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LUA-06-138_Report 1
Agenda Galloway at the Highlands Meeting with City of Renton April 7, 2010 1. Elevation and Floor Plan of Existing Structure 2. Landscape Plan 3. North Side Elevations l I ! ' I , "--"--I . JI! ' ......... " I 1.8) I I • ~I I ! h""" "1L---1'J i w _______ "4ffiffilTffiJll I 11 0 i ----?i,\Jl I j ~ L-----i;.... p-~~-=j,,,.---"~----,---, c ~mc!.j!··, ,11J.Wllliii, L' ~'-U.: ' ' ' ' __________b ___ _ b.L--W_J IIIIIIIIIN.'[9 ----; I : \Jl ' :+:7.: ""''"' tl' ~ ti::, ;-11,111111 """' ~ b-e=:=-,-------cr'l~II -------,,'SF.,'J-...1....J ' ' : : k) ' ' ' -----, ' ' - 0 ' ____ J L_____.'.,e--y~4h- 1 IY1~,,,,,mr'1 l0IT ,.-'· \ !! i I I~ ' ' m X iji ~ Ir ' z () @ -I ~ \Jl ;cl 111 X Ir )> () z -I "-' 1r 111 () X :---1 Ul --I z @ I~ .. I\ORTr' 5 T::: F'LOOR FLAN5 cS>ALLOV..A_Y @ THE HlcS>HLAND5, LLC, 949 '~NION .<ldE NE-RENTON, l"t.6, z (jl \)) f.J C z ul ' f.J () ' f.J ~ ,. --l ~ \J m I I I I l. I ! $ I ' l I I UNION AVE. 'J.E. (132ND AVE. S.E.) PR?:L H NARY ;>IT!:: F'LAN/ ~.JecT DA':A DAVIS REAL ESTATE GROUP Hl~H-AND SOLJA.i;..;: TOY'INHOMES-S4S UNIO"I AVE NE ' VJ ('j C :::c:: z m ;,, - "' 0 ~ z 2: --l > > 0< z "' ..., :z ~c -> "' ('j "' . --:i. ' z~ VJ~ -Cl z ..., --l :,: Oo m z ;;: "' '"C "' t""' > z GERRY~ ~SLICK ........... _,_,,, °"""" Dalp -----.... .,.,.,,,..,., --~1;-1-I ,...,_ I *' CITY or ~- - HIG"iLAND S:JUARE 'l[NT:J'I, WASHINGTON \ \ \ I I~ z m • 0 ~ ~ X m z m ~ ' ', ' ·---r-----"=~=""-'"''-'""''oo-_' ------ --- /:::J /j -,,;----,- ~ I ~ a ',' M- ' I 1 __ _;L t_ ~I' I ~ ', I "' I 111 I!' I ,---j -__J ,J ' -~ ~ --1"~- ' i!. ';: -8~t ~-: "'Oil --)j, L,- " ' a ' 0 ;: :; I " :,NICN AVE 'JE =j: I -~, ----I =j. -_I ' =g: -I PRE!.. MINAl'i.Y SITE "'!..A1'./ P~oJeCT DATA DAVIS REAL ESTATE GROUP R;NTO, TO~N-O"'IES-S49 1..NION AVE NE 8 Cl) n C: :::c:: z tri :,0 -"'0 ~ zZ .., ;i. > 0< z "' .-J ,z :EC: -> "' n "' ' =.., • -0 Cl) z :E -oz .-J .., = Oo tri z ii:: • "' '"C "' r" > z r-•·,"!: -------t--- -z 11 l :!'. ~ ----, Tl z ,- 11 3: • :"i':, ,--> \) z I ,i \) )> ,ll ~ I ; ____ _J 11 • ,- )> z / I ID i t::--'·,,,i __J () . :~ i-' lll 11 t1I ,ll I t I I~ (' t1I \) ,-UJ ----itll' z 3: ~ \J - I I ~ i ~ z r )> I t1I ,ll I U) ~ iii -{ ij ~~:H r i 11--il --,'1 11 _,) - t t t ~ t ,-() Q ~ ~ ~ ~ ~ \) :i, L \) C 6 ,ll i ft] rn 11 ,- )> ---{ z C: z I-; 11 I - I~~ 1--,1 ~ !:: U) ,-~ ~i t1I z < )> t1I ,ll r -{ '"'· 11 r \) \) ,ll 11 ,- )> { c:-! ,..,. z ~!.. r,,t NAR.Y SITE PJ..AN/ f'R.OJe-C.T DATA DAVIS REAL ESTATE GROUP Hi6Hl..AND SG:l,'A~ TOll'IN"10MES-949 UNION AV?: Ne I iii!~ i ~ ij ~ ~ ; ' ~ ~ g E E E EE ~ _l~~l • ~ i ~ I ~ ~ ~ -. ij ~ r ;! Q ..., ~ ~ i ; & g ~ g E E E EE ~ ~~~-~ I~~ !Z p! 11 3: r-oz 0 )> ,lJ ~ ll r )> z !J) ll ~~ 0 ,- z 3: \:J - r~ m ,lJ < -{ m r 11 r 0 0 ,lJ ll r )> z --1 ll :i:~ ~ r:: r~ mz 'iii )> ! ,lJ r-< 11 r 0 0 ,lJ ll r )> z --1 ll :i: ,lJ ,lJ m \:Jr:: r~ mz < )> m ,lJ r -< 11 ,- 0 0 ,1) ll r )> z ,------ ' ' ' ' ' ' ----1 I I I I I I I I I I I I I I +- I I I I I I I I r ____ J ~4-,-~~~~~~~~~~~~~cr;===JL _ _J " " " " " I " h " " " " I " " '' ' " ~ = C ' _/ I ) I / i ,, r;-1;;i___ -= ~- F'RE!..1"'111\A'i..Y STE FLAN/ '"'ROj~CT ::,ATA DAVIS REAL ESTATE GROUP HISHLAND SQL,ARI:; TOy.jl\HOt-'E:S-S4S UNIO'I AV=. NE UJ C _!._ __ ~ 00 :i: 11 • --a i ~ i !: ill I ' ' Zr a 11 :i: \~ r-=" Cl z ~ Cl }> ~~ I 11 r ----Jbl }> I~ z ~ • " ~ i I ' ~ U) ~ ij ~ -~ i § 11 1, L':::========J --ii -- " • a• C) G • m 3 a E m ~ E E ~ ~ ~ ~ ~ UI 11 I --{ C m~ f' m z Cl r:: z :i: IJ z --ii r l-m~ iii -< U) r I 11 r Cl Cl ~ 11 r }> z - PR!;:LIMNARY SliE PLAN/ FQ.0-EC.T DATA DAVIS REAL ESTATE GROUP 1-116-r"LAND ;~I.IA!i!.!;; -ot'!~HOME:S-949 UNION AVE NE ,,/V·IY, .. . ~'I, :'.A'; m1 c::::J c::_J c::::J c::::J c::::J c::::J c::::J c::::J c::::J c::::J c::::J c::::J I 1:,· L..J L..J L..:::J c::::J ~D JD 11 B iBEm c:::::J c:::::J ' c:::::J c:::::J L_JI J c:::::J ==:J ~ B-~~ s "' ~ ' '!,f. '.~1,)1 i.,:~N ,I · ~t : .. ·,; ·1 · ' F'~LIHINARY FRO'.i-ELEVATION A-5c:U-1-SIDE ,14 • • 1·-0· ::LEVATION =ROtv" P~I\/AT:: STREET ALLO~D :35 ' BLD6 HGT "<------------~ CCMP. ROOFING 5/4x6 6A~E BOARD $HAKE e,1p:Nc:, 5/4x4 TRIM 60ARD---- 5/4" ,<: 4" C..ORN£;R TRIM-,---- / ..,_ 711 ~ / H H,_,_,H r6~~-~~~ ~_0 HO!'tlZ. SIDIN.S ,)r-~- ~/ E," ~\/!;;!.,. 'J~i,i-/·i."'). mm mm '':'f', .. ·~;· _\ !1 '' .. :<-,, ! .,.,.·.•·.· : : ·,".'":,. I,'"' ~ J .,'. '.P:, I/' ['. LJ I ,I. __ [_ ffi FROFO$e:D .6LD1S H!S-T " '-.. 16 s ~ I irt : t·,, •i 11, . --_ ;·Ji:' .. ' 1:1 ,_ ~< I . [ [ u '--"-----''--"---' I I ~. ~~~ ~. 6RICK. VENEER /,,/ 24"-JZJ' 2JZJ'-JZJ' 7JZl'-l2l' 24'-_lZl' 1 COLOR-CULTURED STONE-UNIT 4 UNIT 9 UNIT 2 VINT AGE 6RICK F'RELIHINARY UNIT I FRONT ELEVATION A-SOUTH SIDE V4'• 1·-0· ELEVATION F~OM PRIVATE STi.:.EET ""! ~I ~ ' ~M 1:.W "'•lj t:; l!, ""' :i w 0~ ill ..:: z fj (j 2 i'.= s < w'" fu E-;l id < It) .. f-, w Q ~ 6 O' -T ~ ~ f Ill ~ ~ & w ~ < ..:: < z ~ I rJ'l e '-ill ~ ;:,. n It < l CH' ~ 1 I !MPOUA.NT ~~~·~ .. --~~·-; ::s.,,';;'~"'!:':'" ,c.,~ .. ~~" _,..,,,, ....... ~ ...... ::::,-,~-... - ~~:!. -~m->,•~, :E.:~,':"" .. ::"?." ·-"'.;"'·-·· I .... Mo. I DAVIS l,tl/lltl/l<t><N, A-4 1~..-0 ,1 m r ~ :::! G z ,, ~ :r G ;JI z ~ m -~t; ,. "------ jlJ 1J -jl] "'m ~ ~C1~--t1+---.,,---lh------,j o_ c::m~ t-;1 Z "mi, ' <;_,l) . }--{ --j . ,- ___ -----------------------------------ii'; -1'~ ;. ~~-?: i! • "l '\ __________________________________________________ ,__ <J m m r m < }---___________________________________________________ " ____ _:! G z ,, ~ ' ' z G L }- < m ! -~------------------------------------------....,,,._,..,.~~- ""R=LIMIJ\.A.R"' EXTERIOR ELEVATION!;, GERRY~ ~SllCK '"'""""--"' ~o.. =="":;,::.,,_.., DAVIS REAL ESTATE GROUP H ~HLA~D SQU,<l,"I.E TO,....N.-!OMES-949 UNION AVE NE m r ~} m < )> m )> ,ll t:: :::l m~ () rz z m )> 11 < ,ll ,ll )> -< () :::l :r () 11 z ,ll ' () z 11 () m ,ll ~ --l I \!' r \l z m m 33'-2 lc"-/2_' -- ----- \~t-/1 E8 I 83 I 8 rffit' 183 DJi DJ rn 83 i· ::j IT] -Bi ,,,~ m·" ! ! l"lltE!..11',liNA!ii.'r' EXTE"IO" El-EVATIONS DAVIS REAL ESTATE GROUP 1-tl!SHLAND SGIJARE TOJ/'IINHOM?:S-S4S UNION AVE NE GERRY~ ~SLICK ____ .., ~8- ___ ~-.... .,.,,,,...., i '! ii ! 11 -, I j PRELl~INARY PLAT OF . o· 1 ~' ·1 GALLOWAY AT THE HIGHLANDS ~ 'i lo. 2.. O , 1 1il I z DAVIS REAL ESTATE GROUP ~ (Jl ::,. !;j J KfjG COUNTI W.o.51-11HGTON IQ' i ;,.. 1 ~; _'=""'='_ ___ _::::_:::_:::_ _____ ~ I 11, ,, I" '! .'! ,1. 1•1 .. ' --nc..,,=~- "' "' z ® K:•NG COUNTY DEPARTMC'I-d ASSESSMENTS , 'L ;---------i --'-· J· -----."."___j_ :.____i__ij l -' _-, ;;, ---'------' -~ ---- I I'--1 I ___:-_/ L_ --_: ~-------jl-- 1 ______ ii I -I -----I • I I I l~---~----- 1 :1 -~L~~- NE 16-23 05 + ----:-- -__ ;. ~--·- !, - I 1i! m ~~ I ~- I I __ J_ ___ --~ ; ~ i p ' 11 ,! '. I! p ' BOUNDARY / TOPOGRAPHY SURVEY KENNETH R. ANDERSON I I GU I '-~~-~}~'~!~!°! ~=-= __ o_•_,:_:_s_R __ E_:_:_TO_~_~_::_:_WN_":_:_P_•=_,_'=-~ "-~{~ti __ 0_~~-·'.T-~-":_;_,.~_~_;_· ---~~~ / • I z ['l " ..... z ['l " ..... VJ "' () =l 0 z !" :i1 ;u N "' ;z: "' Cl ['1 "' ['1 ,'i. i=' ' So ! ~ -..:a.) " ! 11 ... Denis Law Mayor November 18, 2013 Jonathan Bartels Galloway at the Highlands I LLC P.O. Box 1204 Puyallup WA 98371-0231 Department of Community and Economic Development C.E. "Chip"Vincent, Administrator SUBJECT: RELEASE OF LANDSCAPE MAINTENANCE BOND FOR GALLOWAY AT THE HIGHLANDS PLAT, PHASE3-LUA06-138 Dear Mr. Bartels: This letter will serve as authority to release the Landscape Maintenance Bond #5319759155 in the amount of $9,387. The original security device is enclosed for your files. Please notify your surety company of this release. If you have any questions, please contact me at (425 430-7286). J'~-&W~ Jennifer Henning Planning Manager Enclosure: Original Maintenance Bond Cc: LUA06-138 I:\M-BondReL' LUA06-138.doc/colson Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov • BILL RILEY COMMUNITIES REO Services, LLC Mike Bauer Pres1Jn1t Mike@ThcRE()Services.com l(JOL :rnth Avenue SW, Suite J04 Puyallup, Wa.,;;hington 98373 Office: (2'i3) 881-:rn:M Cell: (125)49S-Gll2 Lori Duester PURCHASING MANAGER P [253) 881-3036 F [253) 881-3042 E lduester@brc-homes.com 1002-39th Ave SW #302 Puyallup, WA 98373 b:11r:1eycornmur1ities.com u. s. IRUST 4-~ ASSIGNMENT OF FUNDS TO THE CJTK.,QE, ENXQ~anagement lfa .. nk of A.tnericit, N.A. APPLICANT: Owner: GALLOWAYATTHEHIGHLANDS [LLC !!Allli.. Same Branch: Address: P. 0. Box 1204 Address: ~=~_cL.,=,--,.l:l.~~=- Puyallup, WA 98371-0231 Phone: 253-606-4939 Phone: Fax: Attention: Title: -------------Fax: _Jc'oc"n"'ath"":'an=B='art,.::e::.,ls::._ ______ Attention: Managing Partner Title; The above4eferenced bank hereby certifies that $9,387 is on deposit in account # 5 3 ! '7";>;]/:'-f"f , under the name of the City of Renton, to secure the applicant's performance of the following work required in cormection with the plat or project described below: Plat or Project: Galloway at the Hlghlands Location/Address of Plat or Project: 343 Uulon Avenue NE, Renton, WA The requil'ed work is generally described as follows: Gual'antee installatlon of Phase 3 landscaping as required by th& city of Renton. (See attRched map) The bank hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within l O days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or detennination by the City and shall not interplead or in any manner delay payment of said funs to the City. The applicant hereby agrees to this Assignment of Funds and that its obligation to perfonn the required work is not limit,:d to the amount of funds held by the bank. This Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, bank or third party without the prior written consent of the City. {,4-d,vw~ ~ /4,./{~5 J"; llC Applicant 7 Aut~f¢ Namff!t:tev.r; /Nm~ Date Dt(tJ1/~/P llOOll"lcdP•"-~Heath Projcct1\0aUowny\AJJISnmcl\l of Funds· Pl1oseJ LS.doc '--'Auiorized Signature C10.JA BJ,1,ftActhio/,· Name, Title cr(o1 [q01D Date 800.441.3494 • Fax: 800,917.3218 U.S. 'l'rust, WA5·609-0+10 820 A Stree\ 41h Floor, Tacoma, WA 98402 0:5/0'; Denis Law Mayor November 18, 2013 Jonathan Bartels Galloway at the Highlands I LLC P.O. Box 1204 Puyallup WA 98371-0231 Department of Community and Economic .Development C.E."Chip"Vincent, Administrator SUBJECT: RELEASE OF LANDSCAPE MAINTENANCE BOND FOR GALLOWAY AT THE HIGHLANDS PLAT, PHASE 4-LUA06-138 Dear Mr. Bartels: This letter will serve as authority to release the Landscape Maintenance Bond #5319759155 in the amount of$21,903. The original security device is enclosed for your files. Please notify your surety company of this release. If you have any questions, please contact me at (425 430-7286). Jennifer Henning Planning Manager Enclosure: Original Maintenance Bond Cc: LUA06-138 I:\M-BondRel/ LUA06-138.doc/colson Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov U.S.TRUST_..,. ASSIGNMENT OF FUND.S TO THE CIT~kQJi:,RE.N.'tQN •• egemont Dank of Arnerfon, N.A. APPLICANT' Owner: Address: Phone: Fax: Attention: Title: GALLOWAY AT THE !UGH LANDS l LLC UM!fil Same Branch: P. 0. Box 1204 Address: Puyallup, WA98371-0231 253-606-4939 Phone: -----.,--------Fax: JonaU1an Bartels Managing Partner The abovqreferenced bank hereby certifies that $21,903 is on deposit in account # 531 75Cf {55 , under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below: Plat or Project: Galloway at the Highlands Location/Address of Plat or Project: 343 Union Avenue NE, Renton, WA The required work ls generally described as follows, Guarantee Installation of Phase 4 Inudscaplng as required by tile city of Renton. (See attached map) The bank hereby certifies and agrees that these funds will not be released without wriuen instmctions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within l O days of receiving written notice that the City has deteimined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or dete,mination by the City and shall not interplead or in any manner delay payment of said funs to the City. The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amout1t of funds held by the bank. This Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be assigned, pledged, used as security or otherwise made avaUable to the applicant, bank or third party without the prior written consent of the City. .. ~ Nam~ DateF / Rk)~LD4F@t\1ica1h Projcc1s\01Uloway\Asslg11mcu1 ofFundi. pluisc 4 LS.doc ~rized Signature l?tciA JSu::ti:AC AJo!i ii»! P Name, Title 0, /01 (v91 TJ Date SOo.441.3494 • Pax: B00.977.3218 U.S.1'rw!~ WA6-600·0f10 s:ao A S1roet 1 4th 111001·, 1'acoma, WA 98402 OS107 I iiiTAlliREA I I L" I COAST REAL ESTATE SER~CES~ ~'fly I -1 5' ELECTRIC EASEMENT; 345. UNION AVE. N.E. r i1 20 -0 381~i~ ::,:: _O 20 ~!o/~S 20 -o' 20·-o· 42 -6 : 20R~~ NO 2~1r:~3g~t ~ lG230:,'. 0 :~ 5 :±--UTILITY EASEMENT; I ---··---------REC. N . 6647627 ) I T " 1sJb5·~ _ ,-0 ,r--~,· '"""''l~ --1-x-----1-_ -~9'0 '06":!I 424.00' >al+---_-__ !Q__·+R~EJJ-OVE-0--aal ____ ~,+<-~~-=;==;=;=:_=;_;;!:::::= .. -=_ -0-L----t----------, -,-------:;-+------------------.-"" -;s~,~6 _j_j_JJltt ,· 1 · ,_~ ,;,,.-.. ti;,;.~;.,W\lh 1yl 0 " ~ 4 .. v\ () DD 1 O ' a 21 °~~ACF ;-HAIN LEVEL • ~1 1 , , -[-· PARl<IN6 ,._.....,..__J..1.J.1,W.. 2 -·-• MIN 7 UNITS ABOVE ~2 f---.--L-.-(D 'r'niffl"'ffl~BLDG LINE A E 1f' q ---"---15 14 - "' ' ------;-SANITARY SEh ___,? I -EXISTING STRUClURE TO BE REMOVED--.._ /II,--;z, J9 J CJ ! 24 FT c -·----USEJJEIH; ----·o _ ~--_ -1HR1£I....C~TEfL_ _ ---..... _ ~ _-1...bZ.___[ L---r _________ REC:.._NQ,_6662916_ 0 L "" ,,., .__,, 0 't 3 o., ________ 343 UNION AVE N.E. ~'----., ---NEJ/'l DRIVE TO BE RTiml,tD :2 ...... \ F.F. = 410.78 -h- f-L-1---'Y l~ ...... -.._... t,-.+,---,, s S2 SI 1J'1fl ,17 "Iii, o"' '/ill, 0 0.. 17'11 ") ")I\ b 1) 1:J q D 1 '.)/.\ \ \ q qJ({oj~ ---r----i-Ns9·05'06''W4Uoo· ===r=~---1---1-...... f I , , I I I BIJllCP'"~ · --· · .f'-11 . ! qryplatmailing 02112/2008 LOT STREET NO STR · STREET NAME SUBOIV 1 4000 NE 3RD PL GALLOWAY AT THE HIGHLAND 1 4020 NE 3RD PL GALLOWAY AT THE HIGHLAND 2 3952 NE 3RD PL GALLOWAY AT THE HIGHLAND 3 3948 NE 3RD PL GALLOWAY AT THE HIGHLAND 4 3944 NE 3RD PL GALLOWAY AT THE HIGHLAND 5 3914 NE 3RD PL GALLOWAY AT THE HIGHLAND 6 3910 NE 3RD PL GALLOWAY AT THE HIGHLAND 7 3906 NE 3RD PL GALLOWAY AT THE HIGHLAND 8 3902 NE 3RD PL GALLOWAY AT THE HIGHLAND 9 3812 NE 3RD PL GALLOWAY AT THE HIGHLAND 10 3808 NE 3RD PL GALLOWAY AT THE HIGHLAND 11 3804 NE 3RD PL GALLOWAY AT THE HIGHLAND 12 3800 NE 3RD PL GALLOWAY AT THE HIGHLAND 13 3801 NE 3RD PL GALLOWAY AT THE HIGHLAND 14 3805 NE 3RD PL GALLOWAY AT THE HIGHLAND 15 3809 NE 3RD PL GALLOWAY AT THE HIGHLAND 16 3813 NE 3RD PL GALLOWAY AT THE HIGHLAND 17 3903 NE 3RD PL GALLOWAY AT THE HIGHLAND 18 3907 NE 3RD PL GALLOWAY AT THE HIGHLAND 19 3911 NE 3RD PL GALLOWAY AT THE HIGHLAND 20 3915 NE 3RD PL GALLOWAY AT THE HIGHLAND 21 3945 NE 3RD PL GALLOWAY AT THE HIGHLAND 22 3949 NE 3RD PL GALLOWAY AT THE HIGHLAND 23 3953 NE 3RD PL GALLOWAY AT THE HIGHLAND 24 4005 NE 3RD PL GALLOWAY AT THE HIGHLAND 24 4025 NE 3RD PL GALLOWAY AT THE HIGHLAND Page 1 CIT~ ::>F RENTON Planning/Building/Public Works Department Gregg Zimmerman. P.E., Administrator October 12, 2007 Jonathan M. Harkovich Davis & Kurth 1201 Monster Road #320 Renton, WA 98057 Subject: Galloway at the Highlands Preliminary Plat LDA06-138, PP, SA-H, ECF-Modifications / Clarifications Dear Mr. Harkovich: The letter is sent to verify that certain modifications of Renton Municipal Code have been approved for the above-referenced project. Specifically, these include modifications of RMC 4-6-050F, "Public Street and Sidewalk Design Standards" and RMC 4-7-150E, "Street Pattern." In addition, due to the fact that this project is the first to occur utilizing the Bonus Density offered for mixed-use development in the NE 4th Corridor Business District, interpretation of certain sections of RJvlC 4-2-l 20A, "Development Standards for Commercial Zoning Designations and RMC 4-3-040F, "Development Standards for Uses Located within the Northeast Fourth Street. .. Business District(s)" are necessary. RMC 4-6-0SOF, "Public Street and Sidewalk Design Standards" Due to the narrow configuration of the undivided property, a modification of the standard pavement width for a public street (32 feet) was approved by the Fire Prevention Bureau and Director of Development Services. This results in a public street having a pavement width of24 feet. There would be no on-street parking within the project. Two parking spaces per unit would be provided, rather than the required 1.75 spaces per unit and additional off-street spaces for guest parking would be provided. The plan, with the modification, was approved by the Hearing Examiner with the following condition: All residential units within the project shall be equipped with automatic fire suppression systems (sprinklers). ~~~~~~~~~~~~~. • 1055 South GradyWay-Renton, Washington 98057 ' (!) Th~paperoonta1ns 50% recycJed material, 30% post consumer AHE~D OF' THE·cOR\".E Jonathan M. Harkovie," October 12, 2007 Page 2 of3 In addition, a landscaped traffic circle, with a water feature, was approved by the Fire Prevention Bureau with the requirement that rolled curbs that would be "mountable" by emergency vehicles would be provided and adjacent open space remain undeveloped. The plan, with the traffic circle, was approved by the Hearing Examiner with the following condition: The areas labeled as open space shall not be used for residential development and covenants shall be required stating this limitation. RMC 4-7-150E, "Street Pattern" Linkages are required (RMC 4-7-l 50E2) between neighborhoods, including pedestrian walkways. Opportunities for pedestrian connections have been provided to the north, west, and south of the Galloway project (it abuts a public street to the east). The project to the south, however, did not allow for linkage to the north, to the Galloway site, and a fence was constructed along the joint property line. In addition, access from the existing residential development, terminating at the fence, is by access easements across lots, and is not dedicated as public rights-of-way. Therefore, there will not be connection to the residential subdivision on the south. Alleys are preferred (RMC 4-7-150E5) and if not feasible, a determination must be made to that effect. Again, due to the long, narrow configuration of the undivided parcel, alleys would only be single-loaded with one side abutting the north and south property lines. This would have resulted in paved roadways on both sides of the residential units (side yards are limited dlle to the structures being attached), reduced the usable open space per unit, and resulted in smaller living units in favor of unnecessary paving. For these reasons, alleys were deemed not feasible. RMC 4-3-120A, "Development Standards for Commercial Zoning Designations Density: A project in the NE 41 " Corridor Business District, without mixed-use, would have a maximum residential density of 20 units per acre. A project with mixed commercial and residential use in the same building is eligible for a bonus density of 60 dwelling uni ts per acre. The development standards table RMC 4-3-120A, however, does not speak to maximlllll density allowed for projects within the NE 4'" Corridor that have both mixed-use buildings with commercial on the grOLmd floor with residential use on upper stories and townhouse units. The maximum density for the Commercial Neighborhood zone is expressed as density per structure. The maximum densities for the Center Village and Commercial Arterial zones are both expressed as density per acre. The interpretation was made that, if the bonus density was only applicable to the mixed-use building, and not the remainder of Jonathan M. Harkovi~,, October 12, 2007 Page 3 of3 the project, it would have been expressed in terms of units per structure, aswas done with the Commercial Neighborhood zone, and not units per acre. Therefore, the project, with an overall density of 31.06 du/a was deemed to be below the maximum allowable density of 60 du/a. RMC 4-9-030K, "Special Decision Criteria for Stand Alone Residential Uses in the NE 4 111 ••• Business District(s)" The Special Decision Criteria prohibits "stand alone residential" within 150 feet of Union Ave NE in the.NE 4'11 Street Corridor Business District (RMC 4-9-030Kl). The proposed project has stand-alone residential (townhouses) within 139 feet of the west pavement edge of the Union Ave NE. This is 11 feet closer to Union Ave NE than allowed by the Special .Decision Criteria. There being no reason given in the code for requiring "150 feet" of the frontage of parcels that would typically consist of various land areas in a multitude of configurations, a detennination was made that the intent of the code requirement was met by the project. This decision was based on the fact that the mixed-use building occupied one-third of the total land area (32.55 percent), provided more than the minimum amount of commercial area (35 foot depth provided), provided 3 levels of multi-fa~ily residential above the ground floor, and met the parking requirements for the commercial and associated residential uses within the 138 feet of the mixed-use area of the project. No modification of the requirement for pedestrian connections was granted (RMC 4~9- 030K6), although such connections cannot be made to the south (see above). Please contact Elizabeth Higgins at (425) 430-7382 if you have any questions. Sincerely, 1V~J uJ1v1li Neil Watts, Director Development Services Division cc: file . April 9, 2007 Vacation: Walkway, NW 6th St & Rainier Ave N, JOA Group, V AC-05-002 CAG: 07-027, SW 34th St Culvert Replacement, RL Alia Company Community Services: Renton IKEA Perfom1ing Arts Center, Renton School District Renton City Council Minutes Page 127 City Clerk recommended adoption of an ordinance to finalize the Jack Alhadcff, JOA Group. LLC, rncation of a walkway located east of NW 6th St, as all conditions of the vacation approval have been satisfied. Council concur. (See page 129 for ordinance.) City Clerk reported bid opening on 4/3/2007 for CAG-07-027, SW 34th St Culvert Replacement; six bids; engineer's estimate $1,132,884; and submitted staffrecornrncndat10n to award the contract to low bidder, R.L. Alia Company, in the amount of S 1,270,871. Council concur. Community Scf\ ices Department requested approval of an agreement with the Renton School District regarding use of the Renton IKEA Performing Arts Center. Council concur. (See page 128 for resolution.) Development Services: Fee Development Services Division recommended approval of the amendments to Revisions (Franchise Permit, the franchise permit fee. plan review and inspection fee, and street and alley Plan Review & Inspection, vacation fo,: and approval to direct compensation from street vacations to street Vacation) construction Fund 317. Refer to Finance Committee. Plat Galloway at the /Hearing Examiner recommended approval, with conditions, of the Galloway at Highlands, Union Ave NE, PP-the Highlands Preliminary Plat; 22 attached townhome units and two 06-138 -I commercial lots on 1.6 I acres located at 343 Union Ave. NE. Council concur. Legal: Punchboards I Legal Division recom111ended approval to rescind the prohibition against Prohibition, Rescind punchboards. Council concur. (See page 129 for ordinance.) Utility: Sanitary Sewer Model Conversion/Geodatabasc, Roth Hill Engineering Partners UNFINISHED BUSINESS Committee of the Whole AJLS: City of Renton Business Plan, 2008-2013 Finance Committee Finance: Vouchers Finance: Water Utility Balance Search Fees Finance: Delinquent Utility Bills Lien Filing Fees Collection Utility Systems Division recommended approval ofa contract in the amount of $101,832 with Roth llill Engineering Partners, LLC for services related to the Sanitary Sewer Model Convcrsion/Geodatabase Development Project. Council concur. MOVED BY NELSON. SECONDED BY PERSSON, COUNCIL APPROVE THE CONSENT ACiENDA AS PRESENTED. CARRIED. Council President Nelson presented a Committee of the Whole report recommending adoption of the 2008-2013 City of Renton Business Plan. MOVED BY NELSOt\, SECONDED BYLAW, COUNCIL CONCUR IN THE COMMITTEE RC PORT. CARRIED. (See page 129 for resolution.) Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 258459 -258905 and three wire transfers totaling $4,268,555.77; and approval of Payroll Voucher 124, one wire transfer, and 672 direct deposits totaling \;2,152,258.53. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending concurrence in the staff recommendation to amend Ordinance 5127 to eliminate the $25 fee for Internet water utility balance searches, and to reduce the fee for water utility balance searches requested by fax, messenger, or letter from $50 to $25. The Committee further recommended that the ordinance regarding this matter be presented lc1r first reading. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (Sec page 129 for ordinance.) Finance Committee Chair Persson presented a report regarding amending City Code in order to charge lien filing costs to the customer. The Committee recommended concurrence in the staff recommendation to add language to City Code, Title Vlll. to proYide the City the right to claim its collection costs and • c1--r.F RENTON ,y _,,.')~-~~ ~-/,~re<\·~ T \ ~ T City Clerk 1'~<.l: . .__K_a_,h_y•K-eo-lk-·e-r .• M_a•y-or---------------------•B•o-n_n_ie_l_. -"'-'a-lt•o•n-- April 10,2007 Johnathan Kurth Mike Davis Davis-Kurth Consulting 1201 Monster Rd. SW, Ste. 320 Renton, WA 98057 Re: Galloway at the Highlands Preliminary Plat, LUA-06-138, ECF, PP, CU-A 343 Union Avenue NE Dear Applicant: At the regular Council meeting of April 9, 2007, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. IfI can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Toni Nelson Jennifer Henning, Principal Planner Pai1ies of Record ( 4) 1055 South Grady Way" Renton, Washington 98057" (425) 430-6510 / FAX (425) 430-6516 @ lh1s pc,pe,-corJbini> ~;fr\, recy,.!,.,,d ,riareiial. 30%, post con:.umer ,',.tIE,\D OF Tt-JE ClJI{VJ,. Minh Van Pham and Dan My Du Rainier Pacific Development 1618 S. Lane Street Seattle, WA 98144 Darrell Offo ~ 159th PL NA 98058 von Maletta 345 Union Avenue NE Renton, WA 98059 Stephen Northcraft 4209 SE 3rd Place Renton, WA 98059 • C,i Y OF RENTON COUNCIL AGENDA vlLL - I Al#c I r~ ' I Submitting Data: For Agenda of: 4/9/07 Dept/Div/Board .. Hearing Examiner Staff Contact.. .... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ X Subject: Public Hearing .. Correspondence .. Galloway at the Highlands Preliminary Plat Ordinance ............. File No. LUA-06-138, PP, CU-A, SA-A, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ..... .. Council Concur Finance Dept.. ... . Other. ............. . Fiscal Impact: Expenditure Required .. . NIA Transfer/ Amendment. ..... . Amount Budgeted ..... .. Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on February 20, 2007. The Hearing Examiner's Report and Recommendation on the Galloway at the Highlands Preliminary Plat was published on March 8, 2007. The appeal period ended on March 22, 2007. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 12 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Galloway at the Highlands Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rcntonnet/agnbil!/ bh ~ "'"'y 0 +: + + ~t/1,(./ CIT"\' JF RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator o~~· ;.t, ~ -~ Kathy Keolkcr, Mayor ~"N'fO•)I--.;....---------------------- March 27, 2007 Johnathan Kurth Davis-Kurth Consulting 1201 Monster Road SW #320 Renton, WA 98057 Subject: Galloway at the Highlands Property Services Comments LUA06-138, SA-A, CU-A, ECF, PP Dear Johnathan: This letter provides you with comments received from the Property Services Division of the City of Renton. It is the revisions and information needed for final plat approval for the above referenced project: Note the City of Renton land use action number and land record number, LUA-06-138- pp and LND-10-0455, respectively, on the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. Note two ties to the City of Renton Survey Control Network noting the City's monument number. The geometry will be checked by the city when the ties are provided. Pursuant to the recently revised WAC 196-23-020, the surveyor's expiration date now needs to be applied manually. Any final document must contain the seal I stamp, handwritten license expiration date by the licensee [,] signature and date of signature of the licensee who prepared or directly supe,vised the work. For the purpose of this section "document" is defined as plans, specifications, plats, surveys {,] as-built documents prepared by the licensee [,] and reports. Provide plat and lot closure calculations. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Include a statement of equipment and procedures used, per WAC 332-130-100. ------R-~E NTON 1055 South Grady Way -Renton. Washington 98057 @ This paper conta:,-s 5 1)0/, rf:(;ycle<..i r,aterial 30% post consumer \HE.\!) OF THf: Cl-RVF. Galloway at the Hig ... ~,1ds Property Services Comments March 27, 2007 Page 2 of 3 Required City of Renton signatures (on the final plat submittal) include the Administrator of Planning/Building/Public Works, the Mayor, and the City Clerk. An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Indicate what has been, or is to be, set at the corners of the proposed lots. On the final submittal, remove all references to utility facilities, topography lines and other items not directly impacting the subdivision. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Remove all references to density and zoning on the final submittal. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The City will provide addresses for the proposed lots after the preliminary plat is approved. The addresses (and street names) will need to be noted on the plat document. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Remove all references to density and zoning information from the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. -.. Galloway at the High-· ,ds Property Services Comments March 27, 2007 Page 3 of 3 If there is a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "TRACT A" (drainage) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the [name of plat or other name] Homeowners' Association (HOA) for drainage purposes. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non- payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. NOTE: The City of Renton does not assume ownership of drainage detention tracts created via the establishment of plats. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. Please contact me at (425) 430-7382 if you have any questions. Sincerely, . . ell~~ Elizabeth Higgins, AICP Senior Planner cc: Minh Van Pham & Dan My Du / Owners PROPERTY VICES FEE REVIEW FOR SUBDIVISI< No. 2006 -_7,=a~--- APPLICANT: MI bl H YAl,..I Pl-4.A,l,& &__,D4....,.,,L.,.! _JH"'L:Yt--,l)w._1 L--------RECEIVED FROM------- (date) JOB ADDRESS: ,343 I JLIJObJ, 4YE LJF . 1l'.IA'I" W0#-_ ___.7_,7,.,.,i:;._7Le....,_, ______ _ NATURE OF WORK: 3f'-I N I~ 'PJ A;!:~ I I O\N~ '"'f lJ,,IF 4 lql,11 1,1,!te) LND #·-1/0u:..::-:.i.04.-c"i>.:5::,_ ____ _ X PRELIMINARY REVIEW OF Su1lDIVIS1oN ilY LONG PLAT, NEED MORE INFORMATION: • LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIEW OF SUBDIVISION, TIIIS REVIEW REPLACF,5 SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# _J<oe3o5-9098 X NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to inscall the on-site and off-site imprnvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid ____ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The followino: auoted fees do NOT include insoection fees, side sewer oermits, r/w oermit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A=eement (nvt) WATER Latecomer A=eement (nvtl WASTEWATER Latecomer A•reement 'nvt) OTHER Snecial Assessment District/WATER e:z..si-1"EUf?>IJ IU-f2'=1~R ooo~ A:tJ-.---.v I •• ---• ~l'"":1-~-d- -~ Soecial Assessment District/WASTEWATER ' Joint Use Aereement (METRO) Local Inmrovement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I SYSTEM DEVELOPMENT CHARGE -WATER ·· Estimated #OF UNITS/ SDCFEE .. Pd Prev. ·· Partially Pd (Ltd Exemotion) .. Never Pd SQ. FTG. Sin•le familv residential $1,956/unit x -· "' :f'-0 c:.;.=.,..,,. Mobile home dwelline unit $1.956/unit in oark Anartment, Condo $1.174/unit not in CD or COR zones x Commercial/Industrial, $0.273/sq. ft. of prooerty (not less than $1,956.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER ·· Estimated ·· Pd Prev. .. Partiallv Pd (Ltd Exemotion) -Never Pd Sin•le familv residential $1,017/unit x .,. "' .... ~' "-2.7,,..,. . ,. Mobile home dwellin~ unit $1,017/unit x Aoartment, Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/sa. ft. of property x(not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER .. Estimated Pd Prev. ·· Partially Pd (Ltd Exemotion) .. Never Pd SinPle familv residential and mobile home dwelline: unit $759/unit x ~-, ..... zA..e.e,s ..... All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) I PRELIMINARY TOTAL $ ll=G,2.7/.AI ,i,.6,~)@ . C ittooVc > '< "' 'z/::.ilrG • 0 • 0 " "' Signai; ~f R 1wing Authority ' " .. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un~paid statm; • • ~ < .. e-Square footage figures are taken from the King County Assessor 1s map and are subject to change • • • .. Current City SOC fee charges apply to , 0 EFFECTIVE January 8, 2006 AFFIDAVIT OF SERVICE BY MAILING ST A TE OF WASHINGTON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the s'h day of March 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this v,/4 day of_---l---'/l_.,~~'1~C-{_,_1 __ , 2007. ··1,, ·,1, Public in and or the State of Washington Resi ng at / ,;!,V', i=~ , therein. ' Application, Petition or Case No.: Galloway at the Highlands Preliminary Plat LUA 06-138, PP, CU-A, SA-A, ECF The Decision or Recommendation contains a complete list of the Parties of Record. • • HEARING EXAMINER'S REPORT f •. Minutes APPLICANT /CONT ACT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Johnathan Kurth Davis-Kurth Consulting 1201 Monster Rd SW, Ste. 320 Renton, WA 98057 Minh Van Pham and Dan My Du Rainier Pacific Development l 618 S Lane Street Seattle, WA 98144 Galloway at the Highlands File No.: LUA 06-138, PP, CU-A, SA-A, ECF 343 Union Avenue NE March 8, 2007 Approval to subdivide a 1.61-acre site zoned Commercial Arterial, into individual lots for future development of a mixed- use building and townhouses. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on February 13, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 20, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, February 20, 2007, at 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No. 2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation oertinent to this reauest. Exhibit No. 3: Zoning Map Exhibit No. 4: Site Plan Galloway at the Highlands l . minary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 2 Exhibit No. 5: Preliminary Plat Map Exhibit No. 7: View of commercial space at NAE 3"' and Union Exhibit No. 9: Front Elevations Exhibit No. 11: Rear Elevation Exhibit No. 13: Colored Renderin11 Exhibit No. 6: View of NE 3"' Street frontage with water feature Exhibit No. 8: Building Cluster Plan Exhibit No. 10: Ri11ht and Left Elevations Exhibit No. 12: Aerial Photograph of Area The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The request today is for preliminary plat approval, site plan approval, and conditional use permit. The project was originally submitted without the preliminary plat request, which is why it was assigned to be an administrative site plan approval. The preliminary plat raised it to Hearing Examiner review. The project is located on Union Avenue NE and is about 1.6 acres, which was developed in 1970 with a one- story grocery store and an asphalt parking lot. Subsequent uses to the grocery store included a discount food store and a succession of thrift stores. The site has been the same since its development with the building and the parking. The building is currently vacant. The uses surrounding the property are commercial to the north and east, and multi-family residential to the west and single-family townhomes to the south. There is a new City of Renton park, Heather Downs that is located to the south. The area of the property is zoned Commercial Arterial (CA) with the exception of the park which becomes residential zoning. This property is located within the NE 4th Business District, there are specific limitations related to use and would limit on-site services on the property to Video Stores, Financial and Real Estate Services and Repair Services, excluding any automobile repair. The project was originally submitted as an all residential use, the applicant was requested to re-design to include a mixed-use development on the east end of the property. The project now includes commercial and residential at the east end of the property and two mixed-use buildings on each side of the new street and a stand-alone residential at the back of the property. Townhouses would be built on the west end and apartment style condominiums over the commercial and parking areas. The access to all of the units would be via a new public street that would terminate in a hammerhead at the west end. Approval of the project would result in the subdivision of the property into 22 townhouse lots, 2 lots for the mixed use, 5 open space tracts located at the center of the property on each side of the road and at the ends of the hammerhead, and a new public street coming off Union Avenue NE. The applicant requested and received approval for a 24-foot wide public street, which was approved as long as curbs were rolled for emergency vehicle accommodation. The 22-townhouse lots meet zoning requirements, they would be developed into 3 and 4 consecutively attached dwellings in six buildings. Each townhouse unit would have approximately 200 square feet of ground related outdoor space at the rear of the unit. The landscape tracts would provide almost 5000 square feet of open space • . · Ci'alloway at the Highlands Prelii'--._ary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 3 to the project. The 22 proposed townhouse units would have five different floor plans and be three stories in height, which meets size and height requirements for this zone. The two commercial projects would front on Union Avenue NE and be located in two 3-story buildings, one on each side north and south of the access street. Parking is located in the back of each building and is shared with the condominium units. All pervious areas of the site would be landscaped. The Environmental Review Committee issued a Detennination of Non-significance-Mitigated for the project, which included six mitigation measures. No appeals of the determination were filed. Fire, Traffic and Park Mitigation fees were imposed on this project. The project is consistent with the Comprehensive Plan criteria for commercial corridor designations. It meets the requirements of the Community Design Element Policies and complies with the underlining Zoning Designation requirements. The density is 31.06 du/ac, which is within the allowed range for the Business District. Parking for the Townhouses would provide more than required by the zoning regulations. Guests will most likely have to park on the driveway aprons or on Union Avenue NE. No parking would be allowed on the new 24-foot wide street. If the commercial use is daytime only, there should be no parking issues. The commercial/mixed-use is a requirement of the City, the applicant did not originally request it, in fact, questioned the economic feasibility of commercial on what is essentially a dead-end street. In addition there is minimum setback along Union so that there is no opportunity to have parking for a commercial use that is just a "drive up, run in get a latte situation." There will be landscaping, however it has been requested that a homeowner's association be established to be sure that the landscaping is maintained for the common areas and street trees. If trees were damaged for any reason, the homeowner's association would be responsible for replacing them. The site is located within the Renton School District. The School District has indicated that they can accommodate the approximately 16 additional students. Public services can be provided readily, utilities are to the property and will be brought onto the property by the applicant. The proposed townhouses will provide housing to an area that still is seeing a lot of demand. It is located to the rear of a property that is configured in a long narrow manner that would reduce the visibility of commercial uses from Union Avenue NE, it is debatable whether or not the feasibility of the commercial that is actually located on Union Avenue will be sufficient to support the various uses that are allowed. The stand-alone residential at the rear of the property increases the likelihood of economic viability. The newer project that abuts this site to the south is townhomes of basically the same configuration as these, there is no commercial on that property and the property to the west is all residential. The pedestrian connections are required to all abutting properties. There is a possibility for a connection to the west, which is a parking area for the multi-family use, there can be connections to the south although the abutting property is fenced along its north property line. They were not required to have connections. The streets are access easements on private property and again they are fenced at the ends of driveways that access the townhomes. Galloway at the Highlands 1, 1inary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 4 The project is subject to the urban design regulations and must meet the intent of various elements of the regulations. This does meet the intent of site design and street pattern, building location and orientation, building entries that are to be from streets, transition to surrounding development, and a service element location and design which would be private for the townhouses and located in the parking garages for the commercial uses. This project does meet all required minimum standards required. One of the commercial buildings appears to be right along the property line, there does not seem to be room for a service lane in back of either building. There will be a fence between the rear open space and the property line except where the common open space is located. Johnathan Kurth, 1201 Monster Roa,d SW, Ste. 320, Renton, WA 98057 stated that they agree with the planning department, there were some challenges in trying to make a long narrow site work and become economically viable. They have been pleased with the development of a good design. Mike Davis, 1201 Monster Road SW, Ste. 320, Renton, WA 98057 stated that he appreciated the fact that Tracts A and D should possibly be classified as open space. They had the same issues with the Cottages Plat in the same sense that open space was not technically required but they labeled them as such, then it was very hard to get the use changed. They were hoping that they could put something that stated the area as being "non residential". Upon questioning by the Examiner, he stated that they would have preferred this site to be all residential. Kayren Kittrick, Development Services stated that all services are there, water, sewer and storm have been handled. This has been scrutinized so far that there have not been any problems. They are tending to go more in favor of public streets rather than private driveways. There is enough activity and the tendency is to go towards public streets so the City has more control. If it is a private road, the Renton Police do not have the jurisdiction or authority to go in and support no parking rules. Fire and Maintenance have been concerned about that. Darrell Offe, 13932 SE 159th Place, Renton, WA 98058 stated that he wanted to try to answer the question regarding back of house services for the buildings to the north. Exhibits 4 and 5 show the survey of the actual edge of buildings to the northwest and northeast on the property line. The buildings are within feet of the property line. The building on the east comes in on the upper part and that you can see on the cover sheet of the Staff Report. There are no back of house services to the building on Union. On the building that comes off of 4th, this is basically a strip mall of food services, little shops and there is a circle parking lot coming in off of 4th with no access to Union or into the subject property here today. There is no activity occurring at the back of these buildings, all activity is to the front of the buildings. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:56 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Johnathan Kurth, filed a request for a series of approvals for a mixed-use complex. The approvals sought are for a Preliminary Plat, Conditional Use and Site Plan. Galloway at the Highlands Preli! .. ,ary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 5 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 343 Union Avenue NE. The subject site is located on the west side of Union Avenue a few parcels south of NE 4th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of Commercial Corridor uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned CA (Commercial Arterial). 8. The subject site was annexed to the City with the adoption of Ordinance 2249 enacted in June 1966. 9. The subject site is approximately 1.61 acres or 69,959 square feet. The rectangular parcel is 165 feet wide (north to south) along Union and 424 feet deep. I 0. The site is flat. It contains no critical or sensitive areas and no significant trees. 11. A vacant, 17,640 square foot building and surrounding parking lot are located on the subject site. It had been used as a grocery store and thrift shop at one time. 12. The applicant proposes developing a mixed-use complex consisting of freestanding attached townhomes and condominium units over retail or commercial spaces. The buildings would flank an east-west street that runs through the center of the site. The building facades would more or less mirror each other across the new roadway. There would be two buildings located along Union with one north and one south of the new street. These two buildings would contain commercial spaces on the ground floor at Union and seven (7) condominiums above the commercial spaces and three townhomes west of the commercial/condominium section. Interior parking would be located between the mixed-use component and the townhomes. To the rear or west of those buildings would be six buildings, with three north and three south of the new street. These buildings would be townhomes in 3-attached and 4- attached arrangements. 13. The applicant proposes dividing the subject site into 24 lots and 5 tracts. Twelve lots would be located along the north side of the new access road and twelve lots would be located on the south side of the roadway. One tract would be a decorative, circular, traffic island in the center of the road about halfway in from Union Avenue. Two open space tracts would be located north and south of the traffic island. Two additional open space tracts would be located at the extreme northwest and southwest comers of the plat, adjacent to what will be a hammerhead turnaround. 14. Twenty-two (22) lots for townhomes will range in size from 1,275 square feet to 1,477 square feet. The town homes would be three stories and contain a variety of floor plans ranging in size from 2,017 square feet to 2,125 square feet. They would each have 200 square feet of outdoor space at the rear of each building. They would each also contain garages. Galloway at the Highlands I , 1inary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 6 15. The comer lots, the ones containing the mixed-use commercial and residential uses, would be 8,220 square feet (north of the street) and 8,270 square feet (south of the street). Fourteen units or seven in each comer building will consist of two and three bedroom condominiums that would be located above the comer commercial uses. There would be shared parking for the residential and commercial uses located to the rear (west) of the ground floor commercial uses. 16. As noted above, the buildings on the north will generally mirror the buildings on the south side of the street. Running east to west, on each side of the street the commercial building will be attached to a triplex oftownhomes. Then there will be open space (north and south of the traffic circle) followed by a fourplex of townhomes, a narrow yard and another fourplex of townhomes. The buildings will vary in height but all buildings will be 3-stories high with peaked roof and gable treatments. There will be modulation and entrance porches and decks along the facades. The commercial facades will be located along the street frontage. 17. Access to the site will be from a new east to west roadway. A modification has been granted to allow the access road to be 24 feet wide and have rolled curbs. The rolled curbs are intended to allow emergency vehicles to maneuver in and around the traffic island or temporarily stopped vehicles. The road will end in a hammerhead turnaround. Curbs and 6-foot wide sidewalks with tree grates would be located in easements in the front yard of each lot. The roadway could be extended to the west depending on development proposals west of the subject site. 18. The proposed layout of this mixed-use complex makes use of various exceptions, district overlays and conditional use permit approvals. Apartments, whether rental or condominium ownership are permitted in mixed use buildings when the ground floor commercial space is at least 30 feet deep. A Conditional Use Permit is required for standalone townhome units constructed in the commercial corridor along Union Avenue if they do not contain commercial space. A Conditional Use Permit showing that they meet that permit's criteria is required. The District Overlay for NE 4th Street requires certain design features including modulation and facade treatment. While the CA zone permits a wide range of commercial uses, the NE 4th Street Business District overlay restricts uses to things such as entertainment rental, financial and real estate services and small-scale repair businesses but not automobile repair. 19. The density for the NE 4th Street Business District and the CA zone permits a minimum density of 10 units per acre to a maximum of 60 units per acre when in a mixed-use project. This development would be 31.06 dwelling units per acre after subtracting approximately 19,471 square feet for roadways. The density is calculated for the number of dwelling units (36) and not the number of proposed lots (24). 20. The subject site is located within the Renton School District. The project is expected to generate approximately 16 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will generate increased traffic over the current vacant property. 22. The existing lot has more open space but will have less impermeable area after redevelopment. An analysis found that the proposal is exempt from detention and water quality treatment. 23 Sewer and domestic water will be provided by the City and services are available along Union Avenue. These services will have to be extended into the project site. . · Galloway at the Highlands Preli ____ ,_ary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 7 CONCLUSIONS: Preliminary Plat 1. The proposed Preliminary Plat appears to serve the public use and interest The proposed plat will permit a mix of uses on a commercia11y zoned parcel. The plat would divide the subject site to allow individual ownership of smaller townhome lots on the interior of the site while creating two larger lots for mixed-use commercial and residential uses along Union Avenue NE. This division wi11 meet the goals and policies of the comprehensive plan for commercial and urban mixed-use developments along and adjacent to NE 4th Street. 2. The plat will provide an opportunity to own homes with individually owned ground floor open space but smaller, limited yards for those who do not want large yards and extensive maintenance responsibilities. The larger lots will provide both commercial services immediately adjacent to the residential component, hopefu11y providing needed urban services that reduce the need for extra vehicle trips, and residential condominium ownership opportunities, again, providing ownership opportunities rather than rental opportunities for housing. 3. The redevelopment of this underutilized site wi11 add to the tax base of the City. The ERC imposed mitigation fees to help offset the impacts of this additional development on existing City services. The additional impacts such as noise and traffic were anticipated when the property was designated for commercial and potential mixed use in the comprehensive plan and when zoning was applied allowing such uses. 4. The lots are rectangular and wi11 be served by a public street. The plat provides open space components providing breaks in the building facades and relief from buildings that are otherwise very close to the street. The plat appears to have reasonable access for residents and a hammerhead turnaround for emergency vehicles. The traffic circle provides an element of additional visual interest as well as providing a limitation to excessive speed on a narrow roadway. 5. There are suitable facilities to serve the site with water and sewer utilities. Conditional Use Permit 6. Normally, residential buildings located along Union Avenue in the NE 4th District must be attached to or included within buildings containing a commercial component. "Standalone" residential buildings may be permitted by conditional use permit along Union Avenue NE. The intent is to make sure that residential uses do not displace the favored commercial uses in the CA zone. In this case, the applicant and staff agree that the lack of commercial exposure for portions of the lot interior to Union Avenue would be unsuitable for commercial use. 7. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest, will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-31-36 (C), which provides m pai1 that: a. The proposal generally confom1s to the Comprehensive Plan; b. There is a general community need for the proposed use at the proposed location; c. There will be no undue impacts on adjacent property; Galloway at the Highlands · ninary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 8 d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking, unless otherwise permitted, will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from rights-of-way and neighboring property where appropriate; and 1. Adequate public services are available to serve the proposal. The requested conditional use appears justified. 8. The mixed-use project appears to comply with the goals and policies of the Commercial Corridor designation in the comprehensive plan. The proposal will contain commercial uses along Union but develop them in conjunction with both attached residential uses above and west of the commercial uses. The interior of the site of this narrow site was considered unsuitable for additional commercial uses and urban goals suggest a mix of commercial and residential uses to provide convenience for the residents and a built-in clientele for the commercial uses. 9. The CA zoning permits residential uses in consort with commercial uses and permits standalone residential units in the CA zone. The proposed townhomes appear suitable and are permitted by the underlying zoning. 10. The applicant has described a demand for this type of housing and the City's policies appear to support such uses. The site is somewhat removed from the heavily traveled NE 4th corridor and Union itself is not a through street, limiting the passersby on that street. 11. There are a variety of uses adjacent to the subject site. The proposal will provide a transition between the higher intensity commercial uses along NE 4th and the single-family and other residential uses adjacent to the site. The buildings are scaled similarly to single-family uses and commercial uses could actually be taller in some cases. The modulations in facades and rooflines as well as the setbacks provided by the included rear yard open space would also aid in the transition between commercial, larger buildings and these residential uses and the less intense nearby residential uses. 12. Parking will be contained in individual garages as well as common garages and will not encroach into yard space. The narrow street will not support parking and will be kept clear for general and emergency access. Sidewalks will separate pedestrians from vehicles. 13. Aside from the short-lived construction noise, there will be the normal hubbub associated with residential development and low-scale, low intensity commercial uses. There will be additional traffic but local streets should be able to handle the additional load and the applicant will be contributing mitigation fees to help offset some traffic impacts. 14. The project appears to be well landscaped and Code requires compliance with certain criteria making sure that the proposal will fit in with the community. . · Galloway at the Highlands Preli . , ary Plat File No.: LUA-06-138, PP, CU-A, SA-A, EC!' March 8, 2007 Page 9 15. As noted, the site is served by City infrastructure for water and sewer service. 16. In addition, Section 4-9-0JO(K) provides additional criteria for standalone uses. These criteria in summary contain the following guidance: Stand-alone residential use may not be located within 150 feet ofan adjacent or abutting arterial street. This includes Sunset Boulevard, Duvall A venue, Anacortes Avenue, or Union Avenue in the Sunset ili tll Business District; NE 4 Street, Union Avenue, or Duvall Avenue in the NE 4 Street Business District; and Puget Drive or South Benson Road in the Puget Drive Business District, as shown on the Business District Maps in RMC 4-3-040. A mix of commercial, service, and residential uses exist within a 150-foot radius of the proposed residential use. Commercial use of the property is not feasible for reasons including, but not limited to: lack of commercial frontage, lack of access, critical areas and/or critical area buffers, or property configuration. Residential use will augment the primary purpose of the commercial arterial zone by adding a pedestrian oriented land use that provides a physical connection between residential and commercial uses. The use provides a transition between commercial and lower density R-10 and R-8 zoned areas and provides a visual, pedestrian, and vehicular connection from the residential zoned areas to the Commercial Arterial zoned areas. Development standards from RMC 4-3-0401' ["Development Standards for Uses Located Within the Northeast Fourth Street. .. Business District"] are met unless the applicant opts for a planned urban development, subject to RMC 4-9-150. Pedestrian connection standards from this section must be met without modification. 17. The standalone uses are approximately 230 feet from Union and fall outside of the 150-foot prohibited area. This allows commercial uses to be located along Union while the less exposed internal portion of the site will be providing housing. There are commercial uses within 150 feet of the proposed residential uses. As noted, the applicant did not believe commercial uses would be viable in this location and cited the failed prior uses of the site, the lack of commercial exposure and the limited traffic along Union south of NE 4"' Street. The applicant did, although reluctantly, add commercial uses along Union. The residents could prove to be customers of the commercial uses at the site and along NE 4"', north of the site. The residential uses do provide a reasonable transition between more intense commercial uses and the arterial traffic carried along NE 4"' and the less intense residential uses south of the site. Abrupt transitions between commercial uses and single family residential uses do not always prove popular due to noise and other nuisance issues. Site Plan 18. In addition to the proposed plat and the fact that the proposed use requires a Conditional Use Permit the subject site is also subject to Site Plan Review although in some cases the criteria mirror some of those already considered in the other reviews. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; Galloway at the Highlands ninary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 10 d. Mitigation of the impacts of the proposal on the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; The proposed use satisfies these and other particulars of the ordinance. 19. The proposal conforms to both the goals and policies of the comprehensive plan as well as the CA Zoning regulations. The mixed-use commercial component as well as the interior townhomes are permitted since the buildings feature the appropriate design features and are appropriately located in juxtaposition to Union and NE 4th Street and its other commercial uses. 20. The buildings are appropriately scaled for the CA zone and for their locations on the subject site. The commercial components comply with the 50-foot height limits while the residential buildings comply with the 35-foot height limits imposed in the CA zone. 21. The proposal contains buildings that close on the street but contain modulations and design features such as peaked roofs, decks and porches that provide visual interest. There is open space included in the lots as well as common open space near the center of the project as well as open space near the end of the roadway. There should be sufficient light and air although the narrow street will be somewhat limiting. 22. The confined nature of the project on a narrow lot should not adversely affect neighboring properties. There will be rear yard setbacks created by the open space providing separation from adjacent uses. 23. The road and sidewalks provide reasonable circulation for residents both in vehicles and on foot. Emergency access has been accommodated on the narrow street with rolled curbs and the hammerhead turnaround. Pedestrian connections to adjacent property are limited by existing development patterns in those areas. Code limits parking to 1.75 stalls per unit while the applicant has proposed 1.78 stalls. The additional parking is anticipated to provide shared parking for the residential units and the commercial units in the two mixed use commercial-residential buildings and due to the fact that on-street parking will be limited due to the narrow street. 24. As noted, the site is served by City utilities, which are available along Union. They would be extended into the new street to serve the properties interior to Union. District B Urban Center Design Criteria 25. Again, many of these criteria mirror those already reviewed but there are some specific criteria. In summary, the criteria are: • · Galloway at the Highlands Prelii,., .. ary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 11 1. create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses; maintain existing grid street pattern. 2. provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street; orient Buildings to the street with clear connections to the sidewalk. 3. ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district; primary entrance of each building shall be located on the fayade facing a street. 4. redevelopment projects respect the character and value ofRenton's long-established, existing neighborhoods are preserved; achieve a compatible transition where new buildings differ from surrounding development 5. reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. 6. incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided 7. maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian- oriented streets; parking lots and garages shall be accessed from alleys when available. 8. have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 9. landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community; street trees are required and shall be between the curb and buildings. 10. recreation areas and common open space be provided; equal to 150 square feet per unit of which 100 square feet are contiguous. Such space may include porches, balconies, yards, and decks. 11. ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting; facades shall include modulation or articulation; untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited; use materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. 26. The proposal would provide a new right-angle street intersecting Union but due to existing development currently there would be no continuation of a street grid pattern. The new street could be continued west at some point in the future. Similarly, constraints on the site prevent the use of alleys. The lot is too narrow to provide alleys and even the main street has been reduced in width due to that constraint. Pedestrians will be accommodated on sidewalks and parking will occur in garages and not in front of either the residential or commercial buildings. Pedestrians will be able to circulate within the complex, to the proposal's commercial spaces and to the NE 4th Street corridor. 27. Landscaping and building design features will be used to reduce the apparent bulk of the buildings and avoid a "looming" affect over the streetscape. Landscaping will be provided along the street and in the open space areas. The complex provides a mix of public and private open spaces. Open space areas will provide recreational opportunities as well as providing landscape relief. The buildings have porches and other articulations and modulations as well as varied rooflines to improve appearance. The exterior treatment will provide definition and the facades of opposing units will mirror one another providing some symmetry coupled with the articulation and modulation differences. Galloway at the Highlands: ninary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 12 28. In conclusion, the proposal is modest in size but contains a number of complex elements including commercial spaces, shared parking, condominium and townhome ownership opportunities, narrow streets, open space and traffic island. The project should appeal to those seeking urban living and residential ownership. RECOMMENDATION AND DECISIONS: The City Council should approve the Preliminary Plat and this office approves the Site Plan and Conditional Use Permits subject to the following conditions: I. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on January 23, 2007. 2. Demolition permit shall be obtained and all inspections completed on the demolition of the existing building prior to Final Plat approval. 3. A Homeowners' Association shall be created concurrently with the recording of the Final Plat in order to establish maintenance responsibilities for the landscaped open space tracts. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the Final Plat. 4. A landscape plan shall be submitted, meeting the standards ofRMC 4-4-070, "Landscaping." Approval by the Development Services Department of a conceptual landscape plan shall be a condition of Site Plan Review. Submittal of a final landscape plan shall be required prior to Final Plat approval. 5. The areas labeled as open space shall not be used for residential development and covenants shall be required stating this limitation. ORDERED THIS g<h day of March 2007. FREDJ.KA AN HEARING E~ INER TRANSMITTED THIS 8th day of March 2007 to the parties ofrecord: Elizabeth Higgins I 055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Johnathan Kurth 1201 Monster Road SW, Ste. 320 Renton, WA 98057 Mike Davis 1201 Monster Road SW, Ste. 320 Renton, WA 98057 Darrell Offe 13932 SE 159th Place Renton, WA 98058 Don Maletta 345 Union Avenue NE Renton, WA 98059 · Galloway at the Highlands Preli ary Plat File No.: LUA-06-138, PP, CU-A, SA-A, ECF March 8, 2007 Page 13 Pham Ming Van & Dan My Du 1618 S Lane Street Seattle, WA 98144 Stephen Northcraft 4209 SE 3•d Place Renton, WA 98059 TRANSMITTED THIS 8"' day of March 2007 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Rude, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section lOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m .• March 22, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen ( 14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., March 22. 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for iuformation on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 343 Union Avenue NE '· ' t .. ' ~ ' E5 · 9 T23N R5E E 1/2 :~A ~ CA L I ]Q]) 11 ~-----' NE 4th st. CA CA 4th St. t----~ r--~---· R-8 CA CA CA (l) R-10 2 C'1 0 ;:,a CA CA R-8NE 2nd St. ILCP) --I 0 0 p.. /"< S I i e. / ./.'.'. ~-3rd'l. CA R-lOCP) "' R-clO -R-8 RMH RMH :::, R-8 \RMH I -0 R-8 .. RMH R-8, •• R:-4 .... ..... RC(P) \z\ -~· . RC(P) GS • 21 T23N R5E E 1/2 ~ ZONING ~ = 'D!CBNICAL -VICES ----ReQ.f..on Cit,' Uml\,11 16 T23N R5E EXHIBIT 3 t~ :o· ' 14•_.1• I: I co.lSf R(.l,L ESTATE S(R',,CCS 11'5 ,u. •'lll 5T. ,•-.2,· -i~,,5.90B'il ,, ~·-a· sc~;I~-~~~;~;~~~~LAN RENTON,,WASrNGTON IJOH,\UI 1,1. 1,1/UrT ... 34, ~ A\(. 'I.(. 1e1l05 90IJ I,, I ,,_,.. e.l I · •. ·;,.' I -i~'"---·~~·--:_~-'~-;il~~-1---·oor~:1=----r1-=rr, : : 11 -----:--r :1 l.&J 1 . s'? 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MAX 1111, ICM./$ CCI\/ERAC(: ... cru..._ '"I" '" "" 3:1-rr ~~?:! / 7:1-l:-PJ,Rl<JNC W/1 BU1~0INC L.-.NOSC.1.1 HE~~~n ....... N(lS • ~ COOE • IIIC CO()( i+iJU '#5801-~ 11'.0C -OCCl#-""Cr~•J •SIMUf-T ··-ffl'l:Y..I Sl'MllUJll(!I ' 4-' ' 'u I' I _____ J ______ _1 1 _ r 1_ ___ L __ _l ___ _I_ ___ l_ ___ I _____ _i__:-iL 1il ____ :_. --~ TC-----~---------~....l.--~---------------~~------~----_,.,._ ----® ®---_,.,._ ---§ PRELI MINAR'!" ' s1Te PLAN/ PARKING ,-,; s2 UNITS-20-24 FT ,-,1De I 6? SC,-u:, 1· • zo·-1:i- QWNfR/PfYfl Q~ES· -~· -""~ "" """"'" (425) U~·Sttl0 OON'l'i,cr,JON>ii,llil,N,IJl!fw \) w ,_ j ~ 9: ~l w i ~ I "' ~ ~ 0, i:,.. ::::, < 0 ~ t:r: Q i:., ,_ " ~ 'l E--~ ~ z tll < ~ ~ . .. ....l i" < iii~ I, ~ ~ :i::: 'i' E-- J t:r: I:! ::::, .. ~ rJ-., -> < 0 ~\:=: \~ ·-I lll'°'-TAM ~~ .. ~ ---~..:; ~· _::;_. ~=-":."'= _:~.:=-:. i ,;;;;;- 1 ·1 .. ~ 'r·~M ·c·- ·1 SP-I -- I I ""' "' -o 0~ ~ "'~ z, 'N -" .. ' • Q TI ~ cl> a O> a() 0 z m-'0 ·~ "l> ~ -I ,. z ~ --~ --~ /JJ .. t \ 33'-2 1/2-' -- "' " ~ I ' l> ~ /,l a " " 3 0 " '" 0 " .. ~ I I I i () ~ .. :u " ~ .. ~ ~ m ~ g ,. I i'l - I / 11 / I ,- :, " ~000- 0000 DrJDD DODD l°ReL.IMINARY EXTERIOR ELEVATIONS DAVIS REAL ESTATE GROUP fo,16+,LAND $QVARE TO~NHOME$-~45 UNION AVE NI;; .. ·. t' ' 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic], Renton, Washington," dated September 27, 2006, as prepared by Earth Solutions NW, LLC. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. A Transportation Mitigation Fee shall be assessed if the site plan indicates a net increase in average weekday peak hour trips generated from the project. The fee is $75.00 per trip and shall be paid prior to recording the Final Plat. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit and $0.52 per net square foot of commercial space. Fire Mitigation Fees shall be assessed for the residential units prior to recording the Final Plat and for the commercial buildings prior to obtaining building permits. 5. All residential units within the project shall be equipped with automatic fire suppression systems (sprinklers) prior to final inspection. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 151h day of February, 2007, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Johnathan Kurth -Via E-mail Pham Ming Van & Dan My Du Don Maletta Stephen Northcraft (Signature of Sender): ,.A/~~-~ U(i r. STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Project Name: Galloway at the Highlands I Contact Owners POR POR Project Nu~ber: LUA06-138, PP, SA-A, CU-A, ECF Reoresentina CIT~F REN1~0N Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator February 15, 2007 Johnathan Kurth Davis-Kurth Consulting 1201 Monster Road SW #320 Renton, WA 98057 SUBJECT: Galloway at the Highlands LUA06-138, PP, SA-A, CU-A, ECF Dear Mr. Kurth This letter is to inform you that the appeal period ended February 12, 2007 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-referenced project. No appeals were filed on the ERC determination and this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated January 22, 2007. A Hearing Examiner Public Hearing has been scheduled for February 20, 2007, where Site Plan Conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, /311~~.d;:_ J4J~ Elizabeth Higgins, AICP Senior Planner cc: Pham Ming Van & Dan My Du / Owners Don Maletta, Stephen Northcraft/ Parties of Record Enclosure --------------~ 1055 South Grady Way-Renton. Washington 98057 ~ This oaoercnnta1r>s Sr'.~··,, r<'.'r.vr.lArl nilterial :::\0% nr,,;fr:c"1n<a1mf"r AH Et\D OF THE CC"RVE COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING February 20, 2007 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Mobile Home Park Text Amendments Appeal PROJECT NUMBER: LUA-06-125, R, ECF PROJECT DESCRIPTION: Appeal to the Hearing Examiner regarding amendments to the Residential Low Density land use policies to allow Residential Manufacture Home (RMH) and an implementing zone in the RLD land use designation. Includes concurrent text amendments to Title IV. PROJECT NAME: Galloway at the Highlands PROJECT NUMBER: LUA-06-138, PP, SA-A, CU-A, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Site Plan approval, Conditional Use Permit approval, and Environmental (SEPA) Review to subdivide an existing 69,959.96 square foot (1.61 acre) site zoned Commercial Arterial (CA) into individual lots for future development of a mixed-use ( commercial and residential) building and townhouses. An existing commercial building would be demolished. Access to the project would be provided by a new internal public street. HEX Agenda 2-20-07.doc PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: File Number: Project Description: Project Location: February 20, 2006 Galloway at the Highlands Johnathan Kurth; Davis-Kurth Consulting; 1201 Monster Rd SW, Suite 320; Renton WA98057 (same as above) LUA-06-138, PP, CU-A, SA-A, ECF Project Manager: Elizabeth Higgins, Senior Planner The applicant is requesting Preliminary Plat approval, Site Plan approval, Conditional Use Permit approval, and Environmental (SEPA) Review to subdivide an existing 69,959.96 square foot (1.61 acre) site zoned Commercial Arterial (CA) into individual lots for future development of a mixed-use (commercial and residential) building and townhouses. An existing commercial building would be demolished. Access to the project would be provided by a new internal public street. 343 Union Avenue NE City of Renton PIBIPW Departme GALLOWAY AT THE HIGHLANDS Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, E.CF PUBLIC HEARING DA TE: February 20, 2007 Page 2 of 21 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map Exhibit 3: Zoning Map sheet F5 east Y, (dated 2/16/2006) Exhibit 4: Site Plan (dated 12/30/2006) Exhibit 5: Preliminary Plat Map (dated 9/11/2006, revised 1/18/07) Exhibit 6: View of NE 3'' street frontage with water feature Exhibit 7: View of commercial space at NE 3'' and Union Exhibit 8: ERC Mitigation Measures Exhibit 9: Front Elevations Exhibit 1 O: Right and Left Elevations Exhibit 11: Rear Elevation C. GENERAL INFORMATION: 1. Owners of Record: Minh Van Pham and Dan My Du: Rainier Pacific Development; 1618 S Lane St: Seattle WA 98144 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Commercial Arterial (CA) and NE 4'" Business District Commercial Corridor (CC) Commercial (vacant building, former thrift store) North: Commercial Arterial (CA) zoning; commercial development East: Commercial Arterial (CA) zoning; commercial development South: Commercial Arterial (CA) zoning; single family residential development West: Commercial Arterial (CA) zoning; multi-family residential development 6. Access: New internal public street 7. Site Area: 69,959.96 square feet (1.61 acres) 8. Project Data: Area Comments Existing Building Area: 17,640 sf Existing building to be removed New Building Area: 22 townhouse units); Townhouse and 3,470 sf commercial space in 2 buildings: and Condominium units will 14 condominium units vary in size Total Building Area: Approx. square feet D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Hex Report 06-138.doc Land Use File No. N/A N/A NIA Ordinance No. 2249 5099 5191 Date 6/20/66 11/01/2004 2/16/2006 City of Renton PIBIPW Departme GALLOWAY AT THE HIGHLANDS Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF PUBLIC HEARING DA TE: February 20, 2007 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-040: Commercial Corridor Business Designations Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3 of 21 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Commercial Corridor objectives and policies. 2. Community Design Element. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The 1.61 acre project site was originally developed in 1970 with a 17,640 single-story, masonry building used as a grocery store and an expansive, asphalt parking lot. Subsequent uses included a discount food store and a succession of thrift shops. The building is currently vacant. The property is located on the west side of Union Avenue NE, approximately 300 feet south of the intersection of Union with NE 4th Street, a principal arterial (Exhibit 2). The property lies in a transition area, with commercial development to the north and east and residential development west and south. A new City of Renton public park, Heather Downs, is located one block south on the west side of Union Avenue at NE 3'd Court. The property is within a Commercial Arterial Zone ('CA', see Exhibit 3), as are the surrounding properties. CA allows commercial, retail, and service uses, but the property is also within the "NE 4th Hex Report 06-138.doc City of Renton PIBIPW Departme. GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DATE: February 20, 2007 Preliminary Report to the Headng Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 4 of 21 Street Business District," which has specific use limitations related to retail, entertainment/recreation. service, and vehicle-related activities. On-site services within the Business District would be limited to "entertainment media rental" (DVD/video stores), financial and real estate services, and repair services (excluding auto repair). The proposed project is a commercial and residential development consisting of townhouses and condominiums, with commercial space fronting on Union Avenue NE (Exhibit 4). All residential units and commercial space would have vehicle access from a new public street aligned perpendicular to Union Avenue NE. Apartment-style attached dwellings (condominiums) are allowed as part of mixed-use development, if space for commercial development at least 30' deep, is located on the ground floor. Attached dwellings, such as the proposed townhouses, are allowed as "stand-alone" structures within 150' of Union Avenue NE with approval of a Conditional Use Permit. Approval of the project proposal would result in subdivision of the property into 32 townhouse lots, 2 lots for mixed-used commercial and residential development, 4 open space tracts. and new public street right-of-way for access (Exhibit 5). The applicant has requested and been granted approval of a 24 foot wide public street. Curbs within the project would be rolled, or "mountable" by emergency vehicles. Curbs and 6 foot wide sidewalks with tree grates would be located in easements at the front of each lot. A "traffic circle" with traffic speed control, landscaping, and a water feature would be located within the public right-of-way (Exhibit 6). Twenty-two separate "townhouse lots" would range in size from 1,275 to 1,477 sf in size. They would be developed with 3-and 4-consecutively attached dwellings in 6 buildings. The 3-unit Townhomes would be further attached to the mixed-use buildings. Therefore, the 2 mixed-use buildings would have 3 townhouses, 7 condominiums, and a commercial space in each. Four buildings would have 4 townhouses each (Exhibit 7), Each townhouse unit would have approximately 200 sf ground-related outdoor space at the rear of the unit. Five landscaped tracts would provide approximately 4,668 sf of semi-private open space to the project. The 22 proposed townhouse units would have different floor plans and be sized at 2,125, 2,081, or 2,017 sf, be 3 stories in height, have 3 bedrooms, a garage, 2 decks and an entry porch each. Individual units would be painted one of four coordinated colors. The 2 commercial parcels would be 8,220 sf (north of NE 3'd) and 8,270 sf (south of NE 3'd). The 3,470 sf of commercial space would front on Union Avenue NE and be located in two 3-story buildings, one on each side north and south of the access street (Exhibit 8). The commercial spaces would be 45 feet deep and be accessed from entries fronting on both Union and the new access street (NE 3m). Walkways abutting the buildings would be covered by canopies. Fourteen 2-and 3-bedroom condominium units above the commercial space would be 1,098, 1,100, 1,340, or 1,835 sf each. Parking for these units would be shared with the commercial space and be located beneath of residential and in back of the commercial portions of the building (Exhibit 4 ). The exterior color of the two condominium / commercial buildings will be the same. There are no critical areas located on or near the project site. The property has consisted primarily of impervious surface since developed in the 1970s. Street trees would be planted along Union Avenue NE and the new street, NE 3'd. Private and semi-private open space would be landscaped and it is anticipated that the amount of pervious surface would be greater following redevelopment of the site. Hex Report 06-138.doc City of Renton PIBIPW Departme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DATE: February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 5 of 21 This report includes Preliminary Plat review, Site Plan Review, and Conditional Use Permit review. Approval or approval with conditions would be required in order to proceed to Final Plat review and building permit stages of project development. The project requires Preliminary Plat review to ensure that individual lots created by the proposed subdivision meet standards of the zone; Site Plan Review to ensure that proposed residential development meets required development standards and design regulations; and Conditional Use Permit review to approve the construction of buildings designed for residential use only in the zone. Each review is based on criteria delineated in the Renton Municipal Code. In addition to basic criteria, the Conditional Use Permit review requires use of "Special Decision Criteria for Stand Alone Residential Uses in the NE 4th [Street] ... Business District." The proposed project includes both residential within a mixed-use building and "stand alone" residential use within attached townhouse structures. The Conditional Use Permit criteria and Special Decision criteria apply only to the latter. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 23, 2007, the Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) for the Galloway at the Highlands project. The DNS-M included 6 mitigation measures. A 14-day appeal period commenced on January 29, 2007, and ended on February 12, 2007. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic]. Renton, Washington," dated September 27, 2006, as prepared by Earth Solutions NW, LLC. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. A Transportation Mitigation Fee shall be assessed if the site plan indicates a net increase in average weekday peak hour trips generated from the project. The fee is $75.00 per trip and shall be paid prior to recording the Final Plat. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit and $0.52 per net square foot of commercial space. Fire Mitigation Fees shall be assessed for the residential units prior to recording the Final Plat and for the commercial buildings prior to obtaining building permits. 5. All residential units within the project shall be equipped with automatic fire suppression systems (sprinklers) prior to final inspection. Hex Report 06-138.doc City of Renton P/8/PW Departme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE: February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 6 of 21 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (1) Compliance with the Comprehensive Plan Designation The subject site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The CC areas evolve from "strip commercial" linear business districts into business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. Commercial Corridor areas may include designated districts including concentrations of specialized uses such as the Auto Mall, or features such as transit stops and a combination of businesses creating a focal point of pedestrian activity and visual interest. The proposed plat is consistent with the following Commercial Corridor policies and objectives: Land Use Element Policy LU-353. Structures at Commercial Corridor intersections should not be set back from the street and sidewalk so as to allow vehicular circulation or parking to be located between the sidewalk and the building. No parking is proposed between the sidewalk and the buildings. Objective LU-JJJ: Where Commercial Corridor areas intersect other land use designations, recognition of a transition and/or buffer between uses should be incorporated into redevelopment plans. The project is planned as a mixed commercial I residential development, with open space areas to enhance the transition between commercial areas to the north and residential areas to the west and south. Policy LU-368: Consideration of the scale and building style of near-by residential neighborhoods should be included in development proposals. Building heights in the proposed project are between those allowed in surrounding residential zones and height allowed in commercial areas. Hex Report 06· 138.doc City of Renton PIBIPW Departme GALLOWAY AT THE HIGHLANDS Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF PUBLIC HEARING DA TE: February 20, 2007 Page 7 of 21 Policy LU-368: Consideration of the scale and building style of near-by residential neighborhoods should be included in development proposals. The proposed project is compatible with the scale and reflects the architectural style of the adjacent development to the south. Policy LU-369: Development should be designed to consider potential adverse impacts on adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be considered during design. Northeast Fourth Street Business District The Northeast Fourth Street Business District is an active commercial area located at a gateway to the City. It features a wide variety of retail and service uses and several different structural forms from small professional offices to large-scale strip malls with major grocery anchors. Policy LU-391: To the extent possible, undeveloped parcels and pads and/or redevelopment in the Northeast Fourth Street Business District should feature street facing building facades located a maximum of fifteen (15) feet setback from the non-curb edge of sidewalks abutting the principal arterial. Although the project is not located on a "principal arterial" it meets the policy of being within 15 feet of the non-curb edge of sidewalk. The intent is to enhance the pedestrian environment and increase viability of commercial uses for walk-by traffic. Community Design Element Site Planning Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The development pattern of the proposed project would be consistent with streets and structures in residential neighborhoods throughout Renton. Due to the narrow configuration of the property and the situation of being surrounded on three sides by private property without public rights-of- way, interconnected roads and cross streets are not feasible. Policy CD-15: Land should be subdivided into blocks sized so that walking distances are minimized and convenient routes between destination points are available. The development would be approximately the length of a typical city block with sidewalks on both sides of the new public street. Policy CD-16: During land division, all lots should front streets or parks. Discourage single tier lots with rear yards backing onto a street The new public street would be "double-loaded" with lots fronting on both sides. Rear yards would be private open space with fences along back property lines. Policy CD-17: Development should be designed (e.g. building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. Based on the plans submitted for review, the project would result in a high-quality development and would have density below the maximum allowed. Hex Report 06-138.doc City of Renton PIBIPW Oepartme,, GALLOWAY AT THE HIGHLANDS- Preliminary Report to the Hean"ng Examiner LUA-06-138, PP, CU-A, SA-A, ECF PUBLIC HEARING DATE: February 20, 2007 Page 8 of 21 Policy CD-21: Development should have buildings oriented toward the street or a common area rather than toward parking lots. Buildings would be oriented toward the new public street. Parking for the commercial uses would be within the structure at the rear of the commercial space. Policy CD-22: When appropriate, due to scale, use, or location, on-site open space and recreational facilities in developments should be required. Although not required, the project would have landscaped open space located in two places on the property. Policy CD-26: Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. The use of cul-de-sacs should be discouraged. A grid or ''flexible grid" pattern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used. The internal circulation system is designed to fit into a grid pattern, should the property to the west be redeveloped in the future. Pedestrian connections will be made to adjacent properties where possible. Policy CD-29: In mixed-use developments with ground-floor retail uses, residential parking areas should not conflict with pedestrian and vehicular access to the retail component of the project. Commercial parking, which would be shared with condominiums, would be located to the rear of commercial space. Entry would be from the new public street, not the more heavily traveled Union Avenue NE. Policy CD-31: In mixed-use developments, residential uses should be connected to other uses through design features such as pedestrian walkways and common open space. The proposed project would provide both open space and pedestrian walkways. Sidewalks would be wider than typical, at 6', with street trees and tree grates provided. Policy CD-50. Trees should be planted along residential streets, in parking Jots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. Landscaping is proposed throughout the development. Alf pervious areas would be landscaped (as required by Renton Municipal Code). Street trees would be planted along Union Avenue NE fronting the project and on the new public street, NE 3'd. (2) Compliance with the Underlying Zoning Designation. The 1.61 acre site is designated Commercial Arterial (CA) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 22 new townhouse and 14 condominium residential units. Commercial space in 2 mixed-use buildings is also proposed. Density-The density range permitted in the Northeast Fourth Street Business District of the CA zone is a minimum of 10 dwelling units per net acre (du/a) up to a maximum of 60 du/a when the project includes commercial and residential as a mixed-use development. Net density is calculated after public rights-of-way, private access easements (vehicular or pedestrian), and critical areas are deducted from the gross acreage of the site. After the deduction of 19,471 square feet of proposed public right-of-way dedication. the net area for purposes of density calculations would be 50,488 sf Hex Report 06-138.doc City of Renton PIBIPW Departme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE: February 20, 2007 Preliminary Report to the Headng Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 9 of 21 (1. 16 A). The 36 residential units would have a density of 31.06 du/a, which is within the allowed range for the Business District and Zone. Lot Dimensions and Size -No minimum lot size is required in the CA zone, however within the Northeast Fourth Street Business District a minimum lot size of 1,200 sq ft is required. There are no minimum lot width or depth requirements. The proposed plat would create 24 lots and 5 tracts with the following sizes: Lot Number 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Tract 'A' Tract 'B' Tract 'C' Tract 'D' Tract 'E' Lot Size (square feet) 8,220 1,276 1,275 1,374 1,359 1,275 1,276 1,467 1,467 1,276 1,275 1,294 1,304 1,284 1,284 1,477 1,477 1,284 1,284 4,333 1,487 1,284 1,284 8,270 1,583 610 623 1598 254 As proposed, all lots appear to be in compliance with the required size standard for the CA zone. Setbacks -In the CA zone, the minimum front yard setback is 10 feet and may be reduced down to zero feet through the Site Plan Review process provided no blank walls are located within the reduced setback. In the NE 4th Corridor Business District, the maximum front yard setback permitted is 15 feet. A 10-foot side yard along a street setback is required, which may be reduced down to zero feet through the Site Plan Review process, provided no blank walls are located within the reduced setback. The proposed project meets these requirements. The proposed lots appear to contain adequate area for the construction of the proposed townhouse, condominium, and commercial structures. See further discussion below under Site Plan Review Criteria. Building Standards -The CA zone and NE 4th Street Business District limit the number of attached residential units to 4 per structure. The stand-alone townhouses would have a maximum of 4 attached residential units per structure. Building height in the CA zone and NE 4th Corridor Business District is limited to 35 feet for residential uses. The proposed structures would have a height below 35 feet. Hex Report 06~138.doc City of Renton PIBIPW Departme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DATE: February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 10 of 21 The existing commercial building is proposed to be removed as a result of the construction of the proposed plat. A demolition permit and inspection would be required, The NE 4th Street Business District requires that the proposed structures comply with the Urban Design Regulations District B, see discussion further discussion below on the structures compliance with these regulations. Parking -Each dwelling unit is required to provide 1. 75 off-street parking stalls per unit Each proposed unit would provide parking for 2 vehicles within a 2 car garage. The proposed building pads appear to be adequately sized for the provision of the required parking, Landscaping -The City's landscaping regulations require the installation of landscaping, The minimum amount of on-site landscaping required along street frontages is 10 feet, except where the front or side yard along a street setbacks have been reduced through the Site Plan Review process. The applicant submitted a Conceptual landscape plan with the project application. To ensure that landscaping is adequately maintained in common areas, staff recommends as a condition of approval, that a Homeowners' Association be formed and be responsible for the maintenance of landscaping for the residential common areas. (3) Compliance with Subdivision Regulations Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road, As proposed, the lots appear to comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, oriented to provide front yards facing a street, and satisfies the minimum lot area and dimension requirements of the CA zone and the NE 4th Street Business District. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of townhomes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. The street within the plat would meet this requirement. Access and Street Improvements: Access to the site is proposed via a new internal access road off (NE 3'') Union Avenue NE. Full street improvements including curb, gutter, sidewalk, and street lighting are required on the new internal public street (NE 3'') and along Union Avenue NE. The City's subdivision regulations RMC 4-7-150E.5 specifies that "alley access" [to rear yards of lots] is the preferred street pattern. The proposed layout does not include private alley easements due to the narrow configuration of the property prior to subdivision. A concept plan indicates approximately Y. of the lots and all of the rear yard private space would be eliminated with the addition of alleys. Alleys would not connect to other alleys on abutting property. To mitigate potential impacts to the local street system, the City's Environmental Review Committee (ERG) imposed mitigation on the project in the form of the requirement for payment of a Traffic Mitigation Fee if the project indicated a net increase in traffic. Traffic generated by the former commercial use may have been more significant than that generated by the proposed uses. Such fees would be assessed prior to recording the Final Plat. Topography and Vegetation: The project site is flat and has been paved or otherwise an impervious surface since the 1970s. There are no trees or significant vegetation on the site. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the project will be subject to the DOE manual regarding erosion control, as required by mitigation measures imposed by the ERG. Hex Report 06-138.doc City of Renton P!B!PW Departmer GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 11 of 21 Relationship to Existing Uses: Commercial development is located to the north and east of the project site and residential development is located to the west and south. The proposed development would be compatible with the surrounding development. (4) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $388.00 per new multi-family unit and $0.52 per square foot for the commercial space. These fees are payable prior to the recording of the Final Plat. Recreation: The proposal provides open space, but does not provide significant on-site recreation areas for future residents of the proposed plat. There is a new City of Renton public park, Heather Downs, to the south of the proposed project at NE 3'd Court and Union Avenue NE. It is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $354.51 per new unit. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would potentially result in 16 additional students (0.44 x 36 = 16). The schools would include: Maplewood Elementary School, McKnight Middle School, and Hazen High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: A Preliminary Technical Information was submitted with the application materials. According to the report, the project would be below the thresholds for both water quality and detention requirements. Therefore, the project is exempt from detention and water quality treatment. All other surface water improvements including, but not limited to conveyances, roof drains, yard drains, driveway crossings, and any frontage improvements are required to meet City of Renton standards. A Surface Water System Development Charge, based on the current rate of $759.00 per new single-family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The project site is located within the 565 Water Pressure Zone. There is an existing 16-inch water main located in Union Avenue NE. Per the City of Renton Fire Marshall, the preliminary fire flow is 2,750 gpm and one hydrant is required within 150 feet of each structure and an additional hydrant is required within 300 feet of each structure. Each townhouse unit requires a separate water service line and meter, which will serve domestic and fire. The size is determined by a certified fire sprinkler designer, but shall be a minimum of 1-inch. Water System Development Charges are $1,956 per dwelling unit. The Development Charges are collected as part of the construction permit. The project will be reviewed to determine if redevelopment credit applies. There is an existing 8-inch sanitary sewer main in Union Avenue NE. The applicant shall install individual side sewers to serve the project. Sewer System Development Charges are $1,017 per dwelling unit. The Development Charges are collected as a part of the construction permit. The project will be reviewed to determine if redevelopment credit applies. 6. CONSISTENCY WITH CONDITIONAL USE CRITERIA: A Conditional Use Permit is required in order to permit the construction of a stand alone residential project within the CA zone. Section 4-9-030.G lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: (1) CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER ORDINANCES: Hex Report 06-138.doc City of Renton P!B!PW Departme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE: February 20, 2007 Preliminary Report to the Hean·ng Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 12of21 The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (a) Comprehensive Plan Land Use Element (See discussion above under Preliminary Plat Criteria.) (b) Zoning Code The proposed townhouse project is located within the Commercial Arterial {CA) zoning designation. The purpose of the Center Arterial Zone (CA) is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment. The proposed attached townhouse development would be located west of two mixed-use commercial/residential buildings that would provide ground-related commercial space on Union Avenue NE. The site is located too distant from the principal arterial, NE 4" Street, to support full site development for commercial use. (c) Development Standards (See previous discussion above under Preliminary Plat Criteria and further discussion below under Site Plan Review Criteria.) (2) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. The proposed project would result in the construction of for-sale residential townhouses and, above the commercial space, condominiums. Residential projects in these housing types have continued to be successful ventures within the City of Renton, therefore the proposal would not result in an over concentration of townhouse residential units. (b) That the proposed location is suited for the proposed use. The subject site is abutting residential uses on the west and south and would serve as a transition to the commercial property to the north and the east end of the subject property. The proposed townhouses would be more compatible with the surrounding residential uses than commercial use. (3) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. See further discussion below under the Site Plan Review criteria. (b) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. See previous discussion under Preliminary Plat criteria and further discussion below under Site Plan Review criteria. (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, bell towers, public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. Hex Report 06-138.doc City of Renton PIB!PW Departme, GALLOWAY AT THE HIGHLANOS PUBLIC HEARING OA TE: February 20, 2007 Preliminary Report to the Hean'ng Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 13 of 21 The proposed buildings would comply with the height requirements of the CA zone; see further discussion below under Site Plan Review criteria. (4) COMPATIBILITY: The proposed use shall be compatible with the residential scale and character of the neighborhood. The subject properly has most recently been a vacant thrift store set back on the properly with a large asphalt parking lot fronting Union Ave NE. ft is located within an area with both commercial and high- density residential uses, both of which are located on the abutting properties. The proposed attached residential townhomes would serve as a transition from the higher intensity uses of the commercial area to the single family residential uses to the south and would be compatible with the surrounding uses. (5) PARKING: Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five percent (75%) of the lot coverage requirement of the zone, in which the proposed use is located, if all parking is provided underground or within the structure. Alf parking is proposed within attached private garages located under the proposed structures. See further discussion below under Site Plan Review criteria. (6) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. Staff has reviewed the circulation patterns of potential vehicles and pedestrians. See further discussion below under Site Plan Review criteria regarding pedestrian and vehicular circulation. (7) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas, and refuse storage areas. It is anticipated that the most significant noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project will be required to comply with the City's noise ordinance regarding construction hours. There would be noise impacts from traffic and activities that are normally associated with an attached townhouse development. These noise impacts, however, would be comparable to noises from existing residential development abutting the property to the west and south. (8) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner rnay require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. See previous discussion above under Preliminary Plat criteria and further discussion below under Site Plan Review criteria. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. There are no accessory uses proposed. (10) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. Hex Report 06-138.doc City of Renton PIB/PW Departme1, GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE: February 20, 2007 No building conversion is proposed. (11) PUBLIC IMPROVEMENTS: Preliminary Report ta the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 14 of 21 The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. The proposed project would be required to install utilities and construct road improvements as mandated by the City's regulations. See previous discussion above under Preliminary Plat criteria. Section 4-9-030.K lists 6 additional Special Criteria that the Hearing Examiner is asked to consider regarding stand alone residential uses in the NE 4th Street Business District, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: ( 1) Stand alone residential use may not be located within 150 feet of an adjacent or abutting arterial street. This includes Sunset Boulevard, Duvall Avenue, Anacortes Avenue, or Union Avenue in the Sunset Business District; NE 4th Street, Union Avenue, or Duvall Avenue in the NE 4th Street Business District; and Puget Drive or South Benson Road in the Puget Drive Business District, as shown on the Business District Maps in RMC 4-3-040. The subject site fronts on Union Avenue NE, but the "stand alone" townhouse portion of the project would be no closer than 230 feet to Union Avenue. (2) A mix of commercial, service, and residential uses exist within a 150-foot radius of the proposed residential use. Commercial and service uses are located on the abutting properties to the north. Two mixed-use commercial/residential buildings would be located on the east portion of the project site. (3) Commercial use of the property is not feasible for reasons including, but not limited to: lack of commercial frontage, lack of access, critical areas and/or critical area buffers, or property configuration. The applicant had deemed the feasibility of commercial development to be limited by both the location and the configuration of the property. Both pedestrian and vehicular traffic on Union Avenue, south of NE 4" Street are extremely limited. There is no commercial development to the south to draw pedestrians to the property. Vehicle traffic volumes are low due to the fact that Union Avenue is not a through street. The project was revised, following initial application, to include a commercial component along NE Union Street, although the likelihood of success for businesses in that location may be marginal. The narrow configuration of the property would limit feasible commercial development to that portion that fronts directly on Union Avenue NE, as has been proposed. Commercial development at "the back" of the property would not be visible from Union Avenue and therefore have greatly reduced feasibility. (4) Residential use will augment the primary purpose of the commercial arterial zone by adding a pedestrian oriented land use that provides a physical connection between residential and commercial uses. The proposed development would provide pedestrian connections to the surrounding residential and commercial uses along the east and west sides of the property. There could be a future connection to the north, if property to the north is redeveloped to provide a connection. Recently redeveloped property to the south is privately owned with no access easements available. (5) The use provides a transition between commercial and lower density R-10 and R-8 zoned areas and provides a visual, pedestrian, and vehicular connection from the residential zoned areas to the Commercial Arterial zoned areas. There are no Residential 8 or Residential 10 zones in the vicinity of the property. Surrounding zoning is all Commercial Arterial. The project would, however, provide transition between a/I-commercial uses to the north and all-residential uses to the west and south. Hex Report 06-138.doc City of Renton P/BIPW Oepartme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE: February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page15of21 (6) Development standards from RMC 4-3-040F ["Development Standards for Uses Located Within the Northeast Fourth Street. . .Business District"] are met unless the applicant opts for a planned urban development, subject to RMC 4-9-150, Pedestrian connection standards from this section must be met without modification. The development standards as outlined in RMC 4-3-040F would be met (see discussion below). 7, CONSISTENCY WITH SITE PLAN REVIEW CRITERIA: In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance and Development Standards from RMC 4-3-040F, the following issues have been identified by City Departmental Reviewers: 1. Conformance with the Comprehensive Plan, its Elements and Policies; See discussion above under Preliminary Plat criteria. 2. Conformance with existing land use regulations; The subject site is designated Commercial Arterial (CA) on the City's Zoning Map and is located within the NE 4th Street Business District. The proposed mixed-use (commercial/residential) is allowed in the CA zone. The attached townhouse development is also a permitted use within the CA zone, subject to the approval of a Conditional Use Permit. The compliance of the proposal with the development standards of the CA zone and NE 4th Street Business District regulations is addressed below: Lot Coverage -The CA zone allows building coverage at a maximum of 75 percent if all of the parking would be contained within the individual buildings. All parking would be contained within garages. The estimated building coverage would be 73 percent. Setbacks -In the CA zone, the minimum front yard setback is 10 feet and may be reduced down to zero feet through the Site Plan Review process provided no blank walls are located within the reduced setback. In the NE 4th Street Business District, the maximum front yard setback permitted is 15 feet. No blank walls are proposed (Exhibits 9-11). The mixed-use building setback along NE Union Street has been reduced to zero to further the pedestrian orientation of the block The setback between the townhouses and sidewalk has been reduced to zero. The project does not abut residential zones, so no separating setbacks are required for rear yards. Rear yards, however, are planned to provide ground- related open space for individual units. Landscaping -The City's landscaping regulations require all pervious areas of the property to be landscaped. The minimum amount of on-site landscaping required along street frontages is 10 feet, except where the front or side yard along a street setbacks have been reduced through the site plan review process. A landscape plan must be submitted, as required by Renton Municipal Code and meeting the standards of RMC 4-4-070, "Landscaping." Approval by the Development Services Department of a conceptual landscape plan is recommended as a condition of Site Plan Review, Height -The CA zone allows a maximum building height of 50 feet in the zone and 35 feet for [stand alone] residential structures, The mixed-use buildings would have a height below 50 feet The proposed townhouse structures would be less than 35 feet in height Both building types would be below the maximum height permitted, Pedestrian Connections -All development in the CA zone within the NE 4th Street Business District is required to provide a minimum of one pedestrian connection from the entry of each building to the street and sidewalks, and a minimum of one pedestrian connection is required from each side of a property to commercial and/or residential uses. The proposed project would have direct connections from all front building entries to the streets and potential pedestrian connections on all sides of the property. A pedestrian connection on the south side Hex Report 06-138.doc City of Renton PIBIPW Deparlme, GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DATE: February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 16 of 21 is not currently available due to the existence of a new fence along the property line and private property with no public access easements. Parking -The parking regulations require a specific number of off-street parking stalls based on the proposed use. A maximum of 1 J5 parking spaces per dwelling units may be permitted. Twenty parking spaces are available for the 14 condominium units and would be shared with the commercial uses in the 2 buildings. Each proposed townhouse has proposed 2 spaces each within a private garage. The total number of parking spaces is 64. With 36 total units, the parking provided would be 1. 78 spaces per unit Due to the fact that commercial space will be required to share parking with condominiums, staff recommends that a modification be approved that allows one additional space than allowed under the maximum parking requirement. Refuse and Recyclable Deposit Areas The location and pick up of the service elements shall be approved by Waste Management. The refuse and recyclable deposit areas for the mixed-use buildings would be located within the parking garage. The service elements for each townhouse would be located within each individual unit. 3. Mitigation of impacts to surrounding properties and uses; The proposed mixed-use/ residential project is not anticipated to result in any adverse impacts to surrounding properties and uses. The properties to the west and south all have residential uses and properties to the north and east have commercial uses. The proposal for the construction of mixed-use commercial and townhouses on the subject site would provide a transition from the commercial uses to the north and the single family residential uses to the south and west. In addition, pedestrian connections are proposed, which would connect pedestrians in developments to the west of this site to the commercial area to the east. There are potential short-term impacts to adjacent properties (e.g., noise), which would result from the construction of the project. These impacts will be mitigated by the applicant's construction mitigation plan, which limits work and haul hours to those permitted by City Code. Long term impacts included increased traffic associated with a residential townhouse development. These impacts were anticipated through the Comprehensive Planning and Zoning process. 4. Mitigation of impacts of the proposed site plan to the site; The proposed residential structures are oriented to the new public street (NE 3''). Each structure would have an individual backyard that would be located away from streets. Landscaping would be provided in open space areas and along the perimeter property lines. 5. Conservation of area-wide property values; By eliminating a frequently-vacant building and providing high-quality development, the proposal would enhance the neighborhood and tend to increase surrounding property values. 6. Safety and efficiency of Vehicle and Pedestrian Circulation; The proposed project would provide access to Union Avenue NE via the proposed public street NE 3''. In addition, pedestrian sidewalks along the new public right-of-way, as well as private pedestrian access easements at the perimeter of the property (where feasible) are proposed to provide safe and efficient pedestrian access throughout the site and to other abutting sites. 7. Provision of adequate light and air; The proposed buildings are designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the buildings will not result in excessive shading of the property. In addition, there is ample area surrounding the buildings to provide for normal airflow. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not expected to create any harmful or unhealthy conditions. Noise, dust, and odors, which may result from the temporary construction on the site, will be mitigated by the applicant's construction mitigation plan and code requirements for the use of Best Management Practices. Hex Report 06-138.doc City of Renton P/8/PW Deparlme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DATE: February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 17 of 21 9. Availability of public services and facilities to accommodate the proposed use; Public services would be available to the site. See previous discussion above under Preliminary Plat Criteria. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. The site is proposed to be developed with attached townhome units that would be compatible with existing commercial and residential uses in the surrounding neighborhood. 11. Review of Compliance to District B Design Guidelines. The proposed project is subject to the District B Urban Center Design Regulations. The Hearing Examiner shall have the authority of approve, approve with conditions, or deny proposals based on the provisions of the design regulations. The proposed project must meet the intent of the Design Regulations where the regulations are applicable. In rendering a decision, the Hearing Examiner will consider proposals on the bases of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. A. Site Design and Building Location Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. Minimum standard: Maintain existing grid street pattern. The proposed project would maintain the existing grid street pattern and provide the opportunity for continuation of the grid through to the west, if the abutting property is redeveloped in the future. 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimum standard: Orient Buildings to the street with clear connections to the sidewalk. All of the buildings would be oriented towards a street and clear connections to the sidewalks from the front doors and/or driveways would be provided. 3. Building Entries Intent: To make building entrances convenient to locate and easy to access and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Hex Report 06-138.doc Cify of Renton PIBIPW Departme, GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE: February 20, 2007 Preliminary Report to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 18 of 21 Minimum standard: A primary entrance of each building shall be located on the fa~ade facing a street. Such entrances shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet wide over the entrance or other similar indicator of access. Each of the proposed buildings is oriented so that the front faces a public street (Union Avenue NE or NE 3rd). The building entrances as shown on the building elevations would be prominent and visible from the street. A direct connection would be provided to the public street. Canopies would be provided over the sidewalks fronting the commercial space in mixed-use buildings. 4. Transition to Surrounding Development Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Minimum standard: Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or b. Building articulation provided to divide a larger architectural element into smaller pieces; or c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. The proposed project would incorporate building articulation to reduce the apparent scale of 3 story structures (b). Roof lines and roof pitch would reduce apparent bulk of the attached structures (c). 5. Service Element Location and Design Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum standard: Service elements shall be located and designed to minimize impacts on the pedestrian environment, concentrated, and located where easily accessible to service vehicles. In addition to the enclosure requirements addressed in the development standards, the design regulations require that service areas be enclosed on all sides including the roof to prevent the attraction of birds to the service areas. The use of chain link, plastic, or wire fencing is prohibited. See previous discussion above under Refuse and Recyclable Deposit Areas. B. Parking and Vehicular Access Intent: To provide safe, convenient access [to the Urban Center;] incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1 . Location of Parking Hex Report 06·138.doc Cily of Renton PIBIPW Departme, GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DATE: February 20, 2007 Preliminary Report to the Hean'ng Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 19 of 21 Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. No surface parking is proposed. 2. Vehicular Access Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian-oriented streets. Minimum standard: Parking lots and garages shall be accessed from alleys when available. Access to the individual parking garages would be provided from the public street fronting the townhouse units. Alleys would not be available. For explanation of why alley design is not feasible, see discussion of "access" above. C. Landscaping/Recreation Areas/Common Open Space Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Minimum standard: All pervious areas are required to be landscaped and the landscaping shall be consistent with the design intent of the development and shall reinforce the concept of the development. Street trees are required and shall be between the curb and buildings. Submittal of a landscape plan has been recommended as a condition of Site Plan approval. The landscaping would include street trees located in front of the buildings along the sidewalk on both Union Avenue NE and NE :f". Landscaping, which is required, would enhance the proposed development and the neighborhood. 2. Recreation Areas and Common Open Space Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners. Minimum standard: Attached housing developments shall provide a minimum area of private usable open space equal to 150 square feet per unit of which 100 square feet are contiguous. Such space may include porches, balconies, yards, and decks. Hex Report 06-138.doc City of Renton P!BIPW Deparlme GALLOWAY AT THE HIGHLANDS PUBLIC HEARING DA TE: February 20, 2007 Preliminary Reporl to the Hearing Examiner LUA-06-138, PP, CU-A, SA-A, ECF Page 20 of 21 Each proposed townhouse unit would have approximately 200 square feet of ground-related open space in the rear yard areas. Each townhouse would have 2 decks and an entry porch. Eight often condominium units would open to outdoor decks. D. Building Architectural Design Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Minimum standard: All building facades shall include modulation or articulation at intervals of no more than 20 feet. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. All sides of proposed structures are fully articulated and detailed so as to provide interesting facades. 2. Ground-Level Details Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Minimum standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall is considered a blank wall if: It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet and does not include a window door, building modulation or other architectural detailing. No blank walls are proposed. 3. Building Roof Lines Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Minimum standard: Buildings containing predominantly residential uses should have pitched roof with a minimum slope of one to four. Such roof should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. The roof color shall be dark. The proposed roofs all have slopes that exceed the minimum required. Roof lines of all buildings would provide visual interest. 4. Building Materials Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Hex Report 06-138.doc City of Renton P/8/PW Departme GALLOWAY AT THE HIGHLANDS Preliminary Report to the Hean·ng Examiner LUA-06-138, PP, CU-A, SA-A, ECF PUBLIC HEARING DA TE: February 20, 2007 Page 21 of 21 Minimum standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. The proposed building facades would be finished with the same materials on all sides. H. RECOMMENDATION: Staff recommends APPROVAL of the Galloway at the Highlands Preliminary Plat, Conditional Use Permit, and Site Plan, Project File No. LUA-06-138, PP, SA-A, CU-A, ECF subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on January 23, 2007. 2. Demolition permit shall be obtained and all inspections completed on the demolition of the existing building prior to Final Plat approval. 3. A Homeowners' Association shall be created concurrently with the recording of the Final Plat in order to establish maintenance responsibilities for the landscaped open space tracts. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the Final Plat. 4. A landscape plan shall be submitted, meeting the standards of RMC 4-4-070, "Landscaping." Approval by the Development Services Department of a conceptual landscape plan shall be a condition of Site Plan Review. Submittal of a final landscape plan shall be required prior to Final Plat approval. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. Site Plan Approval (SA-A): Two (2) years from final approval (signature) date. Conditional Use Permit (CU-A): Two (2) years from final approval (signature) date. Hex Report 06-138.doc ® KJNG COUNTY DEP.,!,ATMENT of ASSESSMENTS f .. i 1--~- ~~"r1 • , J I ,i ! i I ( • •1-F>• ....... , .. -.,..., ...... = = = ·--- .,,.~-'':" ... ---' a' i i-----'-. ~=· t .f, ,! 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' tr1 >< ::c: -to ->--l 11 ~ I C z () z :,, <. m DAVIS REAL ESTATE GROUP Hl,:5,HL.AND SGUARE ;"OY'INHOMES-~4S I.JN.ION AVE NE I !I I ) • m ><: ...... ::r:: ...... -to ->-3 ~ M!NA~'r' EXi=RIO"'-!!!L!!!VATIONS DAVIS REAL ESTATE GROUP HICS-HJ..AND SQVA!li.E TO~N;.+oMES-S4a VNION A\"'!! Ne ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Galloway at the Highlands Preliminary Plat PROJECT NUMBER: LUAOS-138, PP, SA-A, CU-A, ECF LOCATION: 343 Union Avenue NE DESCRIPTION: The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, Conditional Use Permit, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in 32 ground-related townhouse-style residential units and a mixed-use structure featuring ground floor commercialfretail and above-ground residential development. The property is in a Commercial Arterial zone and is located within the NE 4th Street Business District. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 12, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-651 O. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON FEBRUARY 20, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. January 24, 2007 Johnathan Kurth Davis-Kurth Consulting 1201 Monster Road SW #320 Renton, WA 98057 SUBJECT: Dear Mr. Kurth: Galloway at the Highlands Preliminary Plat LUA06-138, PP, SA-A, CU-A, ECF CI' T OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 12, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton. WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on February 20, 2007 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner cc: Pham Ming Van & Dan My Du/ Owner(s) Don Maletta, Stephen Northcraft/ Party(ies) of Record Enclosure -------10_5_5_S_ou_th_G_ra_dy_W_a_y---R-en-to_n_, -W-a-,h-in-g-to_n_9_8_05_7 _______ ·~ @ This pape1""conta1ns 50% recycled material, 30% postcoosumer AHEAD OF THE CURVE CI~, T OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator January 24, 2007 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERG) on January 22, 2007: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Galloway at the Highlands Preliminary Plat LUAOG-138, PP, SA-A, CU-A, ECF 343 Union Avenue NE The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, Conditional Use Permit, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in 32 ground-related townhouse-style residential units and a mixed-use structure featuring ground floor commercial/retail and above- ground residential development. The property is in a Commercial Arterial zone and is located within the NE 4th Street Business District. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 12, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter. Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation 1055 South Grady Way -Renton. Wa,•, -.,-,o-n-98_0_5_7 _______ ~ ~ Thisn,.r,,>rmnt;c,1• ,,,. ,,~-·F:IArlm,.IP.ru:il ~O%nmo.tr.om;11mF!r A.HEAD OF THE CURVE CITY OF RENTO DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-138, PP, SA-A, CU-A, ECF KD Properties -Pham, LLC Galloway at the Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, an Administrative Site Plan Review, Conditional Use Permit, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in a 32 unit townhouse development and commercial/retail space. In addition, the property is located within the NE 4th Street Business District and, as such, is subject to review for compliance with the Urban Design Regulations (RMC 4-3-100). LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 343 Union Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic], Renton, Washington," dated September 27, 2006, as prepared by Earth Solutions NW, LLC. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. A Transportation Mitigation Fee shall be assessed if the site plan indicates a net increase in average weekday peak hour trips generated from the project. The fee is $75.00 per trip and shall be paid prior to recording the Final Plat. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit and $0.52 per net square foot of commercial space. Fire Mitigation Fees shall be assessed for the residential units prior to recording the Final Plat and for the commercial buildings prior to obtaining building permits. 5. All residential units within the project shall be equipped with automatic fire suppression systems (sprinklers) prior to final inspection. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. ERC Mitigatior1·i\:-iasures "?.··. Page 1 of 1 CITY OF RENTO .. DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-138, PP, SA-A, CU-A, ECF KD Properties -Pham, LLC Galloway at the Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, an Administrative Site Plan Review, Conditional Use Permit, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in a 32 unit townhouse development and commercial/retail space. In addition, the property is located within the NE 4th Street Business District and, as such, is subject to review for compliance with the Urban Design Regulations (RMC 4-3-100). LOCATION OF PROPOSAL: LEAD AGENCY: 343 Union Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. Site Plan Review may require revisions to the proposed type of uses allowed and the site plan, including, but not limited to number of units, density, access, internal vehicular circulation system, building heights, and parking layout. As the narrowness of the site precludes the reasonable development of rear-loaded townhouses, then garages shall be designed to have minimum impact on streetscape appearances and function through the use of shared drives, architectural detailing or facade design. The required guest spaces for attached residential uses may be surface parking. The applicant is encouraged to work with staff to explore alternate site plans that would eliminate or reduce street facing garages. Fire Prevention 1. Two fire hydrants are required to serve this project, one within 150 feet and one within 300 feet of any proposed structure. 2. Existing and new hydra~ts will be required to be retrofitted with Storz "quick-disconnect" fittings. 3. See "Water" below ERG Advisory No!r :-·, -.,;::·?age 1 of2 Plan Review -Surface Water 1. The Surface Water System Development Charge is $0.265 per square foot of new impervious surface, if any is created by this project. This fee is payable at the time the utility construction permit is issued. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. Plan Review -Water 1. The fire flow dictates that a looped 10-inch water main be constructed around the complex of buildings. This will require connection west from Union Ave NE to the existing water main within the Maplewood Apartments site. 2. Water System Development Charge is $1,174.00 per new unit Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system·will be required. The sewer main shall be installed at minimum slope and at a depth that wili allow sewer mains extensions in the future. 2. This project is subject to the East Renton Interceptor Special Assessment District (SAD). The fee would be $224.52/unit + interest (maximum assessment is $316.80). Fees are collected at the time the utility construction permit is issued. 3. The Sanitary Sewer System Development Charges (SOC) is $610 per unit. This fee is payable at the time the utility construction permit is issued. Plan Review Street Improvements 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting, and street signs would be required along Union Ave NE, if not already in place. 2. All wire utilities shall be iinstalled underground per the City of Renton Undergrounding Ordinance. ERC Advisory Notf:i -. ..-. ?age 2of2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA06-138, PP, SA-A, CU-A, ECF APPLICANT: KD Properties -Pham, LLC PROJECT NAME: Galloway at the Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, an Administrative Site Plan Review, Conditional Use Permit, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (st) property located in Northeast Renton. The proposed project would result in a 32 unit townhouse development and commercial/retail space. In addition, the property is located within the NE 4th Street Business District and, as such, is subject to review for compliance with the Urban Design Regulations (RMC 4-3-100). LOCATION OF PROPOSAL: LEAD AGENCY: 343 Union Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 12, 2007. Appeals must be filed in writing together with the required $75.00 application tee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: TeriyHigashiyama, Administrator Community Services January 27, 2007 January 23, 2007 l /-L:J / (, 7 Date I. David Daniels, Fire Chief Fire Department Alex Pietsch, Administrator EDNSP Date ENVIRONMENTAL REVIEW COMMITIEE MEETING NOTICE January 22, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, January 22, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Galloway at the Highlands (Higgins/ LUAOG-138, SA-A, CU-A, ECF The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in 32 ground-related townhouse-style condominiums and a mixed-use structure featuring ground floor commercial/retail and above-ground residential development. The property is in a Commercial Arterial zone and is located within the NE 41" Street Business District. Renton Highlands 565 Zone Water Main Improvements (Higgins) LUAOG-170, ECF The project proposal is to install approximately 3,700 feet of 12-inch water line within the public rights-of-way of NE Sunset Boulevard (SR 900) from Harrington Ave NE to NE 12 1" St; in Harrington Ave NE from NE Sunset Blvd to NE 91" St; and in NE 91 " St from Harrington Ave NE to Kirkland Ave NE. The project is needed to provide adequate fire flow capacity and water pressure for fire protection for redevelopment and for new development projects in the Renton Highlands. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® REPORT 1.,,,y of Renton Department of Planning/ Building/ Public Works & DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT (SECOND REVISION) ERC MEETING DA TE: January 22, 2007 Project Name: Galloway at the Highlands Preliminary Plat Applicant: KD Properties -Pham, LLC Contact: Johnathan Kurth; Davis-Kurth Consulting; 1201 Monster Road SW, Suite 320 Renton Washington 98057 File Number: LUA06-138, SA-A, CU-A, ECF, PP Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, Conditional Use Permit, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in 32 ground-related townhouse- style residential units and a mixed-use structure featuring ground floor commercial/retail and above-ground residential development. The property is in a Commercial Arterial zone and is located within the NE 4th Street Business District. Continued next page Project Location: 343 Union Avenue NE (on the west side of Union Avenue Northeast, south of NE 4th Street) Existing building area: Existing 17,640 sf building is to be Proposed new building area: N/A removed Site Area: 1.61 acres Total building area: 3,470 sf (commercial) ~·-···· RECOMMENDA T/ON: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Locntion Map Galloway ERC REPORT.doc City of Renton P/8/PW Departn GALLOWAY AT THE HIGHLA REPORT OF January 22, 2007 rironmentaf Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP Page 2 of6 IIPART ONE: PROJECT DESCRIPTION/BACKGROUND, CONTINUED The property proposed for redevelopment into Galloway at the Highlands has been developed since 1970 with a single-story, 17,640 sf masonry building (Exhibit 1 ). Originally a "Prairie Market" (grocery store), it has most recently been used as a thrift store, which is now vacant. The building is set back from the street, covering almost one-third of the site. The east two-thirds are asphalt paving. The existing building and paving would be removed prior to redevelopment. The property to the west is developed with an apartment complex, a new townhouse development is to the south, and the north and east are existing commercial uses. Two mixed-use buildings would front on Union Ave NE. The ground floor of both buildings would have commercial/retail space with residential on the upper levels. Parking would be under the rear portion of the building. The 32 proposed townhouses would be arranged on each side of a central street. A turn-around would be landscaped and have a water feature and landscaping. Individual units would have ground-related open space, patios, and landscaping (Exhibit 2). Subsequent to the original land use master application, a request to subdivide the property into fee-simple lots was submitted and the property redesigned to meet the requirements of the NE 4th Street Business District. IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINA TJON OF NON-SIGNIFICANCE Issue DNS with 14-day Appeal Period. B. Mitigation Measures X DETERMINATION OF NON -SIGNIFICANCE -MIT/GA TED. Issue DNS-M with 14-day Comment and A eal Period. 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic], Renton, Washington," dated September 27, 2006, as prepared by Earth Solutions NW, LLC. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. A Transportation Mitigation Fee shall be assessed if the site plan indicates a net increase in average weekday peak hour trips generated from the project. The fee is $75.00 per trip and shall be paid prior to recording the Final Plat. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi- family unit and $0.52 per net square foot of commercial space. Fire Mitigation Fees shall be assessed for the residential units prior to recording the Final Plat and for the commercial buildings prior to obtaining building permits. 5. All residential units within the project shall be equipped with automatic fire suppression systems (sprinklers) prior to final inspection. Galloway ERG REPORT.doc City of Renton P/8/PW Depart, GALLOWAY AT THE HIGHLA REPORT OF January 22, 2007 vironmental Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP Page 3 of 6 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. C. 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 has a very slight (approximately 3 percent) grade from west to east. All but about 7,000 square feet of the property is covered with impervious surfaces. Following removal of the existing building and paving, approximately 200 cubic yards of select imported fill would be needed for the driveway base and site fill. Grading would be minimal with cut and fill less than about 6 feet required to achieve footing elevations. Following redevelopment construction approximately 90 percent of the site would be covered with impervious surfaces. A geotechnical study, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic]. Renton, Washington," dated September 27, 2006, was prepared by Earth Solutions NW, LLC. Conclusions in their report are based on a subsurface investigation, using analysis of material excavated from 4 test pits and documentation related to geology of the vicinity. Native soils consisting primarily of medium dense to very dense silty sand with gravel glacial till deposits were encountered in three test pits. Similar native soils were encountered beneath approximately 1.5 feet of fill in one test pit. The fill material consisted of medium dense silty sand with gravel mixed with small amounts of organic material. The report concludes that the proposed project would be "feasible from a geotechnical standpoint." The project proponent should follow the recommendations presented in the geotechnical study regarding fill placement and compaction, utility trench backfill, preparation of pavement subgrade, foundation design, and slab-on-grade floor subgrade preparation. Mitigation Measures: The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic], Renton, Washington," dated September 27, 2006, as prepared by Earth Solutions NW, LLC. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to redevelop this property. Project impacts during construction include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary control measures and the sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable Galloway ERC REPORT.doc City of Renton P/8/PW Depart, GALLOWAY AT THE HIGHLA REPORT OF January 22, 2007 3. Stormwater 'ironmentaf Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP Page 4 of 6 Impacts: The project site is within the Maplewood Creek Subbasin of the Cedar River Drainage Basin and the Lake Washington Watershed. The applicant submitted a Technical Information Report for the Highland Square Town Homes, by Offe Engineers. PLLC, dated October 20, 2006. This report analyzes off-site drainage and project site surface water collection and distribution. The existing impervious surface was created in 1970. The project is exempt from storm water quality requirements if less than 5,000 sf of impervious area is added and it is exempt from detention if it does not create new impervious area. The existing site consists of 0. 16 acres of pervious and 1.45 acres of impervious area. The proposed project would create 0.30 acres of pervious (landscaped areas) and 1.31 acres of impervious area. The proposed project, therefore, does not trigger the threshold for water quality standards of the 1990 King County Surface Water Design Manual. On-site drainage improvements will include curbs, gutters, catch basins, and pipe network for collection of surface water runoff which will be tight-lined to the existing storm water system located in Union Avenue NE. The applicant will be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. Mitigation Measures: The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. Nexus: SEPA Regulations 4. Streets and Transportation Impacts: The project would be accessed from Union Avenue NE by an internal public street. Although this road will terminate in a dead end, a hammerhead would be located at the street end and a turn-around adequate for emergency vehicles would be located at the center of the site. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscaping, street lighting, and street signs would be required along Union Avenue NE, if not already in place. A comparison analysis of traffic generation by the previous use, most recently a thrift store, and the proposed 32 unit townhouse project was completed by Transportation Consulting Northwest. Their report, "Highland Town homes Trip Generation Analysis," dated September 20, 2006, used the Institute of Transportation Engineers (ITE) Manual for the analysis. "Specialty Retail" (ITE Land Use Code 814) in the amount of 14,364 sf would be replaced by 32 "Residential Condominium I Townhouse" units (ITE Land Use Code 230). The thrift store would have generated 31 net PM peak hour trips (39 gross trips less 20 percent "pass-by'' trips) and 637 gross weekday trips. The townhouses would be expected to generate 18 PM peak hour trips (12 entering and 6 exiting) and 188 weekday trips. This analysis indicates that the townhouse portion of the project would result in a net reduction in trips generated from the site The addition of more residential units and a commercial/retail component, as has been proposed, may result in trips added to the system. A recommended mitigation measure is that a Transportation Mitigation Fee be assessed if the site plan indicates a net increase in average weekday peak hour trips generated from the project. The fee is $75.00 per trip and shall be paid prior to recording the Final Plat. Mitigation Measures: A Transportation Mitigation Fee shall be assessed if the site plan indicates a net increase in average weekday peak hour trips generated from the project. The fee is $75.00 per trip and shall be paid prior to recording the Final Plat. Nexus: SEPA, Transportation Mitigation Fee Ordinance No. 3100. Galloway ERG REPORT.doc City of Renton P/8/PW Oepartn GALLOWAY AT THE HIGHLA REPORT OF January 22, 2007 5. Fire Protection ,ironmental Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP Page 5of6 Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 32 new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $388.00 per new multi-family residence. An additional fee would be required for the commercial/retail portion of the project, based on a rate of $0.52 per net square feet of commercial building area. The total fee would be estimated at the time of assessment. In addition, a modification of street widths has been requested, and approved. The public street has been proposed to be 24 feet wide, in addition to the construction of sidewalks and curbs on both sides of the street. A landscaped turnaround in the center of the public street has also been preliminarily approved, with rolled curbs. As mitigation for a public street narrower than allowed by Renton Municipal Code, a condition shall be placed on the project that all residential units within the project be equipped with automatic fire suppression systems (sprinklers). Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit and $0.52 per net square foot of commercial space. Fire Mitigation Fees shall be assessed for the residential units prior to recording the Final Plat and for the commercial buildings prior to obtaining building permits. All residential units within the project shall be equipped with automatic fire suppression systems (sprinklers). Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 6. Parks & Recreation Impacts: The proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $354.51 per each new multi-family unit. The fee is estimated at $11,344.32 (32 new units x $354.51 = $11,344.32). Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 7. Vegetation & Wildlife Impacts: The site has been covered with impervious material since 1970. There are no trees or opportunities for wildlife habitat on the property. Landscaping provided, to cover approximately 1/3 of an acre would improve the environment. Mitigation Measures: None Nexus: N/A D. Comments of Reviewing Departments The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. _L Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Galloway ERC REPORT.doc City of Renton P/BIPW Deparln GALLOWAY AT THE HIGHLA ·ironmentat Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP REPORT OF January 22, 2007 Page 6of6 Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, February 12, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. Site Plan Review may require revisions to the proposed type of uses allowed and the site plan, including, but not limited to number of units, density, access, internal vehicular circulation system, building heights, and parking layout. As the narrowness of the site precludes the reasonable development of rear-loaded townhouses, then garages shall be designed to have minimum impact on streetscape appearances and function through the use of shared drives, architectural detailing or facade design. The required guest spaces for attached residential uses may be surface parking. The applicant is encouraged to work with staff to explore alternate site plans that would eliminate or reduce street facing garages. Fire Prevention 1. Two fire hydrants are required to serve this project, one within 150 feet and one within 300 feet of any proposed structure. 2. Existing and new hydrants will be required to be retrofitted with Storz "quick-disconnect" fittings. 3. (see "Water" below) Plan Review -Surface Water 1. The Surface Water System Development Charge is $0.265 per square foot of new impervious surface, if any is created by this project. This fee is payable at the time the utility construction permit is issued. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. Plan Review -Water 1. The fire flow dictates that a looped 10-inch water main be constructed around the complex of buildings. This will require connection west from Union Ave NE to the existing water main within the Maplewood Apartments site. 2. Water System Development Charge is $1,174.00 per new unit Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system will be required. The sewer main shall be installed at minimum slope and at a depth that will allow sewer mains extensions in the future. 2. This project is subject to the East Renton Interceptor Special Assessment District (SAD). The fee would be $224.52/unit + interest (maximum assessment is $316.80). Fees are collected at the time the utility construction permit is issued. 3. The Sanitary Sewer System Development Charges (SOC) is $610 per unit. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting, and street signs would be required along Union Ave NE, if not already in place. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Galloway ERG REPORT.doc Renton City Limits Parcels .... '"""-100 SCALE 1 : 1,695 '""" 0 100 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton 200 300 N /' EXHIBIT 1 Monday, January 22, 2007 2:32 PM ·i, I Q~ 0 "'""' (o. 0 ....._rv 0 qc/ "' 2,·-3~· COAST RO,l ESTATE ~ ~ N.(. 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ARfERIAl Nf th sr CC'!RIDOR DIST PROPosrn1 US,:· TO~HOM[S PERMI r,i:o f>AR~ING :ournrn, ,---------- 't:. ___ , _""l{-1 _l __ t-~L~ I &1~ c::±:i--f!l.l_~~ -~' ~·-~:j' ,\~ ~ ~:--t~r~-~~11 ~---------------:--i--i-----i-NM'Otio6~06':1-..........:::..~---I-~~ 1 -r ------· + I , , 1 ..w , 1 s? 1 1 1 1 I ,., -tH' I w : 1 o ' g ' ..,.\o" <o'° 7 j 6 I ' I I 4 , 1-i "''"~ I 751 / U~IT iG)l.75 • 10 5 AE~ -5g 2.2~/ UNIT-STACKEt (2!j)2 25 • 56.5 PRC>"OSED-76 HOR12CII RE:AI.TY ACMS0RS ..1611 N.E. :lRll CT. 16230:I 9124 : I I z : I I ; / 20 U~TS I.IAX~ ACRE , > , 1 r 0 "G 1 1 1 5 : i , I ---- 1 , : : ,].f;S> 7.-'l-\' i . ----~ F'IIONT s T SETBACK I ~ 1 '°''' 0\... s I I r , SID(SETB CK 10IFT 01n ALLO\JIEO-J.2. 12 PROPOSO)-J2 ~ ' r-----___,, L.W.... • --,..,_ -*f I ----I ~--~--__ ~ \ ~ MAX 11.il'E: O'JSCOVER"GE ~~t 75~ PARKING W/1 BUILOl'<G / . I-I ---I: ----I ACnJAL 7Ji!. L ~ -;f r~/--···r·······r-------r-------T-------r--------~~ _2 _ ! =,~ !H :'!:' "'J 1'&,,-, I l. I 1 15 1 16 1 17 1 18 1 19 1 20 ! ;! 1 .111 \ '.::1~1,1_-.. ··- 14 I 11 10, I 1 I ocetJP""C'TJSIO.Er/.UllY I ' I I (.)i 111 U-CAAoGc -----_ _J _ -----~': + -1+-1---_ L __ _J ___ _I__ -_ J__ ___ I_ ---_ 1:iLJ =--=---= ~-::..:.J,,__ _ ---H -I -----~~------------------------~~~-------r--~ ---~ --€J ®--------&"SS--------G OA:-KURlll ~.rnAre: G~ PRELIMINARY -r:::'1 /J°~~~55SY1re:J20 51TE FLAN/ PARKING i"V s::z UNIT5-::Z0-24 FT ~IDE I ,:Jl/Jt';s'::,-~= 6cJ SCALE, !" • 20·-o- ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PFRSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: -~~y at th1> H,g.hlamls Preliminary Plat PROJECT NUMBER: ....,..,31, PP, $A-A, CU-A, eC,t< LOCATION: 343 Union Aveoua NE DESCRIPTION: TIie proponent of the projecl, Galloway al the Highlands, ls ruquostmg approvals ol a SEPA Envlronm<1nlal Raviaw, a Site Plan Review, Conditional Use Permit. and a Preliminary Plat !or redavalopment of a 69,959.96 aquare root (sil property localed In Northeast Renton. The prop~<td project would rusult in 32 ground-relaled townhouse-style rosidential unlll and a ml~ed-use structure leaturlng ground lloor commarelal/retall and •bova-ground res,dent,al development. The property is In a Commercla\ Arterial zone and is loc,ted within the NE 4th Street Business D1stroct. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appnls of the environmental dererm,nat,on mus1 be t,lcd In writing on or before 5:00 PM on February 12, 2007. Appeals mu&t be flied In writing logether with the required $75.00 application fee with: Hearing E:uminer, City or Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Enmlner ;ue goYerned by City of Renton Munlclpal Code Se,;tlon 4~-110.B. Add•tional information regarding the appeal proceu may be obtained from the Renton City Clerk's Office, 14251430·6510 A PUBLIC HEARING WILL BE HEID BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBl:RS ON Ti IE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY. RENTON, WASHINGTON ON FEBRUARY 20, 2007 AT 9·00 AM TO CONSIDER THE PRELIMINARY PLAT IF THE ENVIRONMENTAL DETERMINATION IS APPEALED. THE APPEAL WILL BE HEARD AS PART OF THIS PURLIC HEARING FOR FURTHER INFORMATION. PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Plaasa Include the project NUMBER when caUlng tor proper file klantiflcatlon. CERTIFICATION I, ,>@nf ~SER. , hereby certify that 3 copies of the above document were posted by me in ~ conspicuous places or nearby the described properly on ,.~~\\\\\\1,,11 DATE: I-Z6-()1' I-I CJ'-..>'''\_.~ /-,,~~,~ . _---_ -~----S!GNED:_7)-~~L}.~:i~~¢'.:7:;;z~_::_.;::~:,:1~~1!:!_~;_;;J,~~~,~~ ATTES f. Suhscnbed and sworn before me, a Notary Puhhc, 111 and for the State of Washington residing ii "'l' ?-· ·J-· · ~ ~ -~ ~ -,:, Qµ,~,,-,. ,h ·'u 1"'d r 1'l .\. Q. ------"'"'-"""u=..,.._ .. ,_:;,.a_, on e 7 ay O -'+CJ-t-L--~'~'~--~'~-'~-~L-~L=---:\"J ____ . ..;__,vv\. : ~ . (, "cf.---~";, :·~'~-04~..;§ ~:·:'\·~.(#ft4 <....,.-'liV"' 111111\\\"' DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT l\1EMORANDUM January 17, 2007 Rebecca Li~. Jim Gray, Mike Dotson Elizabeth Higgins Galloway at the Highlands J L D L HlfRevised Site Plan Allachcd you will find a revised "le' plan for the above referenced project. The plan has been rev iscd to accommodate m1,cd -use ( commercial/rc1ai I and residential) devclopmcnl. ..Please suh1nit comments to my atknlton hy Aes11 e,11 Jmmmy lY, 2e)67'. Thank you. ~r~··· ( ( -· c:. .. ___ J \ ·, 1i\,.,\ ,, .. , h:\division.s\develop.ser\dev&plan.ing\projec1s\06-l 3 S cl ilabcth\revised site plan memo 1.17 .07 .doc STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper. which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Repotier has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice. a: Public Notice \Vas published on January 'l..7, 'l..007. The full amount of the fee charged for said foregoing publication is the sum of$138.60. arton ·-I:.:€gal Advertising Representative, Renton Reporter Subscribed and sworn to me this 2gt1i day of January, 2007. / .' ~ / ,...._ /·::, /:__ .·-7 -'] #·--· ./ ''>,-"' L--·•I // \(.·/ ;/t.C._/t.· i B D Cantelon Notary Public for the State of Washington, Residing in Kent, Washington P. 0. Number• NOTICE OF ENv1RONMf:1''TAL DETERMINATION llNVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHlNGTOt,; The Environmental H.cvicw Committee has issued a Determination of Non-Significance- Mitigated for the following prQj<:ct under the nuthority of th<: Renton Munidpa! Code. Galloway at t.he Highlands LUA06-138. l'P, SA-A, CU-A, ECF Location: 343 Union Avenue ;'JE. The proponent of the project Galloway at the HighlandR, ii- requc:-ting np11ro\·:1l...; of a SEPA Environnwnt.ii Revit'\\". n Site l11<.m Rr•vi1!w, Conditiornd l ',s;\' H·rmit. ,11Hl :i Prrliminnry !'lat for redcvl'loµrn('nt i>t' a 69,!JJ~l.!J6 .~quan· foot (,~f, p.ro1.wrty \u('~ltNJ in >,'ort.hPn,~t f-fr,num TlH-' prnpoc:('(l project would rf'Asult in 32 ~rnund- re!ated townhouse-style residential units iilld a mixed-use strudure featuring gnmnd Jluor commercial/ retail and above-ground residential development. The property is in a Commercial Arteri.,·d zone and is located within the NE 4th Street Business District. Appeals of the environmental dcU'rmination must be filed in writing on or before 5:00 PM on February 12, 2007. Appeals mm:lt be filed in writing together with t.he nequired $7h.OO application foe with: Hearing Examiner. Cit_v of Henton, 1055 South Grady \Vay, Renton, WA 98055. Appeals ro the Examiner are govemed by City of lknton Municipal Code Se('tion 4-8-110.B. Adrlilional information rngarding t.he appP.al process may be obtained from the Henton City Clerk's Office, (4251 430- G!i JO. A Pu'.1hc· }-l,,~,ning will ht~ lwkl h,v tlw H(•nton HParinr; Examin('1· in th(' Council Ch:imliPrs. Citv lbll. on Ft·bruary 2D, 2001 al 9:00 A~l to con::idcr Liiv Pn,lirninary Plat. If tlw En\·iru11tnl'J1tc\l Det1...•rmination i_~ appealed, the appeal wiU be-heard as part of this public hearing. lnternRt:ed parties arc invited to at.t0nd the public hearing. Published in the Henton H.eporl-er ,Jamrnry 27, 2007 _ #86278] "' RENTON POLICE DEPARTMENT Galloway at the Highlands 343 Union Avenue NE POLICE RELATED COMMENTS 27 Police calls for service estimated annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy- duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-W' throw and installed with 3" screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows, including glass patio doors, should have secondary locks installed to restrict vertical movement. These secondary locks need to be placed into the top or bottom of the window frames to restrict vertical movement. Simply placing a sturdy, fitted dowel in the window tracks may be adequate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a ;:ilace for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing -no solid walls, for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. Unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. It's important to provide confidential entry information (i.e., a "secret" law enforcement-only code) to both fire and police in case of emergencies if this building is secured. Proper lighting in parking locations and pathways are especially important. Illumination in this area will contribute to the security of residents traversing from their vehicles to their residences, and will help reduce property crimes associated with unattended vehicles. Garages built beneath multi-housing structures are especially susceptible to criminal activity due to the lack of visibility by residents and/or pedestrians in the area. Latch guards should be installed on any and all doors leading from the outside in. And any lever-handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. Where egress might be an issue, bar- releases can be installed to meet Fire Code requirements. This would include any storage or maintenance shops, doors leading into the parking garage, etc. Any separate resident storage units should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. 2 City enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA06-138, SA-A, CU-A, ECF, PP REVISED, PP HAS BEEN ADDED APPLICANT: Johnathan Kurth PROJECT TITLE: Gallowa hlands SITE AREA: 1.61 acres LOCATION: 343 Union Avenue NE COMMENTS DUE: JANUARY 2, 2006 DATE CIRCULATED: DECEMBER 19, 2006 (REVISED) PROJECT MANAG PLAN REVIEW: Mike on BUILDING AREA ross : N/A I WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse, 32 lot preliminary plat located on a 1.61 acre site. The density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). The site plan review, conditional use permit, and preliminary plat requests will be reviewed by the Hearing Examiner at a public hearing. An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Uaht/Gfare Plants Recreation Land/Shoreline Use Utilities Animals Trans~~rtation 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 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ~ Seattle Public Utilities Chuck Clarke, Director November 14, 2006 Elizabeth Higgins, Senior Planner Development Services Division 1055 South Grady Way Renton, WA 98055 RE: Notice of Application and Proposed Determination of Non- Significance-Mitigated 343 Union Avenue NE LUA06-138, SA-A, CU-A, ECF Dear Elizabeth: Thank you for sending Seattle Public Utilities a copy of your Notice of Application and Proposed Determination of Non-Significance-Mitigated for this project. This letter is to provide notice that Seattle Public Utilities operates a 36" inch Concrete Cylinder water transmission pipeline within Union Avenue in the vicinity of this project. This pipeline is one of our main water transmission lines which supplies water communities in Seattle and in West King County. I have enclosed a copy of our map book sheet showing the approximate location of the 36" pipeline. If there is excavation, construction or operation of heavy equipment performed in the area of our pipe, "Consent" or "Permit" needs to be obtained from Seattle Public Utilities. Also, Seattle Public Utilities should be included in the pre-construction process, plan review and the actual construction i( the pipeline area is affected. Information needed by SPU • Three copies of scalable Plan, Section and Profile drawings that show the planned improvements in proximity to our pipe. These plans will be reviewed for comment by SPU Operations staff & engineers. • The planned start and finish dates. Seattle Municipal Tower, 700 Fifth Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TTY/TDD: (206) 233-7241, Fax: (206) 684-4631. Internet Address: http://www.seattle.gov/util/ An equal employment opportunity, affirmative action employer, Accommodations for people with disabilities provided upon request. Information you may need • Record plans of our facilities can be obtained from the City of Seattle Vault which is located at the 4ih floor of the Seattle Municipal Tower, 700 5th Ave., Suite 4700, Seattle, 98124. The phone number there is 206-684-5132. • Any work in close proximity to our pipeline (including locating by potholing) must be supervised by SPU. Call SPU's Lake Youngs Headquarters at 206-684-3933 at least 48 hours in advance. • Pipe protection may be necessary if heavy equipment crosses the pipe. Typical temporary bridging would be timbers and steel plate. If anyone connected with this project should need additional information please contact me at 206-684-5969 or e-mail bob.gambill@seattle.gov. Sincerely, $r;i Bob Gambill Sr. Real Property Agent Enclosure: Map book page 370 showing approximate location of the Union Avenue Supply Line. Seattle Municipal Tower, 700 Fifth Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TIY/TDD: (206} 233-7241, Fax: (206) 684-4631. Internet Address: http://www.seartle.gov/util/ An equal employment opportunity, affinnative action employer, Accommodations for people with disabilitfes provided upon request. • ,? Q> C: ;:; 0 -II> It!"' Jl::; ..... - 0 " ,:: > ,:: :t: 0 w "' i "' .!< .. ~ 0 ., o(I) I.I. C. 0 "' o:.:; .,.. , E .<: II> c., '"' ,:: "' _> ., Cl) ,:: ~ oS ~ "' "' ~ 15-& 16-23-5 , t r , g "'i£4TH-1iT- Cemelory Nt 1P,,D H ~~1J Ste. I IN[ 11Jti/ ,f ;.'-°" ~''"' 0 d .. ~ ;s-0 am V 10'~ nf IV "''. .. , 1 Mllfi .!Qc.Y_ ., 79+00.11 ,; &' SERVICE WDf90 Mf-11:>'1717 .. (111[0 ="' ~ ' ,·c1 20•11 . T ! J6•1FV .. , .. oo, M"l'Sl 77+-19.ll ·--- " i,• 9,V 0PUM•I .. Joll,IAf>0N c.<l'-.CITY21-GPM ~S!~~:'~ 12" COhlQl(Tt f>~IN" . fffOMSl:iDTH -•. 'WOF3fi•CCP ·i--:W"YH Tl)JQ'NT!'!Hk.369.' ' .. fDli{m : '' l'Sn.*-PTR~ONDUff -.;.. ?V£R ":, ~r COVIR TU.CABLEX-ING l!tJ.\.'."Jrilt" ,,, i~~fiq~~A1t;~ . __ -_.:.,:;:~_~r~_o. ~lll. r~R _. s"V ~"O~l jij : '-.... 16• NDERWM ., ' / :r,• SCRIICE -...._ / . TO WD /90 ",\ / : . \ I -, I I \ '" ·nn or ~v 6"CI 11' CUSH, <J'f,;-}10 16' - 60' - a ' 0 1V DI WM UNDER CITY OF RENTON 8"WMOVER l!l'NOFAV ,S' '°' LY-5-7+-00 15 JO' MAP'LEWOOO PUMP STATl0"'1 1SiM ~~ 1e 10•· Di'P W11.TER x-mc 415'NOf.l,V,114. 3.l"CO\'ERON•ll"DIP 6" STYROFOAM BEn'liHN '\ f$5L Ii 1-0W Dir , FOR CtTY Of REN TO"" / /: / / IJ>-t<""----. -...t ,~, r1 -8·~\JlLO •. ~1"1D-PL \.'IJ\A ,£-1J~ H"I ~,:; ~ 370 ,0 Jll(4JHSI 15 " '·if ( "\'j "'1 .. PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: January 5, 2007 Elizabeth Higgins,,:~ Mike Dotson . ( I TO: FROM: SUBJECT: Galloway at the Highlands Plat, LUA 06-138, SA-A, CU-A, ECF, PP The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS WATER-The site is currently supplied and connected to the City of Renton Water system. There is an 16-inch water main in Cnion Ave NE. 565-water pressure zone. The site is within Zone 2 of the Aquifer Protection Area. SEWER -There is a 8-inch sewer main in Union Ave NE. STORM -There are Storm drainage conveyance facilities in this area. STREET -There is currently a paved public right-of-way adjacent to the site. CODE REQUIREMENTS WATER I. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single- family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. 2. The Water System Development Charge is $1,956 per new single family residence SANITARY SEWER I. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. SURFACE WATER I. Surface Water System Development Charge is $7 49 per new dwelling unit. This fee is due with the construction pennit. h:\division.s\develop.ser\dev&plan. ing\projects\0()-l 3S.cl inbcth\galloway utilities gf.doc Page 2 of2 2. A drainage report was submitted and accepted. In accordance with the 1990 King County Surface Water design manual, per code, the report submitted showed that these projects are below the thresholds for both water quality and detention requirements. Therefore these projects are exempt from detention and water quality. All other surface water improvements including, but not limited to: conveyances, roof drains, yard drains, driveway crossings and any frontage improvements are required to meet City of Renton standards. TRANSPORTATION 1. There are no traffic mitigation fees owing for this property. The Traffic Study submitted with the project showed that there is no net increase in traffic generated from the previous use of this property. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. 3. Per City of Renton code plats are required to install curb, gutter, and sidewalks, along the frontage of the parcel being divided. CONDITIONS 1. Temporary Erosion Control shall he installed and maintained in accordance with the Department of Ecology Standards and staff review. h: \division.s\develop.ser\dcv&plan. ing\projects\06-13 8. c I izabeth\gal lo way uti 1 ities gf.doc City _, _enton Department of Planning I Building I Pu_«, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r COMMENTS DUE: JANUARY 2, 2006 APPLICATION NO: LUA06-138, SA-A, CU-A, ECF, PP REVISED, PP HAS BEEN ADDED DATE CIRCULATED: DECEMBER 19, 2006 (REVISED) APPLICANT: Johnathan Kurth PROJECT TITLE: Gallowa at the Hi hlands SITE AREA: 1.61 acres LOCATION: 343 Union Avenue NE PROJECT MANAGER: Elizabeth Hi PLAN REVIEW: Mike Dotson BUILDING AREA ross : N/A WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse, 32 lot preliminary plat located on a 1.61 acre site. The density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). The site plan review, conditional use permit, and preliminary plat requests will be reviewed by the Hearing Examiner at a public hearing. An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals TransoortatiOn Environmentaf Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this ·cation with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additio infor ation is needed to properly assess this proposal. ~-u( , !-5--0/ Signature of Director or Authorized Representative Date ' ~: PROPERTY VICES FEE REVIEW l<'OR SUBDIVISJO No. 2006 -_7'=o~--- APPLICANT: MINH YAb.l PHAM & D4bl Myn, l RECEIVED FROM------~ (date) JOB ADDRESS: ,'343 I JU 10/,J, AVE LIE . ~ WO# .... 7767e NATIJRE OF WORK: 3P-I .OL!Go-'RI ~(r;:,41 I OW~h'.J""!HE 4 l(iUu.Jt,;) LND #·_./0,.,_-_._04_,,,,,..._c;,;:5;;,_ ____ _ X PRELIMINARY REVIEW OF SU11DIVIS1oN BY LONG PLAT, NEED MORE INF6RMATION: ·· LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# leeZ:305-9096 X NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction pennit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances aod determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Pennit application. The existing house on SP Lot # , addressed as has not previously paid ____ SOC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SOC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The followino 11uoted fees do NOT include insnPction fees, side sewer oermits, r/w rv>rmit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A•reernent (ovt) WATER Latecomer A•reernent (nvt) WASTEWATER Latecomer A areement (nvt) OTHER Snecial Assessment District/WATER ~ 1'IEUft:'I-I 11.J~R ooo" :S.AJ-.--.v I••·-~' ,. c:t.n ---- S-ial Assessment DistricUW ASTEWATER ' Joint Use Aoreement (METRO) Local Imnrovement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDCFEE -Pd Prev. .. Partiallv Pd (Ltd Exemntion) -Never Pd SQ. FTG. Sinale familv residential $1,956/unit x -, • :r (oO c;.att, - Mobile home dwellin~ unit $1,956/unit in nark Anartment, Condo $1.174/unit not in CD or COR zones x Commercial/Industrial, $0.273/sq. ft. ofpronerty (not less than $1,956.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER .. Estimated " Pd Prev. .. Partiallv Pd (Ltd Exernntion) -Never Pd Sinale familv residential $1,017/unit x 3 ... " Mobile home dwellin• unit $1,017/unit x Anartment, Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/sa. ft. of oro=rtv x(not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated .. Pd Prev. .. Partiallv Pd (Ltd Exemotion) .. Never Pd Sin•le familv residential and mobile home dwel]ina unit $759/unit x "''' AU other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) I PRELIMINARY TOTAL @ . ( 1ztocfh > twing Authonty $ ll'J o t "'2.'T, ~ . .... 2A-.ZB8." 1~,a11 • .., "' 0 0 "' ·· *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Asscssor 1s map and are subject to change. Current City SDC fee charges apply to -----· EFFECTIVE January 8, 2006 ;, Cl=ret>IJ '!'bl"\ I • He. j ER ( '1"'e:A t;,. c:::HFf15jl!!i I ~I ') City,., .~enton Department of Planning I Building I Pu,. , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ·r::-; re APPLICATION NO: LUA06-138, SA-A, CU-A, ECF, PP (REVISED, PP HAS BEEN ADDED) APPLICANT: Johnathan Kurth PROJECT TITLE: Galloway at the Hiqhlands SITE AREA: 1.61 acres COMMENTS DUE: JANUARY 2, 2006 DATE CIRCULATED: DECEMB~19:-2006(REVISEb) ; ' ... -· PROJECT MANAGER: Elizabeth Hioalns- PLAN REVIEW: Mike Dotson ncr 1 9 ?006 -' BUILDING AREA lnross): NIA LOCATION: 343 Union Avenue NE I WORK ORDER NO: 77672 \ SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse, 32 lot preliminary plat l<\e,ited 011 a 1:51··acre site. The density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). The site plan review, conditional use permit, and preliminary plat requests will be reviewed by the Hearing Examiner at a public hearing. An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~~ bcpf More Information Necessary ) Ji {It Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housinq Aesthetics Lioht!Glare Recreation Utilities Transoortation Public Services Historic/Cultural Preservation Airport Environment 10.000 Feet 14,000 Feet We have reviewed th s application with areas where addition I information is n e icular attention to those areas in which we have expertise and have identdied areas of probable impact or d to properly assess this proposal. Date DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM December 20, 2006 Elizabeth Higgins, Senior Planner tJ# James Gray, Assistant Fire Marshal,1 / vf Galloway at the Highlands, 343 un)Jn Ave. NE l. A fire mitigation fee of$12,416.00 is required based on $388.00 per unit. F1RE CODE REQUIREMENTS: l. The preliminary fire flow is 2750 GPM, one hydrant is required within 150 feet of each structure and two additional hydrants arc required within 300 feet of each structure. 2. Separate plans and permits are required for the installation of systems. 3. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 4. Fire department dead end access roadways over 150 feet in length are required to have an approved turnaround. 5. A site plan for Pre-Fire planning is required to be submitted for your project. This shall be submitted prior to occupancy, in one of the attached fonnats. Please feel free to contact me if you have any questions. i:\ercsite2.doc City . . enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:r, APPLICATION NO: LUA06-138, SA-A, CU-A, ECF, PP REVISED, PP HAS BEEN ADDED APPLICANT: Johnathan Kurth PROJECT TITLE: Gallowa SITE AREA: 1.61 acres LOCATION: 343 Union Avenue NE COMMENTS DUE: JANUARY 2, 2006 DATE CIRCULATED: DECEMBER 19, 2006 (REVISED) PROJECT MANAGER: Elizabeth Hi PLAN REVIEW: Mike Dotson CITY OF RENTON BUILDING AREA ross : N/A WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse, 32 lot preliminary plat located on . density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). The site plan review, conditional use permit, and preliminary plat requests will be reviewed by the Hearing Examiner at a public hearing. An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housina Air Aesthetics Water L/aht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ....... rtation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS lication with particular attention to those areas in which we have expertise and have identified areas of probable impact or mation is needed to properly assess this proposal. DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM January 5, 2007 Elizabeth Higgins . I_, . Mike Dotson ,/1'\}}"" Galloway at the Highlands Plat, LUA 06-138, SA-A, CU-A, ECF, PP The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS WATER -The site is currently supplied and connected to the City of Renton Water system. There is an 16-inch water main in Union Ave NE. 565-water pressure zone. The site is within Zone 2 of the Aquifer Protection Area. SEWER -There is a 8-inch sewer main in Union Ave NE. STORM -There are Storm drainage conveyance facilities in this area. STREET -There is currently a paved public right-of-way adjacent to the site. CODE REQUIREMENTS WATER I. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single- family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. 2. The Water System Development Charge is $1,956 per new single family residence SANITARY SEWER I. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. SURFACE WATER I. Surface Water System Development Charge is $749 per new dwelling unit. This fee is due with the construction pennit. h:\di vision. s\dcvelop.ser\dev&plan. ing\projects\()6-13 8. el iz;;ibcth\galloway uti Ii ties gf.doc Page 2 of2 2. A drainage report was submitted and accepted. In accordance with the 1990 King County Surface Water design manual, per code, the report submitted showed that these projects are below the thresholds for both water quality and detention requirements. Therefore these projects are exempt from detention and water quality. All other surface water improvements including, but not limited to: conveyances, roof drains, yard drains, driveway crossings and any frontage improvements are required to meet City of Renton standards. TRANSPORTATION I. There are no traffic mitigation fees owing for this property. The Traffic Study submitted with the project showed that there is no net increase in traffic generated from the previous use of this property. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. 3. Per City of Renton code plats are required to install curb, gutter, and sidewalks, along the frontage of the parcel being divided. CONDITIONS I. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. h:\division.s\develop.ser\dev&plan. ing\projccts\06-13 8. elizabeth\galloway utilities gf.doc -~ /, -, \ \ ' / --.. ----------~------------------- · ' ~ -; :t' !-\ -·: ~I,,{~ , · -· : ·r ~-.= = . ------~----·-~------------------. ------~ -------------- Project Name: G nu..owr-¥-/ ""\:: ilv ll1~\}UylvD> I Project Address: 3 Y ;> Utv ,ow I\,_,,_, l\)C Contact Person: 0 o \HJ~\\-\t;>,0 1:,0~ Permit Number: _W..;:..:.f\.;......;;O;...l.,"---_.l...,?e...:0"'".· ------------------ Project Description: 3J.-Ui..;1, }t>Lv0\.\'0U~ l:::il<-1.rb-...O(?~'lvr Land Use Type: !2r"Residentlal 0 Retail 0 Non-retail ,:Q<Jlcufathll'1: _ .·-,'.!·---. ~ ... ·· ..... -~ Method of Calculation: ffITE Trip Generation Manual, 7th Edition ~raffle Study D Other. ~ c.l.~o) lct,,~ ... l\.«Q. 11)wll I~,- ( S,b(p/~ "T'<Z.:n,.J<;,ro<.\ec.ho"-De',""""'~: Uw . Cj 1~1~ .-, _-. &;l1'.:>TJ~~ ~--v-..a.L ; v ?7 -~ ~s. -' ,.,. < y '"I q / -~-~ -Transportation -Mltigatlon_Fee: . . Calculated by: Je> i l' \1 Ott'1" -ttR -U-w'w ·\:v~ . 1, I ?,D J)U\,Je --"'~+'f},.....-Jm=kW"-.-------~--_ Date: \\l;).017;0\R .. -· aa_te of. i>ar.ment:------------------- Cit, •. Renton Department of Planning I Building I Pu .. ,c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Porv 8 APPLICATION NO: LUA06-138, SA-A, CU-A, ECF, PP /REVISED, PP HAS BEEN ADDED) APPLICANT: Johnathan Kurth PROJECT TITLE: Gallowav at the Hiahlands SITE AREA: 1.61 acres 0 COMMENTS DUE: JANUARY 2, 20063: C'l DATE CIRCULATED: DECEMBER 19, 2006 ij~1sE{oj ..,, PROJECT MANAGER: Elizabeth Hinnins -:IJ cnm = :fl;:! = = PLAN REVIEW: Mike Dotson o ... BUILDING AREA lnross\: N/A m -,. ' .. : .i .,....__ i·r! 0 LOCATION: 343 Union Avenue NE I WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse, 32 lot preliminary plat located on a 1.61 acre site. The density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). The site plan review, conditional use penmit, and preliminary plat requests will be reviewed by the Hearing Examiner at a public hearing. An environmental detenmination is required and will be made by the City of Renton Environmental Review Committee. 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 Housinn Air Aesthetics Water Uaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnnrtation Environmental Health Public Services Energy/ Historic/Cufturaf Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ') ,~~~/~c/ B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ~~''f~-ifhd -Signatui-eD~tor oruttiorikdfiepresentative A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." '•, ENVIRONMENTAL REVIEW COMMITIEE MEETING NOTICE January 22, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, January 22, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Galloway at the Highlands (Higgins/ LUA06-138, SA-A, CU-A, ECF The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in 32 ground-related townhouse-style condominiums and a mixed-use structure featuring ground floor commercial/retail and above-ground residential development. The property is in a Commercial Arterial zone and is located within the NE 41" Street Business District. Renton Highlands 565 Zone Water Main Improvements (Higgins/ LUA06-170, ECF The project proposal is to install approximately 3,700 feet of 12-inch water line within the public rights-of-way of NE Sunset Boulevard (SR 900) from Harrington Ave NE to NE 12'" St; in Harrington Ave NE from NE Sunset Blvd to NE 91" St; and in NE 91 " St from Harrington Ave NE to Kirkland Ave NE. The project Is needed to provide adequate fire flow capacity and water pressure for fire protection for redevelopment and for new development projects in the Renton Highlands. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/8/PW Development Services Director ® F. Kaufinan, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE January 3, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community SeNices Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Wednesday, January 3, 2007 Time: N/A Location: N/A Agenda listed below. THE FOLLOWING AGENDA IS A CONSENT AGENDA Galloway at the Highlands Preliminary Plat (Higgins) LUAOG-138, PP, SA-A, CU-A, ECF The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, an Administrative Site Plan Review, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in a 32 unit townhouse condominium development. The property is within a Commercial Arterial zone, therefore a Conditional Use Permit, to allow an all-residential development, would be required. In addition, the property is located within the NE 41" Street Business District and, as such, is subject to review for compliance with the Urban Design Regulations (RMC 4-3-100). The proposed project, at a density of 19.93 dwelling units per net acre (du/a), would be within the allowed density range of 1 Oto 20 du/a. Living Hope Christian Fellowship Expansion (Higgins) LUAOG-157, CU-H, SA-H, ECF Living Hope Christian Fellowship has proposed a two-story, 11,865 square foot addition to an existing church building for a new sanctuary, office and meeting rooms, multi~purpose room, and accessory use spaces. The total footprint of the building would be approximately 22,500 sf. The new sanctuary would be on the lower level (main floor) as would a foyer, meeting rooms, and a room for chair storage. The partial second level/mezzanine would be primarily used for offices and meeting rooms. The existing sanctuary would be remodeled for use as a fellowship hall (social hall). Other interior renovations may occur as a part of this request. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/8/PW Transportation Systems Director R. Lind, Economic Development L. Warren. City Attorney ® REPORT City of Renton Department of Planning / Building/ Public Works & DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: January 3, 2007 (Consent Agenda) Project Name: Galloway at the Highlands Preliminary Plat Applicant: KD Properties -Pham, LLC Contact: Johnathan Kurth; Davis-Kurth Consulting; 1201 Monster Road SW, Suite 320 Renton Washington 98057 File Number: LUA06-138, SA-A, CU-A, ECF, PP Project Manager: Elizabeth Higgins, Senior Planner Project Description: The proponent of the project, Galloway at the Highlands, is requesting approvals of a SEPA Environmental Review, an Administrative Site Plan Review, and a Preliminary Plat for redevelopment of a 69,959.96 square foot (sf) property located in Northeast Renton. The proposed project would result in a 32 unit townhouse condominium development. The property is within a Commercial Arterial zone, therefore a Conditional Use Permit, to allow an all-residential development, would be required. In addition, the property is located within the NE 4th Street Business District and, as such, is subject to review for compliance with the Urban Design Regulations (RMC 4-3-100). The proposed project, at a density of 19.93 dwelling units per net acre (du/a), would be within the allowed density range of 10 to 20 du/a. Continued next page Project Location: 343 Union Avenue NE (on the west side of Union Avenue Northeast, south of NE 4th Street) Exist. Bldg. Area SF: Existing building is to be removed Proposed New Bldg. Area SF: N/A Site Area: 1.61 acres Total Building Area SF: N/A RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map Galloway ERC REPORT.doc City of Renton P/8/PW Department GALLOWAY AT THE HIGHLANDS REPORT OF January 3. 2007 Env· ,ental Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP Page 2of6 IIPART ONE: PROJECT DESCRIPTION/BACKGROUND, CONTINUED The property proposed for redevelopment into Galloway at the Highlands has been developed since 1970 with a single-story, 17,640 sf masonry building (Exhibit 1 ). Originally a "Prairie Market" (grocery store), it has most recently been used as a thrift store, which is now vacant. The building is set back from the street, covering almost one-third of the site. The east two-thirds are asphalt paving. The existing building and paving would be removed prior to redevelopment. The property to the west is developed with an apartment complex, a new townhouse development is to the south, and the north and east are existing commercial uses. The 32 units proposed townhouses would be arranged on each side of a central driveway. A turn-around at the middle of the project would be landscaped and have a water feature and landscaping. Individual units would have ground- related open space, patios, and landscaping (Exhibit 2). Access to the townhouses project would be from a central driveway off Union Avenue NE, a Minor Arterial. Subsequent to the original land use master application, a request to subdivide the property into fee-simple lots was submitted. IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14-da A eal Period. B. Mitigation Measures DETERMINATION OF NON -SIGNIFICANCE -MIT/GA TED. X Issue DNS-M with 14-da A eal Period. 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic], Renton, Washington," dated September 27, 2006, as prepared by Earth Solutions NW, LLC. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi- family unit prior to obtaining building permits. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. Galloway ERG REPORT.doc City of Renton P/8/PW Department GALLOWAY AT THE HIGHLANDS REPORT OF January 3, 2007 C. Environmental Impacts Env· ,ental Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP Page 3 of6 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 has a very slight (approximately 3 percent) grade from west to east. All but about 7,000 square feet of the property is covered with impervious surfaces. Following removal of the existing building and paving, approximately 200 cubic yards of select imported fill would be needed for the driveway base and site fill. Grading would be minimal with cut and fill less than about 6 feet required to achieve footing elevations. Following redevelopment construction approximately 90 percent of the site would be covered with impervious surfaces. A geotechnical study, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic], Renton, Washington," dated September 27, 2006, was prepared by Earth Solutions NW, LLC. Conclusions in their report are based on a subsurface investigation, using analysis of material excavated from 4 test pits and documentation related to geology of the vicinity. Native soils consisting primarily of medium dense to very dense silty sand with gravel glacial till deposits were encountered in three test pits. Similar native soils were encountered beneath approximately 1.5 feet of fill in one test pit. The fill material consisted of medium dense silty sand with gravel mixed with small amounts of organic material. The report concludes that the proposed project would be "feasible from a geotechnical standpoint." The project proponent should follow the recommendations presented in the geotechnical study regarding fill placement and compaction, utility trench backfill, preparation of pavement subgrade, foundation design, and slab-on-grade floor subgrade preparation. Mitigation Measures: The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue Southeast [sic], Renton, Washington," dated September 27, 2006, as prepared by Earth Solutions NW, LLC. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to redevelop this property. Project impacts during construction include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary control measures and the sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable Galloway ERC REPORT.doc City of Renton P/8/PW Department GALLOWAY AT THE HIGHLANDS REPORT OF January 3, 2007 3. Stormwater Env ,en/a/ Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP Page 4 of 6 Impacts: The project site is within the Maplewood Creek Subbasin of the Cedar River Drainage Basin and the Lake Washington Watershed. The applicant submitted a Technical Information Report for the Highland Square Town Homes, by Offe Engineers. PLLC, dated October 20, 2006, This report analyzes off-site drainage and project site surface water collection and distribution. The existing impervious surface was created in 1970. The project is exempt from storm water quality requirements if less than 5,000 sf of impervious area is added and it is exempt from detention if it does not create new impervious area. The existing site consists of 0.16 acres of pervious and 1.45 acres of impervious area. The proposed project would create 0.30 acres of pervious (landscaped areas) and 1.31 acres of impervious area. The proposed project, therefore, does not trigger the threshold for water quality standards of the 1990 King County Surface Water Design Manual. On-site drainage improvements will include curbs, gutters, catch basins, and pipe network for collection of surface water runoff which will be tight-lined to the existing storm water system located in Union Avenue NE, The applicant will be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. Mitigation Measures: The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. Nexus: SEPA Regulations 4. Streets and Transportation Impacts: The project would be accessed from Union Avenue NE by an internal private road. Although this road will terminate in a dead end, a turn-around adequate for emergency vehicles would be located at the center of the site. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscaping, street lighting, and street signs would be required along Union Avenue NE, if not already in place. A comparison analysis of traffic generation by the previous use, most recently a thrift store, and the proposed 32 unit townhouse project was completed by Transportation Consulting Northwest. Their report, "Highland Townhomes Trip Generation Analysis," dated September 20, 2006, used the Institute of Transportation Engineers (ITE) Manual for the analysis. "Specialty Retail" (ITE Land Use Code 814) in the amount of 14,364 sf would be replaced by 32 "Residential Condominium/ Townhouse" units (ITE Land Use Code 230). The thrift store would have generated 31 net PM peak hour trips (39 gross trips less 20 percent "pass-by" trips) and 637 gross weekday trips. The townhouses would be expected to generate 18 PM peak hour trips (12 entering and 6 exiting) and 188 weekday trips. This analysis indicates that the project would have a net reduction in trips generated from the site, therefore no Transportation Impact Fees would be assessed. Mitigation Measures: None required Nexus: Not applicable 5. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 32 new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $388.00 per new multi-family residence. The total fee is estimated at $12,416.00 (32 new units x $388.00 = $12,416.00). Galloway ERC REPORT,doc • City of Renton P/8/PW Department GALLOWAY AT THE HIGHLANDS Env 1ental Review Committee Staff Report LUA06-138, SA-A, CU-A, ECF, PP REPORT OF January 3, 2007 Page 5 of 6 Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit prior to obtaining building permits. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 6. Parks & Recreation Impacts: The proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $354.51 per each new multi-family unit. The fee is estimated at $11,344.32 (32 new units x $354.51 = $11,344.32). Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 7. Vegetation & Wildlife Impacts: The site has been covered with impervious material since 1970. There are no trees or opportunities for wildlife habitat on the property. Landscaping provided, to cover approximately 113 of an acre would improve the environment. Mitigation Measures: None Nexus: NIA D. Comments of Reviewing Departments The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. __J[_ Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, January 22, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Galloway ERC REPORT.doc City of Renton P/8/PW Department GALLOWAY AT THE. HIGHLANDS E.nv· ,ental Review Committee Staff Report LUA06-138, SA-A, CU-A, E.CF, PP REPORT OF January 3, 2007 Page 6of6 Fire Prevention 1. Two fire hydrants are required to serve this project, one within 150 feet and one within 300 feet of any proposed structure. 2. Existing and new hydrants will be required to be retrofitted with Storz "quick-disconnect" fittings. 3. (see "Water'' below) Plan Review -Surface Water 1. The Surface Water System Development Charge is $0.265 per square foot of new impervious surface, if any is created by this project. This fee is payable at the time the utility construction permit is issued. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. Plan Review -Water 1. The fire flow dictates that a looped 10-inch water main be constructed around the complex of buildings. This will require connection west from Union Ave NE to the existing water main within the Maplewood Apartments site. 2. Water System Development Charge is $1,174.00 per new unit Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system will be required. The sewer main shall be installed at minimum slope and at a depth that will allow sewer mains extensions in the future. 2. This project is subject to the East Renton Interceptor Special Assessment District (SAD). The fee would be $224.52/unit + interest (maximum assessment is $316.80). Fees are collected at the time the utility construction permit is issued. 3. The Sanitary Sewer System Development Charges (SDC) is $610 per unit. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting, and street signs would be required along Union Ave NE, if not already in place. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Galloway ERC REPORT.doc Renton City Limits Parcels l;lii!il Renton Aerial 100 0 SCALE 1 : 1,915 100 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton 200 300 N A EXHIBIT 1 Monday, December 04, 2006 11 :29 AM I l.(' -' w z I N0l:)NIHS'IIM 'N01N3<l 3l:!'1'00S ONVlH~H NO!NSH "'1i' 30 A.LI:) Ef1'v" -, N --e e--- ... Ir !J '' nl !J ~- -- City • enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA06-138, SA-A, CU-A, ECF, PP REVISED, PP HAS BEEN ADDED APPLICANT: Johnathan Kurth PROJECT TITLE: Gallowa at the Hi hlands SITE AREA: 1.61 acres LOCATION: 343 Union Avenue NE COMMENTS DUE: JANUARY 2, 2006 DATE CIRCULATED: DECEMBER 19, 2006 (REVISED) PROJECT MANAGER: Elizabeth H' PLAN REVIEW: Mike Dotson BUILDING AREA ross : N/A WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse, 32 lot preliminary plat located e density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project fo be developed as all residential use (no commercial component). The site plan review, conditional use permit, and preliminary plat requests will be reviewed by the Hearing Examiner at a public hearing. An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liahr/Glare Plants Recreation Land/Shoreline Use utilities Animals Trans"~rtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wher dditional information is needed to properly assess this proposal Date REVISED NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE (')ecember 19. 20%, RfVISED) LAND USE NUMBER: ~ut,05-"3S SA-A CUA ECF PP1REVISED; PROJECT NAME· Gal'cwa1 at the Highlands PROJECT DESCRIPTION; The pro:,osed proJeCt 15 a 32-c·not lownhcuse develop'!lent loc~l~:I :,·1a 1 E · ~c·c site r~e dens•\y of housing would be 20 dwe<l,ng unils per net acre Approval or a concurrent cond1\1on_a1 uw ~~''" t "o" o allow the prqecl to be developed as all ,es,deni,al use (nP commerG1al co;1:,onent). A Prel,mr,ary Plat ar,cl cat,~1 ras als~ been sutm,tted that ..,0uld aliow s~td1V1sio11 o' the property 1n'.o 32 ind1v1dual lots T~e s1t1a-plan revt~w ccnj.t,oral Js_e permit :equesl and Pre1,m,nary Plat appl,cat,on w,11 be reviewed bt the City ol Renton Hear,ng E,_,,m,rcr JI ~ 0u_t1.c hea·in~ Ao ~nwonmertal determ1oa1,or 1~ requ,reo and w,I' be r1ade b)' t~e C,ty of Renton EnwGn,re·,·.al lie"~··· CcmrMtee PROJECT LOCATION: 343 Un,cn AvMue NE OPTIONAL DETERMINATION OF NON·SIGNIFICANCE, MITIGATED {DNS-M): As tre Lead Agenci .. :he: ty d Renter 1,as determined Iha'. sign,f,cant env,ronmental 1ropacts are unl,~ely to resu·\ from t~e oroposed pro,e~· Tlrnrefore J_s permmec under the RCW 43 21C 110. tre City o( Renton 1s using the Opt,onal DNS.M process ;o 91v; ·,_'"'::e l~al a DfJS M 15 :1,eli to be issued Co'llmem periods for the pro1ect and the proposed DNS.~ are 1ntegra.ed '"·" ~ '· 19le c~rr~c:1 period There will be no comment pi.mod fcllow,ng the ,ssoance of the TCresho,d Delerm,nat1or. (,1 Nw·S1cn" CJ c. M,t,galed ,:DNS·MJ A 14-eay appea· period will follow the issuance of lhe DNS-M PERMIT APPLICATION DATE: Qctobe1 27. 2306 and De:embec 15. 2006 (Prel1m1nary "131: NOTICE OF COMPLETE APPLICATION: De:emter • 9. 200E APPLICANT/PROJECT CONTACT PERSON: Johnathan Kurth, Davl&·Kurth Consulting; Tel; {425) 228·5959 •237: Permlts/Revjew Requested: Othar Permit5 which may be required: Requested Studies· Location where appl;~atlon may be reviewed· PUBLIC HEARING CONSlSTENCY OVERVIEW: Zoning/Land Use Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Proiact Mitigation: ATTEST: Eml: johnathank@davi&-kurth.com Environmental (SEPA) Review, Conditional Use Pcrm1t. and Sile Plan approval Con,.1ruc1ion and Build1ng Perml1& Trip Generation Analysis and Geotechnical Report Planning/Bui\dingJPublic Work.s Department, Development Services Division. Sixth Floor Renton c,ty Hall, 1055 South Grady Way, Rentm,. WA 98DSS T% suD1ect s,te ,s designated Commercial Corridor 1CC1 or ·h~ -~ h cf Rc 0 :cr Con•prehens1;e Laod Use Map and Comrr.erc1al /\rterial (CA,.-,,, llrn '.'.11'. s Zooing Map Er.-;iroc,fT'ental 1SEPA/ Checkhst Tne pro1ect will t,e sJbJect •.o the c,r1 s SEPA ord1na1ce, RM'; 4.c.1 ~,J4 PM~; ~ 3-040E. RMC 4·4-070. RMC 4·9·030K, RMC 4·2·11CF. RM', ,1.,.1c.1l sr,1 ~·~e appl.cable codes and ·ego1a110Ps as ;mpropriate Propond Mitigation MHSUNII: The follow ng M1t,ga1,an Mea~ures ,,,11 likely be 1rrpased en lhe orooose,j oro.1ec'. These recommended M,11gahon Measures address prqecl ,mpacts not covernd bi e"1stmg cades and regulat•cn,; as ct'.ed above ne appl,can/ w1,'I he ret1wret! .'u pay /he uppmp,re/e T,a,,sporlal1on M1trgat•on Fee 7fre ap~l1Gant w,!I be req~·1red !o pay /he appropriate F,ro Mrhgal,on Fee. and The applicant w,I, be reqv,,ed ro pay l~e appropna/e Pwks M1/1yat1a.o Fee Comments on the above appt;catian mu&t be &ubmitted In writing to Elizabeth Higgins, Senior Planner, Development Service& Oivi9ion, 1055 South Grady Way, Renton, WA 9B05S. by 5:00 PM on January 2, 20D7. Thig mailer is also tentatively scheduled for a pub!lc hearing on February 20, 2007, at 9:00 AM. Caunc1: c:t,arnbers ~ever.th Floor Renlo'> City Hall 1055 SoL,th Grady Way, Renton If you are interested ,n attending the h<oaring please ~cnlac\ the Developmen: Serv,ces D1~1sfan to ensure tnat the hearing has nal been rescheduled at 1425) 4,)0-7282 If comments cannot be sutm1tted 1~ writing by the dale 1nd1cated abo~e you may still appear at the heanng and preser'\ your c,mnments on the proposal before the Hearing Examiner 11 you have quesl1ons about lh1s proposal or w1~h to be made a p;irty of record end receave add1t1onal 1nforma11on by mai!. please contact the prqecl manager An/one who subm,ls ,·mt\en comments w Ii automabcal,y become a par\y or record anc w1\I t>e ncl1fied of any dec1s1on on this proJect CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382: Eml: ehiggins@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE 1DENTIFICATION ''·'"'f- ~···' ,;. )~ . \. ~ J1t J..: ·-,~~ If you would like to be made a party ol record to receive further 1niormat1on on this proposed pro1ecl. complete th,s form and return to: City of Renton Development Planning, 1055 So. Grady Way, Renton. '/Vil, 98055 Name.IF de No Galloway at the Hlghlands/LUA06·138 PP, SA-A CU-A ECF NAME MAILING ADDRESS TELEPHONE NO. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 191 h day of December, 2006, I deposited in the mails of the United States, a sealed envelope containing Revised Acceptance Ur, Revised NOA & Revised PMT's documents. This information was sent to: Name Representing Agencies See Attached Surrounding Property Owners See Attached Johnathan Kurth Contact minh Van Pham & Dan My Du Owners (Signature of Sender): _,.Jt;;_,L-<..,J-.;}( ( t' k .•' ,/ ' u STATE OF WASHINGTON ss COUNTY OF KING Notary (Print): , I J, My appointment expires: (). \ c( • 1 L' Project Name: Galloway at the Highlands Project Number: LUA06-138, PP, SA-A. CU-A, ECF template -affidavit of service by mailing I Dept. of Ecology • Environmental Review S8ction I PO Box 47703 Olvmcia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160'" Ave SE 39015 -172°' Avenue SE Bellevue, WA 9800_8 Auburn, WA 98092 ' WSDOT Northwest Region ' Duwarnish Tribal Office' Muckleshoot Cultural Resources Program ' I Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"' Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers· KC Wastewater Treatment Division .., Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation"' Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor' Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. ' Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERG Determination paperwork. template -affidavit of service by mailing I 859820006004 ALLEN MARK ANTHONY 4020 NE 3RD LN RENTON WA 98056 162305908905 COAST REAL ESTATE SERVICES 2829 RUCKER AVE # 100 EVERETI WA 98201 859820017001 HA TAM+DONG KIM NGUYEN 4008 NE 3RD CT RENTON WA 98059 859820019007 LEE KEVIN+ JENNIFER 4016 NE 3RD CT RENTON WA 98056 859820004009 LIANG SHENG KUN 7008 122ND AVE SE NEWCASTLE WA 98056 859820018009 NAZIROV GANI 4010 NE 3RD CT RENTON WA 98056 859820011004 PFALLER DOUGLAS M+SHARYL A 339 TACOMA AVE NE RENTON WA 98056 859820008000 RATIY SHAM S+JASBEER K 654 BLAINE AVE NE RENTON WA 98056 859820001005 SHANKER MICHAEL E 330 TACOMA PL NE RENTON WA 98056 859820003001 TOTIEN JEANINE K 336 TACOMA PL NE RENTON WA 98056 859820014008 ALMASSY MARCIA 331 TACOMA AVE NE RENTON WA 98056 162305908400 DALY ENTERPRISES LLC 5626 126TH AVE SE BELLEVUE WA 98006 859820005006 HOANG MY VAN 4022 NE 3RD LN RENTON WA 98056 859820007002 LEHNIS TERRY F 4014 NE 3RD LN RENTON WA 98056 162305908301 MALETIA DONALD M DANIELS DE 345 UNION AVE NE RENTON WA 98056 859820020005 OISHI VICTOR Y+BONNIE 4018 NE 3RD CT RENTON WA 98056 162305909804 PHAM MINH VAN+DAN MY DU 343 UNION AVE NE RENTON WA 98059 518210001609 SCHWAB LES PROFIT SHARING RETIREMENT TRUST #314 PO BOX 667 PRINEVILLE OR 97754 859820010006 SIMMONS NANCY V 4000 NE 3 RD LN RENTON WA 98059 859820015005 VELASTEGUI M MERY 4004 NE 3RD CT RENTON WA 98056 859820009008 CLASSIC CONCEPTS PO BOX 146 RENTON WA 98057 518210001302 FAULKES BRADLEY l+KATHY L 326 UNION AVE NE #10 RENTON WA 98055 162305912402 HORIZON REALTY ADVISORS 500 ELLIOTI AVE W #A SEATILE WA 98119 859820016003 LEVY VICKIE 4006 NE 3RD CT RENTON WA 98056 859820013000 MANSFIELD MARY J 333 TACOMA AVE NE RENTON WA 98059 162305908707 PALMER DONALD 351 UNION AVE NE RENTON WA 98055 518210001401 PROGRESSIVE DEVELOPMENT LLC 254 UNION AVE NE RENTON WA 98059 859820012002 scon KATHY p 337 TACOMA AVE NE RENTON WA 98059 518210000809 SUNCOR HOLDINGS-COP II LLC 11601 WILSHIRE BLVD #700 LOS ANGELES CA 90025 <\'"' '\,-' -~-r.J., CIT OF RENTON I...,) ,~ ~">.-> ~~; Kathy Keolker, Mayor I,," .,rO' Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator -j ,, December 19, 2006 Johnathan Kurth Davis-Kurth Consulting 1201 Monster Road SW #320 Renton, WA 98057 Subject: Galloway at the Highlands LUA06-138, SA-A, CU-A, ECF, PP Dear Mr. Kurth: The Development Planning Section of the City of Renton has determined that the Preliminary Plat 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 January 3, 2006. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on February 20, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7382 if you have any questions. Sincerely, /:¥"710-d/._J~ Elizabeth Higgins, AICP Senior Planner cc: Minh Van Pham & Dan My Du / Owners -------10_5_5-So_u_th_G_r_a_dy-W-ay--R-e-n-lo_n_, \-!/-as-h-in-g-lo_n_9_8_05_7 _______ ~ L:"'tri. AHEAD OF THE CURVE ~J This oaoer contc11rio; 50"/i, rocvcled material 30% oost consumer City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) TELEPHONE NUMBER ~JU. .'At/f"/t'.-/1!. .' ~ APPLICANT (If other than -l !ADDRESS i 0,/ Ali'Wf7U (40 7 CONTACT PERSON PROJECT INFORMATION PROJECT CR llEVELOPMENT" NmE: PROJECT/AOORESS(S)ILOCATION AND ZIP CODE: 3'13 /IN1t,11 //IIE-/f/.E_ W, ~ PROPO$El COl!PRE !NSl\11! PLAN MAP CESIGNATION (hppioablO~ It//)/ ElllSTJNG ZONING: 1--------------·-----------·-·· .,--- SQU.ARE FOOTl<Ge Of PUBUC RlOAIJWAYS TO BE DEOICI.T£O M PROPOSED ltESMlENT!AL DEll$ITY ltl UNITS PER NET ACl'IE (ff __ ,, ac,,.1. *-IMSER ~ CllleLU~G UNITS IK apollCSllle ): ·. !f.7, /U ~ SQUARE FOOT AGE Of DISfftG RESIDENTIAi. EllJIUJING5 TO RalAIN <• Olllllcollle~ M IS THE am, LOCATED IN AlfY TYPE OF Dl'ARO!ol-lAU.Y CRITICAi. AREA. Pl.EASE INCLIJOfc SQUME FOOTAGE (r 11>1• I ): 50IJARE fQOTAGE Df PIII.IPOSED NON-ReSIOE"Tl•L BUIUIINOS(W---). 6Q\Wa! fOOTAOI! OF EXl6TING NON.f!£BIJ1:NTIAL BUUllNGS TOR-{Ir o;,~I -t A/41:_ NET flOOR MEA OF NON-RESIIJENT"'I. BUIIJJIHGS ( r JMlical:lle). 0 MlUFiR ~CTION AA£A. ONE 0 AQ\JffR PIIOT£CTI~ AAEA 1"WO U FLOOD HoVM.:> AREA Q G£OI.OGIC HAZARD ~ ~ABITATCCINSeRVAflON ::J SMOAEIJiE STREA.USANlHAKl=S " WETLJ,f,IDS LEGAL DESCRJPTION OF PROPERTY ___ oq.tl ___ oq.tl i ---~tl ___ oq.11 ____ Mt.ft. IAll:ach 1-111 OIi Ho.arate ~heel wtu, Iii. fol infomlallon fnclU<iedl SITU,\TEINTl-lE /Vlllllf!f,fsT QUARTER ()F SFCTION ..1/z. TOWNSHIPU RANGE 5, INTHE CITY ~ RENTON, l(lfolG COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES . , List all land use apprlClltions be:ng applie<J lore · ,. 5"! 3. fUW,,-IMr 2. ta: i Slaff WI calculate applicable fees and postage: $ • __ I AFFIDAVIT OF OWNERSHIP CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 ----------·-------------------------- Printed: 12-15-2006 Payment Made: Land Use Actions RECEIPT Permit#: LUAOG-138 12/15/2006 01 :05 PM Receipt Number: Total Payment: 2,000.00 Payee: PHAM PROPERTY LLC Current Payment Made to the Following Items: Trans Account Code Description Amount 5011 000.345.81.00.0008 Prelim/Tentative Plat 2,000.00 Payments made for this receipt Trans Method Description Amount Payment Check #5265 2,000.00 ·-·· ----------·---------· Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 DD0.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 OOD.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .DO .OD .OD .OD .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .OD .00 .00 .00 .OD R0606180 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS !ll!l~!!l!f ilgi~~f l~lli1111111~11!i!l!'lll!,!II !!!l!!i~~I I! lli:1111111 11~1111llilllllll!llllitlll~l!il!!lllil!l!lill;i Calculations 1 Construction Mitigation Description 2 AND 4 :@~ii~f~Rffifl~iW~WJ.~ffimlMi.1f@t~~i:}fJili*~\iiW~1~f.itii~1:~~i;~ Density Worksheet 4 o,argagei%5J@,®rm~w~>xpsv,E<JJt ';>:: :::cx:ii Drainage Report , Irrigation Plan 4 K1i1G®uml@ijJ1!i/$~$i;Mij1nti&ifferj's1w:*ilih1111i candscape Plan, Conceptual, J~sl!~~ri~IeJffeni!f/ii'.\~l~in1rn1@11rn11Hi1i11 rnri@@rn @iM _egal Description, Vlailing Labels for Property Owners , ~&p'.@t~jii@~W ~@1f!)~~tjfff!l,)\i!ij;tpfTi\@iJ;/i;ii l \llas~r l)ppJicat[on Foim • .. ~~n~twR?~~,sltilii~i!:fflrn@mmw~tJl'.'11%ffett'f@flfY ~eighborhood Detail Map 4 -·-·~-···. -=_,.....,._,c::·c~--'-· 1his requirement may be waived by: I . Property Services Section PROJECT NAME: _&.,=-<;A-z_.,'-'..<o"'--"'l-0'-"'--~N"'-'-AC-l''f'---',P,'----~e-l-l .I'-( I z../ v/o , ?GA T ' Public Works Plan Review Section l. Building Section I. Development Planning Section O:\WEB\PW\OEVSERV\Forms\Plannlng\waiverofsubmittalreqs_9-06.xls DATE: ----''-'o"-'---""'----- 09/06 DEVELOPMENT SERVICES DIVISIO WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Parking, Lot Coverage & Landscaping Analysis , · Preapplication Meeting Summary 4 ~•iii1WWAitftFdiafftWtteffif:%1f~1famitJM@m¥t#Willfr Rehabilitation Plan 4 Stream or Lake Study, Supplemental, ~tf.~li~9.f£1~!ffl~~@Il~~I~m1tt~~~1f!~f.it;ff!f.1}Thfif~§ Street Profiles 2 Tree Cutting/Land Clearing Plan 4 Wriu!~irill:.!IN.!1!!18Yitl!lxll:JE:m!i@Ii1!/ Jtilities Plan, Generalized 2 Netlands Mitigation Plan, Preliminary 4 Nireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Con~iti9ns 2 ANoa ~· Photosimulalions 2 AND 3 "his requirement may be waiv~.d by: Property Services Section PROJECT NAME: ~Wl1<-j ------------- Public Works Plan Review Section Building Section Development Planning Section DA TE: --'/'----Z---L_/_~c..,.1---/-=0--=6'------- Q \WEB\PW\DEVSERV\Forms\Plann1ng\waiverofsubmtttalreqs 9-06 xis 09106 December 15, 2006 RE: Galloway at the Highlands Tax number 1623059098 32 Unit Site Plan/ Preliminary Plat Submittal PROJECT NARRATIVE The subject property is an existing vacant grocery store located at 343 Union Ave N.E., with paved parking for almost the entire site. Beginning at two existing driveway entrances along Union Ave NE, the site slopes gently to the west at approx. 2 % grade through the proposed preliminary plat building area to existing store. There is approximately 10 feet of landscape area along street. The lot has 5 ft easement running along north property line. The site is zoned CA which proposed preliminary plat meets. The proposal is designed to remove the existing structure, parking and driveways. A single private road entrance will enter at center of lot, off Union Ave, with new pedestrian access on both sides of new private drive. New sidewalks, with street trees will also run along Union Ave. Landscape strips, and street trees will also run on both sides of new private drive. This pedestrian access will be highlighted with a landscape feature and seating at center of lot with access to both open space areas on each side. The open spaces will also have seating and a formal landscape design. We plan to re-submit a new modified set of Building Plans and elevations, they will not defer from the plans that have been submitted in the first round. The only changes will be to adding in some better detailing and slight changes to improve the Architecture design to better coincide with our theme of "Classic Craftsman". The landscaping will refiect this theme as well. Permits that are required for this project are: WA, SA, ECF, CU PP. The zoning for this property is CA, with the NE 4'" St Corridor District Overlay. I've submitted a rendering of "trying" to make a Mixed-Use site work along with a description of why we couldn't get the design to work. Johnathan Kurth 425-246-5200 Johnathank@davis-kurth.com 1201 Monster Road SW Suite #320 Renton, WA 98057 425-228-5959(0) 425-226-9227(f) DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 69 960 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2from line 1 tor net area: 4. Divide line 3 by 43,560 for net acreage: square feet square feet square feet 2. 69 960 3. 69 960 1.606 4. ,--.. ; _;,.--f . ,. square feet square feet square feet acres 5. Number of dwelling units or lots planned: 5. _3_2 ____ units/lots 6. Divide line 5 by line 4 for net density: 6. 19. 93 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSER V\Forms\Planning\density .doc Last updatOO: l l/08/2004 DECLARATIONS OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR THE GALLOWAY AT THE HIGHLANDS HOMEOWNERS' ASSOCIATION THIS DECLARATION is made on the date hereinafter set forth by PHAM PROPERTY, LLC., (Declarant), the owner of certain land situated in the State of Washington, City of Renton, King County, known as Galloway at the Highlands, which is more particularly described in Exhibit A. In order to ensure preservation of the gracious residential environment at Galloway at the Highlands, Declarant agrees and covenants, that all land and improvements now existing or hereafter constructed thereon will be held, sold, conveyed subject to, and burdened by the following covenants, conditions, restrictions, reservations, limitations, liens and easement, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of such lands for the benefit of all such lands and the owners thereof and their heirs, successors, grantees and assigns. All provisions of this Declaration shall be binding upon all parties having or acquiring any right, title or interest in such lands or any portion thereof and shall insure to the benefit of each owner thereof and to the benefit of Galloway at the Highlands Homeowners Association and shall otherwise in all respects be regarded as covenants running with the land. Contents ARTICLE I DEFINITIONS 2 ARTICLE 11 PRE-EXISTING RESTRICTIONS 3 ARTICLE Ill DEVELOPME'.'!T PERIOD 3 ARTICLE IV EASEMENTS, OPEN SPACES & TRACTS 4 ARTICLEV ASSESSMEKTS 5 ARTICLE VI MAINTEKANCE OF LOTS 7 ARTICLE VII HOMEOWNERS ASSOCIATION 9 ARTICLE VIII MANAGEMENT BY BOARD 9 ARTICLE IX LAND USE RESTRICTIONS 12 ARTICLEX BUILDI'.'!G RESTRICTIONS 13 ARTICLE XI UTILITIES 14 ARTICLE XII ARCHITECTURAL CONTROL 14 ARTICLE XIII GENERAL PROVISION 17 l ARTICLE I DEFINITIONS For purposes of the Declaration and the Articles of Incorporation and the Bylaws of the Galloway at the Highlands Homeowner' s Association, certain words and phrases shall have particular meaning as fol lows: Section 1. "Association" shall mean and refer to the Galloway at the Highlands Homeowners' Association, its successors and assigns. 2 Section 2. "Board" shall mean and refer to the Board of Directors of the Association, as provided for in Article TX. For the purposes of exercising the powers and duties assigned in this Declaration to the Board, this term shall also mean the "Temporary Board" or "Declarant" as provided in A11iclc IV unless the language or context indicates otherwise. Section 3. "Properties" shall mean and refer to the real property described with particularly in Exhibit A. Section 4. "Lot" shall mean and refer to any plot of land shown upon any recorded subdivision map of the Propelties. This term shall not include tracts designated on the face of the Plat. Section 5. "Declarant" shall mean and refer to Pham Property LLC., its successors and assigns. Successors and assigns shall not include other developers who acquire one or more undeveloped lot from the Declarant for the purpose of development. Section 6. "Architectural Control Committee" shall mean and refer to the duly appointed or elected committee of the Board of Directors as outlined in Article XIII of this Declaration, hereinafter referred to as the "Committee". Section 7. "Development Period" shall mean and refer to that period of time defined in Article III of this declaration. Section 8. "Plat" shall mean and refer to the plat of Lots 1-32, inclusive Galloway at the Highlands as recorded in Volume of Plats, Pages _____ _ Records of King County, State of Washington, under Recording No. Section 9. "Residence" shall mean and refer to any buildings occupying any lot. Section 10. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee interest in any Lot, including the Declarant, but excluding mortgagees or other persons or entities only holding security interest in properties within the Plat. Purchasers or assignees under recorded real estate contracts shall be deemed Owners as against their respective sellers or assignors. Section 11. "Building setbacks" are areas designated on the face of the plat adjacent to sensitive areas, such as property lines or utilities. ARTICLE II PRE-EXISTING RESTRICTIONS The Properties shall continue to be subject to previous covenants, conditions, encumbrances and restrictions, to the extent that such restrictions are valid. ARTICLE III DEVELOPMENT PERIOD; YIANAGEMENT RIGHTS OF DECLARANT DUR!C'JG DEVELOPMENT Section 1. Management bv Declarant. "Development period" shall mean that 3 period of time from the date of recording this Declaration until (l) a date five years from the date of recording this Declaration or (2) the thirtieth day after Declarant has transferred title to the purchasers of the lots representing 99 percent of the total voting power of all Lot owners as then constituted or (3) the date on which Declarant elects to permanently relinquish all ofDeclarant's authority under this Article by written notice to all Owners, whichever date first occurs. During the Develop Period, the Board of Directors of the Association shall be appointed by the Declarant. Section 2. Notices to Owners. Before the termination of the Development Period, the Declarant will give written notice of the termination of the Development Period to the owner of each Lot. Said notice shall specify the date when the Development Period will terminate and shall further notify the Owners of the date, place and time when a meeting of the Association will be held. The notice shall specify that the purpose of the Association meeting is to elect new Officers and Directors of the Association, notwithstanding and provision of the Articles or Bylaws of the Association to the contrary, for the purpose of this meeting, the presence, either in person or by proxy, of the Owners of five lots shall constitute a quorum. The Board of Directors and officers of the Association may be elected by majority vote of said quorum. If a quorum is not present, the Development period shall nevertheless terminate on that date specified in said notice and it shall thereafter be the responsibility of the Lot Owners to provide for the operation of the Association. Section 3. Temporary Board. Declarant may in its sole discretion, and at such times as the Declarant deems appropriate, appoint three persons who may be Owners, or representatives of corporate entities or other entities which are Owners, as a Temporary Board. During the Development Period, members of the Board of Directors need not be the Owners. The Temporary Board shall have full authority and all rights, 4 responsibilities, privileges and duties to manage the properties under this Declaration and shall be subject to all provisions of this Declaration, the Articles and the Bylaws. Section 4. Appointment of Manager. Declarant may appoint a managing agent, which shall have the power and authority to exercise all powers necessary to carry out the provisions of this Declaration, including but not limited to contracting for required services, obtaining property and liability insurance, and collecting and expending all assessments and Association funds. Any such management agent or the Declarant shall have the exclusive right to contract for all goods and services, payment for which is to be made from any monies collected from assessments. Section 5. Acceptance of :vlanagement Authority. The purpose of this management arrangement is to ensure that the properties will be adequately managed during the initial stages of development. Acceptance of an interest in a lot evidences acceptance of this management agreement. ARTICLE IV EASEMENTS, OPE'J SP ACES AND PRIVATE TRACTS Section 1. Drainage Easement Restrictions. Various drainage easements are indicated on the face of the Plat. Structures, fills, and obstructions, including, but not limited to decks, patios and buildings, overhangs, and trees shall not be permitted within drainage easements. The easements give the City of Renton the right to enter upon the said easements, and the area immediately adjacent to said easements, in order to effectuate the purposes of the easement, or to construct a hard surface road among the easements. Section 2. Utility Easements. Various utility easements are designed on the face of the Plat for the purpose of providing Lots within the Plat with electric, telephone, gas, cable television service and water. These easements give the easement-holders the right to enter upon these Lots at all ti mes to effectuate the purposes of the easements. Not utility lines shall be placed on any Lot unless underground or in a conduit attached to a building. Structures may only be placed on casements with the permission of the Architectural Control Committee and the entity to which the easement was granted. No planting material, fill, or other substances may be placed on the utility easement which will interfere with such utility service. Section 3. Structures Prohibited in Rights-of-Way. All rights-of-way within the Plat have been dedicated to the City of Renton. No structures may be placed in rights-of- way within the Plat. Section 4. Maintenance of Detention and Water Quality System. The Home Owners Association shall maintain the detention and water quality system and emergency access roads until such time that those improvements are deeded or sold to a governmental agency, which will assume maintenance and responsibility of such improvements. 5 ARTICLE V ASSESS'.ffiNTS Section 1. Creation of Lien and Personal Obligation. Each Owner of any Lot by acceptance of a deed therefore, whether or not it shall be expressed in such deed, is deemed to covenant and agree to pay the Association (I) annual assessments or charges and (2) special assessments. Annual and special assessments shall be established and collected in accord with the following provisions. The annual and special assessments, together with interest, cost and reasonable attorney's fees, shall be a charge on the land and shall be a continuing lien upon the property against which such assessment is made. Each assessment, together with the interest, costs and reasonable attorneys' fees incurred to collect such assessments, shall be the personal obligation of the individual who is the Owner of the Lot at the time that the assessment fell due. Section 2. Purpose of Assessments. The assessments imposed by the Association shall be used (I) to promote recreation, health, safety and welfare of the residents of the properties, (2) for the cost of maintaining the recreational area within the Plat, (3) for legal fees or damage incurred in any action in which the Association or a member of the Board of Architectural Control Committee, acting in behalf of the Homeowners' Association is named as a party, (4) for legal fees incurred by the Homeowners' Association, (5) for any other reasonable expenses incurred by the Homeowners' Association. (6) for maintenance of the common storm facility. Section 3. Annual Assessment. The initial annual assessment shall be$ __ per Lot payable in annual installments; six percent of the assessment shall be allocated and paid to the Declarant for Plat management services provided by the Declarant to the Association or by a Professional management firm. Such allocated funds to the Declarant shall cease when the Development Period expires and the Association assumes collection costs, bookkeeping and other management responsibilities which are described with particularity in the Bylaws of the Association. The annual assessment may be increased during the Development Period to reflect increased (I) maintenance costs, (2) repair costs, (3) Association and plat management costs, (4) legal costs. All increases in the annual assessment during the Development Period must directly reflect increase in the above-recited costs. During the Development Period, it shall not be necessary to amend this Declaration to raise the annual assessments. During the Development Period, the Declarant shall give members of the Association notice of any increase in the annual assessment thirty days before the date that the assessment becomes effective. (a) After the Development Period expires, any increase in the annual assessment which exceeds 10 percent requires the vote of the members of the Association. 6 (b) After the Development Period expires, any increases in the annual assessment which exceeds 10% requires the approval of 51 % of the members of the Association. (c) After the Development Period expires, the Board of Directors shall fix the quarterly assessment in accord with the above-recited standards. Section 4. Special Assessments for Capital Improvements. In addition to the annual assessments authorized above, the Association may levy, in any assessment year, a special assessment, applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement to the Recreational Arca within the Plat including fixtures and personal property relating thereto, provided that any such assessment shall have the assent of 51 percent of the members of the Association who are voting on person or by proxy at a meeting held duly called for this purpose. Any capital improvements which exceeds $15,000, must be approved by 51 percent of the Owners. Section 5. Special Assessments for Legal Fees and Damages. In addition to the special assessment authorized in Section 4, the Declarant or the Association may levy any assessment year a special assessment for the purpose of defraying, in whole or in part, (1) legal fees and costs incurred in any action in which the Association is a party, (2) legal fees and costs incurred in any action in which a member of either the Board or the Architectural Control Committee is named as a party as a result of a decision made or action performed while acting in behalf of the Homeowners' Association, or (3) any other reasonable expenses incurred by the Homeowners' Association. This assessment shall require the constant of 51 percent of the Association who are voting in person or by proxy at a meeting duly called for this purpose. Section 6. Notice and Quorum for Any Action Authorized Under Section 4 and 5. Written notice of any meeting called for the purpose of taking any action authorized under Sections 4 and 5 of this Article shall be sent to all members not less than 30 days and nor more than 60 days in advance of the meeting. At the first meeting called, the presence of 51 percent of the members of the Association of or proxies entitled to cast 51 percent of the members of the Association shall constitute a quorum. If the required quorum is not present, another meeting may be called to subject to the same notice requirement; the required quorum at the subsequent meeting shall be one-half of the required quorum at the preceding meeting. Section 7. Uniform Rate of Assessment. Both annual and special assessments must be fixed at a uniform rate for all Lots. Section 8. Date of Commencement of Annual Assessment, Due Dates. The annual assessments described in this Article shall commence on . The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. Written notice of the Quarterly assessment shall be sent to every Owner 7 subject to such assessments. The Board of Directors shall establish the due date. The Association shall, upon demand and for reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessment on a specific Lot has been paid. A properly executed certificate of the Association as to the status of assessments on a Lot is binding upon the Association as the date of its issuance. Section 9. Effect of Non-Payment of Assessments: Remedies of the Association. Any assessment not paid within 30 days of the due date shall bear interest at the rate of 12 percent per annum. Each owner hereby expressly vests in the Association or its agents the right and power to bring all actions against such Owners personally for the collection of such assessments as debts and to enforce lien rights of the Association by all methods available for the enforcement of such liens, including foreclosure by an action brought in the name of the Association in like manner as a mortgage of real property. Such Owner hereby expressly grants the Association the power of sale in connection with such liens. The liens provided for in this section shall be in favor of the Association and shall be for the benefit of the Association. The Association shall have the power to bid in an interest and foreclosure sale and to acquire, hold, lease, mortgage and convey the same. The Owner is responsible for the payment of all attorneys' fees incurred in collecting past due assessments or enforcing the terms of assessment liens. No Owner may waive or otherwise escape liability for the assessments provided herein by non-use of the Recreational Area or abandonment of his Lot. The Association shall have the right to suspend the voting rights of an Owner for and period during which any assessment which the Lot remains unpaid and for a period not to exceed 60 days for any infraction of the terms of either this Declaration, the Articles or the Bylaws of the Association. Section 10. Subordination of the Lien to Mortgage. The lien for assessments, provided for in this Article, shall be subordinated to the lien of any first mortgage. Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to a mortgage foreclosure, or any proceeding in lieu thereof, shall extinguish the lien created pursuant to this Article as to payments which become due prior to such sale or transfer. No sale of transfer, however, shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof. Section 11. Exempt Property. All property dedicated to and accepted by local public authority shall be exempt from assessments provided by this Article. Section 1. ARTICLE VI MAINTEKANCE OF LOTS Exterior Maintenance by Owner. Owner shall maintain each Lot and Residence in a neat, clean and attractive condition at all times. 8 (a). Street Trees. The street trees planted within and/ or abutting individual Lots shall be owned and maintained by the Owners of said Lots and the trees planted within and/ or abutting the private and public tracts within he Plat shall be owned and maintained by the Galloway at the Highlands Homeowners Association. (b). Refuse. All lots shall be kept free of debris. All refuse shall be kept in sanitary containers screened from view of and Lot in the Plat; the containers shall be regularly, emptied and the contents disposed of off the Properties. No grass cuttings, leaves, limbs, branches, and other debris from vegetation shall be dumped or allowed to accumulate on any part of the Properties, except that a regularly tended compost heap shall be permitted if the compost heap is concealed from view of any of the properties. (c). Storage of Vehicles. Owners may not store goods or equipment or permanently parked vehicles (e.g. boats. cars, trucks, campers, and recreational vehicles) in open view of any Lot, or allow others to do so. When vehicles or goods are permanately parked or stored on Lots for a period over 24 hours, other than in the circumstances described below in subsection (e) of this section, the vehicles and goods shall be adequately screened from the view of adjacent right of ways and Lots. The screening of such vehicles of goods must have the approval of the Architectural Control Committee. (d). Improperly Parked Vehicles. Upon 48 hours notice to Owners of an improperly parked vehicle, the Board has the authority to have towed, at the Owners expense, any vehicles that are parked in violation of this section. (e). Temporary Parking bv Owners. This section does not prevent Owners from parking automobiles and trucks on driveways when the Owners are out of town. (0. Temporary Parking bv Guests. This section does not prevent guests from parking automobiles, trucks or recreational vehicles in driveways for a period of four days. However, if the guests either ( 1) plan to park their vehicles in driveways or (2) stay in their recreational vehicles for a period in excess of four days, the Owners must obtain permission from the Board. (g). Dilapidated, Unsightly Vehicles. Neither Owners nor their guests are allowed to park dilapidated, dysfunctional or unsightly vehicles in driveways. Section 2. Easement for Enforcement Purposes. Owners hereby irrevocably grant to the Association permission for purposes of going upon the Lots of Owners for the purpose of removing vehicles of other similar objects which are parked or stored in violation of the terms of this Declaration. Section 3. Lot Maintenance bv the Association. In the event that an owner shall fail to maintain the exterior of his premises and the improvements situated thereon in a manner consistent with maintenance standards of the Galloway at the Highlands 9 community, the Board shall, upon receipt of written complaint of any Owner, and subsequent investigation which verifies that complaint, have the right through its agents and employees to enter upon the offending Owner's Lot and repair, maintain and restore the Lot and the exterior of the improvements on that Lot if the Owner shall fail to respond in a manner satisfactory to the Board within 45 days after mailing of adequate notice by certified mail to the last known address of the Owner. The cost of such repair, maintenance or restoration shall be assessed against the Lot, and the Board shall have the right to cause to be recorded a notice of lien for labor and materials furnished, which lien may be enforced in the manner provided by the law. In the event that the estimated cost of such repair should exceed one-half or one assessed value of the Lot any improvements of that Lot, the Board shall be required to have the assent of 51 percent of the members before undertaking such repairs. Section 4. Construction Exemption. This Article does not apply to the construction activities, storage of construction materials, construction debris, or the use and parking of construction vehicles by the Declarant or its contractors during the Development period. ARTICLE VII HOMEOWl\"ERS ASSOCIATION Section 1. Nonprofit Organization. The Association is a nonprofit corporation under the laws of the State of Washington. Section 2. Membership. Every Owner of any Lot shall become a member of the Association. Membership shall be appurtenant to the Lot and may not be separated from ownership of any Lot shall not be assigned or conveyed in any way except upon the transfer of title to said Lot and then only to the transferee of title to the Lot. All Owners shall have the rights and duties specified in this Declaration, the Article and the Bylaws of the Association. Section 3. Voting rights. Owners, including the Declarant, shall be entitled to one vote for each Lot owned. When more than one person or entity owns an interest in any Lot, the vote for that Lot shall be exercised as the Owners decide to exercise that vote, but in no event shall more than one vote be cast with respect to any Lot nor shall any vote be divided. The voting rights of any Owner may be suspended as provided for in this Declaration, the Article and the Bylaws of the Association. Section 4. Meetings. Meetings shall be conducted in accordance with the Bylaws of the Galloway at the Highlands Homeowners' Association and RCW 64.38. ARTICLE VIII MANAGEMENT BY BOARD Section I. Expiration of the Development Period. Upon expiration of the Declarant's management authority under Article III, all administrative power and 10 authority shall vest in a Board of three directors who must be owners. The Association, by amendment of the Covenants, may increase the number of directors. All Board positions shall be open for election al the first annual meeting after termination of the Development Period. At the first meeting of either the temporary or permanent Board of Directors, the new Board shall adopt Bylaws. The Declarant will make copies of the Bylaws available to Lot Owners upon request. Section 2. Terms. The terms of the Board are defined in the Bylaws. Section 3. Powers of the Board. All powers of the Board must be exercised in accord with the Bylaws. The Board, for the benefit of all the Properties and the Lot Owners, shall enforce the provisions of this Declaration and the Bylaws. In addition to the duties and powers imposed by the Bylaws and any resolution of the Association that may be hereafter adopted, the Board shall have the power and be responsible for the following, in way of explanation but not limited to: (a). Insurance. Obtain policies of general liability insurance. (b ). Legal and Accounting Services. Obtain legal and accounting services if necessary to the administration of the Association affairs, administration of the Recreational Area within the Plat, or enforcement of this Declaration. (cl. Street Lighting. Pay all costs of operating and maintaining street lighting. (d). Maintenance of Lots. If necessary, maintain any Lot if such maintenance is reasonably necessary in the judgment of the Board to preserve the appearance and value of the Properties or Lot. The Board may authorize such maintenance activities if the Owner or Owners of the Lot have failed or refuse to perform maintenance within a reasonable time after written notice of the necessity of such maintenance has been delivered by the Board to the Owner or Owners of such Lot, provided that the Board shall levy a special assessment against the Owner or Owners of such Lot for the cost of such maintenance. (el. Discharge of Liens. The Board may also pay any amount necessary to discharge any lien or encumbrance levied against the entire Properties or any part thereof which is claimed or may, in the opinion of the Board, constitute a lien against the Properties or against the Recreational Area within the Plat rather than merely against the interest therein of particular Owners. Where one or more Owners are responsible for the existence of such liens, they shall be jointly and severally liable for the cost of discharging it and any costs or expenses, including reasonable attorney's fees and the costs of title search incurred by the Board by reason of such lien or liens. Such fees and costs shall be assessed against the Owner or Owners and the Lot responsible to the extent of their responsibility. (f). Security. Pay all costs deemed appropriate by the Board to ensure adequate security for the Lots constituting the residential community created on the Properties. (g). Right to Contract. Have the exclusive right to contract for all goods and services, maintenance, and capital improvements provided, however, that such right of contract shall be subject to Association approval. II (h). Right of Entry. Enter any Lot when reasonably necessary, in the event of emergencies or in connection with any maintenance, landscaping or construction for which the Board is responsible. Except in cases of emergencies, the Board, its agents or employees shall attempt to give notice to the Owner or occupant of any Lot 24 hours prior to such entry. Such entry must be made with as little inconvenience to the Owner as practicable, and any damage caused therehy shall be repaired by the Board if the entry was due to an emergency (unless the emergency was caused by the Owner of the Lot entered, in which case the cost shall be specially assessed to the Lot) If the repairs or maintenance activity were necessitated by the Owner of the Lot entered, in which case the cost shall be specially assessed to that Lot. If the emergency of the need for maintenance or repair was caused by another Owner of another Lot, the cost thereof shall be specially assessed against the Owner of the other Lot. (i). Promulgation of Rules. Adopt and publish rules and regulation governing the members and their guests and establish penalties for any infraction thereof. (j). Declaration of Vacancies. Declare the office of a member of the Board to be vacant in the event that a member of the Board is absent from three consecutive regular meetings of the Board. (k). Employment of Mana~er. Employ a manager, and independent contractor, or such other employees as the Board deems necessary and describe the duties of such employees. (1). Payment for Goods and Services. Pay for all goods and services required for the proper functioning of the Recreational Area within the Plat and the Association. (m). Impose Assessments. Impose annual and special assessments. (n). Bank Account. Open a bank account on behalf of the Association and designate the signatories required. (o). Legal Actions. Commerce legal actions for the enforcement of these covenants or any other legal action that the Board of Directors deems necessary for the protection of the Plat. The Board also has the authority to defend against legal actions initiated against the Association. 12 (p). Exercise of Powers. Duties and Authorities. Exercise for the Association all powers, duties and authotity vested in or delegated to the Association and not reserved to the membership by other provisions of the Bylaws, Articles of Incorporation, or this Declaration. The Board shall have all powers and authority permitted to it under this Declaration and the Bylaws. However, nothing herein contained shall be construed to give the Board authority to conduct a business for profit on behalf of all Owners or any of them. ARTICLE IX LAND USE RESTRICTIONS Section 1. Residential Restrictions. All lots within the Properties shall be used solely for private single-family residential purposes. Each residence must have a private enclosed car shelter for not less than two cars. "lo single-family structure shall be altered to provide residence for than one family. No Lot in Galloway at the Highlands shall be further divided. Section 2. Property Use Resttictions. No Lot shall be used in a fashion that unreasonably interferes with the other Owners' right to use and enjoy their respective Lots. The Board, the Committee designated by it, or the Declarant during the Development Period, shall determine whether any given use of a Lot unreasonably interferes with those rights; such determinations shall be conclusive. Section 3. Prohibition Of Nuisances and Untidy Conditions. No noxious or offensive activity or condition shall be conducted on any Lot nor in the Recreational Area, nor shall anything be done or maintained on the Properties which may be or become an activity or condition which unreasonably interferes with the right of the other Owners to use and enjoy any part of the Properties. No untidy or unsightly condition shall be maintained on any property. Untidy conditions shall include, but are not limited to, publicly visible storage of wood, boats, trailers recreational vehicles and disabled vehicles of any kind. Section 4. Fences, Walls & Shrubs. Fences, wall or shrubs are permitted to delineate the lot lines of each Lot, subject to (1) The approval of the Architectural Control Committee and (2) determination whether such fences, walls or shrubs would interfere with utility easements reflected on the face of the Plat and other easements elsewhere recorded. No barbed wire or corrugated fiberglass fences shall be erected on any Lot. All fences, including chain link fences, open and solid, are to meet the standards set by the Committee and must be approved by the Committee prior to construction or installation. No fences shall be constructed in the front yard or front setbacks. Fences or rails shall be erected and maintained at the top of any area where they create a vertical or nearly vertical retaining wall or slope over three feet (3'). Section 5. Temporary Structures. No structure of a temporary character or trailer, recreational vehicle, basement, tent, shack, garage, barn, or other outbuildings shall be used on any Lot at any time as a residence, either temporarily or permanately. No vehicles parked in public right-of-way may be used temporarily or permanately for residential purposes except as provided in Article VI. Section 6. Mining. No oil drilling, oil development operations, oil refilling, quarrying, or mining operation of any kind shall be permitted on or in any Lot, nor shall oil wells, tanks, tunnels, mineral excavation or shafts be permitted on or in any Lot. No derricks or other structure designed for use in boring for oil or natural gas shall be erected, maintained or permitted upon any Lot. Oil storage for residential heating purposes is permissible of the storage tank is buried. 13 Section 7. Signs. No signs, billboards, or other advertising structure or device shall be displayed to the public view on any Lot except one sign not to exceed five square feet in area may be placed on a Lot to offer the property for sale or rent. Signs also may be used by a builder to advertise the property during the construction and sale period. Political yard signs of a temporary nature will be allowed on Lots during campaign periods. Within five days of the occurrence of the election, such signs must be removed from Lots. The Board may cause any sign placed on Properties in violation of this provision to be removed and destroyed. Section 8. Animals. No animals other than dogs, cats, caged birds, tanked fish, and other conventional small household pets may be kept on Lots. Dogs shall not be allowed to run at large. The Owner or other person accompanying the animal shall remove animal waste deposited on lawns, sidewalks, trails and right-of-way. All animal pens and enclosures must be approved by the Committee prior to construction and shall be kept clean and odor free at all times. If the investigation of the Board indicates that animals are kept in violation of this section, the Board will give the Owner 10 days' written notice of the violation. The Owner must remedy such violations within 10 days. Failure to comply with the written notice will result in a fine of $25 per day. The Association shall be entitled to attorneys' fees for any action taken to collect such fines in accord with the provisions of Article XIII, Section 4. ARTICLEX BUILDING RESTRICTIONS Section I. Building Materials. Homeowners who do not have Pham Property LLC., or the contractor Pham Property LLC., designated to construct homes for it .("Pham Property LLC., Contractor) shall be obliged to use materials of a quality equivalent to those materials which Pham Property LLC., Contractor has utilized for the construction of homes in the Plat. If inferior materials are utilized, the Committee will require that such materials be replaced. The (1) grade of materials and (2) price of materials shall be relevant considerations in determining whether the materials equivalent quality. Section 2. Permits. No construction or exterior addition or change or alteration of any structure may be started on any portion of the Properties without the Owner first obtaining a building permit and other necessary permits from the proper local government authority and written approval of such permits from the Board, Architectural Control Committee or the Declarant. The Committee must approve the plans for all construction or alternation proposals (see article XII). 14 Section 3. Codes. All construction must conform to the requirements of the State of Washington, Uniform Bodes (building, mechanical, plumbing) and the City of Renton codes and requirements, in force at the commencement of the construction, including the latest revisions thereof. Section 4. Time of Completion. The exterior of any structure, including painting or other suitable finish and initial landscaping, shall be completed within eight months of the beginning of construction so as to present a finished appearance when viewed from any angle. The construction area shall be kept reasonably clean during the construction period. Section 5. Entry for Inspection. Any agent, officer or member of the Board, Committee, or the Declarant may, at any reasonable predetermined hour upon 24 hours notice during the construction or exterior remodeling, enter and Inspect the structure to determine if there has been compliance with provisions of this Declaration. The above- recited individuals shall not be deemed guilty of trespass for such entry or inspection. There is created as easement over, upon and across the residential Lots for the purpose of making and carrying out such inspections. Section 6. Contractor. No home may he constructed on any Lot other than by a contractor licensed as general contractor under the statues of the State of Washington without the prior approval of the Com mi ltee. ARTICLE XI UTILITIES Section l. Antennas. No radio or television antennas, transmitters or parabolic reflectors (satellite dish antennae) shall be permitted unless approved by the Committee. ARTICLE XII ARCHITECTURAL CONTROL Section 1. Architectural Control Committee. (Committee"). Upon termination of the Development Period, the Board shall appoint a Committee. The Committee shall consist of not less than three and not more than five members. It is not a requirement that members of the Committee be (1) Owners or (2) members of the Association. During the Development Period, the Declarant may elect to exercise and perform the functions of the Committee. If the Dcclarant elects not to perform this function, or at any time elects to no longer perform this !"unction, the Declarant or the Board shall appoint the Committee to function as herein provided. After termination of the Development Period, the functions of the Committee shall be performed by the Board 15 until such time as the Board shall appoint and designate the Committee. The Committee shall be appointed within a month of the election of the Board following the termination of the Development Period. Section 2. Jurisdiction and Purpose. The Committee or the Declarant shall review proposed plans and specifications for Residences, accessory structures (e.g., garden sheds, tools sheds, doll houses, tree houses, gazebos, and playground equipment), fences, walls, appurtenant recreational facilities (e.g., hot tubs, spas, basketball courts, basketball hoops, tennis courts, swimming pools, bath houses, animal pens, or enclosures), or other exterior structures to be placed upon the Properties. No exterior addition or structural alteration may be made until plans and specifications showing the nature, kind, shape, height, materials, and location of the structure or alteration have been submitted to and approved, in writing, by the Committee. The Committee also shall review proposals to change the exterior design and location of the proposed structure, alteration, or color change harmonize with the (1) surrounding structures, (2) surrounding natural and built environment, and (3) aesthetic character of other homes in the Plat. Section 3. Membership. The Committee shall be designed by the Board. An election to fill either a newly created position on the Committee or a vacancy on the Committee requires the vote of the majo1ity of the entire Board. However, the Board is not obligated to fill a vacancy on the Committee unless the membership of the Committee numbers less than three persons. Section 4. Designation of a Representative. The Committee may unanimously designate one or more of its members or a third party to act on behalf of the Committee or a Committee member with respect to both ministerial matters or discretionary judgments. Section 5. Donation of Time. "lo member of the Committee shall be entitled to any compensation for services perfom1ed on behalf of the Committee. Committee members or representatives shall have no financial liability resulting from Committee actions. Section 6. Address of the Committee. The address of the Committee shall be the registered office address of the Association. Section 7. Voting. Committee decisions shall be determined by a majority vote by the members of the Committee. Section 8. Submission of Plans. All plans and specifications required to be submitted to the Committee shall be submitted by mail to the address of the Committee in duplicate. The written submission shall contain the name and address of the Owner submitting the plans and specifications, identify of the Lot involved, and the following information about the proposed structure: (a) The location of the structure upon the Lot; (b) The elevation of the structure with reference to the existing and finished Lot grade; ( c) The general design: (d) The interior layout; (e) The exterior finish materials and color, including roof materials; (f) The landscape plan; (g) Other information which may require in order to determine whether the structure conforms to the standards articulated in the Declaration and the standards employed by the Committee in evaluating development proposals. 16 Section 9. Plan Check Fee. All individuals submitting plans to the Committee shall be obliged to pay a reasonable plan check fee to cover the administrative costs of reviewing such development proposals. It will be necessary to pay the plan check fee upon submitting plans and specifications for Residences. A fee of $25 will be charged for the review of other structures. Section 10. Evaluating Development Proposals. The Committee shall have the authority to establish aesthetic standards for evaluating development proposals. In addition to such standards, in evaluating development proposals, the Committee shall determine whether the external design, color, building materials, appearance, height configuration, and landscaping of the proposed structure harmonize with (1) the various features of the natural built environment, (2) the aesthetic character of the other homes in Galloway at the Highlands, and (3) any other factors which affect the desirability or suitability of a proposed structure or alteration. The Committee will not approve temporary or non-permanent structures. Committee determinations may be amended by a majority vote of Committee members. Section 11. Exclusions. The Committee is not required to review plans and specifications for homes constructed by Pham Property LLC., or Pham Property LLC., Contractor. Section 12. Approval Procedures. Within 30 days after the receipt of plans and specifications, the Committee shall approve or disapprove the proposal structure. The Committee may decline to approve plans and specifications which, in its opinion, do not conform to restrictions articulated in this Declaration or its aesthetic standards. The Committee shall indicate its approval or disapproval on one of the copies of the plans and specifications provided by the applicant and shall return the plans and specifications to the address shown on the plans and specifications. 17 Section 13. Compliance with Codes. In all cases, ultimate responsibility for satisfying alUocal building codes and requirements rests with the Owner and contractor employed by the Owner. The Committee has no responsibility for ensuring that plans and specifications which it reviews comply with local building codes and requirements. The Committee shall be held harmless in the event that a structure which it authorizes fails to comply with relevant buililing and zoning requirements for any defect in any plans or specifications which are approved by the Committee nor shall any member of the Committee or any person acting on behalf of the Committee be held responsible for any defect in a structure which was built pursuant to plans and specifications approved by the Committee. Section 14. Variation. The Committee shall have the authority to approve plans and specifications which do not conform to these restrictions in order to (l) overcome practical difficulties or (2) prevent undue hardship from being imposed on an Owner as a result of applying these restrictions. However, such variations may only be approved in the event that the variation will not (1) detrimentally impact on the overall appearance of the development, (2) impair the attractive development of the subdivision or (3) adversely affect the character of nearby Lots. Granting such variations shall only be granted if the Committee determines that the variation would further the purposes and intent of these restrictions. Variations shall only be granted in extraorilinary circumstances. Section 15. Enforcement. In any judicial action to enforce a determination of the Committee, the losing party shall pay the prevailing party's attorneys' fees, expert witness fees, and other costs incurred in connection with such legal action or appeal. (See Article XV, Section 4.) ARTICLE XIII GE'-ERAL PROVISION Section 1. Covenants Running with the Land. These covenants are to run with the land and be binding on all parties and persons claiming under them for a period of 30 years from the date these covenants are recorded, after which time the covenants shall be automatically extended for successive period of 10 years unless an instrument signed by a majority of the individuals then owning Lots has been recorded which reflects their intent to amend the covenants in whole or in part. Section 2. Amendment. This Declaration and the Bylaws may be amended during the initial 30-year period if 51 percent of the members vote to amend particular provisions of either instrument. This Declaration may be amended during the Development Period by any instrument signed by both the Declarant and the Owners of 51 percent of the Lots, including those owned by the Declarant. The provisions expressly refening to the Declarant may not be amended without the Declarant' s approval. All amendments must be filed with the office of the King County Records Department or its successor agency. These covenants may not be amended to limit or eliminate the 18 responsibility for maintaining the common storm water facility without the prior approval of the city of Renton. Section 3. Enforcement. The Association, the Board, or any Owner shall have the right to enforce, by any legal proceeding, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Section 4. Attorneys' Fees. In the event that it is necessary to seek the services of an attorney in order to enforce any (1) provision of this Declaration or (2) lien created pursuant to the authority of this Declaration, the individual against whom enforcement is sought shall be obliged to pay any attorneys' fees incurred. If the Owner fails to pay such fees within 60 days, such fees shall become a lien against the Owner's Lot. In any legal action commenced in order to enforce the provisions of this Declaration, the prevailing party shall he entitled to recover all reasonable attorneys' fees and expert witness fees incurred in order to enforce the provisions of this Declaration. The prevailing party shall also be entitled to recover all costs. Section 5. Successors and Assigns. The covenants, restrictions and conditions articulated in this Declaration shall run with the land and shall accordingly be binding on all successors and assigns. Section 6. Sever ability. The invalidity of any one or more phrases, clauses, sentences, paragraphs or sections hereof shall not affect the remaining portions of this Declaration of any part thereof. In the event that one or more of the phrases, clauses, sentences, paragraphs or sections contained herein should be invalid, this Declaration shall be constructed as if the invalid phrase, clause, paragraph or section had not been inserted. IN WITNESS WHEREOF the undersigned, being the Declarant herein, has hereunto set his hand and seal this day of ___________ _ Johnathan Kurth Pham Property, LLC D STATE OF WASHINGTON COUNTY OF KING ) )ss, ) 19 On this day of , before me, the undersigned, a notary public in and for the State of Washington, personally appeared Johnathan Kurth, Managing Member of Pham Property, LLC a Washington Limited Liability Company, the company that executed the within and foregoing instrument, acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. WITNESS my hand and official seal hereto affixed the day and year first written above. Notary Public in and for the State of Washington Residing at: ______________ _ My commission expires: _________ _ 20 EXHIBIT A LEGAL DESCRIPTION - To be inserted METES AND BOUNDS LEGAL DESCRIPTION To be inserted AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) <,,U/lllf/./-1#1/N tt,t,(?r/1 , being first duly sworn on oath, deposes and says: 1. On the /5 {IL day of Df(,'..i:,,, .. ,·,;20_2tz_, I installed / . public information sign(s) and plastic flyer box on the property located at 3 J./ 5 U,N JO IV /Ill E. NE for the following project: /?. E!VnJN {1fll .·. ·1,-·· )-; 771£ /Y/!r//[/fNP.5 Project name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. Q:\WEB\PW/DEVSERV\Fonns\Planning\pubsign.doc 0512006 I 4• ~------- PROPOSED LANO USE ACTION TO SUBMIT COMMEffTS OR OBTAIN ADDITIONAL INFORMATION PLl!ASE 0 CONTACT CITY OF Rl!NTON STAFF AT; Oevolopnenl S-loes DM91on 105.5 SOOtll Grady way R81lloo, Wsslllngton 98055 (425) 430-7200 --------------------! I I I j SITEMAP Lamlnawo : lnslallod by l\ppltcanl I L------------------~ I Space • I reoervodfor City provided I PUBLIC ! NOTICI! '"'""~---~, I PLASTIC ! '. CASE I I lnslaRed t,y i I owtanl i 0 0 Ploase rot'en,nce Iha p<qed number. If no i 8.5' x 14" 0 number ls Rsted rehmmce Ule pmj!ICI name. ~---.. I i o Jn~ta11er Tnstruct1or:s: Please ensure the bottom of the sign ooes not exceed 48" ftcn the ground. NOTES: IJso 4• X ,i• X 12' POSTS LloCJ 4' X If l< 1 /'Z' Pl 'f\/\/000 U.O 1/Z' x 3" GAL V. LAG BOLTS. WIWASHERS U!TTERING: UH HELVETICA um'ERINC, lllAOI< ON WHITE 8ACKQROUND. TITLE 3" All CAPS ~ 11/.1" CAPS ana 1· LOWER CASE Q:\WEB\PW/DEVSERV\Fonns\Jllanning\pubsign.doc f, •,, . . ,_ 05/2006 NE 16-23-05 ® + KING COUNTY -DEPARTMENT ol ASSESSMENTS i-~ Ii I (JI ' ' -II ii; ---'t-----fll, 1.,c ~ ~=-c:-.:=-:. :---:-C.c-c,;:;:==:::::;;;:=::;= C -1 • ' ! ' ' ' • ~-- PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: November 30, 2006 Elizabeth Higgins Mike Dotson ,rrj,,,_, TO: FROM: SUBJECT: Galloway at the Highlands LUA 06-138 The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS WATER -The site is within the City of Renton water service area. There is an 16-inch watermain within the existing roadway. The project site is located in the 565- water pressure zone. The site is inside zone 2 of the Aquifer Protection Area. Fire Flow available to the site is approximately 6,000 gpm. Static water pressure is approximately 72psi. SEWER -There is an 8-inch sewer main adjacent and available to serve the site. STORM -There exist 12-inch storm drainage pipelines within the existing roadway. STREET -There is currently a paved and improved public right-of-way along the frontage of this site. CODE REQUIREMENTS WATER 1. In accordance with the Fire Department, two hydrants are required to serve this site (one within 150 feet and one within 300 feet of any proposed single-family units). 2. The fire flow dictates that a looped I 0-inch watermain be constructed around the complex of buildings. This will require connection west from Union Ave NE to the existing water main within the Maplewood Apartments site. The Utility plan submitted with the Land Use application did not satisfy this requirement. 3. The Water System Development Charge is $1,174.00 per new single-family unit. SANITARY SEWER 1. The Sanitary Sewer System Development Charge is $610 per dwelling unit. H :\Division.s\Develop.ser\Dev&plan.ing\PROJ ECTS\06-l 38.Elizabeth\Galloway GF .doc Page 2 of2 2. The parcel is also within the East Renton Interceptor Special Assessment District. East Renton fees are $224.52/unit + interest (maximum assessment is $316.80). These fees are due at the time of the utility constrnction permit. SURFACE \VATER I. Surface Water System Development Charge is $0.265 per square foot of new impervious surface. This fee is due with the constrnction permit. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. TRANSPORTATION I. The traffic mitigation fee is $75 per additional generated trip. The traffic study submitted with the application shows that no additional trips will be generated, therefore there are no traffic mitigation fees. 2. All new electrical, phone and cable services must be underground. Constrnction of these franchise utilities must be inspected and approved by a City of Renton public works inspector. CONDITIONS I. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. H:\Di vision.s1Develop.ser1Dev&p1an. ing\P ROJ ECTS\06-13 8. Elizabeth\Galloway GF.doc ! Michael __ Dc,~on '. Galloway water main_ i ,---~------ From: To: Date: Subject: Mike- "Mark Peterson" <mark@gerryslick.com> <mdotson@ci.renton.wa.us> 11/21/06 10:21 :19 AM Galloway water main info I will also fax this info to Jim Gray. Per IBC/IRC code occupancy R-3 each townhome w/ garage ace U construction type VB one hour required separation between units per fire dept requirements-all bldgs to be sprinklered class B roof Units sizes as follows- 24 ft wide unit-1884 sqft garage 347 sqft 20 ft wide unit-2125 sqft garage 262 sqft Total area of each bldg as follows- 2 bldgs with unit layouts 24/20/20/24-9236 sqft 4 bldgs with unit layouts 20/20/20/20-9548 sqft 2 bldgs with unit layouts 24/20/20/20-9392 sqft Mark Peterson Gerry Slick Design Group, Inc. 1944 Pacific Ave., Suite 307 Tacoma, WA 98402 Phone-(253) 573-1562 Fax-(253)573-1567 Mark@GerrySlick.com City o ... enton Department of Planning I Building I Pu_,., .Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: . COMMENTS DUE: NOVEMBER 22, 2006 . APPLICATION NO: LUA06-138, SA-A, CU-A, ECF DATE CIRCULATED: NOVEMBER 8, 2006 APPLICANT: Johnathan Kurth PROJECT MANAGER: Elizabeth Hinrins PROJECT TITLE: Gallowav at the Hiahlands PLAN REVIEW: Mike Dotson SITE AREA: 1.61 acres BUILDING AREA !nrossl: NIA Htl,tlVl:U LOCATION: 343 Union Avenue NE I WORK ORDER NO: 77672 NOV 1 :I 2000 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse development loacted on a 1.61. ;i.c;[~,.ailil, ~li',~fnsity of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit ,Q\JIIIUilll(lt141'\W~t to be developed as all residential use (no commercial component). Both the site plan review and conditional use permit requests will be reviewed administratively (no public hearing required). An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnorlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS I/cation with particular attention to those areas in which we have expertise and have identified areas of probable impact or mation is needed to properly assess this proposal. /Z/r/oc Date City o, ~enton Department of Planning I Building I Pub .. ,.; Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 22, 2006 APPLICATION NO: LUA06-138, SA-A. CU-A, ECF DATE CIRCULATED: NOVEMBER 8, 2006 APPLICANT: Johnathan Kurth PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Galloway at the Hiahlands PLAN REVIEW: Mike Dotson SITE AREA: 1.61 acres BUILDING AREA !nrossl: N/A lln\/ R D •--- LOCATION: 343 Union Avenue NE WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse development loacted on a 1.61 aZr~ 0 iifo: lli.Plli//iiJ~f housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). Both the site plan review and conditional use permit requests will be reviewed administratively (no public hearing required). An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Cade) COMMENTS Element of the Probable Probable Mare Element of the Probable Probable Mare Environment Minar Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Ear1h Housina Air Aesthetics Water LiahVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation 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 DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM November 13, 2006 Elizabeth Higgins, Senior Planner 1 /J James Gray, Assistant Fire Marshal 1J,ff- Galloway at the Highlands, 343 Unio'J~ve NE 1. A fire mitigation fee of$12,416.00 is required based on $388.00 per unit. FIRE CODE REQUIREMENTS: I. The preliminary fire flow cannot be detennined at this point. Additional information is needed, total square footage of the attached structures and type of construction. One hydrant is required within 150 feet of the structures and additional hydrants are required within 300 feet of the structure based on the fire flow. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. Please feel free to contact me if you have any questions. i:\gallowayhighlands.doc City o, , .enton Department of Planning I Building I Pu , Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 22, 2006 APPLICATION NO: LUA06-138, SA-A, CU-A, ECF DATE CIRCULATED: NOVEMBER 8, 2006 APPLICANT: Johnathan Kurth PROJECT MANAGER: Elizabeth Hiaains 1 ' : . t.~' L PROJECT TITLE: Gallaway at the Highlands PLAN REVIEW: Mike Dotsdf\ ------- SITE AREA: 1.61 acres BUILDING AREA (arossl: NIA - 11VY -0 £1JUO LOCATION: 343 Union Avenue NE WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse development loacted-ori-a 1 :{'\1 acre site. -fhe density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). Both the site plan review and conditional use permit requests will be reviewed administratively (no public hearing required). An environmental determination is required and will be made by the City of Renton Environmental Review Committee. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housino Air Aesthetics Water LiahVG!are Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Histon"c!Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet /JA B. POLICY-RELATED COMMENTS /JI C. CODE-RELATED COMMENTS c:; ~ by1i We have reviewe areas where ·tdit articular attention to those areas in which we have expertise and have identified areas of probable impact or ded to properly assess this proposal. Date I I November 8, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Galloway at the Highlands LUA06-138, SA-A, CU-A, ECF CIT~ ::>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The City ot Renton Development Services Division has received an appiication for a 32-unit townhome project located at 343 Union Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by November 22, 2006. Elementary School: l11awl). -"1,-/!()-'=-F-''v:~.--'--"t-------- Middle School: {/ /1tt;/AM1p High School: J.}u~ Will the schools you have indicated be able to handle the impact of th~additional students estimated to come from the proposed development? • Yes ~ No __ _ Any Comments: ___________________________ _ ---····--------------------------------- Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382 Sincerely, Elizabeth Higgins, AICP Senior Planner Encl. -------l-05_5_S_o_ut_h_G_ra_d_y_W_a_y ___ R_c-nt-on-.-W-a-sl-,i-ngt_o_n-98_0_5_5 ______ -~ @ This paper cont;ci1w; 50°1, recycleci material, 30% post consumer AHEAD OF THE CURVE City of Renton Department of Planning/ Building I Pub 'arks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 22, 2006 APPLICATION NO: LUA06-138, SA-A, CU-A, ECF DATE CIRCULATED: NOVEMBER 8, 2006 APPLICANT: Johnathan Kurth PROJECT MANAGER: Elizabeth Hiaains ··-v•1w1o. .... PROJECT TITLE: Galloway at the Highlands PLAN REVIEW: Mike Dotson SITE AREA: 1.61 acres BUILDING AREA laross): NIA Ul:I 2006 LOCATION: 343 Union Avenue NE WORK ORDER NO: 77672 BUILDING DIVIS/ON SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse development loacted on a 1.61 acre site. The density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). Both the site plan review and conditional use permit requests will be reviewed administratively (no public hearing required). An environmental determination is required and will be made by the City of Renton Environmental Review Committee. 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 Housino Air Aesthetics Waler Uqht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources PreseNation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS . ·,..,/ --./ ~r.. I) _, j 1JW~ ~..., f6'c1 I11-1e.., u,t1c. ~ Noc. ~r4",, ~? 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 ditional information is needed to properly assess this proposal. Date Seattle Public Utilities Chuck Clarke, Director November 14, 2006 Elizabeth Higgins, Senior Planner Development Services Division 1055 South Grady Way Renton, WA 98055 RE: Notice of Application ::md Proposed Determination of Mon- Significance-Mitigated 343 Union Avenue NE LUA06-138, SA-A, CU-A, ECF Dear Elizabeth: Thank you for sending Seattle Public Utilities a copy of your Notice of Application and Proposed Determination of Non-Significance-Mitigated for this project. This letter is to provide notice that Seattle Public Utilities operates a 36" inch Concrete Cylinder water transmission pipeline within Union Avenue in the vicinity of this project. This pipeline is one of our main water transmission lines which supplies water communities in Seattle and in West King County. I have enclosed a copy of our map book sheet showing the approximate location of the 36" pipeline. If there is excavation, construction or operation of heavy equipment performed in the area of our pipe, "Consent" or "Permit" needs to be obtained from Seattle Public Utilities. Also, Seattle Public Utilities should be included in the pre-construction process, plan review and the actual construction if the pipeline area is affected. Information needed by SPU • Three copies of scalable Plan, Section and Profile drawings that show the planned improvements in proximity to our pipe. These plans will be reviewed for comment by SPU Operations staff & engineers. • The planned start and finish dates. Seattle Municipal Tower, 700 Fifth Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TTY/TDD: (206) 233-7241, Fax: (206) 684-4631. Internet Address: http://www.seattle.gov/utiV An equal employment opportunity, affirmative action employer, Accommodations for people with disabilities provided upon request. Information you may need • Record plans of our facilities can be obtained from the City of Seattle Vault which is located at the 4]1h floor of the Seattle Municipal Tower, 700 5th Ave., Suite 4700, Seattle, 98124. The phone number there is 206-684-5132. • Any work in close proximity to our pipeline (including locating by potholing) must be supervised by SPU. Call SPU's Lake Youngs Headquarters at 206-684-3933 at least 48 hours in advance. • Pipe protection may be necessary if heavy equipment crosses the pipe. Typical temporary bridging would be timbers and steel plate. If anyone connected with this project should need additional information please contact me at 206-684-5969 or e-mail bob.gambill@seattle.gov. Sincerely, &i Bob Gambill Sr. Real Property Agent Enclosure: Map book page 370 showing approximate location of the Union Avenue Supply Line. Seattle Municipal Tower, 700 Fifth Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TTY/TDD: (206) 233-7241, Fax: (206) 684-4631. Internet Address: http://www.seattle.gov/uti1/ An equal employment opportunity, affirmative action employer, Accommodations for people with disabilities provided upon request. j- ~ ! > © 1: -0 t,': ID @ (/'j @:::::i en_ 'E ~ > C: .... 0 ·-U) u .. @ 0.. (/'j @ ... ·.: om oOO u.. C. 0 ffl O::l;i: "=: E ..c: .s (.) fl) C::,.. -!I) @ .. C: @ 0 .... ~ U) @ ~ ,_ 15-& ,.-23-5 z ;~ fl z " " ···w,e·,.·Nf 4TH H Cemetary NE 2ND ST ~' 71,---···· t'.Y. CONCRETE. DRAIN-1 . ./ tw OF 3fit CCP:, . · \ 30"V 14 . ,_IIWM SC...,,, 36Q ;~ , , ; . ; . .,,---..----TP iO'N TliEREt. .j .• -L IDJl, 4i6 C /. LIN€__ _ ~V TEl..CABLE~-ING t '-~' ;... PSPL&PTEL_CONDUIT "-"'·~·-· l.1J.+:_&7-___ ;/·"'···· ::~~::o.;:~rf.l; -:>~:t :;;_~_--?~~-~t~.1_~:-~oVER I / :~~~t,~V.',v, '.-{' ~~~(i" r SEWER i ,e"V B"OUT #6 \ 1& .. UNDERWM . \ / 10" SERVICE \ I 1,wo·jg, \ \ ! \ / \ ··;,(,\ f,.,~ ,...<8i ~~ (\.0 / ~ /8" IIIM QV>R ~ f 20'N OF AV 1g+oo.11 15' 3" SERVICE WDflO Mfi169717 .., ... B"CI I ~ • """" 3'" BFV MINHGL 36"1'SI ~ a; 12·v , 1owv,.. WE HR .ll!:.Y.-- ..-,,~ . '.-; 20" B\' 2<1"Bf-V l'UMP l"-1f01MATI01'1 CAPAC Ill' Zl.000 Gl'M MH 221"N Of AV (11)7 <m 16' 60' f»w Cl 12'CUSH, 97..-00 16" DI WM UNDER CITY OF RENTON a~WMoV~ :!O't•fOF AV ~ ~ ·~ '"'l'. :z ,~ •O z '.? ......... JO' LY·S•7+00 15' JO' mt~\~{~ioR ~ MAPLEWOOD PUMP STATION _..../ .., ... ~~~ ~~ -r.:•.,-.i!''.1:...i .. i~ [)i"ii\VATER X-1Nf 415'NOfAV#4 ~ .3A" .. C0.YER ON 10.. P fi" STYROFOAM B EN ESSL-li.--1-Cl"' . .DlL "'""""'"'! ,:-.;.\ ~\j\ Pl / ... .Nf 4'.lli.$I ,JtON tVD- ·:)Jt>'25f8 ;;,-,::~-, !Ge\' t1 ,--.f', '>) 370 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: N011embef 8. 2006 LUA06-138, SA-A CU-A, ECF Gallo111<1y al lhe Highlands PROJECT DESCRIPTION: The !)0'))01l8d proJecl is a 32-un;t townhouse developme~\ ccated ona 1 61 ncra site The density of l'>Ous1ng would be 20 dwelling units per net acre. Approval of a concurrent CCnd1kl1al u,e pecm,: w,·uld allow the pro~1 to OE! d8"eloped as all res,den\ia, use. \no commercial component) Both :ro ;1te plJ.n "e,;,,,, a1d cond,tlonal use p,erm,t requests will be reviewed adm,nistrativety (no public .hearing required:, A1 enwonmer·~I determination ,s requ1n:,d and will be made by the Cily of Renton Enwonmental Re,.,ew Committee PROJECT LOCATION: 343 Union Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Age~ci lhe C,ty ct Renton has datermmed lhat s19n1focant environmental impacts an:, unlikely to resul1 from the proposed projec: Th~~efore. as permitlad under the RCW 43.21C 110, .the City of Renton is usmg the Op~onal DNS·M process lo give rohce Iha: a DNS- M 1s likely to be Issued. Comment penods for the_ proJeci .and !he proposed DNS-M are lnteg~led >r1\o a s,ngle comment pa11od. There wlU bi! no comment period lollow,ng the 1»uance of lhB Threshold Determ,nat,on nr Non-S·gnificance- M•tigated jDNS-MJ. A 14-day appeal period will follow the issuance of the DNS-M PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: Octobar 27, 2006 November 8. 2006 APPLICANT/PROJECT CONTACT PERSON: Johnathan Kurth, Davie-Kurth Coneultlng; Tel· 14251 228,5959 x237; Eml: Jt1hnatttank@davls-kurth.com Perm\tliliwvlew Requnt..i: Envlronm•ntal (SEPA) Review, Conditional Use Permit, and Site Plan approval Other Permits which may be r&qUlred: Conetructlon and Building Permits R&que&led Studies; Trip Generation Analyel• and Geotechnlcal Report L0<:ation where application ma:,, be re11l'i!Wed: Plannlng/Bulldlng/Publlc Works DepartmQnt, De,,elopment Se111icas DMeion, Sixth Floor Renton City Hall, 1055 South Grady Way, R~nton, WA 98055 PUBLIC HEARING: NIA CONSISTENCY 0\/ER\IIEW: Zoning/Land Un: Environmental D<1cument:a that Evaluate th'i! Propoaed Pr<1Jact: Development Ragulatl<1ne U&&d For Proje,;;t Mltigatlon: The Subject site 1s designated Commercial Comdor (CC) oc the C ty of Rentas Comprehensive Land Use Map and Commerc1a1 Artenal 1(:A1 on me C,ty -~ Zoning Map Environmental ($EPA) Checklist The projeciW1i l>e subjecl to the City's SEPA ordinance, RMC 4-4·120A. RMC <-- 3-040E, RMC 4-4-070. RMC 4-9-030K, RMC 4-2-110F, RMC 4-3-1CO and o\ller applicable codes and regulations as appropriate The following Mitlga~on Measures will likely be 1mpose,don the proposed project Proposed Mltigatlon Maa&u!'1',:i: These recommended Miligatioo Mea~ures address proJ8C1 ,mpacts not CO'lered by existing codes and regule1,ons aa c,ted atove The applicant will be required 10 pay the appropri1m Transpor1at1on Moligation F9e· rne appl,canr will be required fo pay Ille> apr,ropria1e Fire M•l1galion fee. and rne applicant will b& r11qu1rad lo pay th6 appropnata ParM Mitigation Fee ba b tlad 1n riting to Elizabeth Higgins Senior Planner. D£Nelopment com men ls on 1he above application mus\ su m• 5t 5 00 PM on Nover,,ber 22, 2006. If you have questions 5e111,c85 D1v1s1on. 1055 South Grady Way, Renton,! WA 9~0 nd b~cei~e addi!LOnal no~foce~on by mail, contact the Pro1ect about this proposal, or w,sh to be made a party: ;'7;'0 ' to~ati~lty become a party of record and w,11 be notified of any Manager. Anyone who subrmts wntlen commen au de,;1s.on on th,s project CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382: Eml: eh\gglns@cl.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Id I)( 1 be made a par1y of record lo rece1~e lur1her information on this proposed proJect. complete :~rso~o:~nd 1 r:tu:in to· City of Renton, Development Planrnng. 1055 So. Grady Way, Renton. WA 98055 Name/FIie No· Galloway at the Highlands/LUAOS-138, SA-A, CU-A, ECF NAME ----------------------- MAILING ADDRESS· TELEPHONE NO.: CERTIFICATION I, ~E7H ~£15£.JZ_ , hereby certify that 3 copies of the above document were posted by me in~ conspicuous places or nearby the described property 01!...,"''"'""11111 11 ,, 1., '(NN ~'Ii, ' ~~ 2°"#.,,,.•>'4\I\H1~'.'*' /1, DATE: //-'f; ~uh SIGNED: ~.f§};-->~" '01Ve/:.,;.~ / :~ff~~Of4.lf;. -~%\ .,. ;:'() ~ ~ ATTEST· Subscnbed and sworn before me, a Notary Public, m and for the State of Washington res1dmg ~ ~ -• -::. ~ ~ o, z"' /1 %~~\ "'ue~,c, ~~J '("-'-0,,,Q._ .onthe \"'2, dayof be,,.._,,,~ '-Yoo~/ g';;:;;i{~r~-~~~g NOTARY PU IC SIGNA "1""" u,\~ ~ WAS..,.'!~,,, 111111""''" City of rlenton Department of Planning I Building I Pub,.o Narks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 22, 2006 APPLICATION NO: LUA06-138, SA-A, CU-A, ECF DATE CIRCULATED: NOVEMBER 8, 2006 APPLICANT: Johnathan Kurth PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Gallowav at the Hiohlands PLAN REVIEW: Mike Dotson SITE AREA: 1.61 acres BUILDING AREA lnross): N/A LOCATION: 343 Union Avenue NE I WORK ORDER NO: 77672 SUMMARY OF PROPOSAL: The proposed project is a 32-unit townhouse development loacted on a 1.61 acre site. The density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as all residential use (no commercial component). Both the site plan review and conditional use permit requests will be reviewed administratively (no public hearing required). An environmental determination is required and will be made by the City of Renton Environmental Review Committee. 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 Housinri Air Aesthetics Water UahVG!are Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Publfc Services Energy/ Historic/Cultural Natural Resources PreseJVation Airport Environment 10.000 Feet 14.000 Feet B. C. CODE-RELATED COMMENTS /V:),_,,t/YJ"r?ut Is r{) ~ k We have reviewed this application, with particular attention to /hose areas in which we have expertise and have identified areas of probable impact or areas where additional information 1s eded to properly assess this proposal. Date A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." ...... • ..II • o~";Y ~~ ~-~ Kathy Keolker, Mayor &>Ni'fo November 8, 2006 Johnathan Kurth Davis-Kurth Consulting 1201 Monster Road SW #320 Renton, WA 98057 Subject: Galloway at the Highlands LUA06-138, SA-A, CU-A, ECF Dear Mr. Kurth: CIT' ~ OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator 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 December 4, 2006. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7382 if you have any questions. Sincerely, i:¥'7~J~ Elizabeth Higgins, AICP Senior Planner cc: Minh Van Pham & Dan My Du / Owners -------1-0-55-So_u_th_G_r_ad_y_W-ay ___ R_e_n_to_n_, W-a,-h-in_gt_o_n_9-80_5_5 _______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE November 8, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Galloway at the Highlands LUA06-138, SA-A, CU-A, ECF CIT~ OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 32-unit townhome project located at 343 Union Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by November 22, 2006. Elementary School:--------------------------- Middle School: ----------------------------- High School: ----------------------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? • Yes No __ _ Any Comments: ___________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, Elizabeth Higgins, AICP Senior Planner Encl. -------J-0-SS_S_o_u_th_G_r_ad_y_W-ay---R-e-nt-o-n,-W-a_s_h,-.n-gt-on-9-80_5_5 _______ ~ Ci') This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE • • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 8th day of November, 2006, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ltr, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Agencies Johnathan Kurth Pham Minh Van & Dan My Du Surrounding Property Owners (Signature of Sender): ~ ,.,;J . .cck,/ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Reoresentina See Attached Contact/Applicant Owners See Attached I certify that I know or have satisfactory evidence that Stacy Tucker ,,,,.,\\\\\\\11 11 signed this instrumen_t and acknowledged 1t to be his/her/their free and voluntary act for t':!_~11:'"' ~~•~",,. purposes mentioned 1n the instrument. : ~ ~4' ••'.><11 e-.{ ~ : "~')14~.~· 'l ., ;0 .,_ ~ Dated: \\-Q ·Olp ,_,,~ c :;: :;o _, _ ~ ~ the Sate of W~~to~v c, i £ ~" ,, ' 8\.~ :i'll:: 1, ""./'•,,f· 19.10£..._oF Notary (Print): (-\,-,,\A c L 'f be:, \-\1 --~ )Y)4 0s ,,,.~ a'.!'"1""'"~.,::- (, 1t1 P WASt ........ -My appointment expires: ") -\ , -I G '"'""\,,,,,- Project Name: Galloway at the Highlands Project Number: LUA06-138, SA-A, CU-A, ECF template -affidavit of service by mailing • Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers' Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor' Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS) WDFW -Stewart Reinbold ' Muckleshoot Indian Tribe Fisheries Dept.• c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 1601 h Ave SE 39015-172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office • Muckleshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that 1t is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist. PMT's, and the notice of application. ' Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing i 859820006004 ALLEN MARK ANTHONY 4020 NE 3RD LN RENTON WA 98056 162305908905 COAST REAL ESTATE SERVICES 2829 RUCKER AVE #100 EVERED WA 98201 859820017001 HA TAM+DONG KIM NGUYEN 4008 NE 3RD CT RENTON WA 98059 859820019007 LEE KEVIN+JENNIFER 4016 NE 3RD CT RENTON WA 98056 859820004009 LIANG SHENG KUN 7008 122ND AVE SE NEWCASTLE WA 98056 859820018009 NAZIROV GANI 4010 NE 3RD CT RENTON WA 98056 859820011004 PFALLER DOUGLAS M+SHARYL A 339 TACOMA AVE NE RENTON WA 98056 859820008000 RATTY SHAM S+JASBEER K 654 BLAINE AVE NE RENTON WA 98056 859820001005 SHANKER MICHAELE 330 TACOMA PL NE RENTON WA 98056 859820003001 TOTIEN JEANINE K 336 TACOMA PL NE RENTON WA 98056 859820014008 ALMASSY MARCIA 331 TACOMA AVE NE RENTON WA 98056 162305908400 DALY ENTERPRISES LLC 5626 126TH AVE SE BELLEVUE WA 98006 859820005006 HOANG MY VAN 4022 NE 3RD LN RENTON WA 98056 859820007002 LEHNIS TERRY F 4014 NE 3RD LN RENTON WA 98056 162305908301 MALETIA DONALD M DANIELS D E 345 UNION AVE NE RENTON WA 98056 859820020005 OISHI VICTOR Y+BONNIE 4018 NE 3RD CT RENTON WA 98056 162305909804 PHAM MINH VAN+DAN MY DU 343 UNION AVE NE RENTON WA 98059 518210001609 SCHWAB LES PROFIT SHARING RETIREMENT TRUST #314 PO BOX 667 PRINEVILLE OR 97754 859820010006 SIMMONS NANCY V 4000 NE 3RD LN RENTON WA 98059 859820015005 VELASTEGUI M MERY 4004 NE 3RD CT RENTON WA 98056 (1,i-/3? 859820009008 CLASSIC CONCEPTS PO BOX 146 RENTON WA 98057 Slrt-ffu ;jNJ1j ii /~l'k 518210001302 FAULKES BRADLEY J+KATHY L 326 UNION AVE NE #10 RENTON WA 98055 162305912402 HORIZON REALTY ADVISORS 500 ELLIOTI AVE W #A SEATILE WA 98119 859820016003 LEVY VICKIE 4006 NE 3RD CT RENTON WA 98056 859820013000 MANSFIELD MARY J 333 TACOMA AVE NE RENTON WA 98059 162305908707 PALMER DONALD 351 UNION AVE NE RENTON WA 98055 518210001401 PROGRESSIVE DEVELOPMENT LLC 254 UNION AVE NE RENTON WA 98059 859820012002 scan KATHY p 337 TACOMA AVE NE RENTON WA 98059 518210000809 SUNCOR HOLDINGS-COP II LLC 11601 WILSHIRE BLVD #700 LOS ANGELES CA 90025 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: November 8, 2006 LUA06-138, SA-A CU-A, ECF Galloway at the Highlands PROJECT DESCRIPTION: The porposed project is a 32~unit townhouse development located ona 1.61 _acre site. The density of housing would be 20 dwelling units per net acre. Approval of a concurrent conditional use permit would allow the project to be developed as al! residential use (no commercial component). Both the site plan review and conditional use permit requests will be reviewed administratively (no public hearing required). An environmental determination is required and will be made by the City of Renton Environmental Review Committee. PROJECT LOCATION: 343 Union Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.11D, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed ONS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (ONS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: October 27, 2006 November 8, 2006 APPLICANT/PROJECT CONTACT PERSON: Johnathan Kurth, Davis-Kurth Consulting; Tel: (425) 228-5959 x237; Eml: johnathank@davis-kurth.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Conditional Use Permit, and Site Plan approval Construction and Building Permits Trip Generation Analysis and Geotechnical Report Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 NIA The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The proiect will be subject to the City's SEPA ordinance, RMC 4-4-120A, RMC 4- 3-040E, RMC 4-4-070, RMC 4-9-030K, RMC 4-2-110F, RMC 4-3-100 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures ad.dress project impacts not covered by existing codes and regulations as cited above. The applicant wiJJ be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropdate Fire Mitigation Fee; and The applicant will be required to pay the appropn·ate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November 22, 2006. lf you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehiggins@ci.renton.wa.us I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Galloway at the Highlands/LUA06-138, SA-A, CU-A, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: I City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) ADDRESS: lb CITY: ZIP: TELEPHONE NUMBER/UN/~ f',#e/F/(,~ r a -7U· 'f. APPLICANT (if other than owner) NAME: VD, COMPANY (if applicable): ~ -r# t'oiU!«.t1lM ADDRESS: /:hJI~ ZIP: $.>S'? TELEPHONE NUMBER AND E-MAIL ADDRESS: C! /f:l-f·2fh· 5.rM (1; 'IZ'$'-ZZ'i'-~9S'7 ed.2$1 tf4qj5 • e.::·U=--:.:•:..:.__---1 PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: '16//L.,IINDS S"61~ '.liS PROJECT/ADORESS(S)A.OCATION AND ZIP fODE: '3'/3 l,eNAJIV At/~. A/,£. I I ~$/l/77JM WA ?er,';7 ! KING COUNTY ASSESSOR'S ACCOUNT NU~BER(S): /• zJ tJ5?tJ9? I I PROPOSED LAND USE(S): I llNN,lb,1#$.S ~/TT.GP I EXISTING COMPREHENSIVE PLAN MAP DE!IGNATION: Co/1141. IGNATION PROPOSED ZONING (if appicable): SITE AREA (in square feet): + - SQUARE FOOTAGE OF PUBLIC ROAfYNAY TO BE DEDICATED: Al.~ SQUARE FOOTAGE OF PRIVATE ACCESS 4sEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNI.Ji PER NET ACRE(ifapplic:able): ~@/r.5 .... ,U~ NUMBER OF PROPOSED LOTS (if applicablet, KN NUMBER OF NEW DWELLING UNITS (if applicable): /(,/11/T.S 1nnn.,n,:; ECT INFORMATION (contir"ed:=1...I) ___ ~-----, NUMBER OF EXISTING DWELLING UN (if appUcable): lvO &- SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (rf applicable): /$eo -~ SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicabl11): M '/I SQUARE FOOTAGE OF PROP ED NON-RESIDENTIAL BUILDINGS (if applicable): /V '/I SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N /If NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N, NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): II/ /A PROJECT VALU . J' ,1/1/UK>A/ IS THE SITE LOCATED IN Al# lYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): a AQUIFER PROTECTION AREA ONE /II~ a AQUIFER PROTECTION AREA TWO a FLOOD HAZARD AREA a GEOLOGIC HAZARD 0 HABITATCONSERVATION a SHORELINE STREAMS AND LAKES D WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach laoal descrlntlon on separate sheet with the followina infonnation includedl SITUATE IN THE..WV,f'MI r QUARTER OF SECTION.&, TOWNSHIP 'Z$, RANGE.12_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. SA 3. IAIA 2. &/Ir 4. {t,.f Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print~) Mruh VqlJ Pham ,wd !!£J!}:kJ}i . declare Iha! I am (please check one) ..A. the cur,ent owner of Ille property involved In !lus application or __ the &t1tllorized · to ad for a corpo, atio,1 (please attach proof of aulhorization) and lhat the foregoing ..-nenis and answers herein contained and !he lnlonnation herewith are in al n,speds true and correct to lhe best of my knowledge and belief. (Signature of Owner~epresentative) ' DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS I.AND USE PERMIT $l/BMlrtAt REClliiREMENTS: ... Calculations, . {;oiored Ma~sfor Display, · · · · •· .... ·. ":·: . :-: Construction Mitigation Description , ANO• beedofRi~ht.of•Way Dedica!ioti 2 •••• ••••.•....••.. ·· .• • • Density Worksheet• .... . Drainage Report, .. Environmental Checklist• Existing Easements (Recorded Copy) , FloodHazatdData, ··• .... . Floor Plans 3ANo, . Geotechnicaf Report,""", WANED BY: .-. , , , I Grading Plan, Conceptual , ~11 .. ) GradingPlan, Detailed, Habitat Data Report, Improvement Deferrlll, Irrigation Plan 4 Landscape Plan, Conceptual, Lands~pe Plafo De.taitiict, Legal Description• Mailing Labels for Property Owners , .•• .· . ... Master Application Form, .... ... .. ·.:·;· .. Neighborhood Detail Map• This requirement may be waived by• 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\PW\OEVSERWorms\Planning\waiver.xls .. M9pjF"tEi:> 1 ··•···· BY: .· ... . . .. . ... . ·. .. · . ···-. .. :i ... -:···-. -·--:.: .. C.0MMENTS: • . .. ·· .... • · .... . ', : ... _-: ·.: -: ....... --: .. :: .. :: ,· . . .. . '' -·· .·. .._ ....... ·.· .. : . . . :: .. __ .:_::._::_:<: . .... /. .. . ... . . .. • ...... . . . . :· _--··, . .. ·· •·· :_ ..... ::. :·---= . . . .. . " :.: ... -::·: .. -...... ,', . !5 J,~L;,p;)i.., L.~ •.•.•. ·· .. · , . I/. . ......... ~ .. ·.· ........ VK-Wll4~ r-.r ·:-;·-·::<{_'·' ·. ... ••••••••• ... ,•: ··,: :: .. . . .· .. ::: ::·· . .. . -, .... ,: :: ·::·=:-:".· .. :: ·: .. ::::.: . · . .. .. .. .. . .. . · .. · • .. · . .. :·· .· . .. :·.=: .. :::::.:: .. ·. ..· 11/04/2005 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS ... .. LAND USl!.PI:RMIT SUSMITTAL WAIVED r.,61'.ilfl!!O COMMENTS: REQUIR!it.lENTS: ... BY: BY: .. . Parking, Lot Coverage & Landscaping Analysis , Plan Reductions {PMTs) ~ .... • . .... . .. .. ·• Plat Name Reservation , Postage, . . · ... .. ··· . ••••••• •• . Preapplication Meeting Summary , Public Works Approval. Letter, • • .. . . .. .. .• Rehabilitation Plan , e,;e- Screening.•Detail • .. .... •••• .. .· · . . .... .. ' . .... . Site Plan 2 ANO , stream or t.ake stili:! stan<iaM 13-/Z-. ••••• . ... .... :: ·: ... : .-= -... :.·. ·::··-_·.· _Y, . ___ .. :·::.···· .. :·· • -_. . . . Stream or Lake Study, Supplemental, ,II Stream orl.ake t.1itlgatio11 Plari • ,., ·-. ' ... --... .. . Street Profiles 2 Title Report or Plat Certificate , ... • Topography Map, Traffic Study 2 •• Tree Cutting/Land Clearing Plan 4 e-~ .·· · .. ... .. lJrban CenterDesign Qver1ay District Report 4 &,1n~lrA.2<-•rlrr"°kAT''' Utilities Plan, Generalized 2 " . ·- . .... _.· . e..., . •• Wetland$MitiuationPlan .... Final 4• ..... . ... . . . Wetlands Mitigation Plan, Preliminary 4 ,, Wet1andSRepottibeiil'i111"tion, .. . . .. /I • .· . .. -_ :·: : ··:·· . ... . · . .. :: :.:. . . .• . . ... Wireless: Applicant Agreement Statement 2 AND 3 IE.P- Inventory of Existing Sites ,AND, I/ Lease Agreement, Draft 2AND J ,, Map of Existing Site Conditions 2 AND, ~ Map of View Area lAND, II Photosimulations 2 ANO, I( 5 ~ This requirement may be waived by: \ 1. Property Services Section · j2. Public Works Plan Review Section . Bu1ld1ng Section PROJECT NAME:~~ 5~~ - DATE c/~ '2-P "o"' ~ : Development Planning Section /4,v?·~ /0/,17/0~ Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 11/04/2005 DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: --- square feet square feet square feet 2. -- 3. (pq tqrgo square feet square feet square feet 4. Divide line 3 by 43,560 for net acreage: 4. _.c:l ,L..:l.J:....:0:....:U=----acres 5. Number of dwelling units or lots planned: 5. --~'-1... ___ unitsnots 6. Divide line 5 by line 4 for net density: 6. I 'l /}'? = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. Q:\WEB\PWIDEVSERV\Forms\Planningldensity.doc Last updated: 11/0812004 I Pre-application meeting for the Highlands Square Townhomes 343 Union Avenue Northeast PRE06-0S0 City of Renton Development Services Division July 20, 2006 Contact information Planner: Elizabeth Higgins, AICP, (425) 430-7382 Public Works Plan Reviewer: Mike Dotson, (425) 430-7304 Fire Prevention Reviewer: James Gray (425) 430-7023 Bulldfng Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have It pre-screened before making all of the required copies. The pre-application meeting Is informal and non-binding, The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations In effect at the time of project submittal. The Information contained In this summary Is subject to modification and/or concurrence by offlclal decision-makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). DATE: TO: FROM: .. I Construction Services, Fire Pr-l(tlon, Economic Development, Plan Review, Project Planner:;,'ll NeM Watts, Development Services Division Director SUBJECT: New Preliminary Application: Msl1lwJs sq, TOu.JV\ ~<'.1\1\e.S LOCATION: ------=~::....>.....?:,={""'}/\:....c=I0/1-'--'-----"-Ae-"""'-<-,--fft-'-<1"""?"'---------- PREAPP NO. __ {.Jf---'---dB:) ______________ _ A meeting with the applicant has been scheduled for :Ali' //.'cJCJ , Thursday, (}J ~ 2D ~ , in one of the 6111 floor conference rooms. If this meeting is ::heduled at 10:00AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You wrll not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or buDding permit application submittal. ' Plan Reviewer assigned is M,1(Maj H:\Division.s\Dcvelop.ser\Dev & Plan.ing\Ten,plate\Preapp2 Revised 1-05 DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM July 7, 2006 Elizabeth Bigging, Senior Planner J__ James Gray, Assistant Fire Marshal,. J Highland Square Townhomes, 343,~nion Ave. NE Fire Department Comments: l. The preliminary fire flow cannot be determined at this point. Additional infonnation is needed indicating the type of construction and total square footage of each structure. One hydrant is required within 150 feet of each structure and additional hydrants are required within 300 feet of each structure depending on the fire flow. 2. A fire mitigation fee of$11,640.00 is required based on $388.00 per unit. 3. Separate plans and pennits are required for the installation of sprinkler and fire alarm systems. 4. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 5. Fire department dead end access roadways over 150 feet in length are required to have an approved turnaround. Please feel free to contact me if you have any questions. i:\highlandssquaretownhm .. doc DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM July 18, 2006 Elizabeth Higgins Mike Dotson ~ PreApplicotion Utility and Tran,portadon Review Comments PREAPP Nn. 06-080 -mgblands Square Townhomes 343 Union AveNE NOTE ON PRELIMINARY REVIEW COMMENTS CDNTAJNED IN THJS REPORT: n, following commu:is on drvitlopmtnt and ptrmltting lnucs are based on tlle pre-application submittals made lo the Oty of Renton by the appllconL The •ppllcAnt I, cautioned that information contained In tld• summary may be n:bjttt to moclincation :and/ot concurrr:nc~ by offldal decision makers (e.g. Hearing Examiner, s .. rd, of AdJonme•t. lloard nf Public Work, and City Cou11<:D), Review comments may also need to be '<Vised based on ,ilte nlanntn• and othor design chan•cs renu!red by tho City or made by the applicant. We have performed a pre-application review of the information supplied for the subject proposed development. The following information was determined: WATER J, There is a 16"' waterline along the frontage of the proposed site. 2. The modeled fire flow available at the site is approximately 6700 gpm. Static pressure is approximately 70 psi. 3. Fire flow requirements will dictate the sizing and layout for new watermains to serve the site. New watennains shall be extended to the extreme boundary of the property, and looped around the buildings or complex of buildings, in accordance with the required fire flow requirements. 4. The proposed project is located within the 5 65-water pressure zone. 5. The site is within Zone 2 of the Aquifer Protection Area. See attached Zone 2 special requirement summary. 6. All new single-family construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must he located within 300 feet of the structures. There may be one existing fire hydrant in the vicinity that could be counted toward the fire protection for portions of this project. Any existing sub-standard hydrants will need to be replaced and/or retrofitted with a quick disconnect Storz fittings. 7. A Water System Development Charge is $1,174.00 per dwelling unit. Due to existing development, a redevelopment credit may apply. This fee is due at time of issuance of a construction pcnni t. SANITARY SEWER l. There is an existing 8-inch sewer main in Union Ave NE. i:\plan revicw\plan review 2006\highhinds townhomes.doc Page 2 of2 2. The Sanitary Sewer System Development Charge is $610 per dwelling unit. The parcel is also within the East Renton Interceptor Special Assessment District. East Renton fees are $224.52/unit + interest (maximum assessment is $316.80). These fees are due at the time of the utility construction permit SURFACE WATER 1. This site drains to the Maplewood Creek basin; sub-basin to the Cedar River. 2. A drainage analysis and design is required to comply with the requirements and standards of the 2005 King County Surface Water design manual. 3. The Surface Water System Development Charge is $0.265 per square foot of new impervious surface (but not less than $759). This fee is due at the time the utility cons1ruction permit is issued STREET Th'IPROVEMENTS 1. New curb, gutter, paving, driveways, sidewalks, and street lighting, meeting current City Codes and street standards, will be required along the frontage of Union Ave NE frontage. 2. Transportation Mitigation fees are $75 per additional generated trip/day generated. These fees shall be assessed for new multi-family units at a rate of 6.63 trips/day (20x6.63x$7 5=$9 ,945). 3. All wire utilities shall be installed underground per the City of Renton Under-grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS 1. Permit application w:il! required separate plan submittals for all proposed public utilities, drainage and street improvements. Plans are required to be prepared by a licensed Civil Engineer according to City of Renton drafting standards. 2. Permit application must also include an estimated cost of construction for water, sewer and roadway/drainage improvements. The cost estimate w(ll be used to calculate the fee(s) due for review and inspection of the utility improvements. Separate permits for water meters, and side sewers are required. And a separate utt!ity permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. i:\plan revicw\plan review 2006\highlands town.homes.doc AQUIFER: • The site Is located In Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required If more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(I)). A fill source statement (RMC 4-4--060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materlals will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6- 030E2 and 3)--Blofilters, storrnwater conveyance, and water quality ponds may require a groLN1dwater protection liner. Impervious surfaces shaU be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this Information substitute for the full ordinance, It is only Intended to guide the applicant to the City of Renton code book. --Water Mains -196 --220 -270 -300 -320 -350 -360 -370 -395 -435 -490 -495 -520 -565 -590 -79 FICTIOUS --WELL Renton City Limits D Parcels / ~ Renton Aerial -- ~ ...... ...., 200 0 SCALE 1 : 2,326 200 FEET http:/lre<1tonnet.org/MapGuidelmaps/Parcel.mwf Renton N 400 600 A Tuesday, July 18, 2006 8:43 AM DA TE: July 20, 2006 CITY OF RENTON Planning/Building/Public Works MEMORANDUM TO: Pre-Application File No. PRE06-080 FROM: Elizabeth Higgins, Senior Planner, (425) 430-7382 SUBJECT! Highlands Square Townhomes, 343 Union Avenue NE General: We have completed a preliminary review of the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submlttals made to the City of Renton by the applicant and the codes In effect on the date of review. The applicant is cautioned tbat infonnation contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and are available on the City of Renton website (v,ww.renton.ci.wa.us). Project Proposal: The subject property is located on the west side of Union Avenue NE, south of NE 4th Avenue, a principal arterial. 11,e proposal is to develop the parcel into 30 townhouse residential uni ts. Current Use: The 70,219 square foot parcel (1.61 acres) has a building set back to the rear of the property with parking located between the building and street. The one-story, masonry building was built in 1970 and is a retail store offering merchandise for sale at discounted prices. Comprehensive Piao Land Use Designation: The property is located within the NE 4th Street Business District of the Commercial Corridor land use designation. It is, however, also located outside of the primary commercial area located along NE 4th Street. Fm1her, commercial activity to the south of NE 4''\ where the property is located, may be limited due to lack of through streets and/or low volumes of vehicular traffic. The proposed development would not be consistent with the Commercial Corridor Comprehensive Plan policies, which is why it would be a conditional use in the Business District. Zoning: The property is located in the Commercial Arte1ial (CA) zone. In the CA zone, attached dwellings are a permitted use, provided they meet the density requirements of the zone. Residential uses in the CA zone are also required to have a commercial use on the Htghlands Square Prc3pphcation Meeting July 20, 2006 Page 2 of 4 ground floor. The proposed project would require Administrative Conditional Use approval because it is not proposed to have a commercial component on the ground level. The proposed project must meet the criteria in RMC 4-9-030K, "Special Decision Criteria for Stand Alone Residential Uses in the NE 4th •.• Business Districts." (included in preapplication materials provided applicant) The properties on all sides of and across Union Avenue from the subject lot are also zoned Commercial Arterial. Environmental Review: The proposed project is not exempt from Washington State Environmental Policy Act (SEPA) review due to the number of proposed units. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Site Plan Review: Projects that are subject to SEP A review, located within the Commercial Arterial zone are subject to Site Plan Review. Based on project size, the review and approval will be administrative, with no public hearing required. TI1e submittal requirements and criteria for the Administrative Site Plan review are included in the preapplication package provided at the preapplication meeting. The Site Plan Review and request for Administrative Conditional Use approval will be processed simultaneously, as required (RMC 4--9-030M). Encroachments and Easements: If there are any encroachment issues with neighboring lots, we recommend that the applicant address these ptior to commencing to develop the property. A property survey, which is required with the land use master application submittal, will indicate such encroachments. Density: The mirrimum housing density in the CA zone is IO units per acre and the maximum is 20 units per acre. According to the King County Tax Assessor the lot is 70,219 square feet (1.61 acres) in size. A development of 30 townhouses would have a density of 18.63 dwelling units per acre, and therefore would be within the allowed density range for the zone. Critical Areas: The site is located in Aquifer Protection Zone 2, but is otherwise not located in or near known critical areas. It is the applicant's responsibility to ascertain whether critical areas, such as wetlands, are present on the site. If so, the proposal would need to be revised accordingly. Arcbaeologlcal Areas: If any excavation is done on the site, the applicant is required to inform their contractor in writing that the site is located in a potential archaeologically significant area and is required to halt excavation activities, and immediately notify the Washington State Office of Archaeology and Historic Preservation at (360) 586-3056, should any archaeological deposits or human remains be encountered. A copy of the letter shall also be provided to the project manager with the Development Services Division of the City of Renton. Dev_elop~en! St11nd11rds: RMC 4-2-120A, ''Development Standards for Commercial Zoning Designations apply to new development on the site. A copy of the development standards, 06-0&0 Highlands Square Townlumx:s (CA, JO 1D'>vnhomes).doc\ Highland• Square Preapplication Mecting July 20, 2006 Page 3 of4 RMC 4-2-1 lOF, can be found in the packet given to the applicant at the pre-application meeting. Lot size-The proposed townhouse development narrative does not indicate that the property will be subdivided into individual lots. If lots are formed, the CA zone requires a minimum lot size of 1,200 sf. Lot coverage -The CA zone allows a maximum building coverage of65%. Setbacks~ Setbacks are the distance between the building and the property line or any private access easement Setbacks are different for tile front, side, and rear yards. The fa~ades fronting on the access driveway will be considered the front. The front yard setback is required to be a minimum of IO feet. The minimum required side yard setback is 10 feet for the unattached side of the structure and 0 feet for the attached side. There is an additional one foot (I') required side yard setback for every story above two, up to a maximum side yard setback of twenty feet (20'). The preapplication narrative does not state the height of the units. There is no minimum rear yru:d setback. Building height -Building height is restricted to 35 feet and 3 stories in the NE 4th Corridor of the CA zone. Refuse and Recycling Areas: Refuse and recycling areas need to be screened (RMC 4-4- 090) Landscaping: The development standards require that all pervious areas be landscaped. All landscape areas are to include an underground irrigation system. Some of the other aspects of landscaping tllat must be addressed include: the IYPe and location of trees and other plants. Please refer to landscape regulations (R,\,fC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8- J 20D, shall be submitted at the time of application for Site Plan Review. Access and Parking: The patking requirement is 1.75 spaces per unit. It is not clear if the proposed plan will meet the parking requirement. Design: The project is subject to the requirements of Downtown Urban Design Overlay District B, therefore the project must meet the requirements contained in the Urban Design Regulations (RMC 4-3-100). These regulations are provided in the packet of infom1ation given the applicant at the preapplication meeting and the sections that are relevant to this project are marked. Compliance with the Design Regulations for District B in the Downtown Urban Design Overlay will be reviewed at the site plan review stage of the permitting process. Site Design: Attached housing developments in Downtown Urban Design Overlay District B are required to provide a minimum area of private, usable open space equal to one hundred fifty (150) square feet per unit of which one hwidred (100) square feet are contiguous. Such space may include porches, balconies, yards, and decks. 06-080 Higltlands Square Tovmhomc.s (CA, JO townhomes).doc\ Highlands Sqoore Pr<application Meeting July 20. 2006 Page 4 of 4 Permit Requirements: Site Plan Approval (see above), Envirorunental Review (see above), and Building permits will be required for the project Please contact the main counter of the Development Services Division at (425) 430-7200 for building pennit infonnation including fees. Fees: Impact fees and fees for building and utility construction pennits would be charged. The following mitigation fees would be required prior to utility construction permit issuance or building permit issuance: • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project. • A fire mitigation fee of $388.00 per new unit (multi-family) • A park and recreation fee of$354.51 per new unit (multi-family) • A Water System Development Charge (SDC) of$1525.00 per unit. • A Sewer System Development Charge (SDC) of $900.00 per unit. • A Surface Water Development Charge (SDC) of$715.00 per unit. Please see the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of the fees. A handout listing all of the City's Development related fees is also attached for reference. In advance of submitting the full applicatio11 package, applicants are stro11g~v e11couraged to bring in one copy of each applicatio11 item for a pre-screening to tlie customer sen•ice counter to help ensure that tlie applicatio11 is complete prior to making all copies. cc: Jennifer Henning 06-080 Hlghkmd~ Square Towr,homcK (CA, JO tciwnhonm).doc\ modvis K-dlrth October 27, 2006 RE: Renton Town Home Square Tax number 1623059098 32 Unit Site Plan/ Building Plan Submittal PROJECT NARRATIVE The subject property is an existing vacant grocery store located at 343 Union Ave N.E., with paved parking for almost the entire site. Beginning at two existing driveway entrances along Union Ave NE, the site slopes gently to the west at approx. 2 % grade through the proposed townhome building area to existing store. There is approximately 10 feet of landscape area along street. The lot has 5 ft easement running along north property line. The site is zoned CA which proposed townhomes meet. The proposal is designed to remove the existing structure, parking and driveways. A single private road entrance will enter at center of lot, off Union Ave, with new pedestrian access on both sides of new private drive. New sidewalks, with street trees will also run along Union Ave. Landscape strips, and street trees will also run on both sides of new private drive. This pedestrian access will be highlighted with a landscape feature and seating at center of lot with access to both open space areas on each side. The open spaces will also have seating and a formal landscape design. We plan to re-submit a new modified set of Building Plans and elevations, they will not defer from the plans that have been submitted in the first round. The only changes will be to adding in some better detailing and slight changes to improve the Architecture design to better coincide with our theme of "Classic Craftsman". The landscaping will reflect this theme as well. Permits that are required for this project are: WA, SA, ECF, CU. The zoning for this property is CA, with the NE 4'' St Corridor District Overlay. I've submitted a rendering of "trying" to make a Mixed-Use site work along with a description of why we couldn't get the design to work. Johnathan Kurth 425-246-5200 Johnathank@davis-kurth.com million. 1201 Monster Road SW Suite #320 Renton, WA 98057 425-228-5959( o) 425-226-9227(f) HIGHLAND SQUARE TOWN HOMES Tax number 162305-9098 30-Unit TOWN HOUSE SITE PLAN SUBMITTAL CONSTRUCTION MITIGATION Proposed Construction Dates (begin and end dates): Proposed construction start in Winter 2006 with the demolition of the existing retail structure. The existing parking lot would be kept to minimize erosion during construction. The site work would start in Spring 2007; building unit construction would begin once fire protection and utilities were available to the building pads. A completion in late summer 2007 is anticipated. Hours and days of operation: 7:00 am to 3:30 pm, Monday through Friday Proposed Hauling/ Transportation routes: Materials and labor to the proposed site would be from Union Avenue NE. There is no anticipated hauling of off site materials to construct this project. Any excess material will remain on site from building pad grading and used within landscape areas. Measures to minimize construction activities: Existing asphalt parking lot would be retained to minimize exposed soil; silt fences and water trucks will be used to minimize dust during construction activities. Special hours: Occasional weekend work may be necessary to keep the project on schedule, this would be scheduled with the City Inspector. Building construction may need to work on Saturdays, again scheduling will be coordinated with City of Renton Staff. Preliminary Traffic Control Plan: Utility connections within Union Avenue NE will require a minimal traffic control during these limited activities. Coordination with the City of Renton Inspectors will be critical. Once a contractor is selected, a traffic control plan will be provided to at the pre-construction meeting with the City of Renton. Davis ) Kurth October 27, 2006 City of Renton Urban Center Design Report Highland Square Townhomes Re: 343 Union Avenue NE Parcel # 1623059098 The subject property is an existing vacant grocery store located at 343 Union Ave N .E., with paved parking almost entire site. Beginning at two existing driveway entrances along Union Ave NE. the site slopes gently to the west at approx. 2 % grade through the proposed townhome building area to existing store. There is approximately 10 feet of landscape area along street. The lot has 5 ft easement running along north property line. The site is zoned CA which proposed townhomes meet. The proposal is designed to remove the ex1stmg structure, parking and driveways. A single private road entrance will enter at center of!ot, off Union Ave, with new pedestrian access on both sides of new private drive. New sidewalks, with street trees will also run along Union Ave. Landscape strips, and street trees will also run on both sides of new private drive. This pedestrian access will be highlighted with a landscape feature and seating at center of lot with access to both open space areas on each side. The open spaces will also have seating and a formal landscape design. Access to unit entries will have textured concrete to highlight entrance, and be stepped back with covered porches. The parking will be provided by private garages, and will also be stepped back to allow required off street parking requirements. Landscaping between the units will lessen impact of these garage doors and driveways. . ' .... The proposed townhome units will be designed with modulations to allow interest and variations of materials to break mass of each structure. Garages will be recessed to allow driveway parking to be partially hidden from street. Entries and upper levels have sidewalk facing porches and decks to allow community interaction. With the building modulations, roof lines will vary from gable ends, to hip roofs. Roof pitches will vary to also create variations in roof lines, and the look of separation in buildings. This variation of roof lines, and modulations, allow the use of various building materials such as brick and stone veneer, horizontal and shake siding combinations. ~~ -- 7-=z~~>d Johnathan Kurth 425-246-5200 Johnathank'll;davis-kurth. com 1201 Monster Road SW Suite #320 Renton, WA 98057 425-228-5959( o) 425-226-9227(1) muavis .Ku_rth October 27, 2006 Re: Request for Conditional Use Approval for Townhome Use with No mixed-use on site in a CA Zoning w/NE 4th St District Overly. 343 Union Ave NE Parcel #1623059098 Dear Elizabeth Higgins and Neil Watts. The purpose of this letter is to state Davis & Kurth's desire to build an Urban Renewal Project in your NE 4th District Overly Zoning Corridor. Our desire is to build an Urban Village Style Project that meets both the City ofRenton's desires as well as Davis & Kurth's desires. It has come to my attention that for us to build the concept design we have for this site we need to explain why we can't mix commercial into our project. To keep my explanation as simple as possible there are three main reasons: 1. For us to maximize the sites potential for use we needed to be very careful how we laid the infrastructure out. The layout with the road going down the middle of the site maximizes our use along with design potentials. We explored many potential ways to get a mixed use site to work that fronted the street to allow maximum retail potential. We first tried to have two smaller mixed use buildings on either side of the new proposed entrance road. The buildings were too small and we could not get the infrastructure to layout right to meet parking and density standards for the City and Davis & Kurth. 2. We tried a second option (site plan layout attached) where we moved the centered entrance road out of the middle and shifted it to the southern side to maximize a single large structure to the north to accommodate the parking and minimum units needed to make the project pencil. With this layout we were able to reach a much larger unit capacity but due to the sites narrowness and need for additional units to the rear of the property we had to put the required parking for the mixed use building under ground. ,,.. > , ... 3. The large building configuration laid out the best, but cost us the most to build and didn't meet our minimum units needed to pencil. Our last and main reason besides the cost is we believe that a large mixed use building on our site and in its location would not survive economically. Ifwe could get a smaller mixed use layout to work as well as a wider site plus a reduction in land cost we see the site working as mixed use. Thanks you for your attention to this matter and seeing our constraints we have in trying to make a larger mixed use project work with this location. Our desire is to build a great project that blends well into the changing fabric of the Renton Highlands community. If you need anything at all or any more clarification on why we are unable to make this site work as mixed use please feel free to contact me. Sincerely, Johnathan I unh ll:nis & K unh ,+:5.728.S()5 1) (\.) 2J7 juhn:H h,.in k .Ii cl:i \ i s-kurlli HIGHLANDS SQUARE ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental Act (SEPA), chapter 43.21C RON, 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 identifies 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. A. Background 1. Name of proposed project, if applicable: Highland Square 2. Name of applicant: KD Properties-Pham, LLC 3. Address and phone number of applicants and contact person: Applicant: 1201 Monster Road SW Suite320 Renton, Washington 98057 4. Date checklist prepared October 2, 2006 5. Agency requesting checklist: City of Renton Contact: Johnathan Kurth 425-228-5959 (office) 425-226-9227 (fax) 6. Proposed timing or schedule (including phasing, if applicable): Preliminary Site Plan Approvals -Winter 2006 Engineering and Buildmg Permit Approvals -Spring 2007 Start Construction -Summer 2007 · 7. Do you have any plans for future additions, expansions, 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: Cornerstone Geotechnical, Inc completed a Geotechnical Engineering Study on September 27r 2006. A Tnp Generation Analysis was prepared by Transportation Consulting Northwest dated September 20, 2006. 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes explain: No 1 Highland Square SEPA Document 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton Site Plan and Conditional Use Approval, Engineering Construction and Building Permit approval by the City of Renton. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later m this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to Include additional specific information on project description.) The p_roposa_l is to create 30 residential units on an existing 1.606-acre retail site. The parcel is identified as KC Tax Parcel 162305-9098. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the slt.e(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 detaiied pians submitted with any permit applications related to this checklist. The site is located along Union Avenue NE at 343 Union Avenue N~ south of NE 4"' Street and Union Avenue NE. The property 1s currently consists of a vacated retail (procery) and paved parking lot. The parcel No. is 162305-9098 ,n the NE V.. of Section 16, Township 23 North, Range 5 East., and W.M. B. Environmental Elements 1. Earth a. General description of the site ( circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other . b. What is the steepest slope on the site (approximate percent slope)? 3% grade from west to east. c. What general types of soil 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: Glacial Till d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No 2 Highland Square SEPA Document e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 200 cu yd of select imported fill material will be needed for road base and for general site fill. f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 90% h. Pror.osed measures to reduce or control erosion, or other impacts to the earth, 1f any: 2. Air Silt fabric fencinp, sedimentation ponds, and swales will be utilized during construction if necessary. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, and industrial wood smoke) during construction and when the project is completed7 If any, generally describe and give approximate quantities if known: Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal7 If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment wt1/ meet current State and Federal emission requirements; dust control (water) will be provided during construction. 3. Water a. Surface: 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 and wetlands)? If yesJ.. describe type and provide names. If appropriate, state what stream or river it nows into: No 3 Highland Square SEPA Document 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 waters or wetlancfs and indicate the area of the site that would be affected. Indicate the source of fill material: N/A. 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 floodplain? If so, note location on the site plan: No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water7 Give general description, purpose. and approximate quantities if known: No. 2) Describe waste material that will be discharged intci 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 ~stem, the number of such systems, and the number of houses to be served (1f applicable), or the number of animals or humans the system(s) are expected to serve: N/A 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, 1f known). Where will this water flow? Will this water flow into other waters? If so describe: The storm water runoff generated by this project will be collected within catch basins and conveyed to a water quality facility located in the central portion of the property. The water quality facility will be sized according to the 2005 King County Drainage manual and then discharged into the storm conveyance system within Union Avenue NE. 4 Highland Square SEPA Document 2) Could waste materials enter ground or surface waters? If so, generally explain: Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm water BMP's (Best Management Practice} will be incorporated into the project to minimize surface and ground water impacts during and after construction. City of Renton standards for 8MP's will lie incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: __ deciduous tree: big leaf maple, black cottonwood __ everg_reen tree: Douglas fir, western red cedar, western hemlock __ shrobs: __ grass: miscellaneous unidentified grasses and forbs. pasture __ crop or grain __ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other _XXX_ other types of vegetation -No vegetation exists on the site b. What kind and amount of vegetation will be removed or alteredJ NIA c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on tne site, if any: Project will be landscaped prior to occupancy of the buildings. Landscapmg will be maintained by the future Homeowners Association. 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: birds: hawk, heron, eagle, sonqbirdsf,other ____ _ mammals: deer, bear, elk beaver, ot er fish: bass, salmon, trout, herring, shellfis~h-,-o~th_e_r __ _ b. List any threatened or endangered or endangered species known to near or on the site: 5 Highland Square SEPA Document None known. 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 gas, oil, wood' stove, solar) will be used for heating, manufacturing, etc.: Electricity and natural gas will be used to meet the project's energy needs. b. \AJou!d your project affect the potential properties? If so, generally describe: No. of so!ar energy hu ~rli~rPnt ~i -J---··- c. What kinds of energy conservation features are included in the plans of this proposal7 List other proposed measures to reduce or control energy impacts, if any: Homes will be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals1 risk of fire and explosion, spill, or hazardous waste that could occur as a result or this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. NIA 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? 6 Highland Square SEPA Document Traffic 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. Short-term noise associated with construction equipment. Long-term noise associated with 30 new single-family units. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently a "closed" grocery store and parking Jot. The surrounding parcels to the west and south consist of high-density residential use. 7o the north, is an existing business area and to the east across Union is business and single fami!Ye b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: A large building exists on the west side of the project together with a paved parking lot. d. Will any structures be demolished? If so, what? Yes, to be removed for future project. A demo permit will be obtained from the City of Renton. e. What is the current zoning classification of the site: CA -Commercial Arterial f. What is the current comprehensive plan designation of the site? NE 4'1' Street Business District Corridore 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, specity: No i. Approximately how many people would reside or work in the completed project? 65 7 Highland Square SEPA Document j. Approximately how many people would the completed project displace? 0 k. Proposed measures to avoid or reduce displacement impacts, if any: NJA I. Proposed measures to ensure the proposal are compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 30 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: 0 c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). Not including antennas: what is the principle exterior building material(s) proposed? 35foot W~ conaetef wood products b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare 8 Highland Square SEPA Document a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with 30 new units plus street lighting. b. Could liqht 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 irnrnediate vicinity? New City Park at ;rt and Union (under construction), Kiwanis Park, Proposed Heather Downs Park b. Would the proposed project displace and existing recreational uses' If sc, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: Pay City of Renton Park mitigation fees 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: None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: NIA 9 Highland Square SEPA Document 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: The project abuts Union Avenue NE -the proposed access to the site would be off of Union Avenue NE. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is currently served by KC Metro bus route #114 along Union Avenue NE. At the intersection of NE 4"' and Union Ave is a "Transfer Point" that is served by Routes 11"" 111, 105, and 908. This is located approximately 330 feet to the nortn along a public sidewalk. c. How many parking spaces would the completed project have? How many would the project eliminate? · 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). Yes. A new proposed (Private) access road would be construction in the interior of the project to provide access from the project onto Union Avenue NE. e. Will the project use (or occur 1n 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: The project would generate 17 PM trips and 188 weekday trips. g. Proposed measures to reduce or control transportation impacts, if any: No measures are needed or proposed. Howev~,:, due to the demolition of the existing retail store, the project woula reduce the number of trips to the road system by changing the land use. 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: The project will result in an increased need for all public services. 10 Highland Square SEPA Document b. Proposed measures to reduce or control direct impacts on public services, if any: Increased tax base pays for se,vices. Parks, fire, sewer and storm water mitigation fees will also be paid. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. Sewer, Water and Public Access -City of Renton Power and Natural Gas -Puget Sound Energy ~z7ee re'!e~/!S::: -Ca:::a:~t Intemet Aa:ess -Comcast C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is retxlrg on them to make a decision. --------"' /, / Signatui<e: .I. ) ~/ ,, ,. ·, • · / /7,14~/1 // {/ i~ •• /;:WFF[/?( ~· 7 ~&~, Name Printed: Offe Engi!Jrs, ~ Darrell Offe, P.E. Date Submitted: October 18, 2006 11 Highland Square SEPA Document SEP-20-2006(WED) 16:16 TRANSPORTATION CONSULTING NORTHWES 1607 E. Main Street Auburn, WA 98002 Phone: 253-931-0506 Fax: 253-333-2340 E-Mail: tmiller@tcninc.com TCN, Inc. September 20, 2006 Johnathan Kurth Davis Real Estate Group 1201 Monster Road SW, Suite #320 Renton, WA 98055 (FAX)253 333 2340 RE: Highland Townhomes Trip Generation Analysis Dear Johnathan: P. 002/009 Per your request, Transportation Consulting Northwest (TCN) is pleased to submit this proposal for traffic engineering services to provide a trip generation analysis for the proposed Highlands Townhomes project on Union Ave NE just south NE 4th Street ofin Renton, WA. The project consists of 32 townhome units that will displace an existing 14,364 SF discount retail store. Trip Generation Trip generation for the site is estimated using data from the seventh edition of Trip Generation. The Institute of Transportation Engineers (ITE) compiling measured trip generation data from different land use types from locations across the US publishes this report. A copy of the relevant pages from Trip Generation is attached. LUC 230 (Residential Condominium/Townhouse) was chosen as the land use for the townhome units. LUC 814 (Specialty Retail) was chosen as the land use for the existing thrift store building. As shown in Table 1, the townhomes will generate 17 PM peak hour trips and 188 weekday trips. When the project is completed, at the site entrance there will be 12 entering trips and 6 exiting trips in the PM peak hour. However the trip generation of the townhomes is more than offset because of the demolition of the existing thrift store building. That former use generated 31 net PM peak hour trips (39 gross trips less 20% pass-by trips) and 63 7 gross weekday trips. Thus there will be 14 fewer PM peak hour trips on the roadway network once this project is completed. SEP-20-2006(WED) 16: 16 TCN, Inc. (FAX)253 333 2340 P. UUJ/UUY Table 1 Highland Townhomes_ Trip Generation. Gross Pass-bv New Enter Exit PM Peak Hour Trin<! Unit Size Rate Tri....., Rate Trios % Trirw % Trim: Residential Townhouse/LUC 2301 D.U. 32 0.54 17 0% 17 67% 12 33% 6 Snecialtv Retail(LUC 814) KSF -14.364 2.71 -39 20% (3 j' 44% -14 56% -17 Totals -22 114' -2 -12 15% 85°/o ' : ' Gross Mitiution ' -----·---- Dailv Tri-· Unit Size Rate Trins Fee -----·. ---- ' Residential Townhouse (LUC 230) D.U. 32 5.86 188 $ 14.064.00 -: --'--·--- Snecialtv Retain UC 814' KSF -14.364 44.32 -637 $ 147,745.94' Totals (449' $ (33,681.94) ···-·-. --··----··-- The mitigation fee is calculated by charging $75 per new daily trip. As seen above in Table 1 the mitigation fee for the project is less than zero since the number of trips is fewer with this development than the previous retail use. (If calculated the fee "refand" would be $33,681.94.) Conclusion In conclusion the site will generate fewer PM peak hour and weekday trips than the thrift store use it displaces. Therefore there will be no traffic mitigation fee for the project. There is no other traffic analysis needed. Thank you again for allowing TCN to serve you on this project. If you have any questions, please feel free to call me at your convenience at 253-931-0506. Sincerely, TRANSPORTATION CONSULTING NORTHWEST Timothy Miller, PE Principal !EXPIRES Mr. Johnathan Kurth Page 2 ·-----. SEP-20-2006(WED) 16:17 TCN, Inc. lfAXJZ\j Jjj ZJ4U Land Use: 230 Residential Condominium/Townhouse Description Residential condominiums/townhouses are defined as ownership units that have at least one other owned unit within the same building structure. Both condominiums and townhouses are included in this land use. The studies in this land use did not identify whether the condominiums/townhouses were low-rise or high-rise. Low-rise residential condominium/townhouse (Land Use 231 ), high-rise residential condominium/townhouse (Land Use 232) and luxury condominium/townhouse (Land Use 233) are related land uses. Additional Data The number of vehicles and the number of residents had a high correlation with average weekday vehicle trip enrls, The 1.1se nfthese vari;:::}hles w:=i~ limited, however, bAc.:111sA thP. number of vehicles and residents was often difficult to obtain or predict. The number of dwelling units was generally used as the independent variable of choice because it is usually readily available, easy to project and had a high correlation with average weekday vehicle trip ends. The peak hour of the generator typically coincided with the peak hour of the adjacent street traffic. The sites were surveyed from the mid-1970s to the 2000s throughout the United States and Canada. Source Numbers 4, 92,94,95,97, 100,105,106,114,168,186,204,237,253,293,319,320,321,390,412,418, 561,562,583 r. uuq;uui Trip Generation, 7th Edition 366 Institute of Transportation Engineers SEP-ZO-Z006(WED) 16:17 TCN, Inc. (FAX)253 333 Zl4U Residential Condominium/Townhouse (230) --------------- Aver age Vehicle Trip Ends vs: Dwelling Units On a: Weekday Number of Studies: 54 Avg. Number of Dwelling Units: 183 Directional Distribution: 50% entering, 50% exiting ----------------- Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 5.86 1.83 -11.79 3.09 Data Plot and Equation 8,000 -,------------ 7,000 6,000 ·/ 5,000 -. -.... --,,<'-. x: . ,,,,/ 4,000 .. -_. -. -. ;:,.;~ .... -. / ,,.,."~,,,,. 3,000 . -.. ~ --x >< X . , 2,000 · · X * 1,000 P. UUJ/UUY X 0 100 200 300 400 500 600 700 800 900 1 000 11 00 1200 1300 X Actual Data Points X = Number of Dwelling Units --~ Fitted Curve Fitted Curve Equation: Ln(T) = O.B5 Ln(X) + 2.55 Trip Generation, 7th Edition 367 ------Average Rate R2 = O.B3 Institute of Transportation Engineers SEP-20-2006(WED) 16:17 TCN, Inc. (FAX)253 333 2340 Residential Condominium/Townhouse (230) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 62 Avg. Number of Dwelling Units: 205 Directional Distribution: 67% entering, 33% exiting ---------------~ Trip Generation per Dwelling Unit Average Rate 0.52 Data Plot and Equation 600 - 500 "' "O C w 0. ~ 400 <l) 0 :c " > <l) ~ 300 " > <C II f- 200 100 ·x· -;---.. ·:- Range of Rates 0.18 X X 1.24 X Standard Deviation 0.75 ·/ . X X P. 006/009 0 100 200 300 400 500 600 700 800 900 1000 1100 1200 1300 X Actual Data Points X ~ Number of Dwelling Units --Fitted Curve Fitted Curve Equation: Ln(l) = 0.82 Ln(X) + 0.32 Trip Generation, 7th Edition 369 ------Average Rate R2 = 0.80 Institute of Transportation Engineers SEP-20-2006(WED) 16:17 TCN, Inc. (FAX)253 333 2340 Description Land Use: 814 Specialty Retai I Center Specialty retail centers are generally small strip shopping centers that contain a variety of retail shops and specialize in quality apparel; hard goods; and services, such as real estate offices, dance studios, florists and small restaurants. Shopping center (Land Use 820) is a related use. Additional Data The sites were surveyed from the late 1970s to the 2000s in California, Florida, Georgia, New York and Pennsylvania. Source Numbers 100,304,305,367,423,507,577 P. 007/009 Trip Generation, 7th Edition 1337 Institute of Transportation Engineers SEP-Z0-2006(WED) 16:17 TCN, Inc. (FAX)253 333 2340 Specialty Retail Center (814) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area On a: Weekday Number of Studies: 4 Average 1000 Sq. Feet GLA: 25 Directional Distribution: 50% entering, 50% exiting Trip Generation per 1000 Sq. Feet Gross Leasable Area Average Rate Range of Rates Standard Deviation P. 008/009 44.32 21.30 --~64~·=2~1 ________ ~1~5~.5~2~----~ Data Plot and Equation Caution -Use Carefully -Small Sample Size 2,100 2,000 --_:_ ---_0. 1,900 1,600 1,700 "' 1,600 ,:, C w 1,500 . , C. ~ 1,400 ·,,_·_,.-:. -. <II .,, "13 1,300 i: <II > 1,200 <II "' ~ 1,100 ~ <( 1,000 II X f- 900 X 800 . . . , -. , -, 700 .... 600 500 x· 400 10 20 30 40 50 X = 1 ODO Sq. Feet Gross Leasable Area X Actual Data Polnts ~-Fitted Curve ------Average Rate Fitted Curve Equation: T = 42.7S(X) + 37.66 R2 = 0.69 Trip Generation, 7th Edition 1338 Institute of Transportation Engineers SEP-20-2006(WED) 16:18 TCN, l nc. (fAX)253 333 2340 Specialty Retail Center (814) ------------------ Aver age Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 5 Average 1000 Sq. Feet GLA: 69 Directional Distribution: 44% entering, 56% exiting Trip Generation per 1000 Sq. Feet Gross Leasable Area Average Rate Range of Rates Standard Deviation 2.71 2.03 5.16 1.83 P. 009/009 Data Plot and Equation Caution -Use Carefully-Small Sample Size 500 400 - 300 200 · .. / 100 · · · ·x -; X ,/; ,/ / / / / ' / / X / ' / • • • F • ' ' ,, /: / /' / -.... ;-/~ - ' ' ' / / / .,, ;" X ,• ' o+-----~------,-----~-----,.----~-------1 0 X Actual Data Points 100 200 X ~ 1000 Sq. Feet Gross Leasable Area ---Fitted Curve Fitted Curve Equation: T = 2.40(X) + 21.48 Trip Generation, 7th Edition 1339 300 ------Average Rate R 2 = 0.98 Institute of Transportation Engineers I ' ' I ' Title Officer: Don Peters Phone: Fax: Title Officer: Robert B. Jackson Phone: Fax: Title Officer: Chris Rollins Phone Fax 18000 International Blvd. South, Suite 510 SeaTac, WA 98188 206-770-8700 + 888-896-1443 E-Fax Number: 206-770-6579 (206) 770-8858 E-mail: dpeters@stewart.com (206) 770-8801 (206) 770-8860 E-mail: ~ackson@stewart.com (206) 770-8801 (206) 770-8764 E-mail: chris.rollins@stewart.com (206) 770-8801 Your Stewart Closer will be: Nicole Johnson -Phone (206) 770-8729, Fax (206) 299-9139 Reference: PHAM/DU/DAVIS CONSULTING, INC. Order Number: 206135701 Escrow Number: 206135701 SCHEDULE A 1. Effective Date: June 22, 2006 at 8:00 a.m. 2. Policy Or Policies To Be Issued: ( X) ALTA OWNER'S POLICY, (10/17/92) Amount: TO BE DETERMINED ( X) STANDARD ( ) EXTENDED Premium: SHORT TERM COMMERCIAL RA TE Tax: Total: $ 0.00 Proposed Insured: DAVIS CONSULTING, INC., A WASHINGTON CORPORATION ( X) ALTA EXTENDED LOAN POLICY, (10/17/92 or 10/21/00) Amount: TO BE DETERMINED SIMULTANEOUS ISSUE RATE Premium: Tax: Total: Proposed Insured: TO BE DETERMINED 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE ESTATE 4. Title to said estate or interest in said land is at the effective date hereof vested In: MINH VAN PHAM AND DAN MY DU, HUSBAND AND WIFE 5. The land referred to In this commitment is described in Exhibit "A". $ 0.00 Page 1 Order Number: 206135701 Order Number. 206135701 EXHIBIT "A" THE SOUTH 165 FEET OF THE NORTH 495 FEET OF THE EAST 660 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 30 FEET THEREOF; AND EXCEPT THE WEST 206 FEET THEREOF. SCHEDULE B -SECTION 1 THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH: ITEM (A) PAYMENT TO OR FOR THE ACCOUNT OF THE GRANTORS OR MORTGAGORS OF THE FULL CONSIDERATION FOR THE ESTATE OR INTEREST TO BE INSURED. ITEM (B) PROPER INSTRUMENT(S) CREATING THE ESTATE OR INTEREST TO BE INSURED MUST BE EXECUTED AND DULY FILED FOR RECORD NOTE: EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. FORMAT: MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1' ON SIDES AND BOTTOM, 1' ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 X" BY 14". NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS, PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: Page2 TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE REFERENCE TO AUDITOR'S FILE NUMBER OR SUBJECT DEED OF TRUST. NAMES OF GRANTOR(S) AND GRANTEE($) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGE(S), IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED). ASSESSOR'S TAX PARCEL NUMBER(S) RETURN ADDRESS WHICH MAY APPEAR IN THE UPPER LEFT HAND 3" TOP MARGIN Order Number: 206135701 SCHEDULE B -SECTION 2 GENERAL EXCEPTIONS THE POLICY OR POLICIES TO BE ISSUED WILL CONTAIN EXCEPTIONS TO THE FOLLOWING UNLESS THE SAME ARE DISPOSED OF TO THE SATISFACTION OF THE COMPANY. A. TAXES OR ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OF ANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC RECORDS. 8. ANY FACTS, RIGHTS, INTEREST, OR CLAIMS WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS BUT WHICH COULD BE ASCERTAINED BY AN INSPECTION OF SAID LAND OR BY MAKING INQUIRY OF PERSONS IN POSSESSION THEREOF. C. EASEMENTS, CLAIMS OF EASEMENT OR ENCUMBRANCES WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS. D. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER FACTS WHICH A CORRECT SURVEY WOULD DISCLOSE, AND WHICH ARE NOT SHOWN BY PUBLIC RECORDS. E. (A) UNPATENTED MINING CLAIMS, (B) RESERVATIONS OR EXCEPTIONS IN PA TENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER; WHETHER OR NOT THE MA TIERS EXCEPTED UNDER (A), (8) OR (C) ARE SHOWN BY THE PUBLIC RECORDS, (D) INDIAN TRIBAL CODES OR REGULATIONS, INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING EASEMENTS OR EQUITABLE SERVITUDES. F. ANY LIEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR OR MATERIAL THERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. G. ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE, CONSTRUCTION, TAP OR REIMBURSEMENT CHARGES/COSTS FOR SEWIER, WATER, GARBAGE OR ELECTRICITY. H. DEFECTS, LIENS, ENCUMBRANCES, ADVERSE CLAIMS OR OTHER MATTERS, IF ANY, CREATED, FIRST APPEARING IN THE PUBLIC RECORDS OR ATTACHING SUBSEQUENT TO THE EFFECTIVE DATE HEREOF BUT PRIOR TO THE DATE THE PROPOSED INSURED ACQUIRES OF RECORD FOR VALUE THE ESTATE OR INTEREST OR MORTGAGES THEREON COVERED BY THIS COMMITMENT. END OF GENERAL EXCEPTIONS Page 3 Order Number: 206135701 SCHEDULE B -SECTION 2 CONTINUED SPECIAL EXCEPTIONS 1. LIEN OF THE REAL ESTATE EXCISE SALES TAX AND SURCHARGE UPON ANY SALE OF SAID PREMISES, IF UNPAID. AS OF THE DATE HEREIN, THE EXCISE TAX RATE FOR CITY OF RENTON IS 1.78%. 2. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH. THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31sr. YEAR: 2006 AMOUNT BILLED: $10,757.47 AMOUNT PAID: $ 5,378.74 AMOUNT DUE: $ 5,378.73, PLUS INTEREST AND PENAL TY, LEVY CODE: TAX ACCOUNT NO.: ASSESSED VALUATION: LAND: IMPROVEMENTS: IF DELINQUENT 2100 162305-9098-04 $702, 1 DO.DO $197,500.00 NOTE: KING COUNTY TREASURER, 500 4TH AVENUE, 6TH FLOOR ADMIN. BLDG., SEATILE, WA 98104 (206) 296-7300 WEB ADDRESS: http://webapp.metrokc.gov/KCTaxinfo/. 3. FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK-UP, OR CONNECTION CHARGES AND LA TE COMER CHARGES FOR WATER OR SEWER FACILITIES OF CITY OF RENTON AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9606210966. 4. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: MINH VAN PHAM AND DAN MY DU, HUSBAND AND TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NO.: WIFE TRANSNATION TITLE INSURANCE COMPANY UNIQUE SALVAGE CORPORATION, A WASHINGTON CORPORATION $574,000.00 JANUARY 14, 2003 JANUARY 14, 2003 20030114002696 5. UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND SECURITY AGREEMENT ON PERSONAL PROPERTY AND RIGHTS OF TENANTS, AND SECURED PARTIES TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. Page4 Order Number: 206135701 6. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: INGRESS AND EGRESS AREA AFFECTED: THE LEGAL DESCRIPTION CONTAINED IN SAID EASEMENT IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION WITHIN SAID PREMISES DISCLOSED BY: INSTRUMENT RECORDED UNDER RECORDING NO. 6647627 7. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: MAY 7, 1970 RECORDING NO.: 6647627 FOR: UTILITIES AFFECTS: NORTH 5 FEET 8. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: JUNE 18, 1970 RECORDING NO.: 6662916 IN FAVOR OF: CITY OF RENTON FOR: SEWAGE PIPE AND ANY OTHER PUBLIC UTILITIES AND SERVICES AFFECTS: THE NORTH 15 FEET OF THE SOUTH 103 FEET OF THE EAST 53 FEET 9. THE COMPANY REQUIRES EXECUTION OF THE ENCLOSED COMMERCIAL AFFIDAVIT PRIOR TO CLOSING REGARDING UNRECORDED LEASEHOLDS, MECHANICS LIEN RIGHTS, PARTIES IN POSSESSION AND SURVEY MATIERS. FURTHER REQUIREMENTS, IF ANY, WILL FOLLOW BY SUPPLEMENTAL REPORT UPON REVIEW OF THE SAME. NOTES: NOTE A: IN ORDER TO ASSURE TIMELY RECORDING ALL RECORDING PACKAGES SHOULD BE SENT TO: STEWART TITLE 18000 INTERNATIONAL BLVD., SUITE 510 SEATAC, WASHINGTON 98188 ATIN: RECORDER NOTE B: THE DESCRIPTION CAN BE ABBREVIATED AS SUGGESTED BELOW IF NECESSARY TO MEET STANDARDIZATION REQUIREMENTS. THE FULL TEXT OF THE DESCRIPTION MUST APPEAR IN THE DOCUMENT(S) TO BE INSURED. PTN. NE1/NE1/4, SECT. 16, TWP. 23N, RNG. 5EWM Page 5 Order Number: 206135701 NOTE C: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, TITLE IS TO VEST IN DAVIS CONSULTING, INC., A WASHINGTON CORPORATION. EXAMINATION OF THE RECORDS DISCLOSES NO MATTERS PENDING AGAINST SAID PARTY(IES). PS END OF SCHEDULE B Page 6 Order Number: 206135701 Copies to: RAINIER REALTY MANAGEMENT 1600 S. LANE STREET SEATILE, WA 98144 ATIENTION: JONATHAN TRAN DAVIS REAL ESTATE GROUP/RENTON 1201 MONSTER ROAD SOUTHWEST, SUITE 320 RENTON, WA 98055 ATIENTION: MIKE DAVIS STEWART TITLE/RENTON 19400 108TH AVE SE RENTON, WA 98055 ATIENTION: NICOLE JOHNSON Page 7 Order Number: 206135701 c§!ewar1: II I I 29627 S 9114 !18034 BF' a.ao AC GOii ~,,, ~(/; ORDER NO:. 206135701 N ~ lj IJ Ll !if ;:, < z ~ l .. -; :I a .+.c This sketch is provided without charge for information. It is rot intended to show all matters related to the property including, but not limited to area, dimensions, encroachments or locations of boundaries. It's not a part of, nor does it modify, the commitment or policy to which it is attached. The company assum,s NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate smvey for further information. COMMITMENT FOR TITLE INSURANCE ISSUED BY STEWART TITLE GUARANTY COMPANY, A Texas Corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefore; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to be hereunto affixed by its duly authorized officers on the date shown on Schedule A. Authorized Signatory STEWART TITLE Company SEATAC, WASHINGTON City, State CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for any only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. All notices required to be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at P.O. Box 2029, Houston, Texas 77252. Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. • Non-financial companies such as envelope stutters and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Printed: 10-27-2006 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOG-138 10/27/2006 03:44 PM Receipt Number: R0605413 Total Payment: 2,000.00 Payee: PHAM PROPERTY LLC Current Payment Made to the Following Items: Trans Account Code Description 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5020 000.345.81.00.0017 Site Plan Approval Payments made for this receipt Trans Method Description Amount Payment Check #5254 2,000. DO Account Balances Amount 500.00 500.00 1,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .OD .00 .00 .OD .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 SCH EMATicf ITE-PLAN UNION-AVENUE- RENTON--WASiINGTON ,_ COAST R£AL EST.Al£ S£R'1K.Z 31595 tlE:. 41H ST. i I _ ,.._'1: , ,o·-o· ','~":;-~,o·-o· , ,o·-o· s·-o· w·-o· ,o· o· ,kjQ"__, ,o -0" .,. ,· L.:: t= -+ r 1 1 r r r +" 1 1 r - DCtl-'LD M. MAL£TT~ l45 LI-IIOH ~',{. tlE. 162:305 9063 2f-o-Jr o· L ____ :;a, .. , ~2 1 q_"v . }..I 0 Q_ "'I i!" (o' yi ,I--::. 'v g O"" ""-z Q_ ,_,- . .:P H<RIZCN REALT'I' ADVISORS 3811 tlE. 3RO Cl. 162:505 9124 :'.li:t~1:~~g;u·;pr1rt:,c~~ .. ~ ,-----, --------, -"'·=·oi,"wTITM' ----, ----_ [ti : I 11 -tW;' ' . ; 10 I g I ~\CF' l'j'O 7 I 6 I : j I I 4 : 1 !5' : 1 r 0 \.'G-1 1 1 5 : i, : ------:. « : -1:0\cr-'"' '),. s : I ------~ I <( I \) '),_\, I Dt I ___ w ,,-.... .. zw 1/1 Ww >> <( <( D Zz QN -r') z ;::. ::) PROJl:CT DAT A SITE ADDRESS: PARCEL NUMBER: SllE AREA: ZONING: PROPOSED USE: PARKING REQJIRED: 343 UNION A 1/£. NE AUBURN, WA 1623059098 69,960 sa.n . CA-COMMEROAL ARTERIAL NE -4th ST CORRID~ DIST TO'M'&lOlr,IES 1.75 / UNIT (6)1.75 .. 10.5 REQ -69 PERMITTED 2.2'5/ UNIT-STACl<EO (26)2.25 -58.5 PROPOSED-76 =~rr 20 UNITS MAX/ ACRE ...UOYICD-32.12 PROPOSED-J2 FRONT SlREET SETBACK SIDE SElBACK REAR SETBACK MAX BLDG HEIGHT 10 FT 0 IT on 5Er&l1t:,t P/Jttf:NS/ONS ON nit. Not TY S 10! 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I t-'11 NARY ss ------,,ss-------€) ors1Gtt;Rc 51TE: FL.AN/ PARKING ~/ 92 lJNIT5-20-24 FT ~IDE: I ~~~~=-"307 )t!Zl:ffl,~1g:f 6e SCAL£: 1• = 20'-0~ ~Al( 253) !573-1567 N:f: llilAAK PETERSON ! p.. !J! <( :::> !!! I-0 <( <( i:i:: z [I \) ~ C) z IJ ::, -, ~"' \) I,-< 'I" II" "' 0.. < I ~ I,-< ol z Ill <( Vl 6 i[ ~ :r z I'! ..-l ~ in < ~ ~ ~ &I <( i:i:: <( z ::, ~ vi SI _J ..... t > [I <~ 0 'f ,I) r [ IMPOII.TANT :t.!:.-e-~= _.,......., ..... = -· .,..,.,._. __ -~---· -·-------~-:!..,:: ,_ ............. .... _ .. _ =.:.::.-... """ :.!!"'..::.:...-..:::= pt ·-:O':."'!:"., .... ~ ........ lo<"1· ~~ ~----___ ..... -__ ... __ .... _ ... __ :;:..!"-""-- ~ =..,':;"'..::""'-""! __ ....... ~----·· DAVIS ..... 1£)/kt'/7~ SPI C-::::-s,-:os