vegetation consists of the landscaping associated with the residences and blackberries. There are a few trees associated with the homes scattered across the parcel. Subsurface The site was explored by excavating six test pits at the approximate locations shown on Plate 2. Detailed descriptions of the conditions encountered at each location explored are presented on the Test Pit Logs, Plates A2 through A7. A description of the field exploration methods is included in Appendix A. Below is a generalized description of the subsurface conditions encountered. In general, the site is underlain by silty sand and sandy silt (Unified Soil Classification SM and ML) to the maximum exploration depth of eleven feet beneath the existing grades. Locally the native soil grades to poorly graded sand with silt (SP-SM) and silty gravel (GM). Native soil is typically medium dense in the upper three to seven feet becoming dense to very dense at this depth. Fill was also observed on the site to depths of at least eleven feet. The fill consisted of silty sand with gravel (SM) and was observed to be medium dense becoming denser with depth. The fill was observed in the northwestern portion of the parcel, although it is possible that there are fills associated with the existing residences scattered across the site. Earth Consultants,Inc. ` GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 3 Groundwater Moderate to heavy groundwater seepage was observed in Test Pits TP-1 and TP-2 at depths ranging from six and one-half (6.5) feet to ten and one-half (10.5) feet during the site exploration. It is important to note that groundwater seepage is not constant; thus, one may expect fluctuations in the volume and location depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, groundwater seepage is greater during the wetter winter months (typically October through May). Laboratory Testing Laboratory tests were conducted on several representative soil samples to verify or modify the field soil classification of the units encountered and to evaluate the general physical properties and engineering characteristics of the soils encountered. Visual classifications were supplemented by index tests, such as sieve analysis tests, and moisture content tests on representative samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual test pit log or on a separate data sheet contained in Appendix B. However, it is important to note that these test results may not accurately represent the overall in-situ soil conditions; our geotechnical recommendations are based on our interpretation of these test results. 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. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, it is our opinion that the site can be developed generally as planned provided the recommendations contained in this report are incorporated into the final design. In our opinion, the proposed structures may be supported on spread footings bearing on structural fill or competent native soils. Of some concern on this site is the potential for groundwater seepage, particularly in the vicinity of Test Pits TP-1 and TP-2. In our opinion, it would be prudent to install an interceptor drain in this area prior to earthwork operations to reduce the potential for unstable conditions. These and other geotechnically related aspects of the project are discussed in the following sections of this report. Earth Consultants,Inc. GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 4 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 New Concept Homes and its representatives. No warranty is expressed or implied. It is recommended that this report, in its entirety, be included in the project contract documents for the information of the contractor. Site Preparation and Grading Construction areas should be stripped and cleared of existing vegetation, topsoil, and other deleterious materials. Stripped organic materials should not be mixed with soils to be used as structural fill. Following the stripping and clearing procedures, the earthwork operations can commence to provide the design grades. The ground surface where structural fill or foundations are to be placed should be proofrolled. An Earth Consultants, Inc. representative should observe proofrolling operations. Soil in loose or soft areas, if recompacted and still excessively yielding, should be overexcavated and replaced with structural fill to a depth that will provide a stable base. Soils exposed in all of the test pits are moisture sensitive due to their relatively high fines content. As such, in an exposed condition they will become disturbed from normal construction activity especially when in a wet or saturated condition. Once disturbed, in a wet condition, they will be unsuitable for support of foundations or pavements. Therefore, during construction where these soils are exposed and will support new structures, care must be exercised not to disturb their condition. If disturbed conditions develop, the affected soils must be removed and replaced with structural fill. The depth of removal will be dependent on the level of disturbance developed during construction. Given the above, a summer earthwork construction schedule is recommended. Structural fill is defined as compacted fill placed under foundations, roadways, slabs, pavements, or other load-bearing areas. Structural fill under foundations should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum 90 percent of its maximum dry density in accordance with ASTM Test Designation D-1557 (Modified Proctor). The fill materials should be placed at or near the 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 density. Earth Consultants,Inc. • GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 5 In our opinion, the placement of fill on slopes is generally acceptable, however, where the slope exceeds 25 percent, the fill should be keyed and benched into the slope. This process consists of excavating a keyway at the toe of the planned fill. The keyway should have a width of about six to eight feet and a depth of two feet into medium dense to dense native soil. The slope above the keyway should then be cut into a series of horizontal to slightly inward sloping benches. Typically, the benches are excavated with a small bulldozer as the fill is brought up. The width of the benches will vary with the gradient of the slope, usually the gentler the slope, the wider the benches. Laboratory tests indicate the majority of native soil expected to be exposed in excavations has a wide range of silt content from 11 percent up to 90 percent and natural moisture contents ranging from 3 to 24 percent. Due to the moisture content of the existing soils, it appears that the existing soil may be suitable for use as structural fill in its present condition. However, due to the wide range of silt content, on site material is not considered suitable for use as a wet weather fill and should the material become wet and not compactible, it should either be removed from the site or used in landscaping areas. Structural fill which is to be placed in wet weather should consist of a granular material with a maximum size of three inches and no more than five percent fines passing the No. 200 sieve, based on the minus 3/4-inch fraction. During dry weather, most compactible non-organic soil can be used as structural fill. It is recommended that any structural fill planned for on site use be submitted to ECI for approval prior to import. Foundations Based on the encountered subsurface soil conditions, preliminary design criteria, and assuming compliance with the preceding Site Preparation and Grading section, the proposed structures may be supported on compacted fill or on competent native soils. It may be necessary to overexcavate the existing fills in order to provide adequate support for the buildings. We anticipate that overexcavation will not extend further than two feet down from footing subgrade. Earth Consultants,Inc. GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 6 The foundations may be designed for an allowable soil bearing capacity of three thousand (3,000) pounds per square foot (psf) when bearing on structural fill, or on competent native soil. Due to potential cutting and filling for some of the building sites, footings may bear on a transition zone from native, undisturbed soil to compacted fill. We recommend using addii Tonal reinforcement in the transitional area in order to help reduce the potential for cracking from differential settlement between the fill portions of the foundation supported by and native soil, or footings may be extended to native soil. Footings should be at least twelve (12) inches in width and extend to a depth of at least eighteen (18) inches below the lowest adjacent finished subgrade or interior floor slab surface. The ,:above allowable soil bearing value is for dead plus live loads and may be increased one- third for combined dead, live, wind, and seismic forces. With footing support obtained as described, total settlements are expected to be less than one inch for foundations. Differential settlements are expected to be about one-half of an inch. The majority of the anticipated settlement should occur during construction as the dead loads are applied. Lateral loads can be resisted by friction between the foundation and the supporting native or compacted fill subgrade or by passive earth pressure acting on the buried portions of the foundations. The foundations must be poured "neat" against the existing soil or backfilled with a compacted fill meeting the requirements of structural fill: • Passive pressure = 350 pcf equivalent fluid weight • Coefficient of friction = 0.40 Note that the above values include a factor-of-safety of 1 .5. It is recommended that all footing excavations be observed by a representative of ECI, prior to placing forms or rebar, to verify that exposed soil conditions are as anticipated in this report, and/or provide suitable modifications in the design, as required. Earth Consultants, Inc. • GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 7 Retaining Walls Retaining walls and foundation walls that will act as retaining walls should be designed to resist lateral earth pressures imposed by the retained soils. Walls that are designed to yield can be designed to resist the lateral earth pressure imposed by an equivalent fluid with a unit weight of thirty-five (35) pounds per cubic foot (pcf). The equivalent fluid weight should be increased to fifty (50) pcf for walls that are restrained at the top from free movement. The preceding values are based on horizontal backfill. For walls allowed to yield with backfill slopes up to 2H:1V, an equivalent fluid weight of 60 pcf should be used for design. For walls restrained at the top with backfill slopes up to 2H:1V, the equivalent fluid weight should be increased to 75 pcf. The equivalent fluid weights are based on level or sloping backfill defined above, and that surcharges due to hydrostatic pressures, traffic, structural loads, backfill sloping steeper than 2H:1V or other surcharge loads will not act on walls. If such surcharges are to apply, they should be added to the above design lateral pressures. Retaining walls should be backfilled with a free-draining material conforming to the WSDOT specification for gravel backfill for walls (WSDOT 9-03.12(2)). The free-draining material should extend a minimum of eighteen (18) inches behind the wall. The remainder of the backfill should consist of structural fill. A perforated drain pipe should be placed at the base of the wall. Drain pipes located in the free-draining backfill soil should be perforated with holes less than 1/2-inch in diameter. The drain pipe should be surrounded by a minimum of one cubic foot per lineal foot with clean rock and wrapped with a filter fabric. Slab-on-Grade Floors Slab-on-grade floors may be supported on existing competent or recompacted soil or on structural fill. Should loose soil be present at the slab subgrade elevation, it should be compacted to the requirements of structural fill. Any disturbed subgrade soil must either be re-compacted or replaced with structural fill. The slab should be provided with 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. The vapor barrier should be sealed at the seams and care taken during construction to not damage it. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in curing of the concrete. Earth Consuttants,Inc. • • GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 8 Seismic Design Considerations The Puget Sound region is classified as Seismic Zone 3 by the Uniform Building Code (UBC). The largest earthquakes in the Puget Sound region have been subcrustal events, ranging in depth from 30 to 55 miles. Such deep events have exhibited no surface faulting. The UBC earthquake regulations contain a static force procedure and a dynamic force procedure for design base shear calculations. Based on the encountered soil conditions, it is our opinion that a site coefficient of 1.2 should be used for the static force procedure, as • outlined in Section 1628 of the 1994 UBC. For the dynamic force procedure outlined in Section 1629 of the 1994 UBC, the curve for Rock and Stiff Soils (soil type 1) should be used on Figure 23-3, Normalized Response Spectra Shapes. Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. The effects of liquefaction may be large total and/or differential settlement for structures with foundations founded in the liquefying soils. 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 for short periods of time. To have potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium-dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. Based on the subsurface information obtained during our field exploration, it is our opinion that the liquefaction potential at the site is minimal due to the density of the soil encountered, and the absence of an established groundwater table. Excavations and Slopes In no case should excavation slopes be greater than the limits specified in local, state and federal safety regulations. As described in the current Occupational Safety and Health Administration (OSHA) regulations, the native soils would classify as a Type "B". Therefore temporary cuts greater than four feet in height, should be sloped at an inclination no steeper than 1 H:1 V. The existing fill classifies as Type "C" in accordance with OSHA regulations. Therefore, temporary slopes greater than four feet in height should be inclined no steeper than 1 .5H:1V. If slopes of this inclination, or flatter, cannot be constructed, or if excavations greater than twenty (20) feet in depth are required, temporary shoring may be necessary. This shoring would help protect against slope or excavation collapse, and would provide protection to workmen in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria, if requested. Earth Consultants,Inc. • GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 9 Permanent slopes should be inclined no greater than 2H:1V. If this inclination cannot be maintained, this office should be contacted to review the design and construction criteria. We also recommend that all cut slopes be examined by Earth Consultants, Inc. during excavation to verify that conditions are as anticipated. Supplementary recommendations can then be developed, if needed, to improve the stability, including flattening of slopes or installation of drainage. In any case, water should not be allowed to flow uncontrolled over the top of any slopes. The above information has been provided solely as a service to our client. Under no circumstances should the above information be interpreted to mean that this office is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. Site Drainage Moderate to heavy groundwater seepage was observed in Test Pits TP-1 and TP-2 at depths ranging from six and one-half (6.5) feet to ten and one-half (10.5) feet during the site exploration. It appears that groundwater may present construction related problems while excavating the foundations or the utilities. In order to reduce the potential for construction related problems from seepage, we suggest the placement of an interceptor drain in the upper portion of the site either prior to earthwork operations or early in the construction schedule. The actual location and depth of the drain should be established early by an ECI representative during earthwork operations. Should groundwater seepage be encountered in any 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, such as a nearby storm drain. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. It is recommended that the appropriate locations of subsurface drains, if needed, be established during grading operations by this office, at which time the seepage areas may be more clearly defined. Earth Consultants, Inc. • • GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 10 The site should be graded such that surface water is directed off the building sites. Water should not be allowed to stand in any area where structures, slabs or driveways are to be constructed. During construction, loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades should allow for drainage away from the structure foundations.. The ground should be sloped at a gradient of three percent for a distance of at least ten feet away from the structures in landscape areas. This gradient may be reduced to two percent in paved areas. We recommend that footing drains be installed around the perimeter of the buildings just •below the invert of the footing with a gradient sufficient to initiate flow. Under no circumstances should roof downspout drain lines be connected to the footing drain system. We suggest that you install cleanouts at several accessible locations for the periodic maintenance of the footing drain and downspout tightline systems. The purpose of the footing drains is to reduce the potential for water collecting in the backfilled footing excavations, which could lead to interior moisture problems. A typical detail is provided on Plate 3. 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 be 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 twelve (12) inches above the crown of the pipe before any 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 (12) inches. 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 New Concept Homes E-7870 September 24, 1997 Page 11 Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, we recommend the subgrade be treated and prepared as described in the Site Preparation and Grading 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) and be stable. It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Therefore, replacement with structural fill or crushed rock may be needed to stabilize these localized areas. The following pavement sections are recommended for lightly loaded areas: • 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 inches of ATB. Asphalt concrete (AC), asphalt treated base (ATB), and crushed rock base (CRB) materials should conform to WSDOT specifications. The use of Class B asphalt is suggested. All rock base should be compacted to at least 95 percent of the ASTM D-1557 laboratory test standard. Earth Consultants,Inc. • • GEOTECHNICAL ENGINEERING STUDY New Concept Homes E-7870 September 24, 1997 Page 12 LIMITATIONS Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses,the design information provided to us by you, and our experience and engineering judgement. 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, ECI should be requested to re-evaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Additional Services This office will be available to provide consultation services relating to review of the final design and specifications to verify that our recommendations have been properly interpreted and implemented in the approved construction plans and specifications. In addition, it is suggested that this office be retained to provide geotechnical services during construction to observe compliance with the design concepts and project specifications, and to facilitate design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. It should be noted that it is generally in the best interests of the owner/client to maintain the same Soils Engineer during construction in order to obtain the project objective, with optimum quality control. 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Y.7f µy::� *l � ; V L � (n I� 1 b �j t y _ E r' :M. .ice I = as 9) r 1 , '11 1..4 e€>i Little i�.b •' '� t O v _ _. a) i Syr ., r .w..;. jry r l Li j W Ot "„ '` `�''"j r. .n,y - :r i 1 iN6,t y w i I,,, sl� U to o L..} --'v. ]w ki 1 M t'it31 r:, ry z CD 1 �� ice, U o t �:lLw wVy j � - - d' ,K rt is1b f �fi�c31tUC1 . 3c AV1H , + t . „wows- t C / i V.wl r T~ # .d" +'_y `r r �iY} `..d i w 4 4 M I t %� j ��C I 4 „ �q4�LY Iryf b+j ! tr U x .c ,- ,,•-* - tY as " a CD i k 111 L I ° CEO a) a)t- j� , .i L a) C >, Mr xx P • 150 160 170 180 190 \ I I r TP-3 1 —�- 1 Existinpi -a-- TP-2 Bid #3 1TP-1 _ IToRemain_I i /30 La Bldg.#1 I Bldg.#5 --- ‘ / 1 1 Q. *TP-6 2 \Bldg.#2 i----1 --a- 1 I (0 T B1d..#a I Existing P-5 ro Remair i I 1 I 'so 160 170 I 180 I I -----I LEGEND 0 TP-1 -!- Approximate Location of ECI Test Pit, Proj. No. E-7870, Sept. 1997 11 Proposed Building Approximate Scale r—j 0 25 50 100ft. i Existing Building i---I iN 'pr A\ Test Pit Location Plan JI/yl{� Earth Consultants Inc. Crystal Heights 1 it \i Ge«tthniail Engineers. 6 Environmental Scientists Renton, Washington Proj. No. 7870 I Drwn. GLS I Date Sept. '97 Checked DSL I Date 9/24/97 I Plate 2 0 • e O 1D q0 �--. Slope To Drain .;P . . , e. •o . f i . D t J : . •° .ee 6 inch min. , 0 .O q: ,o ... .o,;°e.p..••: :.•.b. /° 0 % ;-%.: - 18 inch min. :o•,e a e`.•' •,• '• . .'. •.:••. ° o•• e o e e° • 4 inch min. :-: e °, - •q-••• •O.' :•.. ••' •° Diameter - - O O°. O . O t Perforated Pipe— • :-':- ° e : • e • ' ' -' • eo e . o , o -- Wrapped in Drainage •° • • -•.4 o°eeo oo°o oeee •Fabric = n ., '_ - - - 2 inch min. 2 inch min. / 4 inch max. 12 inch 1. min. SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING LEGEND s- '.• Surface seal; native soil or other low permeability material. - -.• Fine aggregate for Portland Cement Concrete; Section 9-03.1(2) of the ° WSDOT Specifications. O 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 Mirafi 140 Filter Fabric or equivalent. /P.; -ik 411\ TYPICAL FOOTING SUBDRAIN DETAIL '� Earth Consultants Inc. Crystal Heights 11/ ii v ^k' �Geologists`E'""""' " i Sci entists Renton, Washington Proj. No. 7870 I Drwn. GLS I Date Sept. '97 Checked DSL I Date 9/24/97 I Plate 3 ,, • Non-Load Supporting Floor Slab or Areas Roadway Areas Wi�r '• `:l— xG �42.1I A ° ° °^ „° ° Varies 0 00o 9G 0 °• 0 5 0 0 0 5�n A 95 r 1 Foot Minimum Backfill L l 80 90 Varies :::::::.;-: :::::,;:.:',:.,::.'-. :1.{^ ....----.... ... moo: ` U.o•vad PIPE o.•.:c,:o.:. " t A o• OO °'•0 0 O:•o' �•OO o�•:O• .o:o°o.. e�o•o:duo Bedding ?. :.•o•:... o o. .••• C Varies 000' O`er.. O, GQO• Q. o 0'0 p.• •• 0• O• O. .00o.•.•�• o :nO�:a;Oo p°OcnQ�o00',Q:a.';oac-c°�o64 • LEGEND: Asphalt or Concrete Pavement or Concrete Floor Slab . 0 0 ••o.' 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. 95 Minimum Percentage of Maximum Laboratory Dry Density as Determined by ASTM Test Method D 1557-78 (Modified Proctor), Unless Otherwise Specified in the Attached Report Text. ..,•. o...x,,,C Bedding Material; Material Type Depends on Type of Pipe and 5o•a0 p*, Laying Conditions. Bedding Should Conform to the Manufacturers Recommendations for the Type of Pipe Selected. ,p*: ‘��, ,i*� TYPICAL UTILITY TRENCH FILL lie�� �1��d Eartherg'^Consult`Ff�ants'� Inc. Crystal Heights lu� �« � Renton,-Washington Proj. No. 7870 I Drwn. GLS 'Date Sept. '97 Checked DSL 'Date 9/24/97 !Plate 4 • APPENDIX A E-7870 FIELD EXPLORATION Our field exploration was performed on August 27, 1997. The subsurface conditions at the site were explored by excavating seven test pits to a maximum depth of ten feet below the existing ground surface. The test pits were excavated by Fiveball Construction using a track mounted excavator. The approximate test pit locations were estimated by topographic features and on site landmarks. The locations 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 engineer from our firm, who classified the soils encountered and 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 which is presented on Plate Al, Legend. Logs of the test pits are presented in the Appendix on Plates A2 through A7. 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 placed in closed containers and returned to our laboratory for further examination and testing. Earth Consultants,Inc. • MAJOR DIVISIONS GRAPH LETTER TYPICAL DESCRIPTION SYMBOL SYMBOL b d d t GW Well-Graded Gravels,Gravel-Sand Gravel eQ o • g And Clean Gravels .N nnan W Mixtures, Little Or No Fines Gravelly (little or no fines) M r I GP Poorly-Graded Gravels,Gravel- Coarse Soils Grained ` - 1 - I • gp Sand Mixtures, Little Or No Fines Soils More Than GM Silty Gravels,Gravel-Sand- 50% Coarse Gravels With gm Silt Mixtures Fraction Fines(appreciable Retained On amount of fines I GC Clayey Gravels, Gravel-Sand- No. 4 Sieve gc Clay Mixtures Sand it •0 00 'a SW Well-Graded Sands, Gravelly And Clean Sand o o' o SW Sands, Little Or No Fines Sandy (little or no fines) * y ;:.t�:c . ,t:>:::;:i^: SP Poorly-Graded Sands, Gravelly Fore Than Soils i;,Qw3o*Q S Sands, Little Or No Fines EO% Material p Larger Than More Than No.200 Sieve1 i SM Silty Sands, Sand- Silt Mixtures Size 50% Coarse Sands With Sm Fraction Fines(appreciable Passing No.4 amount of fines) SC Sieve SC Clayey Sands, Sand-Clay Mixtures ML Inorganic Silts&Very Fine Sands,Rock Flour,Silty- rpl Clayey Fine Sands;Clayey Silts w/Slight Plasticity Fine Silts Liquid Limit , CL Inorganic Clays Of Low To Medium Plasticity, Grained And Less Than 50 �� CI Gravelly Clays, Sandy Clays, Silty Clays, Lean Soils Clays 11I 1 I 1 I OL Organic Silts And Organic I I I I I I PI Silty Clays Of Low Plasticity MH Inorganic Silts, Micaceous Or Diatomaceous Fire More Than mh Sand Or Silty Soils 50% Material Silts Smaller Than And Cl GLiquid te LimitTh CH Inorganic Clays Of High No.200 Sieve Clays rear an 50 � Ch Plasticity, Fat Clays. Size // / OH Organic Clays Of Medium To High l l /� Oh Plasticity, Organic Silts `fir. `'rr _`tom, pT Peat, Humus, Swamp Soils Highly Organic Soils (rQ„t r st r, st r, pt With High Organic Contents E. Topsoil 4, y'' Humus And Duff Layer Hlyhly Variable Constituents ����������� Fill .�♦�.�.����� 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. DUAL SYMBOLS are used to Indicate borderline soil classification. C TORVANE READING,tsf I 2'O.D. SPLIT SPOON SAMPLER cii PENETROMETER READING,tsf V,. MOISTURE, %dry weight II 24' I.D. RING OR SHELBY TUBE SAMPLER P SAMPLER PUSHED SAMPLE NOT RECOVERED i WATER OBSERVATION WELL p.:f DRY DENSITY, lbs. per cubic ft. L._ LIQUID LIMIT, % SZ DEPTH OF ENCOUNTERED GROUNDWATER P, PLASTIC INDEX DURING EXCAVATION 2 SUBSEQUENT GROUNDWATER LEVEL W/DATE I. �t1� 4a \ LEGEND 111(.-.,i Earth Consultants Inc. 16. ...A,luiii al 4]l}uucrs.( i,ko{L-As 6 1,ivin ognei dl Srx,uuts Proj. No. 7870 1 Date Sept'97 'Plate Al Tes: Pit Log •Project Name: Sheet of Crystal Heights 1 1 Job Na. Logged by: Date: Test Pit No.: 78i0 DSL 8/27/97 TP-1 Excavation Contactor: Ground Surface Elevation: Fly !ball Const. Notes U o .c m N o Surface Conditions: W L * ' a. 6 n (%) el3 m u a 0 3 L (N O 0, N SP-SM Brown poorly graded medium SAND with silt, medium dense, moist 1 • ° 2 6.5 ; ' • o 3 ? > 4 ,e 5 0 6 -moderate seepage (perched) at 6.5' SM Gray silty SAND,very dense, moist 17.1 8 d ° 9 «:::: SP-SM Gray poorly graded medium to coarse SAND with silt and gravel, 0 medium dense,wet 10.8 •° 10 -caving due to seepage -moderate seepage 11 Test pit terminated at 11.0 feet below existing grade. Moderate groundwater seepage encountered at 6.5 and 10.5 feet during excavation. r 0- o- 0- iti.t k, A. Test Pit Log IIEarth Consultants Inc. Crystal Heights r Ct ®'Engr' ,Geologists °Environmental "ists Renton, Washington J F Proj.t'o. 7870 Dwn. GLS Date Sept. '97 Checked DSL Date 9/19/97 Plate A2 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 information presented on this log. Test Pit Log Proje:t Name: Sheet of Cr,rstal Heights 1 1 Job t.o. Logged by: Date: Test Pit No.: 78'0 DSL _ 8/27/97 TP-2 Exca'ation Contactor: Ground Surface Elevation: Fiv eball Const. Note:: U — o r o o Surface Conditions: W L } ' a t%) a g m u a 7 g L N O 00 SM Brown silty medium SAND, medium dense, moist 8.6 2 ..:.r 3 4 19.9 ` 5 -iron oxide staining E_ -becomes wet 6 -increase in gravel content • -perched seepage, 3'diameter boulder ML Gray sandy SILT,very dense, moist - 23.5 8 9 10 11 Test pit terminated at 11.0 feet below existing grade. Heavy groundwater seepage encountered at 7.5 feet during excavation. r o- 0- P . g 4' Test Pit Log • �� Earth Consultants Inc. Crystal Heights • rL �'f m t / \1If// °`°"a�'a'E" ``°'°�m`�w �s� Renton, Washington r J Proj.t`o. 7870 Dwn. GLS Date Sept. '97 Checked DSL Date 9/19/97 Plate A3 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 information presented on this log. Tes'; Pit Log Project Name: Sheet of Crystal Heights 1 1 Job No. Logged by: Date: Test Pit No.: 7873 DSL 8/27/97 TP-3 Excav ation Contactor. Ground Surface Elevation: Five ball Const. Notes ° o r m o Surface Conditions: W r r + - a u (%) i m lL t7 N O N 0 SM FILL- Brown silty fine SAND with gravel, medium dense 1 • 9.7 j-•• 2 — •* s SM Brown silty fine SAND with gravel,very dense, moist 10.8 " 4 -becomes gray 5 6 7 8 9 11.1 10 — 11 Test pit terminated at 11.0 feet below existing grade. No groundwater encountered during excavation. r c 0- c Test Pit Log -i� /�/y op Earth Consultants Inc. Crystal Heights 'WP(`` C,eol n{cal Engineers,Ceob k IInWrorurenial Sdenri is � \ rr Renton,Washington J r Proj.No. 7870 Dwn. GLS Date Sept. '97 Checked DSL Date 9/19/97 Plate A4 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 information presented on this log. Test Pit Log Proje t Name: Sheet of Crystal Heights 1 1 Job t lo. Logged by: Date: Test Pit No.: 7870 DSL 8/27/97 TP-4 Exca.'ation Contactor: Ground Surface Elevation: Fn eball Const. Note.: u D N o Surface Conditions: W r a } ' a u (%) 7) m u. a OL 111 N N ��� SM FILL: Brown silty fine SAND, medium dense, moist 10.3 2 — ... 3 ♦.♦ 4 — -becomes dense .r...� 5 — ♦� 16.8 7 .....� 10 -iron oxide staining • 11 Test pit terminated at 11.0 feet below existing grade. No groundwater encountered during excavation. r P O d41V Test Pit Log mCat(14; - �i Earth Consultants Inc. C stal Hei hts r � 1�' i Crystal g m ccacuval EhgYres a envicorvmrai scScntlsts r Renton,Washington Proj.No. 7870 Dwn. GLS Date Sept. '97 Checked DSL Date 9/19/97 Plate A5 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 information presented on this log. Test Pit Log , Project Name: Sheet of Cry:tal Heights 1 1 Job Nc. Logged by: Date: Test Pit No.: 7871) DSL 8/27/97 TP-5 Excavz tion Contactor: Ground Surface Elevation: Five ball Const. Notes: o t m o Surface Conditions: W t . " a 0 .o (%) m 71 m LL t0 7 T C9 N N N • ML FILL- Brown SILT, medium dense, moist ��*a+ 2 12.0 brick ♦�♦ ♦�:�:� 3 4 23.8 ������ s — -becomes gray and dense ♦♦ 7 •�i�•' 8 Test pit terminated at 8.0 feet below existing grade. No groundwater encountered during excavation. r o- 0 Test Pit Log nin �( 10 Earth Consultants Inc. Crystal Heights `1) ` Gm""""ca` "s.c`°'°iAs"°Q"''`°""vn`a'sci"" Renton, Washington J rL Proj. Jo. 7870 Dwn. GLS Date Sept. '97 Checked DSL Date 9/19/97 Plate A6 Subsur=ace conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysi3 and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpn:tation by others of information presented on this log. • Test Pit Log Project Name: Sheet of Crystal Heights 1 1 • Job No. Logged by: Date: Test Pit No.: 78i'0 DSL _ 8/27/97 TP-6 Excavation Contactor: Ground Surface Elevation: Fiv:?ball Const. Notes U o .c o o Surface Conditions: W L } • a U (%) a gi m LL S L7 N O 00 •♦�♦�♦ SM ALL: Brown silty fine SAND with gravel, medium dense, moist ♦♦♦ ♦♦♦♦♦♦ 1 — ♦♦♦♦♦ 2 2.6 ♦ ♦ • ♦i♦i♦i 3 —' -cobbles • . a GM Gray silty GRAVEL,very dense, moist 5 I 6 9.8 7 _ SM Grades to gray silty SAND with gravel, dense, moist 10.2 8 • 9 10 i 11 Test pit terminated at 11.0 feet below existing grade. No groundwater encountered during excavation. r O• ,��� Test Pit Log m � - 4� Earth Consultants Inc. Crystal Heights m �� � ��r, Renton, Washington Proj.No. 7870 Dwn. GLS Date Sept. '97 Checked DSL Date 9/19/97 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 information presented on this log. SIEVE ANALYSIS HYDROMETER ANALYSIS , SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, U.S.STANDARD GRAIN SIZE IN MM O. CO (.o a M N _ O Oc0 M N 0 0 O O O O tj ---01i5N N v ,r co --0D O t0 O O O O O O p O O p O O O O O O O O 0 z kvS_.f__ LC) d CO N ,—r r cn in-- cow �� V 00 r N M d tO LID CO r N . r 100 r ..— -r _� • ii�n� 07 } �r ---.190 an III. 10 O " r NNW 0 3 80 �� 20 m ci 0 m ,o •t 0 I 30 m 0Z m cn r O —1 Z -n so 40 -I C▪ y Z O ............0v m R. ,-1.- OI•�ti D 50 50 73 . . cA r. _ m u) * 40 CO60 m m (-) � . ' �o -0 s -=-1 30 m -.-1J -- — $ c� I D" 20 CD 80 —I — cD a 10 o 90 I7 t" I I ITI-1-T I f IlTl-1-I T 1 IIIII I ► I III 1 100 O p N O 00 (D V CI N O W (D V CI N r W lD V M N r• 00 0 V MN 28 V M N -_ r O O O O O O O O O O D r GRAIN SIZE IN MILLIMETERS o N COARSE 1 FINE COARSE 1 MEDIUM I FINE FINES COBBLES GRAVEL SAND � I-- IV W m L CD z Boring or DEPTH DESCRIPTION Moisture LL PL u H. H. D KEY Test Pit No. (ft.) USCS Content (%) w r O Ul to `NIIIIEScn-o 0 TP-1 2 SP-SM Brown poorly graded SAND with silt 6.5 -- -- ET CD p--- TP-2 8 ML Gray sandy SILT 23.5 -- -- w 0.......••• TP-4 2 SM Brown silty SAND 10.3 -- -- • • DISTRIBUTION E-7870 4 Copies New Concept Homes 14670 Northeast 8th Street, Suite 135 Bellevue, Washington 98007 Attention: Mr. Herbert Mull 1 Copy Sconzo-Hallstrom Associates 919 - 124th Avenue Northeast Bellevue, WA 98005 Earth Consultants, Inc.