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Home My WebLink AboutLUA-06-077_Report 1 (2)1118.':=::= +-r--------.--.- ---~- L~~l~O~EN AVENUE N ELEVATION 8 l~~~:ND AVE. N-ELEVATION @ ~~ p1'''' -- FAIR~'IELD DEVELOPMENT .. D D -= THE LAN D N G RE]\"TON WASHINGTON 9);055 ~ .... ,., PARK AVENUE N -ELEVATION ® -.~~~ PRIVATE DRIVE -ELEVATION @ ., - fAIRFIf..LU DI:.VELOPMENT IIDII THE LAN D N G RENTON WASHINGTOl'.' 9805:; ~ ::--';:, ":-:"'. < '-,- '" ~ ~ '" "" "" ~ I PARTIAL TOPOGRAPHV SURVEY THE LANDING ern OF RENrDN \~ ... \ . ~ \\.\\ .. \'\ "',,\ r.\ \ \\ \"\ '. \ ;. \\ 'il. . .m • < 319W ,Jp.; .,' L.A~~ ?OO' o' !a:AI; , 'r'G'<" <...,,'? ",<t-(,<f- " ,Ix'? N. THE LANDING. RENTON. WASHINGTON NEIGHBORHOOD DEI AIL MAP W!I<8-23-5 .... C ~,11 Q~~\-'4 ";} ,S '~t'~ (. ~Z4'?-:' suP~ 11 b 6 ,<-' p ~ I' ,: L Lc' 11,-" B o E Lor I o L A N D N G :"' 8TH ST. ''''',.. 1,_" ""'""J ~"""""-;-1111 ~Hc :.;I~OIl~G II RE I\lf-J\.:.iHtsORHOOOON, WASHINGTON W"8-Z;S. DETAIL MAP \ __ 03 B 0 C L A I'~ D [ SHORT SUBDiVISION A PORIION or-THE NVl "/4 OF SEcr 8, iWP. 23 N. RGE. 2, E., W.tv·,., CITY OF R::NTON, KINe; CQUr-.;-y, Vv.l!.,. '"'NO .... ALL rwpu: B~ Il-'ESl PRESfNTS /HAl ~, IHt UNOEilS'(;/','W OIl""!ERS G~ l'IfEl>,-SI IN /He lMiD HfR£BY S'IORT sU!JolWom. liE/l(8"f DGA.ARC /HIS S"ORT PLAT TO BC r,.r~ GRAPHIO FiCPR[5mTAilON OF m~ S'IORT SU8D'VlSIO.~ MADf HfRfBr: A.~D mn Jl.j:S S~BDIVlSj()'1 I, !.'~OO I>1IH 7I1C mrr CO'lSEr'lf AN:) /~. A~COROANC[ ''''lIe THo DES.'.~ES 0' IHE O~""ERS IN WiTNESS WHEREOF ViE" SET OUR HAI\IOS AND SEALS; 1'lANSIrE"STfRN I-fA'?I>EST LAK::S.'10~ •. LLC., A CEl.£WAA£ LJM"IED L'A8'IJTr CO\fPA,~r r,TA'T(J,~~~~~ CO(JNTY OF ~~~~_ !" J ~ ;~S"i:!si6~~~/J~;st&Vts~fr.IT(c,~frnE CO\lPANY O[SCillg~~7(r~~ ~.3R~~'"IJG,","";~",m,"",'Fi'" AND ACKI<OlltODGfD T1-1[ SAID INSTliUMeNT ,0 1lE" THe FREE AN!! VOWN,AR~ ACT AN!;) orro O~ SAID CORPO,~A710~ FOR THE USES All;) PIJFlPOS£S THER2N 1.1£117101>1£0. ANe ON OATH STAT£o THAT ~E WAS AumORIZEU 1'0 EXECUTE lHE 5AID INSIRUMEN) ON eEHAL." ~.' mE WRF'Oi?AiJ()~ ClvEN UNDER .1'.1 HAND A~'D O'l'lCI"" SEAL TH6 __ DA Y OF ~~_ ' 20~ SlGNAIURf or NOIARY PUfJUC IN AND FOR rHe STArE or _~~~~_ fI[S/OING /,T _~~~~~~_ PRINffD NAME OF NOTARY PUBLiC MY CO'AMISSlDN EXPIRES ~~~~~~~~_ DArro: _____ ~~~~~~_ APPROVAl <;. AQMlNlSTRA TOR OF PLANNING / BUILDING I PUBLIC WORKS UAM1~'£O A,~D APPROVill PER RC\\' S8 17.16~ (I) WIS _~_ DAY 0, __ _ ADMIN'STRA TOR. CiTY or REIIT;),'I KING COUNTY DEPARTMENT OF ASSESSMENTS DAY OF ~~~~~_ '"~_ 1(ING COUNTY ~SS£So09 QfPUTY 1(I"G COli~'T":' ASSFSSO~ ACCO\.WT 'I~Me<:RS ~~~~~~~~~~~~_ WA LAND 5IJRl'fyOR'9 CFRDDCATf: I HtRE8Y CERnFY mAT WI:; SHORT PLAr CORR£CIU' REPREsmT5 A SUR'J[Y MADE [1Y VE OR UNCI£" ",y DIRECT SUP£RVlSlO,~ IN CONF'DFiMA~'C£ Win. mE RrOL'IREMWTS OF' Ti<e APP'WPRIATE STATE A'IO COUNTY STATUTE AND ORCINMIC~ Ii'I APRIL. 2006. PROF~SSIONAL U\~D S!JRVfY()~. C[RTlnCAIlON NO .3.3148 LND SUF:VCYIT! BY ~ CH[CKED BY. UKA','IN BY: _q~~_ _ APPROV£D BY: 1. H()mZO~'T~L [}AT"JM li~oaJ(~;) I\;;SH'iI;GTGN STATZ C()ORDiliATr SYSTEM, f'Or.fli ro~r, ;-1'101.1 CITY C- RENTOII CO,~TRO~ ,IOIIUMc~'TS, US "Err. MOIIUM8-.'T2 SHC\\-N W<:R£ 1':51T£9 'II Fri? zoo~ P"IMAO!Y AlfASU~£"E"T EQUIPME'IT (TRIMBL£ 5700 G~S A"~ 1£ICA TOTA, STATIOIIS) HA,!, 8£'" CO'lPAF.W TO AND ADJJSTto AGAI~'ST A SUR~Y CAueRAT£D flAS[lINF l\;lHIN mf lAST "lTAil. ,OR TieS TO CITY o,~ IIrcNTON C(!NfflOL II[TWOR~ SEE aO£l~'G lAKESlfORE LAN/J/NG I3INLJjNi; S;f[ PLAN, KING COl.J/IfY Rf.COFfDlrlG N!JM£JrR 2004'22JG~Oa56 Z NO PRO"ERTY CO,~IIi:P.S mel BE ,DU,C@ AS PART 0.' ii!IS S1-'0,9r PLAT DUE TO ,q;Ti.JR£ CONSTRUCTION CC~Si~[r.~fl?1I5 J. BINDING ~If[ PLA~ WACTS H. I AND ~ .. RE V .. CAJjCl; fflACTS ro £J[ VACATED AT Tr1£ TlME OF CCNSTRiJC7ION DF' PAf?K AI1: / LOGA~' A''E ROAD IIIPROI1:Mmrs (P~R BJ~DING S'IF PU~' R[CORDED urmm KIN" CO,~'liH RiU),~,}jN" />iIi\ififR <O~41n.JOOOIi5~.) (EGAI O""}cRJPDQN Of fXISTING PARCO' LOT 2A 0'-C'iY 0,-Rf:!I,OI' LOT IJ~'E AOoJSIM[NT RiXORCW iJt!OEF! ~cCORi)ING NUMBER 2Q06D510900~QJ. ,~tCC,~DS Of '""."G CDU~ TY. Ii'AS,~INGTO~' PROPP,?f? SHORT pr,IT AREAS I LOTS so. F~ AC,~[S I 1.0' 2 1 '~~-~':: -I R£COROING CERTlflCA Tf flLED FO~ R[CGIID nw; DAY (1~ _ •• _~~_ 200_ A ~ M. /N VOI.UME or PLATS ON PAGE5 AT ftl" REOIJEST D~ CITY Of RENTON. c:JUNTY AUD.'TOR R£CORDI~'G NO ~~~~~~~_ INODi IN NW 1/4 secr. 8, rm>. ?J N., RGE . .3 E., W.If. CITY OF RENTON &>the.U JI'''hlIr~!'''' 9fJ/)21-897Z n LAKESHORE LANDING BSP LOT 2 SHORT SUBDIVISION ,_,.,_ •• TRANSI"IESTERN HARVEST UlKESHORE L L C ~a~o N",,(o 1'lIJ~ P .... """y +±± I I RENTON I'I.SHINCTON (4U~:, ""'0' SCAli ! PRe 1,"1 NO !,').~I' ,I'"r; 'ill /";1',11' ';';;;;.""i. ,:;;;';;;;-","";;;;-;;;;;;;0:- I<./A I j;<:).Jf> I 325.35-SlJrv-SpO' I I II 17CV!'510N CK'O AN'R -=±--h 00 I-- ~ , 0: " ~ CO ?:~ 00 '0 ~l ~ c' ~" f-~g 0 ~ :3", g~ , -~~ 3 c ~ c " i -e- I SC).,LE o -30 60 , .; 'EfT ) !NCH = 60 FT -----------/ LUA:==== lJID j '2' : 1 'I' 525' SHORT SUBDIVISION A P8RTION OF THE NI,I1 1/4 OF SECT. 8, TWP. 23 \l. RGC. 3 E., W.Vi., CITY or RE~JTOr-..J, KING COUNTY, 'Nt, / LOT 1 j52,464 50 FT. 3.5[1 Ae / /\ LOT 2 185,401 SO. Fl. 4.33 AC. , \ \ "\ , \ \ 15" SAN 5["'E~ £ASEM£J'l1 ~\ R~C. M), 2001120~aQJiJQ (m BE: Rrtrl.!'EO !1Y SEPARiII'[ DOCU/,J,_NT Al A lAlfR DAlE) LOT 3A CiTY OF RENTOI. LOT LINE ADJUSTMENT RFe. NO_ 20G60510900()OJ • \ ~~N8~ ~A~~RI( r-----~ :'UR'.ItOYED 9Y. ~ BY, OHAW/,' 81. ~ ~PPROVEC B':'._-___ _ LAST FO;!. PLC: Di.TC; O TRANSWESTERN HARVEST LAKESHORE, LLC. CITY OF RENTON ~~~:~KESHORE LANDING asp LOT 2 SHORT SUBDIVISION CURVE TABLE CUR;;;: LENGTH RADIUS OfLr;;,- " " " " e, " e' " 14.7J 3000 25'08'10" 7.75 mao 44'2J'03" 50,J~ 65.00 H2J'OJ" 48.G7 65 or. 42"54'U" 11.23 15.0' 4nW1Y 20J8 60_00 1927'47" JAG 11)'(1~ 19'27" ,- 21.57 JO,OO 4Iir'2S" LINE TABLE U~'[~ ~[o.'GTh Il[ARlI'IG u " \ \ 8,40 N71'59'20"[ 13_22 _,'tU;P:~.20·'- , , i ~ I I· z ~ , 1'1 ~ "1 ~ m 0 ~ 1! f .~ '-~ Q ~ ,,~ h ~ \:t.., ~ " ~ ~ ;z i: ]1 ~ I " m ~ !' I ~ , '. ~ " : I ~:~ ~\ " Y.2-~ , . • i ! I "" I'''! t~/ FAIRFIELD RESIDENTIAL, LtC iH: V"""" .. I PRELIMINARY LANDSCAPE PLAN I I c," OF R"'O~HE LANDING WAS"",Gm" I ill i !§ o i ! I - -------N~VNKl1i¥!J --- .. fl"1 PRELIMINARY LANDSCAPE PLAN I • cr FAIRFIELD RESIDENTIAL, LLC , U:l THE LANDING iii i CITY OF RENTON NfASHlNGUm " ~ [ m • ;]I , " it o I "'" , ~ = 0 "" ocr f PRELIMINARY LANDSCAPE PLAN I COURTYARDS _ O/-.w_-"""""""_"<_", __ "'~"," ___ "'~_ '""" '""" ". _"'_',' ,"",e_~","., .. ",,", ,. • ...,.-" ,.., ,~,_~".,_~ -",_~ "',_ ..... ' ~""_~ .... _«_,_~,.,_~ ,._~_~ '.'._~ ,,~~ ,._,_''''' .. "n,_, "~_~,,, ~ •• _~ V-' ,_~.,,,_~ 0 ® CO w ~ , ~ , [ j , ~ • , , , ~ md i ~ ; [ mm ' 1 I i i, " II i ! i [ i ~ ~ { ~ ~ ~ !aU,! , ~ ~ ~ 2: , ! 1 g , d?p t ~ ! II I , ~ 'iF i;!~!'l ' ! • t s ! , · I" i j • .t ["I" ~ ~ · " ~ ~ 1 ~ ~ ~ r'-! ' , ~ ~ i} l'! •. i ! ! ~ ~ '. ~ • r! ,11 I , 1 wn P' i f ! j ~ ~ ~ , I , ! gl{ ! ! -JI PRELIMINARY PLANT LIST I • > FAIRFIELD RESIDENTIAL, LeG I I!!, I ,~ THE LANDING I !;I i \!~ I CITY OF RENrON WASHlNGrON o I ~:~A ,,~-~ , I ! ! , ,I j 1 I I COVER SHEET , ___ FAIRFIELD RESIDENTIAL, LtC I i~t i :~/ SITE PLAN REVIEW I THE LANDING '-'S"'-G'-' ;11 I !~ CITY OF RENTON ...... ..... , ...... ,. ~ ~ ~ .. • ~ ~ " " ~ ('! , ~ I , 1 , 1! I "mr llil -'~cl' z ~ ~ • d 00 '" ffi m " ffi ,. I 00 .., ~ db ~ ffi ~ ffi ~ =ll '" " «.» m '" !" '" ~ FAIRFIELD RESIDENTIAL, LLC I U: i _ 11: I BlI "I CONCEPTUAL GRADING PLAN I e,,, OF "Nro~HE LANDING wAsm~roN ! !~i i \ I }".--:------- ',. J--;--r , I ' .. o i •• CONCEPTUAL GRADING PLAN I FAIRFIELD RESIDENTIAL, He ,~g~ J e,,, OFR,",o~HE LANDING WA"""'>ON dlf i .. ~-~ ,~".,.",.''' .. ,\~",."""." .. ,-, .. --, .-.• " .. "~ .•.. ",."~ ~= =~-." ".-",-~. =,-, ~~., ':~-~-7=--~-:"":""" ---/;---;--,- .-'-',",--;' -,', N----7A-V-',-N3f1I:Jtf!!J --h -'. ~'--\-'. ~====~====:I:=_~_~'~',~_~ __ ~,,,,_~ __ i.: ___ ~::~_;: "::~:~J"~!,~~-?i~! -'>=~e~:~ ! 'I I I I, c Il ... Cf1 ISo! >iii C .. '" '" " , ~ ~irl"r-' o. 1 GENERALIZED UTILITY AND I Q ~~~ ~ I ~ ~ 8 ~~ ..... ""'"'" -BY CI DRAINAGE CONTROL PLAN I ~R:ii! 1Jili ~% 01' • -,,~ ~ FAIRFIELD RESIDENTIAL, LLC I " 1;1~~~~jf ! i' I 'i em ~ MK,"~HE LANDING W'S,"KGmK IIi i z ~ W'J " '" ffil m ffil " !» W'J ~ ~ ~ ~ ffil N ~ ffil " "=l ~ " @j m '" .m ~ ~ - - -. _ .. _-.. -----. • I I. ,-T,- ~!, , ~, ------" -_ !~~_~._"..:~~---, -.-------;;-----~~____;__---=----__:;__:,-~-" 0 ~.-.-. .. , N "3IIlf N30Httf) .. FAIRFIELD RESIDENTIAL, LLC I ~eQ i GENERALIZED UTILITY AND I DRAINAGE CONTROL PLAN c,,' oFR .. m~HE LANDING w"_mN I ,I! i ,. f ~ ! w ~ w " ~ z M ,;",-" .... , N .~>YJ\ ~ ""'W~ '}j;; 1;;;'.%,' j,.T~ ~ ,; " .' w ~~~ ., ~~~~ lli~ ~ ~ ~ ~ ~~ ~ lii~: iii z ~~~ ~~~ .OK" "". , , , .q;@ Q~ ~cr: ~~ ~5~ ~iI " if ~~ I --"!'- 8 , .~ "!?f 8 ~ ,W I ~ ! ., " ~ ._--, " , " j------ 9 ,. j I 0 • 1---- . , I ~ " I; V , " . I~ : ~~ . 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I >" i' -< I r,o 'I~ II .. ~~ r '< ~ " " ; ! ; i; e , . 1,1, , r 0 ~ 'j, ;t> ~ 0 -z Z ~ < ~ 0 0 -L 0 -~ Z < " / Co - ~ .. -', . • >-l ~ 0 > z :0:: -~ c • z '" ~ ~ r • r 0 > ~ > ~ 0 ;; Z r. 0 < ~ '" 0 z 0 r C ~ ~ z ~ 00 0 0 z ~ Cl ~ ~ t~ 'lh1 I~!i:!' E: ---<:1/ /'%>/ </ --- ---:---r- 'I i Ii Iii II 1111111/ ' . i I i I I : I j " .. , . I II !!! t i!l I ~~. " . ' • --f:>,,"' FAIRFlELD DEVELOPMENT T H E L A N D N G RENTON WASHINGTON 98055 ,:ARDEN AVENUE N ELEVATION e -+"'~, .. , --... ",.,'.,.; ...... ~, I---'~'-' ',.-.... - IKljl~. --:. ~U~H' N 10TH ST ELEVATION @ .. -= • •• 0 •• ="M '-',(I?',:I'~ ;;1?f.iii'm; ~ ...; ~ m > z :t -< a ~ z '" ~ m r ~ r"' ~ > ~ )-= a z Z m 0 < -< m a z Cl r a -~ ~ Z ~ ~ m 0 z Cl -< ~ ~ . ~ " " " 51 " ~ m ,. a < m ~ z < C m m m Z r 0 m " < -< ,. I ~ 0 ~ z m < » ~ 0 z 0 ~ N ~ I 1M 1"'1 >. ~~~ •• l(!r •• • Ed McCoy From: Sent: To: Carrie Olson <COlson@Rentonwa.gov> Friday, November 30, 2012 1158 AM Ed McCoy; Jan lilian Subject: RE: Bill of Sale Ed, Bill of Sale looks good to me. Jan, I'll need the Cost Data Inventory, too. Also the purple form for the City Clerk's Office. Thanks. Engineering Specialist Community & Economic Development Dept. 1055 South Grady Way Renton WA 98057 colson@rentonwa.gov 425-430-7235 Office 425-430-7300 FAX From: Ed McCoy [mailto:emccoy@ffres.com] Sent: Friday, November 30, 2012 9:20 AM To: Jan lilian; Carrie Olson Su bject: Bill of Sa Ie Jan and Carrie, I mailed the executed Excise Tax Affidavits to Carrie yesterday. I sent an email of the executed Cost Data and Inventory to Jan yesterday as well. I believe the only remaining item is the notarized Bill of Sale. Attached is what I intend to send to Carrie via mail today. Thanks, Ed McCoy Fairfield Residential Company LLC 5510 Morehouse Drive, Ste 200 San Diego, CA 92121 (858) 626-8341 Direct (858) 752-4121 Cell 1 lIefum Address: City Clerk's Office City of Renton 1055 SOllth Grady Way Renton, WA 98055 Refcrence Numb€--l'(s) ofDocmncnts j or released: Atlditional reference numbers are 0[\ page __ . Grantor(s): Grantee(s): 1. ro.ir t; e.ld SQI"IC:h.«l/''i!_ (.... p. I. City of Renton, a Municipal Corporation 2. The Gran to!'. as named abo\'c. for, lind ill consideration of mutual benefits, hereby grants, bargains, sells and delivers to the Gl'IllI!('C. aii named (lbovt::, the following described personal properly: SANITARY SEWER SYSTEM: STORM DRAINAGE SYSTEM: L.F. of L.F, or L.F, of each of each or each or L.F. of L.F. of I..F. of each of each of each of L.F. of I..F. or L.F, of each of each of each of 12. I ' "Gnte Vrllvcs " Gate Valves "F"irC'c"'H")"""d",,"n"t"'Asscmblics Water Main Water Main Water Main Sewer Main Sewer Main Sewer Main Diameter Manholes % I J " Diameter Manholes :::.:::.::I_:.u ___ . -. _-_ .-.. '" Lin Sialions Size ~--:: Slonn Main Slonn Main Stonn Main Storm Inlet/Outlet Stonn Clltch Basin Manhole STREln IMPROVMENTS: (Including Cll[b, Gutter. Sidewalk, Asph,lt Pavement) Curb, Gutter, Sidewalk 5iP a L.F. Asphalt Pavement; 'O,00il SYor L. F, of ____ Width STRE],T LIGHTING: # o[Poles same:. O:IFonns\P UP\\'IB rLiBA I. E2. DOClbh Pngc 1 "'. '0. " . -~ -,.'" "'_J~ BILL OF SALE Fairfield Apartments Project File # LUA06-077 FAIRFIELD SANCTUARY L.P., a Delaware limited partnership By: FFI NY Hold Co LLC, a Delaware limited liability company, its General Partner By: HI NM LLC. a Delaware limited liability company, its Non-member Manager By: FFI GP Inc., A Delaware corporation Its Mana~Meffib¢r / //c2c7 ~-~ By: ,t'J::'/ ."l/ Name: Ed McCoy // Title: Vice Presi~t CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL COOt: § 1189 ,.Y-A:<',c{'~,c('~d"AX',c<',c{'''-;<>;;('~A::<"-<Y'K:<'-<X'.c<'-<X-.i:;:(',c(',c{'.i;j(''<X'i;X'''(X';.(X');'j(:-~.c<';C(-,c(',c<''",'('-.<:X'"X'~..(-';(>,;:'<')X'X,'<'-<:<'~"':<'r.<'''<"'''-;{'AA't ~ ~ ~ State of califo~nia. .} ~ ~ County oSt.1 J) DJf ttL _ ___ ~ ~ 1 J L /.l iii;) j i ::> g ~ On IJllJilt2IlL!.L1JC, ol~erore me, -LiiZ4,,-D L ?(j/l£{ ~ _JV {i k ?'-J'" j a kL_, ~" (. Cale • a. Hcrclns~'~N~meandTllIeoftheOlllcer ::S ~. personally appeared ULiL i:.rj _I: _ )/)t";lL 3 ~ Namc(s) of Slgncr(s -7 g , Ii ~ -' ~ ~ who proved to me on the basis of satisfactolY ~ p evidence to be the person~ whose nameffi) is/9I'e g Q subscribed to the within instrument and acknowledgEd g ~ to me that he/~e/t~y executed the same n x ~ hisit)erlthelr authorized capacity~. and that by ~ ~ @ OLGA BUELNA his/(ler/\lleir signature~ on the instrument tre ~ g _ -CommISsion # 1B49694 z person~, or the entity upon behalf of which tre is i :li ' .," Notary PublIC' California l: person}g)" acted, executed the instrument g {z San Diego County .... q ~ 1. .. , • ,Ml c,0~m. ~xPlr • .' ~an7.,2~1: ( I certify under PENALTY OF PERJURY under tr'e ~ t laws of the State of California that the foregoing 'I ? paragraph is true and correct ~ f x f WITNESS my hand,and official seal. ~ B )/, ;-/., ~ ~_. Signature: .' --?-0U -' )\_I..i,-_~ £ I: PI2ce NOlary Seal Above Signal life of Notary Public :-s : OPTIONAL g ~.' Though the information below is not required by law, it may prove valuable to persons relying on the document ~ f. and could prevent fraudulent removal and reattachment of this (orm to another document. :') ';~.'. Descl'iption of Attached Do~.ent ) J <..-: / /, "J . ).:_L, . L ~, ,_ Title o-Typeof Document_[:.'L.,{.i ~~t C(ll/_~ f.:..J----:n) ___ ~ ,Q Document Date: Number of Pages: ~ ~ Signer(s) Other Than Named Above: _ _ ~ ~ Capacity(ies) Claimed by Signer(s) ~ B Signer's Name: Signer's Name: _ _ ____ ' f Corporate Officer -Title(8): I I Corporate Officer -Tltle(8): ~ p Individual l I Individual ~ t Partner ~. Limited i I General Tup 01 H1umb hore I I Partner - L i Limited I ; General lop of thumh twro ~ I: Att:orney in Fact [I Attorney in Fact k t I ! Trustee Trustee ~ ~ I I Guardian or Conservator . ; Guardian or Conservator .;?: X ~ ~ , lathe" -, Othe" 1 P , ~ ~ t Signer Is Representing: ____ ... Signer Is Representing: _____ g ~ g F ~ , & ~Y"A/ :.<)~ xx '<,.~.",(,'< '..y'<:.,vy -..::;:<. ..... C<":,(_:< .. ~:<'.Y...-'0Y'<..X.-~'C<:.-'C-<~""::':';-G(."'t.X.o~'<_;(.,'<_x..'U. ... r_;"-; ... _:.(; ....... :.<.-'C.(..-.:.,,,-.:.:..;:.;(.: . ..y'C<:.-x..x.;·c..y'C-(..'<..:-V'Cx,,-.: :<)<·x..'<..":<fA..-'( :";:;CA.,-'( ;'(;''C:,y'( Y,) .c"l ~010 Nntionnl Notary Assoe,atio(l -NationalNotary.org • 1-S0rl-US NOTARY (1-900-S76-6827) Item 1/5007 COST DATA AND INVENTORY TO: NAME O~·· PROiECT: City of Rcn:on Pl:ln Review Section Planning/Building/Public Works J055 South Grady Way 6:~ flC{lf RC1Hon, \VA 98055 PROM: DATE: 0\nCl --:;r Jrl t CITY WTR-_J::t(l\::L~c2-"'~_ PROJECr WWP-11 I, \, j. ------_. NUMBERS: ,sWP-\ \ J ,'I I, TRO-1,-' ___ " __ '_' " TEn.-\\ ,. '. Per the request of the City (If Renton, the following information is furnished concerning costs for improvements proposed to be installed for tile above referenced project. WATER SYSTEM COii~TRUC1:r.Qii.CO,'iTS: Lcnrth Size Type ~ 0 L.P. of )-0. DI LF. of --_._-- 1..1'. of ----~----- L.v. of -(f'--EACH of Ja" -----EACH of EACH of WATERMAIN WATERMAIN WATERMAIN WATERMAIN GATE VALVES GATE VALVES GATE VALVES __ -L,d\2l.._ EACH of ::::.:::.:::.::::::::::: __ . __ FIRE HYDRANT ASSEMBLIES $ (Cost of Fire Hydnmls must be lisle!j separately} $ Engineering Design Cosls $ City h.:rmit Fees Washing.ton SUlte Sn!es TaA TOTAL COST FOR WATER SYSTEM ~J.·OE¥_Qfulili"-GlL$_ysJfl>:t Length Size lq I 1..1'. of ...l.CL:... L.P, of L.F. of Type CMP STORM LINE STORM LINE ----~'TORM l..lNE -,"'~'i<---L. F. of ~:_:...;""p~ EA of SEWER MAIN SEWER MAIN -".=== SEWER MAlN ""_"'.~ DlAMETER MANHOLES --- Enginccr[ng Design Com ~$ ____ _ City Permit Fees --".$ ____ _ Washinglcn Slate Snll!$ Tax. 2.$ ____ _ (Sewer Stub " jir,c bc(w'.:cn s!:wcr :min and prh';'I\c properly line) .2,;~~~~~ 10'l',\L COST FOR SANtTARY SEWER SYSTEM S \:'2,1(., a, 00 EA of EA of EA of f.,."1'ORM lNLET ----~'TORM-CATCHDASIN STORM CATCHDASIN EIlg,incC!ling D~signC(1St.~ ~$ __ City Permit Fees --'?S ____ _ Washington State ,'i:,tlcs Tax --"-S~=....,. TOTAL COST FOR STORM DRAINAGE SYSTE~-I S \~CV aTh---ao STREET IMPROVEME~TS: (Including Curh, G1Jtter, ."licew?lk. Asphalt Pavement rind Street Lighting) ___ ..:!.~Qj0L;l.IL~.L(1L ---.---~ .. -----.---.-.--- SIGNALIZATION: (incJwJing Eng, Design CO;:;lS, City Permit Fees, \VA St Sales Tax) -------.. --- STREET LIGHTING: (l;l(:!uding Eng, Design Co.~ts. Cil), Pcrmil Fees, WA St Sales Tax) E.d ("\ c C tt·\ Pr:nl $ignntory name ··c~l---8~-'[: -Y. c.; 1--J 0-:;' /j:::.;;; (, .. /~-~-~~-- f: . (SIG N5:;:URE)· (day phDlli:#) (Signatory/must)'ic authorized agent or owneLot:c$ubjcct ce\'e]opment) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVElOPMENT MEMORANDUM .---~.~~~~~~--~~~~~- DATE: TO: FROM: Cc: SUBJECT: December 3,2012 Bonnie Walton, City Clerk ~', Carrie K. Olson, Plan Review x7235 C!U Kayren Kittrick, Arneta Henninger Request Mayor/City Clerk Sign Fairfield Apartments Deeds of Dedication LUA06-077-004 & LUA07-0S3-LLA Ordinance #5648 now accepts deeds of dedication to the City through the administrative approval process rather than through the Council approval process. Attached is the original Fairfield Apartment Deed of Dedication document that was accepted by Gregg Zimmerman through the Administrative Approval process. Please route for signature by the Mayor and City Clerk. Also, have the Mayor sign the original Real Estate Excise Tax Affidavit form and send with deed to King County. Call me at x·7235 if you have questions. Thanks. i:\planrevicw\Colson\request mayor-clerk sign & record fairfield apartments deeds of dedication document memo.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: Cc: MEMORANDUM December 3, 2012 Gregg Zimmerman, PW Administrator Carrie K. Olson, Plan Review X723SQ,o Kayren Kittrick, Jan lilian SUBJECT; Administrative Approval for Fairfield Apartments Deeds of Dedication LUA06-077 & LUA07-0S3-LLA Technical Services and Development Services have reviewed and recommended approval of this Deed of Dedication for Fairfield Apartments. Lot A & B dedication on Garden Ave N. Please review the deed document and sign the Administrative Approval below accepting this dedication on behalf of the City of Renton. Please return the signed memo to me for further processing. Thank you. NOTE: Since this is a commercial development and not a short plat project, a copy of the deed is coming to you separately for approval. Approve+! • ~ (I. Date: IZ-/'3 j)Z--. ; GreggZim i:\ptanreview\colson\request approval from zimmerman for fairfield apartments deeds of dedication document memo.doc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 DEED OF DEDICATION Property Tax Parcel Number: 0886600025 Project File#: LU ~O(o -01-' Street Intersection: ("l(J rdm ~" "I I IJ " l cJII'1 Reference Number(s) of Documents assigned or released: Additional reference numbers are on page Grantor(s): Grantee(s): 1. Fairfield Lakeshore I, LP, a Delaware 1. City of Rentoll, a Municipal Corporation Limited Partnership LEGAL DESCRIPTION: (Abbreviated or full legal must go here" Additional legal OIl page ) That portion of Lot A of City of Renton Lot Line Adjustment number LUA-07-053 recorded ill volume 227 of plats at page 287 records of King County, WashingtoR Situate in the Northwest Quarter of Section 8, Township 23 North, Range 5 East W"M" in the City of Renton, King County, Washington" SEE ATTACHED FOR FULL LEGAL DESCRIPTION The Grantor, for and in consideration of mutua! benefits conveys, quit claims, dedicates and donates to the Grantee(s} as named above, the above described real estate situated in the County of King, State of Washington, IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below" Approved and Accepted By: G'~ "'""re', U,,' Gran tee( s): City of Renton Delaware . lted artnership / ~A E~oy, tI t VI C G ?i-eS 1cle..v\;' Mayor City Cle~ ~. _ t7 -;Y 1 01 c: cC<" HformslxxxFRMI AGREE/Deed of Dedication -Lot A.doc\ s Page I FORM 04 OOOllbh FAIRFIELD LAKESHORE I, LP, a Delaware limited partnership By: FF Lakeshore GP LLC, a Delaware limited liability company, its General Partner By: FF CRF Fund LLC, a Delaware limited liability company, its Manager By: Manager Title: State of California ) ) ) County of SA V\ Ow,§ D on7u Ii 10, XPoq he ate D _I IIlIl 11 before me,S~fUll--ifP"-d!f.,'-IV- Personally appeared __ --"'t....Q==~~W__LICC!-'""'"'L"cCA ... """{_I---------------- name{s) ofsigner\s) f SHANNYN DAY!: HENKEL @ Commission (11837422 z ~ .. Notary Public -Cahfofro. ;: z· San Oieoo County I J •• ~ ; •• Ml ~oTfI!" SX~lr:s fee 2.0}~1: Place Notary Seal above Hfonns/xxxFRM/AGREElDeed of Dedication -Lot Adoe\ s who proved to me on the basis of satisfactory evidence to be the personY" whose name~ is/a!'eosubscribed to the within instrument and acknowledged to me that hels~ey executed the same in his~ signature(ij on the instrument the person(j), or the entity upon behalf of which the person~ acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragrap 1 e and correct. Page 2 FORM 04 O()()l/bh THE LANDING LEGAL DESCRIPTION LOT A TRIAD JOB NO. 06-236 JANUARY 22, 2009 THAT PORTION OF LOT "A" OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-07- 053, RECORDED IN VOLUME 227 OF SURVEYS ON PAGE 287, RECORDS OF KING COUNTY, WASHINGTON, MORE PRECISELY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID LOT "A", THENCE NORTH 18'00'30" WEST ALONG THE EAST BOUNDARY OF SAID LOT "A", DISTANCE OF 145.22 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING NORTH 18'00'30" WEST ALONG SAID EAST LINE, A DISTANCE OF 214.22 FEET; THENCE SOUTH 09'42'21" EAST A DISTANCE OF 15.61 FEET TO A CURVE TO THE LEFT WHOSE RADIUS POINT BEARS SOUTH 80'17'39" EAST A DISTANCE OF 25.50 FEET; THENCE ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 27'43'52", AN ARC DISTANCE OF 12.34 FEET; THENCE SOUTH 18'01'31" EAST, A DISTANCE OF 45.27 FEET; THENCE SOUTH 17'58'21" EAST, A DISTANCE OF 30.00 FEET; THENCE SOUTH 72'01'39" WEST, A DISTANCE OF 2.97 FEET; THENCE SOUTH 18'01 '19" EAST, A DISTANCE OF 80.29 FEET TO A CURVE TO THE LEFT WHOSE RADIUS POINT BEARS NORTH 71'58'29" EAST A DISTANCE OF 28.50 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26'33'54", AN ARC DISTANCE OF 13.21 FEET; THENCE SOUTH 44'35'25" EAST, A DISTANCE OF 22.63 FEET TO SAID EAST BOUNDARY AND THE POINT OF BEGINNING: SITUATE IN THE NORTHWEST QUARTER OF SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. WRITIEN BY REW CHECKED BY: ARJ I~ 12' 12 115~ Avenue NE Kirkland, Washihgton 98034-9623 425.821.8448' 800.488.0756' Fax 425.821.348 I WWW.triadassQC.com Land Development Consultants THE LANDING LEGAL DESCRIPTlON EXHIBIT TRIAD JOB #06-236 JANUARY 22,2009 \'" "'. '6. "' 0, \'" SCALE: 1" = 50' LOT A AREA = ±2.2J9 SO, FT. LINE TABLE POB LINE LENGTH BEARING L1 15.61' ND9'42'21"E L2 30.00' Nl7'S8'21"W L3 2,97' N72'Ol '39"[ L4 22.63' N44'35'25"W \ CURVE TABLE CURVE LENGTH RADIUS DELTA C1 12.34' 25.50' ~2T4J'52" C2 13.2" 28.50' tF26'33'54" POC 8 THIS EXHiBIT HAS BEEN PREPARED TO ASSIST IN THE INTERPRETATION OF THE ACCOMPANYING LEGAL DESCRIPTION. IF THERE IS A CONFLICT BETWEEN THE WRITTEN LEGAL DESCRIPTION AND THIS SKETCH, THE LEGAL DESCRIPTION Sl-iAll PREVAIl. \ \ 12112 115th Avenue N.E Kirkland, Wosh,ngton 98034-6929 425.821.8448 -800.488.0756 -Fox 425.821.3481 www.triodassoc.com Return Address: City Clerk's Office City of Renton lOSS South Grady Way Renton, WA 980S5 DEED OF DEDICATION Project File#: L U A ClCo -01"] Property Tax Parcel Number: Street Intersection:Grl rvl~Fl ~ rv .,..- Reference Numbcr(s) of Documents assigned or released: Additional reference numbers are on page Grantor(s): Grantee(s): I. Sanctuary at the Landing Owners I. City of Renton, a Municipal Corporation Association, a non-profit Washington Corporation LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page ) N,I@ That portion of Lot B of City of Renton Lot Line Adjustment number LUA-07-0S3 recorded in volume 227 of plats at page 287 records of King County, Washington. Situate in the Northwest Quarter of Section 8, Township 23 North, Range S East W.M. in the City of Renton, King County, Washington. SEE ATTACHED FOR FULL LEGAL DESCRlPTION The Grantor, for and in consideration of mutual benefits conveys, quit daims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Approved and Accepted By: Grantor(s): Sanctuary at the Landing Gran tee( s): City of Renton Owners Association, a non-profit w~~ration ------Ed OJ, .ilfc.e.. i"'(Q s.:d«.,+ Mayor t:f City Clerk lOl d ~~J'Z 3 Hfonns/xxxFRM/AGREElDeed of Dedication -Lot B.doc\ s Page 1 FORM 04 OOOllbh State of California :~~~~ ) ) ) Personally appeared ----:tG;,.L.\,C~!'=_-~~_1_' ... f1A...dU.O"A1C---------'iiame{s)ofSigllCf(Sj --._--_ .. __ ._---- @ SHANNYN DAVE HENKEL • _. Commission # 1837422 ~ .•• Notary Public· Calilornia z' San Diego County J. c ••• eMl ~OTn} 5xeir:s lee t°-}~1 ~ ( Place Notary Seal above Hfonns/xxxFRM/AGREE/Deed of Dedication -Lot B.doc\ FD who proved to me on the basis of satisfactory evidence to be the person~ whose name(n is/aJ;e subscribed to the within instrument and acknowledged to me that he/s~ executed the same in his/her:lttmir signature(j1 on the instrument the person($, or the entity upon behalf of which the personkf) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is tm and correct. Signature(: ..... 1~~~~;;TIi~ Pagel FORM 04 OOOlibh THE LANDING LEGAL DESCRIPTION LOT B TRIAD JOB NO. 06-236 JANUARY 22, 2009 THAT PORTION OF LOT "B" OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-07- 053, RECORDED IN VOLUME 227 OF SURVEYS AT PAGE 287 RECORDS OF KING COUNTY, WASHINGTON, MORE PRECISELY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID LOT "B"; THENCE SOUTH 18'00'30" EAST ALONG THE EAST LINE OF SAID LOT B A DISTANCE OF 70.87 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 18'00'30" EAST ALONG SAID EAST LINE, A DISTANCE OF 139.37 FEET; THENCE NORTH 38'08'15" WEST A DISTANCE OF 24.31 FEET TO A CURVE TO THE RIGHT WHOSE RADIUS POINT BEARS NORTH 51'51'45" EAST, A DISTANCE OF 29.50 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 20'02'42" AND AN ARC DISTANCE OF 10.32 FEET; THENCE NORTH 18'05'13" WEST A DISTANCE OF 73.18 FEET TO A CURVE TO THE RIGHT WHOSE RADIUS POINT BEARS NORTH 71'55'03" WEST A DISTANCE OF 29.53 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 20'13'50" AND AN ARC DISTANCE OF 10.43 FEET; THENCE NORTH 02'09'29" EAST A DISTANCE OF 24.54 FEET TO THE EAST LINE OF SAID LOT "B" AND TO THE POINT OF BEGINNING. SITUATE IN THE NORTHWEST QUARTER OF SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. WRITIEN BY: REW CHECKED BY: ARJ ---;:--.--------~-'-----'-------~---.---------------- /IRkW . ---- 121 '2 !15th Avenue NE Kirkland, Washington 98034-9623 425.821.8448' 800.488,0756' Fax 425.821.3481 \/INIIW.triadaS50c.com Land Development Consultants THE LANDING TRIAD JOB #06-236 JANUARY 22, 2009 LEGAL DESCRIPTION EXHIBIT LINE II L2 CURVE C1 C2 LOT A \ SCALE: 1" = 50' POS LOT B AREA", ±1,136 SO.FT ~ ,,0 \ ~ G'> '" 0, ~ " \ a "' ~ ':, \'S ~- LINE TABLE LENGTH BEARING I 24.54'1 N02"09'29"E I 24.31'1 NJ8'08'15~W CuRVE TABLE LENGTH RADIUS DELTA 10.43' 29.53' "-=20'13'50" 10.32' 29.50' t.-20·02'42" \ -",- THIS EXHIBIT HAS BEEN PREPARED TO ASSIST IN THE INTERPRETATiON OF THE ACCOMPANYING LEGAL DESCRIPTION. IF THERE IS A CONFLICT BETWEEN THE WRITTEN LEGAL DESCRIPTION ANO THIS SKETCH, THE LEGAL DESCRIPTION SHALL PREVAIL. \ I~ 12112 115th Avenue N.E. Kirkland, WaShington 98034-6929 425.821.8448 -800.488.0756 -fox 425.821.3481 www.triadossoc.com - A REET A form is required to be produced and sent with each Deed of Dedication to be recorded. REAL ESTATE EXCISE TAX AFFADA VIT FORM INSTRUCTIONS The REET A form attached is a sample form to be used as an example of how to fill out your original blank REET A form also attached. It is partially tilled out with the information the City requires. Please include this information on the original REET A form you produce. Also include the following information on your new form: (I) Please fill out the Grantor portion of the attached document, (3) Include tax parcel numbers, (4) See deed document, page 1 for brieflegal description, (7) Reason for exemption: Pick one - "Transfer to government for public purpose." or 'Transfer of property to City of Renton for use as public right-of-way." Enter Date of Document. (8) Sign each page and return originals to my attention. Carrie K. Olson City of Renton CEO, 6th Floor 425-430-7235 co]son(G)rentonwa.gov 1055 South Grady Way Renton W A 98057 The City will pay the fees required, do not send money. Thanks. Last Revised: Fcbmary 2011 DATE: TO: FROM: SUBJECT: PLANNING/BUILDING! PUBLIC WORKS DEPARTMENT M E M 0 RAN DUM September 26, 2007 Jan Illian Karen McFarland (X7209)~'i\ FAIRFIELD APARTMENTS, LOTS A & B -DEEDS OF DEDICATION Technical Services staff have reviewed the legal descriptions on the above referenced project and have the following set of comments: • For each description, we ask that indexing information be included at the end of the fulliegal description: "Situate in the Northwest Quarter of Section 8, all in Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington." P :\A11_ Reviews\Lgll)escReviews\fairfieldapts0907j i .doc Carrie Olson From: Sent: To: Ed McCoy [emccoy@ffres.com] Thursday, November 29, 2012 1 :45 PM Carrie Olson Subject: RE: Lakeshore -Reserve/Sanctuary Deeds -REETA Forms Attachments: Sanctuary Excise Tax Affidavit Nov 2012.pdf; Lakeshore Excise Tax Affidavit Nov 2012.pdf Here are both that I will sign and send to you. are ok as is. Ed McCoy Fairfield Residential Company LLC 5510 Morehouse Drive, Ste 200 San Diego, CA 92121 (858) 626-8341 Direct (858) 752-4121 Cell -----Original Message----- From: Carrie Olson [mailto:COlson@Rentonwa.gov] Sent: Thursday, November 29, 2012 12:25 PM To: Ed McCoy Please confirm they Subject: FW: Lakeshore -Reserve/Sanctuary Deeds -REETA Forms I am re-sending this e-mail because I received an undeliverable message. Hopefully it works this time. -----Original Message----- From: Carrie Olson Sent: Thursday, November 29, 2012 12:20 PM To: 'Ed McCoy . Cc: Jan Illian Subject: Lakeshore -Reserve/Sanctuary Deeds -REETA Forms Hi Ed, It is not necessary to include the assessed value of this partial conveyance, you may leave it blank. Your first attempt at filling out this form is perfect. However, I would ask that you fill in the Grantee name under: Name (print) Denis Law, Mayor, and under: Date & city of signing ______________ , Renton. on all pages. Thanks so much. Carrie K.Olson Engineering Specialist Community & Economic Development Dept. 1055 South Grady Way Renton WA 98057 colson@rentonwa.gov 425-430-7235 Office 425-430-7300 FAX 1 -----Original Message----- From: Ed McCoy [mailto:emccoy@ffres.com] Sent: Thursday, November 29, 2e12 1e:S9 AM To: Carrie Olson Cc: Jan lilian Subject: RE: Carrie, Please review attached Affidavit for the Lakeshore (Reserve) property. I want to make sure it is correct before I sign and send back. My primary question is whether we need to show the entire assessed value of $SeMM+ since this is just a partial conveyance. Let me know if any changes need to be made. I will complete the Sanctuary Affidavit once you confirm this one is ok to sign. Thanks, Ed McCoy Fairfield Residential Company LLC S51e Morehouse Drive, Ste 2ee San Diego, CA 92121 (858) 626-8341 Direct (858) 752-4121 Cell -----Original Message----- From: Carrie Olson [mailto:COlson@Rentonwa.gov] Sent: Wednesday, November 28, 2e12 2:5e PM To: Ed McCoy Cc: Jan lilian Subject: FW: Hello Mr. McCoy, Please find attached above a copy of the two deeds we need to record. We have the original signed documents to record. Also find the REETA form instructions and a partially completed form with information to be included on the new REETA form. A blank REETA form is located in the .pdf below. It is important to note that you must fill out this form correctly and print it out then sign it. Once you have closed this document you will lose any information you put in to it. I will use a copy of the full legals to attach to the REETA form from the deeds. http://dor.wa.gov/Docs/forms/RealEstExcsTx/RealEstExTxAffid E.pdf If you have questions, please contact me. Thanks. Carrie K.Olson Engineering Specialist Community & Economic Development Dept. leSS South Grady Way Renton WA 98eS7 colson@rentonwa.gov 42S-43e-723S Office 425-43e-73ee FAX 2 Carrie Olson From: Sent: To: Carrie Olson Thursday, November 29,2012 12:25 PM 'Ed McCoy' Subject: Attachments: FW: Lakeshore -Reserve/Sanctuary Deeds -REETA Forms Lakeshore.pdf I am re-sending this e-mail because I received an undeliverable message. Hopefully it works this time. -----Original Message----- From: Carrie Olson Sent: Thursday, November 29, 2812 12:28 PM To: 'Ed McCoy , Cc: Jan Illian Subject: Lakeshore -Reserve/Sanctuary Deeds -REETA Forms Hi Ed, It is not necessary to include the assessed value of this partial conveyance, you may leave it blank, Your first attempt at filling out this form is perfect. However, I would ask that you fill in the Grantee name under: and under: Date & city of signing _____________ , Renton. on all pages. Thanks so much. Carrie K.Olson Engineering Specialist Community & Economic Development Dept. 1855 South Grady Way Renton WA 98857 colson@rentonwa.gov 425-438-7235 Office 425-438-7388 FAX -----Original Message----- From: Ed McCoy [mailto:emccoy@ffres.com] Sent: Thursday, November 29, 2812 18:59 AM To: Carrie Olson Cc: Jan Illian Subject: RE: Carrie, Name (print) Denis Law, Mayor, Please review attached Affidavit for the Lakeshore (Reserve) property. I want to make sure it is correct before I sign and send back. My primary question is whether we need to show the entire assessed value of $58MM+ since this is just a partial conveyance. Let me know if any changes need to be made. I will complete the Sanctuary Affidavit once you confirm this one is ok to sign. Thanks, Ed McCoy Fairfield Residential Company LLC 1 5510 Morehouse Drive, Ste 200 San Diego, CA 92121 (858) 626-8341 Direct (858) 752-4121 Cell -----Original Message----- From: Carrie Olson [mailto:COlson@Rentonwa.gov] Sent: Wednesday, November 28, 2012 2:50 PM To: Ed McCoy Cc: Jan Illian Subject: FW: Hello Mr. McCoy, Please find attached above a copy of the two deeds we need to record. We have the original signed documents to record. Also find the REETA form instructions and a partially completed form with information to be included on the new REETA form. A blank REETA form is located in the .pdf below. It is important to note that you must fill out this form correctly and print it out then sign it. Once you have closed this document you will lose any information you put in to it. I will use a copy of the full legals to attach to the REETA form from the deeds. http:((dor.wa.gov(Docs(forms(RealEstExcsTx(RealEstExTxAffid E.pdf If you have questions, please contact me. Thanks. Carrie K.Olson Engineering Specialist Community & Economic Development Dept. 1055 South Grady Way Renton WA 98057 colson@rentonwa.gov 425-430-7235 Office 425-430-7300 FAX 2 REAl. 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TRE:\Sl :RFR 'S liSE O;-.lL Y CflU;";T}' !\SSESSOR " IN THE UNITED STATES BANKRUPTCY COURT FOR THE DISTRICT OF DELAWARE PRF 27246-1 CI1Y OF RENTON APR 02 Z010 ---------------------------------------------------------------J{ Ch t II RECEIVEO ap er CI1Y CLERK'S OFFICE In re Fairfield Residential LLC, el al., I Case No. 09-14378 (BLS) s: t<-!i;rt t{.!c"""~ / ,c;:r<; i't: i[4',t; 11-1-.o/1"t"" C4 (Jointly Administered) Debtors. "71/-06" 077 Re: Docket Nos. 530 and 545 ---------------------------------------------------------------J{ NOTICE REGARDING (I) EXTENSION OF (A) DEADLINE TO FILE PLAN SUPPLEMENT DOCUMENTS AND (B) VOTING DEADLINE AND (II) CONTINUANCE OF CONFIRMATION HEARING PLEASE TAKE NOTICE that on March 9,2010, the United States Bankruptcy Court for the District of Delaware (the "Court") entered the Order Granting Motion of Debtors and Debtors-In-Possession for Entl)1 of an Order (AJ Approving Solicitalion and Notice Procedures; (B) Approving Vating and Tabulation Procedures; and (C) Establishing Confirmation Notice and Objection Procedures [Docket No. 545) (the "Procedures Order"). Pursuant to the Procedures Order, the Court, inter alia, (i) set a deadline of March 31, 2010 (the "Plan Supplement Deadline") by which the above-captioned debtors and debtors in possession (collectively, the "Debtors") were to file supplemental documents (the "Plan Supplement") related to The Debtors' Second Amended Joint Plan of Reorganization Under Chapter 11 of the I The Debtors are the following 15 entities (the last four digits of their respective taxpayer identification numbers follow in parentheses): Fairfield Residential LLC, a Delaware limited liability company (8277), Fairview Homes, Inc., a Delaware corporation (9930), FF Development L.P., a Delaware limited partnership (2310), FF Properties L.P., a Delaware limited partnership (5355), Fairview Residential LLC, a Delaware limited liability company (5416), FF Realty LLC, a Delaware limited liability company (5941), Fairfield Financial A LLC, a Delaware limited liability company (7014), FF Investments LLC, a Delaware limited liability company (7066), Fairview Investments LLC, a Delaware limited liability company (9605), Fairfield Affordable Housing LLC, a Delaware limited liability company (7111), FF Development, Inc., a Delaware corporation (2308), FF Properties, Inc., a Delaware corporation (5354), Fairview Residential L.P., a Delaware limited parlnership (9788), Fairview Residential WA LLC, a Delaware limited liability company (9703) and Fairview Residential CA L.P., a Delaware limited partnership (9972). The mailing address of each of the Debtors is 5510 Morehouse Drive, Suite 200, San Diego, California 92121. RLfi 355-487:;'".] Dkt. No. 633 Filed: 3/30110 Bankruptcy Code [Docket No. 530] (the "Plan"), (ii) set a deadline of April 14, 2010 at 5:00 p.m. (Eastern Daylight Time) (the "Voting Deadline") by which parties must cast votes with respect to the Plan, and (iii) set a hearing for 9:00 a.m. (Eastern Daylight Time) on April 22, 2010 (the "Confirmation Hearing") to consider confirmation of the Plan. PLEASE TAKE FURTHER NOTICE that the parties require additional time to complete the Plan Supplement, and therefore must extend the Plan Supplement Deadline to a date to be detennined. In connection with extension of the Plan Supplement Deadline, it is necessary to also extend the Voting Deadline and continue the Confirmation Hearing. PLEASE TAKE FURTHER NOTICE that the Debtors are in the process of working with parties-in-interest to finalize the Plan Supplement, establish revised Plan Supplement and Voting Deadlines, and set a revised date for the Confirmation Hearing. Once such dates are established, the Debtors will file an additional notice setting forth such new deadlines and the date of the Confirmation Hearing. 2 RLfo13554873\',2 , Dated: March 30, 2010 Wilmington, Delaware RLF13S54873v.2 Respectfully submitted, ~ Daniel 1. DeFr schi (DE 2732) Paul N. Heath (DE 3704) Lee E. Kaufman (DE 4877) Travis A. McRoberts (DE 5274) RICHARDS, LA YTON & FINGER, P.A. One Rodney Square 920 North King Street Wilmington, Delaware 19801 Telephone: (302) 651-7700 Facsimile: (302) 651-7701 -and- Richard A. Chesley (lL 6240877) Kimberly D. Newmarch (DE 4340) PAUL, HASTINGS, JANOFSKY & WALKER LLP 191 North Wacker Drive, 30th Floor Chicago, Illinois 60606 Telephone: (312) 499-6000 Facsimile: (312) 499-6100 ATTORNEYS FOR DEBTORS AND DEBTORS IN POSSESSION 3 May 23, 2007 James McConnell ARK Architects, Inc. 11855 Sorrento Valley Road, Suite A San Diego, CA 92121-1313 CITY IF RENTON PlanningiBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator SUBJECT: FAIRFIELD AT THE LANDING REQUEST FOR MINOR AMMENDMENT OF APPROVED SITE PLAN (FILE NO ... _.:,. AJ Dear Mr. McConnell, I am in receipt of your letter and attachments dated April 25, 2007 wherein you request approval of revisions to the approved Site Plan for phase II of the Fairfield at The Landing. Phase II has been renamed the Reserve. The project site is located south of Logan Avenue N and east ofPatkAvenue N. As your letter discloses, the following minor adjustment to the approved site plan is proposed: 1) Revisions have been made to the buildiug coufiguration to achieve more efficiency and better massing, however the unit count and square footage of the project as disclosed in the original site plan application have not changed. Renton Municipal Code Section 4-9-2001, allows minor adjustments to an approved site plan, provided: 1. The adjustment does not involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. The adjustment does not have a significantly greater impact on the environment and facilities than the approved plan; or 3. The adjustment does not change the boundaries of the originally approved plan. Analysis of Request The site plan amendments requested and as shown in your April 25, 2007 submittals have been compared to the Site Plan as approved by the Development Services Division Director on September 5, 2006. The proposed changes to the project include a revision on the layout of the dwelling units and as well revisions to the layout of the open space located within the project such that more units will have views of the open space. The revisions in the layout of the dwelling units and open space areas has resulted in changed to the proposed building elevations, -------------]O-5-5-So-u-fu-O-m-d-y-W-a-Y---R-rn-to-n-,-W-rum--in-g-ro-n-9-80-5-7------------·~ * This paper oontains 50% recycled material. 30% post consumer AHEAD OF THE CURVE May 23,2007 Page 2 however the proposed changed appear to be in keeping with the original design intent of the approved Site Plan, The proposed increase in area would not result in any increase in the area or scale of the development. The proposal would not have a greater impact on the environment and facilities, nor would it change the boundaries of the originally approved site plan. The project site is zoned Urban Center-North 1 (UC-NI), and is also subject to District C of the Urban Center Design Regulations. All applicable setback, lot coverage; and landscaping standards would be achieved. Decision Based on staff s analysis, I have determined the proposed revisions are within the parameters defined by the Renton Municipal Code. Therefore, the proposed amendments to the site plan are approved subject to the following condition: I. One 8 Y, x II inch PMTof a final site. plan,shall be submitted to the Development Services Divisionprojectrrtanager. This detennination will be final unless a written appeal ofthis administrative determination -accompanied by therequixed $75,00 filing fee -is filed with the City'S Hearing Examiner within 14 days oftlle date ofthis decision. Should you have any questions regarding. this detennination or the requirements discussed in this letter, please contactJillDing, Senior Planner, at (425) 430-7219. Sincerely, Neil Watts, Director Development Services Division ee: LUA-06-077, SA:A Jennifer Henning Jill Ding Parties of Record ! , ~ " ! ;; i; ~ , l , i h ! ii li i I i , I' , 'i!i'l ! !" I ! Ii It I -, I I .. , J i ! I I I I ; ! ! 1" I !! , . , , ! II II! III 11 , hi III . , , , III if , I ' , " . : :H,:I D·, :1" ~!~l, ~~ (.- Q I .. ·]1 I . k i' ' , I i' , 'I u \ z " ~ S " 0 \ Ceo \ W' ~ 1-s: " > \ Vi ,..: < ->< \ r '" z , <: 0 \ " r \ ~ ::0 0 \ \ z , '"' = \ • ~ \ • U < ~ z • I \ 0 <: I " </l Z • 0 r " z ~ • < \ \~ .* \ \ \ .. \ \ c\ . ,\ \ . \ . \ \ \ \ \ .~\1YOfR£lllOl'l \ il~CEWeO \ \ \ ,\~ .' i~06_ i .. \ Ii ~ <./ ,,\ " ct:.) ... ilJ Ilj)\NG{)M8ION \' \), 1"'''liiil~ •• ~", I liiy::!i!!IJ, CITY OF RENTON PLANNING / BUILDING / PUBLIC WORKS MEMORANDUM Date: October 13, 2006 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. -.-.-,,~ .. ----~ -... '."-~'~-.~. ~~"".--... ~--... ~,---",---.-" .. , Project Name: The Landing Fairfield Residential Site Plan LUA (file) Number: LUA-06-077, SA-A Cross-References: LUA05-136; LUA06-004; LUA06-057; LUA06-068; LUA06·0ll AKA's: Project Manager: Jill Ding , Acceptance Date: July 26, 2006 i Applicant: Dan Milich -Fairfield Residential , Owner: Transwestern Harvest Lakeshore LLC , Contact: Dave Robertson -Triad AssOCiates PID Number: 0886600020 ERC Decision Date: , , ERC Appeal Date: Administrative Approval: September 5, 2006 Appeal Period Ends: September 19, 2006 I Public Hearing Date: • Date Appealed to HEX: ! By Whom: I HEX Decision: Date: , Date Appealed to Council: I I By Whom: l , Council Decision: Date: , I Mylar Recording Number: i Project Description: Applicant is requesting Administrative Site Plan approval for the constructio ~ i I of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet ( . commercial space within four 6-story buildings, The subject property is located within the Urbc n, I Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. n ~! project area totals 7.83 acres in area and is currently vacant. The project was previously revlewE I and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval h, fs I i been granted on the subject property under (LUA06-068). I Location: N of N 10th , S of Logan Ave N, E of Park Ave N, & W of Garden l Ave N I ! Comments: I ! ! I , , ",~, ~-.~",-,-",.-~., ..... ,,~-....... --.--.. ......... ,-~ .. •• ,~ ..... _.",·, •• ·'_.~ __ ~. __ ... CH __ ., ....... ___ ,_, ....... '-"'_'-;"'''' ....,--.-~.). Dave Robertson Triad Associates 12112 115th Avenue NE Kirkland, WA 98034 tel: (425) 821-8448 PARTIES OF RECORD THE LANDING FAIRFIELD APTS LUA06-077, SA-A Dan Milich Fairfield Residential 5510 Moreholess Drive ste: #200 Transwestern Harvest Lakeshore LLC eml: drobertson@triadassoc.com ( contact) San Diego, CA 92121 tel: (858) 626-8335 (applicant) A Delaware Limited Liability Co. 8214 Westchester Drive ste: #650 Dallas, TX 75225 tel: (214) 369-0860 (owner) Thomas & Doris Taylor 16383 SE 48th Drive Bellevue, WA 98006 (party of record) Updated: 09/21/06 (Page 1 of 1) ------------ Kathy Keolker, Mayor October 13. 2006 Dave Robertson Triad Associates 12112 1151h Avenue NE Kirkland. WA 98034 CITY )F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator SUBJECT: The Landing Fairfield Residential Site Plan LUA06-077, SA-A Dear Mr. Robertson: This letter is to inform you that the appeal period ended on September 19, 2006 for the Administrative Site Plan approval for the above-referenced project. No appeals were filed on the Administrative Site Plan approval and this decision is final. therefore, the appropriately required permits may proceed. As a reminder the applicant must comply with all Site Plan Conditions of approval outlined in the Report and Decision dated September 5, 2006. If you have any questions, please feel free to contact me at (425) 430-7219. Sincerely, ~.' 1{, l2(J' Jill K, Ding Senior Planner cc: Transwestern Harvest Lakeshore LLC I Owner Dan Milichl Applicant Thomas & Doris Taylor I Parties of Record ----------lO-5-5-S0-u-ili-Gm--d-y-W-a-y---R-en-to-n-.-W-~-h-in-~-on-9-80-5-5-------~ AHEAD OF THE CURVE CITY F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator September 12. 2006 Dave Robertson Triad Associates 12112115thAvenue NE Kirkland. WA 98034 Subject: The Landing -Fairfield Apartments LUA06-077. SA-A Dear Mr. Robertson: Please find attached comments from the Police Department regarding crime prevention. Please contact me at (425) 430-7219 if you have any questions. Sincerely. J:::.11:J/-0'! Jill K. Ding U Senior Planner cc: Transwestern Harvest Partners / Owner Dan Milich -Fairfield Residential/Applicant -------------10-5-5-So-u-m-G-r-ad-y-w-a-y---R-~-ro-n-.W--M-h-in-~-on--9-80-5-5------------·~ * Thispapercontains 50%recyc!ed material, 30% post consumer AHEAD OF THE CURVE REPORT City of Renton & Department of Planning / Building / Public Works DECISION ADMINISTRA TlVE LAND USE ACTION DECISION DA TE: September 5, 2006 Project Name: The Landing Fairfield Residential Site Plan Owner: Transwestern Harvest Lakeshore LLC, 8214 Westchester Drive ste 650, Dallas, TX 75225 Applicant: Dan Milich, Fairfield Residential, 5510 Moreholess Drive ste 200, San Diego, CA 92121 Contac/: Dave Robertson, Triad Associates, 12112 115'" Avenue NE, Kirkland, WA 98034 File Number: LUA06-077, SA-A Project Manager: Jill K. Ding, Senior Planner Project Description: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 multi-family dwelling units and 15,000 square feet of commercial space within four 6-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). Project Location: North of N lOt" Street, south of Logan Avenue N, east of Park Avenue N, and west of Garden Avenue N Exist. Bldg. Area SF: NIA Proposed New Bldg. Area: 938,000 sq. ft. Site Area: 7.83 acres Total Building Area SF: 938,000 sq. ft. Project Location Map sA·A06-0n.doc City of Renton PIB/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 2 of 22 II PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant is requesting Administrative Site Plan Review in order to construct approximately 923,000 square feet of residential and 15,000 square foot of retail within four buildings 6-story buildings, Each of the buildings would contain 5-stories of residential over two levels of structured parking including a total of 1,600 parking stalls, The subject site encompasses 7.83 acres and is bounded by Logan Avenue N on the north, Garden Avenue N on the east, Park Avenue N on the west, and N 10th Street on the south. A Master Plan was approved on the subject site under a separate file (LUA05-136) dated May 19, 2006. The subject site was previously subdivided via an approved and recorded Binding Site Plan (file no. LUA 04-081), which created 4 parcels (Lots 1-4). The proposed project would develop Lot 2 of that Binding Site Plan. A Lot Line Adjustment has been approved and recorded adjusting the lot lines between Lots 2, 3, and Tract D (file no. LUA06- 004) of the Binding Site Plan. In addition, a short plat has been approved under a separate application subdividing the site into two lots (LUA 06-068), Tract D has been dedicated to the City of Renton for the right-of-way of N 1 ath Street. The proposed project would be constructed in two phases (a north phase and a south phase). The previously approved short plat provides the boundaries for the phasing program. Two buildings are proposed to be constructed in each phase. The southerly phase of the project includes about 15,000 square feet of street level retail primarily facing Park Avenue N with some frontage return on N 10th Street. Each phase includes a two story Clubhouse and Leasing Office of approximately 6,000 square feet adjoining a swimming pool and spa deck, this is in addition to the common open space serving the units facing inward, which has been designed to provide light and air as well as focal pOints and a place for gathering on different occasions. Both phases of the proposal have their primary pedestrian and vehicular access points located off of a proposed internal private drive, which bisects the site from east to west providing a connection from Park Avenue N to Garden Avenue N. There are secondary vehicular access points on Garden Avenue N serving both phases, and an additional entrance to and exit from the southerly phase to better serve the retail space. The architectural theme of the project is modern with an undertone of industrial architecture in response to the previous industrial and manufacturing use that was present when Boeing occupied the subject property. It is also in response to the existing industrial uses occupying surrounding properties in the vicinity and the proposed industrial design for The Landing retail center, located to the south and west of the proposed project. The overall massing is designed to resemble a city block, which is usually comprised of smaller ownerships with different buildings and a common theme establishing a sense of neighborhood. The proposed residential component of The Landing Master Plan creates an urban edge defining the Master Plan Development by taking advantage of its scale, massing, space corridors and building placements and by functioning as the gateway to The Landing. II PART TWO: ENVIRONMENTAL REVIEW An Environmental Impact Statement (EIS) was completed in October of 2003. A consistency analysis was prepared by Blumen Consulting Group, Inc., dated May 8, 2006, which reviewed the project's consistency with the EIS, and concluded that it met the conditions and calculated impacts associated with the range of development alternatives analyzed in the EIS. II PART THREE: ADMINISTRATIVE LAND USE ACTION -REPORT & DECISION A. Type of Land Use Action xx Site Plan Review Shoreline Substantial Development Permit Conditional Use Binding Site Plan Special Permit for Grade & Fill Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit 1: Yellow file containing: application, proof of posting and publication and other documentation pertinent to this request. Exhibit 2: Neighborhood Detail Map. Exhibit 3: Master Site Plan (dated 6/16/06). SA-A06·077.doc City 01 Renton PIBlPW Department The Landing Fairfield Residential Administrative Site Plan Staff Report LUA06-077, SA-A REPORT AND DECISION OF September 5. 2006 Page 3 0122 Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Ground Level Site Plan (dated 7/12/06). Site Plan of Southwest Portion of Site (dated 7/12/06) Podium (Residential) Level Site Plan (dated 7/12/06) Landscape Plan of South Phase (dated 6/21/06) Landscape Plan or North Phase (dated 6/21/06) Representative Courtyard Landscape Plan (dated 6/21/06) Plant List (dated 6/21/06) Buildings I and II South, Park Avenue N & Private Drive Elevations (dated 6/16/06) Buildings I and II South, Garden Avenue N & N 10th Street Elevations (dated 6/16/06) Buildings I and II North. Garden Avenue N & Logan Avenue N Elevations (dated 8/24/06) Buildings I and II North, Park Avenue N and Private Drive Elevations (dated 8/24/06). Building Cross Sections (dated 6/16/06) Proposed Mechanical Screen (dated 7/17/06) Building I North Floor Plan (dated 6/16/06) Building I South Floor Plan (dated 6/16/06) Building II North Floor Plan (dated 6/16106) Building II South Floor Plan (dated 6/16/06) Zoning Map Sheet E4 west Yo! (dated 2/16/06) Development Services Division InterpretationlPolicy Decision regarding Maximum Setbacks required in the UC-Nl zone (dated 7/17/2006). C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers: 1. Conformance with the Comprehensive Plan, its Elements and Policies; The consistency analysis prepared by Blumen Consulting GrouP. Inc., dated May 8, 2006, included an assessment of the project's consistency with the City's Comprehensive Plan, and found the project to be consistent with the relevant Comprehensive Plan requirements. The Comprehensive Plan Land Use Map designation for the site is Urban Center North (UC-N). The Comprehensive Plan Land Use Map designation for the project property is Urban Center North. The purpose of the UC-N is to redevelop industrial land for new office, residential. and commercial uses at a sufficient scale to implement the Urban Centers criteria adopted in the Countywide Planning Policies. This portion of the Urban Center is anticipated to attract large-scale redevelopment greater than that in the Urban Center- Downtown, due to the large available land holdings under single ownership. In addition, this new development is expected to include a wider group of uses including remaining industrial activities, new research and development facilities, laboratories, retail integrated into pedestrian-oriented shopping districts, and a range of urban-scale mixed-use residential, office and commercial uses. The following Comprehensive Plan policies are applicable to the proposal: Policy LU-202. Locate and design commercial uses within a residential mixed-use development in a manner that preserves privacy and quiet for the residents. The proposed commercial uses within the project would be located on the western ground floor of the facade of the southwest building (Building I South) with the residential units above the commercial uses. which provides a separation between the commercial and residential uses. Policy LU-206. Design focal points to include a combination of public areas such as parks or plazas, architectural features such as towers, outstanding building design, transit stops, or outdoor eating areas. These features should be connected to pedestrian pathways if possible. Two large open space plazas are proposed within the development between the buildings proposed on the north and south phases, the plazas would connect to the sidewalks proposed along the private street, which bisects the site connecting Garden Avenue N and Park Avenue N. Policy LU-209. Locate parking for residential uses in the mixed-use developments to minimize disruption of pedestrian or auto access to the retail component of the project. The parking for the proposal would be SA-A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 4 of 22 located in two levels of parking underneath the buildings. The primary access to parking would be located off of the proposed private street, away from the retail development located along Park Avenue N, which would eliminate any disruption of access to the retail development. Policy LU-210, Connect residential uses to other uses in the Center through design features such as pedestrian access, shared parking areas, and common open spaces. The proposed Fairfield Residential would be connected to The Landing shoppin\l, center to the south and west of the proposal through gedestrian cross walks across Park Avenue Nand N 10 Street at the intersection of Park Avenue Nand N 10 h Street. In addition, a stop light is progosed to be constructed at that intersection to further aid pedestrians in crossing the Park Avenue Nand N 10 h Street to access the other portions of The Landing Development. Policy LU-265, Support a more urban intensity of development (e.g. building height, bulk, landscaping, parking standards) than with land uses in the suburban areas of the City outside the Urban Center. The proposal is a more urban form and scale of development. The proposed buildings would be 5-stories of residential with two levels of under building parking. The bulk of the buildings have been treated through the use of vertical and horizontal modulation and articulation. Landscaping is proposed throughout the site to provide additional cohesiveness to the site design and the development while screening other less appealing aspects of the development. Policy LU-269. Co-locate uses within a site and/or building in order to promote urban style, mixed-use development. The proposal would include retail uses on the ground fioor on the western fac;:ade of the southwest building (Building I South) with 5-stories of residential above, which is a mixed-use development. Policy LU-272. Support uses that serve the region, a sub-regional, or citywide market as well as the surrounding neighborhoods. The proposed retail portion of the development would serve the residents as well as any pass-by shoppers. Policy LU-2BO. Use a hierarchy of conceptual plan, master plan and site plan review and approval to encourage the cohesive development of large land areas within the Urban Center. Incorporate integrated design regulations into this review process. The proposal has received conceptual and master plan approval. The proposal would develop a 7.83 acre site and will be required to comply with the adopted design regulations. Policy LU-2BB, Orient buildings to streets to emphasize urban character, maximize pedestrian activity and minimize automobile use within the District. The buildings are oriented such that residential units would front on the surrounding streets and parking would be located underneath the buildings. In addition a ground level retail area is proposed to front on Park Avenue N. The proposed building layout would emphasize an urban character of development. Policy LU-303, Encourage pedestrian-oriented development through master planning, building location, and design guidelines. The proposed development has pedestrian-oriented components including retail buildings with store fronts located adjacent to the sidewalk. In addition, cross walks and street lights are proposed, which would provide pedestrian access to the surrounding retail components of The Landing. Policy LU-304, Support urban forms of setback and buffering treatment such as: a) Street trees with sidewalk grates, b) Paving and sidewalk extensions or plazas, and c) Planters and street furniture. The proposed development incorporates street trees, coordinated paving and sidewalk extensions, plazas, planters, and street furniture around the perimeter and within the development. Policy LU-312. Support the co-location of uses within a site and/or building in order to promote urban style mixed-use (commerciallretail/officelresidential) development. The proposal would result in the construction of a mixed-use development with retail on the ground fioor of the southwest building (Building I South) and 5- stories of residential above the retail. SA·A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 2. Conformance with existing land use regUlations; Administrative Site Plan Staff Report LUA06-077, SA-A Page 5 0(22 The subject site is designated Urban Center -North 1 (UC-N1) on the City's Zoning Map. The proposed residentiallretail mixed-use development is a permitted use within the UC-N1 zone. The compliance of the proposal with the development standards of the UC-N1 zone is addressed below: Density -The UC-N1 zone permits a density range between 20 and 85 dwelling units per acre. Density for flats may be increased up to 150 dwelling units per net acre provided that ground-fioor commercial uses are incorporated into the structure. The proposed development would incorporate 15,000 square feet of retail space within the ground fioor of the development; therefore a maximum density of 150 dwelling units per acre may be permitted. Net density is a calculation of the number of housing units divided by the net lot area. The proposal for 885 units on the subject site would result in a net density of 113 dulacre (885 units I 7.83 acres = 113 dulacre), which is within the density range permitted in the UC-N1 zone. Lot Coverage -The UC-N1 zone allows building coverage at a maximum of 90 percent of the lot area or 100 percent of the lot area if parking is provided within the building or within a parking garage. All onsite parking would be provided within a parking garage; therefore the proposal may achieve a maximum building coverage of 100 percent of the lot area. Based on the overall site area (341 ,075 square feet), the proposed 253,242 square foot building footprint (135,662 square feet on the north phase + 116,580 square feet of on the south phase = 253,242 square feet) would result in a 74 percent building lot coverage, which is below the maximum coverage allowed in the UC-N1 zone. Setbacks -There are no minimum front, side, side yard along a street, or rear setbacks required. A maximum 5-foot front and side yard along a street setback is required. The Director of Development Services issued a Determination (Exhibit 22), which states that the maximum front yard and side yard along street setbacks may be altered through the Site Plan Review Process without the need for a variance, which would be consistent with maximum setback requirements applicable in other commercial zones within the City of Renton. The purpose of the maximum setback requirement is to foster a pedestrian-oriented development. The proposed development incorporates pedestrian-oriented elements within and around the development (such as street furnishings, coordinated paving, awnings, etc.). In addition, the retail that is proposed along the west fac;:ade of the southwest building (Building I South) is oriented such that it would abut the proposed sidewalk. Pedestrian pathways are proposed to connect the building entrances directly to the sidewalks surrounding the project site. Due to the pedestrian-oriented elements included in the development, it would appear that the proposal has complied with the intent of the UC-N1 zone and the front and side yard along a street maximum setback may be increased. Staff recommends approval of the proposed setbacks as shown on the submitted site plan. Landscaping -The UC-N1 zone requires that all setback areas from a public street be landscaped. The submitted landscape plan proposes to landscape all of the setback areas with a variety of trees, shrubs, and ground cover. See additional landscaping discussion below under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. Height -The UC-N1 zone allows a maximum building height of 10 stories along primary and secondary arterials. The proposed development would result in the construction of 4 6-story buildings with a maximum height of approximately 68 feet, which is less than the 1 O-story maximum height permitted. ScreeninglRefuse and Recyclable Areas -The applicant submitted a mechanical rooftop equipment screening detail, a pre-fabricated roof screen, which would screen the rooftop equipment from view, such that a person standing 150 feet away from the building would not be able to see the rooftop equipment. The retail portion of the development within Building I South requires a minimum of 5 square feet per every 1,000 square feet of building gross fioor area for recyclables deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross fioor area for refuse deposit areas. Based on the proposal for 15,000 square feet of gross retail fioor area, the project would require a minimum of 75 square feet of recyclables deposit areas and 150 square feet of refuse deposit areas. The residential portion of the development requires a minimum of 1.5 square feet per dwelling unit for recycling deposit areas and 3 square feet per dwelling unit for refuse deposit areas. Based on the proposal for 885 dwelling units a minimum of 1,327.5 square feet of recyclable deposit areas and 2,655 square feet of refuse deposit areas would be required for a total of 3,982.5 square feet. The applicant's proposal includes a total of 1,448 square feet of refuse and recycling deposit areas, which is less than the minimum 3,982.5 square feet required. A modification from the City's refuse and recycling deposit area requirements has been requested to allow the proposed 1,448 square feet of combined refuse and recycling deposit areas. The applicant indicates that the refuse and recycling system would be as follows: SA-A06-077.doc City of Renton PIBIPW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 60'22 there would be two trash rooms provided per residential fioor, each of the rooms would contain a trash chute and a recycling chute. This trash room would be the extent of the resident interaction with the refuse system, The chutes would terminate on the P1 level of the parking garage. The refuse chute terminates in a compactor with an attached 2 yard bin, while the recycling chute terminates in a 2 yard bin with no compaction. At the designated pick-up times, the property management would tow the bins to the exterior of the building to a location approved by the City and Waste Management to be emptied, and would then return the bins to the chute termination rooms. The retail tenants would also leave their refuse and recyclables in a trash room that would be emptied by the property management into the refuse compactors and recycling bins in the parking garage. Section 4-4-090F of the Refuse and Recycling Deposit Area requirements allows the Development Services Division to grant modifications from the refuse and recycling deposit area standards for individual cases provided that the modification meets the following criteria (pursuant to RMC 4-9-250D2): a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; The requested refuse and recycling deposit area modification would implement the policy direction of the Comprehensive Plan as it would allow for the development of the proposed Fairfield Residential, which is a large scale residential development with 15,000 square feet of retail. In addition, the proposed modification would provide sufficient area for refuse and recyclables deposit areas in a smaller area due to the proposal to utilize trash compactors as opposed to standard dumpsters. In addition, the refuse and recycling deposit areas would be contained within the parking garage and out of site from surrounding properties and public rights-of-way. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; The proposed modification would meet the objectives of the refuse and recycling deposit area requirements, through the provision of adequate area for the deposit of trash and recyclables with the utilization of trash compactors as opposed to standard dumpsters, which would require more area. c. Will not be injurious to other property(s) in the vicinity; The proposed reduction in the refuse and recyclable deposit area requirements would not be injurious to other properties in the vicinity as the proposed deposit areas would be fully contained onsite within trash rooms in the under building parking garage. d. Conform to the intent and purpose of the Code; The proposed modification would conform to the intent and purpose of the refuse and recyclable deposit area regulations as previously stated above under subsection b. e, Can be shown to be justified and required for the use and situation intended; and The applicant's proposed modification is justified due to their proposal to utilize trash compactors as opposed to standard dumpsters. The modification is required to allow for the refuse and recyclable deposit areas to remain fully contained within the buildings. If the applicant is required to comply with the City's requirements, the refuse and recyclable deposit areas would likely have to move outside or a reduction in the number of parking spaces provided within the parking garages would occur. f Will not create adverse impacts to other property(s) in the vicinity. It is not anticipated that the proposed reduction in the area required for the refuse and recyclable deposit areas would be create any adverse impacts to other properties in the vicinity as the deposit areas are fully contained within the proposed buildings. Staff has reviewed the refuse and recyclable deposit area modification request; the approval of the modification would appear to comply with modification criteria. Staff recommends approval of the applicant's modification request to reduce the total required refuse and recyclable deposit area to 1,448 square feet. Pedestrian Connections -All development in the UC-N1 zone is required to provide pedestrian access per the pedestrian regulations outlined in the Urban Center Design Overlay regulations (RMC 4-3-100), See discussion below under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. SA-A06-o77.doc City of Renton PIB/PW Department The Landing Faltfleld Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 7 of 22 Parking -The parking regulations require a specific number of off-street parking stalls based on the amount of square footage dedicated to certain uses. Retail uses are permitted a maximum of 0.4 parking spaces per 100 square feet of net floor area. Attached residential dwelling units in the UC-Nl zone require 1.8 spaces per 3 bedroom or larger dwelling unit; 1.6 spaces per 2 bedroom dwelling unit; and 1.2 spaces per 1 bedroom or studio dwelling unit. The proposed 15,000 square foot retail space would be permitted a maximum of 60 parking spaces. The residential portion of the development would have 70 2 bedroom dwelling units and 340 1 bedroom dwelling units on the north phase and 1502 bedroom dwelling units and 290 1 bedroom dwelling units on the south phase. Therefore, 520 parking spaces would be required on the north phase and 648 parking spaces (588 parking spaces for residential and 60 spaces for retail) would be required on the south phase for a total of 1,168 parking spaces. The proposed development would include 843 parking spaces on the north phase and 776 parking spaces on the south phase, which exceeds the number of parking spaces required. The applicant's proposal to exceed the maximum number of parking spaces may be approved through a modification to the Parking Standards from the Development Services Division in accordance with RMC 4-4-080K.2 provided the applicant has provided written justification that the modification request complies with the modification criteria outlined in RMC 4-9-250D. Therefore, staff recommends as a condttion of approval that a written modification request addressing the modification criteria outlined in RMC 4-9-250D be submitted to the Development Services Division project manager for review and approval prior to the issuance of a building permit. No more than 50% of the structured parking spaces provided may be compact spaces and a minimum of 2 percent (17 spaces on the north phase and 16 spaces on the south phase for a total of 33 spaces) are required to be handicap accessible. The applicant has proposed 35 percent of the provided spaces as compact spaces on the north phase and 39 percent of the provided spaces as compact spaces on the south phase, which is less than the maximum number of compact spaces permitted. In addition the applicant has proposed 33 total handicap accessible parking spaces or 2 percent, which complies with the handicap accessible stall requirements. All code required spaces must comply with the dimensional requirements of the parking regulations. The parking stall dimensions required for standard structured parking stalls are 8 feet 4 inches wide by 15 feet in length and the dimensions required for compact structured parking stalls are 7 feet 6 inches wide by 12 feet in length. An aisle width of 24 feet is required for 90 degree parking stalls. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent 8-foot wide access aisle for van accessible spaces. The applicant has proposed structured parking stalls with the following dimensions: standard stalls would be 8 feet 4 inches wide by 18 feet in length and compact stalls would be 7 feet 6 inches wide by 15 feet in length, which exceeds the minimum length required for structured parking stalls. A 24-foot wide drive aisle is proposed adjoining the standard stalls and a 21-foot wide drive aisle is proposed adjoining the compact stalls. The proposed 21-foot drive aisle adjoining the compact stalls is 3 feet less than the minimum 24-foot drive aisle required. The applicant has requested a modification from the 24-foot aisle width requirement adjoining the compact parking stalls. The applicant contends that the additional 3 foot length proposed for the compact stalls combined with the 21-foot aisle width would maintain a 24-foot back out area for the compact vehicles, which would implement the intent of the parking regulations. Section 4-4-080Fd of the parking standards allows the Development Services Division to grant modifications from the parking standards for individual cases provided that the modification meets the following criteria (pursuant to RMC 4-9-250D2): a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; The requested parking modification would implement the policy direction of the Comprehensive Plan as it would allow an increased compact stall length in exchange for a reduced drive aisle width while maintaining a 24-foot back-out area for vehicles. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; The proposed parking modification would meet the objectives of the parking requirements, through the provision of compact stalls that would exceed the length required by three feet in exchange for a three-foot SA-A06-077.doc City of Renton PIB/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page Bot 22 reduction in the required aisle width down to 21 feet while maintaining a 24-foot back-out area for vehicles. In addition, the applicant has proposed fewer compact stalls (35 percent on the north phase and 39 percent on the south phase) than the maximum of 50 percent permitted by the parking regulations. c. Will not be injurious to other property(s) in the vicinity; The proposed 3-foot reduction in the aisle width abutting the compact stalls within the parking garage would not be injurious to other surrounding properties in the vicinity. d. Conform to the intent and purpose of the Code; The proposed modification would conform to the intent and purpose of the parking regulations as previously stated above under subsection b. e. Can be shown to be justified and required for the use and situation intended; and The justification for the 3-foot reduction in the aisle width abutting the compact stalls within the parking garage is justified as the applicant has proposed to increase the length of the compact stalls by three feet, which would maintain a 24-foot back-out area for vehicles. g. Will not create adverse impacts to other property(s) in the vicinity. It is not anticipated that the proposed 3-foot reduction in the drive aisle width abutting the compact spaces would create any adverse impacts to any properties in the vicinity. Staff has reviewed the parking modification request; the approval of the modification would appear to comply with modification criteria. Staff recommends approval of the applicant's parking modification request for a 3- foot reduction in the drive aisle width down to 21 feet abutting the compact stalls. All other aisle widths proposed meet or exceed the minimum aisle widths of 24 feet required. Signs -No sign information has been submitted with the application materials. All signage will be required to comply with the City's Sign Regulations and the Urban Center Design Regulations. 3. Mitigation of impacts to surrounding properties and uses; The proposed project would redevelop an existing vacant site that was surplussed by the Boeing Co. The surrounding property to the north is utilized for a parking lot owned by the Boeing Co., the properties to the west and south are existing vacant sites proposed to be developed with the retail portion of The Landing development, the property to the east is developed with an existing Fry's electronics retail store. The proposed project would utilize industrial materials like corrugated metal, wrought iron, concrete and brick, which would tie the development to the property's industrial past as well as result in a development that fits with the existing industrial and commercial uses in the project vicinity. To mitigate for the visual impacts of the roof top equipment from neighboring properties and public rights-of- way, screening is required. The applicant has submitted a roof top mechanical equipment screening detail, which would utilize a prefabricated roof screen. To provide a transition to the surrounding uses and to the street, the proposed buildings would have residential units facing all of the surrounding streets, which results in each fa<;ade of the building having the appearance of being the "front" fa9ade. In addition, the buildings would have minimal setbacks from the adjacent sidewalk. The proposed setback areas would be landscaped and direct pedestrian connections, composed of scored paving, have been provided from the building entrances to the sidewalks within the public rights-of-way. In addition, to transition to The Landing retail development located across the street to the west and south of the project site, the applicant has proposed retail uses on the western fa9ade of the ground floor of Building I South. The proposed development includes the construction of four 6-story buildings. Two buildings are proposed on the north phase and two buildings are proposed on the south phase and would be separated by a private street bisecting the site from east to west. Each of the proposed buildings is roughly the same size as the others and they are evenly spaced such that the development would create a balanced site plan where the bulk and scale of the buildings would result in a complementary design. Parking and service areas would be located within the under building parking garages, resulting in a more efficient site design. The proposal to locate the parking and service areas would result in the buildings being oriented to face each surrounding street frontage, which would result in an urban site design. Landscaping is proposed around the perimeter of the proposed buildings to screen the visible portions of the parking garages. SA-AOS-077.doc City of Renton PIBIPW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5. 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 90f22 There are potential short-term impacts to adjacent businesses (e.g., noise), which would result from the construction of the project. These impacts would 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, activity, and noise associated with a multi-family residential 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 proposal would locate the buildings on each of the four corners of the rectangular shaped site. The proposed site plan includes courtyard areas on the north and south phases, which would include a 6,000 square foot clubhouse, swimming pool, spa, and barbecue. The courtyard areas would be paved with scored concrete and would be landscaped with a variety of trees, shrubs, and ground cover. In addition to the larger courtyards available to each of the phases, smaller courtyards are proposed within the central portions of each of the buildings. These courtyards would also be paved with scored concrete and would be landscaped with a variety of trees, shrubs, and groundcover. Seating would be available throughout the proposed courtyard areas. The location of the courtyard areas within the central portion of the buildings as well as the central portion of the site would create a sense of privacy for the residents of the development and would reduce the noise impacts a residential development could have on surrounding properties. In addition, the open courtyard areas would also create a sense of openness within the interior of the project site and would avoid an over- concentration of structures. Landscaping is proposed around the perimeter of the site and within the courtyard areas interior to the project site. The proposed landscaping would allow for some infiltration of stormwater, enhances the aesthetics of the site, and provides a screen from the exposed portions of the parking garage. Consideration was given to the location of buildings and landscaping to ensure that the proposal would not generate excessive shade within the site and onto adjoining properties. The buildings were oriented with a central courtyard area on both phases running from north to south, which would allow natural light into the site from the south and prevent excessive shading within the site. The proposed development would result in some shading of the property located to the east of the subject site across Garden Avenue N, however it is not anticipated that the proposal would result in over shading of that property as it is currently a vacant parking lot with a proposal to construct a Lowe's hardware store. Staff has reviewed the submitted landscape plan to ensure that appropriate plant species are proposed that should thrive in areas that receive more sun or more shade. 5. Conservation of area-wide property values; The proposal would allow existing surrounding uses to continue operating in their present locations. The proposal is antiCipated to enhance property values in the vicinity by converting an under utilized vacant site into a mixed-use residential development. 6. Safety and efficiency of Vehicle and Pedestrian Circulation; Both phases of the project would have their primary pedestrian and vehicular access off of the internal private street bisecting the site from east to west connecting Park Avenue N to Garden Avenue N. There are secondary vehicular access points off of Garden Avenue N to both phases, and an additional entrance to and exit from the southerly phase off of N 1 ath Street to better serve the retail space. In addition to the street level pedestrian lobbies located within the clubhouses serving as primary access to the site for pedestrians, a network of fire exit stairs would connect all floors of each building directly to the surrounding perimeter sidewalks, creating multiple pedestrian connections. 7. Provision of adequate light and air; The proposed building is designed appropriately to allow adequate light and air circulation to the building 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. The City's lighting regulations require that all building lights be directed onto the building itself or to the ground immediately below and that the light not be visible above the roof line of the building. A lighting plan was not submitted with the site plan materials. Therefore, staff recommends as a condition of approval that a lighting plan be submitted with the building permit application for review and approval by the Development Services Division project manager for review and approval. SA·A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential Administrative Site Plan Staff Report LUA06-077, SA-A REPORT AND DECISION OF September 5, 2006 Page 10 of 22 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, would be mitigated by the applicant's construction mitigation plan and code requirements for the use of Best Management Practices. The proposal may generate some noise and odor that do not currently exist on the subject property. The noise and odor generated would be that which is typically associated with a large scale mixed-use residential development. Any air emissions generated by the proposal would be governed by federal and state clean air regulations. Noise generated by the project would be governed by the City's noise regulations. 9. Availability of public services and facilities to accommodate the proposed use; There is an existing 12-inch water main in Garden Avenue N. Pressure in the vicinity is approximately 125 psi. The proposal is located within the 320 pressure zone and is outside an Aquifer Protection Zone. Derated fire flow available in the vicinity is 5,500 gpm. The extension of approximately 650 feet of 12-inch water main within the proposed private street connecting Park Avenue N to Garden Avenue N is required. The preliminary fire flow calculation is undetermined at this time; additional information is required by the Fire Department to provide the fire flow calculation. One hydrant for every 1,000 gpm is required by the Fire Department. One hydrant is required within 150 feet of the structures and additional hydrants will be required within 300 feet of the structures. Fire hydrants will be required to be installed along the new 12-inch water main within the private street. A fire sprinkler system is required by the Fire Department. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. A Water System Development Charge (SDC) of $1,038,990 is owed on this site. The rate is based on 885 units x $1,174.00 per unit. This is payable at the time the utility permit is issued. There is an existing 8-inch sewer main in Garden Avenue N. A sewer main extension is not required. The City will provide a 1O-inch sewer stub to the site off of N. 10'" Street as part of the infrastructure to be installed for The Landing development. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains, which will be installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. Strip drains will be required. A Sewer System Development Charge (SDC) of $539,850 is owed on this site. The rate is based on 885 units x $610 per unit. This is payable at the time the utility permit is issued. There are existing 48-inch and 72-inch storm systems within Garden Avenue N. New storm facilities will be constructed within N 10'" Street and Park Avenue N by the City as part of infrastructure improvements for The Landing. A Preliminary Drainage Report prepared by Triad AssOCiates, dated June 22, 2006, was submitted with the project application. The report proposes to install a wet vault designed in accordance with the 2001 Department of Ecology Stormwater Management Manual to address water quality requirements. No Surface Water System Development Charges are owed on the project site. Currently, there is a gravel walk, sidewalk, curb, and gutter fronting the project site in Garden Avenue N. Street improvements including 5-foot sidewalk, curb cuts, paving, storm drainage, and street lights are required to be installed in Garden Avenue N along the project frontage. These improvements are required to be constructed to City of Renton standards. The City's police and fire prevention staff have reviewed the proposal and indicate that sufficient resources exist to furnish services to the proposed development, subject to the installation of Code required improvements and the payment of fees. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. The site will be developed with a mixed-use residential development. Parking would be provided for the patrons and residents within an under building parking garage. Distinctive architectural design and landscaping (including scored paving and street furniture, etc.) have been coordinated to create a cohesive design. SA-A06-077.doc City of Renton P/BIPW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 11 of 22 11, Review of Compliance to Design Guidelines for Development in the UC-N1 zone, The project site is located within District C of the Urban Center Design Overlay. The Director of Development Services shall have the authority of approve, approve with conditions, or deny proposals based on the provisions of the design regulations. In rendering a decision, the Director 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. Site Design and Building Location Site Design and Street Pattern: The Site Design and Street Pattern standards require the provision of a network of public and private streets within and surrounding the development. The following hierarchy of streets shall be provided (from greatest in size to smallest): high visibility street, arterial street, pedestrian-oriented street, internal or local roads (public or private), and drive aisles. The full hierarchy of street types is provided either around the development or within the development. Logan Avenue N would be a high visibility street and is located on the north and west side of the project site; Park Avenue N is an arterial and a pedestrian-oriented street; N 10'h Street is a local street; Garden Avenue N is an arterial; and a private street would be provided within the site bisecting the north and south phases connecting Park Avenue N and Garden Avenue N. Building t.ocation and Orientation: Buildings on pedestrian-oriented streets are required to provide pedestrian-oriented facades and shall contain pedestrian-oriented uses. If the buildings do not have pedestrian-oriented facades, they shall have substantial landscaping at least 10 feet in width between the sidewalk and the building. Parking between the building and a pedestrian-oriented street is prohibited. Park Avenue N is a pedestrian-oriented street. The residential buildings fronting on Park Avenue N would have a pedestrian-oriented facade. The western fac;:ade of Building I South along Park Avenue N would contain pedestrian-oriented retail and service uses, the remaining facades include landscaping along the ground floor to screen the parking garage that ranges in width from 18 feet to 27 feet. The facades along the proposed private street would provide landscaping to screen the parking garage, and would also contain the main entrance to the lobbies of the clubhouses serving the north and south phases. Sidewalks would be provided around the perimeter of the development and along the proposed private street. The sidewalks located adjacent to the retail uses are wider than the other sidewalks surrounding the development. The widths vary, but are no less than 12 feet. Entry canopies and building mounted weather protection are proposed along the retail frontage and would add to the pedestrian friendly environment. Building Entries The primary building entries along pedestrian-oriented streets are oriented to face the street. The building entries located along non-pedestrian-oriented streets are secondary entrances to the buildings and would be less prominent, however a direct connection is provided from these entries to the sidewalk via a pedestrian walkway. The building entries to the retail store fronts are demarcated through entry canopies, building mounted weather protection, and accent landscaping. The primary entrances to the residential buildings are demarcated through large glass double doors with large vertical display windows above and an inset entry such that the upper level of the fac;:ade would provide some weather protection over the entry. A building entry with a pedestrian pathway connection is identified on the site and landscape plans along the north portion of the western fac;:ade of Building I North, however the building elevations do not show a pedestrian entry on this building elevation. The building elevations and the site and landscape plans need to be reconciled to convey the same information. Staff recommends as a condition of approval that the building elevation of the western fac;:ade of Building I North be revised to show the pedestrian entry shown on the landscape and site plans or the landscape and site plans shall be revised to remove the pedestrian entry. The revised plans shall be submitted with the building permit application to the Development Services Division project manager for review an approval. Service Element Location and Design Service elements shalf 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 SA-A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential REPORT AND DECISION OF Seplember 5, 2006 Administrative Site Plan Staff Report LUA06'()77, SA-A Page 120f22 requirements addressed in the development standards (see above discussion under Screening/Refuse and Recyclable Areas) the design regulations required that service areas be enclosed on al/ sides including the roof to prevent the attraction of birds to the service areas. The proposed service areas would be located within the under building parking garages such that they would not be visible from surrounding streets. The applicant indicates that at designated pick-up times, property management would tow the bins to the exterior of the building to a location approved by the City and Waste Management to be emptied, and would then return the bins to the chute termination rooms. Gateways A gateway element as identified on the approved Conceptual Plan is required at the intersection of Logan Avenue N and Park Avenue N. A gateway element has been approved and would be installed as apart of the Site Plan Approval (LUA06-071) for the retail portion of The Landing located to the west and south of the project site. Parking and Vehicular Access Location of Parking Parking areas shall be located at the side or rear of a building, all parking lots located between a building and a street or visible from a street shall feature landscaping between the sidewalk and building. Surface parking lots shall be designed to facilitate future structured parking and/or other intill development. No surface parking areas are proposed with this development. All parking would be located in two levels of under building parking. Design of Surface Parking Surface parking lots shall be designed such that the parking lot lighting shall not spill over onto adjacent properties and the parking lots shall be landscaped to reduce their visual impact. Not applicable, no surface parking is proposed. Structured Parking Garages When fronting along pedestrian-oriented streets, parking structures shall provide space for ground-floor commercial uses at a minimum of 75 percent of the frontage width. Not applicable, all parking would be provided within two levels of under building structured parking. Vehicular Access Access to parking garages shall be provided at the rear of the building or from non-pedestrian-oriented streets when possible. The primary access to the proposed under building parking garages would be provided off of the proposed private street. By limiting the primary access to the private street, the project would avoid the traffic congestion that can be generated on public streets from vehicles entering and exiting the parking garages. Pedestrian Environment Pathways through Parking Lots Within surface parking lots, clearly delineated pedestrian pathways and/or private streets shall be provided. Pedestrian pathways shall be located perpendicular to the applicable building fa9ade at a maximum distance apart of 150 feet. No applicable, no surface parking lots are proposed. Pedestrian Circulation A pedestrian circulation system connecting buildings, open space, and parking areas with the adjacent street sidewalk system shall be provided. Sidewalks located between the buildings and streets shall be raised above the level of vehicular travel. Pedestrian pathways through parking lots shall be differentiated by material or texture from the parking lot material. Sidewalks provided along the facades of buildings shall be of sufficient width to accommodate the anticipated number of users. Sidewalks along the facades of mixed-use or retail buildings 100 feet or more in width shall provide minimum 12-foot wide sidewalks with an 8-foot wide unobstructed walkway and street trees. The proposed site plan includes a pedestrian circulation system, which would be comprised of sidewalks along the private street, sidewalks along the building facades, walkways within the proposed courtyard areas, and SA-A06-077.doc City of Renton P/BIPW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 130/22 pedestrian connections to the adjacent sidewalks within the public rights-of-way. The sidewalks between the buildings and streets are raised above the vehicular travel way. Distinctive paving is proposed at crosswalks to alert vehicular traffic of the pedestrian walkway and to be aesthetically pleasing. The sidewalks proposed along the retail fayade of Building I South would be a minimum 12-foot wide sidewalk with a minimum 8-foot unobstructed walkway and street trees. The sidewalks proposed along the remaining facades would be of a sufficient width to accommodate the anticipated number of users. The minimum sidewalk width would be 5 feet within the private street and along Garden Avenue N. The sidewalks proposed within the rights-of-way of Logan Avenue N, Park Avenue N, and N 10th Street are designed to be 5 feet in width and would be constructed by the City of Renton. Pedestrian Amenities Along designated pedestrian-oriented streets overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4 Y. feet wide along a minimum of 75 percent of the building fa9ade facing the pedestrian-oriented street and shall range in height from 8 to 15 feet above ground level. Site furniture provided in public spaces should be durable and should not impede pedestrian access to the public spaces. The submitted building elevations provide canopies, which comply with the minimum width requirements of 4 Yo feet. along 100 percent of the west building elevation of Building I South, which faces Park Avenue N (a deSignated pedestrian-oriented street). The weather protection would be within the required height range of 8- 15 feet above ground level. No weather protection is proposed along the west fayade of Building I North, which faces Park Avenue N. However, the ground-level portion of this fayade is where the upper level of the parking garage is located above grade. The ground-level fayade would be an exposed cast-in-place concrete blank wall. Per Ground-Level Details requirement of the Urban Center Design Regulations, blank walls located along pedestrian oriented streets require treatment, which may include a minimum 5-foot wide landscape strip. The submitted landscape plan indicates that a minimum 10-foot landscape strip is proposed along the western fayade of Building I North to treat the blank wall of exposed cast-in-place concrete. The requirement of weather protection along pedestrian-oriented streets is intended to provide some relief from the elements for pedestrians walking along a sidewalk abutting the building fayade, however as a landscape strip would separate the building fayade from the sidewalk along the western fayade of Building I North, it would not be appropriate to require weather protection over the landscape strip, therefore the requirement for weather protection does not apply along the western fayade of Building I North. The proposed site furniture would be comprised of a mix of seatwalls and approximately 6 freestanding benches around the perimeter of the development. The seatwalls would be composed of concrete. The locations of the site furniture would not impede pedestrian access to the public spaces. Landscaping/Recreation Areas/Common Open Space Landscaping 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 installed with tree grates along pedestrian-oriented streets. A landscape plan was submitted with the application materials. The applicant indicates that the landscaping proposed along the street frontages is intended as a multifunctional element to create scale transition between the pedestrians and the building mass, softening the garage elevations as well as providing a foreground for the overall building facades. The proposed landscaping would reinforce the architecture and help frame building entries, guide pedestrian and vehicular Circulation, soften paved areas, create pocket garden spaces, and provide climactic relief along sidewalks. Corner plazas are proposed on the northeast and northwest property corners. A cluster of accent trees are proposed within the paving at the southwest corner of the project site. The tree cluster would be located within the clear vision area. Nothing between the heights of 3 and 10 feet is permitted within the clear vision area. Street trees with tree grates would be installed by the City of Renton within the N 10th Street, Park Avenue N, and Logan Avenue N rights-of-way. The street trees within the Garden Avenue N right-of-way would be installed by the applicant. The submitted landscape plan is not consistent with the City's landscape plan for the infrastructure improvements that would be constructed within the Logan Avenue N, Park Avenue N, and N 10th Street rights-of-way. The landscaping installed by the City of Renton is proposed to complement The Landing development, therefore staff recommends as a condition of approval that all landscaping within the SA-A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 140f22 public right-of-way abutting the project site be maintained by the applicant to ensure that the plants are kept healthy and that dead or dying plant materials are replaced. Staff recommends as a condition of approval that a revised landscape plan be submitted with the building permit application to the Development Services Division project manager for review and approval. The revised landscape plan shall remove anything between the heights of 3 and 10 feet from the clear vision area and shall incorporate the landscaping to be installed by the City of Renton within the Logan Avenue N, Park Avenue N, and N 10th Street rights-of-way. All pervious areas are proposed to be landscaped. Approval of a detailed landscape plan is required prior to the issuance of building permits. Regular maintenance of landscaping shall be provided by the applicant to ensure that plants are kept healthy and that dead or dying plant materials are replaced. Underground, automatic irrigation systems are required in all landscaped areas. Surface parking areas shall be screened by landscaping to reduce the views of parked cars from the surrounding streets. The landscaped are shall be a minimum of 10 feet wide and shall be planted as follows: trees shall be planted at a rate of 1 tree per 30 feet of lineal street frontage, species selected shall either be a minimum height of 8 feet or have a minimum caliper of 2 inches at planting and shall reach a mature height of at least 35 feet; shrubs shall be planted at a minimum rate of 1 per 20 square feet of landscaped area and shall be at least 12 inches tall at planting and have a mature height of between 3 and 4 feet; and ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage within 3 years of installation. Not applicable, no surface parking lots are proposed. Recreation Areas and Common Open Space Mixed use residential and attached housing developments shall provide a minimum area of 50 square feet per unit. The required common open space shall include one or more of the following elements: courtyards, plazas, or multipurpose open spaces; upper level common decks, patios, terraces, or roof gardens; pedestrian corridors dedicated to passive recreation and separate from the public street system; recreation facilities including tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or children's play spaces. Based on the proposal for 445 dwelling units on the north phase and 440 dwelling units on the south phase, the project would require 22,250 square feet of open space on the north phase (445 units x 50 square feet = 22,250 square feet) and 22,000 square feet of open space on the south phase (440 units x 50 square feet = 22,000 square feet). The applicant has proposed a total of 29,358 square feet of open space on the north phase consisting of a 23,058 square foot landscaped courtyard with a swimming pool and spa, barbeque, benches, and lounge chairs; and a 6,300 square foot clubhouse. A total of 42,541 square feet of open space has been proposed on the south phase consisting of a 34,815 square foot courtyard containing similar amenities as the courtyard proposed on the north phase, and a 7,726 square foot clubhouse. The open space proposed by the applicant exceeds the minimum amount of open space required and includes one or more of the elements listed above required to qualify as open space. Building Architectural Design Building Character and Massing All building facades shall include measures to reduce the apparent scale of the building and add visual interest. All buildings shall be articulated with one or more of the following: defined entry features, window treatment, bay windows and/or balconies, roof/ine features, or other features approved by the Development Services Director. The submitted building elevations indicate that all of the proposed building facades would be modulated and articulated through offsets and height differences. The roofiines would be enhanced through the use of parapet caps throughout the site. The heights of the buildings and roofiines vary from building to building as well as within each building, which adds interest to each building and highlights the building modulations. The entries to the retail spaces are defined through the location of landscaping around the entry and overhead canopies to entice people inside. The primary entrances to the residential portions of the buildings are provided through the clubhouses located along the central portion of the private driveway. The entries are defined through the use of large vertical windows over the entry, and an inset entrance, which provides some weather protection. SA-A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential REPORT ANa DECISION OF September 5. 2006 Administrative Site Plan Staff Report LUA06-077, SA-A Page 15 of 22 Balconies are provided in front of some of the units, which further add to the articulation of the building facades as the facades are inset and the balcony protrudes slightly. Larger balcony areas are located off of the units located in the central portion of the building facades. The submitted elevations demonstrate that the architecture works to reduce the mass and scale of the buildings through the use of roolline features, defined entries and balconies. This complies with the intent of the building character and massing requirements. Ground-Level Details Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. Where blank walls are unavoidable. blank walls shall be treated with one or more of the following: a planting bed at least 5 feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; trellis or other vine supports with evergreen climbing vines; architectural detailing such as reveals, contrasting materials, or other special detailing meeting the intent; artwork; or a seating area with landscaping. Human scale elements including lighting fixtures, trellis, or other landscape feature shall be provided along the fagade's ground floor. Facades on pedestrian-oriented streets shall have at minimum 75 percent of the linear ground floor fagade comprised of transparent windows andlor doors. Display windows shall be designed for frequent change of merchandise and are not permitted to contain tinted or dark glass or highly reflective glass. Where blank walls visible from pedestrian walkways appear within the development, the applicant has proposed treatment of the blank walls utilizing minimum 5-foot planting beds with trees, shrubs, and ground cover. Along the faryade where the parking garage is exposed, the applicant has proposed to install wrought iron grills at a maximum spacing of 6 feet. The specifics of the proposed landscaping treatments for the blank walls were not provided in the submitted landscaping; therefore staff was unable to determine if the proposed treatments for the blank walls would be acceptable. Staff recommends as a condition of approval that the detailed landscape plan required with the building permit application include specific landscaping treatments for the blank walls visible from pedestrian- oriented streets. Building Roof Lines Buildings shall include one of the following to create varied and interesting roof profiles: extended parapets, feature elements projecting above parapets, projected cornices, or pitched or sloped roofs. In addition roof-top mechanical equipment shall be located such that it is not visible from 150 feet of the structure when viewed from the ground. The roof-top mechanical equipment shall be the same color as the roof color to minimize the visual impacts when viewed from above. The proposed project incorporates capped parapets that project out from the building, and variations in the cap materials to add interest to the roof line. The buildings would all have flat roofs; however the elevations submitted indicate that the heights of the roof line would vary within the buildings to add interest. A prefabricated roof top mechanical equipment screen is proposed to screen the roof top mechanical equipment from view up to 150 feet away from the building. Building Materials 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. All four buildings would be constructed utilizing the same materials. which include exposed cast-in-place concrete, composite panels and siding, corrugated metal siding, and brick. All sides of the buildings, which would be visible from a street, pathway, or open space would be finished with complementary materials and colors and would be consistent with the overall design intent of the development. The lower levels of the building facades would primarily be exposed concrete with wrought iron grill accents with the exception of the western faryade of Building I South, which would include large display windows on the lower portion of the faryade. The upper portions would be composed primarily of the corrugated metal siding, brick, and composite panels and siding. The proposed elevations indicate that a variety of building materials would be utilized throughout the development adding visual interest. Color samples have been submitted with the application materials and it appears that all four buildings would incorporate the same color scheme of yellowish/beige colors on the composite panels and siding and a light blue/green color on the corrugated metal siding. Additional forest green and burnt red accent colors are proposed to accentuate the balconies and canopies. Staff has concerns that the proposed color palette may SA-A06-077.doc City of Renton PIB/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06'{)77, SA-A Page 160'22 not complement the surrounding development in the immediate vicinity, therefore staff recommends as a condition of approval that color palette approval shall be granted by the Development Services Division project manager prior to the issuance of a building permit. All of the materials proposed would provide variations in color, patterns, and textural changes, which complies with the intent of this requirement. Lighting Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site. Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along al/ streets, at primary and secondary building entrances, at building facades, and at pedestrian-oriented spaces. A lighting plan shall be submitted with the building permit application per the previous recommended condition. 12. The plan is consistent with a Planned Action Ordinance, if applicable. The submitted site plan is consistent with the previously approved Master Site Plan dated May 19, 2006, which was determined to be consistent with the Planned Action Ordinance dated November 15, 2004 in a Planned Action determination dated May 12, 2006. 13. The plan creates a compact, urban development that includes a compatible mix of uses that meets the Comprehensive Plan vision and policy statements for the Urban Center North Comprehensive Plan designations. As indicated in the above discussion under Conformance with the Comprehensive Plan, its Elements and Policies the proposed site plan would create an urban development that complies with the Comprehensive Plan. 14. The plan provides an overall urban design concept that is internally consistent, and provides quality development. The proposed site plan would result in an urban design concept through the location of the buildings close to the sidewalk; pedestrian seating areas including benches and seat walls; the provision of retail space along ground level of the western fayade of Building I South, a large courtyard including a pool, spa, and barbeque on the north and south phases; and the provision of two levels of structured under building parking. The proposed design is internally consistent through the use of the similar building materials and scored paving throughout the development. Street trees are proposed around the perimeter of the development providing separation from the pedestrians and vehicular traffic. Coordinated design elements such as container plantings, seat walls, tree grates, canopies, paving, and benches are also proposed, which would add to the urban feeling of the development. The site plan, building elevations, and landscaping plan, have all been reviewed to ensure that the proposal would result in a quality development. 15. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupantslusers of the site, andlor to protect existing natural systems; The proposed site plan has been reviewed to ensure that sufficient pedestrian-oriented open space has been provided throughout the development. See previous Recreation Areas and Open Space discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 16. The plan provides view corridors to the shoreline of Lake Washington and Mt. Rainier where applicable; The proposed site plan would result in the construction of four six-story buildings that are not likely to impact any existing views to Lake Washington or Mt. Rainier as the project site is located below the surrounding residential areas located on the east side of 1-405. SA-A06-077.doc City of Renton PIBIPW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5. 2006 17. Public access is provided to water andlor shoreline areas. Not applicable. Administrative Site Plan Staff Report LUA06·077, SA·A Page 170f22 18. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items. Distinctive focal points provided include two public corner plazas located on the northeast and northwest corners of the project site and the two clubhouses. The clubhouses serve as prominent architectural features as they are would be 3 stories in height, which is considerably less than the surrounding 6 story buildings and they include an elevated brick tower with two white poles, which protrude further above the brick tower. 19. Public andlor private streets are arranged in a layout that provides reasonable access to property and supports the land use envisioned; The public and private streets proposed throughout the development would provide reasonable access to the property and would support the proposed land use. See previous discussions above under Safety and Efficiency of Vehicle and Pedestrian Circulation and Vehicular Access under Review of Compliance to Design Guidelines for Development in the UC·N1 zone. 20. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. The proposed site plan does not preclude transit access to the development. The site plan does promote pedestrian access throughout the site. see previous discussions under Safety and Efficiency of Vehicle and Pedestrian Circulation and the Pedestrian Environment under Review of Compliance to Design Guidelines for Development in the UC·N1 zone. 21. The plan conforms to the approved conceptual plan required by development agreement for the subarea in question, if applicable. The proposed Site Plan is consistent with the Master Plan that was approved May 19, 2006. This decision and approval determined that the Master Plan was consistent with the Conceptual Plan, dated December 3. 2003, which is part of the Development Agreement. Therefore. the Site Plan is consistent with the Conceptual Plan. 22. The plan confonms with the intent and the mandatory elements of the design guidelines located in RMC 4·3·100. The Master Plan clearly identifies the urban design concept for each district enunciated in the Urban Center North Comprehensive Plan policies. The proposed plan complies with the intent and mandatory element of the design guidelines. except where modified. See previous discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 23. The proposed interconnected circulation network must demonstrate the function and location of required circulation elements required in RMC 4·3·100. Internal or local roads shall provide adequate edges and buffers to parking lots. A sufficient number of pedestrian·oriented streets are designated to implement the vision of each district in the Urban Center North Comprehensive Plan designation. The proposed Site Plan complies with the circulation elements described in RMC 4-3-100. See above discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. SA-A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential Administrative Site Plan Staff Report LUA06"()77, SA-A REPORT AND DECISION OF September 5. 2006 Page 180'22 24. Gateways are designated consistent with the Comprehensive Plan and conceptual plans for the gateway demonstrate the design concept for gateway treatment and identify significant gateway features to be provided. See previous gateway discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 25. The Master Plan includes a sequencing element that explains what phases of the Master Plan will be built first, and in what order the phases will be built, and an estimated time frame. A sequencing element was previously reviewed and approved under the previous Master Plan approval dated May 19. 2006. 26. The plan conforms to RMC 4-3-020: Airport Compatible Land Use Restrictions. The proposed Site Plan has been reviewed for compliance with the Airport Compatible Land Use Restrictions and it has been determined that the project would comply. xx Co ies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. D. Findings Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Site Plan Approval for The Landing Fairfield Residential project. File No. LUA06-077. SA-A. 2. Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No.2 through 22. 3. Parking Modification: The applicant has requested a modification from the Parking Standards to reduce the drive aisle width adjacent to the compact stalls by 3 feet down to 21 feet. The applicant's request qualifies for consideration under RMC 4-9-2500. 4. Refuse and Recyclable Deposit Area Modification: A modification from the City's refuse and recycling deposit area requirements has been requested to reduce the required refuse and recyclable area down to the proposed 1,448 square feet of combined refuse and recycling deposit areas. 5. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan land use designation of Urban Center -North (UC-N). 6. Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Urban Center -North 1 (UC-N1) Zoning deSignation and the District C Design Regulations, provided all conditions of approval are satisfied. 7. Existing Land Uses: Land uses surrounding the subject site include: North: Urban Center -North 2 (UC-N2) zoning; East: Urban Center -North 1 (UC-N1) zoning; South: Urban Center -North 1 (UC-N1) zoning; and West: Urban Center -North 1 (UC-N1) zoning. 8. Environmental (SEPA) Review: An Environmental Impact Statement (EIS) was completed in October of 2003. A consistency analysis was prepared by Blumen Consulting Group, Inc .. dated May 8, 2006, which reviewed the project's consistency with the EIS, and concluded that it met the conditions and calculated impacts associated with the range of development alternatives analyzed in the EIS. E. Conclusions 1. The subject complies with the policies and codes of the City of Renton, provided all conditions of approval are satisfied. 2. The proposal complies with the Comprehensive Plan deSignation of Urban Center -North (UC-N) and the Zoning designation of Urban Center -North 1 (UC-N1). SA-A06-077.doc City of Renton P/B/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 Administrative Site Plan Staff Report LUA06"()77, SA-A Page 19 of 22 3. The modification of the Parking Standards requested, which would reduce the minimum drive aisle width adjacent to the compact stalls 6 3 feet to 21 feet complies with the criteria outlined in RMC 4-9-250D and is recommended for approval. 4. The modification of the Refuse and Recyclable Deposit Area Standards requested, which would reduce the required refuse and recyclable deposit area by 2,534.5 square feet to 1,448 square feet complies with the criteria outlined in RMC 4-9-250D and is recommended for approval. F. Decision The requested modifications and Site Plan for The Landing Fairfield Residential project, File No. LUA06-077, SA-A, is approved subject to the following conditions: 1. The applicant's proposal to exceed the maximum number of parking spaces may be approved through a modification to the Parking Standards from the Development Services Division in accordance with RMC 4-4-080K.2 provided the applicant has provided written justification that the modification request complies with the modification criteria outlined in RMC 4-9-250D. A written modification request addressing the modification criteria outlined in RMC 4-9-250D shall be submitted to the Development Services Division project manager for review and approval prior to the issuance of a building permit. 2. A lighting plan shall be submitted with the building permit application for review and approval by the Development Services Division project manager for review and approval. 3. The building elevation of the western fac;:ade of Building I North shall be revised to show the pedestrian entry shown on the landscape and site plans or the landscape and site plans shall be revised to remove the pedestrian entry. The revised plans shall be submitted with the building permit application to the Development Services Division project manager for review an approval. 4. The landscaping installed by the City of Renton is proposed to complement The Landing development, therefore all landscaping installed within the public right-<Jf-way abutting the project site be maintained by the applicant to ensure that the plant materials are kept healthy and that dead or dying plant materials are replaced. 5. A revised landscape plan shall be submitted with the building permit application to the Development Services Division project manager for review and approval. The revised landscape plan shall remove anything between the heights of 3 and 10 feet from the clear vision area and shall incorporate the landscaping to be installed by the City of Renton within the Logan Avenue N, Park Avenue N, and N 10'h Street rights-of-way. 6. Color palette approval shall be granted by the Development Services Division project manager prior to the issuance of a building permit. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Neil Watts, Development Services Director TRANSMITTED this Ifh day of September, 2006 to the owner: Transwestern Harvest Lakeshore, LLC 8214 Westchester Drive, ste 650 Dallas, TX 75225 SA·A06-077.doc Se ptem ber 5, 2006 )"-c-i ,;/ j 2G{,J(:; 7 Date City of Renton PIB/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 TRANSMITTED this ffh day of September, 2006 to the applicant: Dan Milich Fairfield Residential 5510 Moreholess Drive, ste 200 San Diego, CA 92121 TRANSMITTED this ffh day of September, 2006 to the contact: Dave Robertson Triad Associates 121121151h Avenue NE Kirkland, WA 98034 TRANSMITTED this ffh day of September, 2006 to the parties of record: No Parties of Record TRANSMITTED ffh day of September, 2006 to the following: Jennifer Henning, Development Planning Larry Meckling, Building Official Larry Warren, City Attorney S. Engler, Fire Prevention Gregg Zimmerman, PBPW Administrator South County Journal Administrative Site Plan Staff Report LUA06-077, SA-A Page 200(22 Land Use Decision Appeal Process Appeals of the land use decision must be filed in writing on or before 5:00 PM September 19, 2006. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 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. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. Fire 1. The preliminary fire flows cannot be calculated until further information is provided. Please provide total square footage for each building and the International Building Code type of construction. Calculations must include all areas like corridors, commercial space, etc. of the buildings and be broken down by construction type. 2. Approved fire sprinkler, fire alarm and standpipe systems are required in all buildings. Separate plans and perm its required by the fire department. 3. Fire Department apparatus access roadways are required to be a minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle SA·A06·077.doc City of Renton PIB/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 with 322-psi point loading. Plan Review -Water Administrative Site Plan Staff Report LUA06"()77, SA-A Page 21 of 22 1. Water System Development Charge (SDC) of $1 ,038.990 is owed on this site. The rate is based on 885 units x $1,174.00 per unit. This is payable at the time the utility permit is issued. 2. Extension of approximately 650 feet of 12-inch water main within the new private roadway from Park to Garden, between the north and south parcels is required. It is shown on the plans. 3. Preliminary fire flow calculation is undetermined at this time. More information is needed by the Fire Department. One hydrant is required for every 1,000 gpm required by the Fire Department. A primary hydrant must be within 150 feet from the structure and additional hydrants will be required within 300 feet of the structures. Additional hydrants will be required to be installed along the new 12-inch main on site. 4. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for OoeVA installation for Fire Sprinkler System will be required". DDCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler system, if backflow device is to be installed inside the building. 5. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. 6. The buildings exceed 30 feet in height. Backflow devices will be required to be installed on the domestic water meter. Due to high water pressure, a pressure-reducing valve will also be required on the domestic water meter(s). 7. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. Plan Review -Sewer 1. A Sewer System Development Charge (SDC) of $539,850 is owed on this site. The rate is based on 885 units x $610 per unit. This is payable at the time the utility permit is issued. 2. If food preparation facilities are proposed in the retail space, a grease trap or grease interceptor may be required. A separate plumbing permit will be required for installations inside the building. 3. A sewer main extension is not required. 4. The City will provide a 1O-inch sewer stub to the site off of N. 10'h Street as part of the infrastructure to be installed for The Landing. 5. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains, which will be installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. Strip drains will be required. 6. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed on the sanitary sewer. Plan Review -Surface Water 1. No Surface Water System Development Charges are owed on this site. 2. There is an existing 48" and 72" storm pipe system in Garden Ave N. New storm facilities will be constructed in NE 10'h and Park Ave by the City as part of The Landing project. 3. A preliminary drainage plan and drainage report has been submitted with the site plan application. The rej>ort SA-AOB-077.doc City of Renton PIB/PW Department The Landing Fairfield Residential REPORT AND DECISION OF September 5, 2006 addresses water quality with a wet vault per the 2001 DOE manual. Plan Review -Transportation Administrative Site Plan Staff Report LUA06-077, SA-A Page 22 0'22 1. Street improvements including city standard 5-foot sidewalk, curb cuts, paving, storm drainage and streetlights are required in Garden Ave N. fronting the site. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review -General Comments 1. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report; permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425- 430-7266 for a fee estimate as generated by the permit system The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $ 200,000. Half the fee must be paid upon application. 3. Separate permits and fees for side sewers, domestic water meters, landscape irrigation meter and any backflow devices will be required. 3. Applicant shall be responsible for securing all necessary easements for utilities. 4. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit. Proper drainage measures are required. 5. 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. SA-A06-077.doc ! I I I r r 0 " • "\ r J> '" 0, • r J> A 0 " 0 Z fTl Z fTl ' " m 6~1 0> ." (j)-i CJ Ul • r --< r s (" ..... , I , :::cili ::r: 'v/ ~~ , Z PARK o AVE. ::Oz :::CO> G) :;u O· O~ fTl 0--< - O·!f r mE 0 -IJ> , " >i en I :-' '--< , s:;!f: , > ""'C ~, , , , " , , DE'IElOf'h'Et{[ """""'" ------ ---- 1--- ---------------- -" ------- -------,~.. I 1 -f':I' -.... .... , -. ---, ~~;;===; I SUBJECT PAopERTY l I FA,lRfEUL.BHP£tH!AL "THE. LANDINQ' I ;;~m_ ' ~'~: I =---"." '" ..-.-,,,'~ -.-.-.,-----: , I -'--~-=-l I __ ":J::~ I ------------I _.,,,_ \ .............. 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',' ' I 25 ~ 22N R4E ~4 i. -60'5 825 ,826; ·:J·1··4·'·' \J~, ".:" .:f 3~c'fi3'N R5E "', i I~i' 33 T23N R'& 36 T23N R'1E ; 16 17 607 J2 l " :' /' -?{': .~'~;,~~ '\ ','_ ,'"': J a~-;J4m ". ,""'JS J6 J7 t-'f:a2N'R4E . 09, '1-6119 6 T22N R5~'-' '~+22~ A5E ~ ~ T~~~$E "3 T22N A5E 2 T22N RSE RESJDENTIItJ ~ Resource Conservation ~ Residential 1 dulaC ~ Residential. dulac ~ Residential B dulec UJXED liSE CENTER ~ Center Villa,e luc-t,nl Urban Center -North 1 luc-1oI21 Urban Center -North 2 ~ Center DO'IrDt.olrn· uUmstRlAL ~ Indulltrial -HeaT}' o Indulllrial -Medium o Industrial -Light ~ Rellidential Manufadured Bowe" ~ Residential 10 dulac ~ Commerdal/Ortic:e/Reflidentil,l COMMERCIAL <P) Publicly o'IrDed ____ Renton City Limllll ___ Adjacent City LimiUt 8 36 ", 8 LAtF.vmn 1T2 ~ Residential I. dulac ~ Commercial Arterial" ~ Commercial Orfice" _ Book Paces Boundary I ~-rl Residential Multi-Family IRH-T I Residential Multi-Family Traditional IRH-U I Re,ddentillOl Multi-Family Urb .. n Cenler" ~ Commercial Ne1chborhoQd • May includll Overl.., District.e. Sea Appendi:z mapa. For additional re,lulaUons in Overla" Dietrlct.e, pl"aBII Bee Rll{C .-3. Printed by Print & Mail Services, City of Renton KROLL PAGE PAGE#IINDEX ~EClm~"\"'I,fl/W<lE MUNICIPAL CODE SECTION: REFERENCE: SUBJECT: BACKGROUND! CITY OF RENTON DEVELOPMENT SERVICES DIVISION INTERPRETATIONIPOLICY DECISION RMC Section 4-2-120E Development Standards for Commercial Zoning Designations. NA Maximum Setbacks Required in the Urban Center -North I Zone JUSTIFICATION: The regulations regarding maximum setbacks in the Urban Center -North 1 (UC-NI) zone, RMC 4-2-120E, require a maximum setback for front and side yards along streets of 5 feet. There are no provisions to modify the maximum front and side yard along a street setbacks except through the Variance process. The maximum setback requirements established on other commercial zones, in particular the Commercial Neighborhood (CN) and Center Village (CY), can be modified through the site plan review process provided the proposed site plan meets the following criteria under RMC 4-2-120C. 15: 1. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOY) transportation; and 2. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and 3. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. Alternatively, the Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site development plan; 4. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements the maximum setback cannot be met; or 5. One or more of the above criteria would not be furthered or would be impaired by compliance with the maximum setback; or DIVISION HEAD APPROVAL: DATE: APPEAL PROCESS: 6. Any function of the use which serves the public health. safety or welfare would be materially impaired by the required setback. Therefore, it appears that the requirement for a maximum setback in the UC-Nl rone without the provision for allowing modifications to this setback requirement through the site plan review process is an error in the development regulations. This development standard to allow for the modification of the maximum setback requirement in the UC-Nl zone subject to the above listed criteria should be included in the annual docket procedure for addition into Title IV. DECISION: To remain consistent with other maximum setback requirements in commercial zones throughout the City. the 5-foot front and side yard along a street setback requirement in the UC-Nl zone may be modified through the site plan review process provided the above listed criteria found in RMC 4-2-120C.15 can be met. ~fod)~~ -JlA.,~ 11, '2-00v To appeal this determination. a written appeal--accompanied by the required $75.00 filing fee--must be filed with the City's Hearing Examiner (l055 South Grady Way, Renton, WA 98055,425-430-6515) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal code provides further information on the appeal process. PROJECT LUA 06-077, SA-A The Landing -Fairfield Apartments City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS Fairfield Multi-Housing: 735 Police Calls for Service Estimated Annually Fairfield Commercial: 6 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction 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 dead bolts 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. This project will involve a large amount of time with different phases of construction going on at various locations. Theft and burglary at construction sites is prevalent, and I expect due to the isolated location and overabundance of construction materials, this site will be a target for such incidents. It's recommended that the developer go the extra step and provide secured temporary housing for materials that could be easily removed during the course of an evening or weekend. The same security considerations should be made for any construction equipment (tractors, backhoes, excavators, etc.) These vehicles should be lined up along the fence lines that abut adjacent streets. Spark plugs andlor batteries should also be removed from these vehicles when not in use for long periods of time (i.e., evenings, weekends, and holiday periods.) The addition of security personnel after hours is recommended. Although this may seem like overkill to some, the isolated location of this project increases the risk of criminal incidents occurring there. COMPLETED COMPLEX All exterior doors should be made of solid metal or metal over wood, with heavy-duty dead bolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing tha likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as Security Survey Page 1 of 3 06-077 'these areas could be vuln customers or tenants. lie to crime due to the lack of na I surveillance by business It is recommended that the areas be monitored with recorded security systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic into the main entrance of the buildings. Any alternative employee entrances should have coded access to prevent trespassing. If there are payphones outside the businesses, it is recommended they be outgoing use only. Public payphones tend to attract drug traffic and having only the ability to call out on payphones severely hinders this type of activity. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most comrr.on crimes in Renton) as well as provide safe pedestrian travel for customers utilizing the businesses. The structures should have building numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary and malicious mischief (property destruction). It is key for a complex of this size to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations throughout the property, including entrances to the property and parking areas. Parking Lot/Parking Garages Lighting is the number one deterrent to crime. Theft from motor vehicle is the most common occurring crime in our City, and I would expect the parking areas within this project will be susceptible. Appropriate lighting in and around the parking areas is mandatory. Although the responsibility for property protection is considered to belong to the driver of the vehicle, if individuals don't feel safe and secure within this pavilion, they will not frequent it. Signage should also be posted within the parking garage advising customers of The Landing to not leave valuables within sight and to secure their vehicles. It's recommended that surveillance equipment be installed in 9l! parking locations, and signage stating such, be posted in conspicuous locations through all parking areas. With Gene Coulon Park located close by, I expect this development to incur loitering and transient activity. To deter such incidents, it's recommended that all areas have the opportunity for casual surveillance from both pedestrians and vehicle traffic. No location within Fairfield should be so isolated that it cannot be viewed by passing pedestrians, employees, vehicles, etc. Security Survey Page 2 of 3 06-077 • "'Residential by Fairfield This private 885 unit apartment complex has the unique challenge of being surrounded by a completely public retail area. Defining what's public versus what's private is imperative. With the addition of a pavilion the size of The Landing right next door, the public pull will be quite extensive. Directing public traffic away from this private, residential multi-housing property could be a challenge. There should not be any open courtyards, hallways, or common areas without the placement of security gates or fencing to delineate private v.s. public. Access to this property should be allowed only through keypad or cardkey to deter trespassing of unwanted individuals. Often, residents living within an apartment community that provides a limited access garage, feel their vehicles are more secure and safe from theft. This is not the case. Due to human error or security malfunctions, vehicles parked within a limited-access garage should be kept clear of any valuables, to include any garage or gate opener for the community. It's recommended that surveillance eqUipment be installed at this multi-housing property. Although this area of Renton may become heavy with foot and vehicle traffic while The Landing is open and operating, it will become very isolated after everything closes. This area of the City is very quiet during the late evening/early morning hours and the additional surveillance will be needed. Any trash enclosures should be self-contained and accessed within the structure of the complex itself. Placing these outside the multi-housing property is not recommended. I recommend the developer have a Renton Police Crime Prevention Representative conduct a personalized security survey once construction is complete. Security Survey Page 3 of 3 06-077 • City _ .. enton Department of Planning / Building / Pu_ .. " Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:~~:£.~"..p==-____ --+~C~O~M~M~EN~T~S!..!D~U!!=E"--: !.A~U:!..lG~U~SlT~9~,~2~O!!.06~ _____ _ APPLICATION NO: LUA06-077. SA-A APPLICANT: Dan Milich -Fairfield Residential PROJECT TITLE: The LandinQ -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10th Street between Park Ave N & Garden Ave N DATE CIRCULATED: JULY?" ?OO" PROJECT MANA~R: Jill Dill!l --y ... PLAN REVIEW: Jan lilian I (\ • '~ BUILDING AREA (gross): 938,000 square feet WORK ORDER NO: 77611 SUMMARY OF PROPOSAL: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center DeSign Ove~ay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). 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 Hous;ng Air Water Plants LandlShorefine Use Animals ~ Environmental Health Pub/;c Services Energy! Natural Resources ;:;-;;;, ;;,; - !f)lL!fi -hai-l..rL • " I d , I ' . .J--,L '- 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 ~fO?)atiOn ;s needed to properly assess this proposal. W bj/ ~ :{-zl-/-O/tJ Signature of Director or AuthOrize<iIRepresentative =D-at:-eJL-=...L="-------- City enton Department 0/ Planning / Building / P Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: £: D~P APPLICATION NO: LUA06-077, SA-A APPLICANT: Dan Milich -Fairfield Residential PROJECT TITLE: The Landino -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10t " Street between Park Ave N & Garden Ave N COMMENTS DUE: AUGUST 9, 2006 DATE CIRCULATED: JULY 26,2006 PROJECT MANAGER: Jill Dinq PLAN REVIEW: Jan lilian BUILDING AREA (oross): 938,000 square feet WORK ORDER NO: 77611 SUMMARY OF PROPOSAL: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Man> Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housino Air Aesthetics Water L· hVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeTVices Energy! HistoricICultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in wNch 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 City enton Department of Planning / Building / PI Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: en btr u.ciitx\ APPLICATION NO: LUA06-077, SA-A APPLICANT: Dan Milich -Fairfield Residential PROJECT TITLE: The LandinQ -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10 th Street between Park Ave N & Garden Ave N COMMENTS DUE: AUGUST 9, 2006 DATE CIRCULATED: JULY 26,2006 " .... ~-PROJECT MANAGER: Jill DinQ PLAN REVIEW: Jan lilian JUL Z b ZUUti BUILDING AREA (Qross): 938,000 squa~l¥iltr"'.jr; I1IVISIOl>l WORK ORDER NO: 77611 SUMMARY OF PROPOSAL: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). 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 Housing Air Aesthetics Water U hVG/are Plants Recreation LandlShorefine Use Utilities Animals Transportation Environmental Health Public Services Energyl Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ~···/S.£~~--/--7f Signature of Director O~hori~~bresentative Date City _, .. enton Department of Planning / Building / Pu~, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: cp(OllE3( J.t j 5\.vc:s APPLICATION NO: LUA06-077, SA-A APPLICANT: Dan Milich -Fairfield Residential PROJECT TITLE: The Landing -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10th Street between Park Ave N & Garden Ave N COMMENTS DUE: AUGUST 9, 2006 ...... 1"\1 DATE CIRCULATED: JULY 26, 2006 PROJECT MANAGER: Jill Ding JUL 26 ?,1% PLAN REVIEW: Jan lilian "'TVnF; BUILDING AREAJgross): 938,000 square feet UTILITY SYSTEMS WORK ORDER NO: 77611 SUMMARY OF PROPOSAL: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center DeSign Ove~ay. The project area totals 7.83 acres in area and is currently vacant The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). 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 Housi Air Aesthetics Water Light/Glare Plants Recreation LandlShorelina Use UMities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment to,OOOFeet 14,000 Feet B, POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attenUon 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 ----------------------------------------- Cit yo .•. enton Department of Planning / Building I Pu .J Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PO-V ks COMMENTS DUE: AUGUST 9, 2006 APPLICATION NO: LUA06-077, SA-A DATE CIRCULATED: JULY 26,2006 ~~ -=!\ APPLICANT: Dan Milich -Fairfield Residential PROJECT MANAGER: Jill Ding 1:.-r-~ li_ PROJECT TITLE: The Landing -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10th Street between Park Ave N & Garden Ave N PLAN REVIEW: Jan lilian BUILDING AREA (gross): 938,000 square feet WORK ORDER NO: 77611 Z, =i IJl :D. :$<... O·Z "" - N 0 a> SUMMARY OF PROPOSAL: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earth Air Wafer Plants LandiShoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS ./ '. jl--( More Element of the Information Environment Necessary Housin< If· Public Services A~~: . :ngg~~t / " , 1/, '(: _n /I{"" / Probable Probable More Minor Major Information Impacts Impacts Necessary " We have reviewed this application with particular attention to those areas in which we have expertise and have identdied areas of probable impact or areas where additional information fS needed to properly assess this proposal. Signature of Director or Authorized Representative Date r / 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." -. " DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM August 8, 2006 Jill Ding Jan Illian x 7216 FAIRFIELD RESIDENTIAL LUA 06-077 N. of 10" Street between Park Ave N, and Garden Ave N. I have reviewed the application for the Fairfield Residential and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS There is an existing 12-inch water main in Garden Ave North. Pressure in the vicinity is approximately 125 psi. The proposed project is located in the 320 Pressure Zone and is not inside an Aquifer Protection Zone. Derated fire flow available in the vicinity is 5,500 gpm. There is an existing 8-inch sewer main in Garden Ave North. There is an existing 48-inch and 72-inch storm system in Garden Ave North. There is a gravel walk, sidewalk, curb, and gutter fronting the property in Garden Ave North. CODE REQUIREMENTS WATER 1. A Water System Development Charge (SDq of is owed on this site. The rate is based on _____ . This is payable at the time the utility permit is issued. 2. Extension of approximately 650 feet of 12-inch water main within the new private roadway from Park to Garden, between the north and south parcels is required. It is shown on the plans. 3. Preliminary fire flow calculation is undetermined at this time. More information is needed by the Fire Department. One hydrant is required for every 1,000 gpm required by the Fire Department. A primary hydrant must be within 150 feet from the structure and additional hydrants will be required within 300 feet of the structures. Additional hydrants will be required to be installed along the new 12-inch main on site. 4. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCV A iustallation for Fire Sprinkler System will be required". DDCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCV A installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCY A shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler system, if backflow device is to be installed inside the building. 5. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. 6. The buildings exceed 30 feet in height. Backflow devices will be required to be installed on the domestic water meter. Due to high water pressure, a pressure-reducing valve will also be required on the domestic water meter(s). 7. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. SANITARY SEWER ~ WOO0""13 5erV \l..-e5 I A Sewer System Development Charge (SDC) of $ IS owed on this site. The rate is based on _______ . This is payable at the time the utility permit is issued. 2. If food preparation facilities are proposed in the retail space, a grease trap or grease interceptor may be required. A separate plumbing permit will be required for installations inside the building. 3. A sewer main extension is not required. 4. The City will provide a lO-inch sewer stub to the site off of N. loth Street as part of the infrastructure to be installed for The Landing. 5. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains, which will be installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. Strip drains will be required. 6. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed on the sanitary sewer. SURFACE WATER I. No Surface Water System Development Charges are owed on this site. 2. There is an existing 48" and 72" storm pipe system in Garden Ave N. New storm facilities will be constructed in NE 10 th and Park Ave by the City as part of The Landing project. 3. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses water quality with a wet vault per the 200 I DOE manual. STREET IMPROVEMENTS I. Street improvements including city standard 5-foot sidewalk, curb cuts, paving, storm drainage and streetlights are required in Garden Ave N fronting the site. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 2 GENERAL COMMENTS 1. All construction utility pennits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall confonn to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report; pennit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the pennit system The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $ 200,000. Half the fee must be paid upon application. MISCELLANEOUS 1. Separate pennits and fees for side sewers, domestic water meters, landscape irrigation meter and any backflow devices will be required. 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building penni!. Proper drainage measures are required. 4. 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. RECOMMENDED CONDITIONS 1. The traffic mitigation fees are assessed at $460,998.00. See attached Transportation Mitigation Fee Report 2. Staff recommends a SEPA condition requiring this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stonnwater Management Manual. CC: Kayren Kittrick 3 l.J Project Name: Project Address: contact Person: Permit Number: S# 70 j (r?sv.,-Yze)/ol) . ) " ' '\ '~-~ -----------. -------------~ ---- i Ni:, \0>1-1-1 / ?AR'L. twe, LUi?, Ola -017 project Description: 8e:? IAf t:.W<.o~,lJll LkJ\ J-.s. 1::',000 I;z\ (Z-"'\1\IL.. S9R (& Mw:<;:1d \::>G\l'-l..0ffv\b'/U' Land Use Type: a-Residential dJ--'Retall Method of Calculation: cEf--ITE Trip Generation Manual, 7 tl1 Edition .. ..,.,. o Traffic Study o Other/~ (ZZc) A(li("~ Me v'-\S,I lc , 1 J. / vr,-iI "I .(211 q) 'S,,'C'GliH .. rv !Qh,c,J L\'-i,32/ " ,-. , Ii <.X.:..:: ,> o Non-retail "a<Jlcuiatfofu .:""·V ~,'d. . y."~88'0.: S>:L' .... 17,;).Q MT , . CSC')l{Ta-o)( 1j. 7 5 .. ':' .. '»: (-\"''';'J o'-\D,,,-o , ." .- ~~), q.c: ~ . ,'I '-\ l..\ ,~J, :: t.{) Q 0". ", ", -rrC,lnsportation .. M~i:igati on . Fee: ~. " .. lo \0 L\, 8' Y--·3 .,. "0"". ~\ .. \4 C1 ,GIl.{ MT (pg,i.;.,n.-ay '-\4L::)OL\D, "l;' \ L\ "1stl. CL: . ) . -: . ' Calculated by: . , -~ Date: 7/tb J)15Vy' . r I ::./'--'D8,a.te o~ pathlellt:--=· =::::::==:::=============--------- City _ ... enton Department of Planning / Building / Pu . J Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'Plnn BeNI eJ.-J APPLICATION NO: LUA06-077, SA-A APPLICANT: Dan Milich -Fairfield Residential PROJECT TITLE: The Landing -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10lh Street between Park Ave N & Garden Ave N COMMENTS DUE: AUGUST 9, 2006 DATE CIRCULATED: JULY 26,2006 PROJECT MANAGER: Jill Dinq PLAN REVIEW: Jan lilian JUL 2 ( 2006 BUILDING AREA (qross): 938,000 squa ; DIVISlnM. WORK ORDER NO: 77611 SUMMARY OF PROPOSAL: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet of commercial space within four 5-story buildings. The sUbject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). 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 Air Water Plants LandlShoreline Use ~on Animals Environmental Health Public Services Energy/ Natural Resources :~:::~::: B. POLICY-RELA TED 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 addWonal information' needed to properly assess th;s proposal. ~ft Date City _ •.. enton Department of Planning / Building / P .-Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t-i r<- APPLICATION NO: LUA06-077, SA-A APPLICANT: Dan Milich -Fairfield Residential PROJECT TITLE: The LandinQ -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10'h Street between Park Ave N & Garden Ave N COMMENTS DUE: AUGUST 9, 2006 DATE CIRCULATED: JULY 26,2006 PROJECT MANAGER: Jill DinQ PLAN REVIEW: Jan lilian BUILDING AREA (qross): 938,000 square feet WORK ORDER NO: 77611 SUMMARY OF PROPOSAL: Applicant is requestin~ Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling Units and 15,000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). 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 LightIGlare Plants Recreation LandiShoreline Use Ufifities Animals Transportation Environmental Health Public Services Energyl Historic/Cu/fural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLiCY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have idenUfied areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Date --- ~---------------- · .. CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: July 26,2006 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for Fairfield Residential at The Landing Environmental Impact Comments: 1. The fire mitigation fees are applicable at the rate of $388.00 per multi-family unit and $0.52 per square foot of commercial space. No fire mitigation fees are charged for parking structures. This fee is paid at time of building permit issuance Code-Related Comments: 1. The preliminary fire flows cannot be calculated until further information is provided. Please provide total square footage for each building and the International Building Code type of construction. Calculations must include all areas like corridors, commercial space, etc. of the buildings and be brokedown by construction type. 2. Approved fire sprinkler, fire alarm and standpipe systems are required in all buildings. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. CT:ct Fairfield2 City .•.. enton Department of Planning / Building / Pu.,. Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: I~( ~ i ()" APPLICATION NO: LUA06-077, SA-A" APPLICANT: Dan Milich -Fairfield Residential PROJECT TITLE: The Landino -Fairfield Apartments SITE AREA: 7.83 acres LOCATION: North of NE 10'h Street between Park Ave N & Garden Ave N COMMENTS DUE: AUGUST 9, 2006, .. DATE CIRCULATED: JULY 26,2006 RECEIVED PROJECT MANAGER: Jill Ding PLAN REVIEW: Jan lilian BUILDING AREA (gross): 938,000 squareB~tUIN(j UIVI;:'IUI' WORK ORDER NO: 77611 SUMMARY OF PROPOSAL: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15,000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant. The project was previously reviewed and approved under The Landing Master Plan (LUA05-136), Preliminary short plat approval has been granted on the subject property under (LUA06-068), A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Informat;on Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth .Housin, Air Water Plants LandlShoreline Use Animals ~on Environmental Health Energy/ Natural Resources :~:~g~::: iM.F S\.\@:;.T -if 70\ Je3. 7/d-8/~<D B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date : jJ , , r"- " ----. -------~ ---~------ Project Name: +1\ii2-(\i;,Li> I T}I-C LBW(Y,M) j 7 Project Address: Ni:-IO-IM I t'AR'L k I Contact Person: O!l-N \J.\L\yt Permit Number: LUi\ 0\0 -077 Project Description: ---'8"'-'"B:..S"'-....l~;;"l\>!..r---'~..:.w~, ;;::.~-=,~oJ..,\+-) ~l).:J:'0"'""-11l.:J.=-' ____________ _ 15,000 i;zl (2,""TI>,\\.., SrA LG [:.IyiED tllc\l,,-Uf''''''b''Jur Land Use Type: &-Residential cbJ:-' Reta iI o Non-retail i;O""cwatlQll: , .... ' Method of Calculation: cEf-ITE Trip Generation Manual, 7 th Edition o Traffic Study o Other ,/~ (2:Zo) Ap£v~Mev~~.! l,."iJ./UIV' '\ ,(. B I L{) S ;X: ( "'" L;f'V (Q lou..] L( 4 , '3), / " r . ! Ir lX..!..:: ~..; .:·,~-v , \.d,/d.,' )/.'-88'0:::: S"q '-\7, ~o f\uT' .. -.~-." " s q L\ 't' ')0>< ~ 7 S .. :::Jl>. q '-\ ": ) e:> '-10, o~ V6>.QO~" 'y Y'-\,:'J. - ~.cQO'" TrC!nsportatlon : ,Mitigation ,Fee: (' ' •. ' 1o\Q L\,.8 y.. ,3 ~r . 149 ,GILl MT {pe"",,,,,Wf .... " . '.. - , ,Calculated by: Date: _~7+1",,)J2~'+h.=911Y=--·~, __ r J " .. " , , > >1-1 --oa,te of. par.,hielll:--='=, =:::::. =========::::=====:------- . '.' '.~ >,~",y 0", u~' . ~ . riJ-ifN , NOTICE OF APPLICATION A MaS!Qf Application lin b •• n flied and accepted with tho Olivelop,nllII! Services Divlelon 01 the City of Ranton. Th, following briefly dncrib9s the application and the nacenllry Publlt Approvals, PROJECT NAME/NUMBER: The landing -Fairfield Ap<1lrlments! LUA06-077, 5A·A PROJECT OeSCRIPTlON: Applicant's requesting Admln'!\ratlve Site Plan approval for the cO~81ruc:lon ,ofa mixed use development conSISting of ee5 mulHamily dwelling units and 15,000 squ .. re fael of commerCial space wlthm four S-otor)' bUildings Ttle subject property's locate<J w,thln the Urban Cerller· North 1 ':UC-N 1) zOning deSignation and is w'th,n the Urban Center Design Over1ay The project area lolals 7 83 acres on arl>8 and ,s currently vacant. The project was pre~lously re~l~wed a~d apprOlied under T~e LandIng Master Plan (LUA05·136) Preliminary snort plat approval has been granted on the subject property under (LUA06-068) PROJECT LOCATION: North of NE 10" Street between Park A~8nue N & Garden Avenue N PUBLIC APPROVALS: Ad""nlstrat,va Site Plan approval APPLICANTIPROJECT CONTACT PERSON Dave Robertson, Triad As5OClates, Tel 1425) B21-8448, Eml drober1s0n@tnadassoccom Comments on tha above application must ba submitted in wrlllllg to Jill Ding, Sellio, Planner, Development Services Olvlalon, lD55 Soulh (;r_<II' Way, ROlllolI, WA 9BOS5, by 5:00 PM all August g, 2006, I' you have questions about thiS proposal or Wish to be made a parly of record and receIve addItional notification b'/ "'all, contact the PrOJect Manager at ,:425) 430·7219 Anyone Who 5ubmits wriUen corrments Will automatiCally become a party of record and Will be nO~lled 01 any decISion on thiS prOject PLEASE INCLUOE THE PROJECT NUMBER WHEN CALLING FOR PROPER FilE IDENnFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: June 22, 2006 July 26, 2006 July 26, 2006 II you would like to be m3de 3 party 01 record to receive lur':her mlormatlon on trl6 propOsed project, complete thiS lorm and return to City of Renton, Development PI~nning, 1055 South Grad\, Way. Renton, WA 98055 Fit~ Name I No: The Landing -Fnllekl Aparlments! LUA06·077. SA·A NAME MAILING ADDRESS, ~============-________________ _ TELEPHONE NO _ CERTIFICATION I, 5eru~ , hereby certify that :3 copies of the above document were posted by me in _:$_ conspicuous places or nearby the described property on ","\\\\1\1, , ......... '" '(Hili It "'" r~1 ~ ~""/~«--. .. ; .. ·.-· .. ,\\\\\\II0i. ............ I,/ SIGNED:,_--;JI'I<'#"+I---!;~~"9;::::",-.L __ ...,:=~~:',-;';.\i~~~~~:;;<~~ -~~o ,-""" ... ,~-." ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in:; i3u ~.J ~ ~ '1h-==, <,,,-'-,--8.1.' '-!' C'_~, on the d I"t. '" day of --'t'd~'l..I)-'\-','Ir------- -;: ::: .~ ~ "-~ ::--~ ~ AlJ \v 3<= (""~~~~9;!~f?~~~?:~~~~',~.r..~8g;L ,", ~-=:O = _ , ...... "~:;o ..... -= . 0 1t\,\,\\"\"\,~~ .. ~~ "'" ~ WAS" " ...... "'111\\\\\"" · ' .. . ' . , CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 26th day of July, 2006, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ltr & NOA documents. This information was sent to: Name Surrounding Property Owners Dave Robertson, Triad Associates Dan Milich, Fairfield Residential Transwestern Harvest Partners (Signature of Sender):7~ ~ STATE OF WASHINGTON ) SS COUNTY OF KING ) See Attached Contact Applicant Owner I certify that I know or have satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ""'~~~"I', ,~", ,: \"",:,,,,Iy""!I'I. ~' .. Q' ~,.' ,-'(' f.II'I~.A'1. >o,',_;':,~',.-"~"'-',\-;:.' -0 ')1" I!!I~/ ..... ~ Z .......... " ~~'t:", .. I 'I. Dated: '? -91Y'\ • 00 Project Name: The Landing -Fairfield Apartments Project Number: LUA06-077, SA-A • .. . 072305900101 BOEING COMPANY THE 100 N RIVERSIDE M/C 5003-4027 CHICAGO IL 60606 722300001004 PACCAR INC ATTN: CORP ACCOUNTING PO BOX 1518 BELLEVUE WA 98009 082305902700 BURLINGTON NORTHRN SANTA FE ATTN PROP TAX PO BOX 96189 FORT WORTH TX 76161 082305919100 PUGET SOUND ENERGY/ELEC PROPERTY TAX DEPT POBOX 90868 BELLEVUE WA 98009 082305921700 DASH 80 LP 440 N FIRST ST #200 SAN JOSE CA 95112 (t! -01\ 1 [uA-a NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: The Landing· Fairfield Apartments I LUA06-077, SA-A PROJECT DESCRIPTION: Applicant is requesting Administrative Site Plan approval for the construction of a mixed use development consisting of 885 mult-family dwelling units and 15.000 square feet of commercial space within four 5-story buildings. The subject property is located within the Urban Center -North 1 (UC-N1) zoning designation and is within the Urban Center Design Overlay. The project area totals 7.83 acres in area and is currently vacant The project was previously reviewed and approved under The Landing Master Plan (LUA05-136). Preliminary short plat approval has been granted on the subject property under (LUA06-068). PROJECT LOCATION: North of NE 10th Street between Park Avenue N & Garden Avenue N PUBLIC APPROVALS: Administrative Site Plan approval APPLICANT/PROJECT CONTACT PERSON: Dave Robertson, Triad Associates: Tel: (425) 821-8448: Eml: drobertson@triadassoc.com Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on August 9,2006. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: June 22, 2006 July 26, 2006 July 26, 2006 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 South Grady Way, Renton, WA 98055. File Name J No.: The Landing -Fairfield Apartments I LUA06-077, SA-A NAME: MAILINGADORESS: _____________________________ _ TELEPHONE NO .. _____________ _ CITY )F RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Admioistrator July 26. 2006 Dave Robertson Triad Associates 12112 115th Avenue NE Kirkland. WA 98034 Subject: The Landing -Fairfield Apartments LUA06-077. SA-A Dear Mr. Robertson: 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. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Sincerely. c}JJ 1{ 221J' ~ill~.~ing Senior Planner cc: Transwestern Harvest Partners! Owner Dan Milich -Fairfield Residential! Applicant -------------lO-5-5-S-ou-ili-Grnd---y-W-a-y-.-R-en-t-on-,-W-~-h-in-~-o-n-9-80-5-5------------~ m This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE July 26, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 AUG Subject: The Landing· Fairfield Apartments LUA06·077, SA·A CITY )F RENTON PlanningfBuilding/Public Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 885 unit multi·family development located at North of NE 10th Street between Park Avenue Nand Garden Avenue N. 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 August 9, 2006. Elementary School: _.,......l.l<u.t..<k[.l..·L.f...::Q:=::/"-"J.::w~~, ...!o&~ _______________ _ Middle School: ___ jp,-::\~I --,-(-,-I'\I\-,--,-,-\"v-,-~-,-l,,-t-'-Lf--_______________ _ High School: __ ---IK'-"'-'0():..:..;,...;T---!L-O'-'-_________________ _ Will the schools you have indicated be able to handle the impact of t~ additional students estimated to come from the proposed development? Yes V No __ _ Any Comments: __________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430·7219. Sincerely, L}JJ 1{;J2-tl'~~_~:.~ing '-11 Senior Planner V Enel. --------IO-S-S-So-u-fu-G-r-ad-y-W-a-y-.-R-en-to-n-,-W-as-hl-'n-~-on-9-80-5-S------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY )F RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P .E., Administrator July 13, 2006 Dave Robertson Triad Associates 12112115'h Avenue NE Kirkland, WA 98034 Re: The Landing Fairfield Residential Site Development Plan (Renton File No. LUA06-077, SA-A) Dear Mr. Robertson: Per our phone conversation today, additional information is required for the City to accept the Landing Fairfield Residential Site Development Plan as a complete application. Please submit the following information: 1. The Project Narrative submitted June 22, 2006 indicates that the applicant is proposing to modify the City's parking regulations regarding the stall dimensions for compact stalls and the aisle width required between compact stall. However, the project narrative also states that no modifications are being requested. A revised project narrative shall be submitted indicating that a parking modification is being requested and a parking modification request shall be submitted with written justification per the criteria outlined under RMC 4-9-250D. Please submit 3 copies of a Parking Modification request and 12 copies of a revised Project Narrative. 2. Staff was unable to determine if the proposed refuse and recyclable areas would comply with the City's refuse and recyclable standards, or if a modification to these standards was being requested due to practical difficulties preventing the applicant from complying with these requirements. Please submit 5 copies of a revised refuse and recyclable area analysis demonstrating how the proposed refuse and recyclable areas comply with the City's requirements, or submit 3 copies of a Refuse and Recyclable Deposit area modification request with a written justification per the criteria outlined under RMC 4-9-2500. 3. No information was submitted regarding the screening of roof top equipment. Please submit 3 copies of a rooftop equipment screening detail. Once the additional items have been received, review of your project will continue. Please contact me at (425) 430-7219 if you have any questions. Sincerely, (~'/j 1/ C~illK.Ding --Senior Planner ~-, cc: Dan Milich, Fairfield Residential I Applicant Transwestern Harvest Lakeshore, LLC -------------IO-5-5-S-ou-fu-G-m-d-y-W-a-y---R-en-t-on-,-W-~-h-in-w-o-n-9-80-5-5------------~ m This paper contains 50% recvcled material. 30% DOst consumer AHEAD OF THE CURVE City of Renton LAND USE PERMIT MASTER APPLICATIO PROPERTY OWNER(S) PROJECT INFORMATION NAME: Transwestern Harvest Lakeshore, LLC PROJECT OR DEVELOPMENT NAME: A Delaware Limited Liability Co. The Landing -N\Y\fRIo ADDRESS: 8214 Westchseter Dr. Ste. 650 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Dalias, TX ZIP: 75225 N_ 8th, Garden Ave_ N, N _ 10th TELEPHONE NUMBER: (214) 369-0860 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 088660-0020 APPLICANT (if other than owner) EXISTING LAND USErS): Vacant NAME: Dan Milich COMPANY (if applicable): Fairfield Residential PROPOSED LAND USErS): Mixed Use ADDRESS: 5510 Moreholess Dr. #200 CITY: San Diego, CA ZIP: 92121 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: TELEPHONE NUMBER (858) 626-8335 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CONTACT PERSON (if applicable): EXISTING ZONING: UC-N1 NAME: Dave Robertson PROPOSED ZONING (if applicable): SAME COMPANY (if applicable): Triad Associates SITE AREA (in square feet): 7.83 Acres= 341,075 sf. ADDRESS: 121121151h Avenue NE SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: None SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: CITY: Kirkand, WA ZIP: 98034 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET TELEPHONE NUMBER AND E-MAIL ADDRESS: ACRE (if applicable): 113 (425) 821-8448 drobertson@triadassoc.com NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): 885 Q:web/pw/devserv/forms/planninglmasterapp.doc 06/16106 PRO. T INFORMATION continuE NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE'Es t • Cost O:nst $l9J,3CX),5::XJ.OJ 0 IS THE SITE LOCATED IN ANY TYPE OF SQUARE FOOTAGE OF PROPOSED RESIDENTIAL ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE BUILDINGS (if applicable): +/-923,000 SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 0 AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): +/-15,000 sf. 0 FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL 0 GEOLOGIC HAZARD sq. ft. BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if Q HABITAT CONSERVATION sq. ft. applicable): Q SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE 0 WETLANDS sq. ft. NEW PROJECT (if applicable): lJnkrn,n LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE __ NW __ QUARTER OF SECTION _8_, TOWNSHIP _23_, RANGE_3_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. sir Q\(.1 1 iruw 11(Xb, Y-' 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) , declare that I am (please check one) ~ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) (Signature of OwnerJRepresentative) Q: web/pwl devserv Iforms/pl anninglmasterapp. doc I certify that I know or have satisfactory evidence that ...,....,:;--c=---c---;----;--:-;-:--,--:-,-;-;c:-:-:-:. signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. SEE ATTACHED Notary Public in and for the State of Washington Notary (Printl _____________ _ My appointment expires:. _________ _ 2 06116106 TRANS WESTERN HARVEST LAKESHORE LLC a Delaware limited liability company By: Harvest Lakeshore, Ltd. a Texas limited partnership, Manager By: Harvest Lakeshore Partners, LLC a Texas limited liability company By~~~~~ __________ __ Tod Ruble AFFIDAVIT OF OWNERSHIP I, (Print Name/s) TOD RUBLE declare that I am (please c~k one) the current owner of the property involved in this application or ,/ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best to my knowledge and belief. (Signature of OwnerlRepresentative) I certify that I know or have satisfactory evidence that TOD RUBLE signed this instrument and acknowledged it to be hislher/their free and voluntary act for the uses and purposes mentioned in this instrument. IC in and for the State of Washington Notary (Print) Ie 12 Q kif;; L. f.}; II )~ My appointment expires: = .... :::~,:"=-'= ...... ::;;::::.:O."'::;;~-- ...... __ ~. ~C' ·\_P:' l ~ 'l' JEROMe. , •. "C.'_'" NOTARY PU8L1C STf\.TE OF WASH1NG10N COMMISSION EXPIRES J-"""',....,M __ ,,~,~~~~- UNANIMOUS CONSENT OF THE MEMBERS OF THE EXECUTIVE COMMITTEE OF TRANSWESTERN HARVEST LAKESHORE, L.L.C. By this UNANIMOUS CONSENT OF THE EXECUTIVE COMMITTEE OF TRANSWESTERN HARVEST LAKESHORE, L.L.C. dated and effective as of June 21, 2006, the undersigned, being all of the members of the Executive Committee (the "Committee") of Transwestem Harvest Lakeshore, L.L.C., a Delaware limited liability company (the "Company") not individually but in their capacities as members of the Committee, hereby evidence their unanimous consent to the matters set forth herein. WHEREAS, the Company owns a certain approximately 46-acre tract of land in Renton, King County, Washington (the "Property") on which it intends to develop a multi-use retail, entertainment and residential project and in connection therewith develop, construct, lease, operate, sell, finance and refinance the Property; WHEREAS, the Company desires to effect a City of Renton Land Use Permit Master Application for Fairfield Residential ("Land Use Permit"); WHEREAS" in connection with the above action, the Company will be required to execute and deliver certain documents; and NOW, THEREFORE, be it RESOLVED, that the Land Use Permit is hereby authorized and approved; and further RESOLVED, the Committee further confirms and agrees that the execution of the Land Use Permit by (a) anyone or more of the undersigned acting singly, or by anyone of more of the officers of Transwestem Lakeshore, L.L.c., acting singly, shall constitute the authorized, valid binding and enforceable act of the Company; and (b) anyone or more of the individuals referred to in the preceding clause (a) is hereby authorized and directed to execute and deliver the Land Use Permit, all in such form as such person(s) shall, in his or their discretion, deem necessary or appropriate and in the best interests of the Company, and to do all other acts or things. necessary and appropriate thereto, such individual(s), signature(s) and action(s) to be conclusive evidence that the same has been approved by the Committee and the Company. SIGNATURE PAGE FOLLOWS CORP. RES TRANSWESTERN #))2170 18449-004 74@yOII,doc 6/2012006 page I IN WITNESSETH WHEREOF, the members of the Committee have executed this UNANIMOUS CONSENT OF THE EXECUTIVE COMMITTEE OF TRANSWESTERN HARVEST LAKESHORE, L.L.C. as of the date first set forth . above. CORP. RES. TRANSWESTERN #332170 18449-004 74@yOll.doc 612012006 Eliot B. Barnett Tod A. Ruble page 2 Form WA-S (6176) Commitment LEGAL DESCRIPTION: EXHIBIT 'A' File No.: NCS-183014-WAI Page NO.2 ALL THE CERTAIN PROPER1Y BEING ALL OF LOT 2 AND A PORTION OF TRACT D, BOEING LAKESHORE LANDING BINDING SITE PLAN, RECORDED UNDER RECORDING NO. 20041223000856, SITUATE IN THE CJ1Y OF RENTON, COUN1Y OF KING, STATE OF WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHERN MOST CORNER OF SAID LOT 2, THENCE S82°05'16"W A DISTANCE OF 13.73 FEET ALONG THE NORTH UNE OF SAID LOT 2; THENCE S43°47'35"W, CONTINUING ALONG THE BOUNDARY OF SAID LOT 2, A DISTANCE OF 217.61 FEET TO A POINT OF CURVATURE; THENCE CONTINUING ALONG SAID BOUNDARY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 1,066.50 FEET, LENGTH OF 260.48 FEET, AND AN INCLUDED ANGLE OF 13°59'38"; THENCE S15°00'11"W, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 39.12 FEET; THENCE S27°57'23"E, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 50.69 FEET TO A POINT OF CURVATURE; THENCE CONTINUING ALONG SAID BOUNDARY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 652.50 FEET, LENGTH OF 329.14 FEET, AND AN INCLUDED ANGLE OF 28°54'05"; THENCE S00056'42"W, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 140.28 FEET TO THE NORTHWEST CORNER OF SAID TRACT D; THENCE FROM SAID CORNER, S45°55'45"E, CONTINUING ALONG THE SOUTHERLY BOUNDARY OF SAID LOT 2, A DISTANCE OF 39.08 FEET TO THE SOUTHERN MOST CORNER OF SAID LOT 2; THENCE CONTINUING S45°55'45"E, LEAVING SAID LOT 2, A DISTANCE OF 0.73 FEET; THENCE S89°25'53"E A DISTANCE OF 22.63 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 360.50 FEET; LENGTH OF 116.88 FEET; AND AN INCLUDED ANGLE OF 18°34'37"; - THENCE N71 °59'30"E A DISTANCE OF 364.69 FEET; THENCE N26°59'55"E A DISTANCE OF 44.78 FEET; THENCE N18°00'30"W A DISTANCE OF 55.73 FEET TO THE NORTHEAST CORNER OF SAID TRACT D AND THE SOUTHEAST CORNER OF SAID LOT 2; THENCE N18°00'30"W, ALONG THE EAST BOUNDARY OF SAID LOT 2, A DISTANCE OF 671.21 FEET; THENCE N46°17'1O"W, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 42.23 FEET TO THE TRUE POINT OF BEGINNING. (ALSO KNOWN AS LOT 2A OF LLA NO. LUA 06-004, RECORDING NO. 20060510900003) First American Title Insurance Company DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS DEVELOPMENT P Crty OF FlENT~ JUN 222006 RECEIVED LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 Deed of Right-of-Way Dedication 2 Density Worksheet 4 Drainage Control Plan, Drainage Report 2 Elevations, ArchitecturahAND4 Environmental Checklist 4 Existing Covenants (Recorded Copy) 4 Existing Easements (Recorded Copy) 4 Flood Hazard Data 4 -.)'J2 Floor Plans 3 AND 4 Geotechn ical Report >AND 3 Grading Plan, Conceptual, Grading Plan, Detailed, Habitat Data Report 4 \;t:l 1m provement Deferral 2 Irrigation Plan 4 King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual, Landscape Plan, Delailed 4 Legal Description 4 List of Surrounding Property Owners 4 Mailing Labels for Property Owners 4 Map of Existing Site Conditions 4 Master Application Form, Monument Cards (one per monument) 1 Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAME liuv01~a -fa r r fef(j DATE: 22.. 0V€... 06 4. Development Planning Section Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls 1110412005 , DEVELOPMENT SERVICES DIVISION . ; WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Parking, Lot Coverage & Landscaping Analysis, Plan Reductions (PMTs) , Plat Name Reservation, Postage, Preapplication Meeting Summary 4 Public Works Approval Lette" Rehabilitation Plan, Screening Detail 4 Site Plan 2 AND 4 Stream or Lake Study, Standard 4 .j~ Stream or Lake Study, Supplemental, Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate, Topography Map 3 r Traffic Study 2 'JR{;l.,( Tree Cutting/Land Clearing Plan 4 9 \KY Urban Center Design Overlay District Report 4 Utilities Plan, Generalized 2 Wetlands MitigationPlan,Final4 Wetlands Mitigation Plan, Preliminary , Wetlands Report/Delineation 4 \R Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAM E: _.j:;;L<J!\=.".;:d"""'V1-:-'j\-·---L,.fCI..:..:",:...,J1" 6"-e..:..o{ cJ"'----_ DATE: _-----""Z=Z------'>..0'-"-vu=---""Q'-'-6<--__ 4. Development Planning Section Q:\WEB\PW\DEVSERv\Forms\Planning\waiver.xls 1110412005 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: April 7, 2006 TO: Keri Weaver, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Fairfield Development at The Landing 1. The preliminary fire flows cannot be calculated until further information is provided. Please provide total square footage for each building and the International Building Code type of construction. Calculations must include all areas like corridors, commercial space, etc. of the buildings and be brokedown by construction type. 2. The fire rnitigation fees are applicable at the rate of $388.00 per multi-family unit and $0.52 per square foot of commercial space. No fire mitigation fees are charged for parking structures. This fee is paid at time of building permit issuance. )3. Approved fire sprinkler, fire alarm and standpipe systems are required in all buildings. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 3D-ton vehiCle with 322-psi point loading. CT:ct fairfield () TO: FROM: DATE: Keri Weaver Jan IlIian April 18, 2006 CITY OF RENTON MEMO UTILITY REVIEW SUBJECT: PRE APPLICATON REVIEW COMMENTS FAIRFIELD RESIDENTIAL I LANDING PREAPP NO. 06-037 N. 8TH,Garden Avenue N., N. 10" NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained In this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. L Water System Development Charges (SOC) of$I,174.00 per unit will apply. This is payable at the time the utility permit is issued. 2. There is an existing 12-inch water main in Garden Ave N. The City will be installing new 12-inch waterlines in Park Ave N., Logan Ave N, and N. 10" Street. 3. Pressure in the vicinity is approximately 125 psi. Pressure-reducing valves for each domestic water meter will be required. 4. Extension of approximately 650 feet of 12-inch water main within the new private roadway from Park to Garden, between the north and south parcels will be required. 5. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. 6. All new construction shall have a fire hydrant capable of providing a minimum of 1,000 gpm and must be within 150 feet of all structures. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within 150 feet of the nearest comer of all buildings. Existing hydrants will be required to be retrofitted with a quick disconnect Storz fitting. 7. Derated fire flow in the vicinity is 5,500 gpm. 8. The proposed project is located in the 320 Pressure Zone and is not inside an Aquifer Protection Zone. 9. Buildings exceed 30 feet in height. A backflow device will be required to be installed on the domestic water meter. Fire sprinkler systems will be required. A separate utility permit and separate plans will be required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. () Civil plans should note: Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. II. Landscape (irrigation) meters will require a backflow device. A separate plumbing permit will be required. SANITARY SEWER I. Sewer System Development Charges (SDC) of $610.00 per unit will apply. This is payable at the time the utility permit is issued. 2. There is an existing 8-inch sewer main in Garden Ave N. 3. The City will provide a IO-inch sewer stub to the site off of N. 10" Street as part of the infrastructure to be installed for The Landing. 4. A sewer main extension will be required on site to serve the apartments. S. Side sewers shall have a minimum of 2% . Dual side sewers are not allowed. 6. If food preparation facilities are proposed in the retail area, a grease trap or grease interceptor may be required. 7. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum IS-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. 8. If finished floor elevation is below 25 feet, a ''tideflex'' or similar backflow device will be required to be installed on the sanitary sewer. SURFACE WATER 1. There is a 72-inch storm system in Garden Ave N. New storm facilities will be constructed in NE 10" and Park Ave by the City as part of The Landing project. 2. A preliminary drainage plan and drainage report will be required with the site plan application. The report shall be per the 2001 DOE manual or equivalent for project design. 3. No Surface Water System Development Charges (SDC) are owed on this site STREET IMPROVEMENTS I. Traffic mitigation fees may be assessed at time of site development. 2. Street improvements including, but not limited to paving, water main, sewer, storm drainage and street signs will be required in the private road. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Further review on proposed ingress and egress from the parking garages on Garden will be required due to the close proximity of Lowes driveway across the street and Fairfield's new private road also proposed to access Garden. 2 GENERAL COMMENTS 2. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards, which are attached for reference. Plans shall be prepared by a licensed Civil Engineer. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report; permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. Separate permits and fees for water meters, side sewers, irrigation meters, and backflow devices will be required. 4. Proposed rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Please note on the plan if applicable. cc: Kayrtu Kittrick 3 () • z 2 ) n4 . 5 T23N R5E W 112 R-l(P) f , ( COR ,. \ / UC-Nl (&.., ·00 z j UC-Nl UC-Nl U -N1 UC-N z Q) :>- UC-tNf F4 • 17 T23N R5E W 112 ----l-.t.oD. av UmH.I ~ ZONING o = DaINICAL BDVlCD ....... o W toO E4 8 T23N R5E W 11k .. l' N (I DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM April 18, 2006 Pre-Application File No. 06-037 Keri Weaver, Senior Planner, x7283 Fairfield Residential Component of The Landing Mixed-Use Development General: Staff has completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting Issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administration, 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. Project Proposal: The subject site is approximately 7.8 acres in size, and is located in an area bounded by Garden Ave N on the east, Park Ave N on the west, NE Park Dr on the north, and N 10'" St on the south. The property is comprised of vacant parking lot areas that currently owned by the Boeing Company. Boeing proposes to transfer the property to the applicant as two newly-created lots. According to the applicant, the proposal is for 890 apartments to be built in two phases, two parking garages with a total of 833 parking stalls, and 15,317 sq fI of retail space. The site and its potential redevelopment was addressed in a Planned Action Agreement dated November 15, 2004, and a Development Agreement and Conceptual Plan dated December 1, 2003, entered into between the City of Renton and The Boeing Company, regarding The Landing overall development plan, of which this project is a part. An Environmental Impact Statement (EIS) for the proposed redevelopment uses and density range was completed in October 2003. As of the date of this meeting, the Master Development Plan for the Landing (including the Fairfield development) is undergoing City review as File No. LUA05-136. Based upon Information Included In the Master Development Plan application, and other related documentation, it appears that the proposed Fairfield residential development will require Site Development Plan and short plat approval. Please note that the City cannot approve the Site Development Plan and short plat until the overall Master Development Plan for the Landing has been approved. Zoning: The subject site is zoned Urban Center North - 1 (UCN-1). Development standards for the UCN-1 zone are addressed in RMC 4-2-120E. The UCN-1 area was designated for a broad range of redevelopment uses in a dense employment center, including residential development in low-to mid-rise buildings that incorporate upper-story office and/or ground- related retail uses where appropriate. The proposed development would be a permitted use within the UCN-1 zone. The site is also subject to the City's Urban Center Design Overlay Regulations (RMC 4-3-100) for District C, a copy of which is included in your packet. Fairfield Residential Component 01 The Landing April 20, 2006 Page 2017 Development Standards: Building Standards -The UCN-1 zone allows a maximum building coverage of 95% of the lot area, or 100% of the lot area if parking is provided within the building or within an on-site parking garage. Building height is 10 stories along primary and secondary arterials, and 6 stories along residential/minor collectors. Building height may also be required to comply with the Airport Related Height and Use Restrictions per RMC 4-3-020. Lot coverage and building heights shall be Indicated in the formal land use application. Setbacks -Setbacks are the minimum/maximum required distance between the building footprint and the property line and/or any private access easement. The front and side setbacks are a minimum of 0 ft and a maximum of 5 ft. The rear seback is a minimum of 0 ft. It appears that the Fairfield development can comply with these setback requirements. Landscaping -All on site setback areas must be landscaped. Living plants must comprise at least 15% of the landscaping materials. Additional landscaping and/or screening may be required through the Site Plan review process. Please refer to ·Special Design Requirements· below for additional and more speCific landscaping requirements for the UNC-1 and Urban Center Design Overlay, District C. All landscape areas are to include an underground sprinkling system unless drought tolerant plantings are used. Please refer to RMC 4-4-070 for general and speCific landscape requirements. Several of the specific landscape requirements include: the type and location of trees; soils to be used; drainage; plants; and berms. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-1200 shall be submitted at the time of formal land use application. Screening/Refuse and Recvclables -Screening must be provided for all outside storage areas and dumpsters, as well as for surface-mounted and roof top utility and mechanical equipment. The formal land use application shall include locations, elevations and details on the proposed methods of screening. Dumpster locations shall be consistent with RMC 4-4-090. Dumpsters are not permitted within required setback areas. Staff suggests that the applicant check with Rainier Waste Management for approval of the location and access to the refuse and recyclable area(s). Parking -Parking regulations require a specific number of spaces based on the amount of square footage dedicated to certain uses. The proposed development may generate a combination of the following ratios: • For retail sales, a maximum of 4 spaces per 1,000 sq. ft. of net floor area. • For sales office floor area, A minimum of 3 spaces per 1,000 sq ft. • 1 space for every 2,000 square feet of area dedicated to storage use. • For multi-family residential, 1.75 spaces per dwelling unit Please note that net floor area is the total of all floor area of a building, excluding stairwells, elevator shafts, mechanical rooms, interior vehicular parking or loading and all floor below the ground floor, except when used for human habitation or service to the public. The formal application submittal would need to include a detailed parking analysis, which indicates the amount of gross floor area dedicated to each use. The analysis would need to include the number of required and provided parking stalls based on the speCific uses. The parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of BY, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. An aisle width of 24 fee! is required for 90 degree parking stalls and a width of 18 feet is required for Pre06-037 (UCN-l Fairfield Landing).doc\ () Fairfield Residential Component of The landing April 20, 2006 Page 3 of 7 parallel stalls. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Compact spaces are allowed up to 30% of the total required parking. In addition, parking areas exceeding 10,000 square feet in area are to provide a minimum of 5% ofthe parking area in landscaping to reduce the barren appearance of the lot. All landscaped areas must be a minimum width of 5 feet within the parking areas and include an underground irrigation system. On a pedestrian-oriented street, parking may not be located between the proposed buildings and the street unless located within a structured parking garage. On other arterials, local streets and intemal streets, parking is required to be consistent with RMC4-3-100E1, Urban Center Design Overlay Regulations. Please see "Special Design Requirements" below for additional details on parking requirements for the UNC-1 zone and the Urban Center Design Overlay, District C. Signage -Pole signs and roof signs are prohibited. Signs must be consistent with RMC4-3- 100E1, Urban Center Design Overlay Regulations. Special Design Requirements As previously noted, the site is within the Urban Center Design Overlay, District C. This area is intended to be developed as an urban environment that concentrates uses in a "grid pattern" of streets and blocks to encourage pedestrian use. The following requirements of the District C Overlay are some of those that are relevant to the Fairfield proposal. The applicant Is encouraged to thoroughly review the Urban Center Design Regulations, RMC 4-3-100, to ensure that all code requirements are met by the final site plan and building designs, • Buildings on designated pedestrian-oriented streets shall feature pedestrian- oriented facades and clear connections to the sidewalk. Buildings shall be located adjacent to the sidewalk. Parking between the building and pedestrian-oriented streets is prohibited. • Buildings containing street-level residential uses and single-purpose residential buildings shall be set back from the sidewalk a minimum of 10 ft and feature substantial landscaping between the sidewalk and the building. • If buildings do not feature pedestrian-Oriented facades they shall have substantial landscaping between the sidewalk and building. Such landscaping shall be at least 10ft in width as measured from the sidewalk. • The primary entrance of each building shall be located on the fayade facing the street. On non-pedestrian oriented streets, entrances shall be prominent, visible from surrounding streets, and connected by a walkway to the public sidewalk. • All building entries adjacent to a street shall be clearly marked with canopies, architectural elements, omamentallighting, and/or landscaping. • Weather protection at least 4 y" ft wide and proportional to the distance above ground level shall be provided over the primary entry of all buildings and over any entry adjacent to a street. • Ground floor units should be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. Pre06-Q37 (VeN·l Fairfield Landing).doc\ '. () Fairfield Residential Component of The Landing April 20, 2006 Page 4 of 7 • Residential entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. • The development shall provide a "gateway" to the residential area of the Landing incorporating one or more features of public art, monuments, special landscaping, open spacefplaza, prominent architectural features, unique lighting, etc. • On pedestrian-oriented streets, parking shall be at the side andfor rear of a building, with the exception of on-street parallel parking. No more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. On-street parallel parking spaces located adjacent to the site can be included in calculation of required parking. On-street, parallel parking shall be required on both sides of the street. Parking structures shall provide space for ground-floor commercial uses along street frontages at a minimum of seventy-five percent (75%) of the frontage width and must have a pedestrian-oriented favade. • On non-pedestrian oriented streets, parking garages are encouraged. A parking structure not featuring a pedestrian-oriented facade shall be set back at least 6 fI from the sidewalk and feature substantial landscaping, unless otherwise approved by the City. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to 10 fI adjacent to high visibility streets. Parking garage entries should not dominate the streetscape. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, andfor details to enhance garages. Residential garage parking should be secured with electronic entries. Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. • All pervious areas shall be landscaped. Street trees are required and shall be located between the curb edge and building, as determined by the City. On deSignated pedestrian-oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City. • Mixed use residential and attached housing developments of 10 or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 sq fI per unit. The common space area shall be aggregated to provide usable area(s) for residents. These should include courtyards, plazas, or multipurpose open spaces, such as upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; pedestrian corridors dedicated to passive recreation and separate from the public street system; recreation facilities including, but not limited to, tennisfsports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or children's play spaces. • All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows All buildings shall be articulated with one or more of . the following: defined entry features; window treatment; bay windOWS andfor balconies; roofiine features; or others as approved by the City. Single purpose Pre06..()37 (UCN·j Fairfield Landing).doc\ () Fairfield Residential Component of The Landing April 20,2006 Page 5 of7 residential buildings shall feature building modulation. The maximum width (as measured horizontally along the building's exterior) without building modulation shall be 40 ft. The minimum width of modulation shall be 15 ft. The minimum depth of modulation shall be the greater of 6 ft or not less than two tenths (0.2) multiplied by the height of the structure (finished grade to the top of the wall). Untreated blank walls are prohibited. Environmental Review: The formal land use application for the Site Development Plan must include a consistency analysis between the proposed Fairfield residential development and the October 2003 Boeing/City of Renton EIS for The Landing. It is important that the consistency analysis be thorough and complete in order for staff to determine whether the development proposal is consistent with the EIS. If it is determined that the proposal is consistent with the EIS, further environmental review will not be required. Sensitive Areas: According to the City's sensitive area maps, the site is located within a mapped Seismic Hazard area. The identification of a seismic hazard area onsite is related to potential liquefaction of soils during an earthquake event. Before the applicant pursues detailed design and engineering for the development of the site, it is recommended that a geotechnical analysis for the site be prepared and submitted with the Site Plan application. The analysis should assess soil conditions and detail construction measures to assure building stability. If pier foundations or pilings will be required, the geotechnical analysis should address the potential impact of vibrations on nearby buildings, streets and public utilities. Through the site plan review process, the City may condition the approval of the development in order to require mitigation of any potential hazards based on the results of the geotechnical study. Permit Requirements: The proposal would require Site Plan and short plat approval. Both of these processes would be handled administratively (without a public hearing). All permits would be reviewed in an estimated timeframe of 8 to 10 weeks. The application fee for joint land use applications is full price for the first permit ($1,000) and half price for the second permit ($500). In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of the building permit. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project, and • A Fire Mitigation Fee based on $0.52 per square foot of new construction. • A Parks Mitigation Fee based on $354.51 per each multi-familY residential unit. Other fees may also be applicable and will be identified during Site Plan review. A handout listing all of the City's development-related fees is attached for your review. Expiration: Site Plan and Short Plat approvals are valid for two years. PreQ6·037 (UCN-I Fairfield Landing).doc\ ( Fairfield Residential Component of The Landing April 20, 2006 Page 6 of7 ConSistency with the Comprehensive Plan: The purpose of the UC-N is to redevelop industrial land for new office, residential, and commercial uses at a sufficient scale to implement the Urban Centers criteria adopted in the Countywide Planning Policies. Land Use Element Policy LU-199. Allow stand-alone residential development of various types and urban densities in portions of Centers not conducive to commercial development, or in the Urban Center in districts designated for residential use. Policy LU-200. Allow residential uses throughout Centers as part of mixed-use developments. Consider bonus incentives for housing types compatible with commercial uses or lower density residential that is adjacent to Centers. Policy LU-201. Include uses that are compatible with each other within mixed-use developments; for example, office and certain retail uses with residential, office, and retail. Policy LU-202. Locate and design commercial uses within a residential mixed-use development in a manner that preserves privacy and quiet for residents. Policy LU-206. Design focal points to include a combination of public areas such as parks or plazas, architectural features such as towers, outstanding building design, transit stops, or outdoor eating areas. These features should be connected to pedestrian pathways if possible. Policy LU-208. Consolidate access to existing streets and provide internal vehicular circulation that supports shared access. Policy LU-209. Locate parking for residential uses in the mixed-use developments to minimize disruption of pedestrian or auto access to the retail component of the project. Policy LU-210. Connect residential uses to other uses in the Center through design features such as pedestrian access, shared parking areas, and common open spaces. Policy LU-219. Projects in the Urban Center -Downtown should achieve an urban density and intensity of development that is greater than typical suburban neighborhoods. Characteristics of urban intensity include no or little setbacks, taller structures, mixed uses, structured parking, and urban plazas and amenities within buildings. Policy LU-221. Development should not exceed mid-rise heights (maximum10 stories) within the Urban Center -Downtown. Policy LU-22S. Mixed-use development where residential and commercial uses are allowed in the same building or on the same site, should be encouraged in the urban Center - Downtown. Incentives should be developed to encourage future development or redevelopment projects that incorporate residential uses. Policy LU-226. Net residential development densities in the Urban Center -Downtown designation should achieve a range of 14-100 dwelling units per acre and vary by zoning district. Policy LU-228. Condominium development and high-density owner-occupied townhouse development is encouraged in the Urban Center -Downtown. Policy LU-278. Support creation of a significant gateway feature within gateway nodes as shown on the Urban Center-North Gateway Map. Policy LU-280. Use a hierarchy of conceptual plan, master plan and site plan review and approval to encourage the cohesive development of large land areas within the Urban Center-North. Incorporate integrated design regulations into this review process. Policy LU-281. Address the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, Circulation, transit opportunities, and phasing through master plan and site plan review process. Pre06-037 (UCN-J Fairfield Landing).doc\ , ( Fairfield Residential Component 01 The Landing April 20. 2006 Page 7017 Policy LU·282. Fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations in structures and site plans across the various components of each proposed development. Policy LU·283. Require significant pedestrian element in internal site circulation plans. Policy LU·284. Allow phasing plans for mixed-use projects. cc: Jennifer Henning Pre06-037 (UCN-l Fairfield Landing).doc\ DENSITY WORKSHEET city of Renton Development Services Division 1055 South Grady Way-Renton. WA 98055 Phone: 425-43D"7200 Fax: 425-43D"7231 1. Gross area of property: 1. 340.865 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets- Private access easements- Critical Areas' _--'0:-_ square feet _--,,-0_ square feet (Alley is excluded) _----'0"--_ square feet Total excluded area: 2. _--'0,,-square feet 3. Subtract line 2 from line 1 for net area: 3. 340,865 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 7.83 acres 5. Number of dwelling units or lots planned: 5. 885 unitsllots 6. Divide line 5 by line 4 for net density: 6. 113 = dwelling units/acre 'Critical Areas are defined as "Areas detennined 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. P,IPROJECTS'Il318S\PreIimiDary Plat App Docs\Density Worksheet 6·19-1l6.doc 1 Last updat, ., ! I Project Name. size and location of site JUL 2 1 2006 RECEIVED The project is known as The Landing and is comprised of approximately 7.83 acres. The proposal is designed for mixed uses with both a multi-family component (885 units) and retail component (15,000 sq.ft.) within four 5-story buildings. The project will be developed in two phases. A 2-lot short subdivision will create the parcel boundaries for the phasing program. The subject property is located in an area bounded by Garden Avenue N. on the east, Park Avenue N. on the west, NE Park Drive on the north, and N. 10 th Street on the south. TIl! ........ IIBmIN. IMIMTaI IEIGtIIORHOOO DEY AI. MAP L A ,01 I LAN 0 I Page I II. Land Use permits required (Or the proposed proiec/ • Master Development Plan Approval ........ City of Renton • Site Development Plan Approval ............ City of Renton • Preliminary Short Plat Approval ............ City of Renton • Clearing and Grading Permits ............... City of Renton • Road and Storm Drainage Approval ........ City of Renton • Sewer & Water Extension Approval ........ City of Renton • Building Permits ............................... City of Renton • NPDES Permit .................................. State Department of Ecology • Final Short Plat Approval ..................... City of Renton III. Zoning designation ofthe site and adjacent properties The Lakeshore Landing property, also known as Sub-District lA, is subject to the City of Renton zoning map, adopted on January 3, 2005 and amended on July 27th of the same year. The subject site and surrounding properties have been designated Urban Center -North I (UC-NI). This zoning designation corresponds to the recommendations described in the Boeing Final Environmental Impact Statement (FEIS) which was issued on October 21, 2003 and adopted by the City Council November 23,2003. Supporting the FEIS, the City also adopted an Urban Center North Development Agreement to address the probable significant impacts to the area's transportation network and essential public utilities. The purpose of the new UC-NI zone is to provide an area for pedestrian-scale mixed-use development that supports the residential and employment goals of the Renton Comprehensive Plan 1• The UC-NI and neighboring UC-N2 zones are intended to attract a wide range of office, technical, commercial, and residential uses as the existing Boeing production facility is gradually phased out. The overall mix and intensity of uses is intended to create an urban center by implementing urban development standards to create a human-scale, pedestrian- oriented experience. The specific design standards needed to implement this urban vision for the UC-NI and N2 zones are described in Section 4-2-120 F of the Renton Code. Of the two new Urban Center zones, the UC-NI zone is anticipated to be the first redeveloped from airplane manufacturing and its accessory uses. The district is intended to attract new commercial and residential-related uses that co-exist with continued airplane manufacturing in the short term and provide a stimulus for further investment and transition of uses in the longer term. Under the current guidelines, residential uses are encouraged in a mixed-use format to support the future office/commercial mixed-use center, while large-scale retail uses are 1 Objectives LU-YY and LU-ZZ, Policies LU-297 through LU-3l3 (Urban Center-North 1 Zone) and the Community Design Element of the Comprehensive Plan. Page 2 allowed as anchors for a new regional shopping core. The UC-NI zone establishes a gateway to the larger district and acts as a transition from industrial uses to the east and low-intensity residential and commercial areas in the south. Our project site is located along the east edge of the UC-NI zone and does not border any of the lower intensity uses. It will however be one of the first projects to be seen when entering the area from Interstate 405. The fa,ade of the project will require coordination with the architectural themes established by the sub- district 1 A Master Plan. Particular attention will be paid to the north fa,ade and building comers. The north building corners are considered to be part of the Gateway for the area. Surrounding zoning to east, west and south is correspondingly zoned UC-Nl. Zoning to the north is UC-N2. IV. Current use ofthe site and any existing improvements The subject property is formerly a parking lot for the former Boeing facility as depicted in the aerial photograph below. It is currently vacant. V. Special site features Ii.e .. wetlands. water bodies. steep slopes! There are no critical areas on or adjacent to the subject property. Page 3 VI. Statement addressing soil types and drainage conditions Soils A Geotechnical report was completed by Geotech Consultants, Inc., dated June, 2006. According to the Preliminary Geologic Map of Seattle and Vicinity (Waldron, et.al., U.S.G.S., 1962), the general site area is underlain by Quarternary alluvium consisting of interlayers of sand, silt, organic silt and peat. These soils that underlie the site and vicinity were deposited by rivers and streams that have meandered through the Renton valley since the recession ofthe Vashion Glacier, over 13,000 years ago. The composition and density of these alluvial soils to vary widely through the Renton area, as the density and gradation of the soils depend on the velocity of the flowing water that originally deposited it. Fine-grained, silty or organic soils can often be found in old oxbows and lakes that have been covered by subsequent deposits. The site vicinity was once part of Lake Washington, ad up until the early 1900's much of the site vicinity was under water. In 1916, the water level in Lake Washington was dropped approximately 10 feet by construction of the Montlake Cut and Lake Washington Ship Canal. The ground exposed after lowering the lake included lake sediments, mud, peat bogs and swampland. During World War II and afterwards, fill was placed over the exposed swamp, mud, peat bog soils for construction of airplane factory buildings and parking facilities. Conclusions and recommendations for deep foundations or piles based on the inherent conditions are contained in the report 2 Drainage Detention will not be required because of proximity to Lake Washington. Water quality measures will be incorporated into detailed drainage design for the commercial building permit. Foundation drains will be utilized around the perimeter of the structures and at the base of all earth-retaining walls. See generalized stormwater plan, item no. 26 of this submittal. VII. Proposed use oUhe property and scope ofthe proposed development The project is comprised of two separate phases on two parcels housing a total of 885 multi-family residential units in 4 five story buildings (two building per phase/parcel) over two levels of structured parking per phase, providing a total of approximately 1,600 parking stalls. The parking dimensions and count have been provided based on the City of Renton Municipal Code standards for elements provided in parking structures. As currently designed, all standard parking stalls are 18'-0" x 8' -4" with an adjoining 24'-0" wide driving aisle. While the Municipal Code calls for a minimum compact parking stall depth of 13'-0" with a 24'-0" adjacent driving aisle, the project proposes compact stalls at 15' -0" x 7' -6" with an adjoining 21' -0" wide driving aisle, which provides overall 1 additional foot to the back-up space. 2 Geotechnical Engineering Study: The Landing Phases J and II, Renton, Washington, Geotech Consultants, Inc., dated June, 2006. Page 4 The refuse and recycling operations are accommodated by way of two refuse and two recycling chutes per apartment building that terminate in four refuse stations in the garage per phase. Each refuse station includes a compactor at the base of the refuse chutes and bins at the base of the recycle chutes. The Southerly phase of the project includes about 15,000.00 sq. ft. of street level retail primarily facing Park Avenue North with some frontage return on 10 th Street. Each phase includes a two story Clubhouse and Leasing Office of approximately 6,000 square feet adjoining a swimming pool and spa deck, this is in addition to the common open space serving the units facing inward which has been designed to provide light and air as well as focal points and a place for gathering on different occasions. Both phases of the proposed project have their primary pedestrian and vehicular access points located off of the internal private drive connecting Park Avenue to Garden Street, and dissecting the site into two parcels. There are secondary vehicular access points on Garden Street serving both phases, and an additional entrance to and exit from the Southerly phase to better serve the retail space. In addition to the street level pedestrian lobbies serving the Clubhouses and acting as the primary point of pedestrian access to the project, a network of fire exit stairs connect all floors of each building directly to the sidewalk constituting multiple pedestrian connections to both phases of the project. The architectural theme of the project is modern with an undertone of industrial architecture in response to the original use in the same area, and also in response to the surrounding structures and the retail structures proposed across the street. The overall massing is designed to resemble a city block which is usually comprised of smaller ownerships with different buildings and detailing vocabularies establishing a sense of neighborhood. The overall residential component of the master plan successfully creates an urban edge defining the master plan by taking advantage of its scale, massing, space corridors and building placements and by functioning as its gateway. The project will include an emergency generator in each phase per the Fire Department's requirements. VIII Access Access will be provided from Park A venue, loth Street and Garden Avenue as shown in the site plan exhibits. IX. Proposed off-site improvements (i.e., installation of sidewalks. fire hydrants. sewer. main. etc.) The City of Renton will be the lead in off-site infrastructure improvements to support the urban center development. Page 5 X Total estimated construction cost and estimated fair market value ofthe proposed project Estimated construction costs are: Phase J-$92,000,000.00 Phase Il-$98,300,500.00 Total-$190,300,500.00 XI. Estimated quantities and types of materials involved irany 011 or excavation is proposed The quantity of earth cuts is estimated at 10,000 cu. yds. and the quantity of earth fill is estimated at 3,000 cu. yds. XII. Number, type and size of any trees to be removed There are no trees currently on the site. XIII. Explanation of the land to be dedicated to the city There is no dedication of land required or proposed. XlV. Any proposed job shacks, sales trailers. and/or model homes Typical job site trailer for contractor and associates during construction. xv. Any proposed modifications being requested (include written justification) Yes. There are two requests for modifications: (I) modification from compact parking stall and adjacent drive aisle requirement, and (2) modification from the refuse and recyclable area requirement. See attachment from ARK. Architects, dated July 17,2006, for detailed justification for these two modification requests. Page 6 ~IDD ARK ARCHITECTS INC. July 17,2006 11855 Sorrento Valley Rood -Suite "A" San Diego, California 92121 -1313 Phone: (858) 792-5997 fax: (858) 792-5858 Re: The Landing Fairfield Residential Site Development Plan (Renton File No. LUA06-077, SA-A) REQUEST FQR MODIFICATION 1) Compact Parking Stall and Adjacent Drive Aisle Modification: While the Municipal Code calls for a minimum compact parking stall size of 7'- 6" x 13'-0" with a 24'-0" wide adjaccnt driving aisle, the project proposes compact stalls at 7'-6" x 15'-0" with an adjoining 21'-0" wide driving aisle. The modification is proposed due to the design team's experience that a deeper compact stall, which envelopes the entire length of a parked car and typically provides a buffer from traffic, functions better in defining the extent of the drive aisle while not diminishing the back up depth. Please note that the compact stall configuration proposed by this project provides an add itional 12" of backup depth from that outlined in the Municipal Code (15' + 21' + 15' = 51" > ]3' + 24' + 13' = 50'). We also have experienced that a 21 ' wide drive aisle functions sufficiently with only compact vehicles backing into it. Please also note that all drive aisles adjoining standard parking stalls are provided at 24' wide. We have reviewed the "Decision Criteria" as outlined in RMC 4-9-2500, and respectfully submit our following interpretations: a. We feel that the proposed modification is an enhancement to the criteria outlined in the Municipal Code due to the provision of additional back-up space. b. As outlined above, we feel that the modification functions in an enhanced manner and has no negative effects on safety, appearance, environmental protection, or maintainability. c. The proposed modification has no impact on other properties in the vicinity. d. It is our interpretation that the proposed modification conforms to the intent of the Code. e. Please refer to the paragraph above for justification for the use and situation intended. f. The proposed modification has no impact on other properties in the vicinity. 2) Refuse and RecycJabJes Area Modification: The Municipal Code outlines that 1.5 s.f. ofrecycJing area and 3 s.f. of refuse area per dwelling unit is to be provided for multi-family residential developments. This requirement equates to J ,980 s.f. of area on phase I, and 2,002.5 s.f. of area on Phase II equaling 3,982.5 s.f. of area. The project proposes a total of3,448 s.f of combined refuse and recycling areas as follows: Phase I o 20 trash chute rooms on residential levels @ 50 s.f. each. o 4 trash chute term. rooms in P I garage @ 181 s.f. each o Total Square Footage Phase II o 20 trash chute rooms on residential levels @ 50 s.f. each. o 4 trash chute term. rooms in P I garage @ 181 s.f. each o Total Square Footage 1,000 s.f. 724 s.f. 1,724 s.f. 1,000 s.f. 724 s.f. 1,724 s.f. It is our interpretation that the provision of four refuse compactors per phase is more than an even exchange for the reduction of area equaling 534.5 s.f. total. For clarification purposes, the refuse and recycling system is designed as follows: There are two trash rooms provided per residential floor, each of the rooms contains a trash chute and a recycling chute. This will be the extent of the resident interaction with the refuse system. The chutes then terminate on the PI level of the parking garage below. The refuse chute terminates in a compactor with an attached 2 yd. bin, while the recycling chute terminates in a 2 yd. bin with no compaction. At the designated pick-up times, property management will tow the bins to the exterior of the building to be emptied by waste management, and will then return the bins to the chute termination rooms. We have reviewed the "Decision Criteria" as outlined in RMC 4-9-250D, and respectfully submit our following interpretations: 2 • a. In our interpretation, the requested modification substantially implements the policy direction of the Comprehensive Plan Land Use Element and the Community Design Element. b. As outlined above, we feel that the modification functions in the required manner and has no negative effects on safety, appearance, environmental protection, or maintainability. c. The proposed modification has no impact on other properties in the vicinity. d. It is our interpretation that the proposed modification conforms to the intent of the Code. e. Please refer to the paragraph above for justification for the use and situation intended. f. The proposed modification has no impact on other properties in the vicinity. If you have additional questions or comments, please feel free to contact our office. Regards, James McConnell Ark Architects, Inc. 3 , t • The Landing -Renton, Washington Urban Center Design Overlay District Pedestrian Building Entries DEVEI.OPME CITY OF~~~ING JUN 222006 RECEIVED Both phases of the proposed project have their primary pedestrian and vehicular access points located off of the internal private drive connecting Park Avenue to Garden Street, and dissecting the site into two parcels, this allows for direct pedestrian connection between Park Avenue North and Garden. The private drive has been designed with a maximum slope of 5% also allowing a more direct accessible route between the two streets. In addition to the street level pedestrian lobbies serving the Clubhouses and acting as the primary point of pedestrian access to the project, a network of fire exit stairs connect all floors of each building directly to the sidewalk constituting mUltiple pedestrian connections to both phases of the project. Transition to Surrounding Development The proposed project is located in the midst of a master-plan development consisting mainly of commercial uses. As outlined below, the architectural styling of the project has been designed to provide a sense of symmetry with the adjacent proposed development; utilizing common fao;:ade materials and architectural vocabularies. The project is designed to maximize the ascetic and functional interaction at all street faces by placing the pedestrian oriented retail function at the property line while allowing the above grade portion of the parking garage to set back and be softened by landscape, grade changes, and public amenities. Location and Design of Parking The parking dimensions and count have been provided based on the City of Renton Municipal Code standards for elements provided in parking structures. As currently designed, all standard parking stalls are 18'-0" x 8'-4" with an adjoining 24' -0" wide driving aisle. While the Municipal Code calls for a minimum compact parking stall depth of 13' -0" with a 24' -0" adjacent driving aisle, the project proposes compact stalls at 15' -0" x 7' -6" with an adjoining 21' -0" wide driving aisle, which provides overall I additional foot to the back-up space. Vehicular Access Both phases of the proposed project have their primary pedestrian and vehicular access points located off of the internal private drive connecting Park Avenue to Garden Street, and dissecting the site into two parcels. There are secondary vehicular access points on Garden Street serving both phases, and an additional entrance to and exit from the Southerly phase to better serve the retail space. Pedestrian Circulation The project remains open and perforated to pedestrians by allowing for circulation through the site from adjacent developments along the sidewalks of the internal private drive and also around the project. The project utilizes multiple stair locations connecting the floor levels and the sidewalks at various points along the perimeter of the project making it as pedestrian friendly as possible. .. Common Space Each phase includes a two story Clubhouse and Leasing Office of approximately 6,000 square feet adjoining a swimming pool and spa deck, this is in addition to the common open space serving the units facing inward which has been designed to provide light and air as well as focal points and a place for gathering on different occasIOns. Landscaping Along all street frontages, the edge landscaping is proposed as a multifunctional element to create scale transition between the pedestrians and the building mass, softening the garage elevations as well as providing a foreground for the overall building facades. It also allows for a slight elevation increase along the garage wall to minimize its impact on the space directly adjacent to it. This slight elevation increase is also required to maintain the lower garage level as a basement as mandated by the building code. Building Character and Massing The overall architectural theme of the project is modem with an undertone of industrial architecture in response to the original use in the same area and also in response to the surrounding structures and the retail proposed adjacent to the site. The overall massing is designed to resemble a city block which is usually comprised of smaller ownerships with different buildings and detailing vocabularies. The exterior of the project is to be clad in a combination of exposed concrete, composite panels and siding, corrugated metal siding, and brick. 2 The Landing -Renton, Washington 1\, , IRk\R ~-Construction Mitigation Description I. Proposed construction dates (begin and end dates) Construction of Phase I is scheduled to begin in September, 2006 and conclude in May, 2009. Phase II is scheduled to begin in March, 2007 and conclude in November, 2009. II. Hours and days of operation Construction activity will be limited to the permitted hours a set forth by the City of Renton. This is anticipated to be between 7:00 a.m. and 8:00 p.m., Monday through Friday, and from 9:00 a.m. to 8:00 p.m. on Saturdays. III. Proposed hauling/transportation routes Per the Urban Center North Development Agreement. IV. Measures to be implemented to minimize dust. tramc and transportation impacts. erosion. mud. noise .. and other noxious characteristics During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting the City of Renton standards. Typical measures, which will be employed, include the use of silt fences, straw bales, sedimentation ponds and temporary sedimentation control traps. Hydro- seeding, mulching and covering exposed soils during and after construction will also control any possible erosion. Watering the site during the dry potions of the construction season will help to reduce the production of airborne dust and other particles. V Any special hours proposed tor construction hauling O. e .. weekends, late nights) None known at this time. VI. Preliminary traffic control plan Per the Urban Center North Development Agreement. VII. Does project require use o{cranes? Yes. The Airport has been contacted and coordination will occur prior to construction and assemblage of the crane. 0- ::J o >-« ~ <.:l Z ili " ::J ~ a. a: w a. o w Z :i! a: w 0- W o w "' o 0- « w a: « PLAN 1 AREA TO BE DETERMINE PER PLUMBING LAYOUT BOILER PER PLUMBING DESIG~\ BOILER PER PLUMBING DESIGN \ iii [ ~ ~ [ ~ ~ I 4-0 I ~ 1)-.- 1(1 f-e e " I, , ~ ~, PRE FABRICATED ROOF SCREEN PRE-FABRICATED ROOF SCREEN --/- SECTION EOUIPMENT PAD ------~ROOF TRUSSES PROPOSED MECHANICAL SCREEN SCALE 118" : r -Q~ FA1RFrn.D REsrDE'\T!AL THE LANDING APARTMENTS RESTON WASHINGTON -:;:;: • ID D ____ I'.~K 0111'''' '" "n '._," 05-071 The Landing -SEPA Checklist FOR AGENCY USE ONLY Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for aU proposals with probable significant adverse impacts on the environment. The purpose of this checklist is to provide information to help City of Renton's Responsible Official and any other agencies with jurisdiction to identify impacts from a proposal (and to reduce or avoid impacts from the proposal, if it can be done), and to help the City of Renton decide whether an EI~~ required. OPl.tEiNr I7Y OF RtE~1fVG A_ BACKGROUND UN 222006 R OE/VED 1_ Name of proposed project, if applicable: The Landing 2_ Name of proponent: Fairfield Residential, LLC 3. Address and phone number of proponent and contact person: Proponent Contact Person: 4_ Date checklist prepared: June 22, 2006 Fairfield Residential Dan Milich 5510 Morehouse Drive # 200 San Diego, CA 92121 Triad Associates David Robertson, Principal 12112115thAvenue NE Kirkland, WA 98034 (425) 821-8448 5_ Agency requesting checklist: City of Renton Development Services 6_ Proposed timing or schedule (including phasing, if applicable): The proponent will begin construction upon receiving aU necessary approvals and permits. The applicant intends to begin construction of Phase I in September, 2006 and conclude in May, 2009. Phase II is scheduled to begin in March, 2007 and conclude in November, 2009. 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes, please explain. No. 8. Environmental information that has been prepared, or will be prepared, directly related to this proposal. An Environmental Impact Statement (EIS) was prepared addressing the impacts of the comprehensive plan amendments for the Urban Center-North area, the impacts of the Page 1 -------------------------------------------- 05-071 The Landing -SEPA Checklist implementing zone changes and the impacts of a Development Agreement between the City of Renton and the Boeing Company. FOR AGENCY USE ONLY Based on the detailed analysis of the DEIS and the FEIS, as well as the required public involvement in the EIS process, the lead agency should be able to issue an Adoption of Existing Environmental Documents pursuant to WAC 197-11-600(4)(a) The development of 885 multifamily units and 15,000 sq.ft. of retail serves to implement the mixed use objectives and policies of the comprehensive plan as well as the implementing zone UC-N1 requirements. • Boeing Renton Comprehensive Plan Amendment Draft Environmental Impact Statement. Volume I, City of Renton. July 8, 2003. • Boeing Renton Comprehensive Plan Amendment Draft Environmental Impact Statement. Volume II. Technical Appendices, City of Renton. July 8, 2003. • Boeing Renton Comprehensive Plan Amendment Final Environmental Impact Statement. City of Renton. July 8, 2003. Supplemental to this SEPA Checklist are the following technical studies: • Geotechnical Engineering Studv: The Landing Phases I and II, Renton, Washington, Geotech Consultants, Inc., dated June, 2006. Each of the above documents is hereby incorporated by reference into this Checklist. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by this proposal. Pending short Subdivision of two lots 10, List any governmental approvals or permits that will be needed for your proposal, if known. The following approvals/permits will likely be needed for this proposal: • Master Development Plan Approval. City of Renton • Master Development Plan Approval. . .. City of Renton • Site Development Plan Approval.. ... City of Renton • Preliminary Short Plat Approval ............ City of Renton • Clearing and Grading Permits ............... City of Renton • Road and Storm Drainage Approval ....... City of Renton • Sewer & Water Extension Approval ........ City of Renton • Building Permits ................................. City of Renton • NPDES Permit ................................... State Department of Ecology • Final Short Plat Approval ..................... City of Renton 11. Description of the proposal including the proposed uses and the size of the project and site, Proposal The project is known as The Landing and is comprised of approximately 7.83 acres. The proposal is designed for mixed uses with both a multi-family component (885 units) and retail component (15,000 sq. ft.) within four 5-story buildings. The project will be developed in two phases. A 2-lot short subdivision will create the parcel boundaries for the phasing program. Page 2 05-071 The Landing -SEPA Checklist Zoning/Density FOR AGENCY USE ONLY The Lakeshore Landing property, also known as Sub-District 1A, is subject to the City of Renton zoning map, adopted on January 3, 2005 and amended on July 27th of the same year. The subject site and surrounding properties have been designated Urban Center -North 1 (UC-N1). This zoning designation corresponds to the recommendations described in the Boeing Final Environmental Impact Statement (FEIS) which was issued on October 21,2003 and adopted by the City Council November 23, 2003. Supporting the FEIS, the City also adopted an Urban Center North Development Agreement to address the probable significant impacts to the area's transportation network and essential public utilities. The purpose of the new UC-N1 zone is to provide an area for pedestrian-scale mixed- use development that supports the residential and employment goals of the Renton Comprehensive Plan. The UC-N1 and neighboring UC-N2 zones are intended to attract a wide range of office, technical, commercial, and residential uses as the existing Boeing production facility is gradually phased out. The overall mix and intensity of uses is intended to create an urban center by implementing urban development standards to create a human-scale, pedestrian-oriented experience. The specific design standards needed to implement this urban vision for the UC-N1 and N2 zones are described in Section 4-2-120 F of the Renton Code. Of the two new Urban Center zones, Of the two new Urban Center zones, the UC-N1 zone is anticipated to be the first redeveloped from airplane manufacturing and its accessory uses. The district is intended to attract new commercial and residential- related uses that co-exist with continued airplane manufacturing in the short term and provide a stimulus for further investment and transition of uses in the longer term. Under the current guidelines, residential uses are encouraged in a mixed-use format to support the future office/commercial mixed-use center, while large-scale retail uses are allowed as anchors for a new regional shopping core. The UC-N1 zone establishes a gateway to the larger district and acts as a transition from industrial uses to the east and low-intensity residential and commercial areas in the south. Our project site is located along the east edge of the UC-N1 zone and does not border any of the lower intensity uses. It will however be one of the first projects to be seen when entering the area from Interstate 405. The fayade of the project will require coordination with the architectural themes established by the sub-district 1A Master Plan. Particular attention will be paid to the north fayade and building corners. The north building corners are considered to be part of the Gateway for the area. Vehicular Access and Circulation Access to the four buildings will be provided from Park Avenue, 10th Street and Garden Avenue as shown in the site plan exhibits. Site Clearing and Grading The proposal will require grading for buildings, utilities, courtyards and parking pursuant to the approved site development plan. Storm Drainage Detention will not be required because of proximity to Lake Washington. Water quality measures will be incorporated into detailed drainage design for the commercial building permit. Foundation drains will be utilized around the perimeter of the structures and at the base of all earth-retaining walls. See generalized stormwater plan, item no. 26 of this submittal. 12. Location of the proposal. Provide a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if available. Page 3 05-071 The Landing -SEPA Checklist FOR AGENCY USE ONLY The subject property is located in an area bounded by Garden Avenue N. on the east, Park Avenue N. on the west, NE Park Drive on the north, and N. 10th Street on the south. Refer to the preliminary plat map for the legal description and vicinity map. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): rolling, flat, hilly, steep slopes, mountainous. b. What is the steepest slope on the site (approximate percent slope)? Slopes are generally 1-3%. b. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. A Geotechnical report was completed by Geotech Consultants, Inc., dated June, 2006. According to the Preliminary Geologic Map of Seattle and Vicinity (Waldron, et.al., U.S.G.S., 1962), the general site area is underlain by Quarternary alluvium consisting of interlayers of sand, silt, organic silt and peat. These soils that underlie the site and vicinity were deposited by rivers and streams that have meandered through the Renton valley since the recession of the Vashion Glacier, over 13,000 years ago. The composition and density of these alluvial soils to vary widely through the Renton area, as the density and gradation of the soils depend on the velocity of the flowing water that originally deposited it. Fine-grained, silty or organic soils can often be found in old oxbows and lakes that have been covered by subsequent deposits. The site vicinity was once part of Lake Washington, ad up until the early 1900's much of the site vicinity was under water. In 1916, the water level in Lake Washington was dropped approximately 10 feet by construction of the Montlake Cut and Lake Washington Ship Canal. The ground exposed after lowering the lake included lake sediments, mud, peat bogs and swampland. During World War II and afterwards, fill was placed over the exposed swamp, mud, peat bog soils for construction of airplane factory buildings and parking facilities. Conclusions and recommendations for deep foundations or piles based on the inherent conditions are contained in the report. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Please refer to the Geotechnical Engineering Study: The Landing Phases I and /I, Renton. Washington, Geotech Consultants, Inc., dated June, 2006. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The quantity of earth cuts is estimated at 10,000 cu. yds. and the quantity of earth fill is estimated at 3,000 cu. yds. The ultimate fill quantities will be determined during final engineering. No grading activity will start until the necessary permits are obtained. Page 4 05·071 The Landing· SEPA Checklist f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. FOR AGENCY USE ONLY Limited erosion could occur as a result of the initial construction on-site; however, temporary erosion and sedimentation control (TESC) measures will be utilized during the construction phase to minimize potential erosion impacts. Temporary erosion and sedimentation control plans will be submitted to and approved by the City of Renton prior to any clearing or grading activity. Typical construction related erosion impacts include silt entering the storm drainage system. Use related erosion impacts are unlikely since the site will be stabilized, from an erosion control standpoint, and all storm water will be directed to water quality treatment. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Total impervious area is estimated at +/-6.1 acres or about +/-79% of the total site. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion and sedimentation control plan, designed in accordance with City of Renton standards, will be employed during the construction phase of this project. During construction, the contractor will follow an approved temporary erosion and sedimentation control (TESC) plan meeting City of Renton requirements. This TESC plan will be submitted and reviewed/approved as part of the final engineering and grading plan set. It is anticipated that the TESC will include the use of best management practices (BMP's) which could include all of or a combination of the following: Stabilization BMPs may include: o Seeding disturbed ground o Mulching the ground with straw or wood chips o Jute matting slopes o Plastic covering stockpiled soil o Silt fencing around buffer zones to sensitive areas o Preserving natural vegetation Structural BMPs may include: o Build ditches to divert runoff from exposed soils and slopes o Installing silt fencing around disturbed areas o Channeling runoff through temporary pipes and drainage swales to minimize runoff concentration from exposed areas o Rock check dams and rock lined channels to reduce runoff velocity o Straw bale barriers o Grade terracing for cut slopes over 15 feet o Sediment traps for exposed areas less than three acres o Sediment ponds for exposed areas greater than three acres o Level spreader or dispersal trench systems o Rock outlet protection o Installation of rock pad construction entrances o Installation of truck wheel wash pads o Inspection of facilities at regular intervals Page 5 05-071 The Landing -SEPA Checklist FOR AGENCY USE ONLY 2. Air In addition to the approved TESC plan, the contractor will be monitored by the Washington State Department of Ecology under the National Pollutant Discharge Elimination System Permit (NPDES). The NPDES is an Environmental Protection Administration mandate that is administered locally by the Washington Department of Ecology (DOE). The purpose of this permitting program is to prohibit non-stormwater discharges into storm sewers, reduce discharge of stormwater-borne pollutants to the maximum extent practical, and to establish a permitting system for stormwater discharges. As part of the NPDES permit requirements, the contractor is required to keep a copy of the Storm Water Pollution Prevention Program (SWPPP) on-site for reference. The SWPPP includes objectives to implement BMPs to minimize erosion and sediments from rainfall runoff at construction sites and to identify, reduce, eliminate, or prevent the pollution of stormwater, prevent violations of surface water quality, ground water quality, or sediment management standards, and prevent adverse water quality impacts during construction by controlling peak rates and volumes of stormwater runoff at the permittee's outfall and locations a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During project construction, heavy equipment operation and workers' vehicles would generate exhaust emissions into the immediate vicinity. Construction activity on the site could also stir up exposed soils and generate dust and particulate matter into the local air. The completed project would result in a minor increase in the amount of emission-related pollutants in the local air from project related traffic. b. Are there any off-site sources of emissions or odors that may affect your proposal? If so, generally describe. There are no known off-site sources of emissions or odors that are likely to impact this project c. Proposed measures to reduce or control emissions or other impacts to air, if any: To minimize the potential adverse impacts from emissions resulting from construction activities, Best Management Practices (BMP's) would be implemented to ensure that minimal amounts of dust and exhaust fumes leave the site. BMP measures include watering of the site as necessary during the construction phase of the project to help control dust and other particulates. Additionally, street cleaning/sweeping, and minimizing vehicle and equipment idling to reduce exhaust emissions at the site. 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, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no streams, wetlands or critical areas on the subject property. Lake Washington shoreline is approximately 1400 feet to the north. Page 6 05-071 The Landing -SEPA Checklist FOR AGENCY USE ONLY 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands, and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. If so, note location on the site plan. According to FEMA Map # 53033C0977 F. dated May 16, 1995, the site is located within Zone X. Areas determined to be outside 500 year floodplain. See Storm Water Technical report in section 2 of the Boeing Renton Comprehensive Plan Amendment Draft Environmental Impact Statement. Volume I I, City of Renton. July 8, 2003. Per the Urban Center North Development Agreement. 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. Additional stormwater runoff would occur in proportion to the total new impervious and cleared surfaces associated with the project. Discharge of these additional waters would be collected and routed through water quality facilities designed to meet the City of Renton water quality standards. Small quantities of petrochemicals and fertilizers are anticipated to be present in the runoff. Primary control of these potential pollutants would be provided through the inclusion of water quality measures in the drainage design. b. Ground: 1) Will groundwater be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn. No water will be discharged to ground water. The proposed development will be served by public water. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals .. ; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste material will be discharged into the ground from septic systems. The multifamily and mixed-use buildings will be served with public sewer service from the City of Renton. Page 7 05-071 The Landing -SEPA Checklist FOR AGENCY USE ONLY c. Water Run-off (including stormwater): 1) Describe the source of run-off (including stormwater) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The existing use is an impervious parking lot. The four new buildings and associated driveways and walkways will create additional impervious surfaces. Detention will not be required because of proximity to Lake Washington. Water quality measures will be incorporated into detailed drainage design for the commercial building permit. Foundation drains will be utilized around the perimeter of the structures and at the base of all earth-retaining walls. See generalized stormwater plan, item no. 26 of this submittal. 2) Could waste materials enter ground or surface waters? If so, generally describe. Minimal pollutants normally associated with this type of development could enter the surface water. However. the amount would be minimal since the on-site drainage will include the use of treatment facilities in conformance with current City of Renton standards. The proposed plans for stormwater and run-off control are expected to minimize entry of waste materials or pollutants to groundwater resources and/or surface waters. d. Proposed measures to reduce or control surface, ground, and nun-off water impacts, if any: 4. Plants The proposed drainage system will be designed and implemented in accordance with City of Renton standards. These standards have been developed to minimize potential surface and ground, water impacts. a. Check or circle types of vegetation found on the site: Deciduous trees: Alder, maple, aspen, other Evergreen trees: Fir, cedar, pine, other Shrubs Grass Pasture Crop or grain Wet Soil Plants: Cattail, buttercup, bulrush, skunk cabbage, other Water Plants: Water Lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? There are no trees currently on the site. c. List threatened or endangered species known to be on or near the site. There are no known threatened or endangered species on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Page 8 05-071 The Landing -SEPA Checklist Along all street frontages, the edge landscaping is proposed as a multifunctional element to create scale transition between the pedestrians and the building mass, softening the garage elevations as well as providing a foreground for the overall building facades. See landscape plan submitted with the site plan approval application. 5. Animals a. Check or circle any birds and animals which have been observed on or near the site, or are known to be on or near the site: _X_ Birds: hawk, heron, eagle, songbirds, other: Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain. None known. d. Proposed measures to preserve or enhance wildlife, if any: None proposed. 6. Energy and Natural Resources FOR AGENCY USE ONLY a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric and/or natural gas will be used to meet the primary energy needs of the multifamily buildings and the mixed use building. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The new buildings will be constructed to meet or exceed applicable local, state, and federal building codes to ensure compliance with energy conservation standards. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill or hazardous waste, that could occur as a result of this proposal? If so, describe. Although it is unlikely, under normal working conditions, that environmental health hazards would be encountered, construction equipment could, potentially, pose a threat to environmental health via leaky equipment, spills during refueling, and leaky Page 9 05·071 The Landing • SEPA Checklist FOR AGENCY USE ONLY containers stored on-site for construction equipment maintenance. All project related construction will meet all current local, county, state and federal regulations. In addition to the potential for construction related health hazards, the future urban uses could pose a threat to the environment through the misuse and improper disposal of household cleaners and gas and other petroleum products used in the operation and maintenance of automobiles. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any: State regulations regarding safety and the handling of hazardous materials would be enforced during the construction process. Equipment refueling areas would be located in areas where a spill could be quickly contained, and where the risk of the hazardous material entering surface water is minimized. In order to reduce the risk of environmental health hazards during construction, the selected contractor is required to submit an environmental plan. The environmental plan will include the handling of petroleum products and an emergency response procedure for any soil contaminated by a spill. The plan should include the use of fueling pads or berms located in areas where a spill could be quickly contained and where the risk of hazardous materials entering surface water is minimized, procedures to follow in case of spills, a maintenance plan to minimize leaky equipment, specify a staging area for vehicle maintenance, solid waste handling and disposal Best Management Practices (BMPs), and BMPs for any chemicals to be used or stored onsite during construction. State regulations regarding safety and the handling of hazardous materials will be followed during the construction process. b. Noise 1) What types of noise exist in the area, which may affect your project (for example: traffic, equipment operation, other)? The immediate vicinity is being developed as a unified urban center with anticipated urban off-site noise which would affect the subject property on a routine basis. 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. Construction activities on the site would temporarily increase the peak on-site noise levels. All construction would be during the City of Renton's approved hours of operation. The completed project would result in a slight increase in ambient noise levels in the vicinity. Short-term impacts would result from the use of construction equipment during site development and during the vertical or home construction phases of the project. Construction noise will be limited to City of Renton's approved hours of operation. Page 10 05-071 The Landing -SEPA Checklist In addition to interim construction noise, the project will generate additional automobile trips. These additional automobile trips will result in additional ambient noise levels in the area surrounding the project. 3) Proposed measures to reduce or control noise impacts, if any: Construction activity will be limited to hours as specified by the City of Renton, which will help to mitigate the impacts of potential construction noise. 8_ Land and Shoreline Use a_ What is the current use of the site and adjacent properties? FOR AGENCY USE ONLY The subject property is formerly a parking lot for the former Boeing facility. It is currently vacant. The surrounding properties are being redeveloped as part of the unified Urban Center-North urban master plan. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. There are no structures on the site. d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? The subject property is zoned UC-N1 on the City of Renton zoning map. Surrounding zoning to east, west and south is correspondingly zoned UC-N1. Zoning to the north is UC-N2. f. What is the current comprehensive plan deSignation of the site? The Lakeshore Landing property, also known as Sub-District 1A, is subject to the City of Renton zoning map, adopted on January 3, 2005 and amended on July 27'h of the same year. The subject site and surrounding properties have been deSignated Urban Center -North 1 (UC-N1). This zoning designation corresponds to the recommendations described in the Boeing Final Environmental Impact Statement (FEIS) which was issued on October 21,2003 and adopted by the City Council November 23, 2003. Supporting the FEIS, the City also adopted an Urban Center North Development Agreement to address the probable significant impacts to the area's transportation network and essential public utilities. The purpose of the new UC-N1 zone is to provide an area for pedestrian-scale mixed-use development that supports the residential and employment goals of the Renton Comprehensive Plan. The UC-N1 and neighboring UC-N2 zones are intended to attract a wide range of office, technical, commercial, and residential uses as the existing Boeing production facility is gradually phased out The overall mix and intenSity of uses is intended to create an urban center by implementing urban development standards to create a human-scale, pedestrian-oriented experience. The specific design standards needed to implement this urban vision for the UC-N1 and N2 zones are described in Section 4-2-120 F of the Renton Code. Page 11 05-071 The Landing -SEPA Checklist FOR AGENCY USE ONLY Of the two new Urban Center zones, the UC-N 1 zone is anticipated to be the first redeveloped from airplane manufacturing and its accessory uses. The district is intended to attract new commercial and residential-related uses that co-exist with continued airplane manufacturing in the short term and provide a stimulus for further investment and transition of uses in the longer term. Under the current guidelines, residential uses are encouraged in a mixed-use format to support the future office/commercial mixed-use center, while large-scale retail uses are allowed as anchors for a new regional shopping core. The UC-N 1 zone establishes a gateway to the larger district and acts as a transition from industrial uses to the east and low-intensity residential and commercial areas in the south. Our project site is located along the east edge of the UC-N1 zone and does not border any of the lower intensity uses. It will however be one of the first projects to be seen when entering the area from Interstate 405. The fayade of the project will require coordination with the architectural themes established by the sub-district 1A Master Plan. Particular attention will be paid to the north fayade and building corners. The north building corners are considered to be part of the Gateway for the area. g. If applicable, what is the current shoreline master program designation of the site? No shoreline; not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? Ilso, specify. There are no environmentally sensitive or critical areas on the site. i. Approximately how many people would reside or work in the completed project? Assuming approximately 2 people would live in each of the 885 multifamily units, it is estimated that an additional 1,770 persons would reside in the completed subdivision. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will be developed in accordance with the applicable City of Renton development regulations which have been adopted as GMA development regulations to implement the goals and policies of the adopted GMA Comprehensive Plan. In addition, impacts will be mitigated in accordance with the Development Agreement between the Boeing Company and the City of Renton. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Page 12 05-071 The Landing -SEPA Checklist FOR AGENCY USE ONLY Eight hundred, eighty-five market-priced, multi-family units will be constructed on the property. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: Adherence to the comprehensive plan and growth management planning goals will ensure that housing development is consistent with those policies stated in the applicable land use plan. Additionally. the proposed project will add much needed housing units to the City of Renton, thereby absorbing some of the growth projected by the area and assisting the City in absorbing the growth projections stipulated under the auspices of the Growth Management Act. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building materlal(s) proposed? The project is comprised of two separate phases The project is comprised of two separate phases on two parcels housing a total of 885 multi-family residential units in 4 five story buildings (two building per phase/parcel) over two levels of structured parking per phase, providing a total of approximately 1,600 parking stalls. The overall architectural theme of the project is modern with an undertone of industrial architecture in response to the original use in the same area and also in response to the surrounding structures and the retail proposed adjacent to the site. The overall massing is designed to resemble a city block which is usually comprised of smaller ownerships with different buildings and detailing vocabularies. The exterior of the project is to be clad in a combination of exposed concrete, composite panels and siding, corrugated metal siding, and brick. The proposed building plans will be governed by height restrictions dictated by the zoning requirements and the adopted uniform building code. Transition to Surrounding Development-Transition to Surrounding Development-The proposed project is located in the midst of a master-plan development consisting mainly of commercial uses. As outlined below, the architectural styling of the project has been designed to provide a sense of symmetry with the adjacent proposed development; utilizing common fayade materials and architectural vocabularies. The project is designed to maximize the ascetic and functional interaction at all street faces by placing the pedestrian oriented retail function at the property line while allowing the above grade portion of the parking garage to set back and be softened by landscape, grade changes, and public amenities. b. What views in the immediate vicinity would be altered or obstructed? Development of the site would change the visual character of the site for the nearest existing residences from that of largely undeveloped land to that of a mixed-use development. c. Proposed measures to reduce or control aesthetic impacts, if any: Design and construction of the buildings, courtyards and landscaping will comply with City of Renton Development and Building Code Regulations. Page 13 05-071 The Landing -SEPA Checklist 11. Light and Glare FOR AGENCY USE ONLY a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The completed project will generate limited light and glare typically associated with multifamily development mainly occurring during the evening hours, and will be associated with vehicle headlights, streetlights and security lighting. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: Installation of native landscaping along the street frontages and open space areas will help to alleviate some of the light and glare created by streetlights, headlights and lighting from the adjacent properties. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Common Recreational Space-Each phase includes a two story Clubhouse and Leasing Office of approximately 6,000 square feet adjoining a swimming pool and spa deck. This is in addition to the common open space courtyards serving the units facing inward which has been designed to provide light and air as well as focal points and a place for gathering on different occasions. b. Would the proposed project displace any existing recreational uses? If so, describe. The project would not displace any existing recreational uses. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Per the Urban Center North Development Agreement. 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. Page 14 05-071 The Landing -SEPA Checklist There are no landmarks or evidence of any significant historic, archaeological, scientific, or cultural resources known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: FOR AGENCY USE ONLY If any historic or cultural evidence was encountered during construction or installation of improvements, an archaeologist/historian would be engaged to investigate, evaluate andlor move or curate such resources as appropriate. 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. Access will be provided from Park Avenue, 10'h Street and Garden Avenue as shown in the site plan exhibits. Both phases of the proposed project have their primary pedestrian and vehicular access points located off of the internal private drive connecting Park Avenue to Garden Street, and dissecting the site into two parcels. There are secondary vehicular access points on Garden Street serving both phases, and an additional entrance to and exit from the Southerly phase to better serve the retail space. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The Landing and the larger urban center development will be served by public transit. c. How many parking spaces would the completed project have? How many would the project eliminate? It is assumed the completed project will provide at least two off-street parking spaces per residential unit. The proposed project will not eliminate any parking spaces. 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). The project proposes to construct new plat roads to current City of Renton design standards. Access to the development will be gained from Jericho Avenue NE, NE 2nd Street, and Hoquiam Avenue NE. Circulation within the development will be provided by new roads. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. See traffic analysis in section 3.10 of the Boeing Renton Comprehensive Plan Amendment Draft Environmental Impact Statement, Volume I, City of Renton. July 8, 2003. g. Proposed measures to reduce or control transportation impacts, if any: Page 15 05-071 The Landing -SEPA Checklis1 FOR AGENCY USE ONLY See traffic analysis in section 3.10 of the Boeing Renton Comprehensive Plan Amendment Draft Environmental Impact Statement. Volume I, City of Renton. July 8, 2003. Per the Urban Center North Development Agreement. 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 completed project would result in an increase in need for police and fire protection, as well as emergency medical service. Also, a slight increase in school enrollment will result from this proposal. b. Proposed measures to reduce or control direct impacts on public services, if any. The project will be designed and constructed with adequate water pressure, properly located fire hydrants, and streets constructed to allow adequate access for aid, fire, and police protection vehicles. Increased property valuation will result in increased taxes generated to support public services. Additionally, the proponent will pay necessary school miligation fees of provide land and/or improvements sufficient to defray the standard school mitigation fee requirement. 16. Utilities a. Indicate utilities currently available at the site: Electricitv, Natural Gas, Water, Refuse Service, Telephone, Sanitary Sewer, Septic System, Other. All utilities will be extended to and through the site. 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. Sanitary Sewer: Waler: Electricity: Natural Gas: Telephone: Cable Service: C. SIGNATURE City of Renton Wastewater Utility City of Renton Puget Sound Energy Puget Sound Energy Verizon Comcast Signature: ---:J-~~~~~~::'~~~~;::==- Dave Robertson, Project Principal Triad Associates "." Il!~ " .. ~". NE '''".nd. WI'. oeaH-69lJ Date Prepared: June 22, 2006 Page 16 I understand Form WA-5 (6/76) Commitment Face Page File No.: NCS-183014-WAI r-..- Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Rrst American Title Insurance Company, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Sdhedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagor of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; 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 polides committed for have been inserted in Schedule A hereof by the Company, either at the bme of the issuance of the Commitment or by subsequent endorsement. This Commitment if preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) 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. This Commitment shall not be valid or binding unbl countersigned by an authorized officer or agent. IN WITiNESS WHEREOF, the Company has caused this commitment to be signed and sealed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By-laws. This Commitment is effecbve as of the date shown in Schedule A as "Effecbve Date." First American Title Insurance Company By: AU ~-President Attest: /J1 u.ll-~ Secretary By: ~T ~ Countersigned First American Title Insurance Company Form WA-S (6/76) Commitment File No.: NCS-183014-WAI Page No.1 To: "\ hM~;MI ,'t-~ ('-1 :~t£et First American Title Insurance Company National Commercial Services 2101 Fourth Avenue, Suite 800, Seattle, WA 98121 (206)728-0400 -FAX (206)448-6348 Jean Couch (206)615-3118 jcouch@firstam.com Foster Pepper 1111 Third Avenue, 34th Floor Seattle, WA 98101 Attn: Michael Kuntz FIFTH REPORT SCHEDULE A Mike Cooper (206)615-3107 mcooper@firstam.com File No.: NCS-183014-WA1 Your Ref No.: Lot 2 LK Shore Landing 1. Commitment Date: June 9, 2006 at 7:30 A.M. 2. Policy or Policies to be issued: 1970/84 amended Policy to be issued Short Term Rate Standard Portion Extended Portion Proposed Insured: To Follow AMOUNT $ 56,000,000.00 $ $ PREMIUM 25,200.00 $ 6,110.00 $ TAX 2,217.60 537.68 3. The estate or interest in the land described on Page 2 herein is Fee Simple, and title thereto is at the effective date hereof vested in: Transwestern Harvest Lakeshore, L.L.C., a Delaware limited liability company 4. The land referred to in this Commitment is described as follows: The land referred to in this report is described in Exhibit A attached hereto. Rrst American TltJe Insurance Company Form WA-S (6/76) Commitment LEGAL DESCRIPTION: EXHIBIT 'A' File No.; NCS-183014-WAI Page No.2 ALL THE CERTAIN PROPERTY BEING ALL OF LOT 2 AND A PORTION OF TRACT D, BOEING LAKESHORE LANDING BINDING SITE PLAN, RECORDED UNDER RECORDING NO. 20041223000856, SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHERN MOST CORNER OF SAID LOT 2, THENCE 582°05'16"W A DISTANCE OF 13.73 FEET ALONG THE NORTH UNE OF SAID LOT 2; THENCE S43°47'35"W, CONTINUING ALONG THE BOUNDARY OF SAID LOT 2, A DISTANCE OF 217.61 FEET TO A POINT OF CURVATURE; THENCE CONTINUING ALONG SAID BOUNDARY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 1,066.50 FEET, LENGTH OF 260.48 FEET, AND AN INCLUDED ANGLE OF 13°59'38"; THENCE SI5°00'11"W, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 39.12 FEET; THENCE S27°57'23"E, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 50.69 FEET TO A POINT OF CURVATURE; THENCE CONTINUING ALONG SAID BOUNDARY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 652.50 FEET, LENGTH OF 329.14 FEET, AND AN INCLUDED ANGLE OF 28°54'05"; THENCE S00056'42"W, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 140.28 FEET TO THE NORTHWEST CORNER OF SAID TRACT D; THENCE FROM SAID CORNER, S45°55'45"E, CONTINUING ALONG THE SOUTHERLY BOUNDARY OF SAID LOT 2, A DISTANCE OF 39.08 FEET TO THE SOUTHERN MOST CORNER OF SAID LOT 2; THENCE CONTINUING S45°55'45"E, LEAVING SAID LOT 2, A DISTANCE OF 0.73 FEET; THENCE S89°25'53"E A DISTANCE OF 22.63 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 360.50 FEET; LENGTH OF 116.88 FEET; AND AN INCLUDED ANGLE OF 18°34'37"; THENCE N71°59'30"E A DISTANCE OF 364.69 FEET; THENCE N26°59'55"E A DISTANCE OF 44.78 FEET; THENCE NI8°00'30"W A DISTANCE OF 55.73 FEET TO THE NORTHEAST CORNER OF SAID TRACT D AND THE SOUTHEAST CORNER OF SAID LOT 2; THENCE NI8°00'30"W, ALONG THE EAST BOUNDARY OF SAID LOT 2, A DISTANCE OF 671.21 FEET; THENCE N46°17'10"W, CONTINUING ALONG SAID BOUNDARY, A DISTANCE OF 42.23 FEET TO THE TRUE POINT OF BEGINNING. (ALSO KNOWN AS LOT 2A OF LLA NO. LUA 06-004, RECORDING NO. 20060510900003) First AmeriCBn 77t1e Insurance Company Form WA-S (6/76) Commitment SCHEDULE B -SECTION 1 REOUIREMENTS The following are the Requirements to be complied with: File No.: NCS-183014-WAl Page No.3 Item (A) Payment to or for the aocount 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. Item (C) Pay us the premiums, fees and charges for the policy. Item (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions 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. B. 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 person in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. DiscrepanCies, confiicts 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. (1) Unpatented mining claims; (2) reservations or exceptions in patents or in acts authorizing the issuance thereof; (3) Water rights, claims or title to water; whether or not the matters excepted under (1), (2) or (3) are shown by the public records; (4) 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, materials or medical assistance 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 sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. Arst American 77t1e Insurance Company Form WA-S (6(76) Commitment File No.: NCS-183014-WAI page No.4 SCHEDULE B -SECTION 2 (continued) SPECIAL EXCEPTIONS 1. Uen of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2100 For all transactions recorded on or after July 1, 2005: • A fee of $10.00 will be charged on all exempt transactions; • A fee of $5.00 will be charged on all taxable transactions in addition to the excise tax due. 2. This item has been intentionally deleted. 3. This item has been intentionally deleted. 4. This item has been intentionally deleted. 5. This item has been intentionally deleted. 6. This item has been intentionally deleted. 7. Easement, including terms and provisions contained therein: Recording Information: December 5,2001 under Recording No. 20011205003127 In Favor of: The City of Renton For: Sanitary Sewer Affects: a Northerly porton of said premises 8. Easement, including terms and provisions contained therein: Recording Information: December 5, 2001 under Recording No. 20011205003128 In Favor of: The City of Renton For: Sanitary Sewer Affects: a Northerly porton of said premises 9. Easement, including terms and provisions contained therein: Recording Information: Deoember 5, 2001 under Recording No. 20011205003130 In Favor of: The City of Renton For: Sanitary Sewer Affects: a portion on the Southeasterly line of said premises 10. This item has been intentionally deleted. 'De..,. ~ ""t~ ~ 11. A document entitled "Development Agreement for the Boeing Renton Aircraft Manufacturing Facility", executed by and between The Boeing Company and The City of Renton recorded August 2, 2002, as Instrument No. 20020802000224 of Official Records. First American T1tfe Insurance Company / ./ Form WA-S (6/76) Commitment File No.: NCS-183014-WAI Page No.5 12. A document entitled "Development Agreement for Renton Plant Redevelopment", executed by and between The Boeing Company and The City of Renton recorded December 10, 2003, as Instrument No. 20031210001637 of Official Records. 13 . Covenants, conditions, restrictions and/or easements: Recorded: November 19, 2004 Recording No.: 20041119001959 (The Covenants, Conditions and Restrictions referred to above, will continue in force until a building permit is issued, at which time said permit shall supersede the above Covenants, Conditions and Restrictions.) 14. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the Boeing Lakeshore Landing recorded December 23, 2004 in Volume 225 of Plats, Pages 83 through 86, inclusive, in King County, Washington. 15. Covenants, conditions, restrictions and/or easements: Recorded: December 28, 2004 Recording No.: 20041228001871 16. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Transwestem Harvest Lakeshore, L.L.c., a Delaware limited liability company Grantee/Beneficiary: Bank of America, N.A. Trustee: Amount: Recorded: Recording Information: Affects: PRLAP, Inc., a Washington corporation $30,000,000.00 April 1, 2005 20050401000761 The land and other property. 17. A Certificate of Good Standing from the State of Delaware for Transwestem Harvest Lakeshore, L.L.c., should be submitted prior to closing, together with evidence of the authority of the officers thereof to execute the forthcoming instrument. 18. Title to vest in an incoming owner whose name is not disclosed. Such name must be furnished to us so that a name search may be made. 19. This item has been intentionally deleted. 20. 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. 21. This item has been intentionally deleted. Rrst American Title Insurance Company Form WA-5 (6/76) Commitment 22. General Taxes for the year 2006. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: 088660-0020-02 $ 54,189.60 $ 27,094.80 $ 27,094.80 $ 4,535,600.00 $ 0.00 23. Easement, including tenms and provisions contained therein: File No.: NCS-183014-WAI Page NO.6 Recording Infonmation: April 21, 2006 under Recording No. 20060421000735 In Favor of: Puget Sound Energy, Inc. For: Utility purposes Affects: A portion of said premises and other properties Rrst American Titfe Insurance Company Form WA-S (6/76) Commitment INFORMATIONAL NOTES File No.: NCS-1S3014-WAl Page NO.7 A. 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. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. 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. LOT 2A OF LLA REC NO. 20060510900003 APN: 088660-0020-02 D. A fee will be charged upon the cancellation of this Commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. END OF SCHEDULE B First American 71t1e Insurance Company -------------------------- Form WA-5 (6/76) COmmitment ,-,.. M f; It, .. ' '" , ; ~ ~L# First American Title Insurance Company National Commercial SelVices COMMITMENT Conditions and Stipulations File No.: NCS-183014-WAl Page No.8 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 a 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 or reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disdosure 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, and only for actual loss incurred in reliance hereon in undertaking in good faith Ca) 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, exclusion from coverage, and the Conditions and Stipulations of the form of Policy or Policies committed for in favor of the proposed Insured which are hereby incorporated by references, and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the Insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of this Commitment. First American ntle Insurance Company Form WA-5 (6/76) Commitment The First American Corporation First American Title Insurance Company National Commercial SelVices PRIVACY POLICY We Are Committed to Safeguarding Customer Infonnation File No.: NCS-183014-WAI Page No.9 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such infonnation particularly any personal or flnanclallnfonnation. We agree that you have a right to know how we will utilize the personal infonnation you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal Information. Applicability This Privacy Policy governs our use of the information which you provide to us, It does not govern the manner in which we may use infonnation we have obtained from any other source, such as intonnation obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.flrstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect indude: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • InfOlTTlation about your transactions with us, our affiliated companies, or others; and' • lnfonnation we receive from a consumer reporting agency. Use of Infonnation We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we wilt not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such infolTTlation Indefinitely, induding the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of non public personal information listed above to one or more of our affiliated companies. Such affiliated companies Include finandal service providers, such as. title insurers, property and casualty insurers, and trust and invesbnent advisory companies, or companies Involved in real estate services, such as appraisal companies, home warranty companies, and esaow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perfonn marketing services on our behalf, on behaff of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Fonner Customers Even if you are no longer our OJstomer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your Infonnation. We restrict access to nonpubUc personal information about you to those individuals and entities who need to know that [nfonnatlon to provide products or services to you. We wlil use our best efforts to train and oversee our employees and agents to ensure that your Infonnation will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal infonnation. c 2001 The First American Corporation -All Rights Reserved Rrst American Title Insurance Company BfT'IRNAPPB€§S' Puget Sound !Iwgy. Inc. Attn: ROW o.pertIntrrt • er-.r. PO BOXtoMlEIT-OIW &.11.-, WA taooe.eaN 20060421000736.00' EXCISE TAX NOT_ ORIGINAL EASEMENT ~~,~ REfEReNCE~ GRANTOR: TI'III~ H.-t ~ L.I.C,' 011-.. UInItIcI UIbIIIb' COmpany GRANTEE: PUOeTSOUNDartERQY,r«:. SHORT LEGAL: L.oIs 1. 2, ~ tnd 4.loIlng LabehoI.l..andlrlg, ~ lIumber2l104122SOOOl15e A:sSESSOR'S PROPeRTY TAX PARCB.; OUMGoClQ10: OIlHCl.0D20: (I88I6CI.OD», G88t8O-OO4O For IIld In eon.ldllWllon of One 00IIIr (ti1.00) WId oINf" YlblbII conIidn¥or! In herd peId, r..r.-..wn "-It lMNJIorw, u..c, • .,....... UmItItd UIbUlty Compeny~ 1IIrIln), "-"by ~ and~ 10 PUOI'!T IKlUND ENERGY, INC ... W~ COrporItIorI {"G!IrItw" .....,), 101' the ~ ~ sal fufth, • ~ ~I ___ ~, 1IlIdW,IIot1g ICnIU IIId 1Iwugh !hi PoIowIng ~ I"hI P"lPIrty~ ,,,,,,"}In Klng County, W~ Lot. 1, 2, 3 end" 8oelIIClllaUI'-L.Ind!na.. blAding 1111 ",-,,1'IQlII'dH un_ICIng Counl)' ~ Number 20041tttGOOIH ~ .. may be oI'otrMII lilt Ior1tI __ OrIn ... right. .hili! be .-died upon that pwtIon crt' the F'ropeIty ("EuIm«tt JIfttI' hIIl1IIn)!IesaIlId .. ~ AH EAsoIIiHT ~ to fI!!'T" wmTH HAntO S I'&T OI.UCH WIDTH QH DCH'IDIE 01 A. CBITERL.JKI!: OYCIIIHD McI'OU..OW1l: 1M; C5NnJIUNE Of' GItAHTl!I!'. PACl.t1ll!8 AI NOW COMaTIII..IC1aO. ~ N: CQfIIsmucJB), EXlENDED OR ~T£O LYI'IO WrTlltl 1tIfi AIICIYf: oue:.m .""""'-. TtII EAaEMEJIT DUCRIPTIOIf MAV H. 1lJIOEItSI!0EI:I itT A LItTER. DAft WITH It IURYE'I'ED DUaII'l1OH PROVIDED A.T NO CO*T TO G!Wnu. 1. P\IfPOM, G .... III thI. have '1M rfghllD conllrucl, opem.,mlllllM1. mpIIr. ~.Improve._. en"-PII" .nd I.tM 1M _I'll ... for OM or moll! utIIty I)'ItIIIM for purpcIIU III'~, ~ NId NklIII'g.-.oo~, Sueh..,...., mfJ!J\ndI.Id4o, I:Iut _ notlknlled 10; UncIIorgrwncl r.cIuu... ~, ~ I'IIIinI. ....... ooncIuItt. reg",*", and fIIdIB for gu: eonduIlI. 1nII, *""'-........ 1fIIIIft:Ih .. ...:I trwwfonnetI for eIIdrtdty: Iber opdc aIbIII and othI!r lInN, CIbIn end fIcIIIIM for ~ ~ or g~1II4 fIdIiI!M 8I'Id ~ menhoIII, ~ blurw. IIIIIthmenI:I IIId .rt .-.cI lit 0IhIIr facII1Ia& Of ~ ~ 01' corr.enr.nt to 1/1)' or.' ofltle foNvolnO. FoIooMrlg"'" NU.I conllln./dlorl tI all or. portfon of It. ~ GnlntH m.y, from lime to~. COMIruct IYCIlIKlditlonal fadlllIu IS lIM)' ,.qui", for «d! syana. a..NM ..... r-.... nghl of ___ b lIMo E-.nt AI.. OYII' 8nd ..::roa 1M PnIperty III .~ BrwIIIII to ...all Is ~ ftll'llnDlr. Gr."",1IhII eompenllte Grantor lor Wf'/ ~ to hi P'rop!rty C*IIId by 1hI.-dM 01 auch r%t1I: (If ea;-. by GfwrtIe. 2. EMIInInt ........ ~IiJ.rMI Mal'*"--.. GtantM:WIII hI'ItI till r\;N: to cut. _ end dlPOM oIllrj.oo .. bruah. IrNI ()f' otlIr~ In ltIt EallmtnIJna. GlWllellhlll IItG h.ve the right to contR:Il, 01'1 at:Ol1ll!ll.llng basltarl(lby 1lI)'~..-.cI ___ I"IIn4I. h~.nd~otbtUlh, t-..Of~er 'I9Q8IIIIoo In h ElI«MIIt ArK. 3. GntItor', U .. (If bMment......... GtwdDr,.,.-hit "1!l p UN 11M ~ At&II lo .... ny purppIe,noI; ~ with !hi rfljJlltllliInIrI-~~~-...r:Nt·~,or: IIIIIn1Im .-.y~~Cltof*~_qrilhe-~H'M:~""ctonoblllltngwl\llli\:,oo"",of o...l'I&M" fa:1111111IIfthouI. &.!1M" prior WIIIIn mr--. 4. 1ndIImnh;r. GrlIItM -or-ID IndernnIry &anIor from end IIQaInII. IIIbIIity lncund by GiwtDr ... -... of 0rantH .. ~ In h ~ 0I1he rtIIbI hMaIn gr1Il111d tI GrInM, bill mchlr-.:! hlrVllII'1aII lWCluirI ~ to IndlllTlflllY Glllltor for lhet potIlcn IJf.wy MICh 1IIbII1tt II!JIbutIbIe to !hi IMISIIGIhCI 01 mr.ntor or h ~oIotM .... L ... ..,."..\.an<lItIe • ....nIvlt REDT,5M$lI _ ... P",,1012 '. 200804210007:)5.002 ---_ .. __ ..... __ .. - Recorded for and Return to: Foster Pepper & Shefelman PLLC Attention: Gary N. Ackerman IIII Third Avenue, Suite 3400 Seattle, Washington 98101-3299 CONDOMINIUM DECLARATION FOR LAKESHORE LANDING, A CONDOMINIUM DEVELCIT'(°PMENT PlANNING OF RENTON JUN 222006 RECEIVED GrantorlDeciarant: XDECLARANT, a Washington limited liability company Additional names on pg. NI A Grantee: CONDOMINIUM DECLARATION FOR LAKESHORE LANDING, A CONDOMINIUM Additional names on pg. NI A Legal Description: Official legal description on Schedule A Assessor's Tax Parcel ID#: Reference # (if applicable): N/A Additional nwnbers on pg. NI A 061191062:27 PM 50590011,1 DEPARTMENT OF ASSESSMENTS Examined and approved this __ day of Assessor Deputy Assessor 06119/062:27 PM 50590011_1 CONDOMINIUM DECLARA nON FOR LAKESHORE LANDING A CONDOMINIUM • TABLE OF CONTENTS Page Article 1. DEFINITIONS ........................................................................................................... 1 Section 1.1 Words Defined ............................................................................................. 1 Section 1.2 Form of Words ............................................................................................ 5 Section 1.3 Statutory Definitions ................................................................................... 6 Article 2. CONSTRUCTION AND VALIDITY OF DECLARATION .................................... 6 Article 3. NAME OF CONDOMINIUM ................................................................................... 7 Article 4. DESCRIPTION OF LAND ........................................................................................ 7 Article 5. DESCRIPTION OF UNITS: ALLOCATED INTERESTS ....................................... 7 Section 5.1 Number and Identification of Units ............................................................. 7 Section 5.2 Unit Boundaries ........................................................................................... 8 Section 5.3 Unit Data ..................................................................................................... 8 Section 5.4 Allocated Interests ....................................................................................... 8 Article 6. COMMON ELEMENTS ............................................................................................ 8 Article 7. LIMITED COMMON ELEMENTS .......................................................................... 8 Article 8. PERMITIED USES; MAINTENANCE ................................................................... 9 Section 8.1 Residential Unit ........................................................................................... 9 Section 8.2 Commercial Unit ......................................................................................... 9 Section 8.3 Section 8.4 Section 8.5 Section 8.6 Section 8.7 Section 8.8 Section 8.9 Section 8.10 Operation. Maintenance, Repair, Insurance and Replacement of Units; Reimbursement by Commercial Unit Owner ............................................ 11 Effect on Insurance; Violation of Laws ..................................................... 12 Alteration of Exterior Improvements ........................................................ 13 Signs .......................................................................................................... 13 Offensive Activities Prohibited ................................................................. 13 Hazardous Substances ............................................................................... 14 Damage to Other Unit ............................................................................... 15 Right of First Refusal Affecting Commercial Unit ................................... 15 Article 9. OWNERS ASSOCIATION ...................................................................................... 17 Section 9.1 Section 9.2 Section 9.3 Section 9.4 Section 9.5 Form of Association .................................................................................. 17 Bylaws ....................................................................................................... 17 Qualification and Transfer... ...................................................................... 17 Powers of the Association ......................................................................... 18 Arbitration ................................................................................................. 18 Article 10. ASSESSMENTS AND REIMBURSEMENTS ....................................................... 23 Article 11. LIEN AND COLLECTION OF ASSESSMENTS .................................................. 25 Section 11.1 Assessments Are a Lien: Priority .............................................................. 25 06/19/062:27 PM 50590011.1 -i- Section 11.2 Section 11.3 Section 11.4 Section 11.5 Section 11.6 Section 11.7 Section 11.8 Lien May be Foreclosed; Judicial Foreclosure .......................................... 26 Assessments Are Personal Obligations ..................................................... 26 Extinguislunent of Lien and Personal Liabilitv ......................................... 27 Joint and Several Liabilitv ......................................................................... 27 Late Charges and Interest on Delinquent Assessments ............................. 28 Recovery of Attorneys' Fees and Costs .................................................... 28 Remedies Cumulative ................................................................................ 28 Article 12. FAILURE OF BOARD TO INSIST ON STRICT PERFORMANCE NO WAIVER. ................................................................................................................. 29 Article 13. LIMIT A nON OF LIABILITY ................................................................................ 29 Article 14. INDEMNIFICATION .............................................................................................. 30 Article 15. INSURANCE ........................................................................................................... 31 Section 15.1 General Requirements ............................................................................... 3I Section 15.2 Insurance for Units .................................................................................... 32 Section 15.3 Use of Insurance Proceeds ......................................................................... 34 Article 16. DAMAGE AND REPAIR OR DAMAGE TO PROPERTY ................................... 35 Article 17. CONDEMNATION ................................................................................................. 36 Section 17.1 Section 17.2 Section 17.3 Section 17.4 Consequences of Condemnation; Notices ................................................. 36 Condemnation of a Unit ............................................................................ 36 Condemnation of Part ofa Unit. ................................................................ 37 Reconstruction and Repair ........................................................................ 38 Article 18. EASEMENTS AND ENCROACHMENTS ............................................................ 38 Section 18.1 Section 18.2 Section 18.3 Section 18.4 Section 18.5 General Easements .................................................................................... 38 Exclusive Easement Areas ........................................................................ 38 Nonexclusive Easement Areas .................................................................. 39 Access to Easement Areas ......................................................................... 39 Encroaclunents .......................................................................................... 39 Article 19. AMENDMENT OF DECLARATION SURVEY MAP AND PLANS, ARTICLES OR ByLAWS ...................................................................................... .40 Article 20. TERMINATION OF CONDOMINIUM ................................................................. 42 Article 21. NOTICES ................................................................................................................. 42 Section 21.1 Form and Delivery ofNotice .................................................................... .42 Section 21.2 Notices to Eligible Mortgagees ................................................................ .43 Article 22. SEVERABILITY ..................................................................................................... 44 Article 23. EFFECTIVE DATE ................................................................................................. 44 06/19/062:27 PM SO~90011.1 -ii- Article 24. REFERENCE TO SURVEY MAP AND PLANS .................................................. .45 Article 25. ASSIGNMENT BY DECLARANT ........................................................................ .45 Schedule A Schedule B 06119/062:27 PM 50591)1)11.1 Description of Land in Condominium Unit Data; Allocated Interests -iii- Article 1. DEFINITIONS. Section 1.1 Words Defined. For the purposes of this Declaration and any amendments hereto, the following definitions shall apply. Allocated Interests means the allocation of Common Expense Liability, interest in Common Elements and voting for each of the Units in the Condominium determined in accordance with the formula set forth in Section 5.4 and as specified in Schedule B. Articles means the Articles of Incorporation for the Association. Assessments means all sums chargeable by the Association against a Unit, including, without limitation: (a) general and special Assessments for Common Expenses and Specially Allocated Expenses; (b) interest and late charges on any delinquent account; and (c) costs of collection, including reasonable attorneys fees, incurred by the Association in connection with the collection of a delinquent Owner's account. Association means the owners association identified in Article 9. Board means the board of directors of the Association, as described in Section 9.1. Bylaws means the bylaws of the Association as they may from time to time be amended. City means the City of Renton, Washington. Commercial Unit means the Unit with that designation as shown on the Survey Map and Plans and listed in Schedule B. Common Elements means any portion of the Condominium other than Units. Common Expenses means expenditures made by or financial liabilities of the Association which are allocated to the Owners of all Units in accordance with Common Expense Liability pursuant to this Declaration. Common Expense Liability means the liability for Common Expenses allocated to each Unit, expressed as a percentage as set forth in Schedule B. Condominium means Lakeshore Landing, a condominium, created under this Declaration and the Survey Map and Plans. 061191062:27 PM 5059OO1! ! -1- Condominium Act means the Washington Condominium Act, codified at RCW 64.34, as it may be from time to time amended. Conveyance means any transfer of the ownership of a Unit, including a transfer by deed or by real estate contract. Declarant means the XDeclarant, a Washington limited liability company, and its successors and assigns. Declaration means this Condominium Declaration for Lakeshore Landing, a condominium, as it may from time to time be amended. Declared Value means the value of each Unit as stated in Schedule S, which does not necessarily reflect market value and will not be affected by sales price. Eligible Mortgagee means the Mortgagee that has filed with the secretary of the Association a written request that it be given copies of notices of any action by the Association that requires the consent of Mortgagees. Exclusive Easement Areas means those portions of a Unit over which the Owner of the other Unit has an exclusive easement, as described in Section \8.2 and shown on the Survey Map and Plans. Foreclosure means a forfeiture or judicial or nonjudicial foreclosure of a Mortgage or a deed in lieu thereof. Mortgage means a mortgage, deed of trust, or assignment of leases, rents and/or insurance policies for security purposes. Mortgagee means any holder, insurer or guarantor of a Mortgage on a Unit. Nonexclusive Easement Areas means those portions of a Unit over which the other Unit has a nonexclusive easement, as described in Section 18.3 and shown on the Survey Map and Plans. Owner or Unit Owner means the Declarant or other person who owns a Unit, but does not include any person who has an interest in a Unit solely as security for an obligation. Person means a natural person, corporation, partnership, limited partnership, limited liability company, trust, governmental subdivision or agency, or other legal entity. 06119106 2 :27 PM SOS90011.1 -2- Residential Unit means the Unit with that designation as shown on the Survey Map and Plans and listed in Schedule B. Specially Allocated Expenses means those expenditures made by or financial liabilities of the Association which are allocated to an Owner of a Unit on some basis other than Common Expense Liability, as set forth in ________ _ Survey Map and Plans means the survey map and plans filed simultaneously with the recording of this Declaration and any amendments, corrections, and addenda thereto subsequently filed. Unit means a physical portion of the condominium designated for separate ownership, the boundaries of which are described in Section 5.2 and shown on the Survey Map and Plans. Section 1.2 Form of Words. The singular form of words shall include the plural and the plural shall include the singular. Masculine, feminine, and gender-neutral pronouns shall be used interchangeably. Section 1.3 Statutory Definitions. Some of the terms defined above are also defined in the Condominium Act. The definitions in this Declaration are not intended to limit or contradict the definitions in the Condominium Act. If there is any inconsistency or conflict, the definition in the Condominium Act will prevail. Article 2. CONSTRUCTION AND VALIDITY OF DECLARATION. This Declaration and the Condominium Act provide the framework by which the Condominium is created and operated. In the event of a conflict between the provisions of this Declaration and the Condominium Act, the Condominium Act shall prevail. In the event of a conflict between the provisions of this Declaration and the Bylaws, this Declaration shall prevail except to the extent this Declaration is inconsistent with the Condominium Act. The creation of the Condominium shall not be impaired and title to a Unit and its interest in the Condominium shall not be rendered unmarketable or otherwise affected by reason of an insignificant failure of this Declaration or the Survey Map and Plans or any amendment thereto to comply with the Condominium Act. Article 3. NAME OF CONDOMINIUM. 061191062:27 PM 505%011.1 -3- The name of the Condominiwn created by this Declaration and the Survey Map and Plans is Lakeshore Landing, a condominiwn. Article 4. DESCRIPTION OF LAND. The real property included in the Condominiwn and subjected to the Condominiwn Act is described in Schedule A. Article 5. DESCRIPTION OF UNITS: ALLOCATED INTERESTS. Section 5.1 Nwnber and Identification of Units. The Condominiwn has two Units: a Residential Unit and a Commercial Unit. The Units are listed in Schedule B and shown on the Survey Map and Plans. Section 5.2 Unit Boundaries. The Units in the Condominiwn are "air space units," the boundaries of which are the planes in space shown on the Survey Map and Plans. All spaces, dirt, buildings, or other improvements within the boundaries of a Unit are a part of the Unit. Section 5.3 Unit Data. The approximate area and levels of each Unit are set forth in Schedule B. Schedule B also shows the number bathrooms, bedrooms, fireplaces and parking spaces within each Unit. Section 5.4 Allocated Interests. Schedule B sets forth the Allocated Interests of each of the Units in the Condominiwn for the purposes of Common Expense Liability, interest in the Common Elements and voting. The formula for making the allocations is the relative Declared Values of the Units. Article 6. COMMON ELEMENTS. The only Common Elements in the Condominiwn are the spaces above and below the Units. Article 7. LIMITED COMMON ELEMENTS. There are no limited common elements in the Condominiwn. 06119/06 2:27 PM 50590011.1 -4- Article 8. PERMITTED USES; MAINTENANCE. Section 8.1 Residential Unit. The Residential Unit shall be used primarily for multi-family residential purposes, as permitted under applicable City ordinances. Section 8.2 Commercial Unit. The Commercial Unit shall be used for office or retail uses, as permitted under applicable City ordinances, except as provided below: 8.2.1 The Commercial Unit shall not be used for conducting: full service restaurant (except that a coffee shop, bakery and/or delicatessen shall be permitted); food processing (except as used in conjunction with other permitted uses); manufacturing activities; medical laboratory; wholesale or retail sales of pornographic literature, photographs or movies; card room; dance hall, pool hall; video arcade or other similar form of amusement center; musical school or studio; adult motion picture theater; massage parlor; laundry; dry- cleaning, dyeing or rug cleaning plant; jail; hotel, apartment hotel and motel; package liquor store; taxidermy shop; retail pet shop or animal clinic; work release center; drug rehabilitation center or social service agency. 8.2.2 The delivery or shipment of merchandise, supplies, and fixtures to and from the Commercial Unit shall be accomplished in a manner that shall not unreasonably interfere with the quiet enjoyment or the security of the residents of the Residential Unit. 8.2.3 The Owner of a Commercial Unit shall not allow or permit any continuing vibration ("Vibration") or any offensive or obnoxious and continuing noise ("Noise") or any offensive or obnoxious and continuing odor ("Odor") to emanate from the Commercial Unit into the Residential Unit, nor shall the Owner allow or permit any machine or other installation therein to constitute a nuisance or otherwise to unreasonably interfere with the safety or comfort of any of the residents of the Residential Unit. Upon the failure of the Owner of the Commercial Unit to remedy Vibration, Noise or Odor after Notice and Opportunity to be Heard, the Board may at its option either: (I) cure such condition at the Owner's cost and expense; or (2) pursue any other available legal or equitable remedy. Upon the failure of the Owner to remedy Odor after Notice and Opportunity to be Heard, the Board may at its option either: (I) attempt to resolve the matter by agreement with the Owner; or (2) submit the matter to arbitration by a panel of three independent arbitrators, in which case one arbitrator shall be chosen by the Board, the second arbitrator shall be chosen by the Owner, and the third arbitrator shall be chosen by the other two arbitrators. Construction, remodeling and maintenance of the Commercial Unit and activities reasonably necessary to accomplish the same shall not be deemed to be Vibration, Noise or Odor within the meaning of this subsection. 061191062:27 PM 50590011.1 -5- Section 8.3 Operation. Maintenance, Repair. Insurance and Replacement of Units: Reimbursement by Commercial Unit Owner. Except as provided below, each Owner is responsible for all costs of operation, maintenance, repair, insurance, replacement and improvement of the improvements within the Owner's Unit and any equipment or utilities serving only the Owner's Unit, regardless of where located. Each Owner shall be responsible for keeping all improvements within the Owner's Unit in good condition and repair. In the event of a casualty loss the cost of repair or replacement of which exceeds available insurance proceeds, the Unit Owner shall be obligated to repair or replace the damaged improvements within the Owner's Unit. The Owner of each Unit shall bear the expenses relating to any changes in electrical, gas, water, trash or other utility services necessitated by the use of that Unit. The Owner of the Commercial Unit shaH reimburse the Owner of the Residential Unit for all costs reasonably associated with the operation, maintenance, insurance, repair or replacement of improvements within the Commercial Unit's Exclusive Easement Areas located within the Residential Unit and shall pay a prorata share (based on Common Expense Liability) of all costs reasonably associated with the operation, maintenance, repair, insurance or replacement of the Nonexclusive Easement Areas and Facilities located within the Residential Unit. Such reimbursement shall be due and payable within 30 days after receipt of an invoice from the Owner of the Residential Unit, who shall have the same rights of collection as the Association does for an assessment. Section 8.4 Effect on Insurance: Violation of Laws. The Owner of each Unit shall not use nor occupy that Unit nor do or permit anything to be done thereon in any manner which shall make it impossible for the Association to carry any insurance required or reasonably deemed to be necessary, or which will invalidate or unreasonably increase the cost thereof or which will cause structural injury to the building, or which would constitute a public or private nuisance or which will violate any laws, regulations, ordinances or requirements of the federal, state or local governments or of any other governmental authorities having jurisdictions over the property. Section 8.5 Alteration of Exterior Improvements. The Owner of the Residential Unit may make any changes to the improvements within that Unit as it deems necessary or appropriate; provided that such changes comply with applicable City ordinances and do not adversely affect access to or use of the Commercial Unit. The exterior appearance of improvements within the Commercial Unit may not be altered without the written consent of the Board. Section 8.6 Signs. The Commercial Unit may have signage for the tenants or other occupants of the Commercial Unit in accordance with sign design criteria established by the Declarant or adopted by the Board as part of the rules and regulations of the Association (the "Sign Design Criteria") or as may be otherwise approved by the Board. The Owner of the Residential Unit may post such signs for the leasing or sale of apartments within the Unit and 06119/062:27 PM 50590011 I -6- such other signage as it deems necessary or appropriate for the proper operation of the Residential Unit. Section 8.7 Offensive Activities Prohibited. No noxious or offensive activity shall be carried on in any Unit, nor shall anything be done therein that may be or become an annoyance or nuisance to residents, tenants or other occupants of the other Unit. Owners shall not permit any condition to exist that will induce, breed or harbor infectious plant diseases or noxious insects or vermin. Section 8.8 Hazardous Substances. The Owner of each Unit shall not permit any Hazardous Substance to be generated, processed, stored, transported, handled or disposed of on, under, in or through the Owner's Unit; and each Owner shall indemnify, defend, and hold harmless the other Owner and the Association from all fines, suits, procedures, claims and actions of any kind arising out of or in any way connected with any spills or discharges of Hazardous Substances or wastes arising from the operation or use of the Unit or the Property by the Owner or the tenants or invitees of the Unit. As used herein, the term "Hazardous Substance" means any hazardous, toxic or dangerous substance, waste or material which is or becomes regulated under any federal, state or local statute, ordinance, rule, regulation or other law now or hereafter in effect pertaining to environmental protection, contamination or cleanup, including without limitation any substance, waste or material which now or hereafter is designated as a "Hazardous Substance" under the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. § 9601 et seq.), or under any local or state rule or regulation. Without limiting the foregoing, Hazardous Substances shall include, but not be limited to, any substance which after being released into the environment and upon exposure, ingestion, inhalation, or assimilation, either directly from the environment or indirectly by ingestion through food chains, will or may reasonably be anticipated to cause death, disease, behavior abnormalities, cancer and/or genetic abnormalities. Section 8.9 Damage to Other Unit. Each Unit Owner shall be responsible for any damage to the other Unit caused by the negligence or willful misconduct of the tenant, resident or occupant of the Owner's Unit. Section 8.10 Right of First Refusal Affecting Commercial Unit. The Owner of the Residential Unit shall have a right of first refusal to purchase the Commercial Unit from the Owner as provided in this section. If the Owner of the Commercial Unit (the "Offering Owner") desires to sell the Unit, the Offering Owner shall deliver a written notice to Owner of the Residential Owner (the "Other Owner") advising of the Offering Owner's intention to sell the Unit and stating the asking price, which notice shall constitute an offer to sell the Unit at the stated asking price to the Other Owner, who shall have ten (10) days in which to accept the offer or to make a counter-offer. If the offer is accepted or if the Offering Owner accepts a counter-offer, the Offering Owner shall be obligated to sell the Unit to the Other Owner at the accepted purchase price. The purchase price shall be paid all cash at closing within 60 -7- 06119/062:27 PM 5059001 LI days of acceptance and the Offering Owner shall convey marketable title to the Unit by Statutory Warranty Deed, pay the excise tax and provide standard coverage title insurance, with other closing costs being allocated in the usual manner in the county in which the Condominium is located, unless otherwise agreed. If the Other Owner does not agree to purchase the Unit as provided above, the Offering Owner shall, subject to a further right of first refusal as provided below, be free to sell the Unit to a third party for six months after the end of the ten (10) day period. If the Offering Owner enters into a bona fide agreement to sell the Unit within the six month period to a third party, the Offering Owner shall first offer to sell the Unit to Other Owner at the same sales price, who shall have ten (lO) days in which to accept the offer. If the offer is accepted by the Other Owner, the Offering Owner shall be obligated to sell the Unit to the Other Owner at the price specified in the agreement and the sale shall close in the manner provided above. Article 9. OWNERS ASSOCIATION. Section 9.1 Form of Association. The Owners of Units shall constitute an owners association to be known as Lakeshore Landing Owners Association. The Association shall be a nonprofit corporation formed under the laws of the State of Washington. It will be governed by a board of directors, elected by the Owners as provided in the Bylaws. The rights and duties of the Board and of the Association shall be governed by the provisions of the Condominium Act, this Declaration and the Bylaws. Section 9.2 Bylaws. The Board will adopt Bylaws to supplement this Declaration and to provide for the administration of the Association and for other purposes not inconsistent with the Condominium Act or this Declaration. The Board shall act reasonably in making all determinations, exercising discretion, granting or withholding consent, or taking any action on behalf of the Association or the Unit Owners. Section 9.3 Qualification and Transfer. Each Owner of a Unit shall be a member of the Association and shall be entitled to one membership for each Unit owned, which membership shall be considered appurtenant to that member's Unit. Ownership of a Unit shall be the sole qualification for membership in the Association. A membership shall not be transferred in any way except upon the transfer of title to the Unit and then only to the transferee of title to the Unit. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Unit shall operate automatically to transfer the membership in the Association to the new Owner. Section 9.4 Powers of the Association. Although it is not expected that the Association will have any significant responsibilities under this Declaration, the Association shall have those powers specified in the Act and any other powers necessary and proper for the governance and operation of the Association. -8- 06119/062:27 PM S059OO11 I Section 9.5 Arbitration. If any Owner or Board member makes a proposal to exercise any of the Association's powers as detailed above (at a regular or special meeting or by written notice to the other Owners) which the other Owner or Board members will not accede to (whether by action or inaction), and such impasse continues for a period of thirty (30) days after written notice from it or them (the "Instigator(s)") to the other(s) (the "Recipient(s)") that such an impasse exists, specifying in detail how the Instigator(s) propose to resolve the impasse, and that the Instigator(s) intend to invoke the arbitration right set forth herein, the impasse shall be resolved by arbitration in accordance with this Section. 9.5.1 Choice of Arbitrator. If the impasse is not resolved within such thirty (30) day period, then within ten (10) days thereafter the Instigator(s) may advise the Recipient(s) in writing of the name and address of the Instigator(s) arbitrator. The arbitrator must be an attorney or professional property manager with at least 10 years of experience, and at least 5 years of experience with mixed-use condominiums. Within ten (10) days after receipt of such notice from the Instigator(s) designating their arbitrator, the Recipient(s) shall give notice to the Instigator(s), specifying the name and address of the person designated by Recipient(s) to act as arbitrator on their behalf who shall be similarly qualified. If Recipient(s) fail to notify the Instigator(s) of the appointment of their arbitrator, within or by the time above specified, then the arbitrator appointed by Instigator(s) shall be the arbitrator to determine the issue. The duty of the arbitrators shall be to resolve the impasse using the arbitrators' best business judgment, making fair and reasonable decision between any conflicting interests of all of the Unit Owners, giving due consideration to the purposes of this Declaration. If more than one arbitrator is so chosen, they shall meet within ten (10) days after the second arbitrator is appointed and attempt to resolve the impasse between them. They shall issue their decision in writing to all Owners. If within ten (10) days after such first meeting the arbitrators shall be unable to agree promptly upon resolution, they, themselves, shall appoint another arbitrator (the "Deciding Arbitrator"), who shall be a competent and impartial person with the same qualifications required of the other arbitrators. If they are unable to agree upon such appointment within five (5) business days after expiration of said ten (10) day period, the Deciding Arbitrator shall be selected by the parties themselves, if they can agree thereon, within a further period of ten (10) days. If the parties do not so agree, then either party, on behalf of both, may request appointment of the Deciding Arbitrator by the then presiding judge of King County Superior Court (the "Judge") acting in his or her private nonjudicial capacity, and the other party shall not raise any question as to such Judge's full power and jurisdiction to entertain the application for and make the appointment, and the parties agree to indemnify and hold the Judge fully and completely harmless from and against all claims arising out of the Judge's appointment of an arbitrator. The arbitrators so appointed or selected shall resolve the impasse in accordance with the procedure set forth in the immediately following subsection. 06/19/062:27 PM $0590011 I -9- 9.5.2 Role of Deciding Arbitrator. Where the issue cannot be resolved by agreement between the arbitrators appointed by the Owners (or settlement between the parties during the course of arbitration) the issue shall be resolved in accordance with the following procedure. The two arbitrators selected by the parties shall state in writing their proposed resolution supported by the reasons therefore with counterpart copies to each party. The arbitrators shall arrange for a simultaneous exchange of such proposed resolutions. The role of the Deciding Arbitrator shall be to select which of the proposed resolutions best and most fairly resolves the impasse, and/or to fashion a compromise resolution incorporating aspects of each party's proposal. In so doing, the Deciding Arbitrator shall be guided by the overriding principles stated in the recitals to this Declaration. In particular, if the arbitration involves approval of the budget of the Association, the Arbitrator shall resolve all ambiguities, and all issues on which reasonable minds might differ, in favor of ensuring that the Association raises sufficient funds to maintain the Project in a first class condition in accordance with the requirements of this Declaration. 9.5.3 Failure of Arbitrator to Act. In the event of a failure, refusal or inability of any arbitrator to act, his or her successor shall be appointed by him, but in the case of the Third Arbitrator, his or her successor shall be appointed in the same manner as provided for appointment of the Third Arbitrator. The Third Arbitrator shall decide the issue as outlined in subsection 8.8.2 above within ten (10) business days after the appointment of the Third Arbitrator. 9.5.4 Costs. Each Party to the arbitration shall pay the fee and expenses of the arbitrators and experts retained by them, and shall each pay one half of the fee and expense of any Third Arbitrator. 9.5.5 Use of Experts. The arbitrators shall have the right to consult experts and competent authorities, but any such consultation shall be made in the presence of both parties with full right on their part to cross-examine. 9.5.6 Final and Binding Nature of Arbitration. Any decision of the arbitrator or arbitrators made in accordance with this Section 8.8 shall be final and binding on the Owners, except that any Owner may seek judicial recourse with respect to any decision of the arbitrators which is outside the bounds of the authority delineated in subsection 8.8.7 below; provided however, that any such recourse shall be deemed waived if an action is not filed within thirty (30) days of the final arbitration award. 9.5.7 Limits on Scope of Arbitration. The arbitrators shall have no power to render a decision that amends or which has the effect of amending this Declaration (either directly or indirectly), or excuse compliance with its provisions, or to override any provision which requires the consent of a specific Unit Owner as to an action which directly and materially affects that Owner's specific Unit. The arbitrators shall have the power to order -10- 06/19/062:27 PM 50590011 1 injunctive and other equitable relief. No arbitration shaH have the ability to permit the Association or the Board or the Owners to refuse to comply with any mandatory provision of this Declaration (as opposed to permissive provisions). Arbitration is not mandatory for any dispute which involves a failure to pay Assessments.. The commencement or pendency of an arbitration shaH not act to stay or supersede any judicial action to enforce the provisions of this Declaration. Article 10. ASSESSMENTS AND REIMBURSEMENTS. Since each Owner will be responsible for the costs of construction, operation, maintenance, repair, replacement and insurance of the improvements within the Owner's Unit, it is not expected that the Association will have any significant expenses. Nevertheless, certain expenses paid by the Owner of the Residential Unit also benefit the Commercial Unit and are subject to a reimbursement obligation collectible by the Residential Unit Owner in the same manner as the Association has the right to collect Assessments provided in Article 11. As provided in Section 8.3, the Owner of the Commercial Unit is obligated to reimburse the Owner of the Residential Unit for all costs relating to Exclusive Easement Areas and a prorate share of costs relating to the Nonexclusive Easement Areas. In addition, the Owner of the Commercial Unit shall be obligated to reimburse the Owner of the Residential Unit for the foHowing: (a) a prorate share (based on Common Expense Liability) for the cost of (a) testing, operating, maintaining, repairing and replacing the portion of the fire life safety system serving both Units; (b) __ % of the cost of maintenance, repair and replacement of the roof of the building in which the Commercial Unit is located; (c) any utility costs paid by the Owner of the Residential Unit that benefit the Commercial Unit, such as water, sewer, trash collection. Such utility costs shall be allocated based on usage or other commercially reasonable manner. The cost of any insurance obtained by the Association or by the Owner of the Residential Unit for an Exclusive or Nonexclusive Easement Area shaH be allocated to the Unit Owners in accordance with risk, as determined by the Board, and assessed to the Owners as a Specially Allocated Expense or reimbursed by the Owner of the Commercial Unit. Any disputes concerning Assessments or Reimbursements are subject to arbitration, as provided in Section 9.5. Article 11. LIEN AND COLLECTION OF ASSESSMENTS. Section 11.1 Assessments Are a Lien: Priority. The Association shall have a lien on each Unit for any unpaid Assessment levied against a Unit from the time the Assessment is due. A lien under this Article shall be prior to all other liens and encumbrances on a Unit except: (a) liens and encumbrances recorded before the recording of this Declaration; (b) a Mortgage on the Unit recorded before the date on which the Assessment sought to be enforced became delinquent; and (c) liens for real property taxes and other governmental -11- 06/191062:27 PM 50590011.1 assessments or charges against the Unit. Recording of this Declaration constitutes record notice and perfection of the lien for Assessments; however, the Association may record a notice of claim of lien for Assessments in the real property records of the county in which the Condominium is located. Section 11.2 Lien May be Foreclosed: Judicial Foreclosure. The lien arising under this Article may be enforced judicially by the Association or its authorized representative in the manner set forth in RCW 61.12. The Association or its authorized representative shall have the power to purchase the Unit at the foreclosure sale and to acquire, hold, lease, mortgage, or convey the same. Upon an express waiver in the complaint of any right to a deficiency judgment in a judicial foreclosure action, the period of redemption shall be eight months. Nothing in this Section shall prohibit the Association from taking a deed in lieu of foreclosure. The holder of a Mortgage or other purchaser of a Unit who obtains the right of possession of a Unit through foreclosure shall not be liable for any Assessments or installments thereof that became due prior to such right of possession. Such unpaid Assessments shall be deemed to be Common Expenses collectible from all the Owners, including such Mortgagee or other purchaser of the Unit. Foreclosure of a Mortgage does not relieve the prior Owner of personal liability for Assessments accruing against the Unit prior to the date of such sale. Section 11.3 Assessments Are Personal Obligations. In addition to constituting a lien on the Unit, all sums assessed by the Association chargeable to any Unit, including all charges provided in this Article, shall be the personal obligation of the Owner of the Unit when the Assessments are made. Suit to recover personal judgment for any delinquent Assessments shall be maintainable without foreclosing or waiving the liens securing them. Section 11.4 Extinguishment of Lien and Personal Liability. A lien for unpaid Assessments and the personal liability for payment of Assessments is extinguished unless proceedings to enforce the lien or collect the debt are instituted within three years after the amount of the Assessments sought to be recovered becomes due. Section 11.5 loint and Several Liability. In addition to constituting a lien on the Unit, each Assessment shall be the joint and several obligation of the Owner or Owners of the Unit to which the same are assessed as of the time the Assessment is due, provided, however, that no member of a limited liability company or limited partner of a limited partnership that is an Owner shall have liability as to that Owner's obligation. In a voluntary conveyance, the grantee of a Unit shall be jointly and severally liable with the grantor for all unpaid Assessments against the grantor up to the time of the grantor's conveyance, without prejudice to the grantee's right to recover from the grantor the amounts paid by the grantee therefor. Suit to recover a personal judgment for any delinquent Assessment shall be maintainable in any court of competent jurisdiction without foreclosing or waving the lien securing such sums. 061\91062:27 PM 50590011 I -12- Section 11.6 Late Charges and Interest on Delinquent Assessments. The Association may from time to time establish reasonable late charges and a rate of interest to be charged on all subsequent delinquent Assessments or installments thereof. In the absence of another established non usurious rate, delinquent Assessments shall bear interest from the date of delinquency at the maximum rate permitted under RCW 19.52.020 on the date on which the Assessments became delinquent. Section 11.7 Recovery of Attorneys' Fees and Costs. The Association shall be entitled to recover any costs and reasonable attorneys' fees incurred in connection with the collection of delinquent Assessments, whether or not such collection activities result in suit being commenced or prosecuted to judgment. In addition, the Association shall be entitled to recover costs and reasonable attorneys' fees if it prevails on appeal and in the enforcement of ajudgment. Section 11.8 Remedies Cumulative. The remedies provided herein are cumulative and the Board may pursue them, and any other remedies which may be available under law although not expressed herein, either concurrently or in any order. Article 12. FAILURE OF BOARD TO INSIST ON STRICT PERFORMANCE NO WAIVER. The failure of the Board in any instance to insist upon the strict compliance with this Declaration or the Bylaws or rules and regulations of the Association, or to exercise any right contained in such documents, or to serve any notice or to institute any action, shall not be construed as a waiver or a relinquishment for the future of any term, covenant, condition, or restriction. The receipt by the Board of payment of an Assessment from an owner, with knowledge of a breach by the Owner, shall not be a waiver of the breach. No waiver by the Board of any requirement shall be effective unless expressed in writing and signed for the Board. This Article also extends to the Declarant. Article 13. LIMITATION OF LIABILITY. So long as a Board member, Association committee member, Association officer, or the Declarant has acted in good faith, without willful or intentional misconduct, upon the basis of such information as is then possessed by such person, no such person shall be personally liable to any owner, or to any other person, including the Association, for any damage, loss, or prejudice suffered or claimed on account of any act, omission, error, or negligence of such person. 06119/062:27 PM 50S90011,1 -13- Article 14. INDEMNIFICATION. Each Board member, Association committee member, Association officer, and the Declarant shall be indemnified by the Association against all expenses and liabilities, including attorneys fees, reasonably incurred by or imposed in connection with any proceeding to which such person may be a party, or in which such person may become involved, by reason of holding or having held such position, or any settlement thereof, whether or not such person holds such position at the time such expenses or liabilities are incurred, except to the extent such expenses and liabilities are covered by any type of insurance and except in such cases wherein such person is adjudged guilty of willful misfeasance in the performance of such person's duties; provided, that in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being for the best interests of the Association. Article 15. INSURANCE Section 15.1 General Requirements. Each Owner (at such Owner's sole cost and expense except as otherwise provided herein) shall maintain insurance as provided in this Article with respect to the Owner's Unit, Exclusive Easement Areas benefiting the Owner's Unit and Nonexclusive Easement Areas within the Owner's Unit (including all improvements within the Unit, Exclusive Easement Areas and Nonexclusive Easement Areas) in lieu of the Association's maintaining such insurance; provided, that with the unanimous consent of the Owners, the Association shall instead maintain all or part of the insurance provided in the remainder of this Article, in which event (a) each Unit Owner appoints the Association, or any insurance trustee or successor trustee designated by the Association, as attorney-in-fact for the purpose of purchasing and maintaining such insurance, including the collection and appropriate disposition of the proceeds thereof, the negotiation of losses and execution of releases of liability, the execution of all documents and the performance of all other acts necessary to accomplish such purposes and (b) the Board shall review at least annually the adequacy of the Association's insurance coverage. All insurance shall be obtained from insurance carriers that are generally acceptable for similar projects, authorized to do business in the state of Washington and have an A.M. Best rating of "A" or better, or, if such rating company ceases to exist, a comparable rating from a similar or successor entity. All such insurance policies shall provide that coverage may not be cancelled or substantially modified (including cancellation for nonpayment of premium) without at least 30 days' prior written notice to any and all insureds named therein, including owners, Mortgagees, and designated servicers of Mortgagees. If any insurance required by this Section is obtained by the Unit Owners and not the Association, each Owner shall furnish evidence to the other Owner that such insurance is in effect. 061191062:27 PM S0590011 I -14- Section 15.2 Insurance for Units. Each Owner shall obtain and maintain property insurance, liability insurance, and such other insurance as the Board deems advisable. All insurance shall be obtained from insurance carriers that are generally acceptable for similar properties and authorized to do business in the state of Washington. Each Owner shall furnish the Association and the other Owner with proof of insurance upon request. 15.2.1 The property insurance maintained by each Owner shall, at the minimum, provide all risk or special cause of loss coverage in an amount equal to the full replacement cost of the improvements within the Owner's Unit, with such reasonable deductibles and exclusions from coverage as the Board may from time to time approve or by rule or regulation establish. The property insurance shall include a code endorsement and such other endorsements or coverages as the Board may from time to time approve or by rule or regulation establish, and shall name the Association and the Owner of the other Unit as additional insureds. 15.2.2 The liability insurance coverage maintained by each Owner shall cover liability of the insureds for property damage and bodily injury and death of persons arising out of the operation, maintenance, and use of the Unit and such other risks as are customarily covered for similar properties with a limit of liability of at least $10,000,000 and shall name the Association and the Owner of the other Unit as additional insureds. 15.2.3 Any portion of improvements within the Condominium for which insurance is required under this Article which is damaged or destroyed shall be repaired or replaced promptly by the Owner pursuant to Section 15.3 unless the Condominium is terminated or repair or replacement would be illegal under any state or local health or safety statute or ordinance. 15.2.4 Any property insurance required to be maintained or actually maintained by an Owner relating to the Owner's Unit or its appurtenances or contents shall contain a waiver of subrogation by the insurer as to any and all claims against the Association, the Owner of any Unit, and/or their respective agents, members of the Owner's household, employees, or lessees, and of any defenses based upon co-insurance or upon invalidity arising from the acts of the insured. Section 15.3 Use of Insurance Proceeds. Any portion of the Condominium for which insurance is required under this Article which is damaged or destroyed shall be repaired or replaced promptly pursuant to Article 16 unless: (a) the Condominium is terminated; (b) repair or replacement would be illegal under any state or local health or safety statute or ordinance; or (c) all Owners vote not to rebuild. If all of the damaged or destroyed portions of the Condominium are not repaired or replaced: (i) the insurance proceeds attributable to the damaged portions of the Condominium shall be used to restore the damaged area to a condition compatible with the remainder of the Condominium; and (ii) the insurance -15- 06/19/062:27 PM 50590011 1 proceeds attributable to improvements which are not rebuilt shall be distributed to the Owners of those improvements, or to lienholders, as their interests may appear. Notwithstanding the provisions of this Section, Article 20 governs the distribution of insurance proceeds if the Condominium is terminated. Article 16. DAMAGE AND REPAIR OR DAMAGE TO PROPERTY. In the event of damage or destruction by casualty of any improvements within the Condominium, the damage or destruction shall be repaired, reconstructed or rebuilt unless, within 15 business days of such damage or destruction, the Board or a Unit Owner shall have requested a special meeting of the Association. Such special meeting shall be held within 30 days of the date of damage or destruction, unless the Board determines it is necessary or appropriate to extend the time for the meeting. At the time of such meeting, unless the Owners of both Units, whether in person, by writing or by proxy, with the approval of their Mortgagees, vote not to repair, reconstruct or rebuild the damaged property or vote otherwise to modify the improvements so that each Unit may continue be used for its intended purpose, the damage or destruction shall be repaired, reconstructed or rebuilt or otherwise modified by the Owner or Owners responsible for the maintenance, repair or replacement thereof, as provided in Section 8.3 and Section 15.2.3. If the damage or destruction is not repaired, reconstructed or rebuilt or otherwise modified and if the improvements within either of the Units cannot be used for its intended purpose, the Condominium shall be terminated. Article 17. CONDEMNATION. Section 17.1 Consequences of Condemnation: Notices. If any Unit or portion thereof is made the subject matter of any condemnation or eminent domain proceeding or is otherwise sought to be acquired by a condemning authority, notice of the proceeding or proposed acquisition shall promptly be given to each Owner and Mortgagee and the provisions of this Article shall apply. Section 17.2 Condemnation of a Unit. If a Unit is acquired by condemnation, the award must compensate the Owner for the Owner's Unit and its interest in the Condominium. The proceeds from the condemnation of a Unit shall be paid to the Owner or lienholder of the Unit, as their interests may appear; provided, however, if the Garage Unit is condemned and improvements within a Unit are deprived of vertical support, the Owner of that Unit shall be entitled to assert a claim for any damage to the Unit resulting therefrom. Upon acquisition, unless the decree otherwise provides, that Unit's Allocated Interests are automatically reallocated to the remaining Units in proportion to the respective Allocated Interests of those Units before the taking, and the Association shall promptly prepare, execute, and record an amendment to this Declaration reflecting the reallocations. -16- 06/19/06 2:27 PM 50590011.1 Section 17.3 Condemnation of Part of a Unit. If part of a Unit is acquired by condemnation, the award must compensate the Unit Owner for the reduction in value of the Unit and its appurtenant interest in the Condominium. The proceeds from the condemnation awarded to the Unit Owner shall be paid to the Owner or lienholders of the Unit, as their interests may appear. Upon acquisition, unless the decree otherwise provides: (a) that Unit's Allocated Interests are reduced in proportion to the reduction in the size of the Unit; and (b) the portion of the Allocated Interests divested from the partially acquired Unit are automatically reallocated to that Unit and the remaining Units in proportion to the respective Allocated Interests of those Units before the taking, with the partially acquired unit participating in the reallocation on the basis of its reduced Allocated Interests. Section 17.4 Reconstruction and Repair. Any reconstruction and repair necessitated by condemnation shall be governed by the procedures specified in Section 15.3. Article 18. EASEMENTS AND ENCROACHMENTS. Section 18.1 General Easements. Each Unit has an easement in and through each other Unit for all support elements and utility, wiring, plumbing, heating and air conditioning, and service elements, and for reasonable access thereto, as required to effectuate and continue the proper operation of the Unit and its Exclusive Easement Areas and Nonexclusive Easement Areas. Section 18.2 Exclusive Easement Areas. The Commercial Unit shall have an exclusive easement to use the portion of the garage shown as Commercial Parking on the Survey Map and Plans for parking relating to the use of the Commercial Unit. Section 18.3 Nonexclusive Easement Areas. The Commercial Unit shall have a nonexclusive easement to use the following portions of the Residential Unit, shown as Nonexclusive Residential Easement Areas on the Survey Map and Plans: 18.3.1 The portion of the driveway from the public street to the garage and drive aisle within the garage necessary for access to the Commercial Unit's parking area; 18.3.2 The walkway from the public street to the Commercial Unit; and 18.3.3 The trash collection facility for the Condominium. Section 18.4 Access to Easement Areas. The exclusive and nonexclusive easement rights provided in Section 18.2 and Section 18.3 shall include a right of the Owner of each 061191062:27 PM ~OS90(11 1.1 -17- Unit to reasonable access through the other Unit to the Exclusive Easement Areas and Nonexclusive Easement Areas appurtenant to the Owner's Unit. Section 18.5 Encroachments. To the extent not provided by the definition of "Unit" in this Declaration and in the Condominium Act, each Unit is hereby declared to have an easement over all adjoining Units for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction, reconstruction, repairs, settlement, shifting, or movement of any portion of the property, or any other similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching Units so long as the encroachments shall exist, and the rights and obligations of Owners shall not be altered in any way by the encroachment; provided, however, that in no event shall a valid easement for encroachment be created in favor of a Unit if the encroachment was caused with the deliberate knowledge or by gross negligence ofthe Owner. The encroachments described in this Section shall not be construed to be encumbrances affecting the marketability of title to any Unit. Article 19. AMENDMENT OF DECLARATION SURVEY MAP AND PLANS, ARTICLES OR BYLAWS. The Declaration, the Survey Map and Plans, the Articles and the Bylaws may be amended only with the approval of Owners of both Units and all Eligible Mortgagees. An Owner or a Board member may propose amendments to this Declaration or the Survey Map and Plans, the Articles or the Bylaws to the Board. With the approval of the Board, the proposed amendment shall be submitted to the Owners for their consideration. Amendments may be adopted at a meeting of the Association or by written consent. The notice of a meeting at which an amendment is to be considered shall include the text of the proposed amendment. Upon the adoption of an amendment to the Declaration or the Survey Map and Plans, it shall become effective when it is recorded or filed in the real property records in the county in which the Condominium is located. The amendment shall be indexed in the name of the Condominium and shall contain a cross-reference by recording number to the Declaration and each previously recorded amendment thereto. Such amendments shall be prepared, executed, recorded and certified on behalf of the Association by any officer of the Association designated for that purpose or, in the absence of designation, by the president of the Association. No action to challenge the validity of an amendment adopted by the Association pursuant to this Article may be brought more than one year after the amendment is recorded. An amendment to the Articles shall be effective upon filing the amendment with the Secretary of State. An amendment to the Bylaws shall be effective upon adoption. Article 20. TERMINATION OF CONDOMINIUM. 061191062:27 PM SOS900II,1 -18- The Condominium may be tenninated only with the agreement of the Owners of both Units and all Eligible Mortgagees. Unless otherwise agreed by the Owners, the Condominium Act shall govern the distribution of proceeds from the sale of property within the Condominium upon termination. Article 21. NOTICES. Section 21.1 Form and Deliverv of Notice. Unless provided otherwise in this Declaration, all notices given under the provisions of this Declaration or the Bylaws or rules or regulations of the Association shall be in writing and may be delivered either personally or by mail. If delivery is made by mail, the notice shall be deemed to have been delivered upon being deposited in the United States mail, first class, postage prepaid, addressed to the person entitled to such notice at the most recent address known to the Board. Notice to the Owner of any Unit shall be sufficient if mailed to the Unit if no other mailing address has been given to the Board. Mailing addresses may be changed by notice in writing to the Board. Notices to the Board shall be given to the president or secretary of the Association. Section 21.2 Notices to Eligible Mortgagees. An Eligible Mortgagee is a Mortgagee that has filed with the secretary of the Board a written request that it be given copies of the notices listed below. The request must state the name and address of the Eligible Mortgagee and identify the Unit on which it has (or insures or guarantees) a Mortgage. Until such time thereafter that the Eligible Mortgagee withdraws the request or the Mortgage held, insured or guaranteed by the Eligible Mortgagee is satisfied, the Board shall send to the Eligible Mortgagee timely written notice of (a) any proposed amendment of the Declaration or Survey Map and Plans effecting a change in (i) the boundaries of any Unit, (ii) the easement rights, if any, appertaining to any Unit, (iii) the interest in the Common Elements or the liability for Common Expenses of any Unit, (iv) the number of votes in the Association allocated to any Unit, or (v) the purposes to which a Unit or the Common Elements or Limited Common Elements are restricted; (b) any proposed termination of condominium status, transfer of any part of the Common Elements, or termination of professional management of the Condominium; (c) any condemnation loss or casualty loss that affects a material portion of the Condominium or that affects any Unit on which an Eligible Mortgagee has a first Mortgage; (d) any delinquency which has continued for 60 days in the payment of Assessments or charges owed by an Owner of a Unit on which an Eligible Mortgagee had a Mortgage; (e) any lapse, cancellation, or material modification of any insurance policy maintained by the Association pursuant to Section 15.1; (f) any proposed action that would require the consent of Eligible Mortgagees pursuant to this Declaration. Article 22. SEVERABILITY. 06119/06 2:27 PM SOS9001l.! -19- The provisions of this Declaration shall be independent and severable, and the unenforceability of anyone provision shall not affect the enforceability of any other provision, if the remaining provision or provisions comply with the Condominium Act. Article 23. EFFECTIVE DATE. This Declaration shall take effect upon recording. Article 24. REFERENCE TO SURVEY MAP AND PLANS. The Survey Map and Plans were filed with the Auditor of Snohomish County, Washington, simultaneously with the recording of this Declaration under File No. __________ , in Volume ___ of Condominiums, pages _ through_. Article 25. ASSIGNMENT BY DECLARANT. The Declarant reserves the right to assign, transfer, sell, lease, or rent all or a portion of the property then owned by it and reserves the right to assign all or any of its rights, duties, and obligations created under this Declaration. DATED: ______________ , ___ XDECLARANT, a Washington limited liability company By Its: STATE OF WASHINGTON ss. COUNTYOF ________ _ I certify that I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that said person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as the of XDECLARANT, a Washington limited -20- 06/19/06 n7 PM S0590(1).1 liability company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated this __ day of ________ , __ _ 06119/062:27 PM 50590011.1 (Signature of Notary) (Legibly Print or Stamp Name of Notary) Notary public in and for the state of Washington, residing at ______________ _ My appointment expires _________ _ -21- 06/19/06227 PM 50590011 1 SCHEDULE A LAKESHORE LANDING, A CONDOMINIUM Description of Land in Condominium Unit Commercial Residential Total: 1/ See Survey Map and Plans. 2/ Surface area of each Unit. 06/19/06 n7PM 50590011 ] SCHEDULEB LAKESHORE LANDING, A CONDOMINIUM Unit Data; Allocated Interests Level(s)1 Unit Declared Allocated J Areal! Value Interests $ % $ % $ 100% Bedroom (BR) Bathroom (BA) Fireplace (F) BA _BR, I BA F j Printed: 06-22-2006 Payment Made: :ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA06-077 06/22/2006 10:26 AM Receipt Number: Total Payment: 1,000.00 Payee: FF DEVELOPMENT LP Current Payment Made to the Following Items: Trans Account Code Description Amount 5020 000.345.81.00.0017 Site Plan Approval 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check #183727 1,000.00 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 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 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0603139